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Home My WebLink About20200483 269 Broadway Commertial-Retail bldg SSPF 9-1-20 Preservation Foundation September 2, 2020 Ms. Tamie Ehinger, Chair Design Review Commission F 0 ft Xl City Hall 1'R. ESER_VAT[oN 474 Broadway Saratoga Springs, NY 12866 RE: 269 Broadway--New Construction Dear Tamie, The Saratoga Springs Preservation Foundation has reviewed the application for the proposed mixed-use project at 269 Broadway. The project site is located in the local historic district. It is immediately adjacent to the Broadway Historic District listed on the National Register of Historic Places, which has a Board of Directors period of significance from 1865— 1920. Adam N.Favro President The Foundation is pleased that there is a plan to redevelop the vacant parcel. However, it has significant concerns about the proposed project and wants to reiterate the sections of James Gold the Historic Review Ordinance and the New Construction Historic District Design Vice President Guidelines that are applicable to the review of the project that were outlined in our Dmnitriy Yermolayev previous letter dated June 29, 2020. Treasurer Linda Harvey-Opiteck Per the applicable sections of the Design Considerations of the City of Saratoga Springs Secretary Zoning Ordinance, 7.4.9 for review for this project: Jaime Butler-Binley For actions subject to review, the Commission shall evaluate whether the proposed Caroline Cardone Steve Dodds alteration or construction is compatible with the subject structure, site and neighboring Giovanna D'Orazio properties in the Historic District with regard to: Brennan Drake Sandra Fox A. Height John Haller Liz Israel The Commission shall consider whether the height of the proposed structure is Samantha Kercul! compatible with the historic form and context of the site and neighboring Douglas Kerr and with anyspecific zoningdistrict intent (Italicization added for Richard King properties p Stephen Kyne emphasis). Bill McCarthy Dorothy Rogers-Bullis B. Scale Cindy Spence Matthew Veitch The Commission shall consider whether the scale of the proposed structure is compatible with the relationship of the building and its architectural elements to James Kettlewell neighboring structures,and character of historic setting(Italicization added for emeritus emphasis). C. Mass and Open Space Executive Director The Commission shall consider whether the relationshipof the dimension and Samantha Bosshart mass of a building to the open space between it and adjoining buildings is Membership& compatible with the character of the neighboring area and with any specific Programs Director Nicole Babie zoning district intent. D. Proportion The Commission shall consider whether the proposed structure and its architectural elements, including front facades,windows, doors and bays, are consistent with the dominant proportion of neighboring structures and site LI2 Spring Strcrr. Suit,' 203 (Italicization added for emphasis). Sar,tru�.t Sprrng,. NY I2866 1' ;1 s-5,47_50,1 E. Directional Expression The Commission shall consider whether the directional expression of a building and its architectural elements are compatible with the dominant horizontal or vertical expression of the neighboring buildings. F. Architectural Rhythm The Commission shall consider whether the architectural, rhythmic pattern resulting from repeated elements such as window and door openings, columns, arches, and other facade elements is consistent within the subject structure and consistent with neighboring structures. G. Front Setback The front yard setback for the building line of all new construction shall be compatible with neighboring buildings and any specific zoning district intent. I. Treatment of Major Building Elements 3. Roofs. Roof designs for new structures shall be compatible with neighboring buildings. Exterior mechanical equipment shall be minimized and screened from view. J.Materials Materials used in new construction shall be compatible with those traditionally used in the neighboring area. Contemporary materials are acceptable provided that the overall texture, color and details of the building are compatible with neighboring buildings. K. Colors Colors used in new construction shall be compatible with neighboring buildings. Per the Historic District Design Guidelines for New Construction—New Buildings: • Architectural styles for new construction should reflect and represent the period in which it is built. The style of new construction should be compatible with surrounding buildings but should not give the false impression of being historic. Construction methods and materials can differentiate new construction from historic structures. • The placement and orientation of new buildings should be consistent with neighboring buildings. Maintaining a consistent streetscape and facade setback is recommended. • Building mass should be appropriate to the size of the lot. A large lot can generally accommodate a larger structure, while a small structure is more appropriate for a smaller lot. • Building height and scale should be consistent with the existing streetscape and neighboring building patterns. Historic streetscapes often have variation in building scale and massing that contribute to the visual interest and unique historic character of the street. Variation is promoted, but extreme differences should be avoided(Italicization added fi.r emphasis). • Buildings with large, uninterrupted rnnssiug Should be broken into smaller visual components consistent with neighboring!wilding. (Italicization added for emphasis). • Rooflines and shapes should be consistent with surrounding historic structures. • New construction windows and doors should complement the window and door sizes, patterns and rhythm of neighboring historic buildings. • Facade rhythm should maintain the vertical or horizontal emphasis that is prevalent on the street. • Porches are a significant architectural feature and typical of residences in Saratoga Springs. Porches, appropriate to the mass and scale of the building, are encouraged in new construction. • Primary entrances to the building should orient to the street and be well designated(Italicization added fOr emphasis). • New construction materials should be compatible with and complement the surrounding historic build in us. Natural materials are encouraged. Contemporary materials may be used provided they do not negatively impact historic character of the neighboring buildings. The use of vinyl is discouraged. The architectural design of the building is a statement of its own time. However, the Foundation has significant concerns about height, scale, and mass of the proposed structure as it is viewed not only from Broadway, but also from Hamilton Street. While the proposed project may relate to Park Place,there are extreme differences in height, scale, and mass of the buildings located on the same side of the street as the proposed building. The Foundation strongly recommends that the height of the structure be reduced. The Foundation does not support the increased use of limestone in the design as compared to the previous renderings provided at the joint Design Review Commission and Planning Board meeting. The Foundation recommends that the limestone be used only to highlight the main entry of the building on Broadway. However, the use of limestone on the Broadway facade does not eliminate the Foundation's concerns regarding the primary entrance for the majority of the building is located on the south elevation, not on the primary facade,and that the ground floor commercial entrance on Broadway remains hidden from view. Lastly, the Foundation also recommends that the utility equipment along the Hamilton Street frontage be vaulted. Thank you in advance for your thoughtful consideration. Sincerely, "4 (114.4—o<e Adam N. Favro Samantha Bosshart President Executive Director Cc: Gerard Moser, 269 Broadway LLC, Owner Michael Toohey, Agent Bradley Birge, Administrator of the Office of Planning and Economic Development Susan Barden,Principal Planner