SCENIC & HISTORIC PRESERVATION COMMISSION

OCTOBER 24, 2022 4:00 PM

COMMON COUNCIL CHAMBERS – CITY HALL

S&H Case No.: 18-21                                                         Zone: S&H

2713 Genesee Street                                                         Cert. of Appropriateness

Applicant:  Louis T. Brindisi

Owner:  Louis T. Brindisi

In accordance with the requirements contained in Section 2-29-46 (b) of the Zoning Ordinance of the City of Utica, the applicant is seeking relief on the grounds of hardship for the above referenced property.  The previous application for a Certificate of Appropriateness was denied by the Commission on May 23, 2022. In order to prove the existence of hardship, the applicant shall establish that the property is incapable of earning a reasonable return, regardless of whether that return represents the most profitable return possible. 

The applicant has submitted an estimate from Denton Carpentry dated October 2, 2021 outlining the cost to replace and rebuild the front stairs, ramp railing and deck repair, main deck railing and main column repair, and an estimate to replace the main deck railing as requested by the Scenic and Historic Preservation Commission. 

The previous application as outlined below was denied by the Commission on May 23, 2022:

The applicant is proposing to remove all existing front porch wood stairs, railings, ramp, pillars and decking and replace with Trex style decking and Trex composite, ADA compliant railing system. 

The applicant has stated that the existing structure is rotting and crumbling and in need of replacement.  They would like to replace the wood with a maintenance free and safe material.  The colors will remain exactly the same at what is existing.   The railing system will include narrow spindles and handrails.

The Commission expressed concern that the proposed railing system would not be suitable in comparison to the size and style of the existing wood railings.  They felt that the proposed railings would detract from the historical character of the property.     

At the August 2021 Scenic and Historic meeting, the Commission voted to approve the application with the following conditions:

1. Trex columns similar style and size of the existing shall be installed;
2. Trex decking – similar color;
3. Square large diameter colonial style railing; and
4. The applicant shall research and submit historical photos of the porch indicating the elements were not original to the structure.

The applicant requested to be placed on the April agenda to revisit the original application for colors, materials, and railing design due to safety concerns and lack of availability of the materials requested.  They previously submitted historic photos of the neighborhood, however, they were unable to locate a photo of this particular building.  The applicant was unavailable for this meeting and no representation was present at the time. The Commission discussed that although wider/thicker railings would not match the existing railing system, they would be similar in kind to porch railings of other properties in the neighborhood. The Commission also discussed alternative materials and came up with a list of manufacturers that produced the wider/thicker railing system.  This list was emailed to the applicant following the meeting.

On May 23, 2022, Eva Brindisi-Pearlman explained to the Commission that the contractor was unable to find a product, requested by the Commission previously, which was comparable in price to the materials that were previously proposed.  She stated that it would be cost prohibitive to use the products requested because it would increase the cost of the project by approximately 85%.

Phil Sbarra, Commission Member, read section 9.21-9.22 of the City of Utica’s Scenic and Historic Design Guidelines. 

9.21 Avoid the construction of new porches without evidence that an earlier porch existed on the property.  Similar properties within the district can be examined to determine the size, configuration, and materials for reconstructing porches.

9.22 Porch components should be repaired rather than replaced. If deterioration is too severe, then replacement units should match the original. Contemporary stock replacement components--columns and balusters, for example--are often not scaled properly to match historic buildings and should be avoided.

In accordance with Section 2-29-44 of the Zoning Ordinance of the City of Utica, criteria for approval - the Commission’s decision to approve a Certificate of Appropriateness shall be based on the following principles:

1. The Secretary of Interior’s standards for the rehabilitation of historic properties.
2. Properties which contribute to the character of the historic district shall be retained, with their historic features altered as little as possible.
3. Any alteration of existing properties shall be compatible with its historic character, as well as with the surrounding district.
4. New construction shall be compatible with the district in which it is located.

In applying the principle of compatibility, the Commission shall consider the following factors:

1. The general design, character, and appropriateness to the property of the proposed alteration or new construction.
2. The scale of proposed alteration or new construction in relation to the property itself, surrounding properties, and the neighborhood.
3. Texture, materials, and color and their relation to similar features of other properties in the neighborhood.
4. Visual compatibility with surrounding properties, including proportion of the property’s front facade, proportion and arrangement of windows and other openings within the facade, roof shape, and the rhythm of spacing of properties on streets, including setback.
5. The importance of historic, architectural, or other features to the significance of the property.

The Commission considered these factors and continued to express concern that the proposed railing system would not be suitable in comparison to the size of the existing wood railings and that a wider/thicker railing system was more suitable.   The Commission voted to deny the proposed application.

S&H Case No.: 26-22                                             Zone: S&H

2632 and 2634 Genesee Street                                Cert. of Appropriateness

Applicant:  Stewart’s Shops Corp.                              Demolition

Owner:  JVCAJ Corp and Jeffrey Lamandia

            Vincent Carfagno

In accordance with the requirements contained in Section 2-29-44 of the Zoning Ordinance of the City of Utica, the applicant is seeking a demolition permit and approval of a Certificate of Appropriateness in order to construct a new Stewart’s Shop.

The Commission voted to table the application at the September meeting to afford the Commission the opportunity to view the property at 2632 Genesee Street to better form an opinion on the proposed demolition.

The applicant is proposing to demolish the Raspberries at 2634 Genesee Street along with the residence at 2632 Genesee Street and consolidate the two lots for the purpose of constructing a gasoline/convenience station.  The proposed plan includes the construction of a 3,975 square foot, wood-framed building, three gasoline pump islands and twenty-four parking spaces.  The height of the proposed Stewart’s building is 23’9” which is less than the neighboring residential properties and similar to the existing Raspberries building.  Much of the asphalt parking lot that currently exists on the 2634 Genesee Street lot will be removed and replaced with topsoil and grass.  Ingress and egress for the proposed project will be via single curb cuts on both Genesee Street and Woodlawn Avenue – West.

The exterior of the property will be covered in Hardie Board (concrete clap board) with a stone veneer.  The Hardie Board color is Cobble Stone, the roof is asphalt shingles by Owens Corning in the True Definition Duration Shingles in Estate Grey and the stone veneer is manufactured by Provia in the Terra-cut style and Flintridge scheme.

All site lighting will be done with down lit LED fixtures where the canopy and soffit mounted fixtures will be constructed flush mounted to the surface.  The proposed yard lights on the side of the property adjacent to the residentially zoned parcels will be backlit with individual bulbs.

Planting beds will be provided in five locations on the site with various plantings in each bed.  A 6’ high white vinyl fence to match the existing fence will be installed along the rear property line along with area of the proposed driveway on Woodlawn Avenue.

At the September meeting, Mr. Marshall highlighted a few changes to the proposed plan that were made after initial review from the Planning Board which included all of the signage will adhere to the permitted sizes outlined in the Zoning Ordinance for the City of Utica; gooseneck lighting to illuminate the wall sign on the store; landscaping along the fence line; one 14’ yard light which will be shielded along with a 3000 kelvin light which is a warmer style lighting than what was previously proposed; and bollard lighting within the perimeter of the property.

Beth Selig, President of Hudson Cultural Services stated that her company did an assessment on both of the properties using the National Register Evaluation Criteria for historic significance and found that these buildings do not meet the criteria established by the Secretary of the Interior for identifying historic properties.  These two buildings would not be considered eligible for inclusion on the National Register of Historic Places.

The applicant has submitted the following since the previous meeting:

• Current Use of the House at 2632 Genesee Street

At the September meeting, Stewart's indicated the residence was vacant because their conversation with Vincent Carfagno (the owner) had indicated commencement of eviction proceedings. Mr. Carfagno, who resides in the Town of New Hartford, previously attempted to remove tenants for non-payment when they submitted an ERAP application, and now, a new notice sent to commence eviction.

• Letter from Clark, Patterson, Lee (CPL)

Stewart ' s requested professional input from Clark, Patterson, Lee (CPL) a firm with relevant experience in the Utica area regarding the proposal and the Scenic and Historic Commission guidelines. Their correspondence confirming the proposal is in fact consistent with the design guidelines is attached.

• State Historic Preservation Office (SHPO) -  No Effect Finding

After the appearance at the September meeting and the understanding with other applications the Commission's concern for an opinion from the Office of Parks, Recreation and Historic Preservation (OPRHP), a letter of "No Effect" was issued on September 30^th.

• Modifications to the Stewart's Site Plan

Attached to this application are the Title Sheet (T-1), Proposed Site Plan (S-2), Proposed Landscape Plan (S-3), and the Proposed Photometric Plan (S-4). The highlighted changes to the plan are:

• Inclusion of landscaping along the existing six-foot vinyl fence which is to remain, Elimination of two fourteen (14) foot pole yard lights that was accomplished by consolidating two of the lights adjoining the residentially zoned parcels and the installation of bollard lighting along the sidewalk from Woodlawn to the store. These changes create subsequent modifications to the Proposed Photometric Plan (S-4)

S&H Case No.: 27-22                                                   Zone: S&H

619-625 Varick Street                                                 Cert. of Appropriateness

Applicant:  Mohawk Valley Latino Assoc. Inc.

Owner:  Second Chance Housing, LLC

In accordance with the requirements contained in Section 2-29-44 of the Zoning Ordinance of the City of Utica, the applicant is seeking approval of a Certificate of Appropriateness in order to make exterior improvements at the above referenced property.

The applicant is proposing to renovate the above referenced property for the Mohawk Valley Latino Association’s Community Resource and Cultural Center.  The project plans to revitalize the building’s exterior to reflect the original materials and color palette of the original construction.  Brick matching the original building base will be used to reestablish the building base and to finish the exterior vertical stair and elevator core addition.  Knotwood aluminum panels will be used for the building’s siding and architectural shingles will finish the third floor dormer portions of the building.  All glazing of doors, window wall and windows will be mirrored glass to reflect the historic character of surround buildings. 

The applicant is also proposing to incorporate new urban trees as well as small pollinator gardens.  In addition, they will add colored concrete pavers reflecting the existing stamped concrete, on the city sidewalk, along the sidewalk sides of the building. 

S&H Case No.: 28-22                                                            Zone: S&H

706 Varick Street                                                               Cert. of Appropriateness

Applicant:  Hezam Mubarez

Owner:  Mohawk Valley Partners LLC

In accordance with the requirements contained in Section 2-29-44 of the Zoning Ordinance of the City of Utica, the applicant is seeking approval of a Certificate of Appropriateness in order to make exterior improvements at the above referenced property.

The applicant has painted the storefront of the building in the colors blue with gold trim.  The applicant will be opening a Mediterranean restaurant at this location.  He is proposing to install a sign over the entrance door which will encase the panel above the door.  The sign will read “Marib Restaurant” “Mediterranean Cuisine”.

S&H Case No.: 23-22                                                           Zone: S&H

1704 Parkway Lane                                                             Cert. of Appropriateness

Applicant:  Julian Galimo

Owner:  Julian Galimo

In accordance with the requirements contained in Section 2-29-44 of the Zoning Ordinance of the City of Utica, the applicant is seeking approval of a Certificate of Appropriateness in order to make exterior improvements at the above referenced property.

The applicant is proposing remove the existing deteriorated Spanish tile roof and replace it with black architectural shingles.  The applicant has provided a letter from Dennis Padula & Sons Roofing which states that the roof cannot be repaired as there are too many cracked, loose and damaged tiles.  They have stated that most of the houses in the surrounding neighborhood are shingled roofs.  The replacement of the Spanish tile would be very cost prohibitive.