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Design review board clears demolition at 3335 Caroline; raises alarms over proposed six‑story development
Summary
The board found two single‑story commercial buildings at 3335 Caroline Street not historically significant, issued a SEQR negative declaration and approved demolition, but many members said the developer’s proposed six‑story mixed‑use building is too tall and out of context and asked for substantial design revisions.
The Saratoga Springs Design Review Board on July 24 determined that two single‑story commercial buildings at 3335 Caroline Street are not historically or architecturally significant and unanimously approved a SEQR negative declaration and the applicant’s request to demolish the structures.
“After much contemplation… I have determined for myself that it does not have historic or architectural significance,” the board chair said, reading her finding before members moved forward with the SEQR and demolition motions.
Attorney John Kiani, representing Oldest Lighthouse LLC, told the board the existing properties are single‑story concrete and cinder‑block buildings that do not meet current UDO height requirements and that demolition would allow a UDO‑compliant redevelopment. The applicant said the proposal calls for a mixed‑use building with retail at ground level and roughly 26 residential units above, including two penthouses, and that they plan to pursue bonus height and subterranean parking to serve residents.
“It’s a 5 story structure, with residential on the top 4 floors, commercial on the bottom floor,” said architect Buddy Christian as he walked the board through massing, floor plans and renderings for the conceptual design.
Board members commended the clear presentation but repeatedly questioned the project’s scale and street relationship. The chair told the applicant plainly: “This is too tall,” and several members urged the design team to rethink massing and fenestration so the building better relates to Caroline Street’s narrower cross‑section.
Board member Ellen Sheehan emphasized context, saying, “Context is really important,” and other commissioners raised detailed concerns about street‑level rhythm, window proportions, cornices and the visual effect of the roofline. Commissioner Chris Bennett warned that long‑term maintenance issues (for example, a lack of a traditional cornice) can cause future problems, saying, “Cornices are really important to a building.”
The board made two formal decisions during the item: first, it determined both existing structures are not historically significant and second, after reviewing Part 1 and Part 2 of the SEQR/SEQR‑equivalent form, it issued a negative declaration of environmental significance and approved demolition as submitted. The motions were seconded and carried with no recorded opposition.
The applicant and design team were instructed to return with more detailed sections, street‑wall studies showing height datum comparisons and refined elevations that address the board’s comments about verticality and facade composition. No approvals were granted for the new building concept beyond guidance on massing and the invitation to revise and return.
The board also noted public input: Samantha Bosshardt of the Saratoga Springs Preservation Foundation told members the foundation did not find the existing buildings architecturally significant but asked the applicant to consider Caroline Street’s historic fabric when refining designs. The applicant said they will study the façade rhythm, entrance articulation and materials and return for further review.
Next steps: the applicant will revise plans and return to the board for follow‑up review of the project’s design and any bonus‑height request that the planning board may subsequently consider.
