Pursuit of smart growth approaches to community development offer the opportunity to make use of existing water and sewer infrastructure, prevent urban sprawl, and promote targeted investment that can strengthen our “Main Street” businesses and the community as a whole.
With that said, a number of us have developed options in sketch plan form that could strengthen the attractiveness and viability of the project while potentially reducing the estimated construction costs.
Both Alternative 1 and Alternative 2 substitute a single-tier parking area along Dock Street for the proposed two-tier design. This would require substantially less rock excavation and allow for street tree planting, access to the hilltop, much reduced stormwater run-off, and reduced valet staff and trips. ( See the enclosed sketch comparing the proposed cuts and the alternative cuts through rock)
Second, the alignment of the principle buildings with the creek and Partition Street both work with the existing topography and underground foundations instead of straddling them at an awkward 45 degrees. This change should produce significant cost savings. Removal of the cantilever on the banquet hall alone is a cost saver.
It is important to note that this site is unique in being totally disturbed by previous construction, This is not a normal “natural” site amenable to conventional cutting and filling techniques. The natural grade is below the historic foundations and consists of bedrock. The earlier topography consisted of a more gentle grade to the wetland below, requiring fill along the top edge behind the front wall the Cantine Mill. At least this is the opinion of Alex Wade. It is assumed that all new construction will require excavation to original grade and new compacted fill, even for the roads and parking areas.
Both designs use the same square footage that is shown on the plan currently under review. Our goal is to make the alterations attractive financially and functionally while incorporating three aspects that improve the project from the community’s perspective. These are: 1) Open access to a walk along the bluff which will be a pedestrian link between the Village and restaurant. 2) Mitigate the costly and unattractive excavations of “Nanny Goat Hill” 3) Aesthetically and architecturally connect the project to the existing character of the Village. These changes create a win-win.
Alternate 1: Notes on proposed changes:
*Optimize the View
Move the buildings up to the edge as close as practical. As proposed, the 45 degree orientation of the buildings moves them quite far back from the edge which considerably reduces the visibility and drama of the falls. In this alternate plan both the catering hall/ballroom and the restaurant would have a corner window pointing to the falls.
Alternate plan prosed by David Minch for the Partition Street Project
The hotel is moved closer to the views and is not blocked by the catering hall. The offices are moved to the bluff and now have a view of the falls. Looking at sections “A” “B” and “C” you will see the improved downward sight-lines of all the functions.
*One Tier of Parking at “Nanny Goat Hill”
There is approximately 1/3 the material to be removed in the single tiered scheme and by slightly raising the single tier it becomes possible to fill at the street for plantings as required by the planning board. (This is difficult in the proposed plan because of the solid rock shelf.) It is not difficult to picture the aesthetic improvement of the view from the 9W bridge as one enters the Village. The reduced run-off will facilitate the discharge elimination system.
*Economize Building Costs
Alternate 1 suggests grouping all the functions into one building. This reduces construction costs in several ways: One elevator can accommodate all the vertical circulation; One control area or check-in point can service the entire complex reducing other circulation area and staff; reduced exterior surface area and foundation costs. Use more economical and simpler shapes and one consistent style of architecture which would be more reminiscent of the original Cantine Mill. (When you look at the tall narrow section of the plan which has the three clerestory roofs, picture the renovated Mill Building on lower East Bridge Street.) The choice of a consistent architectural style brings not only cohesion to the plan, but also is more economical to build.
*Site Improvements
Primary goals of the scheme are: use existing plan as much as possible; allow views through the site by pulling the building together; make views more accessible to guests; provide access along the bluff that in no way disturbs the privacy of guests (again note the sections “A”, “B” and “C”); provide exterior access to the restaurant with control gates (note the terrace – this could attract pedestrians who are walking the bluff to use the restaurant and restaurant patrons to use the bluff walk. This is a definite win-win in that it brings people into the facility and enhances the experience of walking the bluff); and provide additional parking on the main site. Other benefits of these suggested changes include easy fire-truck access to the back of the buildings, and what I would consider a better orientation to the street instead of the staggered corner-like facade.
Alternate 2: Notes on proposed changes:
* Place buildings back from bluff edge to provide:
1. Improved views
2. Improved safety and fire access
3. An additional walkway to allow guests to promenade along the creek and enjoy landscaped surroundings and invite strolls either further along the shore or up into the village.
Alternative Plan for Partition Street Project presented by Barry Benepe
* Relate buildings to the 28 foot grade change in an open park-like setting with the following results:
1. Parking is tucked into two levels entered from the north and south at grade with separate pedestrian entrances at the center. Entry and exit from the upper level would be from the north at grade. Entry and exit from the lower level would also be at grade from the south. No rock excavation should be required. The modest additional cost of construction of the upper level would be offset by reduced run-off, easier pedestrian flow from parking to facility, adequate parking and a more attractive, inviting landscaped setting for the entire complex. The project would be entered and exited from Partition Street in a one way traffic pattern. Fitting additional parking on the main site in an attractive manner is not only more convenient for users, but also saves money by reducing blasting expenses.
2. Inn at the top of the hill overlooking the restaurant and banquet hall and the Esopus Creek Valley beyond. A clock tower forms a focal point at the foot of Partition Street.
3. A viewing meadow alongside the inn looking down toward the waterfall and a small sculpture garden where the paths converge.
4. Restaurant and Banquet Hall flanking the bluff path with casual refreshments at the ground level and more exclusive dining on the terraces overlooking the creek below, the two buildings linked by a more formal canopied event court faced by a descending water retention garden, the entire complex centered on the landscaped brick-faced arch-windowed parking garage, which itself will have dramatic views towards the waterfall, an inviting entrance to your guests as they leave their cars.
5. Paths connecting to Ripley Street, Krause’s, Partition Street and Dock Street as well as the waterfront. A path will also connect to those parking in a landscaped single tier parking area with a permeable surface for overflow event parking stretching down Dock Street. Another path will lead to the top of Nanny Goat Hill where a small park will provide glorious views. Both this path, the “High Road”, and Dock Street, the “Low Road”, will provide walking access to the lighthouse, the latter by a trail constructed by the Village (using grant funds) around the north of the Treatment Plant terminating in another dramatic outlook along Lighthouse Drive. Where roads cross paths, the latter will remain level for safety while autos mount carefully over them.
Saugerties Citizens for Smart Development
Dave Minch 246 2711
OSI – Open Space Institute