HomeMy WebLinkAbout20240464 33-35 Caroline Demo SSPF LetterBoard of Directors
Michele M. Funiciello
President
Sheila Sperling
Vice President
Linda L. Harvey
Secretary
Stephen Kyne
Treasurer
Chris Armer
Tiffany Blair
Steven Dodds
Giovanna D’Orazio
Julia Dunn
James Gold
John Haller
Vincent LaTerra
Patty Morrison
Samantha Nass
Michelle Paquette-Deuel
Dorothy Rogers-Bullis
Jason Thomas
Roger Woody
Maddy Zanetti
James Kettlewell
emeritus
Staff
Samantha Bosshart
Executive Director
Nicole Babie
Membership & Programs
Director
Sydney Hedge
Preservation &
Program Coordinator
Marcy Dreimiller
Administrative Assistant
Patricia Herrick
Bookkeeper
July 24, 2024
Ms. Tamie Ehinger, Chair
Design Review Board
City of Saratoga Springs
474 Broadway
Saratoga Springs, NY 12866
RE: 33-35 Caroline Street – Demolition & New Construction
Dear Tamie,
The Saratoga Springs Preservation Foundation reviewed the application for the demolition and
redevelopment of 33-35 Caroline Street.
Neither buildings at 33 Caroline Street nor 35 Caroline Street have architectural or historical
significance. The three tax parcels proposed to be redeveloped are in the Architectural Review
District and are immediately adjacent to the Broadway Historic District listed on the National
Register of Historic Places. Unfortunately, this area was negatively impacted by Urban
Renewal, removing a dense neighborhood of two- and three-story buildings.
The Foundation does not object to the removal of the two existing buildings nor to the site
being redeveloped. However, it has significant concerns regarding the proposed design of the
structure. The design does not adhere to the Architectural Review Approval Standards.
Per the UDO, Article 13 Section I:
I. Architectural Review Approval Standards
The Design Review Board must evaluate whether the proposed alteration or construction is
compatible with the subject structure, site, and neighboring properties in the architectural
review overlay district with regard to:
1. Height
The Design Review Board must consider whether the height of the proposed structure is
compatible with the historic form and context of the site and neighboring properties and with
any specific zoning district intent.
2. Scale
The Design Review Board must consider whether the scale of the proposed structure is
compatible with the relationship of the building and its architectural elements to neighboring
structures and community character.
3. Mass and Open Space
The Design Review Board must consider whether the relationship of the dimension and mass
of a building to the open space between it and adjoining buildings is compatible with the
character of the neighboring area and with any specific zoning district intent.
4. Proportion
The Design Review Board must consider whether the proposed structure and its architectural
elements, including front facades, windows, doors, and bays, are consistent with the dominant
proportion of neighboring structures and site
112 Spring Street, Suite 203
Saratoga Springs, NY 12866
(518) 587-5030
www.saratogapreservation.org
5. Directional Expression
The Design Review Board must consider whether the directional expression of a building and
its architectural elements are compatible with the dominant horizontal or vertical expression of
the neighboring buildings.
6. Architectural Rhythm
The Design Review Board must consider whether the architectural, rhythmic pattern resulting
from repeated elements such as window and door openings, columns, arches, and other facade
elements is consistent within the subject structure and consistent with neighboring structures.
7. Front Setback
The front setback for the building line of all new construction must be compatible with
neighboring buildings and any specific zoning district intent.
Upon review, the proposed structure is not compatible with any of the Architectural Review
Standards except for front setback. The height, scale, mass, proportion, and directional
expression are not compatible with the historic form and context of the site and neighboring
historic properties, which are predominantly narrow, vertical two- and three-story buildings.
The architectural rhythmic pattern of the windows and lack of architectural façade elements are
also inconsistent with the neighboring structures.
The Foundation has significant concerns about the height, scale, and mass of the proposed
building. The building lacks any character to make it distinct, looking as though it could be
located anywhere in the United States. The design does little to differentiate the elevations.
The primary façade should face Caroline Street and be distinct from the secondary façade of
Pavilion Place. The Foundation recommends that the applicant break the massing into smaller
visual components consistent with the neighboring buildings. Also, the windows and doors
should complement the window and door sizes, patterns, and rhythms of the neighboring
buildings.
The Foundation is aware of the letter that the applicant provided from the State Historic
Preservation Office. It should be noted that their review is limited to SEQRA and is not required
to take into consideration the local Architectural Review Approval Standards.
The Foundation appreciates the time and investment that the applicant is making to redevelop
the property.
Thank you in advance for your thoughtful consideration.
Sincerely,
Michele Funiciello Samantha Bosshart
President Executive Director
Cc: Oldest Lighthouse LLC, Applicant
Burton Schwab and RSJATTTOS, Owners
John B. Cannie, Agent
Beige Berryman, Administrator of OPED, City of Saratoga Springs