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Home My WebLink About20230992 140 Grand Demo & Construction Presentation OverviewDear Members of the Historic Design Review Board, I am presenting a case for the approval of the demolition of the middle section of the historic property located at 140 Grand Ave, Saratoga Springs, NY 12866. This decision has not been arrived at lightly, and I assure you that it is backed by substantial evidence pointing to the impracticality and unsafe conditions of the current structure. Below are the key points supporting this case: 1.Marketability Challenges:The property's extended listing period of nearly two years before my purchase highlights significant difficulties in finding a buyer, suggesting that the extensive restoration required deterred potential buyers, underscoring the building's impracticality for rehabilitation. 2.Structural Deficiencies Noted by a Licensed Structural Engineer:A comprehensive evaluation by a Licensed Structural Engineer revealed severe structural issues, including extensive wood decay in the wall and roof framing, undersized framing members, and highly unconventional and unsound wall framing practices. These issues significantly compromise the building's structural integrity. 3.Water Intrusion:The property experiences extensive water intrusion, with leaking observed at the roofs, window sills, and a waterlogged spray-foamed ceiling. This has led to moisture being retained at high levels within the framing, walls, and roof sheathing and rafters, exacerbating the wood decay and further compromising the structural integrity of the building. 4.Mold Presence:Mold presence has been confirmed through tests conducted on the ceiling and walls, indicating the severity of the moisture problem. This not only poses significant health risks but also highlights the critical need to address the building's compromised condition. 5.Chimney Failures:The chimney exhibits significant disrepair, including compromised flashing, deteriorated brick, broken mortar bonds, and damaged stucco covering. A missing support leg at the chimney's base on the first floor further underscores the urgency of addressing these structural concerns. 6.Window Failures and Misalignment:The replacement vinyl windows, aside from not aligning with the Greek Revival style, suffer from multiple installation flaws. These include visible water damage, compromised window framing lacking essential components like headers, jacks, kings, and cripples, and improper bearing of point loads on the window frames, especially noticeable on first-floor windows. These issues not only detract from the building's aesthetic integrity but also highlight the compromised structural integrity of the window installations. 7.Structural Framing and Bearing Walls Concerns:The property's structural framing and bearing walls exhibit critical failures, including cracked joists, a notched beam at every joist connection, and a beam improperly bearing on a notched stud. The construction of bearing walls with misaligned pieces and non-continuous point loads further underscores the building's precarious state. 8.Infeasibility of Retention:The poor craftsmanship, significant wood decay, and deviations from the original Greek Revival architectural style make retaining the building in its current form impractical. The building's state deviates significantly from historical accuracy and structural soundness, making any attempts to preserve it as-is insincere and merely a concealment of underlying issues. 9.Infeasibility of Relocation:Given the extensive structural and integrity issues, relocating the building would be impractical. The significant alterations and damage to the original architecture and structure render such an effort unfeasible, further complicating the preservation of its historical essence. In light of these findings, the proposed demolition of the middle section of the building is presented as a necessary measure to address the extensive and irremediable structural issues, ensuring safety, and paving the way for a restoration that respects the historical significance of the property while adhering to contemporary standards of safety and integrity. I respectfully request the Board's consideration and approval for this demolition, committed to a restoration process that honors the historical value of the property and the architectural heritage of Saratoga Springs. Sincerely, Joseph Snyder GRAND AVE LEGEND: s 04 °46'25" w 99.50' 2.!' OVER 0 0 [I,/ I I X CONC. WALK 50.00' \ ' 2 STORY HOUSE NO. 140 AREA: 4,975 SQ. FT. °' "2 STORY HOUSE � / 9i o.; V V V V V LANDS N/F OF J & A, LLC BK. 1543, PG. 311 /Rf x SECTION 165.66 BLOCK 2 LOT 71 X C/Rf \ S 85°1J'J5" E 50.00' x.,_ ______________ ""'4lx LI � I CHAIN LINK FENCE I -IX--X-X· -X- _ J i ��I I I I. 10 I� LANDS N/F OF MARLENE ANN GASSER 1 BK. 1609, PG.173 I I � I I SECTION 165.66 BLOCK 2 LOT 63 I i 11 I --.....__..___...J.I -----:-;--;:;::;:;;�--;;;-----;:c;;-;;""fi�::::::::::::_""":;:::::_-_::_::_-_::_::_::_::_::_::_-_:_:_:_:_:_:_-_:_:_::_::_::_::_::_::�_...,J::--�--�N. 85"13'35,_"_.W..__ 50.QP' COBB ALLEY !Rf <V MAP REFERENCES: 1."MAP OF VILLAGE LOTS LAID OUT AT SARATOGA SPRINGS FOR J. ELLSWORTH, DA TED JUNE 3, 1838 AND FILED IN THE SARATOGA COUNTY CLERKS OFFICE. 2. MAP OF LANDS FOR GEORGE GASSER SITUATE AT BEEKMAN STREET AND COBB ALLEY, PREPARED BY THOMPSON & FLEMING LAND SURVEYORS, DATED NOV. 22, 2006, JOB NO, S06-189.11 GENERAL NOTES: NORTH ORIENTED TO MAP REFERENCE NO. 2. UNAUTHORIZED ALTERATION OR ADDITION TO A SURVEY MAP BEARING A LICENSED LAND SURVEYOR'S SEAL IS A VIOLATION OF SECTION 7209, SUBDIVISION 2 OF THE NEW YORK STATE EDUCATION LAW. ONLY COPIES FROM THE ORIGINAL OF THIS SURVEY MARKED WITH AN ORIGINAL OF THE LAND SURVEYOR'S INKED SEAL OR HIS EMBOSSED SEAL SHALL BE CONSIDERED TO BE VALID TRUE COPIES. 20 20 SCALE IN FEET 1n=20' TAX PARCEL NUMBER: CITY OF SARATOGA, SARATOGA COUNTY, NEW YORK SEC. 165.66 -BLK. 2 -PARCEL 72 DEED REFERENCES: 1.JAMES E. COKER TO JOSEPH J. SNYDER, DA TED APRIL 27, 2022 AND RECORDED IN THE SARA TOGA COUNTY CLERKS OFFICE IN INSTRUMENT 2022014969 140 GRAND AVENUE PROPERTY BOUNDARY SURVEY OF THE LANDS OF JOSEPH J. SNYDER C/Rf 0 C/RS 0 !Rf 0 /Pf 0 NON TRANS. □LP [] 1W .. -0- H'ITJ Q -OH- £1,( □ GN □ SURVEYED FROM RECORD DESCRIPTION AND AS IN POSSESSION. SUBJECT TO COVENANTS, EASEMENTS, RESTRICTIONS, CONDITIONS AND AGREEMENTS OF RECORD. z.,__ _______________________ _ Q CITY OF SARATOGA SPRINGS SARATOGA COUNTY, N.Y. SURVEY SUBJECT TO ANY RIGHT, TITLE OR INTEREST THE PUBLIC MAY HAVE FOR HIGHWAY USE. SURVEY SHOWN IS SUBJECT TO ANY SUBSURFACE CONDITIONS THAT MAY EXIST, IF ANY. Drawing Name: Z: \PROJEClS\2022\22-3233\dwg\22-32.33.dwg Xref■ Attached: Dato Printed: Sop 14, 2022. 11:32am en.,__ _______________________ _ cf; SCALE: 1"=20' SEPTEMBER 13, 2022 0:::1----------------------------1 DRAWN BY: VPA PROJECT NO: 22-3233 AUSFELD & WALDRUFF LAND SURVEYORS LLP 323 CLINTON STREET, SCHENECTADY NY PHONE: (518) 346-1595 FAX:(518)770-1655 CAPPED IRON ROD FOUND CAPPED IRON ROD SET IRON ROD FOUND IRON PIPE FOUND MONUMENT FOUND ELECTRIC TRANSFORMER LIGHT POLE WATER VALVE UTILITY POLE HYDRANT OVERHEAD WIRES ELECTRIC METER GAS METER VINCENT P. AUSFELD P.L.S. LICENSE #049597 www.awlsllp.com Appendix A: Site Survey for 140 Grand Ave 3 1. Marketability Challenges The seller of 140 Grand Ave, Saratoga Springs, NY 12866 first listed the home for sale in July 2020 (using Julie & Co Realty, LLC). This listing was taken down in October 2021 and then relisted in December 2021 at a reduced price where it remained on the market until I closed on it in April 2022. It is important to note that during this time many homes were selling fast and for over their list price. It seems highly likely that potential buyers were deterred by the extensive restoration required to return the building to a livable condition. The image below is the listing history from the MLS. 2. Structural Deficiencies Noted by a Licensed Structural Engineer A comprehensive evaluation by a Licensed Structural Engineer (Nolan Engineering PLLC) revealed severe structural issues, including extensive wood decay in the wall and roof framing, undersized framing members, and highly unconventional and unsound wall framing practices. These issues significantly compromise the building's structural integrity. It was specifically recommended by Nolan Engineering to demo the middle and rebuild it on the foundation due to the level water damage and structural inadequacy.