Design Review Board

DESIGN REVIEW COMMISSION MINUTES (FINAL) WEDNESDAY, SEPTEMBER 6, 2017 7:00 P.M. CITY COUNCIL ROOM PRESENT: Steven Rowland, Chairman; Tamie Ehinger, Vice Chairman; Leslie DiCarlo; Chris Bennett; Cynthia Corbett; Leslie Mechem ABSENT: Richard Martin STAFF: Bradley Birge, Administrator, Planning and Economic Development, City of Saratoga Springs CALL TO ORDER: Steven Rowland, Chairman called the meeting to order at 7:01 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. A. POSSIBLE CONSENT AGENDA ITEMS: Steven Rowland, Chairman stated the intent of a consent agenda is to identify any application that appears to be “approvable” without need for further evaluation or discussion. If anyone wishes to further discuss any proposed consent agenda item, then that item would be pulled from the “consent agenda” and dealt with individually. 1. 2017.085 CHRISTIAN SCIENCE SOCIETY SIGN, 107 Circular Street, Historic Review of a sign replacement within the Urban Residential-3 District. 2. 2017.089 CRICKET WALL SIGN, 131 Ballston Avenue, Architectural Review of a wall sign within the General Business District. 3. 2017.083 FEIGENBAUM CLEANERS WALL SIGN, 18 Congress Street, Architectural Review of a wall sign, within the Transect-6 Urban Core District. 4. 2017.088 FRANKLIN COMMUNITY CENTER SIDING, 101 Washington Street, Architectural Review of siding replacement within the Urban Residential-4 District. 5. 2017.0XX HILTON GARDEN INN SIGN MODIFICATION, 125 South Broadway, Architectural Review of a freestanding sign replacement within the Transect-5 Neighborhood Center District. 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 any consent agenda items. None heard. Steven Rowland, Chairman made a motion for Agenda Items 1 through 5 that each application be approved as submitted. T. 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 DiCarlo, in favor; Chris Bennett, in favor; Cynthia Corbett, in favor; Leslie Mechem, in favor MOTION PASSES: 6-0 B. DRC APPLICATIONS UNDER CONSIDERATION: 6. 2017.040 GROSSMAN RESIDENCE WINDOW REPLACEMENTS, 169 Union Avenue, Historic Review of window replacements within the Urban Residential-4 District. No representative present for this application. Steven Rowland, Chairman stated at last month’s hearing we did not have a full board. We voted on this application and did not have 4 affirmative votes, only five Commission members were present. Bradley Birge, Administrator, Planning and Economic Development stated there was a motion to deny. That motion failed 3 to 2 because we did not have sufficient people present to move that application forward. The Commission has up to 62 days to try to gain 4 affirmative votes in either direction. It is up to the Commission whether you would like to take a vote this evening or not. If after 62 days there is no vote it is a default denial. Steven Rowland, Chairman stated he would entertain another vote on this application if a full Commission was present. There will not be a full Commission at the next meeting either noting a Commission member will be absent. It was the consensus of the Commission to table this application. 7. 2017.084 CELLCO/VERIZON AT STONEQUIST, 1 South Federal Street, Architectural Review of rooftop telecommunication facility and associated mechanicals within the Urban Residential-5 District. Applicant: Cellco Verizon Agent: Dave Brennan, Attorney, Young, Sommer; Rick Andress, RF Engineer with Verizon Wireless; Kurt Kolakowski, Aerosmith Development Mr. Brennan stated this is a proposal to add antennas and base station equipment on the rooftop of the ten story apartment building owned by the Saratoga Springs Housing Authority, 1 South Federal Street, in the Urban Residential-5 District. Copies of the application have been provided to the Commission. What the applicant is proposing is 4 can antennas to the corners of the building on ballast mounts. To the right of the penthouse an equipment platform with radio equipment will be added as well as to the right of the building a generator will be installed surrounded by stockade fencing enclosure. We are attempting to provide improved capacity and service to the southern end of the downtown area. We are working together at the rooftop to utilize space. Discussion ensued among the Commission concerning the visibility of the antennas. Mr. Brennan stated they will be slightly visible from the street. These antennas are placed strategically to avoid interference from other cell towers and to provide better service coverage to customers. These antennas will be off white and can be painted any color other than a metallic paint. Steven Rowland, Chairman, asked if there were any further questions or comments from the Commission. None heard. Steven Rowland, Chairman asked if there was anyone in the audience who wished to comment on this application. None heard. City of Saratoga Springs – Design Review Commission Minutes – September 6, 2017 - Page 2 of 9 Leslie Mechem made a motion in the matter of the Cellco/Verizon at Stonequist, 1 South Federal Street, that the application be approved as submitted. 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 DiCarlo, in favor; Chris Bennett, in favor; Cynthia Corbett, in favor; Leslie Mechem, in favor MOTION PASSES: 6-0 8. 2017.086 CINGULAR/AT&T AT STONEQUIST, 1 South Federal Street, Architectural Review of rooftop Telecommunication facility and associated mechanicals within the Urban Residential-5 District. Applicant: Cingular/AT&T Agent: Paul Reed, Centerline Communications representing AT&T Mr. Reed stated they are proposing installation of a cell site on the penthouse structure on the building at 1 South Federal Street. We are proposing to add an array of antennas to the screen wall which surrounds the parapet penthouse. We are proposing painting the antennas the same color as the structure they will be attached to. We are utilizing the existing equipment shelter on the roof for our equipment. 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. Cynthia Corbett made a motion in the matter of the Cingular/AT&T cell tower at 1 South Federal Street, that the application be approved with the following condition – that the units are painted to match the current structure. Leslie Mechem seconded the motion. Steven Rowland, Chairman asked if there were any further discussion. None heard. VOTE: Steven Rowland, Chairman, in favor; Tamie Ehinger, Vice Chairman, in favor; Leslie DiCarlo, in favor; Chris Bennett, in favor; Cynthia Corbett, in favor; Leslie Mechem, in favor MOTION PASSES: 6-0 9. 2017.067 INTRADA SARATOGA MIXED USE DEVELOPMENT, Station Lane, Architectural Review of Mixed use, workforce housing development within the Transect-5 Neighborhood Center District. Applicant: Vecino Group Agent: Mike Ingersoll, Matt Brobston, LA Group; Jeff McDonald, Molly Cheng, 3 T Architects Mr. Ingersoll stated they have made great strides with this project. It is an affordable housing project which covers the full spectrum of housing. In the Transect zone we do have some criteria to meet, some mixed use. There is a collaboration with Captain. This is the first time they are exploring designating 9 units to be used as transitioning from foster care. There will be administrative offices here as well as a community room. Also, the layout complies with the zoning. We are working closely with the adjoining projects. Since our last appearance before the DRC, the Planning Board did grant City of Saratoga Springs – Design Review Commission Minutes – September 6, 2017 - Page 3 of 9 A SEQRA Negative Declaration as well as granting a Special Use Permit for the project. So, we are able to appear before the Commission with a formal application. Our next step following the DRC appearance will be to go through site plan review. We are hoping to receive favorable feedback perhaps Mass and Scale which will allow the project to move forward with the funding. Mr. Ingersoll presented an overview of the proposed project site plan on this 19 acre site. All along Station Lane is a wetland noting the buffer area. There is a common driveway on our land which is shared with the Post Office. Since the approvals were received geotechnical studies were performed which revealed very deep buildable soils. We have a 12 foot grade change from the entrance to the back corner of the project. This will allow the drainage and the parking to be tucked behind. A visual of the proposed layout was provided to the Commission. There will be a common driveway with some parking bump outs. This will become a city street even though it is on private land . We have a connector road and overflow parking for the project. Also, there is an opportunity to create a pocket park with some type of trail system in this open area. We also introduced on Washington Street some parking, the bulk of the parking will be behind the building. Each building has a front and rear entrance. Floor plans were reviewed with the Commission. Cynthia Corbett questioned the amount of green space in relation to the buildings. Mr. Ingersoll stated on our site we are 65% green. Contextual photographs were provided to the Commission. Jeff McDonald, 3T Architects began his presentation with the floor plans. Four buildings on the site. Three of these buildings are 4 stories tall, approximately 44 feet in height. The other building is 3 stories in height with a one story connection to the community room and other tenant amenities. In general the overall concepts for the buildings are a more modern take, which fits in the context of Saratoga. Throughout all the buildings it is a mix of 1, 2 and 3 bedrooms with a majority of them being one bedroom units. What we are envisioning for materials is a ground face architectural block for the first floor. The upper floors we are proposing a fiber cement flat panel reveal system. Photographs were provided to the Commission. We are still working on colors. Windows will be aluminum. Store fronts will have metal fascias and trim throughout. The smaller buildings will house almost all housing units. Each unit is metered individually. Mr. McDonald provided a visual presentation of several examples of the proposed materials. Massing models and renderings were provided for the Commission’s review. Any type of mechanical units we use will be set back on the roof so they are not visible. The buildings work nicely together. Cynthia Corbett questioned the method of trash removal. Mr. Ingersoll stated it will be collected in a utility room and removed from there. Information concerning stormwater management was provided to the Commission. Soil information obtained today and shows good soils by the road in front. This will provide the ability to infiltrate with bioretention basins. Possibly with the right separations we will be able to do permeable pavement. Green space area was defined as well as an area for a possible park as well as connection to the bike path. The idea is to create a natural type playground here. More of an education experience. Steven Rowland, Chairman stated from the Mass and Scale standpoint they work. It is a pretty piece of property. There is nothing else in the area to compete with this mass and scale now. You have touched on a few items that everyone here would like to discuss such as the mechanicals, parapets on the roof, venting for fireplaces, dryers, etc.; this has become a large bone of contention to the Commission over the years. Each unit will have their own individual unit, so the size of the condensers will be smaller in lieu of cooling towers. Another question is where are the meter bank locations. Mr. McDonald stated we have done several projects with the Vecino group and typically these are located inside in a room. Tamie Ehinger, Vice Chairman stated her initial thought is that the smaller building the mass works. The large building on Washington has a really long giant façade. Mr. McDonald stated architecturally speaking the building is a little long. Materials change and different undulations of the façade will help to mitigate that. Tamie Ehinger, Vice Chairman stated it might be helpful if there was some shadowing. It is very difficult looking at this rendition to actually see that. City of Saratoga Springs – Design Review Commission Minutes – September 6, 2017 - Page 4 of 9 Leslie DiCarlo questioned the location of the entrance and/or entrances. Not very well identified. The length of the building is not an issue, but the entrance is difficult to locate. Discussion ensued among the Commission concerning the lack of prominence for the entrance. Chris Bennett stated he does not have an issue with the massing. He is concerned since this building seems very institutional. This is housing. When I look at this I see a hospital or institution. I do not see any warmth here for residential housing. Entrances need to be better identified. This lacks balconies. The stone and brick say hospital or institution. I do not see housing in this building. I am having an issue with product and I am having serious reservations about the use of it. Tamie Ehinger, Vice Chairman stated those are some very good observations. The building is a large mass on Washington Street, perhaps some changes to the rhythm of the façade and materials can make a difference. Perhaps if renderings can be provided to the Commission. This would help. Leslie DiCarlo stated the building needs something to draw the people in. Bradley Birge, Administrator, Planning and Economic Development reviewed comments made by the Commission and their concerns for the proposed projects. The applicant is agreeable to revisit and explore some options on the recommendations of the Commission. Steven Rowland, Chairman stated this is a different type of project than what we have seen before. It has a different goal. and end product. 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 Intrada Saratoga Mixed-Use Development, Station Lane and Washington Street, that the application be approved for building placement, general footprint and mass and scale only. The applicant will return for final approval on materials, etc. Leslie Mechem 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; Chris Bennett, in favor; Cynthia Corbett, in favor; Leslie Mechem, in favor MOTION PASSES: 6-0 10. 2017.068 “SOBRO” MIXED USE DEVELOPMENT, South Broadway, Architectural Review of a Mixed Use development within the Transect-5 Neighborhood Center District. Applicant: KCG Development, Bill Teeter Project Representative Agent: Mike Ingersoll, Matt Brobston, LA Group; Mr. Ingersoll stated this project is a unique opportunity as well as a challenge on South Broadway. Mr. Ingersoll stated the project is before the Planning Board who has not yet completed SEQRA. The applicant is working with the Veterans Housing Coalition and this project is dedicating 14 units for veterans. Also we are challenged with a mixed use component. Mr. Teeter stated this is a prime commercial corridor as well as bordering on Canfield Street with our neighbors. Some of them are here tonight. The portion overlooking South Broadway is commercial with ground level retail, a food and beverage establishment, as well as a second story which is 17,000 square feet of office space. 12,000 square feet of that is dedicated to Saratoga Development Corporation which is an incubator and accelerator for entrepaneurs. On the ground level there City of Saratoga Springs – Design Review Commission Minutes – September 6, 2017 - Page 5 of 9 7,000 square feet of retail directly fronting South Broadway to be determined. On the end cap next to Mavis we are looking at a food and beverage establishment. On the Canfield Street side there are 110 units of mixed income housing. 64 units will be two bedroom and 46 one bedroom units. Mr. Ingersoll stated this project will return before this Commission following SEQRA and Special Use Permit approvals. We are still seeing building massing and articulation as well as materials which are not completed at this time. This is the first entry in this area of the Transect Zone and will be getting rid of an eyesore. We are trying something different in this area. We appreciate your input and suggestions. This is a 3.06 acre site. Mr. Ingersoll provided an overview of this proposed site. A survey of the land was also provided to the Commission. The site does allow us to have a parking deck which will have liner buildings and a green space buffer which is in compliance with the city’s guidelines. The parking configuration allows parking below the deck for residents while the upper deck is for visitors, commercial and office space parking. We can accomplish all of our parking on site. 130 spaces on each floor – 273 total spaces. A civic space will be provided as well as streetscape amenities. Green space is also provided to the rear of the site which will also provide for some stormwater management. All new sidewalks will be provided as well as bump outs for parking along the South Broadway for easy access to the commercial tenants on the site. Mr. Ingersoll provided a review of all elevations of the building. Bradley Birge, Administrator, Planning and Economic Development stated the Planning Board is currently dealing with the SEQRA analysis. They have the larger issues of are there any potentially significant adverse impacts. Part of that is looking at the mass and scale of it in context with the neighborhood. How well it integrates into either the existing conditions or what we hope to have for future conditions. Obviously, a lot of the transect zones are redevelopment areas or new development areas. They are trying to get a sense of is there anything apparent that you think needs major changes. From mass and scale, from height to site layout. They are looking for any of your comments. Tamie Ehinger, Vice Chairman stated she really likes the look of the building. I love the glass and how modern it looks. All the green materials and the green wall. I do think it is a unique and cool building. The city should embrace the modern buildings. Leslie Mechem stated visually it is a very interesting building. I think the transition between the commercial and residential part are done very well. I agree with Tamie. Leslie DiCarlo stated it does relate to other buildings in the city concerning commercial and residential uses in a building. You have the townhouse look going down the street. I like the rhythm of the residential reflected in the parking area in the rear. Often times the parking lot entrances are not as interesting as this. Steven Rowland, Chairman stated architecturally this is a unique building. It stands on its own. It is a fascinating building. A recommendation would be to break the long flat roofline. If the bays popped up in this area. The transition from commercial to residential on that corner has been done very well and is very effective. Discussion ensued concerning the close proximity to the street. Steven Rowland, Chairman stated we have received correspondence from the Saratoga Springs Preservation Foundation in support of this project. Steven Rowland, Chairman asked if anyone in the audience wished to comment on this application. Dan Brennan, neighbor, stated he is in support of all the efforts that have been made to make some adjustments dealing with the neighbors concerns. We like the transition and appreciate all the work. Steven Rowland, Chairman stated it is a very interesting project. This is a piece of architecture and its working. There has been design thought put into this. This project is headed in the right direction. Something to soften the parking lot area would be helpful as well. City of Saratoga Springs – Design Review Commission Minutes – September 6, 2017 - Page 6 of 9 Steven Rowland, Chairman asked if there was any further discussion from the Commission. None heard. Bradley Birge, Administrator, Planning and Economic Development briefly reviewed and summarized what the Commission has stated. It’s a good approach, a modern approach, a good location for this project. Unique architectural design. Good forethought, clear design thought placed into it. Interesting use of materials. Provides good transition from the commercial space to the residential space. The transition to break up the buildings into more individual components along that area. It is very positive to have some interest in the rear portion with the entrances as well as the green space. Is there anything you would like to add? I will provide a draft for the Commission to review and if the Commission is comfortable with the chair reviewing and finalizing it and forward to the Planning Board. Discussion ensued concerning the information which should be provided to the Planning Board. Steven Rowland, Chairman stated made a motion to provide an informal Favorable Advisory Opinion based on the key points which Bradley Birge just reviewed. This will be reviewed with staff and signed by the chair, administratively for a submission to the Planning Board. 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 DiCarlo, in favor; Chris Bennett, in favor; Cynthia Corbett, in favor; Leslie Mechem, in favor MOTION PASSES: 6-0 APPROVAL OF MEETING MINUTES: Leslie Mechem made a motion to approve the minutes of the October 5, 2016 Design Review Commission Meeting as submitted. Cynthia Corbett seconded the motion. VOTE: Steven Rowland, Chairman, in favor; Tamie Ehinger, Vice Chairman, in favor; Leslie DiCarlo, in favor; Chris Bennett, abstained; Cynthia Corbett, in favor; Leslie Mechem, in favor MOTION PASSES: 5-0 Leslie Mechem made a motion to approve the minutes of the October 19, 2016 Design Review Commission Meeting as submitted. Cynthia Corbett seconded the motion. VOTE: Steven Rowland, Chairman, in favor; Tamie Ehinger, Vice Chairman, abstained; Leslie DiCarlo, abstained; Chris Bennett, in favor; Cynthia Corbett, in favor; Leslie Mechem, in favor MOTION PASSES: 4-0 Leslie Mechem made a motion to approve the minutes of the November 2, 2016 Design Review Commission Meeting submitted. Cynthia Corbett seconded the motion. VOTE: Steven Rowland, Chairman, in favor; Tamie Ehinger, Vice Chairman, in favor; Leslie DiCarlo, in favor; Chris Bennett, in favor; Cynthia Corbett, in favor; Leslie Mechem, in favor City of Saratoga Springs – Design Review Commission Minutes – September 6, 2017 - Page 7 of 9 MOTION PASSES: 6-0 Leslie Mechem made a motion to approve the minutes of the November 16, 2016 Design Review Commission Meeting with revisions as submitted. Cynthia Corbett seconded the motion. VOTE: Steven Rowland, Chairman, in favor; Tamie Ehinger, Vice Chairman, in favor; Leslie DiCarlo, in favor; Chris Bennett, in favor; Cynthia Corbett, abstained; Leslie Mechem, in favor MOTION PASSES: 5-0 Leslie Mechem made a motion to approve the minutes of the December 7, 2016 Design Review Commission Meeting as submitted. Cynthia Corbett seconded the motion. VOTE: Steven Rowland, Chairman, in favor; Tamie Ehinger, Vice Chairman, in favor; Leslie DiCarlo, abstained; Chris Bennett, in favor; Cynthia Corbett, in favor; Leslie Mechem, in favor MOTION PASSES: 5-0 Leslie Mechem made a motion to approve the minutes of the January 18, 2017 Design Review Commission Meeting with revisions as submitted. Cynthia Corbett seconded the motion. VOTE: Steven Rowland, Chairman, abstained; Tamie Ehinger, Vice Chairman, in favor; Leslie DiCarlo, in favor; Chris Bennett, abstained; Cynthia Corbett, in favor; Leslie Mechem, in favor MOTION PASSES: 4-0 Leslie Mechem made a motion to approve the minutes of the June 7, 2017 Design Review Commission Meeting with revisions as submitted. Cynthia Corbett seconded the motion. VOTE: Steven Rowland, Chairman, in favor; Tamie Ehinger, Vice Chairman, in favor; Leslie DiCarlo, in favor; Chris Bennett, abstained; Cynthia Corbett, abstained; Leslie Mechem, in favor MOTION PASSES: 4-0 Leslie Mechem made a motion to approve the minutes of the July 19, 2017 Design Review Commission Meeting with revisions as submitted. Cynthia Corbett seconded the motion. VOTE: Steven Rowland, Chairman, in favor; Tamie Ehinger, Vice Chairman, in favor; Leslie DiCarlo, abstained; Chris Bennett, in favor; Cynthia Corbett, abstained; Leslie Mechem, in favor MOTION PASSES: 4-0 UPCOMING WORKSHOPS/MEETINGS: Design Review Caravan, Monday, September 18, 2017 at 5:00 P.M. Design Review Meeting, Wednesday, September 20, 2017 at 7:00 P.M. City of Saratoga Springs – Design Review Commission Minutes – September 6, 2017 - Page 8 of 9 MOTION TO ADJOURN: There being no further business to discuss Steven Rowland, Chairman adjourned the meeting at 9:20 P.M. Respectfully submitted, Diane M. Buzanowski Recording Secretary APPROVED 10/4/17 City of Saratoga Springs – Design Review Commission Minutes – September 6, 2017 - Page 9 of 9