HomeMy WebLinkAbout20211117 85 Beekman Modification Public Comment Mark Konieczny
E1 Bcekman St.
Saratog� Springs, NY 1�866
(518)248-5600
Markhrs81:agrnail.corn
January 26, 2022
Zoning Board of Appeals
City Hall
473 Broadway
Saraotga Springs, NY 12866
RE: 20200893 Dublin Accessory Structure at 85 Beekman St. 165.66-3-14
Dear Members of the Board.
I am the owner of 81 and 79 Beekman St,the twa properties to the immediate south of 85
Beekman where the proposed garage structure is to be built. Jon and Mike of Dublin
Underground LLC seek to �dd full heat/full ir�terior finish to the garage space at $5 Beekman. 1
am in support of the garage project as a stor�ge space for the exclusive, private use of the
owners, but it has recently come to my attention that th� intended use of the garage is as an
extension of the food preparation/storage area of The Local restaurant which they own and
which is located immediately nextdoor. The second story of the garage would serve as a
replacement of the dry storage are�/office (currently located on the second floor of YheLlocal •
t�uilding at 142 Grand Ave) and the first floor bathroom is to be used as the employee bathroom �
for resta�rant staff.
Approval of this garage space as "storage only," but wfth full finlshing and utilltles,wil! allow them
to expand comm�rcial operations without basic fire safety concerns typically found in any
commercial or residential structure (sinoke/CO2 detectors,fire extinguishers, AFCI protection,
exit signs, regular fire inspections, egress consideratlons etc.j. The garage will also not be
subject to the same health code and safety conc�rns as the main restaurant. Insurance will cover
this property as a "storage garage" creating a liability void where damage to the property or harm
to individuals/staff is not covered by any property or business insurance.
I ask the board to do one of the two optioras, Not aliow full ffnish/full heaf to t�te garage as no
uses but storage are allowed in the district OR if you fntend to approve the proJect,very carefully
define acceptable uses to dlsallow any commercial activlty such as any form of food preparation,
cleaning/washing dishes, offlce space,employee bathroom etc, The term "cooking" could be
vague enough to aUow many other non-storage uses as long as they are not heating food.
As discussed in my fast letter to the board, It is important to note that Jon and Mike own The
Local building 142 Grand Ave nextdoor to the proposed ga►age. 15 years ago if was apprpv�d for
70°,6 lot coverage and ailowed to provide na off street parking for almost 7000 sq.ft. of
commercial usage. At the time, everyone was happy to see an influx of capital fnto aur
neighborhood as well as a structure and business that serves as a ftagship for the stree� Qver
the years,the negative effects of such a large structure in a residential neighborhood became
apparent in the form of parking issues, noise from idling defivery trucks, smoking restaur�nt 5#dff,
and bar patrons leaving late at night. It's important#hat 85 Beekman act as a buffer from the
corrimercial activity at 142 Grand Ave. Mike and Jon have done well over the years and the
commercial offices have absorbed both upper floars of the buiiding encampassing 3-4000 sq.ft.
(1200sq.ft. approved) and The Local is easily the iargest and busiest restaurant on the street. My
concern is that approving this garage as a fully finished structure will allow corr�mercial activity
within the garage structure and multiply the negative effects in the neighborhood.
A year ago I lent my support to this area variance as a storage only garage with the caveats of an
engineer approved dry well being instaaled for drainage issues and with removal and relocation
of the fence that sits on my property. With those criteria, I am skill in support of the area variance,
but only for strictly non-cammercial, personal storage uses.
Sincerely,
Mark Konieczny