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HomeMy WebLinkAbout20240464 33-35 Caroline Demo Narrative33 — 35 CAROILINE STREET — PROJECT NARRATIVE A. INTRODUCTION: The property that is the subject of this application is 33 and 35 Carloine Street, Saratoga Springs NY, identified as three separate Tax Parcels Id: 165.60-2-27, 28 and 29 (the "Property"). The Property is approximately 9,962 square feet (.15 acre) on the north side of Caroline Street at the intersection with Pavilion Place within the Urban Core ("UC") zoning district, as well as the Architectural Review Overlay District. 33 Caroline is commonly known and occupied by D'Andrea's Pizza and 35 Caroline is commonly known as and occupied by Union Coach Works. The Property is currently improved by two single -story commercial buildings, which were built in approximately 1954 (33 Caroline) and 1978 (35 Caroline). Oldest Lighthouse, LLC (the "Applicant") is currently under contract to purchase the Property from its current owners: RSJATTTOS9, LLC (33 Caroline) and Burton Schwab (35 Caroline). The purpose of this application is to receive approval from the Design Review Commission of the City of Saratoga Springs ("DRC") to demolish the existing structures on the site and redevelop it into a single building, with commercial uses (likely retail and/or restaurant) on the ground floor with multi -unit residential on the upper floors. Further, we request for DRC to weigh in on Mass and Scale, as the Applicant is seeking Bonus actions for the height of the structure from the Planning Board, based upon both High Performance Construction I and Affordable Housing Option B as set forth in the Unified Development Ordinance Section 4.4. A copy of the proposed development layout and elevations are enclosed herewith. 1 B. PROPERTY HISTORY: As noted above, the Property has been in its current configuration since around 1978, when the Union Coach Works building was constructed. The portion of the Property currently identified as 35 Caroline (Tax Parcel: 165.60-2-29), owned by Burton Schwab and operated as Union Coach Works, was previously divided into smaller lots identified as 37, 39 and 41 Caroline. The portion of the Property currently identified as 33 Caroline (Tax Parcels: 165.60-2-28 and 29), owned by RSJATTTOS9, LLC and operated as D'Andreas, was previously identified as two separate addresses: 33 and 35 Caroline. The Property appears on the Sanborn Fire Insurance Maps ("Sanborn Maps") starting in 1895, when the Property is shown to be improved by a series of three-story buildings— which is identified as "Kearney's Block" covering all of the Property. A photo of the 1895 Sanborn Map is attached as part of Exhibit "A", which provides photos of the Sanborn Maps for 1900 and 1954 as well. Based upon a review of the Sanborn Maps, and Mannings Saratoga Springs Directory (hereinafter "Mannings") from 1935, it appears that a portion of the Property was occupied by a produce store, a banana wholesaler, a rug and carpet business, a grocer as well as multiple personal residences in 1935. A copy of the page from Mannings 1935 is attached as Exhibit `B". As of 1950, the Property was occupied by a paint store and two residences at 33 Caroline, the Shamrock Grill and a residence at 35 Caroline, and a furniture store at 37 — 41 Caroline. See Exhibit C, providing the Mannings page from 1950. By 1958, only a paint shop remained at 33 Caroline, and the rest of the Property was vacant and used for parking. See Exhibit "D" for the Mannings 1958. It appears from the 1954 Sanborn that the current single -story building at 33 Caroline was constructed sometime prior to 1954, and the remaining portions of the "Kearney Block" properties were demolished. See Exhibit "A" showing the 1954 Sanborn Map. Grigsby Paints, which 2 occupied 33 Caroline as far back as at least 1950, continued to do so until at least 1984. See Exhibit "E" with the 1984 Mannings. As previously noted, the current building at 35 Caroline was constructed in 1978, according to the available tax records, and upon information and belief, has been utilized as a mechanic's shop since that time. C. SIGNIFICANCE ANALYSIS In order to demolish a building within an Architectural Review overlay district, the DRC must find: 1) it has no historic or architectural significance; and 2) demolition is consistent with intent and purposes of the Architectural Review Overlay District. See Section 13.9(J)(2) of the UDO. No Historic or Architectural Significance The Applicant takes the position that the two buildings at the Property do not have either architectural or historic significance. Neither of the buildings is significantly old or historic. D'Andrea's Pizza at 33 Caroline being the oldest of the two structures, constructed sometime around 1954. Union Coach Works was not constructed until 1978. Both buildings have no significant architectural features, and are essentially single -story brick and concrete boxes. The Property is not located within State or National Historic places, although the Property is adjacent to National Register Broadway Historic District. As such, the Applicant has engaged Hudson Cultural Services to work with SHPO to get confirmation that the buildings are not contributing structures to that adjacent listing. Those reports and response from SHPO will be submitted once received. Culturally, the uses of the buildings do not have significance, as they are simply retail and consumer services businesses that have been in existence for less than 40 years. The Applicant is not aware of any significant historical events or persons working or residing in these buildings. M Consistent with Intent and Purposes of the Architectural Review The demolition of the buildings at the Property is consistent with the intent and purpose of the Architectural Review purposes and intent. UDO section 13.9(B)(2) provides the following as the purpose of the Architectural Review: The City finds that appropriate architectural design and the consistent quality of building exteriors directly contribute to the positive value of real property, the enhancement of community character, and the health, safety, and general welfare of the City's residents. Therefore, the intent of this section is to provide architectural standards for the construction, maintenance, and enhancement of structures within designated areas of the City. The buildings on the Property do not contribute to the positive value of real property in the neighborhood. They are unappealing brick and concrete single story structures, which are nonconfirming with respect to the UDO requirement of minimum 24 feet in height. These buildings if anything, negatively impact the value of real property in the area. In contrast, the proposed construction following demolition will positively impact real property values, as the new building will bring a UDO-compliant, mixed use structure to the lower Caroline neighborhood. The Applicant and their design team designed the proposed building to be consistent with other new buildings in the area, specifically the approved construction at 30 Caroline and the Pavilion building at 30 Lake. Neighboring properties will be seen as more attractive to prospective owners and tenants due to the removal of the existing structures. The Applicant hopes that neighboring owners will follow their lead to improve and revitalize lower Caroline. This new building will further enhance the community character, by providing additional housing in the Urban Core. Additionally, as previously noted the Applicant is seeking a height bonus based upon affordable housing being a component of the redevelopment. If approved by the planning board, this affordable housing will provide a greater sense of community for our hard 4 working residents, who will have more opportunity to live in the same community in which they work. The demolition of the buildings on the Property is consistent with the purpose and intent of the Architectural Review District, as they are inconsistent with the UDO requirements and other recently approved and constructed buildings. Furthermore, they offer no historical or architectural value or significance. As such, the Applicant requests approval to demolish those structures. D. HEIGHT, MASS AND SCALE If demolition is approved, the Applicant will be seeking DRC's approval of its new development as well. As part of that approval will be a discussion of the appropriateness of height, mass and scale. Being in the UC zone, the Applicant is proposing a 100% build out of the Property and a height of 63 feet. The UDO provides a maximum height of 55 feet (110% of the 50 foot right of way on Caroline Street). As previously noted, the Applicant is seeking two bonus actions: High Performance Construction I and Affordable Housing Option B, which if granted would entitle the applicant to seek an additional 15 feet, to a total of 70 feet. Instead, the Applicant is only seeking a total height of 63 feet, with eight feet of bonus height. Before going to the Planning Board to seek the bonus action, the Applicant requests that DRC make a determination on the proposed height, mass and scale. The height is compatible with neighboring properties, specifically 30 Lake and the redevelopment 30 Caroline that has been approved. 30 Caroline was approved at 60.5 feet, and the proposed development is only 2.5 feet higher. Of significant importance is that the top floor will be stepped back from the fagade, significantly limiting the ability of that level to be seen by pedestrians in the street. Furthermore, from a historical context, when the Property was known as Kearney's Block it was three stories. In 1895 and 1900, three stories was the largest number of 5 stories on lower Caroline based upon the 1895 and 1900 Sanborn Maps. Now that heights on Caroline are being approved above 60 feet, it would be consistent to allow the Applicant similar height, as the Property was historically one of the tallest on lower Caroline. The proposed height will work to bring the Property back to the prominence it had on lower Caroline at the turn of the 201h Century. Mass and scale of the proposed development are also compatible with the neighboring properties. Being in the UC, 100% build out is common and the UDO even provides that there must be a minimum build out of at least 80%. Further, the mass and scale of the proposed development is very similar to its neighbor at 30 Lake, which also occupies a corner lot in the UC. As such, the mass and scale are consistent with other recently approved and developed projects in the area. The Applicant requests a finding that the proposed height, mass and scale are appropriate and in line with recently approved developments. 10 E )K H � B � T A 33 — 37 Caroline Sanborn 1895 �� NOOiIAVcJ Sanborn 1900 � u rl q 672 00, of 14" � I� �aaor144 ' II ° i O o o, i 4 I if If +���!!!j--- Q2 r •? c p V O I i1Z1 ! 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