Design Review Board

DESIGN REVIEW BOARD MINUTES (FINAL) WEDNESDAY, NOVEMBER 1, 2023 6:00 P.M. CITY COUNCIL ROOM CALL TO ORDER: Tamie Ehinger, Chair, called the meeting to order at 6:05 P.M. PRESENT: Tamie Ehinger, Chair; Rob DuBoff, Vice Chair; Chris Bennett, Ellen Sheehan, Tad Roemer, Jeff Gritsavage ABSENT: , Karen Cavotta (Alternate) LATE ARRIVAL: Leslie DiCarlo arrived at 6:28 p.m. STAFF: Amanda Tucker, Senior Planner, City of Saratoga Springs A. APPROVAL OF MEETING MINUTES: Tamie Ehinger, Chair made a motion to approve the minutes of 10/4/23, 10/18/23, seconded by Rob DuBoff. VOTE: 6-0 MOTION PASSES: All in favor B. POSSIBLE CONSENT AGENDA ITEMS: NOTE: The intent of a consent agenda is to identify any application that is “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. #20230893, 351 Broadway, Starbucks Window & Door glass replacement within the Urban Core/T-6 District. 2. #20230858, 70 Railroad Grit & Grace Signage. Architectural Review of a new wall sign within the Urban Core/T-6 District. 3. 20230859, 490 Broadway. Saratoga Outdoors. Historic Review of awning replacement within the Urban Core/T-6 District Tamie Ehinger, Chair, asked if anyone on the Board had any questions, comments or concerns on the consent agenda item. None heard. Tamie Ehinger, Chair, asked if there were any questions or comments from the audience regarding these applications. None heard. Tamie Ehinger, Chair, made a motion to approve the following applications: 1. 351 Broadway, Starbucks Window & Door replacement. 2. 70 Railroad Place Grit & Grace Signage. 3. 490 Broadway Saratoga Outdoors Awning. The motion was seconded by Ellen Sheehan. Being no further discussion, these applications were approved as submitted. All in favor. Vote 6-0. C. DRB APPLICATIONS UNDER CONSIDERATION: 1. #20230857 – Kilwins Awning 420 Broadway, Historic Review of an awning replacement within Urban Core/T-6 District. Tamie Ehinger, Chair asked if anyone in the audience was there to represent the applicant. Amanda Tucker, Planner said that the applicant was traveling and asked if the DRB could discuss and express any concerns with Amanda who will relay that information to the applicant. Tamie said the application was originally on the consent agenda, but she removed it because of a concern and wanted feedback from the rest of the board. Amanda showed a mock-up of the proposed awning. Tamie Ehinger said signage on awnings is only allowed on one side of the façade with the intent to avoid clutter and keep it cleaner looking. The retailer has a design pattern on all facades, including the top. Following a discussion, the DRB agreed to ask the applicant to remove the filigree on the awning and have the wording on the front façade only. Tad Roemer made a motion to approve the application with the following conditions: Remove filigree pattern on top, sides and front and print only text on front center of awning. The motion was seconded by Ellen Sheehan. There being no further discussion, the motion was carried unanimously. Vote 6-0 2. #20230750 – 324 Lake Ave. Exterior modifications. Architectural Review of exterior modifications including, roof, siding, and select replacement and modification of roof gable for an existing single-family structure within the Urban Residential-1 District. Presenter for the project – Brian Brissette for the applicants Patty and Chris Hayes. Brian said in attempting to clean up the vestibule area they discovered other areas that needed addressing. They need to shore up a footing under the vestibule and add a dormer (existing bedroom), clean up the roof lines by adding overhangs (currently flush with the house) to keep water from running down the side of the house. Brian said there are various types of siding on the house which they would like to replace with cement board to match what is on the front bedroom exterior. They are proposing to replace the roof and shingles. They would replace four builder-vinyl windows on the front of the house with something better quality. They are proposing to replace the wooden windows in the vestibule area that are not operable. Tamie Ehinger asked what the current siding consists of. Brian said the front of the house is wood, the west side is a T-111/board & batten, the back side is a wood combination. He said the front of the house was redone after some water issues with hardy board wood siding. They will only replace the windows on the front with Andersen 400 clad windows. Brian said the rest of the windows had been replaced and weren’t in bad shape. They will reflash and seal them when they do the new siding. City of Saratoga Springs – Design Review Board Minutes – November 1, 2023 - Page 2 of 10 Tamie Ehinger noted that this location is way out at the edge of the Architectural Review District, it’s not on a state or national review district and not a contributing structure, lending to some leeway for the DRB. Tammy said she doesn’t see anything inappropriate with the changes to the roof gables. Replacing the windows for consistency is appropriate. Tamie said she has no concerns about the applicant using hardy board considering the hodge podge of materials currently on the house. Ellen Sheehan agreed with Tamie and added that the house also sits back far from the street. Jeff Gritsavage mentioned that the 6 over 6 between glass light dividers look fake. He said he would prefer one over one. If he had to have the light dividers, then he suggested maybe just the top sash. Chris Bennett agreed with Jeff about the light dividers and asked if they would be on the faces or in the glass. Brian Palmateer, for the applicant, said the light dividers are just in the glass. It was agreed by the DRB and applicant that the windows would have one over one light divider. Jeff Gritsavage made a motion to approve 324 Lake Ave. exterior modifications with the following conditions: 1. Use one over one double hung pattern for the windows rather than the 6 over 6 proposed. The motion was seconded by Chris Bennett. Being no further discussion, this application was approved. All in favor. Vote 6-0. 3. 20230870, 11 Spring St., Spring by The Bottle Signage. Historic Review of a new wall sign within the Neighborhood Center/T-5 District. Adam Wakulenko, Adirondack Sign Company presented for the applicant. They are proposing to upgrade the current signage at that location. Adam displayed a mock-up showing the proposed sign. They would paint the background burgundy with the logo sign in the middle. The sign has an aluminum face with a printed and laminated graphic. There are no dimensional aspects on the sign because of where it’s located (at the bottom, under the window, close to the ground). Tamie Ehinger said initially she wondered why anyone would place a sign that low to the ground and realized that’s where the existing sign that they’re replacing is located. In comparing the new logo and background colors with the existing sign, Tamie feels the existing sign reads better. The background is painted the same color as the surround making it read better, look more elegant and is much more consistent with the character of the street. Tamie said she would like them to come up with a different color for the background and surround. There was discussion about lining up the lettering on the window (Fine Wines and Spirits, proposed at the top) above the sign, move it down more, to fit in with the downward slope of the street and the lettering on buildings before (higher) and after (lower). Ellen Sheehan agreed with Tamie that the “Fine wines and Spirits” should be lowered. Ellen likes the burgundy background is fine. Ellen asked if they would be adding any signage to the door on the right, so patrons know where to enter. Adam said yes but they haven’t decided that yet. They will clean it up and make it look nicer. Adam said they can’t place their name on the awning because there are several retailers in the same building. Rob DuBoff said retailers should be able to have their signage on the awning at the entrance to their facility. Rob said he felt the burgundy color was too garish in his opinion. He likes the logo and the concept of putting the sign in the same space. City of Saratoga Springs – Design Review Board Minutes – November 1, 2023 - Page 3 of 10 Tad Roemer had no objection to the burgundy color. He agrees with lowering the lettering above. Jeff Gritsavage is fine with burgundy. Jeff mentioned that moving the lettering above would put it right in the middle of the glass. Chris Bennett has no problem with the sign as presented but agreed that identifying your business entrance is important. The awning or door should have signage for the business. Leslie DiCarlo agreed that the sign was too much red color. She said the sign is lovely, it just needs a more neutral background to be more prominent. Tamie Ehinger said there were 3 board members who don’t like the red and 4 who were okay with it. Tamie asked Adam if the applicant would be willing to change the background color to something more neutral to satisfy everyone. Adam said this has been discussed with the applicant and he knows they would prefer to leave it as is. He said if the board will approve it, that’s their preference. Following a discussion about moving the “Wine and Spirits” lettering, it was decided that the current location was fine. The board ended 3 in favor and 4 against the burgundy background. Rob DeBoff made a motion to approve with the following condition: The background of the sign should be changed to match the trim color. Amanda Tucker reminded the Board that Adam is showing the window graphically blacked out but that is not part of the approval. The motion was seconded by Leslie DiCarlo. All in favor. Vote 7-0. 4. #20230050, 126 West Ave. New mixed-use construction. Architectural review of a new mixed-use structure within the Urban Neighborhood/T-4 District. Tamie Ehinger the applicant was provided feedback at the last DRB meeting and is presenting those changes. Joe Hems, Engles & Assoc. representing the applicant. Also presenting is Matt Sickles, Architect. Matt Sickles said there were no changes on the commercial side of the building. On the residential side, the four town homes that carry around to Grand Ave. The DRB commented that the residential side looked too commercial, so they decreased the size of the windows and the towers for each unit. They also removed the large format glass in each of the porch areas. Matt displayed a 3D perspective showing the changes. They removed the large panel glass (which mimicked what was above it before) and added two single windows in that area to ground it and give it more of a residential feel when you walk up to the porch area. They removed the glass in the two center areas and added a canopy to make it look like an entrance. The rear did not change. Matt showed a slide of the Grand Ave. perspective with the window changes. The West Ave. commercial side of the building has no changes. They kept the same material pattern throughout. Tamie Ehinger praised the Architect for working hard to address the issues of the DRB. It’s a difficult lot to work with. She said what the applicant presented today was much more City of Saratoga Springs – Design Review Board Minutes – November 1, 2023 - Page 4 of 10 appropriate for a residential program. Tamie said there was much better entrance identification, and they did a really good job at listening to the feedback provided by the DRB. Tamie talked about the material choices and is interested to hear comments from other board members. Chris Bennett said his biggest concern is the longevity of the materials used to build. He asked what the soffit material would be. Matt said most likely it would be an aluminum brake metal wrap. Matt said they’re open to discussion with the DRB regarding materials used. Rob DuBoff agreed with Chris about the materials they are proposing. The board will need details like what type of mortar is being used with the white brick and the soffit material application. Aluminum windows? Matt said Pella and ProVia will be used for the windows. How will the cement board panels be fitted? Matt said they will be sized appropriately and fastened from behind. Rob mentioned that cement board panels don’t hold up, especially on the lower level where bikes, etc. can run into it and crack the material. Rob finds the cement board is an inappropriate material. Chris Bennett reiterated that the cement board, especially dark colors with southern exposure, does not weather well and installation is key. Matt said the representative for the cement board is willing to come out and make sure that the product is being installed properly. Leslie DiCarlo agreed with Rob and Chris about the cement board material. Leslie clarified that the back portion of the residential and commercial are sided with the same material. Matt said, yes, it’s just shadowed behind the commercial for the drawing. Leslie asked about the slope of the commercial wing roof. Matt said it is a flat roof, the perspective makes it look sloped. Leslie asked about the banding across the façade on the left of the building. Matt said that shows the floor level in the space. He said it will be a darker color AZEK trim. Leslie asked if that could be continued to the right side of the building façade. Matt said it got tricky due to the change in elevation, but they could put something there. Matt said there is a soldier course that runs vertically over the balcony in that area. Leslie said it seems like they need to have it or not on the same façade. Jeff Gritsavage thinks the applicant has successfully brought the project forward, especially considering some critical constraints they’ve had to deal with. Tad Roemer said he still struggles with the project on the site. Tad mentioned another project by the architect on Excelsior Ave. that doesn’t look so great so he’s anxious to see the details for the building materials for this project. Rob DuBoff asked Matt to explain the windows they will be installing. Matt said they’re made to look like a storefront window. They’re aluminum with special latches on the bottom to open and close. Matt will provide more information after working with the Pella representative. Chris Bennett asked what the material is for the balconies. Matt said they haven’t gotten to that point yet, but there will be a finish, they won’t be exposed. Chris asked about the frame detail. Matt said there are special bead board soffits that go underneath that will drain to a gutter. Tamie Ehinger, Chair summarized by saying that the applicant should be looking at the following details to bring back in front of the DRB:  Mortar color  Rethinking the cement board panels (wear & tear and installation)  Cornice areas and soffit materials City of Saratoga Springs – Design Review Board Minutes – November 1, 2023 - Page 5 of 10   Store fronts  Underside of balcony decks  Penetrations  Venting – dryer vents  Mechanicals – location – roof, etc. & screening materials for those  Gas meters  Garbage/dumpsters  Planter/porch boxed out area – materials being used.  The divider material Tamie said except for Tad Roemer who struggles with the project in general, most of the board members are comfortable with where the applicant is right now in terms of mass/scale proportion. Tamie suggested that the board move forward with a mass and scale approval to move the application along. The applicant should then return to the DRB with the above details as they come to fruition. Tad Roemer added that he would like to see the tiebacks tied into the building and have something to do with the lines that are near them. The railings look like they could be ornate, and Tad said they should keep it consistent with their design aesthetic. The applicant should consider the overhang in the tall commercial area, less overhang and run it straight. Tamie Ehinger, Chair asked if there was any public comment. Ellen Sheehan made a motion to approve mass and scale only as submitted. Applicant will return with details and cut sheets. The motion was seconded by Chris Bennett. Vote: T. Ehinger – yes, C. Bennett - yes, L. DiCarlo – yes, R. DuBoff – yes, J.Gritsavage – yes, E. Sheehan – yes, T. Roemer – no. Motion carried 6-1 5. #20230532 – 395 Broadway Two Story Addition. Historic Review of a two-story addition to an existing commercial structure within the Urban Core/T-6 District. Brett Balzer, Balzer & Tuck Architecture, Shawn Corp presenting for the applicant. Brett said they received mass and scale approval from the DRB approximately 6 weeks ago. They’ve been working to present what they hope is their final application for review and approval. Brett said they were in front of the Planning Board recently for sketch plan review and they were very well received. Brett said they will have to return to the PB for a few items with respect to the awnings on Broadway and the removal of a tree. Brett displayed the sketch plan to talk about some minor changes that don’t affect the building:  Ornamental iron fence that surrounds the parking lot  Plantings along division street  Retractable gate  Public amenity space along the front – pull up on Broadway, come up a set of stairs, right and left there will be benches, surrounded by landscape, raised plaza area that slopes down about 18”.  Roof – mechanical enclosure, VRF unit penned in by a 7’ high enclosure with a glass railing that’s set inboard from the exterior wall in the terrace area. Brett continued by displaying renderings of the elevations and pointed out that there are minimum materials going into the proposed structure. There will be a steel window and door by Hopes and City of Saratoga Springs – Design Review Board Minutes – November 1, 2023 - Page 6 of 10 a terra cotta panel by Boston Valley Terra Cotta. Brett said there are some ornamental awnings they can share as well. They are proposing four terra cotta panels – along the cornice (akin to a parapet) that tops off the building. What you will see is a ramped pressed panel – a process by which Boston Valley presses into the clay and creates whatever relief is on the underside of that press. This gives the applicant the ability to do some ornamentation up at the parapet. The existing metal coping on the roof folds over about two inches and is unattractive and not good at waterproofing. Brett said they’re proposing to pull back the metal coping and cap off the existing Border’s building with a terra cotta coping. Brett said they are looking at ornamental iron railings (has a cut sheet. Working with a local blacksmith, Joe Holly, artisan out of Fort Edward) for the ornamental railings and the awnings. Brett showed three renderings they created that are more photo realistic to show how the materials play off one another. Brett said that Amanda Tucker reached out and asked that they return with more detail about the awnings. Brett broke out each of the awnings into a separate sheet with a detailed plan with an elevation section. The retail awning (simpler) comes out 5’ and the Prime Group Holdings main entrance comes out 7’ to give some prominence to the front door. The employee entrance and shipping area will have similar but simpler awnings, so they are not confused with the front entrance. Brett talked about and displayed some of the proposed materials:  Boston Valley Terra Cotta – extruded panel, no molds or extrusions pre-made, everything is custom made. The lead time is 32 weeks from the time the shop drawings are approved to the product being on site. Brett said they’re looking for some flexibility from the DRB during this process. It’s a very unusual product and a great product. There’s a 6-week shop drawing process, from that approval they sign off and it’s 32 weeks.  Displayed some terra cotta textures.  Ramped pressed panels with ornamental relief (basketweave detail).  Color - Sherwin Williams rock bottom, slate grey with a hint of green.  Fluted panel (pilasters)  Cut through existing parapet with a pedestal paver, 42” above a new terra cotta coping.  Cresting detail on top of the terra cotta – line of ornamentation to relate back to the iron rails.  Can choose the level of ornamentation with railings because they are custom made with artisan.  Proposing a top brass rail that would color over time.  Roof level – aluminum frame shoe that captures the glass and allows for a frameless glass system – completely transparent and completely safe.  Using Hopes for all windows and doors and panels. Hopes build the frames and ship them to the site, where they’re glazed (Architectural Glass & Mirror, Schenectady). This is a 36-week process. Simulated divided light system in the windows.  Custom steel panel – two-story bay windows on Division and Broadway. Will be an ornamental iron panel that will be put into the steel window system between floors 3 and 4 at the bay window.  Mechanical screen enclosure on the roof – perforated metal screen by ATAS in a grey color. Offers some transparency to allow air to filter through – a scrim or veil, not a solid panel wall. Brett displayed exterior lighting diagrams. They work with an architectural lighting designer out of Oakland, CA – Nelson Reeds who also helped design the Woodlawn Club project – Church that’s been before the DRB. The idea is to light up the base of the building without polluting Broadway and Division St. with light. City of Saratoga Springs – Design Review Board Minutes – November 1, 2023 - Page 7 of 10   They will be using very small LED up-lit lighting fixtures that will push light up into the arches and stop there.  The 3rd and 4th floor balconies and terraces - rectilinear box fixture that sits against the wall and pulls the light downward to where it’s needed.  They propose small up-lit LED lights where the pilasters sit back behind the brick wall.  Broadway side awnings – fixture cut – 2” LED light bulb that runs around the inside of the awning to give it a glow.  Remains Lighting, Brooklyn, NY – make custom ornamental iron fixtures that would be on both sides of Prime Group Holdings main entrance awning only.  All the lighting is 2700 kelvin. Warm, white light meant for outdoor architectural lighting.  Proposing a 4’ (in submittal was 5’) ornamental iron fence around the parking lot on Division St. and the alley. Meant to keep cars out, not people, so it could even be 3’.  Retractable gate at the parking lot that opens with a key fob. Tamie Ehinger made the following comments:  The lighting pattern is unique. Like the soft glow in the arches.  Too much ornamentation – basket weave on parapet, paneling next to the bay windows, etc., compared with the simplicity of the first two floors. Not enough cohesiveness between the addition and existing structure. Need something to bring it together.  Step backs – look hodge podge.  The awnings look great. Chris Bennett said the applicant has checked all the boxes. The applicant is working with some spectacular artisans. He thinks it’s a great project - two different things going on in the same building is not unusual as far as architecture goes. Spectacular project! Rob DeBoff said the materials are fabulous. He’s familiar with most of the companies mentioned and their products are great. Agrees with Tamie that there is a lack of cohesion which can be accomplished through architecture or color. He suggested either bringing the brick up or adding a terra cotta color on the addition that matches the brick. The arch windows at the top mirror the arches below but they now need to add color. Rob asked for clarification of some of the detailing:  Cornice – things coming together that don’t make sense. Brett – at the window head there’s an extruded terra cotta panel (crown) splays out and the parapet sits on that for 80% of the fourth floor. The remaining 20% are the two pieces that project up past it. Rob said from a design standpoint he’s not sure how that’s going to play out. The architects should take a closer look at the design in that area and make things work together. Rob said he likes everything else – awnings, lighting, materials. The design is appropriate, and he thinks it’s going to be successful. They just need to work out the details. Leslie DiCarlo agreed the materials and craftmanship are very impressive. She also agreed with Tamie and Rob that the top two floors need to be pulled together with the bottom floors. She said the color from the top two floors is reflected in the banding that goes around between the two sets of windows on the first/second floor and suggested that some of the details from the upper two floors be brought down to that banding. Jeff Gritsavage said, “this is a fastidiously, architecturally stylized building in the center of town…a building that Saratoga deserves”. Jeff noted that it is a modern building. He acknowledged what Rob said about the cornice but noted that it does continue like shoulders on the two sides of the bays. Jeff feels the building is extremely attractive. City of Saratoga Springs – Design Review Board Minutes – November 1, 2023 - Page 8 of 10 Tad Roemer said the renderings are gorgeous and thanked Brett for the great presentation. He said it’s a tough challenge to put two stories on two stories. He agreed with Rob about the cornice area detail and the highly detailed bays. He said maybe remove the arch top on the bay windows. Tad asked about how they would drain the canopies. Brett said it would be internally collected in a liter that will be inside the brick pier. Tad asked how the windows were put together. Brett said Hopes will ship the steel frame - the mutton assembly and simulated divided light happen at Architectural Glass and Mirror. Ellen Sheehan asked what material they would be using at the front door and landing. Brett said the sidewalk slopes down from the front of the building to the south and toward Broadway. They will be creating a 5’ wide level walkway alongside the building for entry to Prime Group and retail. Walking south on Broadway from the building there will be an 18” granite wall/cap, which could provide seating and granite steps going down. Brett said there’s a 5’ swath/landing under the building that would be granite and then become concrete sidewalk. Ellen noted that the awnings and the cast stone copings at the parapets have something like pigeon spikes and asked what those would look like. Brett displayed the cut sheet – 8” high, set in the middle of the wall and drilled and grouted in the top of the terra cotta. It’s used to discourage people from sitting on the wall and a line or ornamentation. Ellen asked about the “Remains” lighting at the front door. Brett displayed the cut sheet. Shawn further described it but was not at the mic. Ellen asked if the grey in the terra cotta and windows and doors would match. Brett said both Hopes and Boston Valley can do that same color (Rock Bottom – Sherwin Williams). They will appear different because the color will be on different materials. Ellen asked if any of the portions of the terra cotta would be flat. Brett said if it’s not noted as ridged finish it would be flat. The paint has a matte finish with some sheen. Ellen asked if on the front façade between the third and fourth floor, the spandrel, would be terra cotta or iron work. Brett said it’s ornamental iron work – a metal panel that gets inserted into the Hopes window system as part of the panel. Ellen noted that iron rusts and will need to be maintained. Brett said the owner is aware of that and will have a maintenance program in place. Ellen noted that between the iron work and the terra cotta basketweave there’s a lot of ornamentation – too much. She would like to see that cleaned up and simplified. Tamie Ehinger, Chair opened it up for public comment. Samantha Bosshart, Saratoga Springs Preservation Foundation said the foundation is pleased with the quality of the materials. They still have concerns about the step backs, asymmetry, the complex, there’s nothing like it on Broadway. The building doesn’t relate to any other building along Broadway. The level of ornamentation on the addition – pilasters, metal panels, cornice, brackets on the canopy, light fixtures, etc. and to not know what the specific designs will be and how they related to one another is critical. Samantha said it’s important that the DRB understand how all the decorative elements on the building are going to work together. She said overall the Preservation feels that the over ornamentation on the addition and the simpleness of the first two floors don’t relate. Not an historic building so it doesn’t need to make a statement of its time. They like the metal canopies, but the decorative brackets don’t relate to the existing building or even the top of the building. Samantha said the Foundation rarely comments on color, but 50% of the building is one color and 50% another. She said they feel the color is very heavy looking on top and accentuates the mass and scale of the addition on the existing simple building. Samantha said she doesn’t fully understand the grade of the sidewalk as it goes down the street. The sidewalks on Broadway have always had a very wide appearance and they want to make sure that element doesn’t get broken up visually at this location. City of Saratoga Springs – Design Review Board Minutes – November 1, 2023 - Page 9 of 10 Tamie Ehinger noted that there’s currently a hedge line along Division St. that does a good job at screening and asked Brett if the fencing would go behind the hedges. Brett replied that it would, on the parking lot side. Brett said the hedges will be replanted because they are putting radiant heating in the sidewalks. Tamie Ehinger, Chair summarized where the applicant stands with the DRB:  Excessive ornamentation – majority of the DRB  Concerns about continuity between the new and existing – suggestions to incorporate color, bring some orientation down to the lower levels.  Cornice – excessive ornamentation, dial it back, simplify. Tie it together.  Look at bays in proportion to parapet. UPCOMING MEETINGS: Caravan – 4:00 PM, November 8, 2023 Meeting November 15, 2023 – joint meeting with Planning Board, Treehouse Brewery. MOTION TO ADJOURN: The motion to Adjourn was made by Tamie Ehringer and seconded by Jeff Gritsavage. ALL IN FAVOR There being no further business to discuss the meeting was adjourned at 8:45 P.M. Respectfully submitted, Donna Gizzi Recording Secretary APPROVED 1/10/2024 City of Saratoga Springs – Design Review Board Minutes – November 1, 2023 - Page 10 of 10