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HomeMy WebLinkAbout20190815 The Grove at Neumann Correspondance MTOT En r A- LiJ 2 9, 2019 COMMENTS FORTHE CITY OF SARATOGA PLANNING BOARD MEETING REGM4APROROSALTOAD NINE ADDiTIONAL APARTMENTS TO THE GROVE (233 LAKE AVENUE) BY: PETER [VV1NKLER' MSW (TENANT OFAPT. 2OO) The Grove consists of three buildings on the north side of Lake Avenue in Saratoga Springs. The center building which is two stories high has apartments on the garden level (basement),first and second floors and was constructed close to 100 years ago. The other two buildings which are attached-,were built about five or six years ago and they have tenants on the first, second and third floors. I understand that at the time of the construction, West Side Management, the owners/builders received permission for a total of 91 apartments in the three buildings, but fewer than that number were constructed. Now West Side Management has requested approval to add nine additional apartments to the original building where I am a tenant. Seven of the apartments are to be constructed on the second floor and two more on the first floor. I moved into my apartment (208) during May, 2017 and I subsequently signed a lease renewal on June 10, 2019. I was never informed by the building management of the proposed addition of the nine apartments when I moved in or even at the time of my lease renewal. About three weeks following my lease renewal tenants of my building were called to a meeting chaired by our on-site Property Manager and Portfolio Manager. They announced that the building owners had decided to add 9 additional apartments to our building and they also distributed some building plans. They indicated that the decision had been made to construct the apartments and our objections to the construction would not be considered. We learned that seven of the apartments were to be constructed on the second floor of our building and each of those spaces would incorporate areas that are not currently roofed. One of the spaces is adjacent to my apartment and they plan to enlarge it by enclosing a porch the will add approximately 150 feet.The other two apartments are to be constructed on the first floor in an area that previously was intended for tenant use as a coffee nook, dining area and kitchen. Mana |ementdid relocate the coffee nook and installed a smaller dinning area with microwave and small fridge elsewhere in the building. would also note that the tenants of our two newer buildings will also be impacted by the proposed construction. Both buildings are connected to the original building and some of the apartments are located only a short distance from the proposed apartments. However,the building management is acting as if there will be no impact on them Following the initial meeting, Sonny Bonacio, one of the building owners, chaired a meeting on 8/7/19 at which he distributed a handout entitled "Grove Enhancement Meeting". At this meeting he stated his intention to move ahead with the construction of the apartments despite tenant objections, but he failed to inform us that the Planning Board had not yet given permission to do so. He further indicated that the construction would commence in mid-September and it would continue through March of 2020. Construction days and hours would be between 8Arvi and SPM every day but Sunday. Concerns were raised about release of asbestos during the construction and he indicated that an air quality specialist would be on-site and they would follow Regulations of the NYS Department of Labor. I would note that the latter Regulations seem to be focused on the health and safety of construction crew and not on the tenants of a building such as ours where asbestos has to be dealt with. Clearly,the management is unable to guarantee that there will not be any problems for myself or the other residents during the construction period. would add that management has not offered alternate accommodations in the event that issues arise. REASONS WHY I BELIEVE THE PLANING BOARD SHOULD DISAPPROVE THIS PROPOSAL OR AT LEAST TABLE THEIR DECISION 1.The original approval for 91 apartments was given at a time when there were no tenants living in my building. My apartment is immediately adjacent to a proposed apartment and across from another proposed apartment. Not only will the lease that I signed be violated in regard to my entitlement to "peaceful and quiet enjoyment" of the apartment (due to construction noise), but my health and safety will be Jeopardized.There are also other building tenants who reside directly beneath these proposed apartments. I believe that their health and safety is also endangeredAs Planning Board members will probably recall, in April of 2016,the City of Schenectady had to condemn an apartment building called the Nicholas Building. It had been initially constructed a few decades earlier than my building, but because of demolition of an adjacent building,the Nicolaus building had to be vacated on an emergency basis and was subsequently demolished. The point I want to make is that what is being proposed for my building is a heavy duty construction project. I am not an expert regarding such construction, but no building expert,to my knowledge has done a thorough review of this structure in regard to its integrity and whether it can withstand the proposed additions. I believe that such an inspection and report should be done prior to commencement of construction. Z. The Grove was originally approved by the City for senior citizens over 55. Most of the tenants of my building including myself are well above that age. There are others who are under 55 who work out of their apartments. This means that many of us will be at home during the hours that construction is going on. We have the luxury of sleeping past 8 AM, but we will now be awakened to construction noises even when we desire to sleep-in . As noted previously, when we signed our leases we were assured of"quiet enjoyment" and by approving this project the Planning Board will be aiding and abethng our landlord. Likewise, those same tenants would be endangered by airborne contaminants. 3. 3. It should be noted that Mr. Bonacio indicated that anyone who was uncomfortable with the construction would be released from their lease. However, when I had a recent meeting with rental staff they indicated that such a release would only be granted if we signed a document which indicates that a condition of such release is that we do not Interfere with other tenants or building management. .or attempt to influence anyone to cease doing business with the landlord." I find such a document to be heavy-handed at the least. Furthermore,the landlord is not offering anything for our moving expenses should we leave even though he wouid have precipitated our departure and even though he indicates that this is a project costing over$2 4. Another reason we are opposed to this construction is that many of our tenants own dogs and cats and they will no doubt be adversely affected by the construction noises. When the inevitable construction noises commence these animals will unfortunately be forced to endure them and at the same time I would anticipate a chorus of barking that will further increase the noise in the building and surroundings. 5.This building currently has a serious problem in regard to roof leakage whch has been evident at all three levels of our building. I have water damage on my bedroom ceiling and walls as well as my utility room ceiling. There is also water damage on the walls of the halls of the first and second floors and during the winter there was a leakage problem in our movie theater on the basement level. Management has delayed making adequate roof repairs throughout the summer, Some of these roofs are now supposed to become the floor or sub-floor of the proposed new apartments. In addition the roof of my building contains individual air conditioning units for the current apartments in the building and I assume that there will be nine additional units installed there, not to mention standpipes for these apartments. Has there been a thorough inspection of these areas to assure structural integrity? 6.The proposal will entail the addition of nine new bathrooms in our building which will be tied into the plumbing system of our current apartments. I would note that during the winter our basement tenants experienced a backup of the sewage system due to a failure of the plumbing system. I understand that this problem was subsequently remedied but nine additional toilets certainly adds to the burden of this system. Once, again, has the City inspected this system and approved of these additional nne toilets? 7. Have our surrounding neighbors been advised of this pending construction? I understand that some neighbors objected at the time of the earlier construction. In addition our closest neighbor is St. Clements Catholic Church is under 100 feet away and their adjacent elementary school which has a playground 100 yards or less from the construction area. The Church has services at the same times as when construction will be going on. Likewise,the school will be in session and the playground in use during those days and hours. Has an impact statement been prepared?