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HomeMy WebLinkAbout20240713 33-35 Caroline Construction Application1 33 – 35 CAROLINE 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”) make a determination on Height, 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 revised, proposed development layout and elevations are enclosed herewith. B. PROPERTY HISTORY: Please review the prior application for Demolition which included a full property history. 2 C. HEIGHT, MASS AND SCALE Being in the UC zone, the Applicant is proposing a 100% build out of the Property and a height of 60.97 feet – a reduction of the previously proposal at 63.5 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 60.97 feet, with a just under six 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 of 30 Caroline that was approved in 2022. Both 30 Caroline and 30 Lake were approved at 60.5 feet. Of significant importance is that the top three floors will be stepped back from the façade, reducing the massing of the building. The previous plans only had this step back in place on the top floor. Furthermore, from a historical context, when the Property was known as Kearney’s Block it was four stories. In 1895 and 1900, four stories were the largest number of stories on lower Caroline based upon the 1895 and 1900 Sanborn Maps. Now that heights on Caroline are being approved at 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 t he 20th 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, as noted above, the massing has been 3 reduced by the stepping back of the upper four stories. 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. Further, the approved development at 30 Caroline, combined with the proposal that received variance approval from the Zoning Board of Appeals at Sperry’s (30 ½ Caroline) have similar mass and scale, without the benefit of as significant, multi-floored step back. 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 for this location, in line with recently approved developments and a good fit given the context of this developing neighborhood.