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HomeMy WebLinkAbout20200483 269 Broadway New Mixed Use SSPF Letter Saratoga Springs Preservation Foundation � December 7, 2021 F p n�� Ms. Tamie Ehinger, Chair,Design Review Commission PRESERveTioN CityHall �` � 474 Broadway �`� Saratoga Springs,NY 12866 �� }.' RE: 269 Broadway—New Construction �;. _, Dear Tamie, The Saratoga Springs Preservation Foundation reviewed the revised plans for the proposed mixed-use development at 269 Broadway. As the Foundation has stated in previous letters,it is pleased that there is a plan to redevelop the vacant parcel. The architectural design of the building is a statement of its own time. Therefore, the Foundation does not object to the style and the materials of the proposed Board of Directors building. Adam Favro pres'aent The Foundation strongly objects to the height, scale, and mass of the structure because it �vtionele Funioiello is not in keeping with the neighboring structures. Vice President L�naaL.xa�ey Per the applicable sections of the Design Considerations of the City of Saratoga Springs seoretary Zoning Ordinance, 7.4.9 for review far this project(underlines added for emphasis): Dmitriy Yermolayev Treasurer A. Helgllt The Commission shall consider whether the height of the proposed structure is T'r�any B�a'r compatible with the historic form and conteXt of the site and nei�hborin� 7aime Butler ste���oaas properties and with any specific zoning district intent. Giovanna D'Orazio Julia Dunn SandraFox B. SCale James Goia The Commission shall consider whether the scale of the proposed structure is J°h"xaiier com�atible with the relationshi� of the buildin� and its architectural elements to Richard King st�nen xyne nei h� borin� structures, and character of historic setting. Vincent LaTerra samantnaNass C. Mass and Open Space Dorothy Rogers-Bullis sneila sperling The Commission shall consider whether the relationshi� of the dimension and Jas°n Th°mas mass of a buildin� to the o�en s�ace between it and adjoinin� buildin�s is vtaaay zanetti compatible with the character of the nei�hborin�area and with an�pecific aonin� district intent. James Kettlewell emeritus G. Front Setback The front yard setback for the building line of all new construction shall be Exe�uti�e�i�•e�to�• com atible with nei hborin�buildin s and an s ecific zonin district intent. Samantha Bosshart � �•- � �' p g Per the Historic District Design Guidelines far New Construction—New Buildings (underlines added for emphasis): • Buildin�hei�ht and scale should be consistent with the eXistin� streetscape and nei h� borin�building�atterns. Historic streetsca�es often have variation in u2 Spring Street,Suite 203 Saratoga Springs,NY i2866 P�i8-�8�-�030 www.saratogapreservation.org buildin� scale and massin�that contribute to the visual interest and unique historic character of the street.Variation is promoted, but extreme differences should be avoided. • Buildin�s with lar�e,uninterru�ted massin� should be broken into smaller visual com�onents consistent with nei h� borin�buildin s�. The proposed structure is surrounded by two-story buildings with the eXception of the building located at 268 Broadway. The applicant provided a site analysis of similar large- scale developments with similar relationships to neighboring buildings. The examples provided are not similar. Two of the examples provided are not located in historic districts — Embury Apartments, an Urban Renewal redevelopment project, and Embassy Suites Hotel. Therefore,they are not relevant to the proposed project. Congress Park Centre and 385 Broadway are located in the downtown core where there is historic precedence of large scale development on the sites—the Grand Union and the United States hotels. Lastly,the building located at 268 Broadway uses varying heights,setbacks,and window sizes as well as balconies and changes in building materials and colors to reduce the height, scale, and mass of the building, provide a more human scale, and be respectful of the surrounding neighborhood -whereas the proposed structure does not. While the Foundation appreciates that the applicant set-back the sixth floor,the Foundation does not believe that it reduces the overall height, mass, and scale of the building, in part because the wide-overhanging roof extends to the fa�ade of the building,thus defeating the intended purpose. The Foundation continues to strongly recommend that the overall height, mass, and scale of the building be reduced. Should the sixth floor remain, the Foundation recommends that the overhang of the roof be removed or significantly reduced. The Foundation continues to be concerned about the eXterior mechanical equipment on the roof and elevator tower. While the Foundation does not typically comment on interior mechanicals, it has concerns that with the full-height windows, the interior mechanicals will be visible from the exterior. The Foundation appreciates that the primary entrance on Broadway was changed to be at street level. However, the retail/restaurant spaces still remain below grade. The Foundation remains concerned that there is a lack of engagement at the street level because the entrance appears to lead to a long hallway and the interior spaces are below grade. Furthermore, the Foundation objects to the proposed signage on the south side of the building since that is no longer the primary entrance of the building. Thank you in advance for your thoughtful consideration. Sincerely, ��� .��.� �� Adam N. Favro � Samantha Bosshart President Executive Director Cc: Gerard Moser, LLC, Owner Michael Toohey, Agent Amanda Tucker, Senior Planner