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Planning board grants architectural approval for 76 Lawrence Street addition, sets materials and design conditions
Summary
The Glens Falls Planning Board granted architectural approval May 7 for a second-floor residential addition and facade work at 76 Lawrence Street, with board guidance on siding panels, window detailing, an approximate 8-inch stepback and sample color approval prior to permit.
The Glens Falls City Planning Board on May 7 granted architectural approval for a conversion and second-floor addition at 76 Lawrence Street, a vacant commercial building proposed for multifamily apartments. The board’s action followed architectural presentation and public comment on materials, window details and roof access for mechanical equipment.
Dave Kimber of ABD Engineers and architect Dan Sanders described the proposal: a second-floor addition using Hardie panels (presented as 2x5 panel modules) to complement existing red brick below, alterations to punched-window openings in a warehouse section and the removal of a covered walkway. Fire prevention staff noted access requirements and recommended widening an 18-foot entrance to 20 feet to facilitate fire apparatus if needed. “The entrance off Lawrence Street needs to be wider than 20 feet for department access if the departments are fully protected with an automatic sprinkler,” Fire Prevention Attendant Aaron Wolf said; board members and the applicant agreed a 20-foot width should be achievable.
Architectural details the board endorsed or directed include: use of 2x5 Hardie panels (board preference), an approximately 8-inch stepback of the Second Floor from the First Floor plane, double-hung windows that match the First Floor’s mullion pattern, and a darker, ‘beefier’ coping/cornice (suggested bronze-ish color) on the addition. The board asked the applicant to provide color and material samples for staff or board review before a building permit is issued; the architect said the Hardie manufacturer can custom-match the brick color.
The board also discussed mechanical equipment placement and noted that individual mini-split condensers are planned; members asked that rooftop and ground-mounted condensers be located or screened so they are not visually dominant from the street. The applicant said rooftop condensers would be set back and some units could be ground-mounted in screened locations. The applicant agreed to show approximate condenser placement and fencing or screening in later construction documents.
Outcome A planning-board motion granting architectural approval for the project was made and seconded at the May 7 meeting. The board’s approval is conditioned on the applicant submitting material samples (Hardie panel color match to First Floor brick), dimensioned details showing the 8-inch stepback and final window specifications; staff will confirm these materials prior to issuing building permits.
The board also noted site items relating to the larger site — lighting (18-foot poles with down lighting), dumpster enclosure location, pedestrian sidewalk repairs and parking calculations — should be addressed in the site-plan / building-permit submittal package.
