HomeMy WebLinkAbout20240720 30-30 1/2 Caroline Building Expansion SSPF LetterBoard of Directors
Michele M. Funiciello
President
Chris Armer
Vice President
Linda L. Harvey
Secretary
Stephen Kyne
Treasurer
Andrew Bauch
Tiffany Blair
Steven Dodds
Giovanna D’Orazio
Joseph DeLeva
James Gold
John Haller
Leigh Hornbeck
Alex Kammler
Vincent LaTerra
Samantha Nass
Michelle Paquette-Deuel
Dorothy Rogers-Bullis
Sheila Sperling
Jason Thomas
Roger Woody
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 24, 2024
Ms. Tamie Ehinger, Chair
Design Review Board
City Hall
474 Broadway
Saratoga Springs, NY 12866
RE: 30-30 ½ Caroline Street – Addition
Dear Tamie:
The Saratoga Springs Preservation Foundation reviewed the Architectural Review application
for the addition at 30 - 30 1/2 Caroline Street.
The building at 30 ½ Caroline Street, originally listed as 36 Caroline Street, is a contributing
structure to the Broadway Historic District listed on the National Register of Historic Places. It
is located in the Architectural Review District.
The Broadway Historic District Nomination identifies 30 ½ Caroline Street as a late Queen
Anne style building, built circa 1915. It is a two-story commercial building with a brick veneer
exterior and distinctive projecting bay window. The building is a good example of the use of
early 20th century face brick veneer and rock-faced concrete block masonry construction. The
building’s storefront complements the district’s character, aligning with the smaller-scale
structures that retain their historic architectural details.
To evaluate this application, additional information is needed to clarify how much of the
existing historic building will be retained beyond the 12-foot setback. Given that Sperry’s
Restaurant is one of the oldest restaurants in Saratoga Springs, preserving the original structure
is important.
Per the UDO, Article 13, Section 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.
112 Spring Street, Suite 203
Saratoga Springs, NY 12866
(518) 587-5030
www.saratogapreservation.org
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.
8. New Construction and Additions
New construction and additions should be undertaken such that their removal will not impair
the original historic form and integrity of the structure and site.
Additions to historic buildings should be designed to ensure the original structure remains
prominent and undamaged. They should be distinct yet complementary and positioned where
they minimally impact the perception of the historic building. The addition should not obscure
or harm the building’s character-defining features or streetscape. Furthermore, it should be
constructed in a way that, if removed, the original building’s integrity and materials would
remain intact. Materials and details should complement, but not replicate the original structure.
The Foundation has concerns about the height, mass, and scale of the proposed addition and its
potential to overwhelm the original structure. The Foundation does not object to the removal
of the one-story addition built after 1982 to allow for a more creative new contextual design.
Thank you in advance for your thoughtful consideration.
Sincerely,
Michele Funiciello Samantha Bosshart
President Executive Director
Cc: Luis Lazzinnaro, Owner
Olsen Associates, Architect
Beige Berryman, Administrator of OPED, City of Saratoga Springs