Design Review Board

DESIGN REVIEW COMMISSION MINUTES (FINAL) WEDNESDAY, DECEMBER 2, 2015 7:00 P.M. CITY COUNCIL ROOM PRESENT: Steven Rowland, Chairman; Tamie Ehinger, Vice Chairman; Robert West; Richard Martin; Karen Cavotta; Cynthia Corbett; Leslie DiCarlo STAFF: Bradley Birge, Administrator, Planning and Economic Development, City of Saratoga Springs CALL TO ORDER: Steven Rowland, Chairman called the meeting to order at 7:00 P.M. PLEDGE OF ALLEGIANCE ANNOUNCEMENT OF RECORDING OF PROCEEDING: Steven Rowland, Chairman stated the proceedings of this meeting are being recorded for the benefit of the secretary. Because the minutes are not a verbatim record of the proceedings, the minutes are not a word-for-word transcript of the recording. A. PROPOSED CONSENT AGENDA ITEMS: Steven Rowland, Chairman stated the intent of the consent agenda is to identify any applications that appear to be “approvable” without the need for further evaluation or discussion. If any DRC member or member of the audience wishes to discuss/explore any proposed consent agenda item, then that item would be pulled from the “consent agenda” and dealt with individually. 1. 2014.039.1 TURF SARATOGA SOUTH, LLC, 3368 South Broadway, request for extension of Architectural approval for a new hotel in the Tourist Related Business District. 2. 2014.025.1 79 HENRY MIXED USE BUILDING, 79 Henry Street, request for extension of Historic approval for a mixed-use building in the Transect-6 Urban Core District. Steven Rowland, Chairman asked if any member of the Commission has any questions or concerns regarding the consent agenda items. None heard. Steven Rowland, Chairman asked if any member of the audience wished to comment on any of the items on the consent agenda. None heard. Steven Rowland, Chairman made a motion in the matter of the applications – 3368 South Broadway, extension of Historic approval for a new hotel, and 79 Henry Street, extension of Historic approval for a mixed use building, that they both be approved for an 18 month extension. Richard Martin seconded the motion. Steven Rowland, Chairman asked if there was any further discussion. None heard. VOTE: Steven Rowland, Chairman, in favor; Tamie Ehinger, Vice Chairman, in favor; Leslie DiCarlo, in favor; Robert West, in favor; Richard Martin, in favor; Cynthia Corbett, in favor; Karen Cavotta, in favor MOTION PASSES: 7-0 B. DRC APPL ICATIONS UNDER CONSIDERATIONS:  3. 2015.102 SBDT VENTURES SINGLE FAMILY RESIDENCE, 66 Franklin Street, Historic Review of a new single family residence within the Urban Residential-1 District. RECUSAL: Steven Rowland, Chairman recused from this application. Tamie Ehinger, Vice Chairman assumed the duties of the chair. Applicant: Tony Bonacio, SBDT Ventures; Bruce Sparano, Architect Mr. Bonacio stated we have worked with the Saratoga Springs Preservation Foundation with regard to this project. A letter was forwarded by the Preservation Foundation to the Commission. Mr. Sparano provided a visual presentation of the mixture of types of homes in the area. He reviewed the site for the Commission. A floor plan of the proposed home was provided as well as materials specification sheets. We will be using fiber cement clap board siding, enhancing the trim, taking some clues from the Greek Revival style in the neighborhood. A wide fascia will be used. Windows will be wooden with divided lights. Fiber cement columns out front are proposed. Standing seam roof for the lower roof and an architectural shingle for the main roof. The detached garage will have carriage house style doors. Tamie Ehinger, Vice Chairman stated the Board appreciates the care with the site, especially the elevations. It was a big concern when the lots were vacant. I appreciate the wide trim and the wooden windows. I like the fact that it is really simple but makes a powerful statement. Tamie Ehinger, Vice Chairman asked if the there were any further questions or comment from the Commission. None heard. Tamie Ehinger, Vice Chairman asked if anyone in the audience wished to comment on this application. Samantha Bosshart, Saratoga Springs Preservation Foundation stated she appreciates that the applicants have listened to their feedback. It is always appreciated. The foundation is so pleased to see a post demolition plan for this site and the loss which was suffered at this site has been mitigated. Tamie Ehinger, Vice Chairman asked if there was a motion. Robert West made a motion in the matter of SBDT Ventures Single Family Residence at 66 Franklin Street be approved as submitted. Richard Martin seconded the motion. Tamie Ehinger, Vice Chairman asked if there was any further discussion. None heard. VOTE: Tamie Ehinger, Vice Chairman, in favor; Leslie DiCarlo, in favor; Robert West, in favor; Richard Martin, in favor; Cynthia Corbett, in favor; Karen Cavotta, in favor MOTION PASSES: 6-0 Steven Rowland, Chairman, resumed the duties of the chair. Tamie Ehinger, Vice Chairman resumed the duties of the Vice Chairman. 4. 2014. 079 CITY CENTER PARKING STRUCTURE b/n MAPLE & HIGH ROCK AVENUES, Architectural Review of a multi-level parking structure within the Transect-6 Urban Core District. City of Saratoga Springs – Design Review Commission Minutes – December 2, 2015 - Page 2 of 8 Applicant: Mark Baker, President City Center Authority; Joe Dalton, Chairman City Center Authority; Roger Goldsmith; Agents: Matthew J. Jones, Alex Beso, Jones Firm; Jay Stasack, Ted Mallin, Envision Architecture; Mr. Jones provided a history of the City Center. This application is before the Commission for an architectural review. This is our third appearance before the Commission with our third iteration of the project following the Commission’s comments. We did pursue site plan approval with the Planning Board and we did receive that approval on November 12, 2015. Mr. Jones stated they took several suggestions which were made by the Commission such as the brick towers and the agora and made some changes. Mr. Stasack provided a visual presentation of the site location. Mr. Stasack stated in-depth meetings were held to review all the comments which were made at the last DRC meeting. Regarding the massing at the stair towers, the connectors and the materials of the connector, the potential of softening the corner along the city center side, addressing the north elevation and bringing that up to the overall design of the structure. Massing at the north side, and working on the underpass, reviewing how the civic space can be better utilized. The City Center Board is extremely active in the design of this project. Mr. Stasack reviewed the access in and out of the parking structure. We have taken some inspirations from some old photos of Saratoga and the train depot. Mr. Stasack reviewed the conceptual drawings and stair tower entrances. On either side of the crossover we have introduced a decorative steel arch similar to the old photo of the bridge across Spring Street. We have modified the entrance. We have reintroduced a heavy sandblasted brick in two coordinating colors. The glass tower lightens the overall structure and provides some transparency to the Maple Avenue elevation. We have softened up the corners with glass. We were also able to step back the corners so that we have better openings around the corners. Mr. Stasack provided rendering of all elevations with the new concepts. We changed the color of the structure to lighten it up and change the mass over Maple Avenue. A rendition of the garage lit at night was provided for the Commission. On the north elevation we have reworked the plans and we have brought in the arch element over to the north side. We have extended the detailing over to the entrance to the parking structure. Brick columns were lightened up as well with light sandblasted brick. A green wall was also introduced. At the underpass the brick retaining wall and mesh columns were revisited and we have created some type of train depot or stop off at the City Center. We have reintroduced brick pilaster columns, decorative sconces on the columns, iron trellis work coming across the brick columns to give it the Saratoga feel. We have created some additional columns on the city center side and reintroduced the iron grill work trellis keeping the original lighting proposed. The Agora remains unchanged. Leslie DiCarlo questioned the green screen wall and what type of greenery would be used. Tamie Ehinger, Vice Chairman voiced concern regarding the green wall and the visual impact. Mr. Mike Ingersoll spoke concerning the green wall which will be used for visual screening with several examples provided the Commission for their review. Mr. Stasack provided examples of the screening which is to be used for the Commission’s review. Tamie Ehinger, Vice Chairman stated she does like the use of some of the train depot elements. Karen Cavotta voiced concern regarding the underpass and the dark street area. Discussion ensued regarding the area of the proposed parking garage. Steven Rowland, Chairman stated the Commission is in receipt of correspondence from ten residents in opposition of this project: One of the things referenced in some of the letters was the height of the project. The T-6 zone maximum permissible height is 70 ft. Discussion ensued regarding the height of the proposed structure. Mr. Stasack stated the parapet is several inches below 70 ft. City of Saratoga Springs – Design Review Commission Minutes – December 2, 2015 - Page 3 of 8 Steven Rowland, Chairman stated the public hearing is open and remains open. Steven Rowland, Chairman asked if anyone in the audience wished to comment on this application. Bruce Sparano, practicing architect in town provided some suggestions to the Commission and applicant concerning a type of mesh to use as well as a grey color which could be more subdued. Jeannette Kado Marino, concerned regarding the lack of a lease for the Agora space as well as a purchase contract. She also voiced concern regarding the size and design of the structure and the fact that it does not compute with the Comprehensive Plan. Bradley Birge, Administrator Planning and Economic Development stated the City Council has determined the City Center is the lessee and thus can go forward with the plans for this project. Otis Maxwell, Circular Street. I did send a letter to Mr. Rowland today. I am concerned about what we can do and what we can’t do. This Commission is charged with directional expression and this is very inappropriate for the space. Samantha Bosshart, Saratoga Springs Preservation Foundation. This is first time I am viewing the new plans. It would have been helpful to have them before hand. She is still concerned that the north elevation does not look like the front of a building. I am not sure that the green wall is going to be successful and I would ask that you reconsider that approach. In addition, it is hard for me to envision the changes which were made without seeing the full south elevation and how that corner reacts with the City Center. I feel it is detrimental to the street scape. Denise Desmond, Nelson Avenue Extension. This is 7,000 square foot building. I understand the need for parking. This building is not it. This closes off the city from High Rock Park. Bill Sprengnether, 55 Catherine Street. I have submitted a letter. This project in its current iteration severs the north part of the city to downtown. This creates a barrier. Julie Kuneau, 7 Beacon Hill. I am a chairperson for High Rock. I did submit a letter to this Commission today. She submitted an aerial view and is concerned about the mass and scale of this project. We are not in favor of this project. This is not up to our city’s standards. Roger Goldsmith, Member of the City Center Authority, Businessman and resident. We all need to have a vision. Dianne Pedinotti, 38 Pinewood, owner of the Mouzon House. There have been other projects which were presented. Ones that do not impede the solar panels. Projects that enable people to come downtown. Places for people to gather and shop. Joe Dalton, Chairman, City Center Authority. Reviewed the parking structures, facilities in the City. There is always controversy over something new. Steven Rowland, Chairman asked if there was any further comments from the Commission. None heard. Steven Rowland, Chairman stated I do think the north elevation is important and it would be extremely beneficial to see that from the north side, a photo simulated view from Broadway to see the entire length would be beneficial. I will say that some of the changes have come a long way. There has been some real response to some of the Commission’s concerns. City of Saratoga Springs – Design Review Commission Minutes – December 2, 2015 - Page 4 of 8 Mr. Jones stated when that issued arose in August, our view was, and the City Council spoke clearly in September of 2014, and again in September of this year that we should proceed with our application like anyone else who comes before you in the hope of becoming successful. Mr. Stasack, Envision Architecture reviewed the landscaping plan for the Board’s review. Shrubs along High Rock have been changed out to shrubs which are 36” in height and upwards to 6 ft. We have the ability to block off the parking from High Rock. Street trees along High Rock, as well as the along the back portion of the building. Landscaping continues through the site. At the top of Maple Avenue where Ellsworth Jones comes down we have created a park like element with park benches, low shrubs and trees. It provides a visual break. Janet Casey questioned the Agora space and if trucks were able to back up to this area. Mike Ingersoll reviewed the proposed plans for the Board in this area. Steven Rowland, Chairman stated he has concerns regarding the length and depth of the tunnel. I have stated before this is such an over the top urban element. I find it to be in conflict with what we try to do here. I am struggling with this. I believe it has gotten better. The latest design has lightened it up. I am still concerned regarding the distance traveled underneath it. It does have the pedestrian connection on all three levels. Does anyone else have any thoughts on this? Mr. Ingersoll, clarified there was a photo simulation from High Rock Park and showed the visible area and the massing. Cynthia Corbett stated she is particularly bothered by the width of it. I would love it if it were pedestrian connection only. Steven Rowland, Chairman asked if there was any other comments. Tamie Ehinger, Vice Chairman stated if it was a pedestrian connector it would mitigate a lot of issues. It is an overwhelming mass we are struggling with. It has come a long way, but the connector is so wide. Robert West stated he is not as concerned what it looks like on the inside or one side or the other, but more with the people he is with or where he is going while inside it. He is concerned more on the design side and appreciates how the applicants have made these changes. The reality is it is adding the parking we need downtown. I try not to focus on the negative aspects of the project. Tamie Ehinger, Vice Chairman questioned if you would be conscious of the size of the structure while inside it. Your perspective will be different. What is your perspective as a pedestrian on the street? Discussion ensued regarding the connector and the view and approach to it. Denise Desmond, Saratoga Springs. Questioned the access off of High Rock Avenue and the ramps and how could something else be built here with the ramps feeding the garage. Ted Mallin, Envision Architecture stated this connector is 100 feet long and people are talking about it being dark and gloomy. It is not. It is an open space. It will be well lit. Tamie Ehinger, Vice Chairman questioned the access to the garage as well. Mr. Jones stated the City is currently working on access to the parking garage. Steven Rowland, Chairman stated this application has come a long way. Regarding the photo simulation views of the project from several directions which we have requested would be helpful. This prevents me from being comfortable issuing a Mass and Scale approval. We are trying to get a better feel of the project. We will review this information at the January 6, 2016 meeting. City of Saratoga Springs – Design Review Commission Minutes – December 2, 2015 - Page 5 of 8  7. 2015.098 SHAARA T’FILLE CELL TOWER COLOCATION, 84 Weibel Avenue, Architectural Review of Telecommunications collocation on an existing tower within the Transect-5 Neighborhood Center District. Applicant: Verizon Wireless Agent: David Brennan, Attorney, Young and Sommers, Jim DeLorey, HVC Wireless We are here this evening requesting to add antennas to an existing cell tower on Weibel Avenue at the Shaara T’fille Location. Everyone has been provided with a set of application materials. We are proposing these antennas at the 90 foot height, along with ground equipment in a fenced enclosure. We are here for an initial presentation this evening. We are aware there are some existing issues with the current tower. Steven Rowland, Chairman stated when this project was before the DRC for the monopine, what we were shown and what was actually constructed and installed were two different things. We were very disappointed; however we realize that this is not your fault. When this application was presented to us we were interested to see if anything could be done to mitigate the current look of this monopine. Bradley Birge, Administrator, Planning and Economic Development stated as a condition of the previous application which was approved, there was a remediation plan presented to the Commission that identified the addition of 50 additional branches, some additional camouflaging, and some netting to cover the antennas. This was presented to the current applicant. Steven Rowland, Chairman stated no one opposes additional antennas, as long as we do not see them. In its current state it is not something we are happy with. Mr. Brennan stated the photos he received showed the branches as brown in color whereas green might better camouflage. We are rather stuck in the middle. We would like to see what the Commission’s ideas are for rectifying the situation and what the Boards expectations are. We would like to provide a level of satisfaction to the Commission. Bradley Birge, Administrator, Planning and Economic Development stated the applicant is before the Commission authorized by the property owner, for an application. The property owner is still responsible for what is on the property. This has not been built according to plan. We cannot accept applications when there are existing violations on the property. If the application before the Commission cites the willingness to cure that part which is not conforming, the Commission is free to hear the application and make that a condition of approval. Mr. Brennan stated if you are saying everything else looks good except the current violations then we can provide a remediation plan for the tower, including specific location of branches to meet the Board’s requirement in this collocation application. Mr. DeLorey stated in conversations with Mr. Birge this tower is not up to our specifications. We can make it look like the other towers we have installed. Mr. Brennan stated if the Commission feels comfortable issuing a conditioned approval on this application this evening to meet the original specifications approved on September 9, 2014, as part of our approval prior to the issuance of a building permit. Discussion ensued regarding the monopine specifications for mitigation as well as buffering of the shelter on the ground. Steven Rowland, Chairman asked if there was any further discussion. None heard. City of Saratoga Springs – Design Review Commission Minutes – December 2, 2015 - Page 6 of 8 Richard Martin made a motion in the matter of the cell tower collocation at 84 Weibel Avenue, that the application be approved with the following conditions: that the original specifications for the improved design application dated September 9, 2014 is met as part of the approval process before the building permit is issued. Switch to the platform is not objected to. Bob West seconded the motion. Steven Rowland, Chairman asked if there was any further discussion. None heard. VOTE: Steven Rowland, Chairman, in favor; Tamie Ehinger, Vice Chairman, in favor; Leslie DiCarlo, in favor; Robert West, in favor; Richard Martin, in favor; Cynthia Corbett, in favor; Karen Cavotta, in favor MOTION PASSES: 7-0 Commission Member Richard Martin recused from the following agenda item and exited the meeting at 10:02 P.M. 9. 2015.095 LAROCHE WINDOW REPLACEMENTS, 159 Phila Street, Historic Review of window Replacements within the Urban Residential-3 District. Agent: Patrick Colaes, Northern Dean Steven Rowland, Chairman stated at the last meeting there was some questions relating to how the window specifications and the conditions of them and how some of the details work. Mr. Colaes, Northern Dean provided photographs of the windows as well as an example for the Commission review. The outside molding will follow the arch. The inside windows will have the arch with a square top. Photographs provided to the Commission concerning the viability of the windows. Two windows have been replaced with no arch. All windows will be replaced with the arched sample. Steven Rowland, Chairman stated the window replacement is a high quality window. The applicant is going through some efforts to match what is there currently. We have allowed this in other applications. Cynthia Corbett stated even if the quality of the windows is good, the original windows should be repaired. We are not following the guidelines in place for historic homes. You are losing the true historic nature of the windows in this house. These windows look well painted and look to be in fine condition. This is just a repair job. I am not supporting the homeowner’s choice. Mr. Colaes stated all the windows are painted shut. All the ropes in the windows are broken. The hardware is broken. The applicant is concerned regarding the lead in the paint, and putting the storm windows up and down each year is an issue. Discussion ensued regarding the window replacement, lead paint and repairing of the sashes and windows. Steven Rowland, Chairman asked if anyone in the audience wished to comment on this application. Samantha Bosshart, Saratoga Springs Preservation Foundation stated what is missing from this dialog is any documentation that these windows cannot be repaired. What condition and what window assessment have taken place. Your ordinance and your guidelines are very clear. Before you get to whether or not this is an acceptable window or not, are beyond repair are critical to this arbitrary and capricious decision making. Should include documentation and a review of the existing condition of those windows. These windows are a character defining feature of this home. This is a historic district, and our guidelines are to maintain and preserve the historic character of the building. If the Commission is to proceed with the application I would ask that the primary façade windows be repaired and retained. This is what keeps the historic integrity of our city and keeps it authentic. We need documentation for every window. City of Saratoga Springs – Design Review Commission Minutes – December 2, 2015 - Page 7 of 8 Steven Rowland, Chairman asked the applicants agent if he can provide additional information concerning the inside of the existing window, perhaps a floor plan indicating the location of the windows and what they look like and in what state they currently exist. Perhaps a scale of 1 – 5. The documentation Samantha Bosshart is requesting is something we should request. Karen Cavotta stated some of the windows have storms and some do not. I also noticed because they were painted shut, and the access of the height some of the storms do not come out. The arched windows are better viewed with the storms out. You lose the arch element with the storms on. Samantha Bosshart, Saratoga Springs Preservation Foundation stated once you lose these features they are gone forever. Steven Rowland, Chairman stated perhaps an inventory of the windows is in order, with a certain amount of detail documented we will table this application and review this application again in January. UPCOMING WORKSHOPS/MEETINGS: Design Review Caravan, Tuesday, December 29, 2015 at 4:00 P.M. Design Review Commission Meeting, Wednesday, January 6, 2016 at 7:00 P.M. MOTION TO ADJOURN: There being no further business to discuss Steven Rowland, Chairman adjourned the meeting at 10:30 P.M. Respectfully submitted, Diane M. Buzanowski Recording Secretary APPROVED 7/6/16 City of Saratoga Springs – Design Review Commission Minutes – December 2, 2015 - Page 8 of 8