66 Franklin Street For Sale

The historic Winans-Crippen House at 66 Franklin Street in Saratoga Springs, New York is now on the market, after the owner withdrew his application to demolish the structure. (See more in an article in the Daily Gazette on our blog.)

This historic property presents a unique opportunity for a buyer to restore one of Saratoga Springs' architectural gems and develop an adjacent vacant lot - both within two blocks of Saratoga's historic and vibrant downtown with its numerous shops, restaurants and cultural attractions. Local architect Thomas R. Frost Jr. has proposed restoration of the house and construction of a two story carriage house on the adjacent lot to create a spectacular downtown residence. Other development schemes are possible including office space and condominiums. See below for more information.

The Preservation Foundation is publicizing the availability of the property and is not representing the seller. All inquiries should be directed to the listing agent for the seller, Bill Walker of Roohan Realty, (518)587-4500 or click here.

 
$50,000 Grant Available

The Preservation Foundation has announced that it will award a $50,000 grant to encourage the successful rehabilitation of the Winans-Crippen House. The grant is available to a purchaser, or even the current owner, after successful rehabilitation of the house for an approved use, in compliance with the City's Historic Review requirements, and upon issuance of a Certificate of Occupancy. Click here for more information.

 
History

The Winans-Crippen House at 66 Franklin Street was built in 1871 by the Winans family. David Winans was a local merchant. The house was designed by Saratoga Springs architect J. D. Stevens, architect of several structures in the city, including the United States Hotel on Broadway (designed in partnership with Frelin C. Vaughn). Built in the Second Empire style popular around the time of the Civil War, the house was expanded by an addition to the north in about 1877. For a detailed history of the house, click here.

The house is a contributing structure in the West Side - Franklin Square Historic District listed on the National Register of Historic Places and is included within the City of Saratoga Springs' Historic District. It is an important part of the Franklin Square area streetscape, which showcases the architectural history of Saratoga Springs in the 19th Century. For background on the house and the Franklin Square area, click here.

It has been recognized as having national importance by the National Trust for Historic Preservation which has highlighted it as a "threatened" structure in the Trust's magazine Preservation.

 
Description of the Property

The property for sale consists of the three-story, 4800 sq ft house located on a 66' x 119' lot, and an adjacent vacant lot measuring 50' x 135'. Click to see an existing site plan, north and south elevations, east and west elevations, and floor plan.

The property has been vacant since 2006 when the interior was gutted in preparation for restoration (some interior details such as mantles, moldings and doors were saved) and utilities have been disconnected. In 2009 and 2010, the Preservation Foundation had structural inspections performed (click here to see the reports). In late 2010 and early 2011, the owner performed basic maintenance functions to secure the house from the elements and unauthorized entry. Structural deficiencies were also addressed. A description of this work can be seen by clicking here. The Preservation Foundation makes no warranties with respect to the condition of the property.

 
Zoning

The property is zoned Urban Residential - 4 with the intent to accommodate new and existing residential development in low rise structures at moderately high densities and to preserve and enhance those areas of the City with a mixture of housing types. Permitted uses are: single to multi-family residences and accessory uses; neighborhood bed and breakfasts; senior housing; and private schools, churches and religious institutions. The Franklin Square area has a mixture of residential and commercial types and uses. The Preservation Foundation would consider supporting development of the site which preserves the house and is compatible with the surrounding neighborhood.

The site is within the Saratoga Springs Historic District and proposals for restoration of the house and development of the adjacent vacant lots would be subject to approval by the City's Design Review Commission. The City's Historic Review Ordinance can be seen by clicking here. Development proposals may also be subject to review by the City's Planning Board and/or the Zoning Board of Appeals.

 
Tax Incentives

Investment in the rehabilitation of this historic property may be eligible for the City of Saratoga Springs Historic Investment Exemption, as well as the Federal Investment Tax Credit Program for Income Producing Properties. Click here for more information.


One Restoration Proposal

 
Local architect Tomas R. Frost Jr. of Frost Hurff Architects has proposed restoration of the house and construction of a two story carriage house on the adjacent lot to create a spectacular downtown residence.

The restored house would include 5 bedrooms and 5 1/2 baths, along with a two-parlor living room, a formal dining room, kitchen and office on three floors. The tower on the front facade would be reconstructed and a spacious octagonal porch would be added at the rear of the structure. The carriage house on the adjacent vacant lot would have a three car garage below and a two bedroom apartment on the second floor.

Click to see a rendering, as well as the proposed site plan, proposed east and west elevations, proposed north and south elevations, proposed floor plan, as well as elevations and floor plans for the carriage house.