Historic Resource Commission

APPROVED 12/18/17 Schenectady Historic District Commission Meeting Minutes November 13, 2017 I. CALL TO ORDER Commissioner Wiles called the meeting to order at 7:05 PM. Vice Chair Wiles explained to the public that with four Commissioners present there were enough votes to have a quorum and to act on applications, and that because the Commission has seven members, a majority of the full Commission (four votes) is required to approve or deny a proposal regardless of how many Commissioners are present at the meeting. Thus, for an item to be approved at this meeting it would require all four Commissioners present to vote to approve. He noted that it is up to the applicants to decide if they would prefer to wait to present their proposal at a future meeting when more Commissioners might be present, and that they should be aware that such a choice is available to them. II. ROLL CALL PRESENT: Jackie Craven; David F. Lowry; Ben Wiles; Patricia Yager STAFF: Rima Shamieh, Assistant Planner; Ashlynn Savarese, Assistant Corporation Counsel; Jennifer Mills, Secretary ABSENT: Dr. Dean Bennett III. CONFLICT OF INTEREST None. IV. ADOPTION OF MEETING MINUTES Motion by Commissioner Craven, seconded by Commissioner Yager, to approve the October 16, 2017 Meeting Minutes as submitted. Motion carried unanimously. Motion by Commissioner Lowry, seconded by Commissioner Yager, to approve the November 2, 2017 Meeting Minutes as submitted. Motion carried unanimously. V. NEW BUSINESS Historic District Commission Meeting Minutes –November 13, 2017 –Page 1 of 11  APPROVED 12/18/17 A. Consideration for approval submitted by Renee Farley to paint the exterior of the home and replace existing clapboard siding with Hardy siding. The premises are located at 28 North Street. Renee Farley appeared before the Commission. Ms. Farley explained that the house and garage are structurally unsound and that she is working with a structural engineer to complete the necessary renovations. She stated that the back wall is currently missing from the garage, and will need to be replaced, and the side of the house that faces the water has buckled and will need to be completely rebuilt. She noted that she is converting the house from two- family to a one-family residence. Commissioner Yager noted that, as shown in the photo provided by Assistant Planner Shamieh dated 1962, there had been a second-floor door opening onto a small balcony over the existing front door; the second-floor door and balcony railing have since been removed. Commissioner Yager asked Ms. Farley if she plans to replace the door and railing. Ms. Farley responded that she had been unaware of this original design until she had seen the photo, and that she would like to replace the decorative railing over the front porch, but that she has no plans to replace the door because she is converting the house to a single-family residence. She noted that she had found a door in the garage that she had believed to be the original first-floor front door, but that after seeing the picture she realized it is the original second-floor door. She stated that she is restoring the door and plans to use it as the front door of the house. Commissioner Wiles asked Ms. Farley if she plans to replace all the windows. Ms. Farley responded that she has taken a course in restoring old windows and would like to restore those that she can, but that she will have to replace those that are beyond repair. She explained that she would like to use all new windows on the front façade, so that they all match, and then re-use on other parts of the house any of the current front widows that can be repaired. Commissioner Wiles asked if the windows she is proposing to use are vinyl or aluminum clad, as they state in the quote sheets provided that they are clad in a certain color. Ms. Farley stated that they will be all wood windows, and that the clad note refers to the color that they will be painted. Assistant Planner Shamieh asked Ms. Farley if the windows will have any type of coating on the exterior. Ms. Farley replied that they will only be primed and painted wood. Commissioner Wiles asked if Ms. Farley plans to replace the rear door. Ms. Farley stated that she had recently purchased a door at a historic salvage shop, and that she hopes that she will be able to refinish it and use it on the rear entry. Commissioner Wiles asked what material Ms. Farley plans to use on the back of the garage. Ms. Farley responded that she would like to use the original siding that is taken off the river side of the house on the garage. She noted that if the siding cannot be Historic District Commission Meeting Minutes –November 13, 2017 –Page 2 of 11  APPROVED 12/18/17 salvaged she would like to use the Hardy board siding. Commissioner Wiles asked if she intends to have each side of the garage and the house a uniform siding, either the wood or Hardy board. Ms. Farley confirmed this, stating that she will not have mismatched siding on any one façade. Commissioner Craven asked Ms. Farley if she intends to remove the fence on the river side of the property to complete the repairs. Ms. Farley stated that she believes that the renovations can be done without moving the fence, but that if it does have to be moved she will replace it. Commissioner Wiles asked if Ms. Farley intends to alter the footprint of the house or garage. Ms. Farley stated that she does not. Commissioner Wiles asked what colors she intends to use on the exterior. Ms. Farley stated that the body of the house and garage will be sage, with the trim cashmere and the window sashes and accents clay. She showed the Commissioners paint chips and a sample of the Hardy board siding. Commissioner Wiles asked if these are the same colors that are specified in the application. Ms. Farley stated that they are. Commissioner Craven asked for confirmation that Ms. Farley would like to replace the second-story porch railing above the front door but not the second-story door. Ms. Farley stated that she would like to replace the railing, simply as a decorative element. Commissioner Craven asked the other Commissioners if they had any objection to the railing being restored when the second-story door will still not be there. The Commissioners indicated that they did not. Commissioner Wiles stated that due to the house’s proximity to the river he feels that it might look like a lookout point. Commissioner Craven asked the other Commissioners if they had any objection to the Hardy board that was proposed. Commissioner Yager stated that she has no objection if a single material is used on each façade – either Hardy board or siding. Assistant Planner Shamieh commented that in the past the Commission had voiced objections to textured siding, but she believes that in that case the siding was vinyl. Ms. Farley stated that the current wood siding has a very textured look, even after she has worked to smooth it out, and that she does not feel that smooth Hardy board would be at all appropriate. She explained that she has already applied three coats of wood filler to the siding to obtain the current texture it has now, which is like the textured Hardy board. She stated that she feels that the textured Hardy board is essential for the resale value of the house. Ms. Shamieh commented that the Commission’s concern is which Hardy board finish is more historically appropriate. Commissioner Craven stated that where the Hardy board will be used is on the river side of the house, where it will mostly be shielded from view by a nine-foot fence, so in this case she has no objection to either texture. Commissioners Lowry and Yager stated that they agreed. At this point in the discussion Commissioner Wiles stated that he was ready to make a motion. Ms. Farley interrupted, stating that she would first also like to Historic District Commission Meeting Minutes –November 13, 2017 –Page 3 of 11  APPROVED 12/18/17 discuss the location of the windows on the river side of the house, because she is proposing to change some of them to better accommodate her interior floorplan. Specifically, she explained that she would like to move the two middle windows and make them shorter, to allow her to place a regular height countertop in the kitchen. She also stated that she had found two French doors in the garage which she would like to put in place of the two windows closest to the street on the river side. Ms. Shamieh stated that she believes that is against the City Code to have doors that do not lead anywhere. Ms. Farley stated that she would follow up with the Codes department. Ms. Shamieh stated that the question of altering the fenestration of the windows and adding doors is all new information being presented to the Commissioners, since nothing regarding the alteration of the fenestration had been included in the application. Commissioner Wiles stated that he would have no objection to the relocation of the kitchen windows. Ms. Farley stated that if she is unable to relocate and shorten those windows it will negatively impact her ability to have a modern kitchen design in the home, and thus negatively affect its value. She commented that since the entire side of the house is being replaced she does not feel that the slight relocation of the windows should be such a big issue. Ms. Shamieh reminded the Commissioners that the question before them is if it is an historically appropriate alteration. Commissioner Wiles stated that he could approve of the kitchen windows since they will be shorter, but in this case two windows will be replaced with two windows. Ms. Farley stated that they are simply shorter windows, moved two feet towards the back of the house. Commissioner Wiles explained that while he could approve of it, he does not believe that it is at all a trivial issue, since the original fenestration of the house is being modified. Commissioner Wiles asked Ms. Farley if the first and second story windows line up on this side of the house. Ms. Farley stated that they do not now, nor will they with the new design. Commissioner Wiles noted that the windows on both stories on the garage side of the house do line up. Commissioner Lowry stated that the question that he was considering was whether the proposed window location is compatible with the overall design of the building. Ms. Shamieh asked the Commissioners if they were comfortable considering the window change without a sketch or any other documentation being submitted. She stated that they would be within their right to require that visual materials be submitted before they considered the change. Commissioner Yager stated that she could visualize the proposed changes, but agreed that they are significant. Ms. Farley stated that the new kitchen design is essential for her rehabilitation of the structure. Commissioner Craven stated that the fence is an obscuring factor, even though she is aware that it is not covered with ivy all year. She noted that she is hesitant to allow changes to window location and shapes, and that often in historic homes Historic District Commission Meeting Minutes –November 13, 2017 –Page 4 of 11  APPROVED 12/18/17 homeowners must come up with creative solutions to work around design challenges such as the kitchen in question. Commissioner Yager asked Ms. Farley if the fence will be replaced if it turns out that it must be removed for construction. Ms. Farley responded that she does not believe that it will have to be removed but that she would replace it is that turns out to be the case. Ms. Farley showed on a photo of the side of the house where she proposes to place the new kitchen windows. She stated that they would move two feet toward the back of the house. Commissioner Wiles asked the other Commissioners if they had any objection to moving the kitchen windows and altering their size. Commissioner Lowry stated that he did not, as he did not feel that it would alter the overall character of the building. Commissioner Yager stated that she had no objection. Commissioner Craven stated that she was uneasy about allowing the change, but feels that the fence is a mitigating factor. She added that she is also concerned about setting a precedent with the decision to allow the change. Ms. Shamieh stated that the Commission does not set precedents, as each application is unique and must be considered on an individual basis. Motion by Commissioner Wiles, seconded by Commissioner Lowry, to approve the application as submitted, with the following modifications and conditions: 1. Once commenced, the project will be completed within one year. 2. The replacement windows will be all wood windows. They will not be aluminum- or vinyl-clad. The applicant will repair the existing wood windows where it is feasible. 3. The easternmost pair of windows on the facade facing the river will be relocated two feet further towards the back of the house to accommodate the new kitchen design. They will be shorter to accommodate the counter top. The windows on the first and second story on the river side will not be brought into alignment. 4. The other windows on the river side of the house will be restored to their currently existing locations and are not part of this decision. If the applicant chooses to propose changes to these windows she will return to the Commission for further consideration. 5. The property owner will replace the fence in kind if it must be removed for construction. 6. The new front door, which was previously on the second-story entrance that no longer exists, has been refinished and is approved as submitted. 7. The rear door discussed at the meeting is approved. If it is found to not properly fit, a different door will be submitted for approval. 8. The wood siding that is to be removed from the river side of the house will be used on the rear of the garage if possible. 9. The use of wood siding or Hardy board is approved, providing that each side of the house is a single material, i.e. all wood siding or all Hardy board. The applicant may choose the smooth or textured Hardy board. 10. The colors of the house and garage are approved as set forth in the application. Historic District Commission Meeting Minutes –November 13, 2017 –Page 5 of 11  APPROVED 12/18/17 11. The decorative wood railing on top of the front porch may be restored as shown in the tax photo dated 1962, which was discussed at the meeting. Findings: 1. This is a Type II SEQRA. 2. The applicant stated that she does not intend to replace the second-story door over the first-story front door. 3. The relocation of the kitchen windows is part of a larger project to restore the interior of the home and make it habitable. The applicant states that the shorter windows are necessary to accommodate the new kitchen counter design. They are not in alignment now. The windows on both stories are in alignment on the garage side and front façade of the house. 4. The existing eight- to nine-foot chainlink fence along the river-facing side of the house will partially obscure the view of the altered fenestration. 5. According to the applicant the structure is unstable, and she is currently working closely with a structural engineer to stabilize the house. The intent of any construction is not to change the appearance of the house, and the structure’s footprint will not be changed because of this work. Motion carried unanimously. B. Consideration for approval submitted by Jeffrey Brewster and David Garcia to replace a metal driveway gate with a wooden gate. The premises are located at 9 Front Street. Jeffrey Brewster appeared before the Commission. Mr. Brewster explained that the metal gate between his home and his neighbor’s, at 11 Front Street, is in disrepair and is damaging the masonry on the buildings where it is attached. He stated that he would like to replace the gate with a free-standing gate attached to fence posts, so as to not further damage the masonry on either building. He added that while his application specified a wood gate, he is open to suggestions from the Commission. Mr. Brewster stated that he would also like the new gate to be slightly lower to the ground, so that it could be used to keep his dog in the backyard. Mr. Brewster stated that his neighbor, who has owned his home for 45 years, told him that the current gate pre-dates his ownership. Assistant Planner Shamieh pointed out an older photo from the tax assessment file that shows a wood gate with an iron top that is mounted flush with the sidewalk. Mr. Brewster stated that with the gate in its current location they can park a car in front of it, but that with the new gate posts if they returned the gate to be flush with the sidewalk the posts would be too narrow to accommodate a car passing through. Commissioner Wiles stated that while he does not have an issue with the current location of the gate he would be opposed to it being wood. He explained that most Historic District Commission Meeting Minutes –November 13, 2017 –Page 6 of 11  APPROVED 12/18/17 of the surrounding houses in the area have metal gates, which he feels are more historically appropriate in a neighborhood such as this one. Mr. Brewster distributed a photo showing a black aluminum fence and gate, and stated that he would be willing to use a design such as this one. Commissioner Wiles stated that this design looks much closer to the design of the existing gate. He asked Mr. Brewster if the current gate is aluminum. Mr. Brewster stated that he is not certain, but that it is very heavy and does have some rust on it. Commissioner Craven stated that it appears to her to be iron. Commissioner Yager stated that she also prefers the metal gate, as it allows more depth to be seen through it and does not close off the view down the driveway as a wood fence would. Mr. Brewster stated that he would be happy to use the metal gate, but would strongly prefer not to attach it to the buildings. Commissioner Craven stated that a metal gate is better suited to this free-standing application. She asked Mr. Brewster is he plans to put the new posts in the same location. Mr. Brewster stated that he does, and that he and his neighbor will repair the masonry on their homes once the current gate is removed, and then once these repairs have been completed he plans to install the new posts. Commissioner Craven asked if the gate will be seven feet high, as proposed in the application. Mr. Brewster stated that this was a mistake, and that the proposed gate is seven feet wide and six feet high. Ms. Shamieh noted that the maximum allowed height is six feet. Commissioner Lowry stated that he has no objection to the proposed metal gate. Ms. Shamieh noted that aluminum is not an historic material but that the Commission has approved it in the past as an acceptable alternative to iron or other metals. Commissioner Wiles agreed. Commissioner Craven agreed, stating that she interprets the allowed use of aluminum as similar to the Commission allowing alternative materials to slate roofs that are beyond repair, since like slate, iron gates could prove very difficult to find and be unrealistically expensive. She encouraged Mr. Brewster to investigate architectural salvage facilities, which might have salvaged iron gates that could be appropriate for this application and could perhaps even be less expensive than new aluminum. Mr. Brewster agreed to follow up on this suggestion. Motion by Commissioner Craven, seconded by Commissioner Wiles, to approve as submitted the application to replace the existing attached metal gate with a free- standing metal gate with the following modifications and conditions: 1. Once commenced, the project will be completed within one year. 2. A metal gate of aluminum, similar to that shown in the photo distributed at the meeting, or an appropriate salvaged metal gate may be used. 3. The gate will be mounted on free-standing posts, in the same location as the current gate. The masonry on both homes will be repaired after the current gate is removed and before the new fence posts are installed. 4. The gate will be no higher than six feet. Findings: Historic District Commission Meeting Minutes –November 13, 2017 –Page 7 of 11  APPROVED 12/18/17 1. This is a Type II SEQRA. 2. The existing gate is more than 45 years old and is at the end of its lifespan. It is causing damage to both houses to which it is attached. 3. By placing the new gate in the same location as the existing gate it allows the applicants to park one car in the driveway, which they would not be able to do if they were to move the gate flush with the edge of the sidewalk, because the fence posts would be too narrow for a car to pass through. Motion carried unanimously. C. Consideration for approval submitted by Diane Runkel to replace wood windows on side facades with vinyl windows. The premises are located at 12 North College Street. Diane Runkel and her husband appeared before the Commission. Ms. Runkel explained that they would like to replace ten wood windows with vinyl windows. She stated that nothing else will change about the exterior of the house. She noted that the front façade currently has wood windows on the second story and vinyl windows on the first story and that twelve other windows on the house are currently vinyl. Ms. Runkel stated that the windows will be custom made and will be installed in the current wood window frames; only the window sashes will be vinyl. She reviewed the submitted application and additional photos that she brought to the meeting that showed the deteriorated windows and other views of the house. She noted that the photos demonstrate that the windows in question are very difficult to see from the street. Commissioner Yager asked Ms. Runkel if she had put the aluminum siding on the house. Ms. Runkel stated that her grandmother did. She explained that the house has been owned by members of her family for many years. Assistant Planner Shamieh noted that until the rezoning in 2008 this building was not included in the Historic District. Commissioner Yager asked if the original woodwork, as shown in the tax assessor’s historic photo, is still existing under the siding. Ms. Runkel stated that she is not certain, but that she would like to remove the siding and restore the front façade in the near future. Ms. Shamieh noted that if the house is owner-occupied it may be eligible for historic tax credits. Ms. Runkel stated that her daughter would like to live there, and she might eventually transfer ownership to her, so she will definitely follow up on the tax credit issue. Commissioner Wiles asked if the new windows will be one pane over one, as the existing windows are. Ms. Runkel responded that they will be. She explained that the inside of the house has many beautiful original features, and that it is her goal to eventually fully restore the interior and front facade of the property. Commissioner Wiles stated that the main issue before the Commission was if they would allow the vinyl sashes. Ms. Runkel noted that new wood windows would not only be very Historic District Commission Meeting Minutes –November 13, 2017 –Page 8 of 11  APPROVED 12/18/17 expensive, but they do not have the expected life span that older wood windows did. She added that the side of the house in question is subject to extreme weathering due to the proximity to the neighboring structure which results in a lack of light and ventilation on that side of the house. Ms. Shamieh noted that financial concerns should not be taken into consideration by the Commission when making their decision. Ms. Shamieh stated that the Commissioners should back up whatever decision they make with justification from their standards and guidelines. She suggested reviewing the sections regarding maintaining and preserving the historic character of the property, and whether or not the feature in question is distinctive and whether the changes will impact the historic character of the property. Commissioner Craven stated that she believes that the visibility of the windows is an important factor in this application, because from the public right of way these windows are very difficult to see. Ms. Shamieh commented that the window section of the standards and guidelines notes that windows are very important in defining the overall historic character of the building, but the windows in question are not especially distinctive given their locations on the secondary facades that are difficult to see, nor do they significantly contribute to the historic character of the property given their locations and limited visibility. Commissioner Wiles asked Ms. Runkel when the house was built. Ms. Runkel stated that she believes it was built in 1900. Commissioner Wiles asked if the vinyl sashes can be painted, and if the existing wood window frames will be repaired and repainted. Ms. Runkel responded that the vinyl can be painted, but that they are proposing to leave them white as the current trim is also white. She added that the frames will be repainted and repainted. She noted that the new vinyl windows are energy star rated, and that if they are required to use wood windows they would have to put the aluminum storm windows back on the house. Commissioner Lowry asked if all of the windows they are proposing to replace are beyond repair. Mr. Runkel stated that they are literally falling apart, and noted that one is currently boarded because the sash will no longer stay in the frame. Commissioner Yager stated that she agrees with Commissioner Craven that the windows, and particularly the sashes, are barely, if at all, visible from the street, and that she believes that the aluminum storms would be more visible. Commissioner Wiles asked when the existing vinyl windows were installed. Ms. Runkel replied that the city actually installed them years ago, when her grandmother still lived in the house. Commissioner Lowry stated that this is a difficult decision for him because he is hesitant to allow the introduction of a new material, but there are already vinyl windows on the house and he agrees that these particular windows are very difficult to see from the street. He added that due to these issues he does not feel that the vinyl sashes would change the overall character of the house. Commissioner Yager Historic District Commission Meeting Minutes –November 13, 2017 –Page 9 of 11  APPROVED 12/18/17 stated that she does not object to the proposal, and added that she is pleased that Ms. Runkel has plans to further restore the property. Commissioner Lowry agreed. Ms. Shamieh noted that the Commissioners should reference the standards and guidelines when explaining their decision. Commissioner Lowry stated that he believes that the historic character of the property will be maintained and preserved, and that distinctive materials are not being removed. The other Commissioners concurred. Motion by Commissioner Lowry, seconded by Commissioner Wiles, to approve as submitted the application to replace ten wood windows with new windows with vinyl sashes, with the following condition: 1. Once commenced, the project will be completed in one year. Findings: 1. This is a Type II SEQRA. 2. The applicant is replacing existing wood windows that are damaged beyond repair. The new windows will have vinyl sashes, but will use the existing wood window frames. These windows are on the sides of the house and are not fully visible from the street, so they do not qualify as a distinctive feature of the structure. The Commission’s guidelines allow for replacement of damaged materials with different materials where appropriate. 3. Most of the windows to be replaced are on the side of the house that receives little to no natural light and is very close to the adjacent building, thus allowing moisture to build up in this area. The owner states, and the Commission concurs, that these conditions have exacerbated the deterioration of the existing wood windows. 4. Many of the windows on the building are already vinyl. The Commission believes that adding the vinyl sashes will not change the overall character of the building. 5. None of the windows to be replaced are on the front façade of the building, which is, from an historic perspective, the most important façade. 6. The applicant has stated that in the future she would like to remove the aluminum siding from the front façade of the building and restore its original decorative wood siding and trim. Motion carried unanimously. VII. MISCELLANEOUS A. Status update on New Commissioner appointments Assistant Planner Shamieh stated that despite her and others' repeated requests to the Mayor’s Office no new Commissioners have been chosen yet. She indicated that Commissioners could email the Mayor with any suggested names and to express the urgency of the situation. Historic District Commission Meeting Minutes –November 13, 2017 –Page 10 of 11  APPROVED 12/18/17 B. Discussion to consider the development of Commission bylaws Ms. Shamieh noted that the Commission is operating without any bylaws, which would provide guidelines for how to deal with certain questions, such as what proposals can be approved by staff only and how a special meeting should be called. She added that the current zoning code requires that an annual report be provided by the Commission to the Mayor, but it is unclear who is supposed to prepare the report and when it should be submitted. Commissioner Wiles noted that the Commission has been operating without bylaws quite successfully and thus he is not sure that one could argue that they are necessary. Ms. Shamieh stated that it would assist her greatly in staffing the Commission if she had more specific guidance to refer to. She stated that she is proposing that staff draft sample bylaws which could then be used a starting point for the Commissioners to work with and then eventually adopt. The Commissioners agreed with this course of action. Ms. Shamieh also noted that she is beginning to work with Zoning Officer Epstein on the zoning code revisions that the Commission had begun discussing before she left on maternity leave. She asked how the Commissioners would like to proceed with their part of this discussion. Commissioner Wiles suggested that Ms. Shamieh pick a specific issue that the Commissioners could then discuss more in depth at the end of every meeting. The Commissioners concurred. Ms. Shamieh stated that she is working on making some administrative changes to how the Commission is run, especially concerning how decision letters are processed, which she would ultimately like to be able to generate during the meeting and have the Chair sign at that time. Commissioner Wiles stated that he believes that this might prove very difficult to do. Ms. Shamieh explained that she knows of other Historic Commissions that follow this procedure, and that she will research their methods further. VIII. ADJOURNMENT Motion by Commissioner Craven, seconded by Commissioner Wiles, to adjourn the meeting. Motion carried unanimously. The meeting was adjourned at 9:21 pm. Historic District Commission Meeting Minutes –November 13, 2017 –Page 11 of 11