Original Partition Street Project Site Plan

Above represents one of two versions of the original Saugerties Partition Street Project Site Plan Design created by Ashokan Architects in Kingston, New York.  This design was used to represent the project to the public and also included in the Village of Saugerties $780,000.00 grant awarded by the Empire Development Corporation. It was later abandoned for the most recent design which is being challenged by Saugerties Citizens for Smart Development.

Latest Partition Street Project Site Plan Landscape

Architect, engineer and lawyer representing the Partition Street Project were present at tonight’s (12/09/09) Saugerties Village Board meeting. Simulations were presented which were greeted with  a mix of opinions from the audience.

To the left – the Partition St. Project, LLC Preliminary Landscape Concept was presented showing a sparse application of Catalpa trees, Vinca, River Birch and other small shrubs which covered different areas of the site plan.

In addition, the project engineer Dennis Larios pointed to a roughly sketched “Event Tent” and “Viewing Plaza” which he stated represented a “gated public access area” which would be closed for special occasions. The question that was heard murmured around the firehouse meeting room [turned impromptu planning board room] was, “so is that what they call public access?”

There’s more at stake than just another abandoned Hudson River Valley industrial site. The Cantine Mill property’s [site of Partition Street Project] historical significance was

Aerial of Cantine Dam Property

recognized over twenty five (25) years ago when Village of Saugerties completed its own Local Waterfront Revitalization Program which was approved in 1986. Part of the purpose of which was to add some sensible protections to Esopus Creek and Hudson River waterfront areas. In fact Cantine Dam is described in detail in the LWRP [and it is also included within the Scenic Areas of Statewide Significance]. In exchange, the Village would be eligible for grants, expertise and other  benefits which would help preserve and encourage access to Saugerties most valuable assets: its waterfront.

It was with foresight that Saugerties realized that access to the Hudson River and Esopus Creeks could attract tourism and foster a strong local economy.  Cantine Dam (aka Barclays Dam) was part of the SASS overlay as described in New York’s ULSTER NORTH SCENIC AREA OF STATEWIDE SIGNIFICANCE – “At the western edge of the subunit is Barclays Dam, constructed in 1825 over the first falls on the Esopus Creek. It rises fifty feet above the tide water of the Hudson River and creates an extensive mill pond behind it. A raceway canal, cut through…”

Gated (restricted) public access at Partition Street Project

Partition Street Project representatives offered an approximately small viewing area of the Cantine Dam as public access. The engineer, Dennis Larios made exceptions to the public access area which would be gated and only accessible when a private function was not being held.

proposed partition project access that is restricted

Planning Board member Jeff Helmuth, who was officiating in the absence of chair George Lewandowski, asked if there would be any parking for the access area. The response was what there would be no public parking area dedicated for the access area.

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

Frank Greco Senior Center

March 18:  Help Support the Alternate Site Plans for the Partition Street Project
Please join us at the Public Hearing on Thursday, March 18, as we advocate for improvement of the Partition Street Project. The Village Planning Board will be reviewing the site plan, special use permit, and lot line change submitted by the applicant as required under the Zoning Law. This will be your only opportunity to make your views known.

We strongly support site plan improvements to the project that will provide a walkway along the bluff, protect Nanny Goat Hill, reduce the paved parking areas, and fit the buildings into the historic context of the Village of Saugerties. We encourage supporters to attend the March 18 meeting. Read more about the Partition Street Project http://www.partitionstreetproject.com

The public hearing is scheduled for:
Thursday, March 18
7pm
Senior Center, 207 Market Street

We see this hearing as a critical opportunity to demonstrate support for positive economic development at the site and improvements to meet public concerns. It is important to show all the stakeholders how both can be accomplished in a reasonable way that will not only not cost the applicant, but will actually save money and get a better result.

We have a list of issues that need to be addressed. It is essential to show that we have reasonable ideas that should be implemented, and that we support theVillage Planning Board in its authority to impose conditions to their approval of the site plan and special use permit. It is the responsibility of the Planning Board to protect the public interest of the community, not just to protect the owner’s investment.
At the same time we are reaching out to Mr. Struzzieri directly to show him the two alternate site plans that Dave Minch and Barry Benepe have developed that use the same square footage and parking requirements that the applicant proposes AND provide a walkway along the bluff, protect Nanny Goat Hill, reduce the impact of parking, and fit the buildings into the historic context of the Village of Saugerties.

Alternative Plan for Partition Street Project presented by Barry Benepe

Alternate plan prosed by David Minch for the Partition Street Project

Please join us in continuing to press for improvements to the Partition Street Project. We are happy to provide more detailed information at your request on any aspect of the project.

If you are interested in participating, please let us know.

We especially have not seen the treatment of Nanny Goat Hill.  How can we comment on something that has not been presented? We have not seen visuals from the bridge of the proposed two-tier parking and the suggestion to plant trees for screening is unrealistic.  You can’t plant trees in rock and expect them to thrive.

We have no clear definition of ‘special event’.  In the NEG DEC a wedding is referred to as a ‘special event’.  I find this misleading.  How can something that might happen twice a week be referred to as a ‘special event’?

The building has been referred to as a conference center, a banquet hall, a ballroom, a catering hall…which is it?  Once the space is defined, it is important to look at the NYS Building Code, which calculates Assembly Space at 5 square feet per person for a Ballroom, as opposed to 15 sq’ for a Banquet Hall.  Taking a very conservative estimate of this project’s public assembly space, the code allows for more than 700 people to attend an event in a space of this size. The Village has the authority to set the legal occupancy. Before issuing a special use permit, I suggest the occupancy for the assembly space be set at approximately 325 persons.

Another concern is traffic.   Has consideration been given to the traffic impact of future projects in conjunction with the impact of the Partition St Project?  With future development at Winston Farm and Kings Highway we can expect a tremendous increase in traffic through the village.

What impact will this have on the Village Business District?  Will people begin to avoid Saugerties because of the traffic?  This is a very realistic concern to a district that is struggling to be successful.

The traffic report in the NEG DEC refers to special events being held on the weekends/off peak. Will events happen simultaneously indoors and at the outdoor catering tent? As a requirement of the Special Use Permit I suggest you restrict the timing of events to non-peak traffic hours, as all the references in the traffic report of the NEG DEC.

Another disturbing fact is that Mr. Struzzieri has purchased many properties at the bottom of Partition Street, which implies future development as part of a larger plan. This segmentation of the plan to avoid State Environmental Quality Review (SEQRA) is very troubling. Might Mr. Struzzieri decide in the future to tear down historic buildings, changing the look of the entrance to our historic district to create more parking for his projects?  Will the entrance to our historic village be likened to a strip mall parking lot?

The other issue that concerns me is noise from the outdoor catering tent. The NEG DEC refers to ‘Noise emanating from the catering tent associated with gatherings, [bands, disc jockeys and localized public address systems.]  and goes on to say that the Village of Saugerties and its agencies possess the authority to respond to potential noise complaints, if necessary.  This will be especially problematic for the residential neighborhood across the creek.

Neighbors will have to rely on the police to enforce noise complaints.  Will villagers have to endure the noise of weekly, undefined ‘special events’ held at the outdoor catering tent? I suggest that the Planning Board require the applicant to limit the hours of use of an outdoor public address system, as the project is located in a residential/mixed district.

Before issuing a Special Use Permit, I urge you to require the developer to hone in on his definition of ‘special event,’ be clear as to the actual nature of the events to be held at this site, and require time and noise limits.

Thank you,

Virginia Luppino

Saugerties Village resident