20200174 269 Broadway Mixed Use SSPF 6-26-20 Saratoga Springs
Preservation Foundation
June 29,2020
Ms.Tamie Ehinger, Chair,Design Review Commission
F 0 R� Mr.Mark Torpey, Chair,Planning Board
PRESERVATION City Hall
474 Broadway
Saratoga Springs,NY 12866
RE: 269 Broadway—New Construction
_ Dear Tamie and Mark,
The Saratoga Springs Preservation Foundation has reviewed the application for the
Board of Directors proposed mixed-use project at 269 Broadway.
Adam N.Favro
President The project site is located in the local historic district. It is immediately adjacent to the
James Gold Broadway Historic District listed on the National Register of Historic Places,which has a
Vice President period of significance from 1865— 1920.
Dmitriy Yermolayev
Treasurer The Foundation is pleased that there is a plan to redevelop the vacant parcel. However,it
has significant concerns about the proposed project.
Linda Harvey-Opiteck
Secretary
Per the applicable sections of the Design Considerations of the City of Saratoga Springs
Jaime Butler-Binley Zoning Ordinance, 7.4.9 for review for this project:
Caroline Cardone
Steve Dodds
Giovanna D'Orazio For actions subject to review,the Commission shall evaluate whether the proposed
Brennan Drake alteration or construction is compatible with the subject structure, site and neighboring
Sandra Fox
John Haller properties in the Historic District with regard to:
Liz Israel
Samantha Kercull
Douglas Kerr A. Height
Richard King The Commission shall consider whether the height of the proposed structure is
Stephen Kyne compatible with the historic form and context of the site and neighboring
Bill McCarthy
Dorothy Rogers-Bullis properties and with any specific zoning district intent.
Cindy Spence
Matthew Veitch B. Scale
The Commission shall consider whether the scale of the proposed structure is
James Kettlewell compatible with the relationship of the building and its architectural elements to
emeritus neighboring structures, and character of historic setting.
Executive Director C.Mass and Open Space
Samantha Bosshart
The Commission shall consider whether the relationship of the dimension and
Membership& mass of a building to the open space between it and adjoining buildings is
Programs Director compatible with the character of the neighboring area and with any specific
Nicole Babie
zoning district intent.
D. Proportion
The Commission shall consider whether the proposed structure and its
architectural elements,including front façades,windows,doors and bays, are
consistent with the dominant proportion of neighboring structures and site.
112 Spring Street,Suite 203
Saratoga Springs,NY 12866
P 518-587-5030
www.saratogapreservation.org
E. Directional Expression
The Commission shall consider whether the directional expression of a building
and its architectural elements are compatible with the dominant horizontal or
vertical expression of the neighboring buildings.
F. Architectural Rhythm
The Commission shall consider whether the architectural,rhythmic pattern
resulting from repeated elements such as window and door openings,columns,
arches, and other facade elements is consistent within the subject structure and
consistent with neighboring structures.
G. Front Setback
The front yard setback for the building line of all new construction shall be
compatible with neighboring buildings and any specific zoning district intent.
I. Treatment of Major Building Elements
3. Roofs.
Roof designs for new structures shall be compatible with neighboring
buildings. Exterior mechanical equipment shall be minimized and
screened from view.
J.Materials
Materials used in new construction shall be compatible with those traditionally
used in the neighboring area. Contemporary materials are acceptable provided
that the overall texture,color and details of the building are compatible with
neighboring buildings.
K. Colors
Colors used in new construction shall be compatible with neighboring buildings.
Per the Historic District Design Guidelines for New Construction—New Buildings:
• Architectural styles for new construction should reflect and represent the period
in which it is built.The style of new construction should be compatible with
surrounding buildings but should not give the false impression of being historic.
Construction methods and materials can differentiate new construction from
historic structures.
• The placement and orientation of new buildings should be consistent with
neighboring buildings. Maintaining a consistent streetscape and facade setback is
recommended.
• Building mass should be appropriate to the size of the lot. A large lot can
generally accommodate a larger structure,while a small structure is more
appropriate for a smaller lot.
• Building height and scale should be consistent with the existing streetscape and
neighboring building patterns. Historic streetscapes often have variation in
building scale and massing that contribute to the visual interest and unique
historic character of the street.Variation is promoted,but extreme differences
should be avoided.
• 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.
• 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 architectural design of the building is a statement of its own time. However,the
Foundation has concerns about height, scale, and mass of the proposed structure. While
the proposed project may relate to Park Place,there are extreme differences in height,
scale, and mass of the buildings located on the same side of the street as the proposed
building. In addition,the Foundation is concerned that the primary entrance that will be
used for the majority of the building is located on the south elevation,not on the primary
façade and the ground floor commercial entrance on the primary facade is hidden from
view.
Thank you in advance for your thoughtful consideration.
Sincerely,
Adam N. Favro Samantha Bosshart
President Executive Director
Cc: Bob& Gerard Moser,LLC, Owner
Jamie Easton,Agent
Bradley Birge,Administrator of the Office of Planning and Economic Development
Susan Barden,Principal Planner