120 S Broadway Mixed-Use

The current applicant narrative says 2022 site-plan and special-use approvals expired after the previous applicant did not complete final-plan signatures; the original decisions and expiration record were not obtained. April 2026 reporting connected the ending Code Blue shelter lease at the property to a new permanent shelter location. A May 2026 narrative describes two frontage mixed-use buildings and two interior residential buildings on approximately 2.64 acres. May news coverage mentioned 68 units; that figure is not confirmed for the September version. The September 24 city agenda places application 20260416 at sketch review. Ownership evidence: the county-published 2026 final assessment roll, page 1274, identifies 120 South Broadway as parcel 178.35-1-6, with 2.62 acres and the truncated owner line “Strategies LLC Performing Asse.” It cites deed book 2016, page 1134, and also 1747/616. These are record references, not verified sale dates. July 14, 2022 Planning Board minutes name Stephen Ethier, Strategies LLC, Performing Assets as applicant for an earlier 58-unit proposal. The roll establishes the assessed owner but does not rule out a subsequent conveyance; the deed itself was not retrieved. The September 24 agenda establishes sketch review; it does not establish a final site-plan approval or a conveyance of title.

Owner listed in 2026 final assessment roll; subsequent transfer unverified

Strategies LLC (assessment owner line: “Strategies LLC Performing Asse”)

Applicant named with Strategies LLC, Performing Assets in July 14, 2022 city minutes; LLC membership not established

Stephen Ethier

Project entity named in current applicant narrative; transfer of legal title unverified

CCM Saratoga, LLC

Consultant and narrative preparer

Environmental Design Partnership, LLP

Associated with proposal in Albany Business Review preview; exact roles unverified

Bonacquisti Brothers Construction / The Krug Group

Relationship between assessment owner and current project entity

Developer relationship: Not yet verified

• ProjectionThe narrative proposes a single entrance, frontage sidewalk and civic-space areas; binding public-access conditions have not been verified. — Applicant narrative, May 2026
• ProjectionThe proposed design would improve pedestrian safety and help revitalize the corridor. — Applicant narrative, May 2026

• Environmental Design Partnership also appears as a service provider in The Roman at Cicero Commons (CBT-0033) materials. Shared professional services do not establish common ownership.
• February 11, 2026 city Design Review Board minutes identify Jeremy Krug representing CCM Saratoga at 189 South Broadway. This documents the entity’s involvement in another South Broadway project; it does not establish Jeremy Krug’s LLC membership or ownership of 120 South Broadway. The January 2026 applicant packet for 189 South Broadway also names CCM Saratoga and identifies Jeremy Krug as project sponsor; this remains evidence for that other property, not proof of legal title at 120 South Broadway.

• Has title to parcel 178.35-1-6 transferred from the Strategies LLC entity listed on the 2026 assessment roll to CCM Saratoga, and what is CCM Saratoga’s documented ownership or contractual interest?
• Who are the documented members or managers of the project LLC? The reviewed municipal records identify representatives but do not establish a complete membership roster.
• What conditions applied to the 2022 approvals, and when did those approvals expire?
• How many homes and how much commercial space are included in the latest proposal?
• Would the proposed civic spaces have guaranteed public access?

• May reporting mentions 68 homes, but that figure has not been confirmed for the September proposal.
• The 2026 assessment roll names a Strategies LLC entity, while current proposal materials name CCM Saratoga. These may be different owner and applicant roles; a deed transfer or ownership authorization is needed to establish the relationship.

1. 2022 — Earlier approvals reported by current applicant; original decisions not obtained.No figures reported.
2. 2022-07-14 — City Planning Board minutes name Stephen Ethier, Strategies LLC, Performing Assets as applicant for the earlier proposal.58 homes in the 2022 proposal; not a current unit count.
3. 2026-05 — Current applicant narrative and news coverage describe a new redevelopment proposal.Approximately 2.64 acres; news report mentions 68 units, not verified as current.
4. 2026-09-24 — Planning Board agenda lists sketch review for application 20260416.No figures reported.

• Applicant narrative hosted in city records (interested-party account) · 2026-05
• Saratoga Springs Planning Board agenda · 2026-09-24
• Albany Business Review redevelopment report (preview only) · 2026-05-25
• Saratoga Springs 2026 final assessment roll, page 1274; parcel 178.35-1-6 · 2026
• Saratoga Springs Planning Board minutes: earlier applicant and proposal · 2022-07-14
• Design Review Board minutes: CCM Saratoga and Jeremy Krug at 189 South Broadway · 2026-02-11
• 189 South Broadway applicant packet — related CCM Saratoga proposal, not 120 South Broadway title evidence · 2026-01