Loading...
HomeMy WebLinkAbout20260175 33-35 Caroline St. Construction Modification Other One Commerce Plaza Charlie J. Gottlieb Albany, New York 12260 Partner 518.487.7600 phone 518.487.7612 phone 518.487.7777 fax cgottlieb@woh.com March 5, 2026 VIA EMAIL & FEDERAL EXPRESS Chair Tamie Ehinger Design Review Board City of Saratoga Springs 474 Broadway Saratoga Springs, NY 12866 Re: 33-35 Caroline Street, Mixed Use Development – DRB Modification Project Site: 33-35 Caroline Street (SBL 160-1-27/28/29) Dear Chair Ehinger: Our Firm represents Oldest Lighthouse, LLC (“Applicant”), the owner of property located at 33-35 Caroline Street in the City of Saratoga Springs, New York (SBL 160-1-27/28/29) (“Project Site”), related to its approved mixed-use project. The Applicant respectfully submits this application for a modification to its previously approved mixed use project. See Exhibit A [DRB Application]. Pursuant to the City of Saratoga Unified Development Ordinance (“UDO”) § 13.9(G)(2)(i), the Applicant requests that you, as Chair of the Design review Board (“DRB”), administratively approve the proposed minor modification to comply with the New York State Building Code because such modifications are not material, substantial, or substantive in nature and are not contrary to the intent of the original decision. The Applicant has previously received DRB architectural approval for the Project on March 5, 2025. See Exhibit B [DRB Meeting Approval Minutes] and Exhibit C [Previously Approved Architectural Set]. The Planning Board granted final site plan approval on November 5, 2025. Exhibit D [Planning Board Notice of decision]. During the building permit review process, the City found that the New York State Building Code requires a 5-foot separation between the northern elevation windows and the northern lot line, which does not exist. As such, the Applicant’s architect has proposed balconies on the northern elevation that will be identical to those approved by the DRB elsewhere on the building to comply with the New York State Building Code. See Exhibit E [Correspondence from William Christopher-Architect and Modified Chair Tamie Ehinger Design Review Board March 5, 2026 Page 2 of 2 4910-4667-2720, v. 1 Elevations]. It is worth noting that the northern elevation is not adjacent any existing structure. Given that the Applicant is looking to start construction as soon as possible, we respectfully request that you review the enclosed materials and make a determination in accordance with UDO § 13.9(G)(2)(i). Given that the additional balconies are identical to those already approved on the building and are required for compliance with the New York State Building Code, we submit that any additional or prolongated DRB review is not necessary. In addition, the proposed action is Type II under the State Environmental Quality Review Act and, therefore, is exempt from any environmental review. We look forward to a timely determination on this matter and please do not reach out to contact us with any questions. Very truly yours, /s/ Charles J. Gottlieb Charles J. Gottlieb Enclosures cc: Susan Barden, AICP, Office of Planning & Economic Development (via email) Oldest Lighthouse, LLC (via email) William Christopher (via email) DOCUMENT HAS A COLORED BACKGROUND PRINTED ON CHEMICAL REACTIVE PAPER & ARTIFICIAL WATERMARK - HOLD AT AN ANGLE TO VIEW WHITEMAN OSTERMAN & HANNALLP MAT BANK 10501 ATTORNEYS AT LAW aoeERERG ONE COMMERCE PLAZA ALBANY, NEW YORK 12260 NO. 010501 ' pay _Lhree Hundred and 00/100 Dollars ral DATE AMOUNT 5 A 02/28/2026 veseeZ OOOO GENERAL ACCOUNT City of Saratoga Springs 474 Broadway Saratoga Springs, NY 12866 MmOOO000sOSO a t22k37064 206 41000000 2585 ca WHITEMAN OSTERMAN & HANNA LLP ALBANY, NEW YORK 12260 NO. 10501 PAYEE NAME: City of Saratoga Springs DATE INVOICE NO. DESCRIPTION AMOUNT 03/04/2026 CJG 3.4.26 DRB Application Fee 300.00 02/28/2026 Check No. 000010501 Vendor ID: 0006957 Vendor Ref: 300.00 Exhibit A Exhibit A Request for extension of current approval CO) Identify date of original DRB approval: Current expiration date: Org. App. No. CO Describe why this extension is necessary and whether any significant changes have occurred either on the site or in the neighborhood. SEOR Environmental Assessment Form CZ) Applicants proposing the following must complete “Part |” of the SEQR Short Environmental Assessment Form (available here: http://www.dec.ny.gov/docs/permits_ej_ operations _pdf/seafpartone.pdf): - Construction or expansion of a multi-family residential structure (4 units +) - Construction or expansion (exceeding 4,000 sq. ft. gross floor area) of a principal or accessory non-residential structure - Telecommunications facility, radio antennae, satellite dishes - Demolition Disclosure Does any City officer, employee or family member thereof have a financial interest (as defined by General Municipal Law Section 809) in this application? MNo O Yes- If yes, a statement disclosing the name, residence, nature, and extent of this interest must be filed with this application. Certification I/we, the property owner(s), or purchaser(s)/lessee(s) under contract, of the land in question, hereby request an appearance before the Design Review Board. By the signature(s) attached hereto, I/we certify that the information provided within this application and accompanying documentation is, to the best of my/our knowledge, true and accurate. |/we further understand that intentionally providing false or misleading information is grounds for immediate denial of this application. I/we hereby authorize the members of the Design Review Board and designated City staff to enter the property associated with this application for purposes of conducting any necessary site inspections relating to this application. Furthermore, I/we agree to meet all requirements under Article VI! for Historic Review or Article VIll for Architectural Review of the Zoning Code of the City of Saratoga Springs. Date:_% y | aS aes Date: (applicant signature) (applicant signature) If applicant is not the currently the owner of the property, the current owner must also sign. Owner Signature: Date: Owner Signature: Date: Revised 12/2025 CITY OF SARATOGA SPRINGS DESIGN REVIEW BOARD City Hall - 474 Broadway Saratoga Springs, New York 12866 Tel: 518-587-3550 x2533 www.saratoga-springs.org INSTRUCTIONS ARCHITECTURAL / HisTORIC REVIEW APPLICATION 1. ELIGIBILITY: An applicant to the Design Review Board for Architectural Review or Historic Review must be the property owner(s) or lessee, or have an option to lease or purchase the property in question. 2. COMPLETE SUBMISSIONS: Applicants are encouraged to work with City staff to ensure that an application is complete. The DRB will on/y consider properly completed applications that contain 1 original and 1 digital version of the application and ALL other required materials as indicated on the application. HANDWRITTEN APPLICATIONS WILL NOT BE ACCEPTED!! 3. ACTIONS REQUIRING REVIEW: Architectural Review District Historic Review District e any exterior changes that require a building permit e Installation or exterior change to a structure requiring a e any change in exterior building materials building or demolition permit * anew, or change to an existing, sign or sign structure ¢ any material change to exterior of a structure including: e demolition of a structure - addition or removal of exterior architectural features - installation, removal or material changes to exterior building elements such as roof, siding, windows, doors, Within a non-residential zoning district: porches, etc. ¢ a change in exterior building color - enclosure or screening or buildings openings such as * installation of an awning windows, doors, porches, etc - installation of utility, mechanical or misc. accessory structures to the exterior of a building such as HVAC equipment, solar panels, wind turbines, radio/satellite transmission/reception devices, etc. # Within a front yard setback: - installation, removal or material changes to drive- or walkways - installation or removal of architectural, sculptural or vegetative screening that exceeds 3’ in height - installation of accessory utility structures or radio/satellite transmission/reception devices over 2’ in diameter e a change in exterior building color within a non- residential zoning district ® a new, or change to an existing, sign or awning e installation of telecommunications facilities Note — Ordinary maintenance or repair that does not involve a change in material, design or outer appearance is exempt from Historic or Architectural Review. Revised 12/2025 4. DESIGN GUIDELINES: The Design Review Board will evaluate whether the proposed action (construction, alteration or demolition) is compatible with existing structures and surrounding properties using the following criteria: e Height — consistent with historic form and context of site and surrounding properties e Scale — relationship of structure and its architectural elements to human size, form, perception e Proportion — relationship among building elements including front fagade, windows, and doors e Rhythm — pattern resulting from repeating building elements such as door/window openings, columns, arches, and other facade elements e Directional Expression — compatibility with horizontal & vertical expression of surrounding structures e Massing & Open Space — relationship of structure to open space between it and adjoining buildings e Setback — compatibility with surrounding structures e Compatibility of the following with surrounding structures/properties: - Major building elements (storefronts, doors, windows, roof) - Building materials - Color —(in non-residential zoning districts only) 5. DECISIONS: The Design Review Board may approve, approve with conditions, or disapprove an application. The DRC may impose appropriate conditions and safeguards in connection with its approval including nature/ quality of materials, manner of construction, and design. An applicant may appeal a denied DRC application on the grounds of hardship. Application approvals shall expire within 18 months of the filing date unless the project has sufficiently commenced (i.e. building/demolition permits obtained and construction/alteration begun). Applicants may request up to 2 extensions if requested before expiration date of prior approval. 6. AGENDA DATE: Check City’s website (www.saratoga-springs.org) for meeting dates. Applications are placed on an agenda on first-come, first-served basis as determined by the completeness of the application. 7. APPLICATION FEE (NON-REFUNDABLE): Make checks payable to the "Commissioner of Finance”. REFER TO THE CURRENT FEE WORKSHEET INCLUDED IN THIS DOCUMENT. ADDITIONAL INFORMATION: More detailed information on Architectural Review, Historic Review and the Design Review Board responsibilities may be found in the City’s Unified Development Ordinance available in City Hall and on the City’s web site at https://ny-saratogasprings.civicplus.com/DocumentCenter/ View/17803/Full- UDO Revised 12/2025 City of Saratoga Springs OFFICE OF PLANNING AND ECONOMIC DEVELOPMENT FEES - 2026 Application to City Council FEE Comprehensive Plan Amendment $1,800 + $300/acre Zoning Ordinance Amendment $800 + $300/acre Planned Unit Development (PUD) Amendment $800 + $300/acre Application to Zoning Board of Appeals FEE Use Vanance Area Variance - Residential (1 & 2 Family) Area Variance - 3+ Family and Commercial Interpretations Post Work Application Fee Variance Extensions $1,400 + $/5/app $350/1st var + $75/app + $150/ea add variance $1,000/1st var + $75/app + $200/ea add variance $650 + $75/app Application Fee x2 + $75/app 50% of Application Fee + $75/app Application to Design Review Board FEE Demolition $500 Residential Structures — 1 or 2 Family Principal or Accessory Structure Materials Change - roof, windows, siding $75 Fagade Change - removal/addition of windows, doors, porch $150 Addition or new construction $300 Approval Extension 50% of Application Fee 3+/Multi-Family, Comm, Mixed-Use Principal or Accessory Structure Equipment Install! or Materials Change - roof, windows, siding, paint color $150 Signs, awnings $150 Facade Change - removal/addition of windows, doors, porch $300 Addition or new construction $650 Approval Extension or Modification 50% of Application Fee Post Work Application Fee Application x2 Application to Planning Board Special Use Permit Temporary Use Permit Special Use Permit - Extension Special Use Permit - Modification $1,200 + $75/app $500 $400 $550 + $75/app Site Plan Review - incl. PUD Sketch Plan Site Plan Full Residential Non-Residential / Mixed-use Administrative SPR Residential Non-Residential / Mixed-use Extension Residential Non-Residential / Mixed-use Subdivision - incl. PUD Sketch Plan Preliminary Approval Residential: 1-5 Lots Residential: 6-10 Lots Residential: 11-20 Lots Residential: 21+ Lots Residential - Extension Final Approval Residential Non-Residential Final Approval Modification Residential Non-Residential Final Approval Extension Residential Non-Residential $400 per sketch $400 + $250/unit $800 + $150/1,000 sf (Non-Res) + 250 unit (Res) $400 $800 $250 $350 $400 per sketch $700 + $75/app $1,100 + $75/app $1,450 + $75/app $1,800 + $75/app $350 $1,550 + $200/lot + $75/app $2,400/lot + $75/app $400 + $75/app $800 + $75/app $250 $350 * Subdivisions and Site Plans are subject to Engineering Review- See DPW Fees Exhibit B Exhibit B DESIGN REVIEW BOARD MINUTES FINAL WEDNESDAY, MARCH 5, 2025 6:00 P.M. CITY COUNCIL ROOM CALL TO ORDER: Tammy Ehinger, Chair called the meeting of the Design Review Board to order at 6:00 P.M. PRESENT: Tamie Ehinger, Chair, Rob DuBoff, Co-Chair, Chris Bennett, Leslie DiCarlo, Jeff Gritsavage, Geoff Wood. ABSENT: Tad Roemer STAFF: Susan Barden, City Planner, Julia Destino, Junior Planner, Anthony (Tony) Izzo, City Counsel. A. APPROVAL OF MEETING MINUTES: Rob DuBoff made a motion to accept the minutes from January 29,2025. The motion was seconded by Tamie Ehinger. Vote: R. DuBoff-Y, T. Ehinger-Y, C. Bennett-Y, J. Gritsavage-Y, L. DiCarlo-Y, G. Wood-Y. 6-0 in favor, Motion carried. B. POSSIBLE CONSENT AGENDA ITEMS: NOTE: The intent of a consent agenda is to identify any "approvable" applications without the need for further evaluation or discussion. If anyone wishes to further discuss any proposed consent agenda item, that item would then be pulled from the Consent Agenda and considered individually. 1. #20250064 125 Church St. Architectural Review of roof replacement in the Urban Residential-3 (UR-3) District. 2. #20250069 160 South Broadway roof replacement. Architectural review of roof replacement in the Neighborhood Center (NC) District. 3. #20250110 35 Maple Ave. Signage. Historic Review of wall mounted and blade signage within the Urban Core (UC) District. Tamie Ehinger, Chair asked if there were any concerns or comments from the board or audience regarding the consent agenda items. There were none. Tamie Ehinger made a motion to approve the applications for 125 Church St. roof replacement, 160 S. Broadway roof replacement, and 35 Maple Ave. signage, Saratoga Springs NY. The motion was seconded by Jeff Gritsavage. Vote: T. Ehinger-Y, R. DuBoff-Y, C. Bennett-Y, J. Gritsavage-Y, L. DiCarlo-Y, G. Wood-Y. 6-0 in favor. Motion carried. City of Saratoga Springs – Design Review Board Minutes – March 5, 2025 - Page 5 of 24 Rob DuBoff made a motion to approve construction of an addition at 128, 132 Washington Ave., Saratoga Springs NY with the following conditions: This approval does not include fencing or the ramp, items to be reviewed at a later date. Windows on the north and west elevations are to remain. Existing siding and trim to be retained and may be replaced in-kind where it’s too deteriorated to repair and the bracket and front door details are to be submitted administratively. The motion was seconded by Leslie DiCarlo. Vote: T. Ehinger-Y, R. DuBoff-Y, C. Bennett-Y, J. Gritsavage-Y, L. DiCarlo-Y, G. Wood-Y. 6-0 in favor. Motion carried. 6. #20240713 33 to 35 Caroline Construction. Architectural review of new mixed-use development within the Urban Core (T-6) District. Tamie Ehinger, Chair said the board has seen this application many times and provided feedback. The applicant has returned with revisions to the project. Charles Gottlieb, Attorney with Whiteman, Osterman & Hanna represented the applicant, Oldest Lighthouse, LLC. Also present for the applicant; Cronan Dempsey, Eric Brodwin and project architects William “Buddy” Christopher and James Christopher. Charles said they are responding to comments from the January 29th meeting. He said the applicant is eager to get to the planning board for site plan review and are seeking approval with conditions if necessary from the DRB tonight. Some of the proposed changes are as follows: • Change the name of the building to the Kearney Block. • Reducing the wall width that’s separating the balconies on the pavilion elevation. • Signage boards added to the canopies. • Doorways to commercial entrances have been changed to standard glass. • The plan set provided includes additional construction details and building sections. Buddy showed slides regarding the changes mentioned above and asked the board if they had any questions. Tamie said the project has come a long way and reflects and lives up to the historic standards that it should in terms of its location within this very special area of the city. She thanked the applicant for listening to and working with the board to come up with a much better product than what was originally presented. She had no objections to anything presented at the meeting. The mechanical details will be needed at some point and there will be a condition for approval at tonight’s meeting. Regarding the reduction in width of the brick pilaster, Tamie said she’s okay with it either way. The new version does help to emphasize the main entrance. Rob feels the separation between the balconies is for the better. It was discussed in the workshop that maybe the separation could be metal instead of brick (double length). Buddy said if they used the metal clad they would want to use a darker color. Chris agreed with Rob regarding the separation being metal and asked what material would be on the balconies where people would be standing. Buddy said they are considering two materials: a synthetic composite or flooring tiles. The underside is a cement fiber board that will be recessed and painted City of Saratoga Springs – Design Review Board Minutes – March 5, 2025 - Page 6 of 24 sepia, grey. Jeff said the double width brick for the pilaster looks like it could buckle (visually). He would like to see the metal as well. Tamie Ehinger, Chair asked if there were any comments or concerns from the audience regarding this application. There were no comments. Tamie Ehinger made a motion to approve architectural review of new mixed-use development at 33 to 35 Caroline St., Saratoga Springs, NY with the following conditions: The applicant is to replace the double-wide brick feature with a metal product. The applicant is to submit a mechanical plan, venting plan, and lighting details for administrative approval. The motion was seconded by Chris Bennett. Vote: T. Ehinger-Y, R. DuBoff-Y, C. Bennett-Y, J. Gritsavage-Y, L. DiCarlo-Y, G. Wood-Y. 6-0 in favor. Motion carried. 7. #20240720 30-301/2 Caroline St. Building Expansion. Determination of Significance and discussion of partial demolition of an existing building within the Urban Core (T-6) District Tamie Ehinger, Chair said the board will make a Determination of Significance and based on that, they can discuss demolition, perform SEQRA review and give the applicant an opportunity to present any changes that have been made to the proposed new building. Tamie Ehinger, Chair asked if the applicant had provided any information regarding the Determination of Significance. George Olsen, Olsen Associates Architects represented the applicant and said they do not have anything new to submit other than photos of the back of the building. Tamie said she doesn’t see anything of historic or architectural significance and the remaining board members agreed. Tamie Ehinger made a motion finding that the structure noted for partial demolition at 30-30 ½ Caroline St., Saratoga Springs, NY does not have historical or architectural significance. The motion was seconded by Leslie DiCarlo. Vote: T. Ehinger-Y, R. DuBoff-Y, C. Bennett-Y, J. Gritsavage-Y, L. DiCarlo-Y, G. Wood-Y. 6-0 in favor. Motion carried. Tamie Ehinger, Chair said she has no concerns regarding demolition of this portion of the property. There were no concerns among the board members regarding the demolition of this portion of the property. Tamie Ehinger, Chair asked if there were any comments or concerns from the audience regarding demolition of this structure. There were no comments. Tamie Ehinger, Chair moved on to SEQRA Review: SEQRA, Part 2: Exhibit C Exhibit C 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. THIS PROJECT IS DESIGNED UPON THE BASIS OF THE IBC CODE, LATEST EDITION AND CURRENT REGULATIONS AS WELL AS LOCAL, STATE AND FEDERAL REGULATIONS REGARDING HEALTH AND SAFETY IN THE WORKPLACE. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING AND POSTING ALL NECESSARY VALID CONSTRUCTION/DEMOLITION PERMITS FROM ALL LOCAL, STATE AND FEDERAL AUTHORITIES HAVING JURISDICTION PRIOR TO THE START OF ON-SITE CONSTRUCTION. THE CONTRACTOR IS SOLELY RESPONSIBLE FOR ALL CONSTRUCTION ACTIVITIES, MATERIALS, MEANS AND METHODS. THE CONTRACTOR IS TO COORDINATE ALL SEPARATE SUBCONTRACTORS TO COMPLETE THE FULL SCOPE OF WORK AS INDICATED IN THE CONSTRUCTION DOCUMENTS. THE CONTRACTOR SHALL KEEP ALL BUILDING MEANS OF EGRESS CLEAR OF ANY OBSTRUCTIONS AT ALL TIMES. THE CONTRACTOR SHALL NOT OBSTRUCT TRAFFIC OUTSIDE OF THE AUTHORIZED CONSTRUCTION SITE OR ANY ADJACENT RIGHT OF WAY DURING CONSTRUCTION, UNLESS PRIOR APPROVAL IS OBTAINED FROM THE NECESSARY LOCAL GOVERNING AUTHORITIES. ALL CONSTRUCTION MATERIALS AND EQUIPMENT ARE TO BE STORED NEATLY WITHIN THE SCOPE OF WORK AREA ONLY. ACCESS TO THE WORK AREA IS TO BE RESTRICTED BY THE CONTRACTOR. ENTRANCES ARE NOT TO BE LEFT UNATTENDED AT ANY TIME. DOORS/GATES ARE NOT TO BE LEFT OPEN OR UNLOCKED. THE CONTRACTOR IS RESPONSIBLE FOR SECURING THE AREA AND EQUIPMENT WITHIN THE LIMIT OF WORK AND SITE OF THE BUILDING AS REQUIRED. ALL DEBRIS IS TO BE PROPERLY REMOVED FROM THE WORK AREAS, LEAVING THE WORK AREAS BROOM CLEAN. ALL DEBRIS IS TO BE STORED ON SITE IN REFUSE DUMPSTERS, REMOVED PERIODICALLY, AND DISPOSED OF IN ACCORDANCE WITH ALL LOCAL, STATE AND FEDERAL GUIDELINES AND LAWS. THE CONTRACTOR IS TO PROVIDE ALL NECESSARY TEMPORARY WEATHER PROTECTION FOR THE BUILDING DURING THE FULL SCOPE OF CONSTRUCTION ACTIVITY ON THE PROJECT. THE CONTRACTOR IS FULLY RESPONSIBLE FOR THE REMOVAL OF SNOW, RAINWATER, ICE AND MUD FROM THE CONSTRUCTION SITE DURING THE FULL SCOPE OF CONSTRUCTION ACTIVITY ON THE PROJECT. ALL INTERIOR/EXTERIOR FINISHES, COLORS, TILES, FIXTURES, ETC... ARE TO BE SELECTED AND/OR APPROVED BY OWNER PRIOR TO PURCHASE AND CONSTRUCTION. PLUMBING/MECHANICAL/ELECTRICAL/HVAC INTERIOR WORK SHALL BE SEPARATELY PERMITTED. THE BUILDING DESIGN BY RCA DOES NOT INCLUDE THE DESIGN OF ANY ROOF TOP POOL, HOT TUB OR OTHER WATER FEATURE. THE OWNER SHALL COORDINATE ANY ADDED ROOFTOP WATER FEATURE WITH THE STRUCTURAL ENGINEER PRIOR TO CONSTRUCTION. GENERAL NOTES ALIGN 1 A1.1 TITLE SCALE ELEVATION INDICATOR Partition Number Elevation Letter Drawing Shown On Sheet Number Elevation Number One Door Into Space Letter Used If More Than Indicates Floor (letter or number) 1 1001A A B C D 1 A-1 DOOR NUMBER INTERIOR ELEVATION INDICATOR PARTITION TYPES Indicates Door Number 1 A12 Detail Number Drawing Shown On (Only If NOT Same Dwg.) 1 A12 DETAILS WALL SECTION 1 A12 1 A12 (Only If NOT Same Dwg.) Drawing Shown On Detail Number BUILDING SECTION 1 A12 CEILING HEIGHTS NORTH ARROW DRAWING TITLE DESIGNATION EXTERIOR WINDOW/LOUVER TYPE 1 REVISIONS A Finish Ceiling Elevations Revision Number Above Finished Floor Project North True North Room or Title Designation Room or Title Number OVERHEAD PROJECTIONS SLOPE DESIGNATION ALIGNMENT DESIGNATION Line of Object or Building Above Designates Surfaces to Align Slope Dn.Arrow Indicates Direction of Slope Window Type ROOM NAME/NUMBER DESIGNATION Room Name Room Number Indicates Floor Indicates Elevation ELEVATION DATUM 1ST FLR SLAB ELEV.10.0' 107 BATH WALL TO BE REMOVED PROPOSED WALL EXISTING WALL TO REMAIN 7'-6" A.F.F. DOOR TO BE REMOVED PROPOSED DOOR EXISTING DOOR TO REMAIN GRAPHIC SYMBOLS (Only If NOT Same Dwg.) Drawing Shown On Detail Number (Only If NOT Same Dwg.) Drawing Shown On Detail Number (Only If NOT Same Dwg.) Drawing Shown On Detail Number CONCRETE Misc. sized wood Dimensional Lumber Only Small Scale Large Scale PLYWOOD BLOCKING ROUGH WOOD FINISHED WOOD EARTH BATT INSULATION RIGID INSULATION CARPETING GYPSUM BOARD Small Scale Large Scale GLASS MATERIAL SYMBOLS FIRST FLOOR: 2 - RETAIL RETAIL 1 ONE RETAIL 2,396 S.F. RETAIL 2 ONE RETAIL 2,670 S.F. TYPICAL FLOOR: 18 UNITS: 15 - TWO BEDROOMS AND 3 - ONE BEDROOM SECOND FLOOR: 6 UNITS: (5 - TWO BEDROOMS AND 1 - ONE BEDROOM) 9,440 S.F. THIRD FLOOR: 6 UNITS: (5 - TWO BEDROOMS AND 1 - ONE BEDROOM) 9,440 S.F. FIFTH FLOOR: 5 UNITS: 2 - THREE BEDROOMS AND 3 - TWO BEDROOMS FIFTH FLOOR: 5 UNITS: (2 - THREE BEDROOMS AND 3 - TWO BEDROOMS) 6,250 S.F. PENTHOUSE: 2 UNITS: 2 - THREE BEDROOMS PENTHOUSE 2 PENTHOUSES: 2 - THREE BEDROOMS 3,920 S.F. FOURTH FLOOR: 6 UNITS: (5 - TWO BEDROOMS AND 1 - ONE BEDROOM) 9,440 S.F. UNIT MIX TALE UNIT TYPE QUANTITY AREA (S.F.) KEARNEY BLOCK 35 CAROLINE RESTAURANT A PROJECT # DATE: SCALE: DRAWN BY: CHECKED BY: CR O N A N D E M P S E Y 35 C A R O L I N E S T R E E T SA R A T O G A S P R I N G , N Y 1 2 8 6 6 VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH CONSTRUCTION. GENERAL NOTE: 10 F o r b e s R o a d W e s t - S u i t e 2 1 0 B r a i n t r e e , M a s s a c h u s e t t s 0 2 1 8 4 T e l : 6 1 7 - 2 8 2 - 0 0 3 0 As indicated 6/24/2025 3:09:02 PM CO V E R 23-135 06-20-2025 DK WC C1 REV. DATE DESCRIPTION 35 CAROLINE STREET, SARATOGA SPRING, NY 12866 S ~~ = c ro oOo _S§ € $e o0.UC«C«wik = S 9 Os N ~ co +e > oS ” 7) — 7 ms Vesg 5 oO > AQ +274.58 c 5 = ~N “ Oo O € | Oo NOS nz _ MY nm “Ys | 274.39 4+ / +275.00 n Jt 4275.04 / o °°. | 5 / Places in Saratoga, LLC / / a8 | 3 Inst. $2013038068 /\ / ‘Ss . r«D) ° } ON é $63'29°35"E 89.00 | \\ 9/8 R. abn Q2 > aC “I \ / ai cniniettatotet h aoe (CUARD RAL f{—_—_}—}—_--F t-—}-—-+F- } 4-—}-+ tJ tt P= =+ ttt ttt __ No i 41 , Je 7g’ / M ap Leg en d CG a ae aT 4 = me mm OE mm = / a \ / [pee — 43.09 i 5/8"IR. | 5/8" IR | 45.41 55038'22""_ | Ga 4V_,_ LCONC. APRON | -5/B"1R. fo) marker found, labeled —— . "275.27 EDGE OF ASPHALT 3.95" me 3 3n'00'E @ utility pole Nw & l \ | 12 RIGHT OF WAY i o74s4 5/8°R. S63°30'00"E tility p . —— > \ ! VO ALL IN FAVOR OF ——@_ | 19.20 i sign BE Oo RIGHT OF WAY (SEE INST | / | 1974.73 ® water valve an . Ss A ASsRESERVED IN_|| Wot #2009006434 ! y x lamp post gyi: 09 18 © BK606 P4295 lands of / 1274.51 —— ..——.--— overhead wires Zz C © oO Oo CROSS—HATCHED) | ® / | o in 10 Fe I ¥ Burton Schwab / Jas ° gas line S|. ~~ 2 SY i F< —cone PAD | 5,958 s.f. or / --HKEFFEFI-F guard rail Ae & x TC:276.10 os [KA AM AAA 7 » | 0.137 ac. /E a 274.44 )—)—) dt i O Se AFincore TC: 275.94 —/—/—/—/— wood fence BC: 275.53 Boe as 1 “279.20 776,49 \ DEED REF #1 / va BY os 5 +275.82 \ | Le S/ +2788 B & a FLUSH 275.57-H / shade Si “Lc 5 4.07464 Lo & 1 Al >» 274.41 mn - a: i \ ~ 274.53 — | S Deed References: = > \ NN } 4,064 s.f. or \ ) \Q / SO \ > , S Q Zz \ 0.093 ac. N\ O ' - 1. Burton P. Schwab Z, o & x SO | DEED REF #2 \ \ 6) Sy OG Inst. #2009006434 Ea] < 55 FLUSH 275.91-H ] ' / © < SS: a ; | — Ow d << N : NO \ oO S/ Hw .ot 2. RSJATTTO59, LLC g is $276.97 ed JS , &S ; Pes Y v |< \ SG CONC S58 Inst. #2023014911 Ler: TC BREAK: 276.77 pel RO / ~ PAD | 26 N gA fan) a ox na ow Ly =] N / ' & N &)- oS nNces: t < ap erere . N orn | KR — = Ny \ aie \ 275.38 |_| / OVERHANGS CAE 1, ”As—Built Survey 79 Henry Street Mixed Use > \ Oy S Yo y m7 Building” dated Jan. 28, 2021 prepared by “ 1 STY. n| 0 \ t \ / / BUILDING Thompson—Fleming Land Surveyors, P.C. — S LNG. a] a "CLANCY'S ” _ in BLOCK ma \ \ / ” 2. "Map of Lands of Burton P. Schwab” dated Dec. 16, QO +27714 —~_|| & bl g ASPHALT TAVERN na Land 0:27.56 || BUILDING | © PARKING / 2002 prepared by Thompson—Fleming Lan . wo pp i277 86 BC: 277.06 o e OT ' / / Surveyors, P.C. -_ j S|= \ / 3, "2 Lot Subdivision, Lands of Joseph R. Nemec dated w Fle Bs, / 3/25/04, last revised 8/21/04 prepared by a \ } / All—Points Land Survey, LLC filed in the Saratoga ao ae County Clerk’s Office as Map #N204A. = a 4277.72 Sf min i Ae . & ' / / BUILDING 4. "Map of Pavilion Park Property” dated 1874 prepared - by L.H. Cramer, C.E. filed in the Saratoga County a os / / Clerk’s Office as Map FF—38 and FF—J39. _ wea H / " d to RSJATTTOS9, LLC Fre. | 277. ) 5. "Map of Lands to be conveyed to sana, | {] 1027842 LoS ane ww ( dated Aug. 3, 2022 revised _____ by nuNpaet eo \ SN Thompson—Fleming Land Surveyors, P.C. INV.S 264.70 oy | | GATE or797 ADS o a SAN.MH. J FFE= ‘\ Le osuss \, Tc BRE ea ot ‘0. BUILDING _ OVERHANG 278.43 43,38’ ! { | 278.09 278,38 64.82 Su rvey N otes: ‘ y 2210, -——— = oe = —o a = 0 -—= = = es == —= —— : cB ee \ N6530'00"W 108.20 | 1. Elevations are based on NGVD 1929 datum. RIM=279.13 \ HANDLOLE = DRILL HOLE | | 7 IDEWALK ° INV=271.95 \ \ a Ye S) IN CONC, Fouto Wy . 2. The location of underground utilities shown on this HANDHGLED o \ \ iA 1C:278.60 BREAK om d | hae : plan are for information only, and all utilities may - TC ‘ \ \ | Boz78 278.04 Fe CURB 70.278.05 "FLUSH 27746 sven 0 | on 59 not be shown. The owner or contractor shall TT i . 7278. , 2277. 2277, 10:279.77 TC:279.40 \ ST FLUSH a cs BC: 277.54 | BC: 277.30 fa TX. Sano BC: 277.13 contract U.F.P.0. (1-800-962-7962) and the BC: 279.34 BC:278.94 INV.W=263.59 % TC BREAK:278 45 “bs | se b INV=273.57 : proper local authorities or respective utility company S g ¢— x LN ee \ BC:277.94 a | = | having jurisdiction to confirm the location of all INV.SE=263.69 existing utilities before commencing work. ny _— ~~ g f k. A i 9 \ \ ¥ ™ a1 86 ar WATER Ww W W W costs incurred by the owner or contractor due to Ww OW Ww Ww vw Ww W w W wW W W " w i ® . . . . | the failure to contact the proper authorities shall ° ~\ \ \ / become the responsibility of the owner or SAN. MH a ' +277.49 contractor. RIM=279.72 bs > SAN. MH % / S L ef | 12” SANITAR | —s SA No SA SA SA Ve RIM=278.59 im uO NE. SA re os SA SA s | 3. The location of sanitary sewer service to each \e \ NV 266.58 SA SA sf * ") | ° | \ x building is unknown. 4 as. ST ST ST —— STORM. OY gen a \ INV.S.=264.85 \ x st ST mA\cd sT—s——ST ST ST sT ST ST sT ST sT | © ~—s sv wa SAN. MH : RIM=279.31 STORM MH _ RIM=277.45 STORM MH _ . cowie OY \ tee | ww lounaoras aD OR | Certification : 7 INV.W.=266.80 1C:278.12 INV.E.(IN)=267.45 IT IS HEREBY CERTIFIED TO: Be7ra09e / 4 \ \ \ INV.E,=266.90 ao BC: 277.58 1 | ERIC BRODWIN AND CRONAN DEMPSEY - : —| @ that the map was prepared in accordance with the current existing @ \ Code of Practice for Land Surveyors adopted by the New York State | CB \ BM Association of Professional Land Surveyors, Inc. The certification is DATE DESCRIP TION GAS RIM=278.88 OR NNER NUY limited to persons for whom the boundary survey map is, prepared, INV=271.58 ’ to the titl , the governmental agency, and to the lending ue \ ELEV=280.61 institution ‘listed on this boundary survey map. REVISIONS DATE: Dec. 20, 2023 JOB NO.: S23-174.24 TAX MAP: 165.60—1—27,28,29 SCALE: 1” = 10’ 5 0 5 10 ee Unauthorized alteration or addition to a survey Only apparent easements (if any) are shown map bearing a licensed Land Surveyor’s Seal is on this survey. No abstract of title was a violation of Section 7209 subdivision 2 of the available. New York State Education Law. S23-174.24 P:\D\Dempsey, 33-35 Caroline St S23-174\S23-174 Dempsey.dwg C aroli ne Street Pavil i o n P lace Unauthorized alteration or addition to a survey map bearing a licensed Land Surveyor's Seal is a violation of Section 7209 subdivision 2 of the |New York State Education Law. CB RIM=279.13 INV=271.53 ELEC. HANDHOLE 4 i _ no G SAN. MH RIM=279.72 7) SA-——fo SA SA STORM ——— ST SAN.MH. G SA SAN.MH. RIN# 278.36 INV.N.E 264.60 INV.S.=264.70 < < |¢) __ \v. le } s t SA STORM MH RIM=279.31 INV.W.=269.81 ‘ a INV.E.=269.41 \ SA SA SA SA SA SA 12 ” SA N . SE W E R SA SA 6” WA T E R MA I N Only apparent easements (if any) are shown on this survey. No abstract of title was available. CB RIM=278.88 INV=271.58 Ww Ww CU R B n/t Places in Saratoga, LLC 7 Inst. #£2013038068 / METAL GUARD RAIL 9$63'29'35"E 89.00" yj = tt tS II AAAS SAH TT TTT ee = $350°38 22° W fe, / CONC. APRO 3.95" p27 = 5; 5/8"R. $63°30'00"1 | 19.20’ L / BUILDING CORNERS / OUTSIDE PROPERTY LINE / / JS ‘/) / CRY ® iy, & Jo vy [O° & Jo 7 33) oe /. & o/ 3 Se o /~ fu / / N / N / & / Ss / = < yf <x = a / ° / sown \\ N63°30'00"W 108.20! Oe i OO . = = & HANDHOLE 5 7 : b cove. FOUND | le SIDEWALK | <a | : = 4 ” CURB | 0 fa | | 7 CB a ta RIM=277.07 == | | and ti INV=273.57 = = 4” WATER Ww Ww Ww Ww W. Ww. W. Ww Ww W: W. rt W: W. Ww. ‘\) Caroline — _ Street |. sss, sA———— SA SA SA —y SA SA SA no ST st ae st —s=—— ST St ST st st st st ST a a “| hooves aio Nyrn 268.60 | INV.W.(OUT)=267.25 (PAVED OVER) | INV.W.=266.80 L INV.E.(IN)=267.45 INV.E.=266.90 | Map Legend fo) marker found, labeled @ utility pole oO sign @ water valve pot lamp post — ..—— .. — overhead wires G gas line —/-/-F-/-/-/-F- guard rail —_/—/—/—/— wood fence Deed References: 1. Burton P. Schwab Inst. #2009006454 2. RSJATTTOS9, LLC Inst. #2023014911 Map References: 1. "As—Built Survey 79 Henry Street Mixed Use Building” dated Jan. 28, 2021 prepared by Thompson—Fleming Land Surveyors, P.C, 2. "Map of Lands of Burton P. Schwab” dated Dec. 16, 2002 prepared by Thompson—Fleming Land Surveyors, P.C. 3 "2 Lot Subdivision, Lands of Joseph R. Nemec dated 3/25/04, last revised 8/21/04 prepared by All—Points Land Survey, LLC filed in the Saratoga County Clerk’s Office as Map HN204A. 4. "Map of Pavilion Park Property” dated 1874 prepared by L.H. Cramer, C.E. filed in the Saratoga County Clerk’s Office as Map FF—38 and FF-39. 5. "Map of Lands to be conveyed to RSJATTTOSY, LLC dated Aug. 3, 2022 revised ______ by Thompson—Fleming Land Surveyors, P.C. Survey Notes: 1. Elevations are based on NGVD 1929 datum. 2. The location of underground utilities shown on this plan are for information only, and all utilities may not be shown. The owner or contractor shall contract U.F.P.O. (1-800-962-7962) and the proper local authorities or respective utility company having jurisdiction to confirm the location of all existing utilities before commencing work. Any costs incurred by the owner or contractor due to the failure to contact the proper authorities shall become the responsibility of the owner or contractor. 3 The location of sanitary sewer service to each building is unknown. Certification IT IS HEREBY CERTIFIED TO: ERIC BRODWIN AND CRONAN DEMPSEY that the map was prepared in accordance with the current existing Code of Practice for Land Surveyors adopted by the New York State Association of Professional Land Surveyors, Inc. The certification is limited to persons for whom the boundary survey map is prepared, to the title company, the governmental agency, and to the lending institution listed on this boundary survey map. Re c o r d No r t h pe r ma p re f . #2 R: \2023\Caroline St. (35) Dempsey, Cronan 23-135\5. Consultant Drawings & Information\I. Survey\S23-174 Dempsey PROPOSED PLOT PLAN xm.dwg _ SN —— = C i Co .§ ob = Bo QQ. OC a 8 (» Y © C) Na, 4 — S _ O vs > 5% D2 Sg ~s < 808 ‘D (C) 5 & 2 OS > ACY g LO > ” _ qd LY 8 Y) nN Os Q Je —- NS eM — qd O (_) > GS 1g Q BS | mR C5) y 00 th 0 & 0, in 2 ar -_ =| & 8 5 [ a > Sle Z| > Ole CA\ Ye ea! 0 =| 9 > =| 4 » & Dy Cc Ere DA ie) SS LL JEP | DATE DESCRIPTION | REVISIONS DATE: Dec. 20, 2023 JOB NO.: S23-174.24 TAX MAP: i 165.60—-1—27,28,29 SCALE: 1” = 10’ | 5 0 5 10 ee S23-174.24 APPLICABLE CODES INTERNATIONAL BUILDING CODE 2015 (IBC 2015) INTERNATIONAL ENERGY CONSERVATION CODE 2015 (IECC 2015) BUILDING AREA BASEMENT:10,152 GROSS SQ.FT. FIRST FLOOR:9,315 GROSS SQ.FT. SECOND FLOOR:9,392 GROSS SQ. FT. THIRD FLOOR:9,392 GROSS SQ. FT. FOURTH FLOOR:9,392 GROSS SQ. FT. FIFTH FLOOR PENTHOUSE: 6,250 GROSS SQ. FT. SIXTH FLOOR PENTHOUSE:3,920 GROSS SQ. FT. BUILDING TOTAL 57,813 GROSS SQ. FT. ALLOWABLE BUILDING AREA ALLOWABLE BUILDING AREA PER STORY: 72,000 S.F. ALLOWABLE PER 2021 IBC STORY PER TABLE 506.2 FOR R-2, TYPE IIIA CONSTRUCTION :THE MAXIMUM AREA PER STORY IS 10.152 S.F. THE MAXIMUM NUMBER OF STORIES ABOVE GRADE PLANE PER 2015 IBC TABLE 504 IS 5 (SEE PROVISIONS OF 510.5 BELOW). MAXIMUM HEIGHT ABOVE GRADE IS 85 (SEE PROVISIONS OF 510.5 BELOW). 2021 IBC 510.5 - FOR BUILDINGS OF TYPE lllCONSTRUCTION IN GROUPS R1 AND R2, THE MAXIMUM ALLOWABLE HEIGHT IN TABLE 504.3 SHALL BE INCREASED BY 10 FEET AND THE MAXIMUM ALLOWABLE STORIES IN TABLE 504.4 SHALL BE INCREASED BY ONE WHERE THE FIRST FLOOR ASSEMBLY ABOVE THE BASEMENT HAS A FIRE-RESISTANCE RATING OF OF NOT LESS THAN 3 HOURS AND THE FLOOR AREA IS SUBDIVIDED BY 2-HOUR FIRE-RESTIANCE RATED WALLS INTO AREAS OF NOT MORE THAN 3,000 SQUARE FEET. IF THESE CONDITITONS ARE MET, THE MAXIMUM HEIGHT IS 95 FEET AND THE MXIMUM NUMBER OF STORIES ABOVE THE GRADE PLANE IS 6. CONSTRUCTION TYPE llIA. FIRE RESISTANCE RATING REQUIREMENT FOR ELEMENTS PER 2015 IBC TABLE 601. PRIMARY STRUCTURAL FRAME 1 HOUR INTERIOR BEARING WALLS 1 HOUR EXTERIOR BEARING WALLS 2 HOUR INTERIOR NONBEARING WALLS 0 HOUR EXTERIOR NON BEARING WALLS 1 HOUR FIRST FLOOR CONSTRUCTION 3 HOUR OTHER FLOOR CONSTRUCTION 1 HOUR ROOF CONSTRUCTION 1 HOUR TYPE III CONSTRUCTION IS THAT TYPE OF CONSTRUCTION IN WHICH THE EXTERIOR WALLS ARE OF NONCOMBUSTIBLE MATERIALS AND THE INTERIOR BUILDING ELEMENTS ARE OF ANY MATERIAL PERMITTED BY THIS CODE. FIRE RETARDANT-TREATED WOOD FRAMING COMPLYING WITH SECTION 2303.2 SHALL BE PERMITTED WITHIN THE EXTERIOR WALL ASSEMBLIES OF A 2-HOUR RATING OR LESS. EXTERIOR WALLS FIRE RESISTANCE RATING REQUIRED FOR ELEMENTS IN IIIA CONSTRUCTION PER 2015 IBC TABLE 601. EXTERIOR BEARING WALLS 2 HOURS 2 HOUR EXTERIOR WALLS REQUIRED FOR TYPE IIIA CONSTRUCTION. SUBMIT PROPOSED EXTERIOR WALL ASSEMBLY DETAILS TO ARCHITECT FOR APPROVAL PRIOR TO ANY CONSTRUCTION. SEPARATION WALLS SEPARATION WALLS PER SECTION 420.2 OF THE IBC 2021: " WALLS SEPARATING DWELLING UNITS IN THE SAME BUILDING, WALLS SEPARATING SLEEPING UNITS IN THE SAME BUILDING AND WALLS SEPARATING DWELLING UNITS AND SLEEPING UNITS FROM OTHER OCCUPANCIES CONTIGUOUS TO THEM IN THE SAME BUILDING SHALL BE CONSTRUCTED AS FIRE PARTITIONS IN ACCORDANCE WITH SECTION 708." 2021 IBC 708.3.2 "FIRE PARTITIONS SHALL HAVE A FIRE-RESISTANCE RATING OF NOT LESS THAN 1 HOUR. NOTE: UNIT DEMISING PARTITION WALLS ARE CONSTRUCTED SIMILAR TO A 2-HOUR FIRE RATED PARTITION TO MEET ACOUSTICAL REQUIREMENTS. THIS PROVIDES ENHANCED FIRE SAFETY ABOVE THE 1- HOUR MINIMUM REQUIREMENT. HORIZONTAL SEPARATION HORIZONTAL SEPARATION PER SECTION 420.3 OF THE IBC 2021: " FLOOR ASSEMBLIES SEPARATING DWELLING UNITS IN THE SAME BUILDING, FLOOR ASSEMBLIES SEPARATING SLEEPING UNITS IN THE SAME BUILDING AND FLOOR ASSEMBLIES SEPARATING DWELLING UNITS AND SLEEPING UNITS FROM OTHER OCCUPANCIES CONTIGUOUS TO THEM IN THE SAME BUILDING SHALL BE CONSTRUCTED AS FIRE PARTITIONS IN ACCORDANCE WITH SECTION 711" SECTION 711.2.4.3 OF THE IBC 2021: "HORIZONTAL ASSEMBLIES SERVING AS DWELLING UNIT OR SLEEPING UNIT SEPRARATIONS IN ACCORDANCE 420.3 SHALL BE NOT LESS THAN 1- HOUR FIRE-RESISTANCE-RATED CONSTRUCTION. 1 HOUR SEPARATION PROVIDED. OCCUPANT LOAD PER TABLE 1004.1.2 : BASEMENT FLOOR : PARKING 9,642 GROSS SQ. FT. DIVIDE BY 200 = 49 MECHANICAL 510 GROSS SQ. FT. DIVIDE BY 300 = 2 BASEMENT FLOOR SUBTOTAL = 51 FIRST FLOOR: RETAIL USE 5,497 GROSS SQ. FT. DIVIDE BY 60 = 92 RESIDENTIAL 1,301 GROSS SQ. FT. DIVIDE BY 200 = 7 PARKING GARAGE (OPEN)2,517 GROSS SQ. FT. DIVIDE BY 200 = 13 FIRST FLOOR SUBTOTAL = 112 SECOND FLOOR: RESIDENTIAL USE 9,392 GROSS SQ. FT. DIVIDE BY 200 = 47 THIRD FLOOR: RESIDENTIAL USE 9,392 GROSS SQ. FT. DIVIDE BY 200 = 47 FOURTH FLOOR: RESIDENTIAL USE 9/392 GROSS SQ. FT. DIVIDE BY 200 = 47 FIFTH FLOOR: RESIDENTIAL USE 6,250 GROSS SQ. FT. DIVIDE BY 200 = 32 SIXTH FLOOR PENTHOUSE: RESIDENTIAL USE 3,920 GROSS SQ. FT. DIVIDE BY 200 = 20 TOTAL BUILDING OCCUPANT LOAD = 356 EGRESS PER TABLE 1006.2.1 OF IBC 2021 SPACES WITH ONE EXIT OR EXIT ACCESS DOORWAY: IN GROUP R-2 OCCUPANCIES, ONE MEANS OF EGRESS IS PERMITTED WITHIN AND FROM INDIVIDUAL DWELLING UNITS WITH A MAXIMUM OCCUPANT LOAD OF 20 (LESS THEN 4,000 S.F.) AND A MAXIMUM COMMONPATH OF EGRESS TRVEL DISTANCE OF 125 FEET WHERE THE UNIT IS EQUIPPED WITH AN AUTOMATIC SPRINKLER SYSTEM. ALL UNITS ARE LESS THAN 4,000 S.F. THE BUILDING IS EQUIPPED WITH AN AUTOMATIC SPRINKLER SYSTEM. THE MAXIMUM COMMON PATH OF EGRESS TRAVEL IS ___. PER SECTION 1006.3.4.5 IINDIVIDUAL SINGLE STORY OR MULTISTORY DWELLING UNITS SHALL BE PERMITTED TO HAVE A SINGLE EXIT OR ACCESS TO A SINGLE EXIT FROM THE DWELLING UNIT PROVIDED THAT BOTH OF THE FOLLOWING CONDITIONS ARE MET: 5.1 THE DWELLING UNIT COMPLIES WITH SECTION 1006.2.1 AS A SPACE WITH ONE MEANS OF EGRESS. 5.2 EITHER THE EXIT FROM THE DWELLING UNIT DISCHARGES DIRECTLY TO THE EXTERIOR AT THE LEVEL OF EXIT DISHARGE OR THE EXIT ACCESS OUTSIDE THE DWELLING UINIT PROVIDES ACCESS TO NOT LESS THAN TWO APPROVED INDEPENDANT EXITS. ALL DWELLING UNITS COMPLY WITH SECTION 1006.2.1 AS A SPACE WITH ONE EXIT. ALL DWELLING UNITDS HAVE ACCESS TO TWO APPROVED MEANS OF EGRESS FROM THE EXIT ACCESS OUTSIDE THE DWELLING UNIT. MINIMUM WIDTH FOR EGRESS STAIRS PER 2021 IBC 1011.2: 44 INCHES WIDTH. MAXIMUM LENGTH OF EXIT TRAVEL PER 2015 IBC TABLE 1017.2: 250 FEET. REQUIRED STAIR EGRESS WIDTH PER 2021 IBC 1005.3.1 STAIRWAYS: FOR OTHER THAN H AND I-2 OCCUPANCIES, THE CAPACITY, IN INCHES, OF MEANS OF EGRESS STAIRWAYS SHALL BE CALCULATED BY MULTIPLYING THE OCCUPANT LOAD SERVED BY SUCH STAIRWAYS BY A MEANS OF EGRESS CAPACITY FACTOR OF 0.2 INCH PER OCCUPANT IN BUILDINGS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM INSTALLED IN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.3.1.2 AND AN EMERGENCY VOICE/ALARM COMMUNICATION SYSTEM IN ACCORDANCE WITH SECTION 907.5.2.2. PER 1005.3.1 WHERE STAIRWAYS SERVE MORE THAN ONE STORY, ONLY THE OCCUPANT LOAD OF EACH STORY CONSIDERED INDIVUALLY SHALL BE USED IN CALCULATING THE REQUIRED CAPACITY OF THE STAIRWAY SERVING THAT STORY. THE LARGEST STORY IS ___ SQUARE FEET AND HAS AN OCCUPANT LOAD OF ____. THE OCCUPANT LOAD OF ___ SQUARE FEET x 0.2 INCHES PER OCCUPANT = ___ REQUIRED STAIRWAY WIDTH. A TOTAL OF __" OF STAIRWAY WIDTH HAS BEEN PROVIDED. PROVIDED. REQUIRED DOOR EGRESS WIDTH PER 2021 IBC 1005.3.2 FOR OTHER THAN H AND I-2 OCCUPANCIES, THE CAPACITY, IN INCHES, OF MEANS OF EGRESS COMPONENTS OTHER THAN STAIRWAYS SHALL BE CALCULATED BY MULTIPLYING THE OCCUPANT LOAD SERVED BY SUCH COMPONENT BY A MEANS OF EGRESS CAPACITY FACTOR OF 0.15 INCH PER OCCUPANT IN BUILDINGS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM INSTALLED IN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.3.1.2 AND AN EMERGENCY VOICE/ALARM COMMUNICATION SYSTEM IN ACCORDANCE WITH SECTION 907.5.2.2. PER 1005.3.1 WHERE STAIRWAYS SERVE MORE THAN ONE STORY, ONLY THE OCCUPANT LOAD OF EACH STORY CONSIDERED INDIVUALLY SHALL BE USED IN CALCULATING THE REQUIRED CAPACITY OF THE STAIRWAY SERVING THAT STORY. ITEM 2: WITHIN 30 FEET DISTANCE OF TRAVEL FROM COMMERCIAL COOKING EQUIPMENT AND FROM DOMESTIC COOKING EQUIPMENT IN GROUP I-1; I-2, CONDITION 1; AND R-2 COLLEGE DORMITORY OCCUPANCIES. ITEM 2 IS NOT APPLICABLE TO THE INITIAL BUILDING CONSTRUCTION. IF THE COMMERCIAL/RETAIL SPACES ON THE FIRST FLOOR INCLUDE COMMERCIAL COOKING FACILITIES, THEN THE PROVISIONS OF ITEM 2 MUST BE FOLLOWED. ITEM 3: IN AREAS WHERE FLAMMABLE OR COMBUSTIBLE LIQUIDS ARE STORED, USED OR DISPENSED. ITEM 3 IS NOT APPLICABLE TO THE INITIAL BUILDING CONSTRUCTION. IF THE COMMERCIAL / RETAIL SPACES ON THE FIRST FLOOR INCLUDED THE STORAGE, USE OR DISPENSING OF FLAMMABLE OR COMBUSTIBLE FLUIDS, THEN THE PROVISIONS OF ITEM 3 MUST BE FOLLOWED. ITEM 4: ON EACH FLOOR OF STRUCTURES UNDER CONSTRUCTION EXCEPT GROUP R3 OCCUPANCIES, IN ACCORDANCE WITH SECTION 3315.1 OF THE INTERNATIONAL FIRE CODE. ITEM 4 IS APPLICABLE TO THE BUILDING WHILE UNDER CONSTRUCTION. ITEM 5: WHERE REQUIRED BY THE INTERNATIONAL FIRE CODE SECTIONS INDICATED IN TABLE 906.1. ITEM 5 IS APPLICABLE TO THIS PROJECT AND INCLUDES A NU,BER OF DIFFERENT SUBJECTS THAT REQUIRE ADDITIONAL PORTABLE FIRE EXTINGUISHERS, MOST OF WHICH ARE NOT APPLICABLE TO THIS PROJECT. SOME, BUT NOT NECESSARILY ALL, SUBJECTS THAT MAY BE APPLICABLE TO THIS PROJECT INCLUDE DRY CLEANING PLANTS, INDUSTRIAL OVENS, AND REPAIR GARAGES IF INCLUDED IN THE BUILD OUT OF THE RETAIL / COMMERCIAL SPACES AND PORTABLE GENERATORS, ASPHALT KETTLES, AND ROOFING OPERATIONS DURING CONSTRUCTION. THE GENERAL CONTRACTOR SHALL REVIEW TABLE 906.1 AND FOLLOW THE REQUIREMENTS AS APPLICABLE TO THE PROJECT CONSTRUCTION ITEM 6: SPECIAL HAZARD AREAS, INCLUDING BUT NOT LIMITED TO LABORATORIES, COMPUTER ROOMS AND GENERATOR ROOMS, WHERE REQUIRED BY THE FIRE CODE OFFICIAL. ITEM 6 IS NOT APPLICABLE TO THE INITIAL BUILDING CONSTRUCTION. IF THE COMMERCIAL/RETAIL SPACES ON THE FIRST FLOOR AND BASEMENT ARE DEVELOPED TTO INCLUDE THESE USES OR ANY OTHER USE WHERE THE FIRE CODE OFFICAL REQUIRES, THEN THE OPROVISIONS OF ITEM 6 MUST BE FOLLOWED. TYPE 2 - A FIRE EXTINGUISHERS ARE REQUIRED AND THE MAXIMUM TRAVEL DISTANCE TO AN EXTINGUISHER SHALL NOT EXCEED 75 FEET PER TABLE 906.3 (1) OF IBC 2021. INTERIOR FINISH REQUIREMENTS PER IBC 2021 2021 IBC SECTION 803 WALL AND CEILING FINISHES SECTION 803 WALL AND CEILING FINISHES TABLE 803.13 INTERIOR WALL AND CEILING FINISHES BY OCCUPANCY OCCUPANCY: R-2 RESIDENTIAL - SPRINKLER. WALL AND CEILING FINISHES IN EXIT STAIRWAYS AND EXIT PASSAGEWAYS: CLASS B. WALL AND CEILING FINISH IN CORRIDORS AND ENCLOSURE FOR EXIT ACCESS STAIRWAYS AND RAMPS: CLASS B. ROOMS AND ENCLOSED SPACES: CLASS C PER IBC 2021 803.1.1: CLASS BE: FLAMESPREAD INDEX 26-75; SMOKE DEVELOPED INDEX 0-450. CLASS C: FLAMESPREAD INDEX: 76-200; SMOKE DEVELOPED INDEX 0-450. PER IBC 2021 804.4.2 INTERIOR FLOOR FINISH REQUIREMENTS INTERIOR FLOOR FINISHES SHALL COMPLY WITH DOC FF1 "PILL TEST" AND ASTM D 2859. SPRINKLER BUILDING IS EQUIPPED WITH AN AUTOMATIC SPRINKLER SYSTEM. FIRE EXTINGUISHERS FIRE EXTINGUISHERS ARE REQUIRED IN NEW R-2 OCCUPANCIES PER 906.1 OF IBC 2021. IN GROUP R2 OCCUPANCIES, PORTABLE FIRE EXTINGUISHERS SHALL BE REQUIRED ONLY IN LOCATIONS SPECIFIED IN ITEMS 2 THROUGH 6 WHERE EACH DWELLING UNIT IS PROVIDED WITH A PORTABLE FIRE EXTINGUISHER HAVING A MINIMUM RATING OF 1-A:10-B:C. ACCESSIBILITY - GENERAL REQUIREMENTS 1. SEE THE ENLARGED BATHROOM AND KITCHEN PLANS AND ELEVATIONS AND ASSOCIATED NOTES FOR ACCESSIBILITY REQUIREMENTS IN THOSE AREAS. 2. ELECTRICAL OUTLETS A. ELECTRICAL OUTLETS SHALL BE MOUNTED BETWEEN 15 INCHES AND 48 INCHES ABOVE THE FLOOR AND NO LESS THAN 18 INCHES FROM INTERIOR CORNERS. B. AT LEAST ONE ELECTRICAL OUTLET SHALL BE LOCATED ON THE SAME WALL AS THE TELEPHONE OUTLET AND DOOR CHIME. C. WHEREVER EXTERIOR DECKS, PATIOS OR BALCONIES ARE PROVIDED, AN EXTERIOR OUTLET SHALL ALSO BE PROVIDED. 3. OPERABLE PORTIONS OF ALL CONTROLS, ALARMS AND INTERCOMS SHALL BE LOCATED BETWEEN 36 INCHES AND 48 INCHES ABOVE THE FINISH FLOOR AND 18 INCHES MINIMUM FROM INTERIOR CORNERS. PROJECT # DATE: SCALE: DRAWN BY: CHECKED BY: CR O N A N D E M P S E Y 35 C A R O L I N E S T R E E T SA R A T O G A S P R I N G , N Y 1 2 8 6 6 VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH CONSTRUCTION. GENERAL NOTE: 10 F o r b e s R o a d W e s t - S u i t e 2 1 0 B r a i n t r e e , M a s s a c h u s e t t s 0 2 1 8 4 T e l : 6 1 7 - 2 8 2 - 0 0 3 0 As indicated 6/24/2025 2:51:48 PM BU I L D I N G C O D E 23-135 06-20-2025 DK WC T1 REV. DATE DESCRIPTION BUILDING CODE ANALYSIS UP UP CAR ELEVATOR ELEV. MECH. ROOM 1 x 2 x 3 x 4 x 5 x 6 x 7 x 12 x 11 x 10 x 9 x 13 x 14 x 15 x 19 16 x 18 PARKING ON SLAB 19 SPACES ( x ) CAR LIFT +17 ADDITION SPACES FOR TOTAL 36 VEHICLES. 3 EV CHARGER STATIONS WILL BE PROVIDED. NOTE: ELEVATOR EV C H A R G E R EV C H A R G E R EV C H A R G E R 17 x 8 x CAR ELEVATOR 10 ' - 2 " 211 SF SPRINKLER ROOM 166 SF ELECTRIC ROOM 177 SF COMMON170 SF BIKE STORAGE THIS LEVEL IS FULL VALET PARKING ONLY. NOTE: 9' - 0" 9' - 2 " 9' - 0 " 9' - 0 " 9' - 0 " 9' - 0 " 9' - 0 " 9' - 0 " 9' - 2 " 9' - 0 " 9' - 0 " 9' - 0 " 9' - 0 " 9' - 0 " 9' - 0 " 9' - 2 " 9' - 0 " 001 001 001 001 001 001 001 001 1 1 1 1 1 1 1 1 6 F F F F F FF F 9' - 0 " 3' - 1 " 11' - 1" 11' - 9"64' - 3" 4' - 1 " 11 ' - 2 " 11 ' - 2 " 66 ' - 4 " 107' - 7" 71 ' - 7 " 21 ' - 2 " 92 ' - 9 " 107' - 7" 88 ' - 8 " PROJECT # DATE: SCALE: DRAWN BY: CHECKED BY: CR O N A N D E M P S E Y 35 C A R O L I N E S T R E E T SA R A T O G A S P R I N G , N Y 1 2 8 6 6 VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH CONSTRUCTION. GENERAL NOTE: 10 F o r b e s R o a d W e s t - S u i t e 2 1 0 B r a i n t r e e , M a s s a c h u s e t t s 0 2 1 8 4 T e l : 6 1 7 - 2 8 2 - 0 0 3 0 3/16" = 1'-0" 6/24/2025 2:50:27 PM BA S E M E N T F L O O R P L A N 23-135 06-20-2025 DK WC A0 3/16" = 1'-0"1 BASEMENT REV. DATE DESCRIPTION DN UP DN DN UP DN DN ELEVATOR 199 SF BIKE PARKING OFFICE RAMP UP 1/12 ELEV.276.5 ELEV. 277 ELEV. 275.3 ELEV. 277.7 ELEV. 277 ELEV. 276.2 RAMP UP 1/12 ELEV. 274.39 ELEV. 275.5 ELEV. 274.7 ELEV. 278ELEV. 278 ELEV. 274.7 665 SF COMMON 199 SF TRASH 2396 SF RETAIL - 1 2670 SF RETAIL - 2 RAMP UP 1/12 RESIDENTIAL ENTRANCE 92 SF MAIL ROOM LOBBY 8' - 8"7' - 6" 16' - 11" 7' - 1 0 " 12' - 0" 5' - 0 " 20' - 6" 8' - 0 " 25' - 8"5' - 0" CAR ELEVATOR CAR ELEVATOR 58 ' - 4 " 10' - 11" Caroline Street Pa v i l i o n P l a c e B B F D F D E C D D C F G G 001A 002 002 002 001 002 005 002 003 005 003 003 101A 100A 101A 101ABB A A B B B B101A A1 2 A1 A1 A1 A1 3 3 6 A1 2 2 3 2 2 3 A1 A1 2 3 3 A1 3 A A A A A A A A A AA AA A A A A A A A A A A1 11 ' - 1 " 10 ' - 1 0 " 8' - 5 " 23' - 8"8' - 1"20' - 2"11' - 6"15' - 5"11' - 6"17' - 3" 53' - 4"53' - 4" 22 ' - 1 0 " 5' - 4 " 10 ' - 8 " 26 ' - 0 " 7' - 4 " 20 ' - 8 " 88' - 5"19' - 2" 107' - 7" 88 ' - 8 " 4' - 1 " 107' - 7" 92 ' - 9 " PROJECT # DATE: SCALE: DRAWN BY: CHECKED BY: CR O N A N D E M P S E Y 35 C A R O L I N E S T R E E T SA R A T O G A S P R I N G , N Y 1 2 8 6 6 VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH CONSTRUCTION. GENERAL NOTE: 10 F o r b e s R o a d W e s t - S u i t e 2 1 0 B r a i n t r e e , M a s s a c h u s e t t s 0 2 1 8 4 T e l : 6 1 7 - 2 8 2 - 0 0 3 0 3/16" = 1'-0" 6/24/2025 2:50:28 PM FI R S T F L O O R P L A N 23-135 06-20-2025 DK WC A1 3/16" = 1'-0"1 FIRST FLOOR REV. DATE DESCRIPTION D W DW D W DW UP DN UP D W REF. REF. REF. RE F . REF. RE F . D W ELEVATOR MASTER BEDROOM BEDROOM MASTER BEDROOM MASTER BEDROOM BEDROOM 1263 SF UNIT 201 - TWO BEDROOMS 1696 SF UNIT 204 - TWO BEDROOMS 1403 SF UNIT 205 - TWO BEDROOMS 1364 SF UNIT 206 - TWO BEDROOMS BEDROOM CLOSET CLOSET WALK-IN CLOSET 1434 SF UNIT 203 - TWO BEDROOMS BEDROOMBEDROOM CLOSET 431 SF COMMON MASTER BEDROOM 847 SF UNIT 202 - ONE BEDROOM BEDROOM CLOSET CLOSET DEN CLOSET DEN 13' - 2"10' - 7" 8' - 0" 3' - 2" 15' - 10"9' - 0"15' - 5"13' - 3"14' - 3" 13 ' - 3 " 2' - 4 " 8' - 1 0 " 11 ' - 5 " 8' - 0 " 8' - 0 " 17 ' - 1 " 2' - 5 " 17 ' - 5 " 22' - 7"14' - 7"38' - 0"15' - 0"12' - 7" 17 ' - 7 " 11 ' - 1 1 " 16 ' - 1 1 " 11 ' - 5 " 11 ' - 5 " 3 ' - 3 " 20 ' - 3 " 102' - 8" 88 ' - 8 " 92 ' - 9 " 102' - 8" H H H H H H H H H H HHHHHG H I H G H H H G A A A A A A A A A A A A A A A A A A 102A 102A 102A 102A 102A 102A102A 002 003 2 2 1 2 2 1 2 2 2 1 002 003 PROJECT # DATE: SCALE: DRAWN BY: CHECKED BY: CR O N A N D E M P S E Y 35 C A R O L I N E S T R E E T SA R A T O G A S P R I N G , N Y 1 2 8 6 6 VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH CONSTRUCTION. GENERAL NOTE: 10 F o r b e s R o a d W e s t - S u i t e 2 1 0 B r a i n t r e e , M a s s a c h u s e t t s 0 2 1 8 4 T e l : 6 1 7 - 2 8 2 - 0 0 3 0 3/16" = 1'-0" 6/24/2025 2:50:29 PM TY P I C A L F L O O R P L A N 23-135 06-20-2025 DK WC A2 3/16" = 1'-0"1 TYPICAL FLOOR PLAN REV. DATE DESCRIPTION DNUP UP D W DW D W DW D W REF. REF. REF. RE F . REF. RE F . D W ELEVATOR 427 SF COMMON G H G H H H H H H H H H H H H H H HHHHHG H I H 13' - 2"10' - 7" 8' - 0" 3' - 2" 15' - 10"9' - 0"15' - 5"13' - 3" 1' - 6" 12' - 9" 13 ' - 3 " 2' - 4 " 8' - 1 0 " 11 ' - 5 " 8' - 0 " 8' - 0 " 17 ' - 1 " 2' - 5 " 17 ' - 5 " 22' - 7"14' - 7"14' - 9"11' - 6"11' - 9"15' - 0"12' - 7" 20 ' - 3 " 3' - 3 " 11 ' - 5 " 10 ' - 1 1 " 17 ' - 5 " 11 ' - 1 1 " 17 ' - 7 " 88 ' - 8 " 88' - 5"14' - 3" 92 ' - 9 " 102' - 8" PROJECT # DATE: SCALE: DRAWN BY: CHECKED BY: CR O N A N D E M P S E Y 35 C A R O L I N E S T R E E T SA R A T O G A S P R I N G , N Y 1 2 8 6 6 VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH CONSTRUCTION. GENERAL NOTE: 10 F o r b e s R o a d W e s t - S u i t e 2 1 0 B r a i n t r e e , M a s s a c h u s e t t s 0 2 1 8 4 T e l : 6 1 7 - 2 8 2 - 0 0 3 0 3/16" = 1'-0" 6/24/2025 2:50:29 PM TH I R D F L O O R P L A N 23-135 06-20-2025 DK WC A3 3/16" = 1'-0"1 THIRD FLOOR REV. DATE DESCRIPTION UP DN UPDN D W DW D W DW D W REF. REF. REF. RE F . REF. RE F . D W ELEVATOR 427 SF COMMON G H G H H H H H H H H H H H H H H H HHHHHGH I H 13' - 2"10' - 7" 8' - 0" 3' - 2" 15' - 10"9' - 0"15' - 5"13' - 3" 1' - 6" 12' - 9" 88' - 5"14' - 3" 102' - 8" 22' - 7"14' - 7"14' - 9"11' - 6"11' - 9"15' - 0"12' - 7" 17 ' - 5 " 2 ' - 5 " 1 7 ' - 1 " 8' - 0 " 8 ' - 0 " 1 1 ' - 5 " 8 ' - 1 0 " 2 ' - 4 " 1 3 ' - 3 " 88 ' - 8 " 102' - 8" 20 ' - 3 " 3' - 3 " 11 ' - 5 " 10 ' - 1 1 " 17 ' - 5 " 11 ' - 1 1 " 17 ' - 7 " 92 ' - 9 " PROJECT # DATE: SCALE: DRAWN BY: CHECKED BY: CR O N A N D E M P S E Y 35 C A R O L I N E S T R E E T SA R A T O G A S P R I N G , N Y 1 2 8 6 6 VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH CONSTRUCTION. GENERAL NOTE: 10 F o r b e s R o a d W e s t - S u i t e 2 1 0 B r a i n t r e e , M a s s a c h u s e t t s 0 2 1 8 4 T e l : 6 1 7 - 2 8 2 - 0 0 3 0 3/16" = 1'-0" 6/24/2025 2:50:30 PM FO U R T H F L O O R P L A N 23-135 06-20-2025 DK WC A4 3/16" = 1'-0"1 FOURTH FLOOR REV. DATE DESCRIPTION UP UP DN DN REF. RE F . D W REF.REF. D W D W REF. D WD W ELEVATOR 459 SF COMMON 1095 SF UNIT 501- THREE BEDROOMS 1234 SF UNIT 502- THREE BEDROOMS 876 SF UNIT 503 - TWO BEDROOMS 973 SF UNIT 504 - TWO BEDROOMS 934 SF UNIT 505 - TWO BEDROOMS BEDROOM BEDROOM MASTER BEDROOM BEDROOM MASTER BEDROOM MASTER BEDROOM MASTER BEDROOM BEDROOM MASTER BEDROOM BEDROOMBEDROOM BEDROOM 12' - 1" 8' - 10"15' - 3" 4' - 4" 4' - 4" 15' - 4"8' - 9" 12' - 7" 11 ' - 6 " 2' - 6 " 24 ' - 1 0 " 20 ' - 1 " 2' - 7 " 14 ' - 1 1 " 11' - 5" 2' - 6" 12' - 6"10' - 7" 10' - 5" 11' - 11" 11' - 10" 10' - 10" 14 ' - 1 1 " 22 ' - 8 " 24 ' - 1 0 " 2' - 6 " 1 1 ' - 6 " 81' - 11" 76 ' - 5 " 81' - 11" 76 ' - 5 " 10' - 0" 5' - 1 0 " 9' - 9" 9' - 6 " 10' - 0" 1' - 9 " H H H H H H H H H H H H H HHHHH H H H H H H H PROJECT # DATE: SCALE: DRAWN BY: CHECKED BY: CR O N A N D E M P S E Y 35 C A R O L I N E S T R E E T SA R A T O G A S P R I N G , N Y 1 2 8 6 6 VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH CONSTRUCTION. GENERAL NOTE: 10 F o r b e s R o a d W e s t - S u i t e 2 1 0 B r a i n t r e e , M a s s a c h u s e t t s 0 2 1 8 4 T e l : 6 1 7 - 2 8 2 - 0 0 3 0 3/16" = 1'-0" 6/24/2025 2:50:30 PM FI F T H F L O O R P L A N 23-135 06-20-2025 DK WC A5 3/16" = 1'-0"1 FIFTH FLOOR REV. DATE DESCRIPTION DN DN REF. WDWD RE F . LADDER ELEVATOR 236 SF COMMON BEDROOM BEDROOM MASTER BEDROOM MASTER BEDROOM 1396 SF PENTHOUSE - 101 1530 SF PENTHOUSE - 102 MECHANICAL ROOM 22' - 8"26' - 0"22' - 2" 18 ' - 8 " 2 ' - 5 " 34 ' - 5 " 14' - 8"15' - 4" 5' - 6" 5' - 6" 15' - 3"14' - 9" 18 ' - 8 " 2 ' - 5 " 34 ' - 5 " BEDROOM BEDROOM CLOSETCLOSET 5' - 6" 10 ' - 6 " 10 ' - 6 " 10 ' - 0 " 10 ' - 0 " LINE OF TYPICAL FLOOR BULD BELOW 10 ' - 6 " 6' - 4 " 10' - 3"5' - 6" 10' - 3" 5' - 6" 10' - 6" 5' - 6"10' - 6" 10 ' - 6 " 6' - 4 " KJK K K K K K K K K K K J KK PROJECT # DATE: SCALE: DRAWN BY: CHECKED BY: CR O N A N D E M P S E Y 35 C A R O L I N E S T R E E T SA R A T O G A S P R I N G , N Y 1 2 8 6 6 VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH CONSTRUCTION. GENERAL NOTE: 10 F o r b e s R o a d W e s t - S u i t e 2 1 0 B r a i n t r e e , M a s s a c h u s e t t s 0 2 1 8 4 T e l : 6 1 7 - 2 8 2 - 0 0 3 0 3/16" = 1'-0" 6/24/2025 2:50:31 PM PE N T H O U S E P L A N 23-135 06-20-2025 DK WC A6 3/16" = 1'-0"1 PENTHOUSE REV. DATE DESCRIPTION SITE USE PLAN0' - 0" TYPICAL FLOOR PLAN12' - 0" THIRD FLOOR22' - 0" FOURTH FLOOR 32' - 0" FIFTH FLOOR42' - 0" PENTHOUSE52' - 0" ROOF63' - 0" 0 2'-0" 4'-0"8'-0" SCALE: 1/4" = 1'-0" 12 ' - 0 " 10 ' - 0 " 10 ' - 0 " 10 ' - 0 " 10 ' - 0 " 11 ' - 0 " KEARNEY BLOCK 35 CAROLINE RESTAURANT 3 4 1 2KEY PLAN Caroline Street Pa v i l i o n P l a c e PROJECT # DATE: SCALE: DRAWN BY: CHECKED BY: CR O N A N D E M P S E Y 35 C A R O L I N E S T R E E T SA R A T O G A S P R I N G , N Y 1 2 8 6 6 VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH CONSTRUCTION. GENERAL NOTE: 10 F o r b e s R o a d W e s t - S u i t e 2 1 0 B r a i n t r e e , M a s s a c h u s e t t s 0 2 1 8 4 T e l : 6 1 7 - 2 8 2 - 0 0 3 0 As indicated 6/24/2025 3:02:26 PM BU I L D I N G E L E V A T I O N S 1 M A I N EN T R A N C E 23-135 06-20-2025 DK WC A7 1/4" = 1'-0"1 ELEVATION 1 MAIN ENTRANCE REV. DATE DESCRIPTION SITE USE PLAN0' - 0" TYPICAL FLOOR PLAN12' - 0" THIRD FLOOR 22' - 0" FOURTH FLOOR32' - 0" FIFTH FLOOR42' - 0" PENTHOUSE52' - 0" ROOF 63' - 0" 0 2'-0" 4'-0"8'-0" SCALE: 1/4" = 1'-0" 35 CAROLINE SHOP KEARNEY BLOCK SHOP 3 4 1 2KEY PLAN Caroline Street Pa v i l i o n P l a c e PROJECT # DATE: SCALE: DRAWN BY: CHECKED BY: CR O N A N D E M P S E Y 35 C A R O L I N E S T R E E T SA R A T O G A S P R I N G , N Y 1 2 8 6 6 VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH CONSTRUCTION. GENERAL NOTE: 10 F o r b e s R o a d W e s t - S u i t e 2 1 0 B r a i n t r e e , M a s s a c h u s e t t s 0 2 1 8 4 T e l : 6 1 7 - 2 8 2 - 0 0 3 0 As indicated 6/24/2025 2:51:01 PM BU I L D I N G E L E V A T I O N S 2 23-135 06-20-2025 DK WC A8 1/4" = 1'-0"1 ELEVATION 2 REV. DATE DESCRIPTION SITE USE PLAN0' - 0" TYPICAL FLOOR PLAN12' - 0" THIRD FLOOR22' - 0" FOURTH FLOOR 32' - 0" FIFTH FLOOR42' - 0" PENTHOUSE52' - 0" ROOF63' - 0" 0 2'-0" 4'-0"8'-0" SCALE: 1/4" = 1'-0" 3 4 1 2KEY PLAN Caroline Street Pa v i l i o n P l a c e PROJECT # DATE: SCALE: DRAWN BY: CHECKED BY: CR O N A N D E M P S E Y 35 C A R O L I N E S T R E E T SA R A T O G A S P R I N G , N Y 1 2 8 6 6 VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH CONSTRUCTION. GENERAL NOTE: 10 F o r b e s R o a d W e s t - S u i t e 2 1 0 B r a i n t r e e , M a s s a c h u s e t t s 0 2 1 8 4 T e l : 6 1 7 - 2 8 2 - 0 0 3 0 As indicated 6/24/2025 2:51:17 PM BU I L D I N G E L E V A T I O N S 3 23-135 06-20-2025 DK WC A9 1/4" = 1'-0"1 ELEVATION 3 REV. DATE DESCRIPTION SITE USE PLAN 0' - 0" TYPICAL FLOOR PLAN12' - 0" THIRD FLOOR22' - 0" FOURTH FLOOR32' - 0" FIFTH FLOOR 42' - 0" PENTHOUSE52' - 0" ROOF63' - 0" 0 2'-0" 4'-0"8'-0" SCALE: 1/4" = 1'-0" 3 4 1 2KEY PLAN Caroline Street Pa v i l i o n P l a c e PROJECT # DATE: SCALE: DRAWN BY: CHECKED BY: CR O N A N D E M P S E Y 35 C A R O L I N E S T R E E T SA R A T O G A S P R I N G , N Y 1 2 8 6 6 VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH CONSTRUCTION. GENERAL NOTE: 10 F o r b e s R o a d W e s t - S u i t e 2 1 0 B r a i n t r e e , M a s s a c h u s e t t s 0 2 1 8 4 T e l : 6 1 7 - 2 8 2 - 0 0 3 0 As indicated 6/24/2025 2:51:31 PM BU I L D I N G E L E V A T I O N 4 23-135 06-20-2025 DK WC A10 1/4" = 1'-0"1 ELEVATION 4 REV. DATE DESCRIPTION PROJECT # DATE: SCALE: DRAWN BY: CHECKED BY: CR O N A N D E M P S E Y 35 C A R O L I N E S T R E E T SA R A T O G A S P R I N G , N Y 1 2 8 6 6 VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH CONSTRUCTION. GENERAL NOTE: 10 F o r b e s R o a d W e s t - S u i t e 2 1 0 B r a i n t r e e , M a s s a c h u s e t t s 0 2 1 8 4 T e l : 6 1 7 - 2 8 2 - 0 0 3 0 6/24/2025 2:51:38 PM RE N D E R I N G 23-135 06-20-2025 DK WC A20 REV. DATE DESCRIPTION Exhibit D Exhibit D CiTY OF SARATOGA SPRINGS MARK PINGEL, Chair JOSEPH FERRANTE, Vice Chair PLANNING BOARD KERRY MAYO “ BILL MCTYGUE City Hall - 474 Broadway Eis teeitce Saratoga Springs, New York 12866 Ree waite Tel: 518-587-3550 : JENNIFER JOHNSON, Alternate www.Saratoga-springs.org CITY OF NOTICE OF DECISION SARATOGA SPRINGS 11/6/2025 ACCOUNTS DEPARTMENT In the matter of the application #20250566 Oldest Lighthouse, LLC 33-35 Caroline St. Saratoga Springs, NY 12866 Involving the premises with tax parcel nos. 165.60-1-27, 28 & 29 in the City of Saratoga Springs, on an application for site plan review for a mixed-use project consisting of 25 dwelling units, approx. 5,000 sq. ft. retail (commercial), and associated site work in the Urban Core (T-6) District. In accordance with 6 NYCRR Part 617, the Planning Board classified the action as an Unlisted Action, and issued the following decision on October 16, 2025 passed 5-1 in favor: Pingel, Ferrante, Mayo, White, Johnson: MI Issue a Negative SEQRA Declaration And, in accordance with Site Plan Review approval standards in the Unified Development Ordinance, Article 13.5, the Planning Board issued the following decision on October 16, 2025 passed 5-1 in favor: Pingel, Ferrante, Mayo, White, Johnson: M Approve site plan set (as revised and dated August 26, 2025) subject to the following revisions and conditions: 1. Residential unit #202 shall be deed restricted as rentable at an affordable rate (up to 60% AMI) for a 30-year period. 2. Verification of filing of the deed for residential unit #202 (with restrictions) shall be submitted prior to Certificate of Occupancy. 3. Two street trees within tree grates (per City standard detail) shall be installed along the Pavilion Row frontage. 4. One pedestrian street light shall be installed between the two street trees along the Pavilion Row frontage. 5. A pedestrian warning system shall be installed at the garage entrance. The required public civic space shall be located off-site, improvements/fee in lieu subject to DPW approval and administrative action by the Chair. Page 1 of 2 7. The Board accepts the fee in lieu of dedication of recreation lands for each of the 25 residential units. 8. The construction staging plan shall be provided to the satisfaction of DPW and DPS. 9. Final plans shall be provided to the satisfaction of DPW. 10. A lot line adjustment application shall be submitted to consolidate the lots subject to administrative action by the Chair. The applicant is required to: 1. Provide documentation of conformance with all required conditions of approval. 2. Deliver a letter of credit or cash escrow in the amount approved by the City Engineer to the City. This must occur prior to final signature by the Planning Board Chair. 3. Submit two (2) paper copies and one (1) electronic copy of the final approved site plan set for signature by the Planning Board Chair within eighteen (18) months of approval as per Article 13.5 of the Unified Development Ordinance. Note: this approval shall expire within eighteen (18) months of the signature of final plans if the applicant has not started actual construction as per Article 13.5 of the UDO. November 5, 2025 Date Chair Exhibit E Exhibit E WILLIAM CHRISTOPHER — ARCHITECT 86 Tuttle Street, Dorchester, MA,02126 857-264-8085 wpcl00@me.com February 27, 2026 VIA EMAIL & FEDERAL EXPRESS Susan Barden, AICP Office Planning & Economic Development City of Saratoga Springs 474 Broadway Saratoga Springs, NY 12866 Re: 33-35 Caroline Street, Mixed Use Development — Revised Renderings Project Site: 33-35 Caroline Street (SBL 160-1-27/28/29) Dear Ms. Barden: Our office is the architect of record for the proposed mixed-use development on property located at 33-35 Caroline Street in the City of Saratoga Springs, New York (SBL 160-1-27/28/29) (“Project Site”). The property owner, Oldest Lighthouse, LLC (“Applicant”), previously received full Design Review Board approval and Planning Board approval for the proposed project, which project includes two retail uses on the ground floor (2,396 SF and 2,670 SF) with twenty-five (25) residential dwelling units on the top floors (the “Project”). The proposed residential units include three (3) 1- bedrooms units, eighteen (18) 2-bedroom units, and four (4) 3-bedroom units. The Project also includes 36 parking spaces to be located both below ground and on the first floor, which off-street parking spaces will be dedicated to the residential units and valet services provided. The Project has been under review by the City of Saratoga Springs Building Department for the required building permit. It has come to our attention that the northern elevation requires some slight modifications. The New York State Building Code requires a five-foot (SFT) separation between the proposed northern elevation (elevation 4) windows and the lot line. As defined by table 705.8 The originally approved plan by the City’s Design Review Board (“DRB”) did not meet this requirement. As such, the design team has added balconies to the northern elevation and stepping back the windows from the lot line by five feet (5 FT) for compliance with the New York State Building Code. In order to meet the required unprotected opens required by the New York State Building Code, we had to create a 5-foot separation between the building and the property line. We will be using the same material and windows as was originally approved. Basically, we extended the balconies across the area of the windows to create the separations. Please refer to the two attached drawings of elevation 4. Pursuant to the City of Saratoga Unified Development Ordinance (“UDO”) § 13.9(G)(2)(i), “[t]he Design Review Board Chairperson has the authority to approve minor modifications to existing Design Review Board approvals if the Chairperson deems the changes are not material, substantial, or substantive in nature and are not contrary to the intent of the original decision. The Design Review Board Chairperson must issue all administrative approvals in writing and report them to the Design Review Board.” (Emphasis added). Here, the addition of the balconies on the north elevation is not a material change and is consistent with the prior approval because the balconies replicate the balconies on the other elevations of the Project, which were previously approved by the DRB. In addition, the changes to the northern elevation are not substantial or substantive in nature because they are consistent with the overall aesthetic of the building and, most importantly, required by the New York State Building Code. The Applicant weighed its options of including fire rated windows on this northern elevation, however, such an option would limit the operability of the windows and is cost prohibitive. In accordance with the above, we ask that, pursuant to UDO § 13.9(G)(2)(i), the DRB Chairperson make the administrative decision that the minor changes to the Project noted above do not require full DRB approval. For your review, we have enclosed the following documents: 1) DRB Application Form; and 2) Drawings of elevation 4 as was originally designed and as currently proposed. We have also enclosed the DRB application fee in the amount of $300 for a fagade change for the Project. While the above change is more likely “post work application”, there was no such fee associated in the fee schedule. To the extent that this amendment to the Project requires to be placed on a DRB agenda, we ask that it be placed on the next available agenda to allow the Applicant to commence construction as soon as possible. Thank you for your attention to and consideration of this matter. Please do not hesitate to contact our office with any questions. Please contact this office if you have any questions, comments or concerns. SIncerely Yours, Uilt. William Christopher - Architect FIRST FLOOR STAIR 0' - 0" SECOND FLOOR12' - 0" THIRD FLOOR22' - 0" FOURTH FLOOR32' - 0" FIFTH FLOOR 42' - 0" PENTHOUSE52' - 0" ROOF.63' - 0" 0 2'-0" 4'-0"8'-0" SCALE: 1/4" = 1'-0" TOP OF PARAPET64' - 7" 12 ' - 0 " 10 ' - 0 " 10 ' - 0 " 10 ' - 0 " 10 ' - 0 " 11 ' - 0 " 1' - 7 " ALLOWABLE UNPROTECTED OPENING 2ND, 3RD, AND 4TH FLOOR WALL AREA = 71.5 X 10 = 715 SF. 715 SF × 25%* = 178.75 SF ALLOWABLE UNPROTECTED OPENINGS. 178.75 SF ÷ 19.55 SF PER WINDOW = 9.14 WINDOWS. *SEE TABLE 705.8 - 5'-10' ALLOW 25% UNPROTECTED = 178.75 SF/FL. AREA PER WINDOW = 19.55 SF AREA PER PATIO DOOR = 42 SF 71' - 6" AR E A O F W A L L P E R F L . 7 1 5 S . F . 4' - 0 " 3 4 1 2KEY PLAN Caroline Street Pa v i l i o n P l a c e PROJECT # DATE: SCALE: DRAWN BY: CHECKED BY: CR O N A N D E M P S E Y 35 C A R O L I N E S T R E E T SA R A T O G A S P R I N G , N Y 1 2 8 6 6 VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH CONSTRUCTION. GENERAL NOTE: 86 T u t t l e S t r e e t , D o r c h e s t e r , M a s s a c h u s e t t s 0 2 1 2 5 T e l : 8 5 7 - 2 6 4 -8 0 8 5 As indicated 2/18/2026 2:34:08 PM BU I L D I N G E L E V A T I O N - 4 23-135 09-22-2025 DK WC A11 1/4" = 1'-0"1 ELEVATION 4 Proposed FIRST FLOOR STAIR 0' - 0" SECOND FLOOR12' - 0" THIRD FLOOR22' - 0" FOURTH FLOOR32' - 0" FIFTH FLOOR 42' - 0" PENTHOUSE52' - 0" ROOF63' - 0" 0 2'-0" 4'-0"8'-0" SCALE: 1/4" = 1'-0" TOP OF PARAPET64' - 7" 12 ' - 0 " 10 ' - 0 " 10 ' - 0 " 10 ' - 0 " 10 ' - 0 " 11 ' - 0 " 1' - 7 " 3 4 1 2KEY PLAN Caroline Street Pa v i l i o n P l a c e PROJECT # DATE: SCALE: DRAWN BY: CHECKED BY: CR O N A N D E M P S E Y 35 C A R O L I N E S T R E E T SA R A T O G A S P R I N G , N Y 1 2 8 6 6 VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH CONSTRUCTION. GENERAL NOTE: 10 F o r b e s R o a d W e s t - S u i t e 2 1 0 B r a i n t r e e , M a s s a c h u s e t t s 0 2 1 8 4 T e l : 6 1 7 - 2 8 2 - 0 0 3 0 As indicated 11/4/2025 11:48:08 AM BU I L D I N G E L E V A T I O N 4 25-030 10-30-2025 DK WC A11 1/4" = 1'-0"1 ELEVATION 4 Original