Design Review Board

DESIGN REVIEW COMMISSION MINUTES (FINAL) WEDNESDAY, AUGUST 2, 2017 7:00 P.M. CITY COUNCIL ROOM PRESENT: Steven Rowland, Chairman; Tamie Ehinger, Vice Chairman; Chris Bennett; Richard Martin; Cynthia Corbett ABSENT: Leslie Mechem; 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 7:04 P.M. 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. Steven Rowland, Chairman stated the agenda will be heard out of order this evening. The presentation by the Assistant City Attorney Tony Izzo will be heard at the end of the meeting following all applications. Our first agenda item T-Mobile, their agent is delayed so we will proceed with Agenda Item #2. A. PRESENTATION: Tony Izzo, Assistant City Attorney - Presentation regarding approved revisions to Ethics Code for land use board members. It was the consensus of the Commission to have an attorney client meeting following the Design Review Commission Meeting. B. DRC APPLICATIONS UNDER CONSIDERATION: 2. 2017.040 GROSSMAN RESIDENCE WINDOW REPLACEMENTS, 169 Union Avenue, Historic Review of window replacements within the Urban Residential-4 District. Agent: Tonya Yasenchak, Engineering America Ms. Yasenchak stated we were here previously before the Commission discussing the replacement of the windows. The application as presented with the proposed new replacement windows with sashes is not a significant change to the windows which currently exist. At our last appearance before the Commission we stated the proposed windows would be literally on the bottom sash ½” more than existing, the top rail ½” more than existing, however, the remaining dimensions would be a difference of 1/8th of an inch reveal including the putty reveal. The current ordinance concerning windows states that windows shall be repaired versus replaced wherever possible. Then under the “preserve rather than remove”, it speaks about distinguishing original features of a structure or site are essential to the historic quality and character of that site. Distinguishing original qualities or character of a structure, site and/or its environment shall be preserved and protected to the maximum extent possible. Further in the ordinance it speaks about windows stated those shall be repaired rather than replaced whenever possible. We feel this project does meet the standards and objectives set forth in historic review. The existing windows do not have any distinctive grill pattern. They are not distinctive in size. We are not changing the shape or the size of the windows. We are changing the sashes with wood sashes which exist now. We do not feel that replacing the sashes would alter or destroy the historic nature of this house. Even the state code speaks about not having to replace windows it states demonstrating compliance revision would either threaten and degrade or destroy the historic form, fabric or function of the building. My client is curious as to how the Commission felt that changing the sashes of the windows was degrading, threatening or destroying the historic form or fabric or function of this home. Also, even when looking at the Secretary of Interior standards and guidelines for historic preservation their guidelines speak about not looking to prevent change but to manage change. I do not feel that changing these wood sashes go against the objectives. We will be saving these windows in storage. Looking at this project and it is unique in that it does not have any unique windows and fenestrations that you would not want to lose either the quality or character. These windows and their simplicity would allow for them to be changed. The aluminum storm windows would be removed providing a better reveal and bring it into more conformance with the historic district. The applicant is willing to offer that the first floor windows be retained and restored. The second and third floor bedrooms windows be replaced for better energy efficiency and warmth as well as egress in an emergency. Steven Rowland, Chairman stated we have vetted this application over the last several meetings. The applicant is now willing to restore the first floor windows and store the windows to be replaced. Stained glass windows are to be retained. The second and third floor windows are to be replaced. Chris Bennett stated where does preservation start and where does it end. We are a preservation board. We follow our guidelines and standards that is what we are supposed to do, those are our starting points. We need to look at the uniqueness of each project. Ms. Yasenchak stated the guidelines are somewhat ambiguous. Each project is different and unique. Cynthia Corbett stated she reviewed the inventory of windows provided by the applicant’s agent. The worse thing cited was the single pane glass and ropes and pulleys were broken. I don’t think that makes the window irreparable. I think its deferred maintenance. Putting in a new window is not making it historic. What is in that building is what historic. I don’t think the applicant has proven the need to replace these windows. Tamie Ehinger, Vice Chairman stated you make a very compelling argument for your client. There are three windows in this home which seem impossible to fix and are justified to replace. One of them is the privacy glass window. It has been compromised and should not be on there with privacy glass. The missing window clearly needs to be replaced along with the sister window. Those are the exception. I agree with the Commission members that there is no justification to replace the remainder. Steven Rowland, Chairman stated the applicant has stated her client is wishing to move forward with the application even with the lack of a full Commission. Tamie Ehinger, Vice Chairman made a motion in the matter of the Grossman Residence Replacement Windows 169 Union Avenue that the application be denied for the wholesale window replacement as presented this evening. Cynthia Corbett seconded the motion. Steven Rowland, Chairman asked if anyone in the audience wished to comment on this application. None heard. VOTE: Steven Rowland, Chairman, opposed; Tamie Ehinger, Vice Chairman, in favor; Chris Bennett, in favor; Richard Martin, opposed; Cynthia Corbett, in favor MOTION FAILS: 3-2 Bradley Birge, Administrator, Planning and Economic Development, City of Saratoga Springs stated the motion fails to pass. The applicant will return at the next scheduled DRC meeting on September 6, 2017. The applicant can provide additional information in the interim if they so desire. If not, the applicant will return before the Commission since it has been neither denied or approved this evening. It does start the 62 day window for a vote or default denial at that point. City of Saratoga Springs – Design Review Commission Minutes – August 2, 2017 - Page 2 of 5 2. 2017.082 WITT CONSTRUCTION SOLAR INSTALLATION, 563 North Broadway, Historic Review of rooftop solar installation on west-facing roof plane within the Urban Residential-4District. Applicant: John Witt Agent: Lindsey Halse, Castleman Solar Ms. Halse stated the applicant is proposing the installation of 19 mono black solar panels on the carriage house roof. A new roof is being installed presently with a very dark roofing material. There will be solar panels on the shed dormer as well. Richard Martin questioned if there is any stop gap method to ensure the snow will not slide off into the alley. Also, is there parking in the alley. Steven Rowland, Chairman stated there is no parking in the alley. Ms. Halse stated we have installed these panels on a similar roof with no adverse effects. Each solar panel has a micro inverter underneath. All conduits will go through the roof and it will be wired into the electrical panel in the basement. 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 application of the Witt Construction Solar Installation, 563 North Broadway that the application be approved with the following condition. The applicant use black frames on the solar panels. 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; Chris Bennett, in favor; Richard Martin, in favor; Cynthia Corbett, in favor MOTION PASSES: 5-0 3. 2017.078 T-MOBILE NORTHEAST CELLULAR, 71 West Avenue, Architectural Review of replacement and additional cellular communications equipment within the Transect-5 Neighborhood Center District. Agent: Mike Gentile, Centerline Communications - T Mobile Representative Steven Rowland, Chairman stated that the applicant last appeared before the Commission on July 19, 2017. This evening we are here to discuss some screening options for the ground equipment. Mr. Gentile provided some photo simulations for the Boards review and provided a visual presentation of the proposed screening materials. We are proposing a forest green screening, which will match the existing Verizon shelter. These were forwarded to staff via email. This system will be applied to three sides. This system will be applied to the existing fence. Steven Rowland, Chairman stated following a site visit there is so much equipment in that area, and the equipment in the parking lot of Spectrum, if this helps to screen a little bit of the equipment and is relatively easy for the applicant to accomplish, I don’t have a problem with it. It is helping to achieve cleaning up the area a bit. It is what it is. We cannot hide it. I have no problem with what they are proposing. Steven Rowland, Chairman asked if there was any further discussion. None heard. Steven Rowland, Chairman asked if anyone in the audience wished to comment on this application. None heard. City of Saratoga Springs – Design Review Commission Minutes – August 2, 2017 - Page 3 of 5 Cynthia Corbett made a motion in the matter of the T-Mobile Northeast Cellular, 71 West Avenue, that we approve the application as submitted with the revised drawings, in the desert sand/beige color. 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; Chris Bennett, in favor; Richard Martin, in favor; Cynthia Corbett, in favor MOTION PASSES: 5-0 2017.081 SMISLOFF MULTI-FAMILY EXTERIOR CHANGES, 109 Washington Street, Architectural Review of Exterior changes (rear staircase, windows, etc.) within the Urban Residential-4 District. Applicant: Mark Smisloff Agent: Sue Davis, SD Atellier Architecture Ms. Davis provided a visual presentation of the proposed project. Photographs were provided from 2014 under a different owner who purchased it. They did go through the process and were approved. I spoke with the former architect Brett Balzer concerning the project. He informed me it was quite a lengthy Planning Board process with regard to the parking. They were not going to accept anything that had off street parking. So, I have before you this evening a model to review the parking which we do not want to revisit or change. That owner decided to sell. Mr. Smisloff purchased the property in 2015 and has begun some renovations including roof replacement and re-siding. We have received some zoning approvals, and we are before the Design Review Commission and will return to the Planning Board for administrative action. Ms. David provided a review of the site plan, indicating the restoration and replacement of the porch. Floor plans were reviewed with the Commission noting the need for the addition of an outdoor staircase versus an indoor staircase. Photographs were provided for the Commission’s review. The applicant is looking to turn this into a 3 family home and make it into a viable rental property. This will require an outdoor staircase for a secondary egress from the apartments. Ms. Davis stated they are looking to adding some windows at the gable ends of the third floor apartment to allow light and ventilation into this space as well as egress. Preliminary sketches of the stairway were provided to the Commission, noting an open stairway as well as a semi-enclosed stairway with lattice. Samples of proposed materials were provided for the Commission’s review. Douglas fir for the decking, tongue and groove appropriate to the building. The windows which are original to the home will remain, and those are the stained glass windows and the bay windows on the first and second floors. Some of the windows are boarded up which need to be replaced and other windows which are not original to the home will be replaced. We are proposing to leave the windows which are original to the home and replace the sills of the remainder of the windows and change with an Anderson wood replacement window with the correct profile. All storm windows will be removed. Ms. Davis performed a window survey and provided those results to the Commission, as well as the plans and elevations to key them into. Ms. Davis spoke to Samantha Bosshart, Saratoga Springs Preservation Foundation. A letter was sent to staff and the Commission as well. She provided some suggestions for arched windows along the street frontage which does fit in with the style of the home and provide interest to the 3rd floor apartment. Examples of doors were provided to the Commission as well. Steven Rowland, Chairman stated it is nice to see this project move forward again. There was some discussion among the Commission members concerning the windows and the information provided by the applicant’s agent and the recent information provided by the Saratoga Springs Preservation Foundation. Most of the windows scheduled to be replaced are not original to the home and this is not in a historic district which is a bigger concern in those areas. The few windows which have character and are original will be maintained. Steven Rowland, Chairman stated he likes the staircase which was proposed. City of Saratoga Springs – Design Review Commission Minutes – August 2, 2017 - Page 4 of 5 Discussion ensued among the Commission concerning the outside stairway and lattice. 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 Smisloff Multi-Family Exterior Changes, 109 Washington Street, that the application be approved as submitted or shown on the attached plans. Cynthia Corbett 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; Chris Bennett, in favor; Richard Martin, in favor; Cynthia Corbett, in favor MOTION PASSES: 5-0 APPROVAL OF MEETING MINUTES: Deferred to the September 6, 2017 meeting. UPCOMING WORKSHOPS/MEETINGS: Design Review Joint Meeting with the Planning Board, Thursday, August 10, 2017 at 6:00 P.M. Design Review Caravan, Tuesday, August 29, 2017 at 5:00 P.M. Design Review Meeting, Wednesday, September 6, 2017 at 7:00 P.M. MOTION TO ADJOURN: There being no further business to discuss Steven Rowland, Chairman adjourned the meeting at 8:25 P.M. Respectfully submitted, Diane M. Buzanowski Recording Secretary APPROVED 10/4/17 City of Saratoga Springs – Design Review Commission Minutes – August 2, 2017 - Page 5 of 5