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M A C K E N Z I E A R C H I T E C T S P. C.
162 Battery Street, Burlington, Vermont 05401 802.863.7177 (T) www.mackenziearchitects.com
VISUAL IMPACT ANALYSIS , 2019
The Kingstonian Project Kingston Development LLC JM Development Group LLC
Simulations from Ten Vantage Points Prepared for:
CITY OF KINGSTON PLANNING BOARD 420 Broadway
Kingston, NY 12401
Prepared by: MACKENZIE ARCHITECTS, P.C.
The Kingstonian Kingston, NY
, 2019 City of Kingston HLPC Application
Item #9 of the Secretary of the Interior’s Standards for Rehabilitation offers particular relevance for this project; it says “Contemporary design for…..additions to existing properties shall not be discouraged when……..such design is compatible with the size, scale, color, material, and character of the property, neighborhood or environment.” We have endeavored to incorporate compatibility as the foundation for our design approach to the project.
Our primary historic considerations for the overall development included the following goals, all of which are consistent with the City’s Heritage Area Management Plan;
1. Enhance the overall fabric of the Stockade District through restoration of the edge along FrontStreet;
2. Maintain particular sensitivity to the North Front Street presence with respect to the immediatecontext and the surrounding Stockage District in terms of:
a. project scale,b. building character,c. materials,d. color, ande. fenestration;f. detailing;
3. Establish a restored presence for the Kingstonian Hotel, recognizing that the original had beenaltered significantly over the years;
4. Use the Montgomery Ward building (built 1901, demolished 1968) as the most recent historicprecedent for consideration along North Front Street west of Fair Street;
5. Enhance the overall commercial viability of the Stockade District through infusion of neededuses currently unavailable or underserved;
Our strategy for addressing each of above goals is as follows: 1. With regard to the North Front Street edge, our new building will reestablish and maintain the
same setback line as existing adjacent buildings to the west along Fair Street, which was lostwith the demolition of the Montgomery Ward building. The new Kingstonian Hotel will matchthe original version’s placement to complete restoration of this edge of the Stockade District.
2. With regard to the North Front Street presence, we have employed the following measures;a. the primary massing scale of three stories is similar in height to existing three and two
story buildings to the west; the strong cornice line at the third level reinforces thisrelationship; the fourth level matches the overall height of the Kingstonian Hotel tocomfortably frame the Fair Street amenity plaza, but is set back with a low key aesthetictreatment to diminish its impact once we shift away from the corner;
b. sympathetic to elements found in many other Stockade District buildings (along WallStreet: 302, 304, 306, 308-310, 309, 312-316, 317, 318, 319-321, 322, 323, 324, 326,328, 330, 331, 332, 334, 335), we have employed the use of:
i. brick masonry;
ii. punched openings; iii. stone sills and lintels; iv. opening proportions similar in scale; v. larger ground level glazing for commercial uses;
vi. strong cornice expression; c. Our building near Fair Street features a corner entry, height, curved edge and scale that
recall the Stuyvesant Hotel; the upper levels feature three sided double oriel windows similar to the Nekos Bros Building at 309 Wall Street;
3. The Kingstonian Hotel reconstruction is based on best information available from original
photos. Our intent is to use clapboard siding, detailing and wood trim to match; no color information is available that we have found, but our intent is to use a palette appropriate to the style and sympathetic to other neighborhood buildings.
4. With regard to Montgomery Ward, our building uses elements that reference the original building in several ways:
a. a new brick masonry volume similar in height to the oversized MW two stories; b. continuity of façade expression along North Front Street from Uncle Willy’s to Fair
Street; c. a continuous heavy cornice expression along Front Street; d. use of a transom windows; e. use of brick masonry;
All of these elements serve to effectively reestablish a strong edge for this section of the Stockade District;
5. As noted on Page 8 of the NRHP amendment, 1895 to 1965 was considered to be the commercial heyday for this district. We believe that the introduction of neighborhood housing, restoration of a hotel presence, the addition of infill commercial uses along North Front Street and the discreet introduction of convenient parking will only serve to further enhance the viability of this district. We also believe that the creation of a public park to replace Fair Street will provide a valuable focal point for activities and a sense of place for the area as envisioned in the City’s Heritage Area Management Plan; it also provides an opportunity to preserve the views of the mountains to the north and a sense of transition offered by the original bluff edge of the stockade.
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