HomeMy WebLinkAbout20250202 Park Place & Cottage St Final Subdivision Public Comment (15)Outlook
Objection to condo project at Cottage St and Park Place
From david guarino <dpguarino@yahoo.com>
Date Wed 9/3/2025 12:37 PM
To Susan Barden <Susan.Barden@saratoga-springs.org>
Cc Mark Graham <Mark.Graham@saratoga-springs.org>; Linda Haner <lindahaner@gmail.com>; John M. Wood
<john@hillndaleabstracters.com>; Lars Anderson <larzan@mail.com>
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To: Members of the Saratoga Springs Planning Board
Re: Strong Opposition to Proposed Subdivision and 6-Unit Condominium
Development at Cottage St and Park Place
Dear Members of the Saratoga Springs Planning Board,
We are writing to express our strong opposition to the proposed subdivision and 6-unit
condominium project at the corner of Cottage St and Park Place. This proposal, in its current
form, is incompatible with the scale, character, and infrastructure of our historic
neighborhood, and its approval would permanently and negatively alter the community
we have worked so hard to preserve.
1. Mass, Scale, and Neighborhood Character
The proposed structure is nearly four times the size of the largest nearby
residential building and over eight times the size of a typical home in the
area! Surrounded entirely by one- and two-story residences, a three-story building
of this mass would dominate the streetscape, dwarf surrounding homes, and
undermine the neighborhood’s historic charm. This type of density may be
appropriate for downtown, but it is wholly out of place in this neighborhood.
2. Precedence and Consistency
The Planning Board has previously rejected a much smaller and better-integrated
proposal on the grounds of excessive density, even when that project required no
9/3/25, 5:31 PM Mail - Mark Graham - Outlook
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variances and only sought less than 60% of the allowed density for this zone. To
approve this oversized, special lot-line adjusted development, would be inconsistent
with that prior decision and disregard the overwhelming objections of the
residents.
3. Adverse Impact on Property Values and Livability
This project would significantly diminish adjacent property values while enriching the developer
—who most likely does not intend to live in this neighborhood once it is completed. At minimum,
the adjacent properties at 23 and 21 Park Place would certainly lose value due to this
inappropriately scaled construction. Issues such as inadequate snow disposal, garbage
storage, and increased noise from mechanical equipment have not been meaningfully
addressed. The thoughtless removal of 5 mature oak trees, has already negatively impacted the
livability and environmental value of the neighborhood for those who will continue to live here.
4. Infrastructure Concerns
The existing 4-inch water main is insufficient for the addition of 18 bedrooms. The
developer ’s irregular lot line request is solely designed to maximize building size,
not to enhance green space or provide any other community benefit. Such an
approach runs counter to the city’s own long-standing planning objectives.
5. Community Consensus
A petition opposing this proposal has been signed by over 50 residents, with more
on the way. The message is clear: the people who live here—and who will bear
the consequences of this development—do not support this project. The current
owners have never even made any effort to integrate with the neighborhood,
erecting an imposing 6 foot fence before even moving in.
Acceptable Alternatives
We are not opposed to development that is in keeping with the scale and character of
the neighborhood. Reasonable alternatives include:
One single-family home (~5,000 sq. ft.)
Two single-family homes on separate lots (as done next door on Park Place)
Two smaller two-family buildings
These options would preserve neighborhood character, avoid overburdening
infrastructure, and respect the values and wishes of current and future neighborhood
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residents.
This project is oversized, ill-fitted to its surroundings, and contrary to the
principles of responsible community-centered development. We urge the
Planning Board to reject the current proposal and to encourage a scaled-down
alternative that preserves the integrity of our neighborhood for those who live here
and enjoy our quiet neighborhood. Which of you would like to have this massive
out-of-scale project located next door in your quiet, family-oriented
neighborhoods?
Respectfully,
David Guarino & Linda Haner
21 Park Place, Saratoga Springs, NY
9/3/25, 5:31 PM Mail - Mark Graham - Outlook
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