Design Review Board

DESIGN REVIEW COMMISSION MINUTES (FINAL) WEDNESDAY, NOVEMBER 2, 2016 7:00 P.M. CITY COUNCIL ROOM CALL TO ORDER: Steven Rowland, Chairman, called the meeting to order at 7:00 P.M. SALUTE TO THE FLAG: PRESENT: Steven Rowland, Chairman; Tamie Ehinger, Vice Chairman; Richard Martin, Cynthia Corbett, Leslie DiCarlo, Chris Bennett, Leslie Mechem STAFF: Bradley Birge, Administrator, Planning and Economic Development ANNOUNCEMENT OF RECORDING OF PROCEEDING: 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. DRC APPLICATIONS UNDER CONSIDERATION: 1. 2013.086.3 HENRY STREET TAPROOM EXPANSION STOREFRONT, 86 Henry Street, Architectural Review of storefront renovation within the Transect-5 Neighborhood Center District. Agent: Ed Rovetto, Rovetto Design Group Mr. Rovetto stated the applicant is looking to expand into some vacant tenant space. Small inner courtyard will be created to allow for a few tables outside. We are looking to create a street presence by utilizing the storefront formerly Pizza Works and create an entrance in that location. We are looking to create something reminiscent of the past using reclaimed wood and tin. Heated sidewalks will be provided. Steven Rowland, Chairman asked if there were any questions or comments from the Commission. None heard. Steven Rowland, Chairman asked if anyone in the audience wished to comment on this application. None heard. Cynthia Corbett made a motion in the matter of the Henry Street Taproom Expansion Storefront, 86 Henry Street, that the application be approved as submitted. Tamie Ehinger 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 Mechem, in favor; Leslie DiCarlo, in favor; Chris Bennett, in favor; Richard Martin, in favor; Cynthia Corbett, in favor MOTION PASSES: 7-0 2. 2016.066.1 PRESBYTERIAN CONGREGATION SOLAR PANELS, 24 Circular Street, Historic Review of a roof- mounted solar panels within the Urban Residential-2 District. Agents: John Rinaldo, Gary Johnson, Church Trustees Steven Rowland, Chairman stated we have reviewed this application on October 19, 2016 and had some questions. Bradley Birge, Administrator, Planning and Economic Development stated the Commission had three concerns: Could they move the panels closer together so there were no horizontal bands on the roof beneath them; could they reduce a panel, operational or not to occupy the corners of the roof to fit the shape of the roof; could the frames be black and consistent all the way across the roof? Mr. Rinaldo stated the panels can be moved closer together. However the panels do not come in black, and they do not make trapezoid panels to be installed. The aluminum panels cannot be changed. Again, these panels are not on the primary façade, do not face the street. The panels will be installed in a brick pattern. Chris Bennett questioned the configuration of the solar panels on the roof. Discussion ensued concerning the configuration of the solar panels. It was the consensus of the Commission that the applicant provides a final layout/drawing for Administrative Approval. Steven Rowland, Chairman asked if there were any questions or comments from the Commission. None heard. Steven Rowland, Chairman asked if anyone in the audience wished to comment on this application. None heard. Cynthia Corbett made a motion in the matter of the Presbyterian Congregation Solar Panels, 24 Circular Street, that the application be approved with the following conditions: Panels be moved closer together, Panels on back roof be rearranged to provide better visual harmony, Panels be added to the top of the triangular roof, new final layout be submitted for administrative approval. Chris Bennett 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 Mechem, in favor; Leslie DiCarlo, in favor; Chris Bennett, in favor; Richard Martin, in favor; Cynthia Corbett, in favor MOTION PASSES: 7-0 3. 2015.073.1 STEWART BUILDING ENTRANCE MODIFICATIONS, 223 Lake Avenue, Architectural Review of exterior modifications (accessible ramp) to approved modifications on an existing structure within the Urban Residential-3 District. Applicant: Rod Stewart, DVM Dr. Stewart stated he is before the Commission on this prior approved project due to an error in the calculation of the height of the entrance from 16” to 26”. Dr. Stewart explained the reconfiguration and relocation of the ramp to 26”. The ramp meets ADA requirements. Steven Rowland, Chairman asked if there were any questions or comments from the Commission. None heard. Steven Rowland, Chairman asked if anyone in the audience wished to comment on this application. None heard. City of Saratoga Springs - Zoning Board of Appeals – November 2, 2016 - Page 2 of 8 Richard Martin made a motion in the matter of the Stewart Building Entrance Modifications, 223 Lake Avenue, that the application be approved with the following condition: that a lattice be installed under the ramp in the front and side elevations. Leslie DiCarlo 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 Mechem, in favor; Leslie DiCarlo, in favor; Chris Bennett, in favor; Richard Martin, in favor; Cynthia Corbett, in favor MOTION PASSES: 7-0 4. 2015.108.1 LERMAN RESIDENCE MODIFICATIONS, 7 Madison Avenue, Historic Review of modifications to an approved addition to an existing structure within the Urban Residential-1 District. Agent: Brett Balzer, Balzer Tuck Architecture Mr. Balzer stated this applicant was before the Commission in January and received approvals for additions and alterations to this residence. We have since gone through and made some changes to the project including reducing the scope of the project. Mr. Balzer provided a review of the site and the home which currently exist. Much of the construction will take place in the rear of the home. The mudroom addition moves to the side of the home. The dining room additional has been removed. The same materials will be used as proposed as well as the same details. The sunroom addition is also smaller. Before and after photographs of the project were provided to the Commission. We have reviewed the project with the Saratoga Springs Preservation Foundation. They had a few comments one of which is the existing bay window feature with two double hung windows. We were looking to change that to accommodate the location of these windows in the kitchen. We are now proposing to retain the double hung windows in this location. A new feature window in the mudroom is also proposed. Steven Rowland, Chairman thanked the applicants for showing what was approved and what is being proposed at this time. Personally the scaled back version of these plans looks better and is more appropriate to the house. Steven Rowland, Chairman asked if there were any questions or comments from the Commission. None heard. Steven Rowland, Chairman asked if anyone in the audience wished to comment on this application. Samantha Bosshart, Executive Director of the Saratoga Springs Preservation Foundation thanked Brett Balzer and the applicants. This is a great project and we look forward to seeing it. Tamie Ehinger, Vice Chairman made a motion in the matter of the Lerman Residence Modifications, 7 Madison Avenue, that the application be approved with the following condition: the applicant will install full double hung windows on the east elevation with lower panel to be filmed versus back painted. 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 Mechem, in favor; Leslie DiCarlo, in favor; Chris Bennett, in favor; Richard Martin, in favor; Cynthia Corbett, in favor MOTION PASSES: 7-0 City of Saratoga Springs - Zoning Board of Appeals – November 2, 2016 - Page 3 of 8 5. 2016.075 OBSTARCZYK GARAGE, 147 Spring Street, area variance to construct a detached, two car, two story garage, seeking relief from the minimum side yard setback and minimum distance between accessory and principal structure in the Urban Residential-3 District. Agent: Tonya Yasenchak, Engineering America Ms. Yasenchak stated the applicants recently purchased this home in April 2016. They initially thought they could renovate the barn structure to meet their needs for the storage of their cars. As they have researched the project it became apparent that the expense to renovate this structure and the size would not fit their vehicles. They requested I provide them options of demolishing the barn and reconstruct a new accessory structure for their vehicles. This is merely an advisory opinion we did not submit an application for demolition. We were instructed to go through zoning. Currently the barn as it is the property line goes around the barn. A copy was provided to the Commission in the packets. We are close to the property line all the way around the barn. The barn is currently 16 feet in depth and it is not square. We have looked at the building and the height of the wall is 7’4” with no foundation. Stone was placed around it with poured concrete around that. Photographs were provided to the Commission. A few sills are in place. In order to save this we would need to raise the barn, pour a new foundation and raise the walls. At 7’4” it is not really tall enough to have a garage door or a vehicle in there. The issue we are having is the location on the property and the proximity to the property lines. Bradley Birge, Administrator, Planning and Economic Development stated the application originally was filed for a variance to reconstruct a new structure due to the distances and setbacks. In terms of demolition, it is on the register as a contributing structure. In order to demolish it they require proof that you require to see if it has any historical significance first and if the various alternatives to demolition, relocation, and conditions of the existing building. ZBA has asked for an advisory opinion. What you are being asked is to provide information to the applicant and the ZBA to provide information to them to guide them if demolition is an option. The applicant has provided some information. Ms. Yasenchak stated with a negative advisory opinion from the DRC at 16.4 feet we cannot fit a vehicle in there. The question would then be what can the applicant do to make this a viable structure to meet their needs. Discussion ensued concerning fire retardant materials to be used on the structure due to its close proximity to the neighbors, as well as the moving the location of the barn. Richard Martin stated he does not feel there is any historical value in this building. On the site visit he stated in his experience he did not see one hand hewn beam, or vertical cuts. I do not know how you can say that is the original building on that property. It appears the original building fell down and someone propped it up with the materials in there. From what I see as far as I can tell this is not a historical building, just a building on a historical site. Steven Rowland, Chairman stated those are all important issues to be discussed when this appears before us in an official action. Bradley Birge, Administrator, Planning and Economic Development stated if the Commission believes it does have historical value and architectural significance, you may wish to have that additional information first. Steven Rowland, Chairman stated as Rich stated in walking through it, I do not see saving it. It looks beyond repair. Some of the oldest pieces on that building are siding pieces and they are very bad and in need or replacement. Tamie Ehinger, Vice Chairman questioned how do we determine if this is a historical structure. What tools do we have to make this determination? Steven Rowland, Chairman stated we know the home has historic value. However, we need to determine if the out City of Saratoga Springs - Zoning Board of Appeals – November 2, 2016 - Page 4 of 8 building has historic value as well. Based on the caravan we know there are some pieces of the building which appear historic but nothing in the main framing of the home leads in that direction. The oldest materials on the building are some pieces of the siding most of which are in disrepair. Cynthia Corbett stated it is a secondary structure, does have a slate roof on the south side and a standing seam roof on the other side. Leslie DiCarlo stated what is being proposed is significantly different than what currently exists, the nature of its contribution to the property as a whole will change. In the past there would not have been a two car garage in this location. Bradley Birge, Administrator, Planning and Economic Development stated your decision path first is you need to determine if there is historical or architectural significance to the structure. If it no longer has significance, you can move forward with your Advisory Opinion for demolition of the structure. If you believe it had originally or it still has historical or architectural significance, you may still come to the decision that it is feasible and sufficient to demolish and then you would be looking at what is to take its place and what is being proposed in lieu of the existing barn. All of that information is important to provide to the ZBA. Steven Rowland, Chairman stated he concurs with Leslie what will take the place of the barn will differ significantly and will change the nature of that property. There are things to be done to mitigate that. There are some mass and scale issues which would need to be addressed. We would like to have some additional research provided on this project and additional historical information. Any information from the historical society would be helpful. Ms. Yasenchak stated she will attempt to obtain additional information for the Commission looking for an inventory of what was replaced. Discussion ensued among the Commission concerning revisiting the site on an additional caravan. It was the consensus of the Commission to meet on site on Monday at 4:00 P.M. The applicant will provide an inventory of building and documentation for discussion at the next DRC meeting scheduled for November 16, 2016. Steven Rowland, Chairman asked if anyone in the audience wished to comment on this application. Samantha Bosshart, Executive Director, Saratoga Springs Preservation Foundation, I do not have the luxury of touring the building, but from the public right of way there appears to be historic sitting, historic slate and an older tin roof. It was a garage and the entrance was on the west side of the building. The property had an easement to use the shared driveway next door. That easement was withdrawn. All historic buildings over time get repaired in kind. To say this building is no longer significant because of repair and replacement is not necessarily fair. Has the applicant looked at rotating the structure as a possibility in order to house a car on the site. We are losing our historic accessory structures fairly regularly because these structures do not have a use. A lot more evidence needs to be supplied. New construction is not appropriate in scale and mass. This building does tell a story that is being lost. Steven Rowland, Chairman stated we asked for additional information and we will revisit the site on a site visit. The applicant will return before the Commission in two weeks. 6. 2016.046 246 WEST AVENUE APARTMENTS ADVISORY OPINION TO PB, Advisory Opinion (Architectural Review) to Planning Board of a 3-story, 16 unit apartment building within the Transect-4 Urban Neighborhood District. Applicant: John Luke Hodorowski, developer Agent: John Lapper, attorney; Ashley Rubino, Reform Architecture Mr. Lapper stated Ashley has made many changes to the plans following our last appearance before the Commission. City of Saratoga Springs - Zoning Board of Appeals – November 2, 2016 - Page 5 of 8 Ms. Rubino stated since our last appearance before the Commission we have gone back to the original design which was approved by the Commission with the exception of the silo, and the carriage house. We incorporated outdoor spaces back into the design. Windows have changed back to those previously presented. We have gone back to less invasive storefront system on the first level street front. We are also trying to retain an equestrian look. Materials have changed somewhat incorporating board and batten. Standing seam metal roofs have been added to all roof elevations. Mr. Hodorowski stated at the last appearance before the Commission it was noted the project had a Cape Cod type look. We went back to the original design especially on the front façade. The windows were wrapped with a 1 x 6 which contributed to the nautical look. The lower level windows were more residential in appearance. We have changed them back to the original design, which is storefront aluminum maroon type finish. In the previous submission we had a few patios and decks and now we have added them to the majority of the units. The area was open to the parking garage and the Planning Board made a recommendation that the cars be hidden. We have recessed the windows in this area with louvered openings. The gables were reworked, and all mechanicals will be hidden on the roof. Steven Rowland, Chairman stated the applicant has tried to meet the requirements and intent of the Commission. Steven Rowland, Chairman asked if there was any further questions or comments from the Commission. None heard. Steven Rowland, Chairman stated the review process will still continue following this Advisory Opinion to the Planning Board. Bradley Birge, Administrator, Planning and Economic Development stated there are four areas which the Planning Board is looking for guidance on. Steven Rowland, Chairman stated the four areas which the Planning Board is concerned with are: Consistency with the current and evolving neighborhood, adjacent motel, single family residences, the YMCA, and the Pitney farm across the road; Consistency with community character; Mass and Scale of the proposed structure; Density of the proposed units. Also the architecture which had a strong agrarian theme to compliment the farm across the road. The most recent version which we are currently looking at tonight has returned more to that theme. Mr. Hodorowski stated he has met with the neighbors, YMCA, the motel and residential neighbors as well. Additional trees and screening will be added to the satisfaction of the neighbor’s thoughts and concerns. Cynthia Corbett stated this is a big improvement of the previous plan. More harmonious. Steven Rowland, Chairman stated from a mass and scale point of view even with the loss of the carriage house, this is still as it was in 2014. Details and materials will return before the Commission. Obviously we will address additional concerns through our normal statutory review. Steven Rowland, Chairman stated this certainly has come a long way. It will come even further with additional feedback as it continues on its approval process. Steven Rowland, Chairman asked if anyone in the audience wished to comment on this application. None heard. Steven Rowland, Chairman made a motion for a Favorable Advisory Opinion to the Planning Board in the matter of the 246 West Avenue Apartments, 246 West Avenue based on the latest drawings submitted and dated October 11, 2016. Mass and Scale appears appropriate for what is expected to be seen along West Avenue in the future. Agrarian scheme of design is heading in the right direction. Additional review as project proceeds through the DRC, Confident the process will continue to improve design. Richard Martin seconded the motion. Steven Rowland, Chairman asked if there was any further discussion. None heard. VOTE: City of Saratoga Springs - Zoning Board of Appeals – November 2, 2016 - Page 6 of 8  Steven Rowland, Chairman, in favor; Tamie Ehinger, Vice Chairman, in favor; Leslie Mechem, in favor; Leslie DiCarlo, in favor; Chris Bennett, in favor; Richard Martin, in favor; Cynthia Corbett, in favor MOTION PASSES: 7-0 7. 2016.051.1 ADELPHI HOTEL STREETSCAPE, 365 Broadway, Historic Review guidance on streetscape modifications within the Transect – 6 Urban Core District. Agent: Tony Stellato, CHA Mr. Stellato provided a visual presentation of the proposed site. The applicant’s agent stated the stone feature in the front of the building is out due to the expense. Concrete is now proposed in this location. The applicant’s agent reviewed the areas in question. This will be a great improvement to the entranceway to the hotel. Steven Rowland, Chairman questioned the use of stained or colored concrete to emphasize the entryway. Steven Rowland, Chairman asked if there was any further questions or comments from the Commission. None heard. Steven Rowland, Chairman asked if anyone in the audience wished to comment on this application. None heard. Bradley Birge, Administrator, Planning and Economic Development stated the Commission has no real purview over this just informational. 8. 2016.071 ROSENCRANS/HAWLEY RESIDENCE, 540 Union Avenue, Architectural Review of a new residence within the Rural Residential District. Applicant: Peter Rosencrans Agent: John Witt, Developer Mr. Witt reviewed the site and the original drawings. Stucco finish with stone along the base is the materials for the home. The entranceway has been reworked per the suggestions of the Commission; it will now be rounded and covered. Window grills will be to match other windows. Materials were reviewed. Mr. Witt reviewed all elevations noted materials and areas of concern which the Commission noted. All the concerns of the Commission were addressed. Steven Rowland, Chairman asked if there were any further questions or comments from the Commission. None heard. Steven Rowland, Chairman asked if anyone in the audience wished to comment on this application. None heard. Richard Martin made a motion in the matter of the Rosencrans/Hawley Residence, 540 Union Avenue that the application be approved as submitted or shown on attached plans. Tamie Ehinger, Vice Chairman 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 Mechem, in favor; Leslie DiCarlo, in favor; Chris Bennett, in favor; Richard Martin, in favor; Cynthia Corbett, in favor MOTION PASSES: 7-0 City of Saratoga Springs - Zoning Board of Appeals – November 2, 2016 - Page 7 of 8 9. 2016.076 SARATOGA HILTON HOTEL ENTRANCE MODIFICATION, 534 Broadway, Historic Review of exterior modifications to an existing building within the Transect-6 Urban Core District. Applicant: Saratoga Hilton Hotel Agent: Matthew J. Jones, Attorney; Tom Frost, Frost/Hurff Architects; Mike Ingersoll, LA Group Mr. Jones reviewed previous approvals and changes to the building. Three issues which date back to the 1983 site plan. Mr. Jones reviewed the issues for the Commission. The applicant is looking to extend canopy, convert emergency access to an additional entranceway; and add a pedestrian element to Broadway. We are trying to clear all 3 issues. Mr. Frost provided a visual overview of the project. Widening of the entrance and connecting to the emergency access area. With the elevation change we are attempting to control flooding as well as trying to contain stormwater. We will have a covered patio with copper roofs. This will provide a great street presence on Broadway. Discussion ensued regarding the proposed changes to the Hotel. Steven Rowland, Chairman asked if there were any further questions or comments from the Commission. None heard. Steven Rowland, Chairman asked if anyone in the audience wished to comment on this application. None heard. Tamie Ehinger, Vice Chairman made a motion in the matter of the Saratoga Hilton Hotel Entrance Modification, 534 Broadway, that the application be approved as submitted this evening with the following condition: The applicant will return for signage. 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 Mechem, in favor; Leslie DiCarlo, in favor; Chris Bennett, in favor; Richard Martin, in favor; Cynthia Corbett, in favor MOTION PASSES: 7-0 UPCOMING WORKSHOPS/MEETINGS: Design Review Caravan, Monday, November 7, 2016 at 4:00 P.M. Design Review Commission Meeting, Wednesday, November 16, 2016 at 7:00 P.M. APPROVAL OF MINUTES: Approval of meeting minutes was deferred until the November 16, 2016 Design Review Commission Meeting. MOTION TO ADJOURN: There being no further business to discuss Steven Rowland, Chairman adjourned the meeting at 9:45 P.M. Respectfully submitted, Diane M. Buzanowski Recording Secretary APPROVED 9/6/17 City of Saratoga Springs - Zoning Board of Appeals – November 2, 2016 - Page 8 of 8