HomeMy WebLinkAbout20200809 Simpson Demolition SSPF Corr 12-7-20 11 I10 l � 1) 1' I is
Preservation Foundation
August 12, 2020
Hon. Jeffrey D. Wait
City Court
F 0
R. liC�/��' City of Saratoga Springs
l KESERVAT_ ION City Hall
7 474 Broadway
- ' Saratoga Springs, NY 12866
RE: 65 and 69 Phila Street
Dear Judge Wait,
The Saratoga Springs Preservation Foundation has long-standing and significant concerns
regarding the condition of 65 and 69 Phila Street. The Italianate style wood frame house
at 65 Phila Street was constructed in 1851 by architect and builder Alexander A.
Patterson and Robert Hunter, a mason, built the brick Italianate style house at 69 Phila
Board of Directors Street that same year. Both houses are contributing buildings to the East Side Historic
Adam N.Favro District listed on the National Register of Historic Places. Please see the enclosed
President histories of the buildings.
James Gold
Vice President The Foundation has listed these two historic properties on its Ten to Save list since its
inception in 1998. The properties were listed at that time because they were vacant and
Linda Harvey-opiteck in a deteriorated condition. Nearlytwenty-two years later, the houses remain on our
Secretary y
endangered properties list. The current owners purchased 69 Phila Street in 1995 and 65
Dmitriy vennolayev Phila Street in 2002, Since that time the buildings have continued to deteriorate to the
Treasurer point that portions of the structures and architectural details have been removed(see
Jaime Butler-Binley enclosed photos)and are a blight on the neighborhood.
Caroline Cardone
Giovanna Doddss3razio The Foundation has advocated for theirpreservation and repeatedly asked for the Cityof
Steven p y
Brennan Drake Saratoga Springs to enforce the NYS Property Maintenance Code. On July 7, 2016, the
Sandra Fox City of Saratoga Springs received structural engineer reports for both buildings. In those
John Haller
Liz Israel reports,remedial actions were recommended(see enclosed). Later that year,the
Samantha Kercull Foundation wrote a formal written complaint to Code Enforcement.
Douglas Kerr
Richard King
Stephen Kyne In 2017, a potential buyer interested in purchasing both structures approached the
William McCarthy Foundation. Due to the Foundation's ongoing desire to see the buildings preserved, the
Dorothy Rogers-Bullis
CindydySpence Foundation underwrote the cost of a structural engineer to inspect both and provide
Matthew Veitch written reports dated October 3,2017 (see enclosed).
James Kettlewell Both the reports completed on the behalf of the City of Saratoga Springs and those
emeritus completed by Donald Friedman of Old Structures on the behalf of the Foundation
indicate that the buildings can be preserved. However, repairs need to be made. Nearly
Executive Director three years later, to the Foundation's knowledge, none of those repairs have taken place.
Samantha Bosshart
Membership& It appears that both properties are not properly sealed thus allowing for continued
Programs Director exposure to the elements and further deterioration. It is the Foundation's understanding
Nicole Babie that these properties do not meet the minimum New York State Property Maintenance
Code. The Foundation asks that these buildings be inspected and that the owners be
required to take immediate action to meet the requirements of NYS Property
Maintenance Code.
12 S1 rit, Sri r, SLuite ?ii;
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Sections of the 2020 NYS Property Maintenance Code that are relevant to these
properties:
• §301.3 Vacant Structures and Land
• Vacant premises, structures and portions thereof or vacant land shall be
maintained by the owner in a clean, safe, secure and sanitary condition as
provided herein so as not to cause a blighting problem or adversely affect
the public health or safety(underlined for emphasis).
• §302 Exterior Property Areas
• Exterior property and premises shall be maintained in a clean, safe and
sanitary condition.
• Covers grading and drainage, sidewalks and driveways, weeds, rodent
harborage, exhaust vents, accessory structures and defacement of
property.
• Defacement of property. A person shall not willfully or wantonly
damage, mutilate or deface any exterior surface of any structure or
building on private or public property by placing thereon any marking,
carving or graffiti. It is the responsibility of the owner to restore said
surface as to an approved state of maintenance and repair.
• §304 Exterior Structure
• The exterior of a structure shall be maintained in good repair, structurally
sound and sanitary so as not to pose a threat to the public health, safety
or welfare.
• Covers unsafe conditions(which must be repaired), structural members;
siding and masonry joints; foundation systems; exterior walls; roofs and
roofing components; flooring and flooring components; decorative
features-veneer, cornices, belt courses, corbels, trim, wall facings and
similar decorative features; overhang extensions or projections; exterior
stairs, decks,porches, balconies,and all similar appurtenances attached
thereto, including guards and handrails; and chimneys.
• Protective treatment. Exterior surfaces, including but not limited to,
doors, door and window frames, cornices,porches, trim, balconies,decks
and fences, shall be maintained in good condition. Exterior wood
surfaces, other than decay-resistant woods, shall be protected from the
elements and decay by painting or other protective covering or treatment.
Peeling, flaking and chipped paint shall be eliminated and surfaces
repainted. Siding and masonry joints,as well as those between the
building envelope and the perimeter of windows, doors and skylights,
shall be maintained weather tight. Metal surfaces subject to rust or
corrosion shall be coated to inhibit such rust and corrosion, surfaces with
rust or corrosion shall be stabilized and coated to inhibit future rust and
corrosion. Oxidation stains shall be removed from exterior surfaces.
Surfaces designated for stabilization by oxidation are exempt from this
requirement.
• §305 Interior Structure
• The interior of a structure and equipment therein shall be maintained in
good repair, structurally sound and in a sanitary condition.
• Other Sections
• Other sections cover component serviceability, handrails and guardrails,
rubbish and garbage, and pest elimination.
In addition, the plywood covering the walls and windows,porch railings and columns,
and the chain-link fence around the property are not in accordance with the City's
Historic Review Ordinance. While initially thought to be temporary, those temporary
measures have been in place for several years. They do not meet the standards and
design guidelines of the Historic Review Ordinance. The owners should be required to
comply with the Historic Review Ordinance. In addition, Section 7.4.10 Maintenance
and Repair of the Historic Review Ordinance states:
No owner or person with an interest in real property designated as a City Landmark
or included within a Historic District shall permit the property to fall into a serious
state of disrepair so as to result in the deterioration of any exterior architectural
feature which would, in the judgement of the Commission, produce a detrimental
effect upon the character of the Historic District as a whole or the life and character
of the property itself. Examples include:
1. Deterioration of exterior walls or other vertical supports
2. Deterioration of roofs or other horizontal members
3. Deterioration of exterior chimneys
4. Deterioration or crumbling of exterior stucco or mortar
5. Ineffective waterproofing of exterior walls, roofs or foundations including
broken windows or doors
6. Deterioration of any feature so as to create a hazardous condition that would
lead to the claim that demolition is necessary for public safety.
Both properties show signs of several examples listed above.
Over the years, several serious interested buyers toured the properties and expressed their
concern and desire to preserve these historic buildings. Unfortunately,the current owners
continue to seek asking prices that are unrealistic considering the condition of the
buildings. The actions of the owners, effectively, are"demolition by neglect"and are a
blight, negatively impacting their neighbors. Furthermore,the City of Saratoga Springs,
Saratoga Springs School District, Saratoga.County, and State of New York, are not
receiving important tax revenue which these buildings, preserved and restored, would
contribute for more than in their present condition.
The Foundation respectfully requests that the City Court enforce the NYS Property
Maintenance Code as well as impose maximum fines against the owners who have owned
the properties for 25 years and 18 years respectively. The buildings should be inspected
and repairs should be made to be in compliance with the code.
Sincerely,
Adam N. Favra
S mantha Bosshart
President Executive Director
Cc: Helen& Case Simpson,Owners
Matt Chauvin, Owner Attorney
Vincent DeLeonardis, City Attorney
Tony Izzo, Assistant City Attorney
Robin Dalton, Commissioner of Public Safety
Eileen Finneran, Deputy Commissioner of Public Safety
Bradley Birge,Administrator of the Office of Planning and Economic Development
■
:® OLD STRUCTURES
E
0
N
N
October 3, 2017
N
Jack Bartoszek
E JB Exceleration LLC
0
7 Winding Brook Drive
Saratoga Springs, New York 12866
N
Re: 65 and 69 Phila Street, Saratoga Springs, New York
0
2 Dear Mr. Bartoszek:
The following is a summary of my observations on site on September 22, my review of
— various documents, and my analysis of the observed conditions. My site visit consisted
of visual observation from the exterior and accessible portions of the interior of both
buildings. The only area that was completely inaccessible was the south end of the attic
N of 65 Phila Street.
N
N Documents reviewed included various historic maps and reports on the buildings by
Lanson Cosh of Chazen Engineering dated July 7, 2017.
a
O
O
N GENERAL DESCRIPTION
x The buildings of interest are on adjacent lots on the north side of Phila Street. There is
g room for a building between them at the "67 Phila Street" location, but it appears that
z no such building has existed since at least 1884. The exact age of the buildings is un-
- known, but their construction details and architectural style strongly suggest the mid-
-
,� 1800s.
`" 65 PHILA STREET
ru
H 65 Phila Street is a two-story wood-frame house with a full cellar and low attic within
the hip roof. The main block has a one-story extension to the east, which does not in-
elude the cellar. The exterior walls are wood stud with wood clapboard sheathing on the
T exterior and plaster over wood lath on the interior; the floors and roof are wood plank
supported on wood joists. The foundations are brick and rubble masonry. The interior
partitions are all plaster and wood stud.
The exterior of the north wall is covered with chip-board. Based on the historic maps, it
appears that an extension, two stories high and slightly narrower east-west than the
main block, was located here and demolished. The current north wall appears to be the
partition that separated the main block from the north extension, exposed to the exte-
rior by the extension demolition.
There is no proper access to the cellar at this time. (Access was gained for this report
using a ladder and an area where the first floor planking had been perviously removed.)
There is a temporary bulkhead at the north side of the building, covered with plywood
1 of 5
and temporary waterproofing, that may mark the location of a bulkhead constructed af-
ter the north extension was demolished or may be the location of an old stair to the cel-
lar. There is no proper access to the attic space at this time. A portion of the second
floor ceiling is missing at what may have been an access hatch, near the north wall, and
several photographs were taken from the second floor. The presence of the north chim-
ney blocks the south end of the attic from those pictures.
There is a covered porch on the south side and the east side between the south side and
the east extension. The original piers and roof posts have been replaced by plain 4x4s.
The originals are stored in the front parlor.
69 PHILA STREET
69 Phila Street is a two-story with cellar, brick-walled house. The house consists of two
main parts: the south wing, which has a flat roof and a porch on its south and west
sides, and the north wing, which has a mansard roof encompassing the second floor. A
north extension beyond the north wing has been demolished.
The roof, second floor, and first floor are framed as three bays, with the joists spanning
north-south. The joist spans are supported at the north and south facades, the interior
brick wall separating the two wings, and a line of bearing at roughly the north-south
midpoint of the south wing. The line of bearing consists of two girders and a brick pier
at the cellar, and a bearing stud wall at the first and second floors.
The fact that the construction is different in the north and south wings, the wall that di-
vides them is a solid brick wall with a rubble footing (identical to the other foundation
walls), and that the north face of that wall had lath nailed over a painted brick surface
suggest that the north wing was constructed some time after the south wing.
CONDITIONS OBSERVED
The buildings were reviewed for basic structural competence on a general level. The
lists of defects below are not exhaustive but rather define the issues present that must
be addressed.
65 PHILA STREET
In short, the main block of the house is in fair to good shape and the east extension is in
poor but salvageable condition. No signs of overstress, rot, or other structurally-signifi-
cant problems were observed in the main block (however, see item 1 below). The exist-
ing masonry foundations are in fair condition, with some open joints but no sign of
movement or overstress.
The following conditions were observed:
1. There are small leaks at the roof perimeter on both the east and west sides. The
leaks are at this time visible only as stained and failed plaster in relatively small
areas, suggesting that they are quite small or of recent origin. One roof leak,
2 of 5
near the north end of the east wall, showed no corresponding damage in the at-
tic. It is possible that there is hidden rot or other water damage to the wood
structure. The roof gutter was not accessible for close observation but is visibly
damaged in places.
2. There is severe damage at the base of the east extension, at grade. Per our dis-
cussion, this is apparently the result of a leak from plumbing that had not bee
shut off properly. The first floor of the extension, which is wood plank on wood
sleepers on grade, is broken and badly rotted. The studs of the north wall of the
extension and the north portion of the east wall have rotted at their base. This
area is currently shored.
3. There is minor damage at the northeast corner of the main block. It is unclear
whether the studs in this area are damaged or just the sheathing.
4. There is minor damage to the first floor framing, including some a few that were
apparently cut by a plumber. The opening in the rear foundation wall to the
closed off bulkhead is an unfinished removal of masonry.
5. The interior plaster is in generally poor condition, with multiple cracks and
spalls.
69 PHILA STREET
In short, the house has been badly damaged by a combination of excessive weathering
and poor interventions. It does not at this time pose a danger to the public, but it is un-
safe to enter without immediate stabilization work.
The following conditions were observed:
1. The interior finishes and partitions have been demolished. This is not a struc-
tural issue per se, however the bearing partition in the south wing appears to
have been removed and replaced with a lightly-built modern stud partition. This
removal is likely the cause of most or all of the second floor slope.
2. The north bay of the south wing is missing at the first floor. There is no evi-
dence of a collapse, so this appears to be an intentional removal.
3. The second floor sheathing is in poor condition. The second floor joists are irreg-
ular and have some cracks and other damage.
4. The lintels in the brick wall separating the north and south wings are failing,
leading to local movement of the brick directly over the door openings.
5. The brick pier that supports the interior bearing line in the south wing cellar is
badly damaged by rising damp, with numerous bricks that have crumbled.
6. The area where the north extension used to meet the north wall of the north
wing is closed off with chipboard.
3 of 5
CONCLUSIONS AND RECOMMENDATIONS
In short, 65 Phila Street is in fair condition and 69 Phila Street is in need of immediate
and extensive repair work. The architectural finishes of the interior of 65 Phila Street
are in poor condition but there is no evidence that the structure is in similarly poor con-
dition.
65 PHILA STREET
The following work should be performed as soon as possible to prevent or slow further
damage:
1. Remove the interior plaster at the areas where there appear to be active leaks in
the main block of the building. Allowing fresh air to circulate inhibits the growth
of rot fungi.
2. Provide air circulation within the building by placing louvers in at least one win-
dow on both the east and west facades.
The following structural and envelope repair work will be required as part of a long-
term rehabilitation:
1. If the east extension is to remain, it must have the framing of its north wall and
roughly half of its east wall replaced. The roof would be shored, the existing
studs and sole plate removed, and new studs a sole plate erected.
2. If the east extension is to remain, new sleepers and flooring must be installed
across the entire area.
3. All of the framing must be examined for rot and other damage. Since the exist-
ing plaster is in poor conditions and (per our discussion) likely to be replaced,
this step can be performed after the plaster is removed. At that time, any rotted
joists and studs should be removed and replaced, and any cracked joists and
studs can be sistered. Based on the visible conditions, I estimate total repairs at
less than ten percent of the total for the building.
4. The rough masonry opening at the north end of the cellar, should be corrected.
5. The north wall exterior face needs to be properly sheathed. One option, to
match the rest of the building, is to use Tyvek, plywood, and clapboard.
6. The interior face of the foundation walls should be pointed as necessary, esti-
mated at roughly fifty percent of the area. Alternately, full repointing will re-
duce future maintenance.
7. New gutters and leaders must be installed to keep the eaves dry.
8. The porch elements currently in storage inside the building can be repaired and
replaced in their original positions.
4 of 5
69 PHILA STREET
The following work should be performed as soon as possible to prevent or slow further
damage:
1. Shoring should be installed at the bearing line in the middle of the south wing,
from the cellar floor to the roof.
2. Shoring should be installed at the openings in the interior brick wall between
the north and south wings.
3. Temporary barricades should be constructed at the edges of the first-floor open-
ing.
The following structural and envelope repair work will be required as part of a long-
term rehabilitation:
1. A new section of north wall must be constructed to infill the opening.
2. The interior brick wall must be locally rebuilt at the door heads to incorporate
new lintels.
3. The missing area of first floor must be replaced with new joists and sheathing.
4. The interior bearing line must be repaired: the brick pier needs to be replaced
with a new masonry pier or a steel pipe column, and either properly sized and
detailed bearing stud walls constructed at the first and second floors or new
girders installed.
5. All damaged and undersized joists must be sistered, estimated at thirty percent
of the total.
6. All of the floor sheathing must be replaced.
If you have any questions or I can be of further assistance, please call.
Sincerely,
Donald Friedman, PE
5 of 5
THE
ChaKep Engineers
Land Surveyors CAPITAL DISTRICT OFFICE
CSMA,� A I Planners 547 River Street
PAN I E$. Environmental&Safety Professionals
Landscape Architects Troy, NY 12180
1947—2017 YEARS P:518.273.0055 or 888.539.9073
www.chazencompanies.com
July 7,2017
Jack Donnelly
Code Enforcer
City Hall—474 Broadway
Saratoga Springs, NY 12866
Re: Emergency Building Stability Assessment(BSA)at 65 Phila Street
City of Saratoga Springs, New York
Project No. 31704.06
Dear Mr. Donnelly:
As requested, Chazen performed a limited emergency structural stability assessment of the residential
building (subject structure) located at 65 Phila Street in the City of Saratoga Springs, Saratoga County,
New York (project site). The site visit was performed at the request of the City on the morning of June
14, 2017. We met with City Code Enforcement and Fire Department representatives on site. The
purpose of this assessment was to determine the overall stability of the subject structure and to or❑virlp
the City with our opinion and recommendations with regard to structural conditions, remedial measures
if necessary to support public safety and identify unsafe and other conditions in accordance with the
2012 International Property Maintenance Code and NYS supplements (PMCNYS) which has been
adopted by State and local municipalities.
The building is currently not occupied and is placarded with the fire department red"X"
Building Description
The building is a two-story residential building with a low-slope gable roof likely built in the late 1800s.
Real estate records indicate a construction date of 1870 which seems appropriate based upon the City's
history, architectural language of the building and materials observed. A single story addition is located
to the east of the main structure likely built shortly after the original construction or in the early 1900s.
The interior and exterior framing appears to be comprised of traditional wood framing (timber posts
within walls, timber joists and wood plank floors) and a combination of stone and brick masonry
foundations(although interior framing could not be directly observed).
Observations and Assessments
In general, it is our opinion that the residential building is in an unsafe condition due to local interior
instabilities and deterioration,but as a whole,is stable and is not in immediate danger of collapse.
Considering the hazards are interior to the building envelope there does not appear to be a significant
risk to public safety or neighboring property. It is however, unsafe for emergency service responders,
property owners or occupants.
HUDSON VALLFY m CAPITAL nPcTPICT NASHVILLE,TN
Chazen Engineering,Land Surveying&Landscape Architecture Co.,D.P.C.(New York)
Chazen Engineering Consultants,LLC(Tennessee)
65 Phila Street BSA
July 7,2016
Page 2
It is our opinion that the property is not in compliance with the Property Maintenance Code of New York
State(PMCNYS) including but not limited to the following sections:
Section 304: Exterior Structure.
o Protective treatment. Paint along wood siding is cracked / peeling and deteriorated
throughout.
o Decorative features including cornices are in poor condition, although do not appear to
be posing a fall hazard.
o Windows are boarded, non-operable and are not weather tight.
u Section 305: Interior Structure.
o Unsafe conditions exist such as partially collapsed 1st floor framing (in the general
location of the 1st floor bathroom extending into the addition).
a Additional items include non-weather tight roof and building envelope,
unsecure and deteriorated interior finishes, protective treatments and facias.
Organic growth was also observed throughout the building although a mold test
was not performed.
• The property is vacant,without functional utilities, unsanitary, unsafe, not fit for occupancy and
does not satisfy the requirements of the PMCNYS.
It is our opinion that the cost of work required to stabilize, reinforce and repair the primary structural
systems, and the work required to make the house secure, sanitary and safe is below the salvo a value'
of the building, and therefore, we recommend that the recommended repairs are be un as soon as
eracticable. -�- �-
Recommendations
The residential building structure is in an unsafe condition due to local areas of failed framing and is not
fit for occupancy due to the unsafe conditions as well as there being no operable windows, doors,
utilities, and the suspect organic growth.Therefore,the building is appropriately placarded with a red X
in accordance with the Building Code and we have the following recommendations:
• Ensure all utilities servicing the property are disconnected at the street.
• The AHJ (authority having jurisdiction) should serve a notice of violation in accordance with
section 106.2 and 107 of the PMCNYS based on the findings of this report and associated unsafe
conditions.
Z:\projects\31700-31799\31704.ac-City Saratoga Springs\31704.06-4 building structural assessments\ENG\50 Crescent Street\31704.00_20170619_50 Crescent
Street BSA.dac
65 Phila Street BSA
July 7,2016
Page 3
o The building should be condemned by the AHJ due to the unsafe conditions observed. The
building can be accessed, but access should be limited to areas beyond the collapsed /
deteriorated first floor framing until the area is properly shored, reinforced and / or replaced.
The building should be placarded with the word "condemned" in accordance with section 108.4
of the PMCNYS.
We recommend the following to stabilize the structure and make weather tight:
o Remove and replace deteriorated/collapsed first floor framing.
o Make repairs to leaking roof along the west elevation.
o Investigate wall assembly at south-east corner of second floor to ensure structural
framing is continuous and sound (reference photograph #8). Repair any deteriorated
framing and make weather tight.
Recommended repairs are intended to make the building safe for contractors to perform additional
work needed to make the building safe, secure and sanitary to be considered for occupancy in
accordance with the PMCNYS.
Closure
This correspondence and the recommendations contained herein have been prepared in accordance
with generally accepted engineering practices for the exclusive use of you and your representatives for
specific application to the project site and is applicable until November 1, 2017 (due to the building
envelope not being weather tight and associated additional deterioration that will occur over time).
Our observations and assessments were limited to those portions of the building envelope and structure
that were visible and accessible at the time of our visit. No destructive investigation, code-compliance
(such as occupancy,ventilation requirements,energy requirements etc.),accessibility,egress,laboratory
testing or hazardous building material survey was performed, no equipment was disassembled or
moved unless where explicitly described in this report or its appendices.
Please feel free to contact me directly at (518) 266-7329 if you have any comments or questions
regarding this matter.
Sincerely,
Lanson A.Cosh,P.E.
Project Manager/Structural Project Engineer
Attached:Appendix A:June 14,2017 Photographic Documentation
Cc:Joseph M Lanaro P.E.; Project File
Z:\projects\31700-31799\31704.xx-City Saratoga Springs\31704.06-4 building structural assessments\ENG\50 Crescent Street\81704.00_'81704.00_20170619_50 Crescent
Street BSA.doc
65 Phila Street BSA
July 7,2016
Page 4
Appendix A:
June 14, 2017 Photographic Documentation
Z:\projects\31700-31799\31704.xx-City Saratoga Springs\8I704.06-4 building structural assessments\ENG\50 Crescent Street\31704.00_20170619 60 Crescent
Street BSA.dae
as
7 a
Photograph (1): General view of building. South
elevation.
gine,
41i11" r
•W_L.. W! 111 i is
t .,7 ,X Mme• � :..
x wuWL ir.rstltlNltdt'
— - _ Y
- Photograph (2): General view of building. East
,,, elevation.
Photograph (3): General view of building. North
elevation.
411„ , ..
65 Phiia Street BSA The Chazen Companies
Appendix A—Photographic Documentation Page 1
Photograph (4): General view of building. West
elevation.
7
Photograph (5):View of partial floor collapse
near 15t floor bathroom along the east elevation.
444
•e44''L
--'14F.4..�..
Photograph (6): View of partial floor collapse
- _g near 1st floor bathroom along the east elevation.
- ug] 2041
65 Phila Street BSA The Chazen Companies
Appendix A—Photographic Documentation Page 2
r _ F.
' „ "' 't
.I -----7
,,,
,01
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Photograph (7): Deteriorated basement girder.
er „mow
i
' �, .d 1 Photograph (8):Daylight along bottom of 2nd
floor wall at south-east corner of original
building. Deteriorated interior finishes.
I i ' ' . }i
Photograph (9): Gaps in fenestration,
deteriorated finishes, organic growth along
walls.
1
65 Phila Street BSA The Chazen Companies
Appendix A—Photographic Documentation Page 3
Photograph (10):Active roof leak along west
• elevation at demolished chimney.
65 Phila Street BSA The Chazen Companies
Appendix A—Photographic Documentation Page 4
THE
Chagn Engineers
�-- Land surveyors CAPITAL DISTRICT OFFICE
Planners 547 River Street
COM PAN I ES• Environmental&Safety Professionals
Landscape Architects Troy, NY 12180
1947—2017 YEARS P:518.273.0055 or 888.539.9073
www.chazencompanies.com
July 7, 2017
Jack Donnelly
Code Enforcer
City Hall—474 Broadway
Saratoga Springs, NY 12866
Re: Emergency Building Stability Assessment(BSA)at 69 Phila Street
City of Saratoga Springs, New York
Project No.31704.06
Dear Mr. Donnelly:
As requested, Chazen performed a limited emergency structural stability assessment of the residential
building (subject structure) located at 69 Phila Street in the City of Saratoga Springs, Saratoga County,
New York (project site). The site visit was performed at the request of the City on the morning of June
14, 2017. We met with City Code Enforcement and Fire Department representatives on site. The
purpose of this assessment was to determine the overall stability of the subject structure and to provide
the City with our opinion and recommendations with regard to structural conditions,remedial measures
if necessary to support public safety and identify unsafe and other conditions in accordance with the
2012 international Property Maintenance Code and NYS supplements (PMCNYS) which has been
adopted by State and local municipalities.
The building is currently not occupied and is placarded with the fire department red "X".
Building Description
The building is a two-story residential building with a low-slope gable roof likely built in the late 1800s to
early 1900s. Real estate records indicate a construction date of 1906 which seems appropriate based
upon the City's history,architectural language of the building and materials observed. Exterior walls and
foundations are comprised of load bearing brick masonry. The interior framing is comprised of
traditional wood framing (timber posts within walls, timber joists and wood plank floors). A portion of
the building in the rear has been demolished and the building has been enclosed with a wood framed
wall with plywood sheathing.
HUDSON VALLEY • CAPITAL DISTRICT • NORTH COUNTRY • CENTRAL NEW YORK • NASHVILLE,TN
Chazen Engineering,Land Surveying&Landscape Architecture Co.,D.P.C.(New York)
Chazen Engineering Consultants,LIC(Tennessee)
69 Phila Street
July 7,2016
Page 2
Observations and Assessments
In general, it is our opinion that the residential building is in an unsafe condition due to local interior
instabilities and deterioration, exterior fall hazards and unstable portions of brick masonry walls.
However, the building appears to be maintaining short-term global stability and is not in immediate
Considering the observed interior and exterior hazards,the building does pose a risk to public safety and
is unsafe for emergency service responders, property owners or occupants.
It is our opinion that the property is not in compliance with the Property Maintenance Code of New York
State(PMCNYS) including but not limited to the following sections:
Section 304: Exterior Structure.
o Protective treatment. Paint along wood siding is cracked / peeling and deteriorated
throughout.
o Decorative features including cornices are in poor condition. Portions of the cornices /
facies and soffits are unsecure and pose a fall hazard to pedestrians and occupants.
Section 305: interior Structure.
o Unsafe conditions exist such as partially collapsed / missing 1st floor framing,
deteriorated 15% 2nd and roof level framing and unstable brick masonry walls. Brick
masonry walls were observed to be partially removed in the rear of the building. Brick
walls rely on their continuity to provide stability. Portions of brick masonry walls that do
not tie into floor or wall diaphragms are not stable. This condition was observed in
several locations at the rear of the building.
o Additional items include non-weather tight roof and building envelope, and unsecure/
deteriorated interior finishes. Organic growth was also observed throughout the
building although a mold test was not performed.
The property is vacant,without functional utilities, unsanitary, unsafe, not fit for occupancy and
does not satisfy the requirements of the PMCNYS.
It is our opinion that the cost of work required to stabilize, reinforce and repair the primary structural
systems, and the work required to make the house secure, sanitary and safe will be near the salvage
value of the building, and therefore, we recommend further evaluation and cost studies/estimates be
prepared as quickly as practicable toa err "rtlfuiiding wi be salvage or dema'is e .
Z:\projects\31700.81799\31704.xx-City Saratoga Springs\51704.06-4 building structural assessments\ENG\50 Crescent Street\31704-00_20170819_50 Crescent
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69 PhIIa Street
July 7,2016
Page 3
Recommendations
The residential building structure is in an unsafe condition due to local areas of failed framing and is not
fit for occupancy due to the unsafe conditions as well as there being no operable windows, doors,
utilities, and the suspect organic growth.Therefore,the building is appropriately placarded with a red X
in accordance with the Building Code and we have the following recommendations:
O Ensure all utilities servicing the property are disconnected at the street.
• The AHJ (authority having jurisdiction) should serve a notice of violation in accordance with
section 106.2 and 107 of the PMCNYS based on the findings of this report and associated unsafe
conditions.
• The building should be condemned by the AHJ due to the unsafe conditions observed. The
building can be accessed, but access should be limited to areas beyond the collapsed /
deteriorated first and second floor framing until the area is properly shored, reinforced and/or
replaced. The building should be placarded with the word "condemned" in accordance with
section 108.4 of the PMCNYS.
We recommend the following to stabilize the structure and make weather tight:
o Remove overhead fall hazards along the street elevation immediately to protect public
safety. This includes removing unsecure cornice / facia/ soffit materials and replace /
make weather tight as required.
o Remove and replace deteriorated/collapsed first and second floor framing.
o Make repairs to leaking roof along the north elevation (near the chimney).
o Repair deteriorated brick masonry at interior headers and provide support for interior
floor and roof joists.
o Stabilize brick walls at rear of building that are not currently tied to wall or floor
diaphragms.
Recommended repairs are intended to make the building safe for contractors to perform additional
work needed to make the building safe, secure and sanitary to be considered for occupancy in
accordance with the PMCNYS.
Closure
This correspondence and the recommendations contained herein have been prepared in accordance
with generally accepted engineering practices for the exclusive use of you and your representatives for
specific application to the project site and is applicable until November 1, 2017 (due to the building
envelope not being weather tight and associated additional deterioration that will occur over time).
Z:\projects\S1700-31799\31704.xx-City Saratoga Springa\31704.06-4 building structural assessments\ENG\80 Crescent Street\31704.00_20170619_60 Crescent
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69 Phila Street
July 7,2016
Page 4
Our observations and assessments were limited to those portions of the building envelope and structure
that were visible and accessible at the time of our visit. No destructive investigation, code-compliance
(such as occupancy,ventilation requirements,energy requirements etc.),accessibility, egress,laboratory
testing or hazardous building material survey was performed, no equipment was disassembled or
moved unless where explicitly described in this report or its appendices.
Please feel free to contact me directly at (518) 266-7329 if you have any comments or questions
regarding this matter.
Sincerely,
z -
Lanson A. Cosh, P.E.
Project Manager/Structural Project Engineer
Attached:Appendix A:June 14,2017 Photographic Documentation
Cc:Joseph M Lanaro P.E.; Project File
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69 Phila Street
July 7,2016
Page 5
Appendix A:
June 14, 2017 Photographic Documentation
Z:\projects\31700-31799\31704.nc-City Saratoga Springs\81764.06-4 building structural assessments\ENG\50 Crescent Street\31704.00_20170619_60 Crescent
Street BSAdoc
- Photograph (1):General view of building. South
r : 41. elevation.
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Photograph (3):General view of building. North
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69 Phila Street BSA The Chazen Companies
Appendix A—Photographic Documentation Page 1
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Photograph (5): Deteriorated finishes(peeling
paint). Unsecure cornice/facia/soffit.
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69 Phila Street BSA The Chazen Companies
Appendix A—Photographic Documentation Page 2
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Photograph (7): Unsecure built-up post at front
A", porch.
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rear of building.
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Photograph (9):Step cracking along west
elevation windows.
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69 Phila Street BSA The Chazen Companies
Appendix A—Photographic Documentation Page 3
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Photograph (10): Cracked precast window
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elevation.
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Photograph (12): Missing portion of first floor
framing.Cracked/deteriorated/failed first floor
`" ` framing. Unsafe condition.
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69 Phila Street BSA The Chazen Companies
Page 4
Appendix A—Photographic Documentation
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`h Photograph (13):Cracked/failed first floor
framing and unsupported plywood sub-floor.
...' ." IJncafp condition.
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�a �w Rotated girder at tally column support posts.
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Photograph (15): Unsupported 2"d floor joists at
i ,e411 deteriorated masonry header. Unsafe condition.
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69 Phiia Street BSA The Chazen Companies
Appendix A—Photographic Documentation Page 5
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at rear of building. Organic growth and/or
water staining along wood framing.
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69 Phila Street BSA The Chazen Companies
Appendix A—Photographic Documentation Page 6
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SARATOGA ' , SPRINGS
PRESERVATION FOUNDATION
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HOUSE HISTORY FOR
65 PHILA STREET
SARATOGA SPRINGS, NEW YORK
PREPARED BY JOAN WALTER
FEBRUARY 2010
SARATOGA SPRINGS
PRESERVATION FOUNDATION
HOUSE HISTORY FOR
65 PHILA STREET, SARATOGA SPRINGS
PREPARED BY JOAN WALTER IN FEBRUARY 2010
65 PHILA STREET IS A TWO-STORY, CLAPBOARD ITALIANATE STYLE HOUSE WITH A
ONE STORY EXTENSION ON THE EAST SIDE OF THE MAIN STRUCTURE AND A ONE-
STORY FULL WIDTH FRONT PORCH. THE HOUSE HAS A WIDE, PROJECTING
CORNICE WITH DECORATIVE BRACKETS BENEATH AND A LOW-PITCHED ROOF,
CHARACTERISTIC OF THE ITALIANATE STYLE THAT WAS POPULAR BETWEEN 1 840
AND 1885. 65 PHILA STREET WAS BUILT BY ALEXANDER A. PATTERSON, AN
ARCHITECT AND BUILDER, IN 1851 . IT IS A CONTRIBUTING BUILDING IN THE
SARATOGA SPRINGS EASTSIDE HISTORIC DISTRICT WHICH IS ON THE NATIONAL
REGISTER OF HISTORIC PLACES.
THE LY HISTORY
ACCORDING TO THE SARATOGA SPRINGS TAX ROLLS, SAMUEL TWICHELL JR.
ACQUIRED 100 ACRES OF LAND IN SARATOGA SPRINGS IN 1835 AND 1836. S.
R. OSTRANDER DREW A "MAP OF PROPERTY AT SARATOGA SPRINGS OWNED BY
S. TWICHELL, ESQ. IN 1838 (ATTACHMENT A). THE AREA BOUNDED BY CIRCULAR
STREET ON THE EAST, PHILA STREET ON THE SOUTH, HENRY STREET ON THE
WEST AND CAROLINE STREET ON THE NORTH WAS PART OF TWICHELL'S
PROPERTY. THAT AREA WAS KNOWN AS "THE HOMESTEAD," WHICH WAS DIVIDED
INTO LOTS AND MAPPED ON JUNE 1 , 1840 (ATTACHMENT B). THE PROPERTY
THAT NOW IS 69 PHILA STREET IS LOT 17 ON THE 1840 HOMESTEAD MAP.
SAMUEL TWICHELL AND HIS WIFE LOIS APPARENTLY LIVED IN SARATOGA SPRINGS
THROUGH 1838, BUT MOVED TO BUFFALO SOMETIME IN 1 839 OR EARLY 1840.1
SAMUEL TWICHELL BEGAN SELLING HIS SARATOGA SPRINGS REAL ESTATE AT
THAT TIME. WILLIAM L.F. WARREN, A PROMINENT SARATOGA SPRINGS ATTORNEY
AND JUDGE, ACQUIRED LOT 17 IN DECEMBER 1847 AS A RESULT OF LITIGATION
HE COMMENCED AGAINST SAMUEL TVVICHELL AND OTHERS.2
1 SEE DECEMBER 24, 1838 DEED, KOOK UU, PAGE 492 (SAMUEL TWICHELL RESIDED 1N
SARATOGA SPRINGS) AND MAY 28, 1840 DEED, BOOK KK, PAGE 532 (SAMUEL TWICHELL
RESIDED IN BUFFALO). THE 1860 U.S. CENSUS INDICATES THAT 52-YEAR-OLD SAMUEL
TWICHELL WAS AS FARMER IN BUFFALO WHO OWNED REAL ESTATE VALUED AT $75,000. HE
AND HIS WIFE LOIS HAD FOUR CHILDREN AND A HOUSE SERVANT, A HOSTLER, A
CARPENTER/JOINER AND A FARM LABORER LIVING WITH THEM.
2 SEE DECEMBER 24, 1 847 DEED, BOOK 53, PAGE 267,LISTED IN ATTACHMENT C,THE CHAIN
OF DEEDS FOR 69 PHILA STREET.
ALEXANDER A. AND LOUISA A PATTERSON AND THEIR FAMILY(1849-1941)
ALEXANDER A. PATTERSON ENTERED INTO A DURABLE LEASE FOR LOT 18 ON THE
1840 TVNICHELL HOMESTEAD MAP WITH WILLIAM L.F. WARREN IN MAY 1849.3
THE 1852 JOHN BEVAN MAP OF SARATOGA SPRINGS (ATTACHMENT D) SHOWS A
HOUSE AT 65 PHILA STREET. FURTHER, THE SARATOGA SPRINGS TAX ROLLS4
SHOW THAT ALEXANDER PATTERSON PAID TAXES ON A LOT ASSESSED AT $45 IN
1850, ON A HOUSE AND LOT ASSESSED AT $240 IN 1851 , AND ON A HOUSE AND
LOT ASSESSED AT $550 IN 1853. THE 1 852 SARATOGA SPRINGS TAX ROLLS
ARE MISSING. THE $240 1 851 ASSESSMENT AND THE $550 1853 ASSESSMENT
SUGGEST THAT THE HOUSE WAS UNDER CONSTRUCTION WHEN IT WAS ASSESSED
AT $240 IN 1851 AND WAS COMPLETED WHEN IT WAS ASSESSED AT $550 IN
1853. AS A RESULT, IT APPEARS THAT ALEXANDER PATTERSON BUILT THE HOUSE
AT 65 PHILA STREET IN 1851 .
ALEXANDER PATTERSON (1827-1902) WAS BORN IN IRELAND. HE AND HIS
WIFE, LOUISE A. PATTERSON (1823-1901), WHO WAS BORN IN NEW YORK
STATE, MARRIED IN 1846. THEY CAME TO THE UNITED STATES AND SETTLED IN
SARATOGA SPRINGS IN OR ABOUT 1856. ALEXANDER PATTERSON LISTED HIS
PROFESSION AS "MASTER CARPENTER" IN THE 1860 U.S. CENSUS, AS "BUILDER"
IN THE 1870 U.S. CENSUS, AND AS "ARCHITECT AND BUILDER" IN THE 1 880 U.S.
CENSUS. ACCORDING TO THE SARATOGA SPRINGS DIRECTORIES,5 ALEXANDER
PATTERSON BECAME THE PROPRIETOR OF THE PATTERSON MINERAL SPRING
COMPANY IN 1889, AND HE PLACED THE FOLLOWING ADVERTISEMENT OF HIS
NEW VENTURE IN THE 1889 SARATOGA SPRINGS DIRECTORY:
PATTERSON MINERAL SPRING CO,
ON I'F11LA STREET, tiAl{ATUO A,
One-half Block East from Broadway. N. Y.
NEAR THE PRINCIPAL HOTELS. ,
0
A CATHARTIC, SUPERIOR TO ALL.
AN ALTERATIVE, UNEXCELLED,
Orders received for the delivery of the Water to any
part of the town.
3 SEEMARCH 13, 1 85 1 DEED, BOOK 59, PAGE 482, LISTED IN ATTACHMENT C.
4 ATTACHMENT E CONTAINS EXCERPTS FROM THE SARATOGA SPRINGS TAX ROLLS,
5 ATTACHMENT F CONTAINS EXCERPTS FROM THE SARATOGA SPRINGS DIRECTORIES_
- 2 -
THE U.S. CENSUS RECORDS AND THE DIRECTORIES SHOW THAT THE FATTERSONS
HAD SIX CHILDREN, WILLIAM (1851-1904), ALEXANDER A. JR. (1853-1926),
LOUISE (1855-1931) , MARY AUGUSTA (1856-1944), DAVID (1860-1932),
AND EMILY (B. 1860), WHO PASSED AWAY BEFORE 1900. THE 1900 U.S.
CENSUS ALSO INDICATES THAT THE PATTERSONS HAD A GRANDDAUGHTER,
KATHERINE LOUISE PATTERSON (1875-1912), WHO WAS BORN IN ILLINOIS,
LIVING WITH THEM AT THAT TIME.
THE DIRECTORIES SHOW THAT ALEXANDER PATTERSON RAN THE PATTERSON
MINERAL SPRING PAVILION LOCATED AT 22, 24 AND 26 PHILA STREET WITH HIS
SON WILLIAM AND HIS DAUGHTER MARY AUGUSTA UNTIL 1900 WHEN WILLIAM
"REMOVED TO NYC." AFTER WILLIAM'S DEPARTURE, ALEXANDER AND MARY
AUGUSTA PATTERSON RAN THE BUSINESS.
LOUISE A. PATTERSON PASSED AWAY IN 1901 , AND ALEXANDER PATTERSON
PASSED AWAY IN 1902. THE SARATOGIAN PRINTED THE FOLLOWING OBITUARY
FOR HIM ON OCTOBER 1 4, 1902:
THE DEATH OF ALEXANDER A. PATTERSON, ONE OF SARATOGA'S
BEST KNOWN CITIZENS, OCCURRED AT HIS RESIDENCE, NO. 65 PHILA
STREET, AT 1 :20 O'CLOCK THIS MORNING, FOLLOWING AN ILLNESS
OF TWO WEEKS WITH GASTRITIS. FOR MANY YEARS, MR. PATTERSON
HAD SUFFERED WITH AN ORGANIC HEART TROUBLE, WHICH IS
ASSUMED AS THE CONTRIBUTORY CAUSE OF HIS DEATH.
BORN IN BELFAST, IRELAND, ON DECEMBER 9, 1827,THE DECEASED
IMMIGRATED TO THIS COUNTRY WITH HIS PARENTS, JOHN AND MARY
AUSTIN PATTERSON, AT THE AGE OF NINE YEARS. THEY CAME
DIRECTLY TO THIS VILLAGE AND FOR SIXTY-FIVE YEARS THIS WAS MR.
PATTERSON'S HOME, ALTHOUGH IN EARLIER LIFE HE WAS MUCH OF A
TRAVELER. HIS MEMORY WAS LITTLE SHORT OF REMARKABLE AND HE
RETAINED VERY MUCH OF WHAT HE HAD SEEN.
AN ARCHITECT.
BY PROFESSION, MR. PATTERSON WAS AN ARCHITECT. THE HIGH
SCHOOL OF THIS VILLAGE WAS CONSTRUCTED ON PLANS DRAWN BY
HIM. BETTER KNOWN TO THE GENERAL PUBLIC, HOWEVER, ARE THE
BUILDINGS ON GLEN ISLAND, A PLEASURE RESORT NEAR NEW YORK
CITY, THE PLANS FOR AND CONSTRUCTION OF WHICH WERE MADE
UNDER MR. PATTERSON'S DIRECTION FOR JOHN H. STARIN. HE
PLANNED, ALSO, A NUMBER OF THE LARGER HOTELS, SITUATED ON
LAKE CHAMPLAIN.
DURING THE CIVIL WAR, THE DECEASED SERVED WITH THE ARMY OF
THE POTOMAC, BEING ADVANCED TO THE RANK OF CAPTAIN OF
ARTILLERY.
IN CIVIL LIFE HE HAS HELD THE LOCAL OFFICES OF SCHOOL AND
VILLAGE TRUSTEE, SERVING IN EACH CAPACITY FOR SEVEN YEARS. HE
-3 .
WAS A MEMBER OF THE FIRST PRESBYTERIAN CHURCH, OF WHICH HE
WAS FOR MANY YEARS A TRUSTEE. FOR SEVERAL YEARS, ALSO, MR.
PATTERSON WAS SUPERINTENDENT OF THE SUNDAY SCHOOL.
MINERAL SPRING OWNER.
FOURTEEN YEARS AGO, A MINERAL SPRING WAS DISCOVERED ON MR.
PATTERSON'S PROPERTY ON PHILA STREET NEAR BROADWAY. HE
NAMED IT THE PATTERSON SPRING, ERECTED A LARGE BUILDING
OVER IT AND FOR SEVERAL YEARS DEVOTED HIS TIME ALMOST
ENTIRELY TO THAT BUSINESS.
MR. PATTERSON WAS THE LAST SURVIVOR OF A FAMILY OF FOUR
BROTHERS AND TWO SISTERS. His WIFE, LOUISA ANN PATTERSON,
WHO DIED ON MAY 2, 1901 , WAS THE LAST OF HER FAMILY. THE
SURVIVORS ARE THREE SONS, WILLIAM A. PATTERSON OF NEW YORK
CITY, DAVID H. PATTERSON OF PAU PAU, MICH., AND ALEXANDER A.
PATTERSON OF BOSTON HARBOR, MICH,; TWO DAUGHTERS, THE
MISSES LOUISA H. AND M. AUGUSTA PATTERSON OF THIS VILLAGE;
AND A GRANDDAUGHTER, MISS KATHERINE LOUISE PATTERSON.
MARY AUGUSTA PATTERSON CONTINUED TO RUN THE PATTERSON MINERAL
SPRING, AND, TOGETHER WITH HER SISTER LOUISE AND THEIR NIECE KATHERINE
LOUISE, CONTINUED TO RESIDE AT 65 PHILA STREET. KATHERINE LOUISE PASSED
AWAY IN 1912. MARY AUGUSTA SOLD THE PATTERSON MINERAL SPRING
PAVILION AND RETIRED IN 1913. LOUISE PASSED AWAY IN 1931 . MARY
AUGUSTA CONTINUED TO LIVE AT 65 PHILA STREET FOR ANOTHER TEN YEARS
UNTIL 1941 . 65 PHILA STREET HAD BEEN HOME TO THE PATTERSON FAMILY FOR
90 YEARS.
RECENT HISTORY
M. AUGUSTA PATTERSON SOLD 65 PHILA STREET TO MORRIS GELFOND IN
OCTOBER 1941 ,6 AT WHICH TIME IT BECAME A BOARDING HOUSE. THE PROPERTY
HAS UNDERGONE NUMEROUS CHANGES IN OWNERSHIP SINCE THAT TIME, LISTED
IN ATTACHMENT C. IT HAS BEEN VACANT AND BOARDED UP FOR SEVERAL YEARS.
ALTERATIONS TO 65 PHILA STREET
THE FULL WIDTH FRONT PORCH APPEARS TO BE A LATE VICTORIAN ADDITION TO
THE STRUCTURE. IT IS NOT DEPICTED ON THE 1888 L.R. BURLEIGH BIRD'S EYE
VIEW OF SARATOGA SPRINGS (ATTACHMENT F); NOR IS IT SHOWN ON THE 1884,
1889 AND 1895 SANBORN FIRE INSURANCE MAPS. IT FIRST APPEARS ON THE
1900 SANBORN FIRE INSURANCE MAP WHICH INDICATES THAT IT WAS BUILT BY
ALEXANDER PATTERSON BETWEEN 1 895 AND 1900. THE POSTS AND RAILINGS
ARE NOT ORIGINAL.
6 SEEOCTOBER 31, 1941 DEED, BOOK 41 1, PAGE 288, LISTED IN ATTACHMENT C.
-4-
ATTACHMENT A
1 838 MAP OF LANDS OWNED BY SAMUEL TWICHEL
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-5 -
ATTACHMENT B
1922 COPY OF THE "MAP OF LANDS CALLED "THE HOMESTEAD
BELONGING TO SAMUEL TWITCHELL JR.
AT SARATOGA SPRINGS" MADE JUNE 1ST 1840
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ATTACHMENT C
CHAIN OF DEEDS FOR 65PHILA STREET, SARATOGA SPRINGS, NY
GRANTOR: H. CASE SIMPSON 8c HELEN C. SIMPSON, 58 PHILA STREET,
SARATOGA SPRINGS, NY
GRANTEE: HELEN CASE LLC, P.O. BOX 174, SARATOGA SPRINGS, NY
BOOK/PAGE: BOOK 1697, PAGE 307
DATE: JANUARY , 2004
DATE RECORDED: OCTOBER 5, 2004
GRANTOR: CONGREGATION BAIS MOISHE, INC., 188 HEWES STREET,
BROOKLYN, NY
GRANTEE: H. CASE& HELEN C. SIMPSON
BOOK/PAGE: BOOK 1616, PAGE 212
DATE: MAY 24, 2002
DATE RECORDED: JUNE 26, 2002
GRANTOR: ROSE DICKSTEIN, 39 TEN COURT, BRIGHTON BEACH, NY
GRANTEE: CONGREGATION BAIS MOISHE, INC., 188 HEWES STREET,
BROOKLYN, NY
BOOK/PAGE: BOOK 872, PAGE 429
DATE: MAY 26, 1970
DATE RECORDED: JUNE 2, 1970
GRANTOR: GRETA MARCUS, 212 HARRISON AVENUE, BRONX, NY, &
RAE (RAY) MCGETTRICK, 4804 48TH STREET, WOODSIDE,
NY
GRANTEE: ROSE DICKSTEIN, BRIGHTON BEACH, NY
BOOK/PAGE: BOOK 480, PAGE 530
DATE: MAY 21 , 1948
DATE RECORDED: MAY 24, 1948
GRANTOR: HERMAN & SOPHIE EISENBERG, 187 BLAKE AVENUE,
BROOKLYN, NY
GRANTEE: GRETA MARCUS, 212 HARRISON AVENUE, BRONX, NY, &
RAE (RAY) MCGETTRICK, 4804-48 WOODSIDE AVENUE,
JAMAICA, NY
BOOK/PAGE: BOOK 469, PAGE 432
DATE: SEPTEMBER 20, 1947
DATE RECORDED: SEPTEMBER 22, 1947
GRANTOR: JOSEPH & FANNIE KAMINSKY, 63 MAPLE AVENUE, SARATOGA
SPRINGS, NY
GRANTEE: HERMAN & SOPHIE EISENBERG, 187 BLAKE AVENUE,
BROOKLYN, NY
BOOK/PAGE: BOOK 452, PAGE 131
DATE: OCTOBER 19, 1946
DATE RECORDED: OCTOBER 21 , 1946
7 ..
GRANTOR: MORRIS & SADIE GELFOND, 8 CIRCULAR STREET, SARATOGA
SPRINGS, NY
GRANTEE: JOSEPH & FANNIE KAMINSKY, 63 MAPLE AVENUE, SARATOGA
SPRINGS, NY
BOOK/PAGE: BOOK 411 , PAGE 588
DATE: FEBRUARY 1 1 , 1942
DATE RECORDED: FEBRUARY 13, 1942
GRANTOR: M. AUGUSTA PATTERSON, 109 CAROLINE STREET,
SARATOGA SPRINGS, NY
GRANTEE: MORRIS GELFOND, 73 PHILA STREET, SARATOGA SPRINGS,
NY
BOOK/PAGE: BOOK 41 1 , PAGE 288
DATE: OCTOBER 31 , 1 94 1
DATE RECORDED: NOVEMBER 1 0, 1941
GRANTOR: ROBERT E. & GEORGIANA S. MILLIGAN, SARATOGA SPRINGS,
NY
GRANTEE: LOUISE H. & M. AUGUSTA PATTERSON, SARATOGA SPRINGS,
NY
BOOK/PAGE: BOOK 344, PAGE 38
DATE: MARCH 9, 1927
DATE RECORDED: MARCH 1 1 , 1927
GRANTOR: LOUISE H. & M. AUGUSTA PATTERSON, SARATOGA SPRINGS,
NY
GRANTEE: ROBERT F. MILLIGAN, SARATOGA SPRINGS, NY
BOOK/PAGE: BOOK 344, PAGE 37
DATE: MARCH 9, 1927
DATE RECORDED: MARCH 1 1 , 1927
GRANTOR: BOSTWICK & ELIZABETH HAWLEY, GLENS FALLS, NY
GRANTEE: A.A. PATTERSON, SARATOGA SPRINGS, NY
BOOK/PAGE: BOOK 112, PAGE 6
DATE: MAY 3, 1871
DATE RECORDED: DECEMBER 14, 1871
NOTE: THIS DEED CONVEYS A PORTION OF 69 PHILA STREET.
GRANTOR: WILLIAM L.F. & ELIZA WARREN, SARATOGA SPRINGS, NY
GRANTEE: ALEXANDER A. & LOUISA PATTERSON, SARATOGA SPRINGS
BOOK/PAGE: BOOK 56, PAGE 123
DATE: MAY 8, 1849
DATE RECORDED: JUNE 21 , 1849
GRANTOR: WILLIAM A. &ANN ELIZA BEACH, SARATOGA SPRINGS, NY
GRANTEE: WILLIAM L. F. WARREN, SARATOGA SPRINGS, NY
BOOK/PAGE: BOOK 53, PAGE 266
DATE: MARCH 25, 1848
DATE RECORDED: MARCH 27, 1848
8-
GRANTOR: THOMAS LAW, SARATOGA COUNTY SHERIFF
GRANTEE: WILLIAM L. F.WARREN, SARATOGA SPRINGS, NY
BOOKIPAGE: BOOK 53, PAGE 267
DATE: DECEMBER 24, 1847
DATE RECORDED: MARCH 27, 1 848
_g-
ATTACHMENT D
DETAIL OF THE 1852 JOHN BEVAN MAP OF SARI SPRINGS
SPRINGS
L.
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- 10-
ATTACHMENT E
EXCERPTS FROM THE SARATOGA SPRINGS TAX ROLLS
1849
OWNER/TAXPAYER: A.A. PATTERSON
LOCATION: NONE SPECIFIED
HOUSE & LOT: BLANK
ASSESSED VALUE: $50
1850
OWNER/TAXPAYER: A. A. PATTERSON
LOCATION: NONE SPECIFIED
HOUSE 8c LOT: BLANK
ASSESSED VALUE: $45
1851
OWNER/TAXPAYER: A. A. PATTERSON
LOCATION: NONE SPECIFIED
HOUSE & LOT: 1 HOUSE & LOT
ASSESSED VALUE: $240
THE 1852 TAX ROLLS ARE NOT AVAILABLE.
1853
OWNER/TAXPAYER: ALEXANDER PATTERSON
LOCATION: PHILA STREET
HOUSE &LOT: 1 HOUSE &LOT
ASSESSED VALUE: $550
11
ATTACHMENT F
SARATOGA SPRINGS DIRECTORY EXCERPTS FOR 65 PHILA STREET
1868-71 DIRECTORY
PATTERSON, ALEXANDER A., BUILDER, PHILA COR. PUTNAM, HOUSE
19 PHILA7
1872-74 DIRECTORY
PATTERSON, ALEXANDER A., ARCHITECT AND BUILDER, 12 PHILA,
H. PHILA NR HENRY
PATTERSON, ALEXANDER A. JR., CLERK, COMMERCIAL NATIONAL
BANK, H. 19 PHILA
1875-76 DIRECTORY
PATTERSON, ALEXANDER A.,ARCHITECT AND BUILDER, 12 PHILA,
H. 19 PHILA
PATTERSON, ALEXANDER A. JR., CLERK, COMMERCIAL NATIONAL
BANK, H. 19 PHILA
1876-77 DIRECTORY
PATTERSON, ALEXANDER A., ARCHITECT AND BUILDER, 22 PHILA,
H. 65 PHILA
PATTERSON, ALEXANDER A. JR., BOOKKEEPER, COMMERCIAL NAT'L
BANK, H. 65 PHILA
PATTERSON, DAVID H., MESSENGER, COMMUNITY NAT'L BANK, BDS
65 PHILA
1877-78 DIRECTORY
PATTERSON, ALEXANDER A., ARCHITECT AND BUILDER, 22 PHILA,
H. 65 PHILA
PATTERSON, D. H., DELIVERY CLERK, WESTERN UNION TELEGRAPH,
BDS 65 PHILA
1879-80 DIRECTORY
PATTERSON, ALEXANDER A., BUILDER, 65 PHILA,
PATTERSON, D. H., DELIVERY, 65 PHILA
PATTERSON, LOUISA H., 65 PHILA
PATTERSON, M. AUGUSTA, 65 PHILA
1880-82 DIRECTORY
PATTERSON, ALEXANDER A., BUILDER, 30 PHILA, H. 65 PHILA,
1882-88 REVERSE DIRECTORY
65 PHILA STREET: ALEXANDER A. PATTERSON
7 THE HOUSE NUMBERS ON PHILA STREET WERE CHANGED IN OR ABOUT 1875. NUMBER 19
PHILA STREET BECAME NUMBER 65 PHILA STREET AT THAT TIME.
- 12 •
DIRECTORY
PATTERSON, ALEXANDER A., ARCHITECT AND BUILDER, H. 65 PHILA
PATTERSON, M. AUGUSTA (SOMETIMES MARY A.), BDS 65 PHILA
PATTERSON, LOUISE H., BDS 65 PHILA
1889 REVERSE DIRECTORY
65 PHILA STREET: ALEXANDER A. PATTERSON
DIRECTORY
PATTERSON, ALEXANDER A., (PATTERSON SPRINGS CO.), ALSO
ARCHITECT, 26 PHILA, H. 65 PHILA
PATTERSON, ALEXANDER A JR., (PATTERSON SPRING CO.), BDS. 65
PHILA
PATTERSON, M. AUGUSTA, BDS 65 PHILA
PATTERSON,WILUAM A, BDS 65 PHILA
1890-91 REVERSE DIRECTORY
65 PHILA STREET: ALEXANDER A. PATTERSON
DIRECTORY
PATTERSON,ALEXANDER A., (PATTERSON SPRING CO.),S ALSO
ARCHITECT, 26 PHILA, H. 65 PHILA
PATTERSON, M. AUGUSTA, BDS 65 PHILA
PATTERSON, WILLIAM A (PATTERSON SPRING CO.), BDS 65 PHILA
1892-95 REVERSE DIRECTORY
65 PHILA STREET: ALEXANDER A. PATTERSON
DIRECTORY
PATTERSON, ALEXANDER A., (PATTERSON & PATTERSON), H. 65
PHILA
PATTERSON, M. AUGUSTA, BDS 65 PHILA
PATTERSON, WILUAM A (PATTERSON & PATTERSON), BDS 65 PHILA
PATTERSON &PATTERSON (ALEXANDER A.AND WILLIAM A.), PROPS
PATTERSON MINERAL SPRING, 22, 24 & 26 PHILA
PATTERSON MINERAL SPRING PAVILION, 22, 24 8c 26 PHILA
1896-99 REVERSE DIRECTORY
65 PHILA STREET: ALEXANDER A. PATTERSON
DIRECTORY
PATTERSON, ALEXANDER A., MNGR PATTERSON SPRING, H. 65
PHILA
PATTERSON, M. AUGUSTA, PROPR PATTERSON SPRING, H. 65 PHILA
PATTERSON,WILLIAM A, PATTERSON SPRING, BDS 65 PHILA
PATTERSON MINERAL SPRING PAVILION, 22, 24 & 26 PHILA
8 THEPATTERSONMINERAL SPRING PAVILION WAS LOCATED AT 22, 24 AND 26 PHILA STREET.
- 13-
1900 REVERSE DIRECTORY
65 PHILA STREET: ALEXANDER A. PATTERSON
DIRECTORY
PATTERSON, ALEXANDER A., MNGR PATTERSON SPRING, H. 65
PHILA
PATTERSON, M.AUGUSTA, PROPR PATTERSON SPRING, H. 65 PHILA
PATTERSON, WILLIAM A REMOVED TO NYC
PATTERSON MINERAL SPRING PAVILION, 22, 24 & 26 PHILA
1901-02 REVERSE DIRECTORY
65 PHILA STREET: ALEXANDER A. PATTERSON
DIRECTORY
PATTERSON, ALEXANDER A., MNGR PATTERSON SPRING, H. 65
PHILA
PATTERSON, M. AUGUSTA, PROPR PATTERSON SPRING, H. 65 PHILA
PATTERSON MINERAL SPRING PAVILION, 22, 24 & 26 PHILA
1903 REVERSE DIRECTORY
65 PHILA STREET: MARY A. PATTERSON
DIRECTORY
PATTERSON, ALEXANDER A. DIED OCT. 14, 1902
PATTERSON, K. LOUISE (SOMETIMES KATHERINE L.), RES 65 PHILA
PATTERSON LOUISA H., RES. 65 PHILA
PATTERSON, M. AUGUSTA, (SOMETIMES MARYA.), PROPR
PATTERSON SPRING, H. 65 PHILA
PATTERSON MINERAL SPRING PAVILION, 22, 24 & 26 PHILA
1904-1 1 REVERSE DIRECTORY
65 PHILA STREET: MARY A. PATTERSON
DIRECTORY
PATTERSON, K. LOUISE (SOMETIMES KATHERINE L.), RES 65 PHILA
PATTERSON LOUISA H., RES. 65 PHILA
PATTERSON, M. AUGUSTA (SOMETIMES MARY A.), PROPR
PATTERSON SPRING, H. 65 PHILA
PATTERSON MINERAL SPRING PAVILION, 22, 24 & 26 PHILA
1912 REVERSE DIRECTORY
65 PHILA STREET: MARY A. PATTERSON
DIRECTORY
PATTERSON, KATHERINE LOUISE DIED JAN. 29, 1912
PATTERSON LOUISA H., RES. 65 PHILA
PATTERSON, M. AUGUSTA(SOMETIMES MARY A.), PROPR
PATTERSON SPRING, H. 65 PHILA
PATTERSON MINERAL SPRING PAVILION, 22, 24 & 26 PHILA
.- 14
1913-18 REVERSE DIRECTORY
65 PHILA STREET: MARY A. PATTERSON
DIRECTORY
PATTERSON LOUISA H., RES. 65 PHILA
PATTERSON, M. AUGUSTA (SOMETIMES MARY A.), H. 65 PHILA
1 91 9-31 REVERSE DIRECTORY
65 PHILA STREET: LOUISA H. PATTERSON
DIRECTORY
PATTERSON LOUISA H., RES. 65 PHILA
PATTERSON, M. AUGUSTA (SOMETIMES MARY A.), H. 65 PHILA
1932 REVERSE DIRECTORY
65 PHILA STREET: VACANT
DIRECTORY
PATTERSON LOUISA H. DIED NOV. 16, 1931
PATTERSON, M. AUGUSTA (SOMETIMES MARY A.), No LISTING
1933 REVERSE DIRECTORY
65 PHILA STREET: VACANT
1934-4 1 REVERSE DIRECTORY
65 PHILA STREET: M. AUGUSTA PATTERSON
DIRECTORY
PATTERSON, M. AUGUSTA (SOMETIMES MARY A.), H. 65 PHILA
1942-46 REVERSE DIRECTORY
65 PHILA STREET: JOSEPH KAMINSKY
65 PHILA STREET: JOSEPH KAMINSKY, ROOMS
DIRECTORY
KAMINSKI, JOSEPH (FANNIE L.), FURNISHED ROOMS, 65 PHILA, H.
65 PHILA
1948-70 REVERSE DIRECTORY
65 PHILA STREET: ROSE DICKSTEIN
DIRECTORY
DICKSTEIN, SAUL(ROSE), H. 65 PHILA
DICKSTEIN, LOUIS, R. 65 PHILA (SOMETIMES LISTED)
DICKSTEIN, ROSE (MRS. SAUL (DICKSTEIN ROOMS), H. 65 PHILA
(1970 ONLY)
- 15 -
" 971-82 REVERSE DIRECTORY
65 PHILA STREET: MENDEL TAUB (SUM RES)
DIRECTORY
TAUB, MENDEL, RABBI NYC, H 65 PHILA
1984 REVERSE DIRECTORY
65 PHILA STREET: (SUM RES) VACANT
16-
ATTACHMENT G
DETAIL OF THE 1884 L.R. BURLEIGH
BIRD'S EYE VIEW MAP OF SARATOGA SPRINGS
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— 17 -
SARATQGA SPRINGS
PRESERVATION FOUNDATION
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HOUSE HISTORY FOR
69 PHILA STREET
SARATOGA SPRINGS, NEW YORK
PREPARED BY JOAN WALTER
FEBRUARY 201 0
SARATOGA t SPRINGS
PRESERVATION :h FOUNDATION
HOUSE HISTORY FOR
69 PHILA STREET, SARATOGA SPRINGS
PREPARED BY JOAN WALTER IN FEBRUARY 2010
69 PHILA STREET IS A TWO-STORY, BRICK ITALIANATE TOWNHOUSE WITH A ONE
STORY, FULL WIDTH FRONT PORCH THAT WRAPS AROUND THE WEST FACADE. THE
HOUSE HAS TALL, NARROW WINDOWS, A WIDE, PROJECTING CORNICE WITH
DECORATIVE BRACKETS BENEATH AND A LOW-PITCHED ROOF, ALL
CHARACTERISTIC OF THE ITALIANATE STYLE, WHICH WAS POPULAR BETWEEN
1840 AND 1885. 69 PHILA STREET WAS BUILT BY ROBERT HUNTER, A MASON, IN
1851 . IT IS A CONTRIBUTING BUILDING IN THE SARATOGA SPRINGS EASTSIDE
HISTORIC DISTRICT WHICH IS ON THE NATIONAL REGISTER OF HISTORIC PLACES.
THE EARLY HISTORY
ACCORDING TO THE SARATOGA SPRINGS TAX ROLLS, SAMUEL TWICHELL JR.,1
ACQUIRED 100 ACRES OF LAND IN SARATOGA SPRINGS IN 1835 AND 1836. S.
R. OSTRANDER DREW A "MAP OF PROPERTY AT SARATOGA SPRINGS OWNED BY
S. TWICHELL, ESQ. IN 1838 (ATTACHMENT A). THE AREA BOUNDED BY CIRCULAR
STREET ON THE EAST, PHILA STREET ON THE SOUTH, HENRY STREET ON THE
WEST AND CAROLINE STREET ON THE NORTH WAS PART OF TWICHELL'S
PROPERTY. THAT AREA WAS KNOWN AS "THE HOMESTEAD," WHICH WAS DIVIDED
INTO LOTS AND MAPPED ON JUNE 1 , 1 840 (ATTACHMENT B). THE PROPERTY
THAT NOW IS 69 PHILA STREET IS LOT 17 ON THE 1840 HOMESTEAD MAP.
SAMUEL TWICHELL AND HIS WIFE LOIS APPARENTLY LIVED IN SARATOGA SPRINGS
THROUGH 1838, BUT MOVED TO BUFFALO SOMETIME IN 1839 OR EARLY 1840.2
SAMUEL TWICHELL BEGAN SELLING HIS SARATOGA SPRINGS REAL ESTATE AT
THAT TIME. WILLIAM L.F. WARREN, A PROMINENT SARATOGA SPRINGS ATTORNEY
AND JUDGE, ACQUIRED LOT 17 IN DECEMBER 1847 AS A RESULT OF LITIGATION
HE COMMENCED AGAINST SAMUEL TWICHELL AND OTHERS.3
SAMUEL TWICHELL'S NAME WAS ALSO SPELLED TWICHEL OR TWITCHELL.
2 SEE DECEMBER 24, 1838 DEED, BOOK UU, PAGE 492 (SAMUEL TWICHELL RESIDED IN
SARATOGA SPRINGS) AND MAY 28, 1840 DEED, BOOK KK, PAGE 532 (SAMUEL TWICHELL
RESIDED IN BUFFALO). THE 1860 U.S. CENSUS INDICATES THAT 52-YEAR-OLD SAMUEL
TWICHELL WAS AS FARMER IN BUFFALO WHO OWNED REAL ESTATE VALUED AT $75,000. HE
AND HIS WIFE Lois HAD FOUR CHILDREN AND A HOUSE SERVANT, A HOSTLER, A
CARPENTER/JOINER AND A FARM LABORER LIVING WITH THEM.
3 SEEDECEMBER 24, 1847 DEED, BOOK 53, PAGE 267, LISTED IN ATTACHMENT C,THE CHAIN
OF DEEDS FOR 69 PHILA STREET.
ROBERT HUNTER (1851-1855)
ROBERT HUNTER ENTERED INTO A DURABLE LEASE FOR LOT 17 ON THE 1840
TWICHELL HOMESTEAD MAP WITH WILLIAM L.F. WARREN IN MAY 1851 .4 THE
DURABLE LEASE PROVIDES THAT ROBERT HUNTER WAS "A MASON," AND THAT
"THE SAID ROBERT [HUNTER] AGREES THAT HE WILL ERECT A DWELLING HOUSE
ON SAID LOT WITHIN TWO YEARS."5 THE 1 852 JOHN BEVAN MAP OF SARATOGA
SPRINGS (ATTACHMENT D) SHOWS A HOUSE AT 69 PHILA STREET. AS A RESULT,
IT APPEARS THAT ROBERT HUNTER BUILT THE HOUSE AT 69 PHILA STREET IN
1851 SHORTLY AFTER HE ENTERED INTO THE DURABLE LEASE.
REV. BOSTWICK HAWLEY (1855-1933)
THE REV. BOSTWICK HAWLEY, A METHODIST EPISCOPAL CLERGYMAN, ACQUIRED
WILLIAM L.F. WARREN'S RIGHTS TO 69 PHILA STREET IN APRIL 1854, AND HE
ACQUIRED ROBERT HUNTER'S RIGHTS TO 69 PHILA STREET IN JANUARY 1855.6
THE SARATOGA SPRINGS DIRECTORIES? INDICATE THAT REV. HAWLEY RESIDED AT
69 PHILA STREET AT LEAST AS OF 1 875 AND THAT HIS DAUGHTER, MARY, AND
SON-IN-LAW, EDWIN T. WOODWARD, A NAVY LIEUTENANT COMMANDER, ALSO
RESIDED THERE STARTING IN 1879, THAT LIEUTENANT COMMANDER WOODWARD
PASSED AWAY IN FEBRUARY 1894, THAT REV. HAWLEY CONTINUED TO RESIDE AT
69 PHILA STREET UNTIL HIS PASSING IN JULY 1910. THE NEW YORK TIMES
NOTED REV. HAWLEY'S PASSING:
REV. BOSTWICK HAWLEY DEAD.
Oldest Graduate of Wesleyan Univer-
sity Was 96 Years Oid.
SARATOGA. N. Y., July 2Q,—The Rev.
Dr. Bostwick Hawley, the oldest gradu-
,ate of Wesley University and one of the
best-known retired Methodist Episcopal
clergymen in Northern New York. died
at his home here this morning, at the age
of 06. Dr. Hawley was graduated in the
class of 383$at Wesleyan, and later occu-
pied the Chair of Ancient Languages and
Literature at Cazenovia Seminary. From
1842 until his retirement in 1902 he had
been an active clergyman, filling pastor-
ate: at Utica„ Pittsfield. Mass.: Albany.
and other places. He was a former
Trustee of Wesleyan University and
President of the Hawley Home for Chil-
dren in this village, a charitable insti-
tution which he founded. He was born
hi Camillus. N. Y.
4 SEE MARCH 13, 1851 DEED, BOOK 59, PAGE 482, USTED IN ATTACHMENT C.
5 ID.
6 SEEJANUARY 1 1, 1855 DEED, BOOK 71, PAGE 197,USTED IN ATTACHMENT C.
7 ATTACHMENT E CONTAINS EXCERPTS FROM THE SARATOGA SPRINGS DIRECTORIES.
- 2-
REV. HAWLEY'S DAUGHTER MARY WOODWARD CONTINUED TO RESIDE AT 69
PHILA STREET UNTIL HER PASSING IN 1932. PURSUANT TO HIS LAST WILL AND
TESTAMENT, 69 PHILA STREET THEN PASSED TO THE HAWLEY HOME FOR
CHILDREN.$ ACCORDING TO SARATOGA COUNTY NYGENWEB:
FROM 1904 TO 1965, THE HAWLEY HOME PROVIDED A TEMPORARY
PLACE TO LIVE AT 64-66 LUDLOW STREET IN SARATOGA SPRINGS
FOR CHILDREN WHOSE FAMILIES COULD NOT CARE FOR THEM. AT
LEAST A FEW THOUSAND CHILDREN LIVED THERE OVER THE YEARS,
SOME FOR ONLY A WEEK, SOME FOR MANY YEARS. THE OBJECT OF
THE HOME, AS DESCRIBED BY BOSTWICK HAWLEY (1814-1910),
FOR WHOM IT WAS NAMED IN 1906 WAS AS FOLLOWS: "TO RECEIVE,
TO CARE FOR, AND TO EDUCATE INDIGENT AND ORPHAN CHILDREN
THAT ARE BETWEEN 18 MONTHS AND 10 YEARS OF AGE. THIS
INCLUDES SUCH MANAGEMENT AND TRAINING AS BELONG TO A WELL-
REGULATED
ELLREGULATED FAMILY. THE DISCIPLINE IS PARENTAL."
RECENT HISTORY
THE HAWLEY HOME FOR CHILDREN SOLD 69 PHILA STREET TO NATHAN GEIGER
IN OCTOBER 1933. AT THAT TIME IT BECAME A BOARDING HOUSE.9 THE
PROPERTY CONTINUED AS A BOARDING HOUSE AND HAS UNDERGONE NUMEROUS
CHANGES IN OWNERSHIP SINCE THAT TIME, AS OUTLINED IN ATTACHMENT C. IT
CURRENTLY IS VACANT.
ALTERATIONS TO 69 PHILA STREET
THE FULL WIDTH FRONT PORCH APPEARS TO BE A LATE VICTORIAN ADDITION TO
THE STRUCTURE BECAUSE IT IS NOT DEPICTED ON THE 1888 L.R. BURLEIGH
BIRD'S EYE VIEW OF SARATOGA SPRINGS (ATTACHMENT F); NOR IS IT SHOWN ON
THE 1895 SANBORN FIRE INSURANCE MAP. IT FIRST APPEARS ON THE 1900
SANBORN FIRE INSURANCE MAP INDICATING IT WAS BUILT BY REV. HAWLEY
BETWEEN 1895 AND 1900. THE SIDE EXTENSION OF THE PORCH ALONG THE
WEST FACADE OF THE BUILDING DOES NOT APPEAR ON ANY SANBORN FIRE
INSURANCE MAP UP TO AND INCLUDING THE 1950 SANBORN FIRE INSURANCE
MAP. IT FIRST APPEARS ON THE 1954 SANBORN FIRE INSURANCE MAP
INDICATING THAT IT WAS BUILT BETWEEN 1950 AND 1954.
8 SEEOCTOBER 17, 1933 DEED, BOOK 377, PAGE 140,LISTED IN ATTACHMENT C.
9 SEE OCTOBER 17, 1933 DEED, LISTED IN ATTACHMENT C.
-3-
ATTACHMENT A
1838 MAP OF LANDS OWNED BY SAMUEL TWICHEL
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ATTACHMENT B
1922 COPY OF THE "MAP OF LANDS CALLED "THE HOMESTEAD
BELONGING TO SAMUEL TWITCHELL JR.
AT SARATOGA SPRINGS" MADE JUNE 1 ST 1 840
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- 5-
ATTACHMENT C
CHAIN OF DEEDS FOR 69 PHILA STREET, SARATOGA SPRINGS, NY
GRANTOR: H. CASE SIMPSON & HELEN CHELSTOWSKI, 58 PHILA
STREET, SARATOGA SPRINGS, NY
GRANTEE: HELEN CASE LLC, P.O. Box 174, SARATOGA SPRINGS, NY
BOOK/PAGE: BOOK 1697, PAGE 305
DATE: JANUARY_, 2004
DATE RECORDED: OCTOBER 5, 2005
GRANTOR: JOHN O. WASHBURN, REFEREE, P.O. Box 12, GANSEVOORT,
NY
GRANTEE: H. CASE SIMPSON & HELEN CHELSTOWSKI, 58 PHILA
STREET, SARATOGA SPRINGS, NY
BOOK/PAGE: BOOK 1405, PAGE 747
DATE: DECEMBER 1994
DATE RECORDED: FEBRUARY 7, 1995
GRANTOR: HAROLD KENYON, 12 VICHY DRIVE, SARATOGA SPRINGS, NY
GRANTEE: NEZEI BAIS, INC., 167 PENNE STREET, BROOKLYN, NY
BOOK/PAGE: BOOK 1216, PAGE 379
DATE: OCTOBER 2, 1987
DATE RECORDED: OCTOBER 14, 1987
GRANTOR: ALAN WEISS, 17 YORK AVENUE, SARATOGA SPRINGS, NY
AND GARY WEISS, 171/2 YORK AVENUE, SARATOGA SPRINGS,
NY
GRANTEE: HAROLD KENYON, VICHY DRIVE, SARATOGA SPRINGS, NY
BOOK/PAGE: BOOK 912, PAGE 319
DATE: MAY 12, 1972
DATE RECORDED: MAY 15, 1972
GRANTOR: MARY TASLITT, 69 PHILA STREET, SARATOGA SPRINGS, NY
GRANTEE: ALAN WEISS, 17 YORK AVENUE, SARATOGA SPRINGS, NY
AND GARY WEISS, 171/2 YORK AVENUE, SARATOGA SPRINGS,
NY
BOOK/PAGE: BOOK 811 , PAGE 149
DATE: JULY 7, 1967
DATE RECORDED: JULY 7, 1967
GRANTOR: ISAAC WOLF, 71 PHILA STREET, SARATOGA SPRINGS, NY
GRANTEE: MARY TASLITT, 69 PHILA STREET, SARATOGA SPRINGS, NY
BOOK/PAGE: BOOK 497, PAGE 13
DATE: SEPTEMBER 20, 1948
DATE RECORDED: MARCH 31 , 1949
- 6-
GRANTOR: NATHAN GEIGER, 35 PARK PLACE, SARATOGA SPRINGS, NY
GRANTEE: MARY TASLITT, 6 PAVILION PLACE, SARATOGA SPRINGS, NY
BOOK/PAGE: BOOK 432, PAGE 438
DATE: JANUARY 9, 1946
DATE RECORDED: JANUARY 14, 1946
GRANTOR: THE HAWLEY HOME FOR CHILDREN
GRANTEE: NATHAN GEIGER, SARATOGA SPRINGS, NY
BOOK/PAGE: BOOK 432, PAGE 436
DATE: OCTOBER 17, 1933
DATE RECORDED: OCTOBER 31 , 1933
NOTE: THIS IS A CORRECTION DEED FOR THE PRIOR DEED.
GRANTOR: THE HAWLEY HOME FOR CHILDREN
GRANTEE: NATHAN GEIGER, SARATOGA SPRINGS, NY
BOOK/PAGE: BOOK 377, PAGE 140
DATE: OCTOBER 17, 1933
DATE RECORDED: OCTOBER 31 , 1933
NOTE: THE PROPERTY WAS DEVISED BY THE LAST WILL AND
TESTAMENT OF BOSTWICK HAWLEY, BOOK OF WILLS 44,
PAGE 1 1 O.
GRANTOR: WILLIAM L.F. & ELIZA WARREN
GRANTEE: BOSTWICK HAWLEY
BOOK/PAGE: BOOK 77, PAGE 380
DATE: APRIL 30, 1857
DATE RECORDED: MAY 1 , 1857
NOTE: THIS INSTRUMENT IS THE ASSIGNMENT OF THE MARCH 3,
1851 DURABLE LEASE FROM WILLIAM L.F. WARREN TO
ROBERT HUNTER.
GRANTOR: ROBERT &HARRIET HUNTER
GRANTEE: BOSTWICK HAWLEY
BOOK/PAGE: BOOK 71 , PAGE 197
DATE: JANUARY 4, 1855
DATE RECORDED: JANUARY 9, 1 855
NOTE: THIS DEED CONVEYS THE ROBERT HUNTER'S MARCH 3,
1851 "DURABLE EXEMPTION LEASE" TO BOSTWICK HAWLEY.
GRANTOR: WILLIAM L.F. & ELIZA WARREN, SARATOGA SPRINGS, NY
GRANTEE: ROBERT HUNTER, SARATOGA SPRINGS, NY
BOOK/PAGE: BOOK 59, PAGE 482
DATE: MARCH 3, 1851
DATE RECORDED: APRIL 30, 1851
NOTE 1 : THIS DURABLE LEASE CONVEYS LOT 17 ON THE 1840
HOMESTEAD MAP.
NOTE 2: THE LAST SENTENCE OF THE DEED PROVIDES THAT "ROBERT
[HUNTER] AGREES THAT HE WILL ERECT A DWELLING HOUSE
ON SAID LOT WITHIN TWO YEARS."
-7 -
GRANTOR: WILLIAM A. &ANN ELIZA BEACH, SARATOGA SPRINGS, NY
GRANTEE: WILLIAM L. F. WARREN, SARATOGA SPRINGS, NY
BOOKIPAGE: BOOK 53, PAGE 266
DATE: MARCH 25, 1848
DATE RECORDED: MARCH 27, 1 848
GRANTOR: THOMAS LAW, SARATOGA COUNTY SHERIFF
GRANTEE: WILLIAM L. F.WARREN, SARATOGA SPRINGS, NY
BOOK/PAGE: BOOK 53, PAGE 267
DATE: DECEMBER 24, 1847
DATE RECORDED: MARCH 27, 1848
GRANTOR: THOMAS LAW, SARATOGA COUNTY SHERIFF
GRANTEE: WILLIAM L. F.WARREN, SARATOGA SPRINGS, NY
BOOK/PAGE: BOOK 53, PAGE 47
DATE: DECEMBER 24, 1 847
DATE RECORDED: JANUARY 10, 1848
.g_
ATTACHMENT D
DETAIL OF THE 1852 JOHN BEVAN MAP OF SARATOGA SPRINGS
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-9-
ATTACHMENT E
SARATOGA SPRINGS DIRECTORY EXCERPTS FOR 69 PHILA STREET
1868-74 DIRECTORY
HAWLEY, BOSTWICK IS NOT LISTED
1875-76 DIRECTORY
HAWLEY, BOSTWICK REV., H. 21 PHILA1 o
1876-78 DIRECTORY
HAWLEY, BOSTWICK REV., H. 69 PHILA
1879-81 DIRECTORY
HAWLEY, BOSTWICK REV., H. 69 PHILA
WOODWARD, EDWIN T., COMMANDER, U.S. NAVY, BDS 69 PHILA
1882-92 REVERSE DIRECTORY
69 PHILA STREET: REV. BOSTWICK HAWLEY
DIRECTORY
HAWLEY, BOSTWICK REV., H. 69 PHILA
WOODWARD, EDWIN T., COMMANDER, U.S. NAW, BDS 69 PHILA
1893 REVERSE DIRECTORY
69 PHILA STREET: REV. BOSTWICK HAWLEY
DIRECTORY
HAWLEY, BOSTWICK REV., H. 69 PHILA
WOODWARD, EDWIN T., LIEUT. COMMANDER, U.S. NAW, BDS 69
PHILA
1894 REVERSE DIRECTORY
69 PHILA STREET: REV. BOSTWICK HAWLEY
DIRECTORY
HAWLEY, BOSTWICK REV., H. 69 PHILA
WOODWARD, EDWIN T. DIED FEB. 22, 1894
WOODWARD, MARY H., WIDOW EDWIN T., H. 69 PHILA
1895-1910 REVERSE DIRECTORY
69 PHILA STREET: REV. BOSTWICK HAWLEY
DIRECTORY
HAWLEY, BOSTWICK REV., H. 69 PHILA
WOODWARD, MARY H., WIDOW EDWIN T., H. 69 PHILA
to THE HOUSE NUMBERS ON PHILA STREET WERE CHANGED IN OR ABOUT 1875. NUMBER 21
PHILA STREET BECAME NUMBER 69 PHILA STREET AT THAT TIME.
- 10-
1911 REVERSE DIRECTORY
69 PHILA STREET: MRS. MARY H. WOODWARD
DIRECTORY
HAWLEY, BOSTWICK REV. DIED JULY 29, 1 910
WOODWARD, MARY H., WIDOW EDWIN T., H. 69 PHILA
1 91 2-31 REVERSE DIRECTORY
69 PHILA STREET: MRS. MARY H. WOODWARD
DIRECTORY
WOODWARD, MARY H., WIDOW EDWIN T., H. 69 PHILA
1932 REVERSE DIRECTORY
69 PHILA STREET: VACANT
DIRECTORY
WOODWARD, MARY H. DIED OCT 9, 1931
1933 REVERSE DIRECTORY
69 PHILA STREET: VACANT
1934 REVERSE DIRECTORY
69 PHILA STREET: MEYER SHUSTER, ROOMS
DIRECTORY
SHUSTER, MEYER (MOLLY), BOARDING & ROOMS, 69 PHILA, H. DO
193536 REVERSE DIRECTORY
69 PHILA STREET: MRS. GUSSIE WEINSTSEIN, ROOMS
DIRECTORY
WEINSTEIN, GUSSIE, WID. REUBEN, ROOMS, 69 PHILA, H. DO
1937 REVERSE DIRECTORY
69 PHILA STREET: JOSEPH RIEBER, ROOMS
DIRECTORY
RIEBER, JOSEPH (NANCY), ROOMS, 69 PHILA, R. DO
1938-42 REVERSE DIRECTORY
69 PHILA STREET: MRS. GUSSIE WEINSTSEIN, ROOMS
DIRECTORY
WEINSTEIN, GUSSIE, WID. REUBEN, ROOMS, 69 PHILA, H. DO
1944 REVERSE DIRECTORY
69 PHILA STREET: MRS. HARRIET SPELLMAN
- 11 -
DIRECTORY
SPELLMAN, HARRIET MRS., EMP JAKE'S GRILL, H. 69 PHILA
1946-66 REVERSE DIRECTORY
69 PHILA STREET: JACOB TASLETT
69 PHILA STREET: MRS. MARY TASLETT, ROOMS
DIRECTORY
TASLETT, MARY(MRS. JACOB), ROOMS, 69 PHILA, H. DO
TASLETT, JACOB (MARY), H. 69 PHILA
C 968-76 REVERSE DIRECTORY
69 PHILA STREET: ALAN WEISS, ROOMS (AL'S PALACE)
DIRECTORY
WEISS, AL'S PALACE,ALAN WEISS PROP, 69 PHILA
WEISS,ALAN (MARCIA), PROP AL WEISS PALACE, 69 PHILA, H. DO
1978 REVERSE DIRECTORY
69 PHILA STREET: NO REPORT
1979-84 REVERSE DIRECTORY
69 PHILA STREET: EACH YEAR THERE WERE NINE OR TEN
PEOPLE LISTED AT THIS ADDRESS
- 12 -
ATTACHMENT F
DETAIL OF THE 1884 L.R. BURLEIGH
BIRD'S EYE VIEW MAP OF SARATOGA SPRINGS
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