When a projected 17-acre, 34-residence expansion of the Diamond Ridge senior living complex adjacent to the Terrace was unveiled, many of us were concerned.
In addition to problems with drainage, similar to those suffered when Moneta Outlook was constructed and did not adhere to all promises, agreements and city codes, we feared increased traffic might lead to a move to connect with Diamond Ridge's street, Harris Road. Such an occurence would drastically change the character of the Terrace from a quiet extended cul-de-sac community to one with a busy through-street.
A group of Terrace residents attended the Thursday, Feb. 9, Troy Planning Board meeting at which Diamond Ridge unveiled its plan. After its representatives explained their project, President Bill Dowd presented a statement (see below) on behalf of the Terrace Homeowners Association, expressing concerns with the potential impact on the Terrace.
Other residents also spoke on various aspects of the plan: Harvey Bailey, Tom Chichester, Jerry Gordon, April Dowd, Kay Duclos, Peggy Savchik, Trent Cox and Rich Polsinello.
The Diamond Ridge representatives said they had no desire to connect the two roads, and various Planning Board members said they would not be disposed to approve such a connection.
The Planning Board and City Engineer Russ Reeves made a variety of observations about the Diamond Ridge proposal, including suggestions for reconfiguring the 17 two-family residences into clusters rather than stringing them out, moving one proposed structure farther away from the property line with the Terrace, and changing a proposed mini-barrier between Harris and Hyland Drive that would be too easy for snowmobiles, small trucks, motorcycles and the like to drive through,
Because this Conceptual Review was only a starting point for the project, the Diamond Ridge representatives promised to take all our comments into consideration as they work on a revised proposal to be presented to the Planning Board at a later date. No specific time was mentioned, but the Board has meetings scheduled for March 9, April 13, May 11, June 8, July 13, Aug. 10, Sept. 14, Oct. 12, Nov. 9 and Dec. 14.
Bill Dowd's statement:
Terrace at Highpointe Homeowners Association
Box 35 Hyland Road
Troy, New York 12182
Terracetimes.blogspot.com
To: Planning Board of the City of Troy
Re: Proposed townhomes on Harris Road
Date: February 9, 2006
As property owners in the City of Troy, the residents of the Terrace at Highpointe are fully aware of the need to improve the tax base of the municipality. Thus, we encourage properly planned growth within its boundaries.
However, as we have stated before this board in the past, not all growth is good. When it does, or has the clear potential to, negatively impact the quality of life and value of private property of citizens of the City, it needs to be avoided.
We are deeply concerned about the following project on tonight’s agenda for full review:
PB2006-010 Conceptual Review of a proposal to construct 17 two-family apartment buildings for senior living. Project location is Harris Road. Applicant is Omni Housing Development, 40 Beaver Street, Albany NY 12207.
A recent construction boom in the vicinity of the Terrace at Highpointe – specifically the Moneta Overlook development now completed and fully occupied and the Northpointe condominium development nearing completion along with adjacent commercial buildings – has created an extremely heavy demand on nearby roads, particularly Northern Drive and Oakwood Avenue, with the resultant traffic snarls and access problems predictably attendant to rapid growth.
Such a result was forecast when we last appeared as a group before this board. In our view, approval of 34 additional residences in the area will further exacerbate the problem. Our fear is that it eventually will become the catalyst for connection of Hyland Drive and Harris Road to create a through-street between Highpointe Drive and Gurley Avenue, both of which now feed into the Oakwood/Northern traffic pattern that already is a major commuter thoroughfare.
Such an eventuality would turn the Terrace at Highpointe from a quiet extended cul-de-sac development into one with a through-street accessible by literally thousands of vehicles daily attempting to avoid traffic light delays at Oakwood and Northern and redirecting vehicle traffic from Highpointe, Moneta Overlook and the Terrace that now flows directly onto Oakwood.
As a result, Terrace residents on Hyland Drive and on Hyland Circle and Hyland Court whose homes adjoin Hyland Drive would suffer a decline in property values, an increase in vehicle emissions, and greater potential for mishaps due to increased and faster traffic.
It is with these very real concerns in mind that this association of taxpayers, voters and owners of 34 homes in Troy respectfully asks that the Planning Board take into serious and strong consideration their point of view.
The people of the Terrace made an important decision to invest in Troy. Many moved here from other parts of the Capital Region to become active and productive members of the community.
Endangering their financial investment and quality of life by allowing excessive growth in their area would set a poor example for others considering making similar investments in the future of Troy.
We thank you for your consideration and ask that this statement be made part of your permanent records.
WILLIAM M. DOWD
President
Terrace at Highpointe
Homeowners Association
(518) 238-1950
Copies: The Hon. Harry J. Tutunjian, Mayor
Henry Bauer, President, City Council
Carolin M. Collier-Skriptshak, City Council President ProTem
and Planning Committee Chair
Clement Campana, City Council Planning Committee
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