Tag Archive | "Sag Harbor Board of Historic Preservation and Architectural Review"

Sag Harbor ARB Pans One Plan, Praises Another


ARB for web1127

The Sag Harbor Board of Historic Preservation and Architectural Review approved changes to the entryway of this house at 20 Union Street, which is undergoing a major renovation.


By Stephen J. Kotz

Plans for a major addition to a house on High Street hit a stumbling block when members of the Sag Harbor Board of Historic Preservation and Architectural Review took their first look at them on Monday, November 24.

Sag Harbor architect Esra Unaldi presented plans for the addition to a house owned by Tanya Mallot at 25 High Street, for which a number of variances were granted by the village Zoning Board of Appeals just a month ago.

But when ARB members looked at the plans, they raised concerns about the size and massing of the addition.

“It seems kind of huge to me,” said board member Bethany Deyermond after looking over the plans. “It looks very sprawling and big,” added board member Penni Ludwig.

Board chairman Cee Scott Brown told Ms. Unaldi the ARB is always concerned about how a house appears from the street and pointed out this one had “three front yards”: High Street, Mulford Lane behind it, and the side that faces the access to a War of 1812 monument next door.

“It’s fine to make an addition,” he said, “as long as the addition is not eating the house.”

Board member John Conner said the plans could be helped by tweaking the design to break up the massing along the northeast side of the house, which overlooks the cleared lot with the war monument. While Mr. Brown suggested the two-story addition, planned behind the main portion of the house, could be reduced in height to limit its impact.

Bob Weinstein, a Suffolk Street resident, joined the discussion and suggested that “story poles” could be erected. Story poles are poles that show the proposed height of an addition and can be joined by tape or line to show the effects of massing. Mr. Weinstein also wanted to know how big the addition was compared to the original house.

Ms. Unaldi, who seemed at a loss for how to proceed, said the highest point of the addition was only 26.5-feet, well below the maximum in the village. The original house was about 1,200 square feet and the addition would add about 900 square feet to it, she said. She questioned whether her client would be required to return to the ZBA for additional variance.

She asked if the board thought the house had “historic meaning,” but Ms. Ludwig replied “it’s more the way it plays with the houses around it, the vibe. This doesn’t feel like Sag Harbor, in the historic district.”

“We’re not opposed to expanding this house,” added Mr. Brown, “but I think you are getting some feedback.”

“We’re taking our jobs serious and this isn’t working for us,” he said. “If this were not in the historic district, we’d be having a different discussion.”

“If it had one front yard, we’d be having a different discussion,” added Mr. Conner.

The board had nothing but praise for an extensive renovation being conducted by Anke Beck-Friedrich at 20 Union Street. Earlier this fall, architect Monika Zasada, the project manager for the job, came before the ARB to warn it that much of the house was in dire condition and would have to be restored down to the framing.

On Monday, she reported the “the house has been completely stabilized, so there are no more sleepless nights for me.”

Nonetheless, she and Dean Gomolka, a landscape architect, did ask for some changes to the approval they already had in place.

First, they wanted to rebuild a 20-by-20-foot garage behind the house, which will be used to house pool equipment on the house side and vehicles on the Jefferson Street side of the lot.

“I don’t know what to call because there are trees growing through it,” Ms. Zasada said of the garage.

The board said it had no problem with that change, and also approved Mr. Gomolka’s request to change the entrance to the house. Currently, the house, which is significantly above the street grade, has10 steps leading up to the front porch. The new plan is to have three steps to the porch, and a walkway that runs parallel to the house before descending and turning to the street at the side of the house.



ARB Takes Dim View of Renovation Plan for Historic House

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42 Church Sreet

The Captain David Hand House at 42 Church Street is one of the oldest houses in Sag Harbor Village.

By Stephen J. Kotz

A plan to renovate and expand the historic Captain David Hand House at 42 Church Street ran into a brick wall when it was presented for the first time to the Sag Harbor Board of Historic Preservation and Architectural Review on Monday, October 27.

Anthony Vermandois, the architect for the property’s new owner, Alex Akavan, said the cottage could date to the late 1700s and is one of the oldest houses, if not the oldest, in Sag Harbor.

He said the building had been well maintained until it suffered foundation damage that has manifested itself through “visible cracks” that opened during heavy construction at the Watchcase condominiums in the former Bulova building across the street.

Last year, the property’s then owner, John Krug, said the construction work had first cracked his windows before causing damage to the foundation that caused his house to sag and the front door to not close properly. He sold the property to Mr. Akavan earlier this year.

Mr. Vermandois told the ARB his client was mindful of the historic value of the house and did not want to make major changes, but he added, at about 1,000 square feet, it was simply too small for his needs.

“It’s a one-and-half bedroom, not one-and-a-half bath,” Mr. Vermandois said. “He wants two functioning bedrooms and two baths.”

But his plan calling for a modest side and rear addition, as well as digging out the foundation on the rear side to allow for a ground-floor bedroom met stiff resistance from the ARB, which was meeting with only three members, including alternate John Conner.

“This needs to be a restoration,” Mr. Conner said, noting that the house was too important historically to be demolished and rebuilt in kind. “If he wanted a two-bedroom house this is the wrong purchase.”

“Any addition at all is off the table,” Mr. Conner added later, stressing that any work could cause damage to the streetscape.

“It’s a little gem and a treasure. It’s going to have be repaired where things have happened to it from Watchcase,” said ARB member Christine Patrick.

On Tuesday, Mr. Vermandois said he was not discouraged by the board’s reaction. “I think they may have misunderstood our intent,” he said. “We are not planning to do major work.”

He added that the intention of last night’s appearance during the discussion portion of the meeting was “simply to let them know this should be on their radar.” He said he would likely request a continued discussion when the board has a full complement of members at its November 13 meeting before submitting a formal application.

According to a “Guide to Sag Harbor” by Henry Weisbery and Lisa Donneson, the Hand house was built in Southampton before 1732. It is possible the house was actually built in the 17th century. The house was moved from Southampton to Sagaponack in 1752 and then moved to the intersection of Madison and Main Streets at the site now occupied by the Stanton house. In 1840 it was moved to its current location on Church Street.

The house belonged to David Hand, a legendary figure in Sag Harbor who outlived five wives all whom he is buried beside in Oakland Cemetery. Author James Fenimore Cooper was said to have been so impressed with Captain Hand that he modeled him for the character Natty Bumpo in “Leatherstocking Tales.”

A ranch house at the corner of Madison and Susan streets could be undergoing a major renovation if the new owners, Todd and Maureen Powell get their way.

Architect Ryan Kesner of McDonough Architects told the board, the house was constructed in 1960 and is outdated and in need of repair. The owners want to build a series of additions around the house, add a second floor and convert the garage into a pool house, but what got board members’ attention was a proposal to have nine sets of French doors along the back of the house.

Board members asked Mr. Kesner to bring the plans back for another discussion when a full board is present, but they advised him that a plan to have a driveway with three curb cuts, two on Madison Street and one on Susan Street, should be eliminated.

Julian Terian’s proposal to renovate a long vacant house at 39 Howard Street won the board’s approval, although it told Mr. Vermandois, who is designing the house, that it wanted him to remove a cupola that was proposed to house an antique bell.

Mr. Vermandois said a portion of the house would have to be demolished and rebuilt. “The house has been abandoned for almost 30 years now,” Mr. Vermandois told the board. “It’s a question of what condition it will be in once we start to open up walls.”

He said it was the owner’s intention to “keep as much as we can.” Acting chairman Tom Horn advised Mr. Vermandois, “If you find something you have to come in and tell us.”

Neither Mr. Conner nor Ms. Patrick liked the proposed cupola. “Just because they have an antique bell doesn’t mean we have to accommodate the bell with a cupola,” Ms. Patrick said.

The project, which has already received approval from the Zoning Board of Appeals, will have four on-site parking spaces and an 8-by-15-foot pool.

The ARB also signed off on the Sag Harbor Historical Society’s request to add a 14-by-18-foot accessory structure behind the Annie Cooper Boyd House on Main Street. Jim Laspesa, the society’s architect, said the building would be used for educational purposes and be shingled in cedar with a shingled roof. The building would be built to the rear of the property and does not require any ZBA variances, he told the board.

The next Sag Harbor ARB meeting is on Thursday, November 13 at 5 p.m.

Plans for a Jefferson Street House Draw Fire

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By Stephen J. Kotz

A funny thing happened to us on the way to the Sag Harbor Board of Historic Preservation and Architectural Review, a Jefferson Street property owner and his architect told the Zoning Board of Appeals on Tuesday.

“The ARB was absolutely aghast and multiple members of the organization Save Sag Harbor basically reamed me out for proposing to have a house in the back of the property,” architect Anthony Vermandois told the ZBA of the plans of his client, Evan DiPaolo, to build a new house at 10 Jefferson Street.

The objections, he said, were primarily because the new plans called for breaking up a pattern in which most houses are close to the street. The ARB signaled in no unclear terms that they would not be willing to approve it in that location, he said.

“I tried to explain to the ARB that to put the house in the front would require multiple area variances,” Mr. Vermandois said. “We are in a situation where to get this house through the ARB we need to put it in the front.”

“The irony of that is that it doesn’t conform to the zoning code,” he added.

Mr. Vermandois said he had originally proposed an approximately 4,700-square-foot house for the rear portion of the irregularly shaped 0.7-acre lot. But faced with the ARB’s criticism he and Mr. DiPaolo returned to the drawing board and began working on a plan for a slightly smaller house that would be placed closer to the street, but require front and sideyard setback variances as well as a variance from the pyramid law, which regulates a building’s height in relation to its distance from the property line.

“If it was me, I’d build it in the back,” said ZBA member Brendan Skislocki. “I’m trying to figure out how a nice road into the back, how that really destroys the integrity of the streetscape.”

The attorney Dennis Downes, who usually represents applicants in their dealings before the board, this time appeared in opposition, as a neighboring property owner, threatening to sue if the house were approved in its proposed location.

“The ARB has no authority, no authority, to send someone to the ZBA for variances,” Mr. Downes said. “Send this case back to the ARB and tell them to grant whatever permits are required.”

Mr. Downes said he objected to the plans for a number of reasons, saying that most houses along Jefferson Street have 25-to-30 feet of frontage on the street. The DiPaolo house would “cause an undesirable change in the neighborhood,” he said, in part because it would loom over other smaller houses on the street.

Plus, he said, the house would look down over the backyard of his own house on Main Street.  “I don’t want nine windows looking down at me,” he said.

Mr. Downes also questioned Mr. Vermandois’s assertion that the house would be about 4,400 square feet, saying his own calculations led him to believe it would be closer to 5,700 square feet.  “It’s a monstrous house if you put it on that part of the property; it’s not monstrous if you put in in back,” he said.

Mr.  Downes said that a neighbor, Robert Weinstein, had encouraged members of Save Sag Harbor to oppose Mr. DiPaolo’s plans, a charge Mr. Weinstein rejected.

“I did not get a group of Save Sag Harbor Friends to speak about this,” he said. “It was a spontaneous meeting where many members of the community opposed putting a house in the back of the property.”

“All of us have to think about what has been here before historically and what is coming after us,” he added.

Mr. Downes suggested that Mr. DiPaolo could have the kitchen removed from the current house on the property, a ranch that had been constructed by the Santacroce family, and convert that to an accessory structure, thus answering the ARB’s concerns about disrupting the streetscape. Board member Tim McGuire suggested that the idea be pursued as one possible solution and said he was particularly concerned by the extent of the pyramid law variance being requested.

“If the applicant could make this house more conforming, would you be opposed,” board member Scott Baker asked Mr. Downes. “I’m opposed to a two-story house in that location,” he replied.

“Getting on the same page with the ARB is really important,” noted board chairman Anton Hagen, who suggested a joint work session with that board.

“Our job is to grant the least number of variances,” said Mr. Baker.

“Why is this before us? asked Mr. Skisloski, referring to the ARB. “Did they suggest or did they deny?”

“They obviously gave them such a hard time the applicant felt he was going to be denied,” replied the board’s attorney, Denise Schoen.

The board tabled the matter pending a discussion with the ARB and revised plans reducing the need for variances.