HomeMy WebLinkAbout20230391 177 S Broadway Stewarts Demo & Construction SSPF LetterBoard of Directors
Michele M. Funiciello
President
Sheila Sperling
Vice President
Linda L. Harvey
Secretary
Stephen Kyne
Treasurer
Christopher Armer
Tiffany Blair
Steven Dodds
Giovanna D’Orazio
Julia Dunn
James Gold
John Haller
Leigh Hornbeck
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 & Programs
Coordinator
Ellen Scheier
Administrative Assistant
Patricia Herrick
Bookkeeper
August 7, 2024
Ms. Tamie Ehinger, Chair
Design Review Board
City Hall
474 Broadway
Saratoga Springs, NY 12866
RE: 28 Lincoln Avenue- Demolition
Dear Ms. Ehinger,
The Saratoga Springs Preservation Foundation reviewed the recent submission for 28
Lincoln Avenue.
While the structure is not located in a Historic District, the Design Review Board on August
25, 2023 determined that the building has architectural and/or historical significance
contributing to the historic fabric and resources of Saratoga Springs.
For the proposed demolition of a structure with architectural or historical significance, the
applicant must demonstrate good cause as to why such structure cannot be preserved. The
applicant must provide the following:
i. The applicant shall document “good faith” efforts in seeking an alternative that
will result in the preservation of the structure including consultation with the
Commission and the Saratoga Springs Preservation Foundation. The
relocation of structures may be permitted as an alternative to demolition;
ii. The applicant shall document efforts to find a purchaser interested in acquiring
and preserving the structure;
iii. The applicant shall demonstrate that the structure cannot be adapted for any
other permitted use, whether by the current owner or by a purchaser, which
would result in a reasonable return; and
iv. The applicant shall submit evidence that the property is not capable of earning
a reasonable return regardless of whether that return represents the most
profitable return possible. "Dollars and cents proof" shall be required to
demonstrate such hardship.
v. Application for demolition of a structure with historic or architectural
significance shall include acceptable post-demolition plans of the site. Such
plans shall include an acceptable timetable and guarantees which may include
performance bonds/letters of credit for demolition and completion of the
project. The Commission may condition the issuance of a demolition approval
on the applicant’s receipt of all other necessary approvals and permits for the
post-demolition plan.
Based on the information provided, the applicant has not met ALL five of the criteria
necessary to approve demolition. The information provided does not provide any
information regarding the first criteria, documentation of “good faith” efforts to preserve
the building.
There were also no documented efforts to find a purchaser to preserve the building. To the
Foundation’s knowledge the property has not been listed for sale. The applicant
112 Spring Street, Suite 203
Saratoga Springs, NY 12866
(518) 587-5030
www.saratogapreservation.org
approached the owner of the property with the intent to demolish the structure in order to
expand their existing location at 177 South Broadway.
The applicant has not demonstrated that the structure needs to be adapted for any other
permitted use, whether by the current owner or by a purchaser, to result in a reasonable
return. Currently, the property is a multi-family residential property. It is a pre-existing
non-conforming use that has a reasonable return. The applicant and owner are not entitled
to the highest and best rate of return.
The Foundation does not find the post demolition plan acceptable for 28 Lincoln Avenue.
It is important, as with all other structures deemed architecturally or historically significant,
that ALL five criteria for demolition be met. Until the applicant can demonstrate that all of
them have been met, the Foundation is opposed to the demolition of the property.
Thank you in advance for your thoughtful consideration.
Sincerely,
Michele Funiciello Samantha Bosshart
President Executive Director
Cc: Stewart’s Shops Corp, Applicant
Libby Coreno, Attorney
Beige Berryman, Administrator of OPED, City of Saratoga Springs