HomeMy WebLinkAbout20230532 Two Story Addition Revised Plans
September 6, 2023
Ms. Tamie Ehinger, Chair, Design Review Board
City Hall
474 Broadway
Saratoga Springs, NY 12866
RE: 395 Broadway - New Construction
Dear Tamie,
The Saratoga Springs Preservation Foundation reviewed the application to make exterior
alterations to 395 Broadway.
The United States Hotel stood at the corner of Broadway and Division Street for over a
century. Unfortunately, the famous large hotel was demolished between May 1945 and
Board of Directors
March 1946. The following year, a small, one-story concrete-block building occupied the
Michele M. Funiciello
President
corner. By 1968, the corner was occupied by a Red Barn fast-food building, which later
became Pope’s Pizza. In 1999, that structure was removed, and a new building designed
Sheila Sperling
Vice President
by local architect Tom Frost was constructed for Borders bookstore.
Linda L. Harvey
The New Construction Historic District Guidelines include guidelines for new buildings,
Secretary
accessory buildings, and additions. The guidelines for additions focus on maintaining
Stephen Kyne
Treasurer
historic structures. While this is a proposed addition to an existing building, it is not a
historic building, therefore the New Construction Historic District Design Guidelines for
Tiffany Blair
Steven Dodds
New Buildings should be considered.
Giovanna D’Orazio
Julia Dunn
NEW BUILDINGS
Adam N. Favro
John Haller
Architectural styles for new construction should reflect and represent the period in
Vincent LaTerra
which it is built. The style of new construction should be compatible with
Patty Morrison
Samantha Nass
surrounding buildings but should not give the false impression of being historic.
Dorothy Rogers-Bullis
Construction methods and materials can differentiate new construction from historic
Jason Thomas
Maddy Zanetti
structures.
The placement and orientation of new buildings should be consistent with
James Kettlewell
emeritus
neighboring buildings. Maintaining a consistent streetscape and façade setback is
recommended.
Building mass should be appropriate to the size of the lot. A large lot can generally
Staff
accommodate a larger structure, while a small structure is more appropriate for a
Samantha Bosshart
Executive Director smaller lot.
Building height and scale should be consistent with the existing streetscape and
Nicole Babie
Membership & Programs
neighboring building patterns. Historic streetscapes often have variation in building
Director
scale and massing that contribute to the visual interest and unique historic character
Patricia Herrick
of the street. Variation is promoted, but extreme differences should be avoided.
Bookkeeper
Buildings with large, uninterrupted massing should be broken into smaller visual
components consistent with neighboring buildings.
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.
Façade 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.
112 Spring Street, Suite 203
Saratoga Springs, NY 12866
(518) 587-5030
www.saratogapreservation.org
New construction materials should be compatible with and complement the
surrounding historic buildings. 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 Foundation is pleased that this prominent corner will once again be redeveloped. It is
supportive of the proposed changes to the exterior of the existing two-story structure and
does not object to the concept of additional stories. However, it does have concerns about
the additional stories – specifically, the façade placement, floor heights, fenestration, and
style.
Facadesof buildings located atthe corners of Broadwaymaintain a full-height façade. The
Foundation supports the addition having a setback from the existing brick façade.
Although multiple setbacks of varying depths are not consistent with the existing buildings
on Broadway. The Foundation is disappointed that the applicant chose to setback the
corner, understanding that the recently adopted UDO allows for an “Optional Corner Lot
Element” if a projection is desired.
The style of the proposed additional stories does not relate to the existing building. This is
not a historic building; therefore, it is not necessary to differentiate the new construction
from the existing building.
The Foundation is disappointed that the applicant did not include any photographs of the
historic buildings located across the street on Broadway to provide greater site context for
the project. The overall height of the building is impacted by floor heights, which are not
consistent with the surrounding buildings. The Foundation also has concerns about the
window fenestration, specifically the floor to ceiling windows in the projections and the
windows immediately adjacent to those productions.
It is unfortunate that retail space is not located at the corner to allow for a dynamic
engagement with the street similar to when Borders bookstore occupied the building. The
primary office entrance should be clearly designated and distinct from the retail entrance.
As proposed, the only distinction is use of double-doors rather than a single-door. The
Foundation encourages the applicant to consider relocating the retail space to the corner
and developing a distinctive entrance for the office space.
It is important that as this project moves forward that renderings are provided that
incorporate the opposite side of the street as well as perspectives looking at the building as
one walks and drives north and south on Broadway from Caroline, Phila and Washington
Streets.
The Foundation is excited to see the redevelopment of this important corner property in the
heart of our downtown move forward.
Thank you in advance for your thoughtful consideration.
Sincerely,
Michele Funiciello Samantha Bosshart
President Executive Director
Cc: Lisa Moser, Owner
Brett Balzer, Balzer & Tuck Architecture
Amanda Tucker, Senior Planner, City of Saratoga Springs