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Home My WebLink About20250989 Rt 9/South Broadway Special Use Permit DRB Advisory Opinion Page 1 of 2 Tamie Ehinger, Chair Rob DuBoff, Vice Chair Karen Cavotta Karen D’Andrea Leslie DiCarlo Jeff Pfeil Geoff Wood Alison Dockum, Alternate Christina Abele, Alternate CITY OF SARATOGA SPRINGS D ESIGN R EVIEW B OARD ❖ City Hall - 474 Broadway Saratoga Springs, New York 12866 Tel: 518-587-3550 www.saratogaspringsny.gov ADVISORY OPINION In consideration of the Request for an Advisory Opinion by the Planning Board PB App #20250989 Rt 9/South Broadway Special Use Permit Route 9/South Broadway Saratoga Springs, New York 12866 Advisory opinion to the Planning Board considering a proposed mixed-use development including a 120-room hotel, 128 multi- family residential units, 8,000 sq. ft. retail and associated site work in the Gateway Commercial - Rural (GC-R) district., tax parcel # 178.-2-17.11, 178.-2-17.12, within the City of Saratoga Springs. Following discussion on this matter on September 23, 2026 and October 7, 2026, the Design Review Board offers the following comments with respect to the Planning Board’s request for input with particular attention to height, mass, scale, location, arrangement, size, design and general site compatibility as well as the adherence to the Gateway Rural Commercial (GC -R) design standards. The Design Review Board would like to thank the Planning Board for the opportunity to review the proposal at this early stage in the process. The DRB reviewed and understands the GC-R design standards set forth in the Unified Development Ordinance, and compared those standards to the proposal. Where a specific standard is applicable, it is quoted with the discussion points following. “Site designs must employ techniques such as variation in the height and placement of buildings, as well as clustering of structures and vegetation to reinforce the rural character of the area, and to help preserve scenic views of the surrounding natural landscape.” The Board finds the heights of the proposed structures conform with the GC-R zoning requirements, however, all of the structures on this site are very similar, if not the same, height. The four residential buildings are replicas of one another with little differentiation in height between them, the mixed-use building, and the hotel; thus, not meeting this standard. The applicant does cluster the structures to preserve the surrounding landscape, however, the lack of substantial vegetation within the development area does not align with the intent of the district. “Facades abutting a public right-of-way (excluding alleys) must be divided into multiple ‘modules,’ expressed through significant architectural changes such as a change in materials, a change in pattern elements such as fenestration, column or pilasters, or a change in building setback through recesses or projections. For buildings 80’ in length or greater, such modules may be no wider than 40 feet.” The Board discussed the mass and scale of the mixed-use building and feels that there should be more undulations, architectural elements, material changes and shadowing added to break up its visual impact. The breezeway is an appropriate feature that breaks up the mass, and the rooftop amenity space is an appropriate addition, opening up the roofline creating a dynamic silhouette. However, the mixed-use building still presents as very large, and some architectural elements should be employed to decrease that impact. Additionally, although the mass and scale of the residential buildings are zoning compliant, the mixed-use building and residential buildings feature very similar window fenestrations, materials and modules, therefore not meeting this standard. The Board understands they will have an opportunity to review architectural details at a later date and at that time will closely review and comment on materials, fenestration, façade composition, etc. Page 2 of 2 “Vehicular and pedestrian circulation systems must reflect a rural character through the use of curvilinear forms that acknowledge and work to complement site features such as vegetation and topography.” The hotel entrance is not appropriate as it is proposed. The diagonal presentation to the street, cultivated vegetation at the hotel entrance, large entry road, and the grand porte-cochère present as a suburban, rather than rural design. The architectural design of the porte-cochère can be modified to a rural design with a change in building materials and details, however, the diagonal presentation, large, linear entry and lack of indigenous landscaping do not conform to the standard. “Sites must be designed to ensure safe pedestrian and bicycle access from the public right-of-way, and safe pedestrian and bicycle circulation within the development.” “Vehicular and pedestrian circulation systems must reflect a rural character through the use of curvilinear forms that acknowledge and work to complement site features such as vegetation and topography.” The Board discussed the site design and found that the southern entry presents as a boulevard that crosses through the property rather than as an entry to a self-contained, rural development. The GC-R district should showcase meandering and curvilinear roads, following a subtle change in the landscape rather than the clearcut of land with the addition of a grid of linear streets and buildings. Additionally, the north side of the multi-use building does not have a sidewalk, therefore a pedestrian exiting the north side of Building D or E traveling north would have to go south and through the breezeway of the multi-use building in order to get to the public right-of-way. A sidewalk on the north side of the multi-use building and on the north side of the tree buffer would allow a pedestrian to walk straight from the back of the property to the public right-of-way without having to backtrack to a designated crosswalk. “Off street parking and traffic flow must not interfere with the flow of pedestrian travel or otherwise detract from the aesthetic character of a development or redevelopment. All off-street parking must be screened or aligned so that light from vehicle headlights do not adversely impact abutting properties.” “Existing on-site vegetation and topography must be preserved to the extent practicable. Where topography must be altered, cut and fill slopes must be graded to mimic existing slopes, at a maximum of 1:5, and blend smoothly into the surrounding landform.” The Board understands that the parking on the Broadway side of the mixed-use building is zoning compliant; however, to meet the standards, the landscaping plan for the tree belt/buffer must be carefully developed and reviewed. The applicant should propose a multi-tiered landscaping plan to the Planning Board showing both a best-case scenario regarding the preservation of current vegetation, as well as a carefully developed back up plan if the existing vegetation must be removed. The tree belt should not hide the development, it should be substantial enough to serve its intended purpose of screening the parking while presenting an indigenous, naturally occurring look. Overall, the Design Review Board feels that this project can be successful with some changes to site design, building characteristics and the priority of greenspace in the overall development plan. Record of vote: motion to approve made by T Ehinger, seconded by G Wood passed 5-0 In favor: T Ehinger, K Cavotta, K D’Andrea, J. Pfeil, G Wood Absent: L DiCarlo, R DuBoff Chair Received by Accounts cc: Building Department Accounts Dept. Applicant/Agent