HomeMy WebLinkAbout20260708 269 Broadway Site Plan Review Public CommentDate: September 23, 2026
To: Saratoga Springs Planning Board
From: Robert Sponzo, President of Park Place HOA (268 Broadway)
Kathleen Sonnabend, Park Place Resident and HOA Spokesperson
Re: 269 Broadway Project #20260708
Documents posted to date on Laserflche website
This project is a revised version of the 2022 project. We welcome the architectural changes
which are more appropriate for the neighborhood and the city. We expect you are thrilled
with the detailed information about the project’s green roof and other green technology, but
unaddressed are several signiflcant concerns identifled by the outside consultant the city
hired in 2022. Those of us who live in this neighborhood and know it well, shared those
concerns in 2022 and continue to do so now.
There is no geotechnical report, not even a reposting of the 2022 Terracon GeoTechnical
Report. And the EAF Part 1 inexplicably changes from “yes” to “no” relevant sections of the
original 2022 EAF Part 1, including D2a excavation and dewatering, D2j traffic increase and
D2r disposal of solid waste. Thus, many important details were eliminated. Further,
altered answers to E2a and E2d are meaningless to understanding the site challenges.
Issues raised by the 2022 consultant include traffic, protecting the large tree on the city’s
Broadway strip and most importantly, the impact of the site’s perched water table.
Perched Water Table
The consultants identifled the perched water table at 6.3 feet below the site’s average
ground level, described as 5-10 feet in the 2022 EAF. In the current submittals provided,
there are only brief mentions of the Terracon groundwater observation wells on page 2 of
the Stormwater Pollution Prevention Plan and the long-ago capped Washington Spring on
page 1 of the Project Narrative. We saw no discussion of impact on or from the perched
water table which is so close to ground level. Yet the proposed parking level will be 11 feet
below the groundwater level, with bedrock 25-33 below ground level.
The water issues raised in 2022 are still relevant. The consultants noted construction into
the water table will require extensive dewatering, perhaps into city sewers, and many loads
of wet soil to truck through city streets (described in the 2022 EAF Part 1). And with
bedrock an additional 8-16 feet below the parking level, foundation supports may have to
be drilled into that bedrock. This all is disruptive and expensive, which means the letter of
credit is considerably understated. None of this is addressed in the new EAF.
This kind of construction requires special engineering skills, involves potential disturbance
to adjacent streets and underground utilities, and if the bedrock is fractured, potential
fiooding to neighboring buildings and downhill into Congress Park. The previous
consultants ultimately proposed that a minimum setback of about a foot from the property
line is required for the necessary foundation wall construction, so a zero-lot-line project
cannot be accomplished without intrusion into immediately adjacent private and city
property.
Like the original project proposal, there should be a geotechnical report for this project to
document accurate site conditions and plans for the construction into the water table, and
the EAF needs to be corrected and completed before any consideration for approval.
Traffic Congestion
We appreciate that 269 will attempt to direct delivery traffic, and residential and visitor
parking, toward the Hamilton side which is much less busy than Broadway (a state route
and main entrance to downtown from Northway exit 13). However, the building address is
269 Broadway. Amazon, Uber Eats and other gig drivers will be directed by their apps to
deliver on the Broadway side. With very limited street parking in front of 269, there will be
double parking, blocking Broadway with only one lane in each direction here, as opposed
to downtown where vehicles have another lane to get around double parked vehicles.
During construction of the underground structure, there will be tons of wet soils (estimated
in the 2022 EAF at 17,000 cubic yards) to be trucked away through city streets. This would
be greatly reduced if the underground parking were eliminated or built much closer to
ground level.
Large Broadway Tree
We appreciate the city’s requirement, continued from the 2022 project, that the 60+ foot
Broadway tree be saved in honor of the late Public Works Commissioner Skip Sirocco. But
there needs to be detailed protective plans, including barriers around the tree and entire
city green strip to protect it from tree root compression and trunk damage. Skip was
adamant that the tree be saved. He was an active author of the Saratoga Springs 2013
Urban and Community Forest Master Plan which recognizes the economic and lifestyle
value of trees to residents and tourist alike. Large trees noticeably reduce urban heat,
noise and pollution, an increasingly important issue (especially along this section of busy
Broadway). Skip was part of a city/volunteer group who planted that tree and others along
this stretch of Broadway. What has happened to the emphasis of green along our streets?
Green roofs are great but don’t come close to replacing large trees.