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HomeMy WebLinkAbout20260448 269 Broadway Construction ApplicationCannie Law PLLC 4 Roberts Ln. Saratoga Springs, NY 12866 518-350-4137 cannielawfirm@gmail.com May 27, 2026 City of Saratoga Springs Design Review Board Attn.: Julia Destino 474 Broadway Saratoga Springs NY 12866 Via in hand delivery and email RE: Historic Review Application - Height, Scale, Mass and Open Space, and Front Setback 269 Broadway, Saratoga Springs New York, 12866 – Tax Parcel: 165.75-1-17 Proposed Use: Multi-family Dwelling: Above the Ground Floor and Ground Floor Non-residential Hello Julia: As your office is aware, this office represents 269 Broadway Saratoga, LLC, (the “Applicant”) with respect to a Historic Review Application (the “Application”) for Tax Parcel: 165.75-1-17 located at 269 Broadway in Saratoga Springs New York (the “Property”). As is further detailed in the narrative submitted herewith, the Application proposes new construction of a Multi-family Dwelling: Above the Ground Floor, with nonresidential use on the ground floor (the “Proposed Development”) within the Urban Core ("UC") district. The Property is also part of the Congress Park Historic Review District, providing Historic Review under Section 13.9(H)(2) for the Design of the New Construction. On behalf of the Applicant, I submit the following materials for the Board’s Review: 1) Historic Review Application Form 2) Project Narrative 3) Short Form EAF 4) Project Presentation, which contains: a. Historical Context b. Site Context Photos of existing site and surrounding properties c. Elevations of all four sides of the Proposed Development d. Building Cross Sections e. Architectural Renderings to show Character of the Proposed Development within the context of the surrounding properties f. Preliminary Floor Plans 5) Sketch Plan 6) Application fee of $650.00 payable to the Commissioner of Finance 1 Narrative– Design Review Board – Height Mass and Scale Application Parcel and Applicant Information The property subject to the instant application is a relatively vacant lot South Broadway in Saratoga Springs identified as Tax Parcel: 165.75-1-7 (the “Property”). The Property contains a total of approximately .52 acres and is currently utilized for parking. The Property is bounded by lands owned by Saratoga Hospital and NBT Bank to the north, St. Peter’s Church (Saratoga Central Catholic High School) to the south, Broadway to the west and Hamilton Street to the east. The Property is currently owned by 269 Broadway Saratoga LLC (the “Applicant”). The Property is located within the Urban Core Zoning District (“UC”) and the Historic Review District, giving this Board purview over any new construction at the Property and a requirement to review it under the Historic District Development Standards of the Unified Development Ordinance (“UDO”). Parcel History This area of Broadway, like much of the area that surrounds Congress Park, was at one time been the site of the some of the grand hotels of the mid to late 19th century. Although the exact locations are hard to determine due to the passage of time and changes in lot lines, the Property was at one time home to a portion of the Clarendon Hotel and its impressive piazza and courtyard, which contained the Washington Spring. Directly north of the Property, in the lands currently occupied by NBT Bank and Saratoga Hospital, sat the Columbian Hotel. According to an article by Saratoga Springs Historian Mary Ann Fitzgerald 1, it seems the Clarendon Hotel grew to prominence out of necessity from the unfortunate circumstance of the destructive fires in 1865 and 1866 of the United States Hotel and Congress Hall, respectively. Those two hotels were the two largest at the time, and their untimely destruction resulted in a need for additional rooms. It was around this time that the Clarendon came into prominence. Originally constructed in 1840 as a boarding house, what would eventually become known as the Clarendon was purchased by Mary I. Jones in 1860. Subsequent to her purchase, it was leased to the Leland family, who also operated the Grand Union Hotel. The Leland’s eventually purchased the Clarendon in 1873. During the 1860s and 1870s, while owned by Jones and operated by the Lelands, the Clarendon was expanded and modified into the grand hotel that it was. 1 “Saratoga’s Other Grand Hotel, The Clarendon” – Mary Ann Fitzgerald, June 16, 2020. Courtesy of the Saratoga Room at the Saratoga Springs Public Library. 2 The 1884 and 1900 Sanborn Insurance Company Fire Maps show the prominence and significance of this building. See 1900 – 1954 Sanborn Fire Insurance Map from Saratoga, Saratoga County, New York, courtesy of the Library of Congress submitted as part of Historical Context. The Clarendon spanned the entire length of the block of Williams Street on which it sat, from the frontage on Broadway to the frontage on Hamilton Street. The Clarendon formed a backwards “L” shape, with the longest width running along Hamilton Street. The frontage on Broadway had the shortest width for the principal hotel building but was also occupied by an impressive piazza that overlooked a central courtyard that was surrounded on three sides by the building and the piazza. It was in this courtyard that the Washington Spring was located. According to the Sanborn Maps, and confirmed from historical photos contained in the Saratoga Room of the Saratoga Springs Public Library, the Clarendon stood at it highest points five to five and half stories tall – including specifically behind the central courtyard along Hamilton Street. The Clarendon Hotel stood in this location until around 1905. It last appeared on the 1900 Sanborn Maps, and according to Mrs. Fitzgerald’s article, last was seen in the City Directory in 1905. The area where the Clarendon stood was purchased by St Peter’s Church and the majority of where that once grand hotel building stood is occupied by the Saratoga Central Catholic High School. The Columbian, though not quite the size of the Clarendon, in its largest form occupied the same or similar height, reaching five stories in 1884 according to the Sanborn Maps. Two prior iterations of the Columbian stood at the site as early as 1867, but the first destroyed by fire in 1871. Rebuilt and opened as the Grand Central, which was grand but short-lived hotel and also succumbed to fire in 1874. The Columbian of which we have pictures and the most information was built in 1875. The “last” Columbian did not have a single building run the length of its lot from Broadway to Hamilton Street. However, it did have a separate and prominent stables structure that occupied the same width along the Hamilton frontage that the primary hotel occupied along Broadway. The Columbian outlived the Clarendon, and stood in its location (roughly the area of NBT Bank and the Saratoga Hospital Building) until a fire, again, destroyed the structures in November of 1965.2 Historic surrounding buildings and properties also had prominent architectural features and size. Across the street from the Property – in the area currently occupied by the Park Place Condominium mixed-use building - in the early 1900s was a 4500 seat 2 “Columbian 3rd of Its Name Lost to Flames”, by Evelyn Gorham, Saratogian Nov. 14, 1965. Courtesy of the Saratoga Room at the Saratoga Springs Public Library. A picture that came with the article is submitted as part of Historical Context. 3 capacity Convention Hall, that stood over two stories tall and had two prominent towers. See attached Historic Context Slide. Additionally, there was the Congregation Agudas Achim Synagogue that stood three stories tall and as high as 40 feet. See 1900 – 1954 Sanborn Fire Insurance Map from Saratoga, Saratoga County, New York, courtesy of the Library of Congress submitted as part of Historical Context. This small stretch of Broadway once served a primary role in the tourist industry of Saratoga Springs, with prominent, tall buildings occupying the skyline. This area anchored Broadway, and provided the beginning of the true “downtown” street scape with prominent buildings on either side of the street. These buildings gave visual cues to visitors and residents alike that they were leaving the entry way of the “City in the Country”, and have found their way into the Spa City itself. Since 1965 the Property has been predominately vacant with the exception of a parking lot.3 It is time to bring this area of Broadway back to its prior prominence as an anchor to Broadway and signal that you have truly entered the Downtown Core of the City. Overview of Proposed Development The Applicant’s vision for the Property is to develop a mixed-use building with a ground- floor retail component and high-end, luxury residential condominiums on the upper floors (the “Proposed Development”). To lead the design team of the Proposed Development, the Applicant has engaged Robert A.M. Stern Architects (“RAMSA”) – a 250-person firm of architects, interior designers and landscape architects based in New York City and serving clients around the world. Their work is guided by the history, physical context, diversity and cultural significance of the places where they build. The firm maintains attention to detail and commitment to design quality that continues to earn international recognition, numerous awards, and citations for planning and design excellence. The team at RAMSA has spent months visiting Saratoga Springs, reviewing its historic and current architecture to immerse themselves in the feeling of Downtown Saratoga Springs in order to develop a vision for the Proposed Development. Renderings and elevations of the Proposed Development are submitted herewith, as well as some preliminary floor plans. Saratoga Springs has a deep and rich environment of architectural styles, expressions, and types. It also has a series of well-defined neighborhoods which hold together architecturally in their common topologies and uses. Understanding this 3 In 2022, this Board along with the Planning Board approved a different project at this site for the Applicant (the “Prior Project”). Although it was reviewed under the 2012 Zoning Code, the Prior Project received approval to construct a mixed-use building with full build out on both Broadway and Hamilton Street with a maximum height of 70 feet on Broadway and 65 feet on Hamilton. 4 Saratoga is how RAMSA began its design of the project with the goal of utilizing design tools appropriate for this city. The compositional clarity, asymmetrical and symmetrical massing, and the classical details of Saratoga’s Gilded Age facades along nearby Union Avenue serve as relevant precedents for this site. Meanwhile the human scale, materiality, and residential character of the East Side reinforce the fact that we are creating homes and a neighborhood for people to live their daily lives. Along Broadway, the assertive collection of 19th- and early 20th-century masonry commercial buildings provides a strong urban model, where consistent street walls, active and open ground floors, and mixed-use programming contribute to a cohesive and stimulating pedestrian-oriented environment. Fine-grain articulated storefronts are balanced with larger-scale architectural facade elements that tie multiples scales of each building into a greater whole. Located at a key intersection south of these neighborhoods, 269 Broadway serves as both a pedestrian and vehicular gateway into downtown Saratoga Springs from the south. The site benefits from exceptional walkability; its ten-minute walking radii connect residents to the vibrant civic and commercial Upper Broadway, historic Congress Park, and the rich residential neighborhoods of Union Avenue, Eastside and Franklin Square. It lands directly in the middle of the Congress Park Historic District, which is a historic hub for visitors and residents of Saratoga Springs to experience the “health and history” of the springs located there. The immediate context around 269 reveals buildings with a range of relationships to the street. Some buildings reinforce the street wall, while others are set back and read as freestanding objects. The project responds to this diversity of surrounding conditions by balancing both, creating a composition that engages the street while also allowing for an irregular massing in the courtyard center that provides visual and spatial relief. RAMSA’s design approach synthesizes the range of Saratoga’s influences through a combination of formal ordering and compositions that have dynamic balance. The strong street wall precedent of Upper Broadway informs our larger-scale massing, with continuity and urban presence as an objective. At the same time, the Italianate, Shingle, Richardsonian and Queen Anne vocabulary found in many of Saratoga’s late 19th-century buildings provides the tools to address the varied frontages facing this site. Asymmetry, varied rooflines, and articulated volumes acknowledges that the project is not defined by a single façade, but by a series of interconnected elevations that respond to distinct urban edges. 5 Precedents such as the Algonquin, the Canfield Casino, and the Grand Union Hotel, are examples of the balance between cohesion and dynamism. These buildings demonstrate how complex programs are integrated into unified architectural compositions. Drawing from these examples, 269 Broadway seeks to create a building that is both contextual but also has its own identity. One that reflects the layered history, pedestrian vitality, and architectural excellence that define Saratoga Springs. 269 Broadway’s spatial organization begins with a clear, elegant plan diagram. Two primary masses meet each street, one facing east to the public spine of Broadway and a second facing west to the quieter Hamilton. Linking these two masses, a center mass pulls back to the northern edge, creating a south-facing courtyard which will have light throughout the day. On the ground floor, the building responds with lobby amenities and retail appropriately to the differing conditions at each edge. The central courtyard unites the uses of the building at the center. At Broadway, retail spaces open to the street with doors and large store fronts, and a convenience lobby gives residents access to downtown and supports the future healthy pedestrian environment of Broadway. From Hamilton Street, a weather-protected drop-off is cut into the building mass, providing access to the residential lobby, amenity areas, and apartments while maintaining the street wall of Hamilton. In the center, ground-floor amenities are oriented toward a south-facing courtyard, with circulation connecting two elevator cores and maintaining continuous visual and physical access to this shared open space and central organizing element. Designed as a complete usable outdoor room that integrates planting, façade articulation, paving, and seating, the courtyard anchors the center of the massing while allowing light and air into the building. The building steps at the fifth and sixth floors reinforce this plan idea. The basement accommodates parking below grade, accessed via a ramp that flows logically from the covered drop-off area. Typical residential floors are thoughtfully laid out to be oriented to views and light, with public and private zones taking advantage of the site’s different conditions of enclosed courtyard views, and diagonal street vistas. The floorplates are arranged with seven units per level, oriented to the east, south, and west, and include private loggias that extend living spaces outdoors. 6 At the roof level, the building masses are articulated into groupings of smaller pavilion- like volumes, creating a landscape of roof forms and outdoor terraces that will contribute to the skyline of Saratoga. Centralized amenity spaces open onto a south-facing roof terrace, a lovely gathering space with greenery, water, and views. The Applicant’s goal is to provide the City with an anchoring structure of architectural importance to catch the eyes of all travelers and residence and signify the entry into the historic downtown. The utilization of the Proposed Development will provide unique opportunities for residential purchasers to have unmatched, dedicated amenities with individualized and unique units with impeccable views of the City. The build-out of the Proposed Development will serve to anchor the street wall in the Urban Core and provide a leading example for any further new/in-fill development in the area. The Proposed Development will honor the history of the architectural prominence in this area of Broadway, relate to existing prominent architectural features within the City, and reinvigorate and energize this section of Broadway with new residential users eager to experience all of what urban, downtown living in Saratoga Springs can offer. The Proposed Development is fully code compliant with respect to the UDO standards for the Urban Core. Specifically for this approval of height mass and scale, it meets the area requirements for height, setbacks and build-to-zone. In the UC zone, maximum building height is either 70 feet or 1.1 times the width of the right-of-way, whichever is less. See Table 4-C to the UDO. Here, Broadway has a 75 foot right-of-way and Hamilton Street has a 50 foot right-of-way – which would independently have maximum heights of 70 feet and 55 feet respectively. However, the Property is a through-lot, spanning the entire block width and fronting on both rights of way. The Applicant has confirmed with the City Zoning Officer that in situations where a property fronts on two rights-of-way with differing widths, there shall be a maximum base height established by the higher of the two values, but along the frontage of the narrower right of way, the building height at the ground floor façade line must abide by the maximum height for that frontage, with a Building Height Stepback of at least ten feet before continuing to the base maximum height. When applied to the Property, the maximum base height shall be 70 feet, with a maximum height of 55 feet along the Hamilton Street frontage for the façade on the ground floor façade line, with a Building Height Stepback of at least 10 feet until the building height can continue up to the maximum base height of 70 feet. The Proposed Development has a base height of 70.00 feet, pursuant to the calculation for determining height within the UDO measurements in Article 21 and shown in the 7 accompanying renderings. It also meets the requirement of a 55 foot maximum height along the Hamilton Street frontage, which then provides for a stepback of ten feet after the fourth floor (52.30 feet of height) before reaching the maximum height of 70.00 feet at the penthouse floor. Further, it satisfies the build-to-zone requirement of zero to 12 feet from both lot lines that abut public rights-of-way. Additionally, the Proposed Development builds out fully to each of the two side lot lines. The design of the Proposed Development however provides for an internal courtyard along the southern lot line, that reduces significantly the massing of the building. 269 Broadway is a project that successfully meets four very different edges. At both Broadway and Hamilton Streets, the building’s massing and elevations break down the scale of the project with a series of smaller compositions, localized symmetries, and logical setbacks. These elements are carefully balanced by a common brick, stone, and metal detailing language, widows of consistent grouping and dimension, and a clear base, middle, and top composition. The result is a project that is both cohesive and residential in its feel. At the center, a south-facing courtyard provides light, air, and views for residents and organizes the building’s public spaces at the ground and top levels. The upper levels are strategically composed to break down the overall scale and, as a result, the perceived height and mass. At the fifth and sixth floors, the building steps down from north to south, opening the massing to light and views. The north elevation steps both in plan and elevation providing a dynamic but unified massing on the skyline. Special attention has been given to the pedestrian level. Open glass storefronts, red stone piers, retail and residential canopies welcome users to the project along Broadway. A tower reinforces Broadway’s entry into the downtown district. At Hamilton, a generous covered drop-off maintains the street wall, while clearly indicating entry for both pedestrians and automobiles. Consistent with the rest of the building, patterned brick panels, window groups, and arch windows provide human scale. As part of the stepped composition of the building, the Applicant has proposed an Optional Height Exception on the Broadway façade. The proposed Optional Height Exception allows for the Broadway façade to feature a tower element, similar to the towers utilized on the historic Convention Hall that previously existed across Broadway. This tower element adds less than eight additional feet in height above the maximum building height and occupies only 18.7% (16 feet) of the Broadway façade, when 35% is allowed. See Table 4-C of the UDO re: Optional Height Exception. 8 Finally, the design team at RAMSA has spent significant time reviewing and contemplating the Design Standards within Table 4 -E of the UDO, with respect to new development within the UC zone as it relates to Building Form and Façade Design and Roof Design. The Proposed Development meets all the relevant standards. Evaluation of Historic Review Approval Standards Section 13.9(H)(2) of the UDO sets forth the Design Consideration approval standards that the Design Review Board must consider when evaluating an application for new construction within the Historic District. Currently, the Applicant is seeking the Design Review Board’s approval for Height, Scale, Mass and Open Space, and Front Setback. Each of these four standards are set forth below, with the Applicant’s response to each standard following thereafter. 1. Height. The Design Review Board must consider whether the height of the proposed structure is compatible with the historic form and context of the site and neighboring properties and with any specific zoning district intent. The height of the Proposed Development at 70 feet is compatible with the historic form and context of the Property. As noted above, this area of Broadway once held several of the most prominent buildings in Downtown – namely the Clarendon and Columbia Hotels and the Convention Center. The Clarendon specifically stood over five stories tall, larger than any of the immediately surrounding structures. It served as an introduction to the Downtown area. The Proposed Development seeks to take over that role of a prominent architectural feature in this area, and once again provide a visual cue to travelers on Broadway that they are entering Downtown. The Convention Center had its multiple towered design, providing for variations in height within its single structure, and presented as an anchoring structure signifying the entrance to the Downtown. In terms of compatibility with current neighboring properties, the Proposed Development matches the height of Park Place Condominiums across the street, which was measured at 70 feet when approved under the prior zoning code.4 Additionally, in the surrounding neighborhood are: Congress Park Plaza a block north on Broadway (70 feet) and the nearby Saratoga Springs Housing Authority Apartment Tower (over 80 feet). 4 It should be noted that the height of Park Place, if interpreted under the UDO measurement for calculating building height, would likely be taller due to the necessity to take into consideration the height of all elevations of the building instead of just the height at the street level. 9 As to zoning compliance and intent, the proposed height is within the required maximum height for the Urban Core district, as confirmed by the Zoning Officer. The Urban Core purpose statement contained in UDO Section 4.1(B)(2) identifies that this district “accommodates the highest intensity and diversity of nonresidential and upper floor residential uses” and “focuses on high quality design and materials consistent with the historic downtown form”. The Proposed Development meets this purpose statement directly. It provides a significant, but code-compliant building of the highest quality in terms of design and materials. Further, it will be consistent with the downtown form by continuing a street wall on the most prominent and historic street in the City. 2. Scale. The Design Review Board must consider whether the scale of the proposed structure is compatible with the relationship of the building and its architectural elements to neighboring structures, and character of historic setting. Much like the evaluation of height, the scale of the Proposed Development is compatible to neighboring structures – specifically the Park Place Condominiums directly across Broadway, Congress Park Plaza a block north on Broadway and the nearby Saratoga Springs Housing Authority Apartment Tower on Federal Street. Additionally, like the majority of structures on Broadway within the UC zone, it will be a full build out of the lot – as this zoning district allows for and incentivizes utilizing the whole land area to promote the downtown feel with a strong street wall. However, the design of the Proposed Development works to significantly reduce the scale in relation to its neighbors through its diverse architectural elements. The various steps up and down, and height steps back along all frontages, reduce the perceived scale and limit impacts on neighboring properties. As to the compatibility with the character of the historical setting, the scale of the Proposed Project matches the historic developments of the Clarendon Hotel and Columbian Hotel that flanked the Property in the 1800s. Both hotels dominated the entire length of their lots, with buildouts to both frontages. The Clarendon provided for an enclosed courtyard, which the Proposed Development does as well – although on a smaller scale due to the size of the Property. Historic scale in the Congress Park Historic District had anchoring developments on both sides of Broadway (the Clarendon and Columbian to the west, and the Convention Center to the East). The Proposed Development will bring back this historic character by providing an anchoring compliment on the west to the existing Park Place Condominiums to the east. 10 The scale of the Proposed Development mirrors some of its closest current neighbors, and provides relief to other smaller neighbors by utilizing thoughtful architectural design to limit an imposing structure. Additionally, the Proposed Development is compatible with the scale of historic developments in this neighborhood. 3. Mass and Open Space. The Design Review Board must consider whether the relationship of the dimension and mass of a building to the open space between it and adjoining buildings is compatible with the character of the neighboring area and with any specific zoning district intent. As noted with respect to the scale of the Proposed Development, the mass and open space of the apparent here matches the zoning intent of a downtown with a full build out on the frontages and no setbacks. However, the Proposed Development is clearly anything but a box occupying the entirety of the buildable area. The architectural design and variations in height and step backs, work to reduce the massing of the Proposed Development and create additional pockets of open space. Specifically, the courtyard on the south elevation provides significant relief in the massing and an area of open space to benefit residential owners within the Proposed Development and to neighboring properties as well. 4. Front Setback. The front setback for the building line of all new construction must be compatible with neighboring buildings and any specific zoning district intent. The front setbacks on Broadway and Hamilton are compatible with neighboring buildings and zoning intent of the UC zone. The zoning intent is to have the highest intensity of use, and the UDO provides for a build-to-line of zero feet. As it is the intention to have the Proposed Development be an eye-catching anchor of the Downtown street wall, the zero build-to-line is the proper method to do so. Additionally, the NBT Bank building to the north has a zero build-to-line which the Proposed Development will match. Although Saratoga Central Catholic School to the south is setback from its front lot line, it should be noted that is not zoned UC and therefore such a build-to-line is not permitted. Along Hamilton, by including this area in the UC, it is a clear intent of the drafters of the UDO to also encourage a strong street wall, and the Proposed Development will provide for the same. Additionally, in recognition that neighboring properties do not currently build out to the right of way, the Proposed Development has recessed the vehicle access space with columns and open area at the street level to create a less imposing feel of the build-to-line. On behalf of the Applicant, I request the Application be placed on the next available Design Review Board Agenda. As always, please feel free to contact me directly with any questions. Very truly yours, /s/ John B. Cannie John B. Cannie, Esq. 269 Broadway Saratoga, LLC Page 1 of 3 Short Environmental Assessment Form Part 1 - Project Information Instructions for Completing Part 1 – Project Information. The applicant or project sponsor is responsible for the completion of Part 1. Responses become part of the application for approval or funding, are subject to public review, and may be subject to further verification. Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully respond to any item, please answer as thoroughly as possible based on current information. Complete all items in Part 1. You may also provide any additional information which you believe will be needed by or useful to the lead agency; attach additional pages as necessary to supplement any item. Part 1 – Project and Sponsor Information Name of Action or Project: Project Location (describe, and attach a location map): Brief Description of Proposed Action: Name of Applicant or Sponsor: Telephone: E-Mail: Address: City/PO: State: Zip Code: 1.Does the proposed action only involve the legislative adoption of a plan, local law, ordinance, administrative rule, or regulation? If Yes, attach a narrative description of the intent of the proposed action and the environmental resources that may be affected in the municipality and proceed to Part 2. If no, continue to question 2. NO YES 2.Does the proposed action require a permit, approval or funding from any other government Agency? If Yes, list agency(s) name and permit or approval:NO YES 3.a. Total acreage of the site of the proposed action? __________ acres b. Total acreage to be physically disturbed? __________ acres c. Total acreage (project site and any contiguous properties) owned or controlled by the applicant or project sponsor? __________ acres 4.Check all land uses that occur on, are adjoining or near the proposed action: 5. Urban Rural (non-agriculture) Industrial Commercial Residential (suburban) Aquatic Other(Specify):□ Forest Agriculture □ Parkland 269 Broadway Mixed Use Development 269 Broadway, Saratoga Springs NY 12866 Mixed Use Development with Ground floor Commercial and Multi-family Residential on Upper Floors. See Narrative attached to application. 269 Broadway Saratoga, LLC 518.376.3282 Vincent.laterra@goprimegroup.com 395 Broadway Saratoga Springs NY 12866 4 4 .52 .52 .52 4 4 4 Page 2 of 3 5.Is the proposed action, a.A permitted use under the zoning regulations? b.Consistent with the adopted comprehensive plan? NO YES N/A 6.Is the proposed action consistent with the predominant character of the existing built or natural landscape?NO YES 7.Is the site of the proposed action located in, or does it adjoin, a state listed Critical Environmental Area? If Yes, identify: ________________________________________________________________________________ NO YES 8.a. Will the proposed action result in a substantial increase in traffic above present levels? b.Are public transportation services available at or near the site of the proposed action? c.Are any pedestrian accommodations or bicycle routes available on or near the site of the proposed action? NO YES 9.Does the proposed action meet or exceed the state energy code requirements? If the proposed action will exceed requirements, describe design features and technologies: _____________________________________________________________________________________________ _____________________________________________________________________________________________ NO YES 10.Will the proposed action connect to an existing public/private water supply? If No, describe method for providing potable water: _________________________________________ _____________________________________________________________________________________________ NO YES 11.Will the proposed action connect to existing wastewater utilities? If No, describe method for providing wastewater treatment: ______________________________________ _____________________________________________________________________________________________ NO YES 12. a. Does the project site contain, or is it substantially contiguous to, a building, archaeological site, or district which is listed on the National or State Register of Historic Places, or that has been determined by the Commissioner of the NYS Office of Parks, Recreation and Historic Preservation to be eligible for listing on the State Register of Historic Places? archaeological sites on the NY State Historic Preservation Office (SHPO) archaeological site inventory? NO YES 13. a. Does any portion of the site of the proposed action, or lands adjoining the proposed action, contain wetlands or other waterbodies regulated by a federal, state or local agency? b.Would the proposed action physically alter, or encroach into, any existing wetland or waterbody? If Yes, identify the wetland or waterbody and extent of alterations in square feet or acres: _____________________ _____________________________________________________________________________________________ _____________________________________________________________________________________________ NO YES b. Is the project site, or any portion of it, located in or adjacent to an area designated as sensitive for 4 4 4 4 4 4 4 4 4 4 4 4 4 4 Page 3 of 3 14.Identify the typical habitat types that occur on, or are likely to be found on the project site. Check all that apply: □Shoreline □ Forest Agricultural/grasslands Early mid-successional Wetland □ Urban Suburban 15.Does the site of the proposed action contain any species of animal, or associated habitats, listed by the State or Federal government as threatened or endangered?NO YES 16.Is the project site located in the 100-year flood plan?NO YES 17.Will the proposed action create storm water discharge, either from point or non-point sources? If Yes, a.Will storm water discharges flow to adjacent properties? b.Will storm water discharges be directed to established conveyance systems (runoff and storm drains)? If Yes, briefly describe: _____________________________________________________________________________________________ _____________________________________________________________________________________________ NO YES 18.Does the proposed action include construction or other activities that would result in the impoundment of water or other liquids (e.g., retention pond, waste lagoon, dam)? If Yes, explain the purpose and size of the impoundment:______________________________________________ ____________________________________________________________________________________________ _ NO YES 19.Has the site of the proposed action or an adjoining property been the location of an active or closed solid waste management facility? If Yes, describe: _______________________________________________________________________________ _____________________________________________________________________________________________ NO YES 20.Has the site of the proposed action or an adjoining property been the subject of remediation (ongoing or completed) for hazardous waste? If Yes, describe: _______________________________________________________________________________ _____________________________________________________________________________________________ NO YES I CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF MY KNOWLEDGE Date: _____________________ Applicant/sponsor/name: ____________________________________________________ __________________________ Signature: _____________________________________________________Title:__________________________________ 4 4 4 4 4 4 4 4 4 269 Broadway Saratoga, LLC 5/27/2026 PRINT FORM EAF Mapper Summary Report Monday, May 11, 2026 4:56 PM Disclaimer: The EAF Mapper is a screening tool intended to assist project sponsors and reviewing agencies in preparing an environmental assessment form (EAF). Not all questions asked in the EAF are answered by the EAF Mapper. Additional information on any EAF question can be obtained by consulting the EAF Workbooks. Although the EAF Mapper provides the most up-to-date digital data available to DEC, you may also need to contact local or other data sources to confirm data provided by the Mapper or to obtain data not provided by the Mapper. Part 1 / Question 7 [Critical Environmental Area] No Part 1 / Question 12a [National or State Register of Historic Places or State Eligible Sites] Yes Part 1 / Question 12b [Archeological Sites]No Part 1 / Question 13a [Wetlands or Other Regulated Waterbodies] Digital mapping data are not available or are incomplete. Refer to EAF Workbook. Part 1 / Question 15 [Threatened or Endangered Animal] No Part 1 / Question 16 [100 Year Flood Plain]Digital mapping data are not available or are incomplete. Refer to EAF Workbook. Part 1 / Question 20 [Remediation Site]Yes 1Short Environmental Assessment Form - EAF Mapper Summary Report Concept Site Plan MAY 20, 2026 • SA PROJECT NO. 26024 74 WARREN STREET · SARATOGA SPRINGS, NY · 12866 P 518 450 4030 • STUDIOADPC.COMSaratoga Springs, NY 269 Broadway Street tree (typ.) Street light (typ.) Sidewalk replacement Existing pedestrian sidewalk easement Access to parking garage Interior courtyard Rooftop pool Proposed Building Access to parking garage 269 Broadway SARATOGA SPRINGS, NY May 26th, 2026 1. Historical Context 2. Site Context 3. Elevations 4. Sections 5. Character 6. Floor Plans Contents 1. Historical Context Columbian Hotel & Convention Hall Saratoga Springs Public Library 1900, Part 12 Sanborn Map Clarendon Hotel Saratoga Springs Public Library Historical Context 269 BROADWAY SARATOGA LLC RAMSA | ROBERT A.M. STERN ARCHITECTS 269 BROADWAY SARATOGA SPRINGS, NY © 2 0 2 6 R O B E R T A . M . S T E R N A R C H I T E C T S , L L P NOT INTENDED FOR CONSTRUCTION PURPOSES. Canfield Casino Grand Union Hotel The Algonquin Empire State University Alumni House Local Precedents 269 BROADWAY SARATOGA LLC RAMSA | ROBERT A.M. STERN ARCHITECTS 269 BROADWAY SARATOGA SPRINGS, NY © 2 0 2 6 R O B E R T A . M . S T E R N A R C H I T E C T S , L L P NOT INTENDED FOR CONSTRUCTION PURPOSES. 2. Site Context N Project Site Br o a d w a y Ha m i l t o n S t r e e t Congress Street Circ u l a r S t r e e t W Circular St r e e t Congre s s P a r k Saratoga Cen t r a l Catholic Scho o l Saratoga Spri n g s Visitor Cente r The Church o f Saint Peter The Ca n f i e l d Casino Project Locus Map 269 BROADWAY SARATOGA LLC RAMSA | ROBERT A.M. STERN ARCHITECTS 269 BROADWAY SARATOGA SPRINGS, NY © 2 0 2 6 R O B E R T A . M . S T E R N A R C H I T E C T S , L L P NOT INTENDED FOR CONSTRUCTION PURPOSES. N Existing Condition 269 BROADWAY SARATOGA LLC RAMSA | ROBERT A.M. STERN ARCHITECTS 269 BROADWAY SARATOGA SPRINGS, NY © 2 0 2 6 R O B E R T A . M . S T E R N A R C H I T E C T S , L L P NOT INTENDED FOR CONSTRUCTION PURPOSES. 0 4 16 32 SCALE: 1/32" = 1' 2. View from Broadway looking South1. View from Hamilton St. Looking South NBT Bank Saratoga Central Catholic School 4. View from Broadway Looking North3. View from Hamilton St. Looking North NBT Bank 270 Broadway 270 Broadway NBT BankSaratoga Community Health Center Saratoga Community Health Center HA M I L T O N S T R E E T B R O A D W A Y 2 4 1 3 Existing Condition Photos 269 BROADWAY SARATOGA LLC RAMSA | ROBERT A.M. STERN ARCHITECTS 269 BROADWAY SARATOGA SPRINGS, NY © 2 0 2 6 R O B E R T A . M . S T E R N A R C H I T E C T S , L L P NOT INTENDED FOR CONSTRUCTION PURPOSES. 3. Elevations SCALE: 1" = 20' 302.30’ 298.10’ East Elevation (Broadway)269 BROADWAY SARATOGA LLC RAMSA | ROBERT A.M. STERN ARCHITECTS 269 BROADWAY SARATOGA SPRINGS, NY © 2 0 2 6 R O B E R T A . M . S T E R N A R C H I T E C T S , L L P NOT INTENDED FOR CONSTRUCTION PURPOSES. HA M I L T O N S T R E E T B R O A D W A Y ROOF FIFTH FLOOR FOURTH FLOOR THIRD FLOOR SECOND FLOOR BULKHEAD 67’-8” (ELE. 367.07’) SIXTH FLOOR 56’-8” 46’-0” (ELE. 345.40’) 35‘-4” 24’-8”  77’-8” -6’-1” (ELE.293.03’ GROUND FLOOR 14’-0” 0’-0” (ELE.299.04’ FIRST FLOOR 10 ’ - 8 ” 10 ’ - 8 ” 10 ’ - 8 ” 10 ’ - 8 ” 11 ’ - 0 ” 10 ’ - 0 ” 14 ’ - 0 ” 6’ - 1 ” SCALE: 1" = 20' 294.60’ 302.30’ South Elevation 269 BROADWAY SARATOGA LLC RAMSA | ROBERT A.M. STERN ARCHITECTS 269 BROADWAY SARATOGA SPRINGS, NY © 2 0 2 6 R O B E R T A . M . S T E R N A R C H I T E C T S , L L P NOT INTENDED FOR CONSTRUCTION PURPOSES. HA M I L T O N S T R E E T B R O A D W A Y 10’-0” ROOF FIFTH FLOOR FOURTH FLOOR THIRD FLOOR SECOND FLOOR BULKHEAD 67’-8” (ELE. 367.07’) SIXTH FLOOR 56’-8” 46’-0” (ELE. 345.40’) 35‘-4” 24’-8”  77’-8” -6’-1” (ELE.293.03’) GROUND FLOOR 14’-0” 0’-0” (ELE.299.04’) FIRST FLOOR 10 ’ - 8 ” 10 ’ - 8 ” 10 ’ - 8 ” 10 ’ - 8 ” 11 ’ - 0 ” 10 ’ - 0 ” 14 ’ - 0 ” 6’ - 1 ” SCALE: 1" = 20' 293.30’294.60’ West Elevation (Hamilton Street)269 BROADWAY SARATOGA LLC RAMSA | ROBERT A.M. STERN ARCHITECTS 269 BROADWAY SARATOGA SPRINGS, NY © 2 0 2 6 R O B E R T A . M . S T E R N A R C H I T E C T S , L L P NOT INTENDED FOR CONSTRUCTION PURPOSES. HA M I L T O N S T R E E T B R O A D W A Y ROOF FIFTH FLOOR FOURTH FLOOR THIRD FLOOR SECOND FLOOR BULKHEAD 67’-8” (ELE. 367.07’) SIXTH FLOOR 56’-8” 46’-0” (ELE. 345.40’) 35‘-4” 24’-8”  77’-8” -6’-1” (ELE.293.03’ GROUND FLOOR 14’-0” 0’-0” (ELE.299.04’ FIRST FLOOR 10 ’ - 8 ” 10 ’ - 8 ” 10 ’ - 8 ” 10 ’ - 8 ” 11 ’ - 0 ” 10 ’ - 0 ” 14 ’ - 0 ” 6’ - 1 ” SCALE: 1" = 20' 298.10’ 293.30’ North Elevation 269 BROADWAY SARATOGA LLC RAMSA | ROBERT A.M. STERN ARCHITECTS 269 BROADWAY SARATOGA SPRINGS, NY © 2 0 2 6 R O B E R T A . M . S T E R N A R C H I T E C T S , L L P NOT INTENDED FOR CONSTRUCTION PURPOSES. HA M I L T O N S T R E E T B R O A D W A Y 10’-0” ROOF FIFTH FLOOR FOURTH FLOOR THIRD FLOOR SECOND FLOOR BULKHEAD 67’-8” (ELE. 367.07’) SIXTH FLOOR 56’-8” 46’-0” (ELE. 345.40’) 35‘-4” 24’-8”  77’-8” -6’-1” (ELE.293.03’) GROUND FLOOR 14’-0” 0’-0” (ELE.299.04’) FIRST FLOOR 10 ’ - 8 ” 10 ’ - 8 ” 10 ’ - 8 ” 10 ’ - 8 ” 11 ’ - 0 ” 10 ’ - 0 ” 14 ’ - 0 ” 6’ - 1 ” 298.10’295.70’293.30’293.30’293.95’294.60’ 294.60’298.45’302.30’302.30’300.20’298.10’ Building Height Study 269 BROADWAY SARATOGA LLC RAMSA | ROBERT A.M. STERN ARCHITECTS 269 BROADWAY SARATOGA SPRINGS, NY © 2 0 2 6 R O B E R T A . M . S T E R N A R C H I T E C T S , L L P NOT INTENDED FOR CONSTRUCTION PURPOSES. ELEVATION 298.10’ AV E R A G E H E I G H T HE I G H T 7 1 . 3 7 ’ 71 . 3 7 ’ 68 . 9 0 ’ 73 . 7 0 ’ North Elevation1 ROOF ELEVATION 367.07’ South Elevation3 East Elevation (Broadway)4 64 . 7 0 ’ 68 . 9 0 ’ 66 . 8 7 ’ ROOF ELEVATION 367.07’ AV E R A G E H E I G H T HE I G H T 6 6 . 8 7 ’ AV E R A G E H E I G H T HE I G H T 6 8 . 6 2 ’ 68 . 6 2 ’ 72 . 4 0 ’ 64 . 7 0 ’ ROOF ELEVATION 367.07’ West Elevation (Hamilton Street)2 73 . 7 0 ’ 72 . 4 0 ’ 73 . 1 2 ’ ROOF ELEVATION 367.07’ AV E R A G E H E I G H T HE I G H T 7 3 . 1 2 ’ AVERAGE BUILDING HEIGHT HEIGHT 70.00’ KEY: WEST ELEV. Brick Recessed Brick Frame Patterned Brick Panel Metal and Glass Railings Stone Base & Trim Metal Detailing Operable Painted Metal Windows with Simulated Divided Lites Metal Pergola Building Palette 269 BROADWAY SARATOGA LLC RAMSA | ROBERT A.M. STERN ARCHITECTS 269 BROADWAY SARATOGA SPRINGS, NY © 2 0 2 6 R O B E R T A . M . S T E R N A R C H I T E C T S , L L P NOT INTENDED FOR CONSTRUCTION PURPOSES. 4. Sections SCALE: 1" = 20' BR O A D W A Y 26 2 B R O A D W A Y GARDEN / COURTYARD HA M I L T O N S T . PARKING 10’-0”RESIDENTIAL RESIDENTIAL LOBBYVEHICULAR DROP-OFF +52’ RETAIL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL East-West Section 269 BROADWAY SARATOGA LLC RAMSA | ROBERT A.M. STERN ARCHITECTS 269 BROADWAY SARATOGA SPRINGS, NY © 2 0 2 6 R O B E R T A . M . S T E R N A R C H I T E C T S , L L P NOT INTENDED FOR CONSTRUCTION PURPOSES. HA M I L T O N S T R E E T B R O A D W A Y ROOF FIFTH FLOOR FOURTH FLOOR THIRD FLOOR SECOND FLOOR BULKHEAD 67’-8” (ELE. 367.07’) SIXTH FLOOR 56’-8” 46’-0” (ELE. 345.40’) 35‘-4” 24’-8”  77’-8” -6’-1” (ELE.293.03’ GROUND FLOOR 14’-0” 0’-0” (ELE.299.04’ FIRST FLOOR 10 ’ - 8 ” 10 ’ - 8 ” 10 ’ - 8 ” 10 ’ - 8 ” 11 ’ - 0 ” 10 ’ - 0 ” 14 ’ - 0 ” 6’ - 1 ” 14 ’ - 0 ” PARKING SCALE: 1" = 20' AMENITY 24 HAMILTON ST GARDEN / COURTYARD AMENITY PARKING PARKING RAMP RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL SARATOGA CENTRAL CATHOLIC SCHOOL North-South Section 269 BROADWAY SARATOGA LLC RAMSA | ROBERT A.M. STERN ARCHITECTS 269 BROADWAY SARATOGA SPRINGS, NY © 2 0 2 6 R O B E R T A . M . S T E R N A R C H I T E C T S , L L P NOT INTENDED FOR CONSTRUCTION PURPOSES. HA M I L T O N S T R E E T B R O A D W A Y ROOF FIFTH FLOOR FOURTH FLOOR THIRD FLOOR SECOND FLOOR BULKHEAD 67’-8” (ELE. 367.07’) SIXTH FLOOR 56’-8” 46’-0” (ELE. 345.40’) 35‘-4” 24’-8”  77’-8” -6’-1” (ELE.293.03’ GROUND FLOOR 14’-0” 0’-0” (ELE.299.04’ FIRST FLOOR 10 ’ - 8 ” 10 ’ - 8 ” 10 ’ - 8 ” 10 ’ - 8 ” 11 ’ - 0 ” 10 ’ - 0 ” 14 ’ - 0 ” 6’ - 1 ” 14 ’ - 0 ” PARKING 5. Character Perspective View From Broadway Looking Northwest 269 BROADWAY SARATOGA LLC RAMSA | ROBERT A.M. STERN ARCHITECTS 269 BROADWAY SARATOGA SPRINGS, NY © 2 0 2 6 R O B E R T A . M . S T E R N A R C H I T E C T S , L L P NOT INTENDED FOR CONSTRUCTION PURPOSES. HA M I L T O N S T R E E T B R O A D W A Y Perspective View From Broadway Looking Northwest - With Trees 269 BROADWAY SARATOGA LLC RAMSA | ROBERT A.M. STERN ARCHITECTS 269 BROADWAY SARATOGA SPRINGS, NY © 2 0 2 6 R O B E R T A . M . S T E R N A R C H I T E C T S , L L P NOT INTENDED FOR CONSTRUCTION PURPOSES. HA M I L T O N S T R E E T B R O A D W A Y Perspective View From Hamilton St Looking Northeast 269 BROADWAY SARATOGA LLC RAMSA | ROBERT A.M. STERN ARCHITECTS 269 BROADWAY SARATOGA SPRINGS, NY © 2 0 2 6 R O B E R T A . M . S T E R N A R C H I T E C T S , L L P NOT INTENDED FOR CONSTRUCTION PURPOSES. HA M I L T O N S T R E E T B R O A D W A Y HA M I L T O N S T R E E T B R O A D W A Y Aerial View Looking Southwest BR O A D W A Y H A M I L T O N S T 269 BROADWAY SARATOGA LLC RAMSA | ROBERT A.M. STERN ARCHITECTS 269 BROADWAY SARATOGA SPRINGS, NY © 2 0 2 6 R O B E R T A . M . S T E R N A R C H I T E C T S , L L P NOT INTENDED FOR CONSTRUCTION PURPOSES. HA M I L T O N S T R E E T B R O A D W A Y Aerial View Looking Southeast HAMILT O N S T 269 BROADWAY SARATOGA LLC RAMSA | ROBERT A.M. STERN ARCHITECTS 269 BROADWAY SARATOGA SPRINGS, NY © 2 0 2 6 R O B E R T A . M . S T E R N A R C H I T E C T S , L L P NOT INTENDED FOR CONSTRUCTION PURPOSES. HA M I L T O N S T R E E T B R O A D W A Y Aerial View Looking Northeast HAMI L T O N S T BR O A D W A Y 269 BROADWAY SARATOGA LLC RAMSA | ROBERT A.M. STERN ARCHITECTS 269 BROADWAY SARATOGA SPRINGS, NY © 2 0 2 6 R O B E R T A . M . S T E R N A R C H I T E C T S , L L P NOT INTENDED FOR CONSTRUCTION PURPOSES. HA M I L T O N S T R E E T B R O A D W A Y HAMI L T O N S T BRO A D W A Y Aerial View Looking Northwest 269 BROADWAY SARATOGA LLC RAMSA | ROBERT A.M. STERN ARCHITECTS 269 BROADWAY SARATOGA SPRINGS, NY © 2 0 2 6 R O B E R T A . M . S T E R N A R C H I T E C T S , L L P NOT INTENDED FOR CONSTRUCTION PURPOSES. 6. Floor Plans UP DN1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 42 41 40 39 38434445 51 52 53 EV EV EV EV CARLIFT CARLIFT CARLIFT 47 46 49 48 COMPACT EL.5 ST.1 EL.1 EL.2 ST.4 EL.3 EL.4 NOTE: PARKING ON SLAB: 49 PARKING SPACES CAR LIFT: 3 PARKING SPACES FOR A TOTAL OF 52 VEHICLES 4 EV CHARGER STATIONS WILL BE PROVIDED SCALE: 1" = 20' N Basement Parking Plan 269 BROADWAY SARATOGA LLC RAMSA | ROBERT A.M. STERN ARCHITECTS 269 BROADWAY SARATOGA SPRINGS, NY © 2 0 2 6 R O B E R T A . M . S T E R N A R C H I T E C T S , L L P NOT INTENDED FOR CONSTRUCTION PURPOSES. BR O A D W A Y HA M I L T O N S T . UP DN LOBBY VEHICULARDROP OFF GARAGE RAMP AMENITYROOMS RETAIL MAILROOMPKG.ROOM BROADWAYLOBBYBROADWAYPASSAGE EAST CORE WESTGARDEN EASTGARDEN SOUTH PORTICO NORTH PORTICO WEST CORE ST.1 EL.1 EL.2 ST.2 ST.4 EL.3 EL.4 EL.5 ST.3 SCALE: 1" = 20' N Ground Floor Plan 269 BROADWAY SARATOGA LLC RAMSA | ROBERT A.M. STERN ARCHITECTS 269 BROADWAY SARATOGA SPRINGS, NY © 2 0 2 6 R O B E R T A . M . S T E R N A R C H I T E C T S , L L P NOT INTENDED FOR CONSTRUCTION PURPOSES. SCALE: 1" = 20' N Typical Floor Plan (2nd-4th Floors)269 BROADWAY SARATOGA LLC RAMSA | ROBERT A.M. STERN ARCHITECTS 269 BROADWAY SARATOGA SPRINGS, NY © 2 0 2 6 R O B E R T A . M . S T E R N A R C H I T E C T S , L L P NOT INTENDED FOR CONSTRUCTION PURPOSES. LI N E O F S E T B A C K LI N E O F S E T B A C K 10'-0" A1 - 2 BR B1 - 3 BR C1 - 1 BR D1 - 3 BR E1 - 3 BR F1 - 2 BR H1 - 2 BR G1 - 3 BR SCALE: 1" = 20' N 5th Floor Plan 269 BROADWAY SARATOGA LLC RAMSA | ROBERT A.M. STERN ARCHITECTS 269 BROADWAY SARATOGA SPRINGS, NY © 2 0 2 6 R O B E R T A . M . S T E R N A R C H I T E C T S , L L P NOT INTENDED FOR CONSTRUCTION PURPOSES. SCALE: 1" = 32' LI N E O F S E T B A C K LI N E O F S E T B A C K J1 - 4 BR K1 - 4 BR AMENITYROOMS POOL UP DN SCALE: 1" = 20' N 6th Floor Plan 269 BROADWAY SARATOGA LLC RAMSA | ROBERT A.M. STERN ARCHITECTS 269 BROADWAY SARATOGA SPRINGS, NY © 2 0 2 6 R O B E R T A . M . S T E R N A R C H I T E C T S , L L P NOT INTENDED FOR CONSTRUCTION PURPOSES. Thank you.