This update outlines the recent review process, public response, and the Foundation’s position regarding the proposed addition to the historic former Sperry’s Restaurant at 30–30 ½ Caroline Street.
At the March 5, 2025, Design Review Board meeting, the plans for the proposed addition at 30-30 1/2 Caroline were reviewed. At that time, the Saratoga Springs Preservation Foundation did not oppose the demolition of non-historic rear additions to the building, but expressed strong concerns about the height, mass, and scale of the proposed addition. The Foundation encouraged the applicant to increase the setback and create a more contextual design that would preserve the historic character of the building. The public was invited to submit comments and attend the meeting.
At the April 9, 2025, meeting, more than 30 public comments were submitted in opposition to the project. None were in support. Many commenters noted that the proposed design would overwhelm and diminish the historic character of the former Sperry’s building and that it was incompatible with the neighborhood. The DRB was split in its opinions, with two members supporting the proposal as submitted and four members expressing that more work was needed. The Foundation continued to advocate for a design that reduced the height and scale of the addition and better respected the historic building.
At the April 30, 2025, meeting, the DRB received over 60 public comments in opposition to the project, more than any other project in recent memory. Again, no comments in support were submitted. Despite this, the DRB approved the mass and scale of the proposed addition and asked the applicant to return with more details about materials, window configuration, and setback specifics. The Foundation expressed disappointment with the decision, believing the approval set a troubling precedent and compromised the integrity of the historic structure.
At a subsequent DRB meeting, Executive Director Samantha Bosshart addressed comments made by a DRB member at the April 30 meeting that suggested the large number of public comments was the result of personal requests from her or her popularity. She clarified that this was not the case. The Foundation’s eblasts and social media posts simply provide information about how to submit public comments—whether in favor of or against a project. No comments of support were received for this project. Samantha emphasized that the comments were genuine and that the DRB should appreciate the time residents took to engage with the process. She urged the board to continue encouraging public participation, not dismiss it.
Following the DRB’s approval of Option A, which includes varying setbacks, the Foundation considers the former Sperry’s building a lost historic resource once the addition is constructed. As a result, the Foundation will no longer provide comments on this project. However, it encourages the public to remain engaged and continue advocating for the protection of Saratoga Springs’ historic built environment. Other current projects that have received public attention include 3/26 Finley Street and Park Place & Cottage Street.
To view earlier news posts, see below:
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On Wednesday, January 29, 2025, at 6 p.m. the Design Review Board reviewed the revised plans for 30-30 1/2 Caroline Street.
Previously, at the September 25, 2024, Design Review Board (DRB) meeting, Olsen Associates and The LA Group presented a proposal to expand the approved project at 30-30 1/2 Caroline Street, the former location of Sperry’s Restaurant. While the DRB accepted the proposed height, they raised concerns about the mass and scale of the addition, noting that the design did not respect the historic character of the building. They recommended a clearer distinction between the original structure and the new construction. No final decision was made at the meeting.
Per the Guidelines for New Construction:
- Building additions should not look as though they are original to the historic building. They should be distinct from, and identifiable, as an addition to, the historic structure. Stepping down the roof line or stepping back from the primary façade may achieve this.
- An addition should be smaller in scale than the original building so that it does not overshadow the existing building. It should complement the original building’s roof form, massing, floor heights, proportion and window and door fenestration.
- An addition should be located where it is least visible and designed to minimally affect the perception of the original structure.
- Additions should not obscure, damage or destroy the character-defining features of the primary building or streetscape.
- Additions should be constructed so that, if removed in the future, the historic integrity of the building or its materials would not be irreparably damaged.
- Materials and details should be similar to, or complement, the primary structure.
At the Wednesday, January 29, Design Review Board (DRB) meeting, the applicant presented their revised plans from the previous DRB meeting. They sought approval for the height and mass of the revisions which the DRB unofficially approved. However, the DRB members had differing opinions on whether the design was appropriate.
The Saratoga Springs Preservation Foundation continued to express concerns about the height, mass, and scale of the proposed addition, recognizing its potential to overwhelm the historic building. In its submitted letter, the Foundation recommended a more creative and contextual design for the addition at 30 ½ Caroline Street. It suggested that the addition should differ in height and design from 30 Caroline Street to visually break up its mass and scale.
Recognizing Sperry’s Restaurant as one of Saratoga Springs’ oldest restaurants, the Foundation emphasized the importance of preserving as much of the original structure as possible. However, it did not oppose removing the post-1982 one-story addition to allow for a more thoughtful and contextual design.
No final decisions were made at the meeting. The applicant will return to a future meeting with updated revisions.
