Design Review Board

DESIGN REVIEW COMMISSION MINUTES (FINAL) WEDNESDAY, SEPTEMBER 20, 2017 7:00 P.M. CITY COUNCIL ROOM PRESENT: Steven Rowland, Chairman; Tamie Ehinger, Vice Chairman; Leslie DiCarlo; Chris Bennett; Richard Martin; Leslie Mechem ABSENT: Cynthia Corbett STAFF: Bradley Birge, Administrator, Planning and Economic Development, City of Saratoga Springs CALL TO ORDER: Steven Rowland, Chairman called the meeting to order at 7:02 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. ADJOURNED ITEMS: #2017.087 24 CAROLINE APARTMENTS, 24 Caroline Street, consideration of SEQRA Lead Agency (Architectural Review) for constuction of new, in fill, mixed use builidng within the Transect-6 Urvan Core District. #2017.077 146 SOUTH BROADWAY MIXED USE BUILDING, 146 South Broadway, consideration of SEQRA Lead Agency Status (Architectural Review) for a new, 2 story mixed-use building within the Transect-5 Neighborhood Center District. #2016.058 RIP VAN DAM HOTEL, 353 Broadway, Historic Review of new hotel within the Transect-6 Urban Core District. B. 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. 2017.091 THREE CONGRESS PARK CENTRE SIGN, 3 Congress Park, Historic Review of a building Identification sign within the Congress Park Centre PUD. 2. 2017.092 FOUR CONGRESS PARK CENTRE SIGN, 4 Congress Park, Historic Review of a building Identification sign within the Congress Park Centre PUD. 3. 2017.096 HOWARD HANNA REALTY SIGNAGE, 27 Division Street, Architectural Review of replacement signage within the Transect-6 Urban Core District. (Removed from the consent agenda and placed on the main agenda per the request of the Commission). 4. 2017.097 HOWARD HANNA REALTY SIGNAGE, 505 Broadway, Historic Review of replacement Signage within the Transect-6 Urban Core District. 5. 2017.095 SARATOGA HOSPITAL ONCOLOGY, 211 Church Street, Architectural Review of a building expansion within the Saratoga Hospital PUD. Steven Rowland, Chairman asked if there were any questions or comments from the Commission. Commission members requested Consent Agenda Item #3 be placed on the regular agenda for discussion. 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, 2, 4, and 5 that each application be approved as submitted. 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; Chris Bennett, in favor; Richard Martin, in favor; Leslie Mechem, in favor MOTION PASSES: 6-0 B. DRC APPLICATIONS UNDER CONSIDERATION: 3. 2017.096 HOWARD HANNA REALTY SIGNAGE, 27 Division Street, Architectural Review of replacement signage within the Transect-6 Urban Core District. Agent: Howard Picchi, Vice President, General Manager; Howard Hanna Realty Steven Rowland, Chairman stated there was some discussion concerning this signage at the workshop as it compares to the signage currently on the building and the difference in styles. Is there any flexibility in proposing the current signage. The existing signs are individual pieces placed on the building façade. Given the location and the formality of the building these signs do look quite elegant on those facades. Our question is would the applicant be willing to do something similar without the black background panel placing individual letters directly to the building. Mr. Picchi stated this is the typical logo that we have and that is why it is being proposed as such. If the Commission would like I am happy to go back and discuss this. This is what they typically have on all there 200+ buildings in 7 states. Tamie Ehinger, Vice Chairman stated the logo itself could remain without the black background. Discussion ensued among the Commission members regarding the proposed lettering and signage. The Commission notes they prefer the removal of the back panel on both signage applications. Steven Rowland, Chairman stated if the Commission approves the mock up of the proposed signage we can move the application forward for approval via Administrative action. Steven Rowland, Chairman made a motion in the matter of the Howard Hanna Realty Signage, 27 Division Street, that the application will be approved via administrative action pending the applicant’s re-submission of revised layouts based upon our discussions this evening. 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; Richard Martin, in favor; Leslie Mechem, in favor MOTION PASSES: 6-0 City of Saratoga Springs – Design Review Commission Minutes – September 20, 2017 - Page 2 of 8  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. This will be the last appearance on our agenda. We cannot act on this application and it will become a default denial or we can have a motion either to approve or deny and vote on it. Tamie Ehinger, Vice Chairman made a motion in the matter of the Grossman Residence Window Replacements, 169 Union Avenue, the Commission “The Commission appreciates the applicant’s desire to invest in the property and for the research and efforts taken to date to bring forth this proposal to the Design Review Commission. The DRC notes that an approval was granted to this applicant on May 17, 2017 for a proposed rear addition and siding repair at this location. The Commission reviewed this item at meetings held on July 19, August 2 and September 6, 2017. Following review of the details of the application, and much discussion and dialog, I offer the following: - The Commission does not object to the replacement of the currently broken/absent windows as presented in the application. -The Commission appreciates and approves of the proposed approach to retain the stained-glass windows in their existing locations. -The Commission notes that the city-approved Historic District Design Guidelines indicate that with respect to windows, ‘every effort should be made to maintain and preserve these important features. Replacement should only be considered when windows and doors are beyond reasonable repair.’ After review of the information provided by the applicant, I find that there is insufficient evidence to demonstrate that the balance of the windows are, in fact, ‘beyond reasonable repair’ and, as such, I move to deny the application for wholesale replacement of the original windows in this structure as requested.” Leslie DiCarlo seconded the motion. VOTE: Steven Rowland, Chairman, opposed; Tamie Ehinger, Vice Chairman, in favor; Leslie DiCarlo, in favor; Chris Bennett, in favor; Richard Martin, opposed; Leslie Mechem, opposed MOTION DOES NOT PASS: 3-3 Bradley Birge, Administrator, Planning and Economic Development stated the Commission is unable to reach a decision on this and the Commission is unable to reach a motion that stands. Once that occurs you have 62 days to try to make a motion to achieve four votes. Passage at tonight’s meeting would constitute those 62 days. At this point in time being unable to reach a motion, this will result in a default denial for that application. 7. 2017.093 LAWTON RESIDENCE ROOF REPLACEMENT, 209 Nelson Avenue, Historic Review of window Replacement (change of material(s) within the Urban Residential-4 District. Applicant: Holly Lawton Mrs. Lawton stated she is proposing the existing slate roof be replaced with an asphalt shingle roof which mimics the appearance of slate. Mrs. Lawton provided a sample of the proposed roofing. Mrs. Lawton stated the current roof is leaking and has rotted the wood beneath. Spot repairs have been done over the years. Mrs. Lawton stated the snow slides will remain on the roof. Discussion ensued concerning the ridge roofs and the Commission’s recommendation that they should remain metal. City of Saratoga Springs – Design Review Commission Minutes – September 20, 2017 - Page 3 of 8 Steven Rowland, Chairman stated we do have correspondence from the Saratoga Springs Preservation Foundation dated September 19, 2017, noting their recommendation of replacement in kind and information regarding the NY State homeowners tax credit, which is available for such repairs. Mrs. Lawton stated she has research the NYS Homeowners Tax Credit Incentives and it does not benefit her for this project. Steven Rowland, Chairman any questions or comments from the Commission. Discussion ensued concerning the guidelines and the possibility of setting a precedent. Bradley Birge, Administrator, Planning and Economic Development stated your guidelines and the Secretary of the Interior Standards that these are particularly important characteristics of the house, similar to windows and doors. The slate roof constitutes one of those unique characteristics of the age and period of the home. So, the recommendations and the guidance is to obviously repair unless it is impossible. If repair is not possible the best type of replacement available possible that would accurately mimic the scale, texture the colors and the relief to the extent possible by the original slate. Each case comes before you. We hope that the Board as a whole over time retains a consistent approach that is clear and true with the objectives the City has adopted. Steven Rowland, Chairman stated given the age of the slate it is at the end of its lifetime. In the past we mentioned in allowing these things to happen this is something that in the future could change. Someone comes along that has the means could redo it in slate. Steven Rowland, Chairman asked if anyone in the audience wished to comment on this application. None heard. Leslie Mechem made a motion in the matter of the Lawton Residence Roof Replacement, 209 Nelson Avenue, that the application be with the following conditions: Snow slides to remain. Ridge roll break over the roof hips should be restored. Valleys to remain metal. 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; Chris Bennett, in favor; Richard Martin, in favor; Leslie Mechem, in favor MOTION PASSES: 6-0 8. 2017.094 19 WASHINGTON STREET HOTEL & SPA, 19-23 Washington Street, preliminary discussion (Architectural Review) on a new 6-story hotel and spa within the Transect-6 Urban Core District. Applicant: Toby Milday, owner, developer Adelphi Hotel, 39-41 Washington St., 58 Washington St., 19-23 Washington St. Agent: Jeremy Scherring, Mark Zeff Design in NYC. Mr. Milday stated he would like to introduce this project. This is a 2nd phase to the Adelphi Hotel. We have been completing a four year historic renovation of the building. Will open on October 1, 2017. We are looking at this project at 19-23 Washington Street. We have a stone house; we are proposing a spa behind it. In the back we are seeking to build a 10,000 square foot destination spa with some meeting rooms and 50 additional rooms above. This will include a full renovation of the stone house on Washington Street. Mr. Scherring stated our proposed building is behind the stone house adjacent to Preservation Hotel and the new hotel to the right. We proposed a drive in from Washington. The stone house is incorporated into the hotel function. It will be a standalone suite. Mr. Scherring reviewed the floor plans of the project, including a hair salon and indoor pool. There will be City of Saratoga Springs – Design Review Commission Minutes – September 20, 2017 - Page 4 of 8 a one story connector to the stone house. Also a review of all elevations was provided to the Commission. Preliminary discussion early in the project for input and SEQRA Lead Agency deferral. Bradley Birge, Administrator, Planning and Economic Development stated this is a very preliminary discussion. You have the opportunity to consider SEQRA Lead Agency. This will also require Planning Board approvals for Special Use Permit and Site Plan Approval. Frequently this Commission has deferred SEQRA Lead Agency status to the Planning Board and that discussion can occur this evening. Leslie Mechem stated the design of the new building seems to overshadow the stone building. Tamie Ehinger, Vice Chairman stated perspective views from Broadway without the Rip Van Dam would be helpful. Discussion ensued among the Commission concerning more visuals from the street, the height of the proposed structure. Chris Bennett stated he is curious about the massing of the building. Also, questioned the applicant concerning a proposed balloon float on the site. Steven Rowland, Chairman stated a balloon float has been helpful in the past when requested for various projects. Chris Bennett questioned if there was a parapet on the roof and the height of it. Mr. Scherring stated there is a parapet on the roof and it is 3 to 5 feet above the height of the roof. Steven Rowland, Chairman stated he is concerned about the overall height of the project. We have two projects right next to each other. We need to look at them concurrently and alone as well. Is there any chance this building can be reduced in height. There are certain things which are appropriate here, the rhythm, the fenestrations are not inappropriate for the location. The deep cornice, these are all things that lend positively to the design. Chris Bennett stated he loves the simplicity of the building and the use of brick and stone house is great. Leslie DiCarlo stated she agrees with Chris. This does not detract from the ornateness of the UPH. Steven Rowland, Chairman stated the Planning Board is going to have a challenge here with traffic. This is one of the worst intersections in Saratoga today. Both of these projects are going to have an impact on this. That is a concern. Bradley Birge, Administrator, Planning and Economic Development stated this project does need to proceed through the Planning Board. The Rip Van Damm has received site plan approval. They will be returning before the Planning Board for Special Use Modification because the original proposal had the banquet facilities. They are removing that portion of the project and reducing the number of rooms as well. Less of a magnitude. Much of the traffic is being handled through the parking garage to be built next to Wendy’s. There will also be valet service as well. Steven Rowland, Chairman stated we have received a lot of correspondence on this and the adjacent project next door. The Saratoga Preservation Foundation weighed in and we will be investigating the area in the back of stone house which is proposed to be removed. Whether that was part of the original building or not. This may take more investigation. Bradley Birge, Administrator, Planning and Economic Development spoke about the transformer in the area and how many references have been made about it and the possibility of relocation. Steven Rowland, Chairman asked if there were any questions or comments from the Commission. Leslie DiCarlo questioned the lack of a window addition in the stone house, but one on the rendering. Mr. Scherring stated the rendering is correct. There are no changes to the façade of the stone house. City of Saratoga Springs – Design Review Commission Minutes – September 20, 2017 - Page 5 of 8 PUBLIC COMMENT: Steven Rowland, Chairman stated as the Design Review Commission our purview is to review the architecture and design of the building, as well as mass and scale and the fenestrations of the building. Colin Faulds, Railroad Place. The transformer is the elephant in the room. Would like to have it removed. This is a very sensitive area. Doris Stahl, 70 Railroad Place. We have a large number of members of our association here tonight. We have very large and expensive condominium units 58 units and are entirely residential. Selling at this time from several hundreds of thousands of dollars upward to the millions. We only have two areas on the first floor of the building which are considered commercial. We want to be good neighbors. This is a great town because of the amenities. There are a lot of unit owners here who do want to enjoy the city and share it in an appropriate way. We will be submitting written summation after we meet with our Board. We want to be supportive and work with you. Elizabeth Winner Rosenberg, 70 Railroad Place. HOA will speak on behalf of all of the owners, I would ask one thing can you show us where all the mechanicals will be located. Also, the noise aspect considerations to make sure where those things are located. Samantha Bosshart, Saratoga Springs Preservation Foundation stated some of my comments should be familiar from back in 2014. The style of the proposed building is in keeping with that of the street. The distance between the stone structure and the length of the connector and how close is the addition going to be. There needs to be distance. Part of the rear addition dates back to 1850. Concerned about the transformer which has been placed there and needs to be removed since it obscures the windows on the stone building. We do have some concerns about the stone wall and would like to see it repaired. We also have some concerns regarding the height of the structure, as well as the east and west facades. Betty Rice, Railroad Place. We would like to see the rendering and drawings of the facades coming from the Washington side and the Broadway side. Steven Rowland, Chairman stated we appreciate your input it is very valuable to us and valuable to the application. Some of the comments made are items we would be reviewing further on in the process, such as mechanical locations, elevations and views of all facades. We have no problem moving forward on SEQRA. Steven Rowland, Chairman made a motion in the matter of 19 Washington Street Hotel & Spa that the DRC defer SEQRA Lead Agency Status to the Planning Board should they seek it for this application. 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; Richard Martin, in favor; Leslie Mechem, in favor MOTION PASSES: 6-0 8:05 P.M. The Board recessed. 8:10 P.M. The Board reconvened. 9. 2017.061 HENRY STREET CONDOS, 128 Henry Street, Architectural Review of a proposed residential Condominium building within the Transect-5 Neighborhood Center District. Applicant: Robert Boucher, Jr., Architect/Developer City of Saratoga Springs – Design Review Commission Minutes – September 20, 2017 - Page 6 of 8 Mr. Boucher provided information concerning the finishes for the building. The mass and scale of the building has been reduced rather considerably. The 5th floor has been reduced by 2/3rds. The building has been pulled in on two sides and we have reduced the footprint as well. Mr. Bucher provided a visual presentation of the street scape noting the elevations with the street trees and street lights. We have incorporated benches in the planting areas. A review of the climatized curated gallery overseen by the Homeowners Association. Material samples of the metals was provided and the locations of where these products will be used, the colors and styles. Walls and ceiling will be cedar. Glazing of the windows will be low glare envirotech windows. The west exposure will have different sun orientation than those which northern and eastern exposure. Each condominium unit will be equipped with a solar shade which will be lowered automatically at sunset. Different opacities will be offered dependent upon the location of the condominium. Colors proposed for doors were provided. Service doors are built into the building. Lighting and locations were also reviewed for the Commission members. Review of all building elevations. Mechanical will be concealed on the roof. Custom louvered system will hide any mechanicals which cannot be housed on the roof. Steven Rowland, Chairman stated this has progressed quite a ways and you have really reacted to the neighbors concerns and the Commission’s concerns. We appreciate the photometric studies and that has helped quite a bit. Leslie Mechem stated looking at the materials was helpful. Tamie Ehinger, Vice Chairman stated she loves the building it is an amazing addition to our town. I am very impressed. Chris Bennett questioned how the cedar will be fastened. Mr. Boucher explained the installation of the cedar for the Commission. Richard Martin questioned the roofing, sidewalks, meter banks, trash removal and signage. Mr. Boucher explained the green roof system which is proposed as well as managing the storm water. The sidewalks will be heated in the front of the building. Meters will be placed on the outside. There is a utility room which houses electric meters. There will be a trash room as well on the south elevation with hidden doors. Inside the building trash chutes will be used. A logo type signage will be installed on the front of the building. Barbara Peters, lives across the street. Mrs. Peters spoke concerning the garage exit door from the building and the alarm which will be chirping every time the door goes up. Mr. Boucher explained the system proposed. Richard Martin made a motion in the matter of the Henry Street Condos, 128 Henry Street, that the application be approved as submitted or shown on the submitted 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 DiCarlo, in favor; Chris Bennett, in favor; Richard Martin, in favor; Leslie Mechem, in favor MOTION PASSES: 6-0 APPROVAL OF MEETING MINUTES: Approval of meeting minutes was deferred to the next Design Review Commission scheduled for October 4, 2017. UPCOMING WORKSHOPS/MEETINGS: City of Saratoga Springs – Design Review Commission Minutes – September 20, 2017 - Page 7 of 8 Design Review Caravan, Monday, September 18, 2017 at 5:00 P.M. Design Review Meeting, Wednesday, September 20, 2017 at 7:00 P.M. MOTION TO ADJOURN: There being no further business to discuss Steven Rowland, Chairman adjourned the meeting at 9:02 P.M. Respectfully submitted, Diane M. Buzanowski Recording Secretary APPROVED 10/4/17 City of Saratoga Springs – Design Review Commission Minutes – September 20, 2017 - Page 8 of 8