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 APRIL 24, 2024 A regular meeting of the Architectural Review Board was held on Wednesday, April 24, 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 Marlon Molina, Deputy Commissioner, 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 minutes of March 20, 2024 were approved. Commissioner Riley made a motion to approve the minutes, seconded by Commissioner Woods, and approved by a vote of 4-0. ITEM #3 ADMINISTRATIVE ITEM 3.1 Q West Towers – Expedited Review Process, 25 & 29 North Macquesten Parkway (Section 164.68, Block 1073, Lot 24) and 1 & 7-11 North Macquesten Parkway (Section 164.68, Block 1073, Lot 24) in the CB Zoning District (MVW-H Transit Oriented Development Zone) This project was previously reviewed by both the Architectural Review Board and the Expedited Review Committee in 2021 and was referred to The Board again due to architectural changes in the project upon its recent resubmission. The Board was provided with renderings and other materials specific to the Board’s review process. City of Mount Vernon Meeting Date Architectural Review Board Meeting Minutes April 24, 2024 Mr. Robert Tredger presented the redesign based on comments from the previous ARB review. He explained that Building A at 25 N. MacQuesten Parkway will generally stay the same, with the exception of an increase in building height from 140 ft to 148 ft., still below the 150 ft. maximum height. He also reviewed other architectural modifications, including breaking up the solid pass of the previous design with glazing, using light and gray brick and stucco instead of the prior gray tones, accenting the framework around the perimeter of the windows with slightly darker grey to enhance the architectural elements of the building, adding the illusion of windows to the side wall with various color stucco patterns and lines to provide a nicer element to the side elevation. The Chair asked if the iron work constitutes active gates. Mr. Tredger confirmed it was the garage door. Commissioner Riley suggested that native trees be used as they will work against drought prone conditions and disease. Commissioner Riley asked what drove the color change. Mr. Tredger said it was driven by earlier suggestions from the ARB at a prior review. Commissioner Riley then asked if there were trees on the roof terrace. Mr. Tredger said there were green spaces and pervious pavers. Land Use Counsel noted that this is a Type II action based on 6 NYCRR 617.5(c)(26) “routine or continuing agency administration and management, not including new programs or major reordering of priorities that may affect the environment”, therefore ending the SEQRA process. Commissioner Sanchez then made a motion to approve the revised application, seconded by Commissioner Woods and approved by a vote of 4-0. ITEM #4 PUBLIC MEETINGS New Public Hearing 4.1 – ARB-24-5: 356 South Tenth Avenue (Section 169.37, Block 2254, Lot 6) in the RMF-6.75 District. The Architectural Review Board received an Affidavit of Sign Posting stating that on April 1, 2024, a sign was posted at the site giving notice of the Architectural Review Board’s April 24, 2 City of Mount Vernon Meeting Date Architectural Review Board Meeting Minutes April 24, 2024 2024 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 the Wiin LLC, represented by Tom Abillama, their lead design professional. The subject property is located on South Tenth Avenue, just north of West Fifth Street, in the RMF-6.75 Multifamily Residence District. The property is just east of the border of the City of Mount Vernon and the Bronx. The Applicant is requesting a certificate of appropriateness to reconstruct a fire-damaged property from the ground up, with the proposed work including new siding, a new roof, new windows and doors and new lighting. The application was recently approved for an extension of time on previously approved area variances by the Zoning Board of Appeals. SEQRA – The proposed action is a Type II action based on 6 NYCRR 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”, therefore ending the SEQRA process. Mr. Tom Abillama, the architect, and his associate, Ms. Carla Tannous, reviewed the reconstruction of the three-family house. They have already received an extension of time twice from the ZBA. For this application, an exterior staircase was added as a fire escape as well as a landscaping plan, including bushes. The roof, which will be charcoal, will also be reconstructed and four chambers for stormwater will be added. While the elevations are the same, they are removing the overhang. There will be recessed lighting under the porch and the windows are double-hung. Commissioner Woods asked if any thought was given to providing another entrance considering it is a three-family house with only one entrance for three apartments. The Chair asked what the condition of the sidewalk/walkway was. Ms. Tannous said it was concrete but will be repaired. Commissioner Woods then made a motion to approve the application with the condition that the sidewalk in the front be replaced, seconded by Commissioner Sanchez, and approved 4-0. New Public Hearing 4.2 – ARB-24-19: 260 South Second Avenue (Section 169.23, Block 3114, Lot 16) in the RMF- 6.75 District. The Architectural Review Board received an Affidavit of Sign Posting stating that on March 29, 2024, a sign was posted at the site giving notice of the Architectural Review Board’s April 24, 3 City of Mount Vernon Meeting Date Architectural Review Board Meeting Minutes April 24, 2024 2024 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 260 South Second LLC, represented by Salvatore Aprile, as well as Shahin Badaly, their lead design professional. The subject property is located on South Second Avenue, just north of the intersection with East Fourth Street, in the RMF-6.75 Multifamily Residence District. The property is additionally just east of the commercial corridors on South Third and South Fourth Avenue. The Applicant is requesting a certificate of appropriateness to construct a minor addition to an existing multifamily apartment building residence, including a new stair access to the basement with a proposed handrail attached at the side yard of the property. There will additionally be a wrought iron guardrail and the reconstruction of a former retaining wall at the side yard in the same location. SEQRA – The proposed action is a Type II action based on 6 NYCRR 617.5(c)(12) “construction, expansion or placement of minor accessory/appurtenant residential structures, including garages, carports, patios, decks, swimming pools, tennis courts, satellite dishes, fences, barns, storage sheds or other buildings not changing land use or density”, therefore ending the SEQRA process. Kevin Munene, a construction engineer with Badaly Engineering, and Mr. Salvatore Aprile, explained that the current stairs and retaining wall are damaged and that the owner wants to reconstruct the stairs to the basement. The railing on the retaining wall and stairs will be repainted, and he asked the ARB for input on the color. Commissioner Riley asked about the two chain link fences and their relation to the railing. Mr. Aprile said one chain link fence will be removed and replaced with a new railing, as the fence is falling apart. The other chain link fence will stay as a property line barrier. Commissioner Riley then suggested that, since the fences run parallel to each other, the removal of the chain link fence will prohibit trash from being thrown between them. He suggested using ground cover to offer separation from the property next door. The Chair noted that there were open violations on the property that should be resolved as a condition of approval. A motion was made by Commissioner Riley to approve the application with the following conditions: replace the chain link fence with ground cover; close out the open violations with the Building Department; and the metal railing shall coordinate with the dark bronze color of the windows. The motion was seconded by Commissioner Woods and approved by a vote of 4-0. 4 City of Mount Vernon Meeting Date Architectural Review Board Meeting Minutes April 24, 2024 New Public Hearing 4.3 – ARB-24-20: 464 Highland Avenue (Section 169.34, Block 4074, Lot 15) in the R2-4.5 District. The Architectural Review Board received an Affidavit of Sign Posting stating that on April 10, 2024, a sign was posted at the site giving notice of the Architectural Review Board’s April 24, 2024 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 Sean Trowers, represented by Seth Rosenberger, as well as Christopher Teeter, the lead design professional. The subject property is located near the intersection of Highland Avenue and Sandford Boulevard, adjacent to Memorial Field, in the R2-4.5 Two Family Residence District. The property is just west of the border of the City of Mount Vernon and the Village of Pelham. The Applicant is requesting a certificate of appropriateness to reconstruct a single-family residence previously destroyed by a fire on the existing foundation, with a new wood frame house with vinyl siding and hardwood floors. SEQRA Determination – The proposed action is a “Type II” action under SEQRA based on 6 NYCRR 617.5 (c) (2) “replacement, rehabilitation or reconstruction of a structure or facility, in kind, on the same site, including upgrading buildings to meet building, energy, or fire codes”, therefore ending the SEQRA process. Mr. Seth Rosenberger, the applicant, represented Sean Trowers, the owner. Mr. Rosenberger explained that they want to rebuild a home that was destroyed by fire. There are no changes to the impervious surfaces, the walkway and stairs are in good condition but they have plans to renovate and reconstruct. The Chair asked if the front door would be in kind with the previous version and suggested that color be used for the door but keep the wood white. Commissioner Riley recommended that the front area above the door be gabled with a window or an insert. The Chair asked about the gutters. Commissioner Riley suggested a Yankee gutter that takes water to the front, and that moving water away from the house is something that should be addressed. The Chair asked about the base. Mr. Rosenberger said it would be stucco. 5 City of Mount Vernon Meeting Date Architectural Review Board Meeting Minutes April 24, 2024 Commissioner Sanchez asked if anything could be done to enhance the windows to give them more character. Commissioner Riley asked whether the owner had considered adding a porch to expand the full front of the house. Mr. Rosenberger said that a porch is a good idea but there are budgetary constraints. The Chair asked about the front elevation. Mr. Rosenberger said they can run white trim to break the plane, which isn’t represented in the photos. He also said they can insert foam in the rafters for temperature control. The Chair then offered the following conditions: • Post, railing, landing, and tread shall be white in color. • The front door shall be craftsman style in a color of owner’s choosing. • Add fascia trim between the first and second floors and between the second floor and attic. • Siding on the garage shall coordinate with the house. • Add decorative louver at the front gable. Commissioner Riley then made a motion to approve the application with the above conditions, seconded by Commissioner Sanchez, and approved by a vote of 4-0. New Public Hearing 4.4 – ARB-24-21: 55 Bradley Avenue (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 April 2, 2024, a sign was posted at the site giving notice of the Architectural Review Board’s April 24, 2024 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 the Wartburg Resident Community, represented by their legal team, Cuddy & Feder LLP, with Aufgang serving as the lead design professional. 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 Mount Vernon, on Bradley Avenue in the R1-7 Single Family Residence Zone, in the RMF-SC Senior Citizen Housing Floating Overlay Zone. The Applicant is requesting a certificate of appropriateness with respect to an adaptive re-use of, and internal renovations to the Waltemade Residence building, enabling it to be occupied for senior affordable housing. 6 City of Mount Vernon Meeting Date Architectural Review Board Meeting Minutes April 24, 2024 SEQRA Determination – The proposed action is a “Type II” action under SEQRA based on 6 NYCRR 617.5 (c) (18) " reuse of a residential or commercial structure, or of a structure containing mixed residential and commercial uses, where the residential or commercial use is a permitted use under the applicable zoning law or ordinance, including permitted by special use permit”, therefore ending the SEQRA process. Mr. David Gentner, CEO of The Wartburg, and Alison Fausner, an attorney with Cuddy & Feder, represented the applicant. Mr. Gentner explained that the Waltemade building was a residential healthcare facility for 29 and they would like to convert it to affordable housing with some façade changes. Mr. Bonano said that they explored the materials being used on The Wartburg campus and reconsidered them to see how best and most effectively they could also be used for the adaptive reuse of the building design. He stated that the building didn’t need a drastic modification but should be linked to the design of some of the older buildings along with new construction. Commissioner Riley asked about the stage-set roof as it doesn’t continue sloping up. Mr. Bonano explained that it is faux and ornamental. Commissioner Woods asked if there is ample parking. Mr. Bonano confirmed that there is, but they are anticipating fewer vehicles as well. Commissioner Riley asked about the green areas on the roof as well as solar capability. Mr. Gentner stated that they want the roof to have some level of green space/sustainability, but they have to be careful about it from a safety perspective. Commissioner Sanchez asked how many units were in the building. Mr. Bonano confirmed there were 103 units. Mr. Gentner clarified there were 160 beds but not units, as the building had been used as institutional housing. Commissioner Riley asked about the lamp posts on the front walk. Mr. Bonano stated the intention is to keep the lighting as is. Commissioner Woods suggested that a walking path from the parking lot to the front entrance would be helpful. Mr. Bonano concurred. 7 City of Mount Vernon Meeting Date Architectural Review Board Meeting Minutes April 24, 2024 Commissioner Sanchez then made a motion to approve the application with the condition that a walking path be added from the parking lot to the front entrance, seconded by Commissioner Riley, and approved by a vote of 4-0. Commissioner Woods then made a motion to adjourn the meeting, seconded by Commissioner Sanchez, and approved by a vote of 4-0. The meeting was adjourned at 7:53 PM. Maria Pace Land Use Secretary Bob Galvin AICP, Planning Administrator 8