HomeMy WebLinkAbout20230996 395 Broadway Site Plan SSPF LetterBoard of Directors
Michele M. Funiciello
President
Sheila Sperling
Vice President
Linda L. Harvey
Secretary
Stephen Kyne
Treasurer
Christopher Armer
Tiffany Blair
Steven Dodds
Giovanna D’Orazio
Julia Dunn
James Gold
John Haller
Leigh Hornbeck
Vincent LaTerra
Patty Morrison
Samantha Nass
Michelle Paquette-Deuel
Dorothy Rogers-Bullis
Jason Thomas
Roger Woody
Maddy Zanetti
James Kettlewell
emeritus
Staff
Samantha Bosshart
Executive Director
Nicole Babie
Membership & Programs
Director
Marcy Dreimiller
Administrative Assistant
Patricia Herrick
Bookkeeper
January 10, 2024
Ms. Mark Pingel, Chair
Design Review Board
City Hall
474 Broadway
Saratoga Springs, NY 12866
RE: 395 Broadway – Sight Plan, Sidewalk Changes
Dear Tamie,
The Saratoga Springs Preservation Foundation reviewed the recent submissions for the
proposed changes to the sidewalk at 395 Broadway.
The newly proposed blended stair with the number of risers increasing towards the south end
of the primary façade is less obtrusive than the initially proposed concrete seating walls.
However, the Foundation continues to have significant concerns regarding the proposed
changes to the historically wide sidewalk, a character-defining feature of Broadway.
The applicant is proposing to construct permanent concrete stairs within the public right-of-
way to provide accessibility to the entrances of the building. Currently, access into the
building is at existing grade. The incorporation of the stairs will reduce the sidewalk width
at a prominent corner in our downtown to 10’ feet between the proposed stairs and the
existing green space along the street, which will also be reduced as part of the proposed
plan.
Accessibility can be accommodated through other means - addressing it within the interior
footprint of the building or potentially changing the grade as was done at 385 Broadway,
moving the stairs near the street. Unlike outdoor dining areas, that allow for public
engagement with the street and are reversible, the proposed stairs do not. The stairs do not
provide a public amenity; they provide access to private businesses.
The design of these stairs is not consistent with other stairs along Broadway – such as the
prominent stairs at City Hall, 474 Broadway; Adirondack Trust Company, 473
Broadway; the United States Post Office, 475 Broadway; and the former Rip Van Dam
Hotel (Salt & Char), 353 Broadway nor is it in-keeping with other historic stairs along
Broadway – such as 417 Broadway, 465 Broadway, 489 Broadway, 493 Broadway, 497
Broadway, 505 Broadway, and 509 Broadway. The proposed stair design is consistent with
a grand municipal or civic building as seen at City Center, not a private business.
Not only does the Foundation have concerns regarding the reduction of the wide character-
defining feature of our historic Broadway sidewalk, it has concerns about the reduction of
green space; the stairs potentially being a trip hazard – as we all know people are not always
looking where they are walking but talking with family and friends or looking at their
phones; and attracting skateboarders and loitering. The Foundation is concerned that should
tripping, skating boarding, or loitering become an issue in the future, how will the building
owner address it after the fact. Will additional railings or planters be added at a later date,
making the stairs more obtrusive?
112 Spring Street, Suite 203
Saratoga Springs, NY 12866
(518) 587-5030
www.saratogapreservation.org
Should this proposal be considered for approval by the Design Review Board, the
Foundation recommends that all relevant city departments review in detail the plans prior to
granting approval. These details should include grade changes, especially immediately
adjacent to the stairs; the rise, run, and the tread depth of the stairs; and railing design and
placement, i.e. how much will the handrails protrude into the 10’ wide sidewalk.
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