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HomeMy WebLinkAbout20240713 33-35 Caroline Construction SSPF Letter 2024 09 11Board 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 Eileen Scheier Administrative Assistant Patricia Herrick Bookkeeper September 11, 2024 Ms. Tamie Ehinger, Chair Design Review Board City of Saratoga Springs 474 Broadway Saratoga Springs, NY 12866 RE: 33-35 Caroline Street – New Construction Dear Tamie, The Saratoga Springs Preservation Foundation reviewed the revised plans for the proposed new construction at 33-35 Caroline Street. The Foundation reiterates that it supports the redevelopment of the site and new contextual design. There are many successful examples of new contextual design throughout our city. The Foundation believes that this site deserves the same thoughtful, creative approach as those projects. While the revised plans are a slight improvement as a result of the changes in the windows above the first floor and the added decorative detailing, the Foundation continues to have significant concerns regarding the project. As currently proposed, it continues to not meet six out of the seven Architectural Review Standards outlined in the UDO – see below with emphasis added. The Architectural Review Standards were adopted by the City of Saratoga Springs to retain the character of the city and therefore should be followed. The Foundation encourages variations in heights, mass, scale, and proportions. However, the height, scale, mass, and proportion of this structure are inappropriate. The neighboring properties in the review overlay district are two-, three- and four – stories, except for 30 Lake Avenue, which is four stories with a fifth story set back. However, it faces Lake Avenue, a wider street. Extreme variances in height, scale, and mass should be avoided. The Foundation was disappointed that the applicant chose to ignore the feedback from the Foundation and the Design Review Board and retained the sixth story. The Foundation continues to strongly oppose the sixth story. It supports a four-story structure with a fifth floor set back. The directional expression of the building continues to be horizontal. Neighboring properties have a vertical expression. Larger buildings, such as 6 – 14 Caroline Street and 30 Lake Avenue, are broken up into smaller visual vertical components. This may be done through decorative detailing, changes in materials, or variation in height and setbacks. The Foundation feels that there is a missed opportunity to give the corner prominence. See attached examples - 24 Caroline Street, 30 Lake Avenue, 55 Phila Street, and Congress Park Center. The architectural rhythm of the first floor is not in-keeping with the neighboring properties. Storefronts of the neighboring properties are typically narrow. Larger buildings have multiple storefronts and/or entrances, which adds a vibrancy that is important to the experience of the street. The proposed project has only one large center entrance on Caroline Street. The Foundation strongly recommends that the first-floor retail space on Caroline Street have multiple entrances to be more in-keeping with the character of the neighboring properties. See attached examples. 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: 112 Spring Street, Suite 203 Saratoga Springs, NY 12866 (518) 587-5030 www.saratogapreservation.org 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. 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. Again, 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 Prominent Corners Storefronts South side of Caroline Street between Broadway & Putnam Street Storefronts North side of Caroline Street between Broadway & Putnam Street Storefronts South side of Caroline Street between Putnam Street & Henry Street Storefronts North side of Caroline Street between Putnam Street & Henry Street Storefronts East side of Pavilion Row