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Design Review Board approves mass-and-scale for 33–35 Caroline Street up to 63 feet amid divided views
Summary
The Design Review Board voted to approve mass-and-scale only for a proposed mixed-use development at 33–35 Caroline Street up to 63 feet, but members and preservation groups warned that the building’s current design — especially the 6th floor — needs more work and will return for detailed review.
The Design Review Board voted on Oct. 23 to approve mass and scale only for a proposed mixed‑use development at 33–35 Caroline Street, allowing the project to pursue planning‑board approval for height bonuses up to a 63‑foot build envelope. The motion, made by the chair and seconded by a board member, advanced the project despite sustained reservations from several board members and strong public comment.
Developer John Caney and project architects described revisions intended to reduce perceived mass — a prominent rounded corner, stepped upper floors and differentiated materials — and told the board they expect to pursue bonus height from the planning board. "We only need 7.3 feet of bonus height," the project team said during the presentation, describing how the proposal measures height under the UDO. The board emphasized that the approval covers only the building envelope (mass, scale and open‑space parameters); detailed design, materials, fenestration and signage remain subject to later review.
Several board members said they were comfortable with the overall height envelope but not the current architectural treatment of the top floors. Board member Tad Romer was explicit: "I would be totally opposed to proving mass and scale," he said while outlining design shortcomings he saw in the penthouse. Preservation groups echoed that concern in public comment. Samantha Bosshardt of the Saratoga Springs Preservation Foundation said the project is "a much improved design" in some respects but added that her organization "strongly opposes the 6th Floor as proposed," urging more context‑view renderings and historical comparison.
Business owners who testified urged the board not to let process slow downtown reinvestment. William Craiger, who described investments in a nearby building, said the project could restore vitality to the corridor and help catalyze reuse of adjacent vacant lots. The board and the project team agreed the next step for the applicant is to pursue planning‑board review for bonus actions and then return to the Design Review Board with the detailed design package. The chair closed by stressing that "the design is not yet close to being approved," and that the DRB retains authority to require changes when the project returns for elevations and materials.
Vote and next steps: The motion to approve mass and scale up to 63 feet carried; the board recorded its approval and required the applicant to return with detailed design drawings for final review before building permits are issued. The planning board will evaluate any requested height bonuses and related public‑benefit calculations.
