Design Review Board

DESIGN REVIEW COMMISSION MINUTES (FINAL) WEDNESDAY, NOVEMBER 1, 2017 7:00 P.M. CITY COUNCIL ROOM PRESENT: Steven Rowland, Chairman; Tamie Ehinger, Vice Chairman; Chris Bennett; Leslie DiCarlo; Richard Martin; Leslie Mechem ABSENT: Cynthia Corbett STAFF: Susan Barden, Senior Planner, Planning and Economic Development, City of Saratoga Springs CALL TO ORDER: Steven Rowland, Chairman called the meeting to order at 7:00 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. APPROVAL OF MEETING MINUTES: Leslie Mechem made a motion to approve the minutes of the October 4, 2017 Design Review Commission with a minor correction. Tamie Ehinger, Vice Chairman seconded the motion. VOTE: Steven Rowland, Chairman, in favor; Tamie Ehinger, Vice Chairman, in favor; Leslie DiCarlo, abstained; Chris Bennett, in favor; Richard Martin, abstained; Leslie Mechem, in favor MOTION PASSES: 4-0-2 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. 2017.111 FIRST BAPTIST CHURCH SIGNAGE, 45 Washington Street, Architectural Review of wall signage within the Transect-6 Urban Core District. 2. 2017.112 TERRA NOVA CHURCH SIGNAGE, 45 Washington Street, Architectural Review of wall signage within the Transect-6 Urban Core District. 3. 2015.099.1 TURE RESIDENCE MODIFICATIONS, 127 Gilbert Road, Architectural Review of exterior modifications, previously approved, within the Rural Residential District. 4. 2017.107 WESLEY TELECOMMUNICATIONS ANTENNAS, 131 Lawrence Street, Architectural Review of rooftop telecommunications installations within the Wesley Planned Unit Development District. Steven Rowland, Chairman asked if anyone on the Commission had any questions or comments. 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 - 4, 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 C. DRC APPLICATIONS UNDER CONSIDERATION: 5. 2017.110 MANEY MULTI-FAMILY TOWNHOUSES, 38 Marvin Alley & 18 Cherry Street, Advisory Opinion to Planning Board on proposed demolition of existing 4-unit home at 18 Cherry Street and construction of 8 townhouses within the Urban Residential-4 District. Agent: Jon Lapper, Attorney, Ben Nassivera, Project Architect, Jeff Anthony, Landscape Architect Mr. Lapper provided a history of the project noting they began this project in the spring and it looked very different. We appeared before the ZBA asking for a density variance to do 14 units in condo style buildings. A five story building and a four story building. They were concerned about the size and density. We then went to the Planning Board for several meetings. We have dramatically changed the project to what the Board wanted. A visual presentation of the site plan was provided to the Commission. One three unit building on Cherry Street, one three unit building on Marvin Alley and a two unit building on Marvin Alley. The Board requested the applicant look at townhouse designs. We dropped the number down to 8 units. The Planning Board also requested the applicant look at parking on Marvin Alley. We have eliminated that and the buildings now look onto Marvin Alley and all of the traffic will use Cherry Street. There is a partial loft area on the back and rooftop gardens and green areas. Full sidewalks and street trees were also added. We have addressed the pedestrian issue as well. Mr. Anthony reviewed the site plan for the Commission providing a visual presentation. All the buildings are serviced with the courtyards in the rear of the buildings. Parking was reviewed providing two spaces for each unit and two parking spaces outdoors. One entrance off Cherry Street. The traffic circulation route was provided to the Commission. The original concept of the buildings was provided to the Commission as well. Mr. Anthony provided a visual of the project within the concept of the neighborhood with the new submission that all front doors are facing a street. Mr.Naciverra, HCP Architects, stated we have progressed the design of the project. What you are looking at is drastically different from what was originally proposed. In reaction to density, mass and scale we also propose 3 townhouse units on Cherry Street and 3 townhouse units on Marvin Alley and another cluster of 2 on Marvin Alley. All the entrances are off Cherry Street. The buildings’ features reflect that of a historic home. We are paying respect to some of the Franklin Square apartments, the architecture as well as the windows and their proportions, the building’s roof gardens and other green features. Review of all elevations was provided as well as samples of the proposed materials. Mr. Naciverra reviewed sample interior floor plans which are flexible to the individual owners. The third level of townhouses will have roof terraces. Steven Rowland, Chairman stated this is before the Commission this evening for an Advisory Opinion only. It will not return before the Commission. City of Saratoga Springs – Design Review Commission Minutes – November 1, 2017 - Page 2 of 8 Susan Barden, Senior Planner, City of Saratoga Springs provided the following requested information from the Planning Board for consideration in the Advisory Opinion. 1. Mass and scale of proposed building, and within the context of the existing surrounding neighborhood including Its proximity to Franklin Square (National Register Historic District). The project is directly across from the historic district boundary on Marvin Alley. 2. Marvin Alley as a historic alley is especially of interest in regards to the architecture and layout of the proposed structures. Proposed townhomes and appropriateness along this stretch of Marvin Alley which currently features the “back” of varied structures. Guidance regarding any potential revisions or alternatives that could be considered, including the possibility for different designs for the Marvin and Cherry Street frontages. For example, carriage houses have been suggested for consideration along Marvin as well as front porches on Cherry and/or Marvin. 3. As Marvin Alley is a narrow width of pavement without perceived opportunity for widening along this section, additional traffic onto the alley has been noted of potential concern. Design alternatives featuring vehicular access or not from Marvin Alley would be appreciated. 4. Gate and fence enclosure is proposed surrounding the project, it is noted that this varies from typical projects within the City and efforts for neighborhood continuity. Steven Rowland, Chairman asked if there were any questions or comments from the Commission. Tamie Ehinger, Vice Chairman stated her concerns are the architectural appropriateness of the project. How do these structures relate to the neighboring structures specifically with regard to the street orientation? In looking at photographs and seeing garage, garage, garage, your choice of having the front entrances on Marvin Alley is the first thing that jumps out at me. I like the design; I question if it’s appropriate. Leslie Mechem stated if the buildings were reoriented so that they didn’t face onto Marvin Alley would they be in a central courtyard type area. Mr. Lapper stated if they did not face Marvin Alley they would then face Allerdice. The Planning Board did not want the garages on Marvin Alley. Steven Rowland, Chairman stated he is also struggling with the mass and scale. The photographs we were looking at were considerably smaller scale buildings to these. The first impression I have in looking at these designs is that it is a very urban design versus the more pedestrian scale design of many of the buildings that surround this. The single family residences some of which are probably apartments and rental units. They are much smaller in scale in terms of building mass and also the building materials. I find the brick adds to the mass and scale and makes it look even heavier. The materials shown in the examples are of a much smaller scale, there is a lot of siding, and smaller scale materials. The 3 story building, portions of yours are 4 stories, so I find it hard to believe you are only going to be 3 or 4 feet taller than those. Most of the buildings around this have sloped roofs and dormers and things like that which also have a smaller scale to them and contribute to a smaller looking scale. The front roofs and terraces have a much more urban feel. We are only a couple of blocks from the urban buildings. The transition is quick once you cross Franklin Square. Franklin Square is a significant historic district in the city perhaps one of the most historic districts in the city and is now being surrounded by bigger and bigger buildings which to me are incongruent with what should be happening over there. I have less of a problem with the buildings facing Marvin Alley. I think it would be somewhat problematic if all those were garages if they came out onto the street. The thing that worries me the most is the precedent it is setting for all other projects. Chris Bennett stated it is not uncommon to see the orientation of a townhouse facing an alley. He does feel, however that the massing is too big. City of Saratoga Springs – Design Review Commission Minutes – November 1, 2017 - Page 3 of 8 Tamie Ehinger, Vice Chairman stated she likes the townhomes. I like the variation. I think different types of structures in the city are good. My concern with it here you are really kind of locked in and that makes them stand out. I am not sure that this is appropriate here. Discussion ensued among the Board concerning the siting of the buildings and the design. Steven Rowland, Chairman stated the height is an issue. It is much more urban in style and is in stark contrast to what is going on around it. It seems like there is too much being forced onto this property site. One less building or one less story perhaps. Steven Rowland, Chairman asked if there was any further questions or comments from the Commission. None heard. PUBLIC COMMENT: Steven Rowland, Chairman asked if there was anyone in the audience who wished to comment on this application. Samantha Bosshart, Executive Director, Saratoga Springs Preservation Foundation stated Marvin Alley is the oldest historic alley in the city. It has all garages. The site plan says they are 3 story buildings but they are 4 story buildings are a concern. Introducing sidewalks to nowhere is not appropriate in this alley and in keeping with the historic alley. You are changing the context by having row houses front this alley. She is struggling with this oldest neighborhood listed on the historic register. She encouraged the applicant to think about the height being 4 stories with garages, and sidewalks which lead to nothing else. I feel strongly that the garage entrances remain at the rear of the building. The alley is to serve the rear of the buildings. The design and architecture do not fit with the surrounding area. I encourage you to review the height of the four story buildings and think about the garages and sidewalks that lead to nothing and how that changes this alley. Mr. Lapper stated the client is very flexible. Steven Rowland, Chairman stated if it was his decision he would probably issue an Unfavorable Advisory Opinion based on the scale of the project and the homes facing on Marvin Alley. Some of the Commission members are struggling with this facing on the alley. Part of me says we should table this have some conversation with the Planning Board on how do we mitigate this to some degree. I can see garages on the alley side of this with rooftop terraces on top of them with the buildings stepped back from the street. Maybe not four stories but two or three stepped back from the alley. This is an architectural challenge. I recognize that. Do you want us to meet with the Planning Board and try to come up with some common ground here so that the applicant is not going back and forth between the Boards. Or would you rather have us issue an opinion tonight. Mr. Lapper stated the applicant would like to go back, take into account the suggestions received by this Commission this evening and return before you to see if you feel comfortable with the changes. Steven Rowland, Chairman stated so we will table this application for this evening. Susan Barden, Senior Planner, City of Saratoga Springs stated it makes sense to have the applicant go back and take into account what the Commission has stated and return before this Commission. 6. 2016.056 RIP VAN DAM HOTEL EXPANSION, 353 Broadway, Historic Review of expansion/ new construction of an existing structure within the Transect-6 Urban Core District. Applicant: Saratoga Springs Partners, LLC Agents: Mark Chauvin, Attorney; Javier Megroni, Architect, DLW Architects; Tony Stellato, CHA; Tony Stellato, CHA; Sonny Bonacio, Bonacio Construction City of Saratoga Springs – Design Review Commission Minutes – November 1, 2017 - Page 4 of 8 Mr. Megroni, Architect provided a visual presentation of the project. This is the same presentation which was made to the Planning Board last week. He began his presentation with a visual of the site. His challenge was to modify and improve it and accommodate the applicant’s needs. We kept the building at six stories. The whole concept was to minimize the impact on the main street, Broadway. A visual presentation of the proposal of the project was provided emphasizing the reduction in impact of the proposal. The floor plans were provided for the Boards review, noting that the character of the town was first and foremost in the design. We have pedestrian access, civic space and we have a lobby. The pool will be in the basement. The second floor will provide meeting rooms. Mr. Megroni provided some floor plans for the Boards review. Visual photographs from all elevations were provided. The use of the brick and staggering the reveal is how we articulate the side of the building and minimize the size of the building. Traffic studies have been completed, now with the redesign there will be less congestion and traffic. Steven Rowland, Chairman stated there have been many changes to the project from what we originally saw. I think the changes are headed in the right direction. The presentation that we have seen today certainly speaks to some of the concerns the Commission had. Steven Rowland, Chairman questioned if the building could be a floor shorter. We have spoke about that in that past concerning the Adelphi and we realize they are two separate projects but this will have a substantial impact on that area. These are both fairly imposing buildings height wise in that area. Perhaps stepping the building back would help. I am concerned about the mass of the building. The east facing side has been addressed and headed in the right direction. I think the efforts made to lighten that impact at the street level are headed in the right direction as well, it’s a big improvement. The Planning Board has concerns as do we with regard to the number of curb cuts which is still problematic. That intersection is one of the worst traffic intersections in the City of Saratoga Springs. All the activity which will happen with these hotels isn’t going to help that any. I am sure the Planning Board will be dealing with that. Matt Chauvin, Attorney for the applicant, stated they are very aware of the existing conditions on this street. We are not technically adding a curb cut. With regard to our consolidated deliveries with the Adelphi we are actually helping the condition. We are also improving the stormwater management conditions here which will aid in the flooding issues in this area. Several modifications which were made to this project including trash pickup which will no longer be handled on the street but will take place on site. Tony Stellato, CHA spoke regarding the curb cuts and their usage. Steven Rowland, Chairman stated he appreciates the pedestrian areas which really helps to lighten this area up at the street level. I can see some items being added in to help separate vehicle traffic from the pedestrian traffic. Tamie Ehinger, Vice Chairman stated she agrees this building does need to be a story shorter. This is a challenge, but this is way too tall. I appreciate all the effort expended at the street level. I like that the building is stepped back and in line with the historic building behind it. The same lighting effect at the street level and look at that on the top level. Glass and steel was previously used and I thought that worked and was a nice contrast. Chris Bennett spoke concerning the height of the building and the city’s regulations regarding building height limits in this area. Sonny Bonacio, Bonacio Construction, stated he was asked to join the team. Currently president of the HOA at the Lofts. The owners of the apartments at the Lofts concern were if the building was lowered these homeowners would have a view of all the mechanicals on the roof versus looking at architecture. This does have a big impact on adjacent properties and their view shed. Richard Martin stated he disagrees with taking a story off. He stated the building is grand and the buildings that used to occupy the street were much grander. I think what we have seen and how this has progressed, the relief and the proposed products it think it looks very appropriate and he likes the building. I do not agree with the glass. It is definitely going in the right direction. City of Saratoga Springs – Design Review Commission Minutes – November 1, 2017 - Page 5 of 8 Steven Rowland, Chairman stated he also feels it is headed in a different and better direction. The additional work on the details will also help. Javier Megroni, Architect spoke concerning additional work on the details of the building which as of yet have not been added. Sonny Bonacio, Bonacio Construction spoke about the applicant’s desire to take the suggestions and comments and go back and define the project as it moves back to the Planning Board. Steven Rowland, Chairman stated as we move forward we do need to see the other sides of the building. Everyone has been focusing on the two main facades. All the comments we have received and in the public comment portion of our meetings. These are all concerns which need to be addressed. PUBLIC COMMENT: Steven Rowland, Chairman asked if anyone in the audience wished to comment on this application. Samantha Bosshart, Executive Director Saratoga Springs Preservation Foundation stated she also agrees this is headed in the right direction. I am disappointed to see that the center portion is not going to be lower. I have concerns regarding the height. I recommend a balloon height study would be really helpful to everyone to fully understand the scale and mass of this building. The previous plan did have a lot of glass and that did make it seem to be more transparent. Maybe that could work with this building. I look forward to seeing what comes next. George Kirshee, stated that the top floor height is a concern. If the dormers came out may that would help to lessen the perception of the height of the building. Dr. Elizabeth Rosenburg, 70 Railroad Place. Wow. From the Planning meeting to this, this is a huge difference. The transition from the Adelphi, it looks like it has always been there. Those of us who reside at the Lofts we do have concerns regarding starring down at the mechanicals. We have invested a great deal of money in our units and looking at the Adelphi is much more pleasant in what we see. I am chair of the Franklin Square Development Committee. We have over 50 residential units. Many of the homeowners were concerned about the curb cuts and it looks like it has been addressed earlier. The Committee has concerns regarding the multiple projects on Washington Street and would like the Commission to consider the safety issues and concern regarding the construction equipment. Also mechanical views and noise is an issue from our homeowners. Ramara Jewett, thanked the Commission for having taken the time to look and review her letter which was submitted. Thanks to the architect for the efforts made on this project. She likes the coloring of the building and it not being red brick. She also questioned the height of the building. Dr. Elizabeth Rosenburg spoke concerning the height of the building. My question is how many rooms would you lose if you brought it down. Concerned the hotel will continue to be occupied. Steven Rowland, Chairman stated the project has changed and it is certainly headed in the right direction. This project is the only one where we have received so much communication either letter, or emails. We commend you for your work. Hopefully you have received good feedback this evening. 7. 2017.044 WEST AVENUE MIXED-USE DEVELOPMENT, West Avenue, Architectural Review of a new Mixed-use building within the Transect-5 Neighborhood Center District. Applicant: AB Acquisition Holdings Agent: George Olsen, Olsen Associates City of Saratoga Springs – Design Review Commission Minutes – November 1, 2017 - Page 6 of 8 Mr. Olsen stated they were before the Commission earlier for an Advisory Opinion to the Planning Board. The project has not changed since that presentation with the exception of some details on the elevations. A visual presentation of the proposed project providing the details on elevations was provided to the Board. This is a T shaped building. Public space will be in the center of the front façade. 36 units are proposed with parking to be provided under the building. A review of all elevations was provided for the Commission’s review. A pool is proposed on the third floor. On the fourth floor there is a terrace to be provided. Examples of proposed materials were also provided to the Commission for their review. The lower level is corrugated metal. Terraces are provided for each unit. We have custom colored Anderson windows. Steven Rowland, Chairman questioned the corrugated metal on the lower level and how the parking garage is vented. Mr. Olsen stated there will be fans on the rear of the building. Garage door in the rear of the building. Richard Martin questioned the penetrations on the building. Steven Rowland, Chairman questioned the dryer vents, kitchen hood vents, etc. Mr. Olsen stated there are very few penetrations on the building. All dryer vents are going up to a common chase. Each unit has its own furnace. It’s a split system with smaller units on the roof. Bathroom fans and washer and dryer are going to a common chase. No fireplaces. Chris Bennett questioned the underside of the decks and porches. Mr. Olsen stated that they will be framed in wood with a grey PVC slat. Steven Rowland, Chairman asked if there were any further questions or comments. Richard Martin questioned signage and lighting. Gas and electric meter locations. Mr. Olsen stated lighting will be at each terrace. There will be a light above each door. HVAC equipment will be screened from the street view. Meter banks will be either in the building or around the back of the building. Signage will be discussed at a later date. Steven Rowland, Chairman made a motion in the matter of the West Avenue Mixed Use Development, 106-120 West Avenue that the application be approved with the following conditions: the applicant will return with details of wall penetrations, balcony details, including the undersides of the balconies; lighting; signage approach; HVAC roof screening; garage venting, fans; cornice details. 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, opposed; Leslie Mechem, in favor MOTION PASSES: 5-1 Conversation ensued among the Board concerning some of the applications before the Commission this evening. UPCOMING WORKSHOPS/MEETINGS: Design Review Caravan, Monday, November 13, 2017 at 4:00 P.M. Design Review Meeting, Wednesday, November 15, 2017 at 7:00 P.M. City of Saratoga Springs – Design Review Commission Minutes – November 1, 2017 - Page 7 of 8 MOTION TO ADJOURN: There being no further business to discuss Steven Rowland, Chairman adjourned the meeting at 9:32 P.M. Respectfully submitted, Diane M. Buzanowski Recording Secretary APPROVED 1/3/18 City of Saratoga Springs – Design Review Commission Minutes – November 1, 2017 - Page 8 of 8