Architectural Review Board

Architectural Review Board Department of Planning & Community Development City Hall - Roosevelt Square Mount Vernon, New York 10550-2060 (914) 699-7230 Shawyn Patterson-Howard Robin Myers Mayor Chair ARCHITECTURAL REVIEW BOARD MEETING MINUTES FOR NOVEMBER 14, 2023 A regular meeting of the Architectural Review Board was held on Wednesday, November 14, 2023 at 6:30 PM in the Memorial Room on the 2 n d Floor in Mount Vernon City Hall. ITEM #1 - ROLL CALL - Chair Robin Myers called the roll; in addition to the Chair, Commissioners Sylvia Woods, Linda Sanchez and Buzz Riley were present. Also attending were William Hyland, Senior Planner, Maria Pace, Land Use Boards secretary, and U. Nkechi Nwachukwu, land use counsel. With a quorum present, the Chair opened the meeting at 6:30 PM. The meeting was live streamed on CMVNY Facebook. ITEM #2 - APPROVAL OF MINUTES The September 27, 2023 minutes were approved. Commissioner Woods made a motion to approve the minutes, seconded by Commissioner Riley, and approved by a vote of 4-0. ITEM #3 - PUBLIC MEETINGS New Public Hearing 3.1 – ARB-23-92: 55 Bradley Avenue (The Wartburg) (Section 165.42, Block 2160, Lot 1) in the R1-7 District (RMF-SC Senior Citizen Housing Floating Overlay Zone). The Architectural Review Board received an Affidavit of Sign Posting stating that on October 19, 2023, a sign was posted at the site giving notice of the Architectural Review Board’s City of Mount Vernon Meeting Date Architectural Review Board Meeting Minutes November 14, 2023 November 14 meeting. The Board also received photographs showing that the sign posting on the property has been provided with notice of today’s meeting. The owner, the Wartburg Residential Community, is represented by their legal team, Cuddy & Feder LLP, and design professionals, Perkins Eastman and McLaren Engineering. The subject property is the Wartburg, an integrated, comprehensive senior care and living campus located just south of the Cross County Parkway, near the eastern border of the City of Mount Vernon, on Bradley Avenue, in the R1-7 zone and the RMF-SC Senior City Housing Floating Overlay Zone District. Applicant is requesting a certificate of appropriateness with respect to a revised design for the proposed construction of an 8-story Independent Living Building (“IL Building”) for a new building substantially like, but redesigned from, the previous 8-story building that the Architectural Review Board approved on the same site, now proposing 225 units instead of 210 units (an increase of 15 units). SEQRA Determination – The Planning Board was the lead agency for the proposed unlisted action and after review, issued a Negative Declaration for the application on September 6, 2023, which closed out the SEQRA review. Mr. David Gentner, President and CEO of the Wartburg, explained that, because of COVID, the plans changed regarding the Independent Living building: the strict L-shape building was changed in favor of breaking up the exterior into smaller sections with recessed areas to give it a more relaxed feel and more interior light; more balconies were created to allow seniors access to fresh air; and a change to a lighter color brick façade. The building will also be better insulated and energy efficient. The same landscaping and tree planting plan will be maintained. The Chair asked about lighting within the building. Mr. Robert Lucas, the architect with Perkins Eastman Architects, replied that Dark Sky compliance will be observed in the building in keeping with other buildings on the campus, with rapid cut-off and a minimum number of on-site lights. The entry canopy will be lit from below to make the entrance visible to residents. They will also use glass that is not dangerous to birds. Commissioner Riley asked about the roofing material on the canopy. Mr. Lucas replied it is metal. Commissioner Woods asked if the interior space was increased to create the extra 15 units. Mr. Lucas said that the square footage was not increased but reconfigured so that units are slightly smaller. 2 City of Mount Vernon Meeting Date Architectural Review Board Meeting Minutes November 14, 2023 Commissioners Woods and Sanchez asked about the decreased parking spaces, especially with the addition of 15 units. Mr. Gentner explained that the number of parking spaces complies with code but they are also encouraging residents to give up their cars in favor of pubic transportation or on-site electric cars that will be available for use. Commissioner Riley asked if the parking issue has been addressed for staff, visitors and residents. Mr. Lucas said that there will be enough parking spaces for residents and visitors, with plenty of parking elsewhere for staff. Commissioner Riley then asked about access to the rooftop terrace. Mr. Lucas said that an elevator will transport people to the terrace, which is on the level of the upper floor. Commissioner Woods asked which units would have balconies. Mr. Lucas said they would be random, and that no decision has been made yet they but will be more clearly defined as they move forward with the plans. Commissioner Riley asked if a landscape architect was involved with the project and if native plants will be used. He also inquired if any landscaping would be added on the side near the Cross County Parkway to minimize the noise. Mr. Lucas said that they are working with a landscape architect and that they will focus more on the thickness of the glass in the windows rather than adding trees to buffer the noise. With no further questions, Commissioner Sanchez made a motion to approve the application, seconded by Commissioner Woods, and approved by a vote of 4-0. New Public Hearing 3.2 – ARB-23-45: 45 Alta Drive (Section 165.27, Block 2182, Lot 14) in the R1-4.5 District. The Architectural Review Board received an Affidavit of Sign Posting stating that on October 18, 2023, a sign was posted at the site giving notice of the Architectural Review Board’s November 14 meeting. The Board also received photographs showing that the sign posting on the property has been provided with notice of today’s meeting. 3 City of Mount Vernon Meeting Date Architectural Review Board Meeting Minutes November 14, 2023 The owner, Mr. Andrew Zagajeski, is being represented by Ms. Janet Glover (of Green Hybrid Energy Solutions, the solar company) and Sunil Saigal from Enthink Engineer, LLC, the lead design professional. The subject property is along Alta Drive, south of New Rochelle Road and north of Alta Parkway, in the R1-4.5 zone. The property is occupied by a single-family residence with a gable roof. The Applicant is requesting a certificate of appropriateness for the installation of a 13.58 kW DC (10 kW AC) solar photovoltaic system on the roof of an existing one-story, single-family residence. The system will consist of 28 Hanwha 485w panels and one SolarEdge 10 kW inverter on a racking system. There will be 9 modules on the front of the roof facing Alta Drive, with an additional 8 on the back roof on the opposite side and an additional 11 on the side roof not visible from the street. SEQRA Determination – The proposed action is a Type II action based on 617.5(c)(15) “installation of solar energy arrays on an existing structure, provided the structure is not: (i) listed on the National or State Register of Historic Places; (ii) located within a district listed in the National or State Register of Historic Places; (iii) been determined by the Commissioner of the Office of Parks, Recreation and Historic Preservation to be eligible for listing on the State Register of Historic Places pursuant to sections 14.07 or 14.09 of the Parks, Recreation and Historic Preservation Law.” James Glover of GHES Solar and Andrew Zagajeski, the homeowner, both attended the meeting. Mr. Glover said that GHES has been in business for 13 years; they want to install 28 panels on the roof, with nine facing the street. This number of panels should eliminate the owner’s bill and get it to net zero. Commissioner Woods asked in which direction the front of the house faces. Mr. Glover said it faces east but noted that the house is on the southeast side and therefore he needs the additional space on the front roof to minimize his energy costs. He also explained that the panels they are using are lighter and faster, using new technology that includes a micro converter or optimizer that can inhibit damage to the house in case of fire. Commissioner Riley requested that one of nine panels on the front roof be moved to the back to make them look more symmetrical. Mr. Glover agreed to do so. Commissioner Riley then made a motion to approve the application with the condition that one panel from the front be moved to the back to create symmetry and that an updated rendering be submitted indicating the change. The motion was seconded by Commissioner Sanchez and approved by a vote of 4-0. 4 City of Mount Vernon Meeting Date Architectural Review Board Meeting Minutes November 14, 2023 New Public Hearing 3.3 – ARB-23-20: 235 East Fifth Street (Section 169.32, Block 4059, Lot 40) in the R2-4.5 District The Architectural Review Board received an Affidavit of Sign Posting stating that on October 30, 2023, a sign was posted at the site giving notice of the Architectural Review Board’s November 14 meeting. The Board also received photographs showing that the sign posting on the property has been provided with notice of today’s meeting. The owner is Mr. Franklin Mann represented by Mr. Alex Yackery of Venture Home Solar LLC, with Mr. Patrick Bussett of Venture Home Solar LLC as the lead design professional. The subject property is in the R2-4.5: Two Family Residence Zone, on East Fifth Street between Fulton Street and Seneca Avenue. The Applicant is requesting a certificate of appropriateness for the installation of a 6.53 kW DC (4.35 kW AC) solar system on the roof of an existing one-story, single-family residence. The system will consist of 15 435w panels and 15 Enphase IQ8+ inverters. All 15 modules are proposed to be on the front facing roof facing East Fifth Street. SEQRA Determination – The proposed action is a Type II action based on 617.5(c)(15) “installation of solar energy arrays on an existing structure, provided the structure is not: (i) listed on the National or State Register of Historic Places; (ii) located within a district listed in the National or State Register of Historic Places; (iii) been determined by the Commissioner of the Office of Parks, Recreation and Historic Preservation to be eligible for listing on the State Register of Historic Places pursuant to sections 14.07 or 14.09 of the Parks, Recreation and Historic Preservation Law.” Mr. Adrien Diego and Mr. Luis Mercado, the applicants, represented Venture Home Solar; also in attendance was the owner, Franklin Mann. Mr. Diego noted that the south-facing roof is at the front of the house where the panels are located; there would be a greater lack of energy by placing the panels on the rear roof. Mr. Mercado said that the panels are black-on-black with micro-converters. Commissioner Riley asked about the AC disk and combiner box. Mr. Mercado confirmed that the disk is 6 inches and the combiner box about 12 inches , so they are not too visible. Commissioner Riley asked about the box mounted on the wall outside. 5 City of Mount Vernon Meeting Date Architectural Review Board Meeting Minutes November 14, 2023 Mr. Mann confirmed it is Verizon. Commissioner Riley then asked if Mr. Franklin would be the first house with solar panels on his street. Mr. Mann confirmed that he will be the first and expressed his goal to reduce his carbon footprint. Commissioner Woods then made a motion to approve the application, seconded by Commissioner Riley, and approved by a vote of 4-0. New Public Hearing 3.4 – ARB-23-100: 117 Magnolia Avenue (Section 165.57, Block 2098, Lot 24) in the R1-7 District. The Architectural Review Board received an Affidavit of Sign Posting stating that on October 31, 2023, a sign was posted at the site giving notice of the Architectural Review Board’s November 14 meeting. The Board also received photographs showing that the sign posting on the property has been provided with notice of today’s meeting. The owner, Ms. Liza Contreras, is being represented by Mr. Joseph Kleinmann of Kleinmann Architects. The subject property is located on Magnolia Avenue in the R1-7: One Family Residence Zoning District. The property is occupied by a 2-story, single family residence. The Applicant is requesting a certificate of appropriateness for the alterations of the existing two-story single family residence including changes to the existing front porch and door, erecting a white vinyl fence near the property line around the rear and side yards to align with the building’s street wall, installing pervious pavers in the rear yard, repaving the drivway and adding new roof shingles, vinyl siding and red brick veneer in kind with the existing house. SEQRA Determination – The proposed action is a “Type II” action under SEQRA based on DEC 617.5 (c) (11) " construction or expansion of a single-family, a two-family or a three-family residence on an approved lot including provision of necessary utility connections as provided in 617.5(c)(13).....” therefore, ending the SEQRA process. Yu-Hao Chen, representing Mr. Joseph Kleinmann, the architect, explained that this application is seeking approval for new pervious pavers, a wrought-iron guardrail for the protection of children, the removal of one window, addition of new fence and rebuilding of the front porch to have better coverage in the rain. 6 City of Mount Vernon Meeting Date Architectural Review Board Meeting Minutes November 14, 2023 Commissioner Riley noted that on the survey plot, brick pavers are indicated in the front and rear terrace and asked if they are being replaced. Mr. Chen explained that the owner was not aware that ARB approval was needed before installing them, so they are requesting approval now. The percentage is 44.75% and they are looking to change to pervious pavers. Commissioner Riley asked about the current painted grey vinyl siding vs. what is proposed. He also asked if new windows are proposed. Mr. Chen explained that the original siding was painted over in grey but now new vinyl siding is proposed to cover up the existing window area. New windows will not be installed. Commissioner Riley then asked whether the proposed fence will be narrower on the side porch. Mr. Chen stated that the fence will hold tight to the adjacent owner’s shrubs on the property line. Chair Myers then asked if there were any public comments. Mr. George Renwick, a neighbor on Magnolia Ave. who has lived there for 28 years, expressed the hope that this project would move faster as the construction has been going on for over two years. He then asked about the railing on the balcony, which he said was already installed. Mr. Chen said that the railing was not to be installed until approval of the application. He also stated that the owner had been working with a contractor who applied for a number of permits and then began the work without the proper documents. The current application is meant to correct the previous issues. Commissioner Riley expressed concern about work that may have already been done without a permit and asked for clarification about that. He also asked that photos be submitted showing the work in the rear yard, including the terrace, driveway and the approved Phase 1 porch. Chair Myers requested that the applicant visit the work site to ensure that the presentation is more accurate regarding the work that has been done. Chair Myers and Land Use Counsel then recommended that the application be adjourned to the December meeting with the request that there be transparency regarding the work already completed in Phase 1 and the work that will be done in phase 2. Then the ARB can determine what they will be approving. 7 City of Mount Vernon Meeting Date Architectural Review Board Meeting Minutes November 14, 2023 New Public Hearing 3.5 – ARB-23-101: 152 Cottage Avenue (Section 165.55, Block 1160, Lot 8) in the RMF-6.75 District. The Architectural Review Board received an Affidavit of Sign Posting stating that on October 31, 2023, a sign was posted at the site giving notice of the Architectural Review Board’s November 14 meeting. The Board also received photographs showing that the sign posting on the property has been provided with notice of today’s meeting. The owner, Ms. Dawnette McLaren, is being represented by Mr. Shahin Badaly of Badaly Engineering PLLC. The subject property is located on Cottage Avenue in the RMF-6.75: Multifamily Residence Zoning District. The property is occupied by a 2 1/2-story, three family residence. The Applicant is requesting a certificate of appropriateness with respect to proposed renovations of her existing three-family residence. The renovations would involve the exterior renovation of the existing residence with new roof material, windows and doors, an added steel staircase on the residence’s rear elevation for upper floor access, enlarging the existing paved driveway to accommodate two new parking spaces, a raised third floor wall and the existing garage space’s conversion into habitable living space with new entrance steps on the side elevation. SEQRA Determination – The proposed action is a “Type II” action under SEQRA based on DEC 617.5 (c) (11) " construction or expansion of a single-family, a two-family or a three-family residence on an approved lot including provision of necessary utility connections as provided in 617.5(c)(13).....” therefore, ending the SEQRA process. Dawnette McLaren, the owner of the home, explained that she wants to do a full renovation of the home and has already changed the windows to be in keeping with the house. The stucco will remain white and is proposing that the wood trim be a natural color. It is a three-family house but the levels are split although the second and third floors use the same entrance. Commissioner Riley commented that the proposed roof will not work stylistically and that it needs to be slate or asphalt. Chair Myers noted that the roof and house color should be chosen in tandem, preferably in the stone/brown family. Commissioner Riley suggested that Ms. McLaren work with Mr. Badaly to bring the roofline down so that it is more in keeping with the Craftsman style of the house. 8 City of Mount Vernon Meeting Date Architectural Review Board Meeting Minutes November 14, 2023 Chair Myers requested that Land Use Counsel note the following updates regarding the plans: • Provide landscaping plan • Lighting selection in keeping with the style of the house • The roof should be slate or asphalt • Color & style of the door • Bring roof line down after the 2nd floor expansion • The color change of the wood should be in harmony with what is existing Land Use Counsel inquired about a fence. Ms. McLaren said that she will be installing a fence to shield a small pool. Commissioner Riley then made a motion to adjourn the application to the December meeting, seconded by Commissioner Woods, and approved by a vote of 4-0. New Public Hearing 3.6 – ARB-23-73: 319 Fulton Avenue (Section 165.39, Block 2053, Lot 21) in the R2-4.5 District The Architectural Review Board received an Affidavit of Sign Posting stating that on October 31, 2023, a sign was posted at the site giving notice of the Architectural Review Board’s November 14 meeting. The Board also received photographs showing that the sign posting on the property has been provided with notice of today’s meeting. The owner is Mr. Rowan Crowe represented by Mr. Tyler Moston of Surf Clean Energy, with Mr. Tom Petersen of Tom Petersen Architect, LLC as the lead design professional. The subject property is in the R2-4.5: Two Family Residence Zone, on Fulton Avenue between Grand Street and Primrose Avenue. The subject residence is a two-story, two-family residence with a gable roof, sharing the addresses of 317 and 319 Fulton Avenue. The Applicant is requesting a certificate of appropriateness for the installation of a 10.40-11.20 kW DC (7.54-8.12 kW AC) solar system on the roof of an existing two-story, two-family residence, to support both units on the first and second floor. The system will consist of 54 400W modules, with 42 of the modules proposed to be on the front facing roof facing Fulton Avenue. SEQRA Determination – The proposed action is a Type II action based on 617.5(c)(15) “installation of solar energy arrays on an existing structure, provided the structure is not: (i) listed on the National or State Register of Historic Places; (ii) located within a district listed in the National or State Register of Historic Places; (iii) been determined by the Commissioner of the Office of Parks, Recreation and Historic Preservation to be eligible for listing on the State Register 9 City of Mount Vernon Meeting Date Architectural Review Board Meeting Minutes November 14, 2023 of Historic Places pursuant to sections 14.07 or 14.09 of the Parks, Recreation and Historic Preservation Law.” Both the applicant, Quentina Tennie of Surf Clean Energy, and the owner of the home were not physically present at the meeting, instead attending via Zoom. Chair Myers explained that, while the owner was told she could attend via Zoom, the applicant needed to attend in-person for the review process and she would not set a precedent otherwise. Therefore, the applicant was asked to return to the December meeting in-person to review the application. There being no other business, Commissioner Woods made a motion to adjourn the meeting, seconded by Commissioner Sanchez, and approved by a vote of 4-0. The meeting was adjourned at 8:35 pm. Maria Pace Land Use Secretary Bob Galvin AICP, Planning Administrator 10