Have you sent in your comments?

Terrace residents who attended last week's Troy City Planning Board were asked by City Engineer Russ Reeves to write down their observations about historic, current or projected traffic and drainage problems the Terrace has undergone, or may face due to nearby projects, and mail them to him.

His invitation, however, wasn't limited to those people. Any Terrace resident is welcome to do the same.

As always, it's best to do it while the topic still is hot. That means mailing out your comments within the next day or two if you haven't already done so, to:

Russ Reeves
City Engineer
Troy City Hall
Troy, N.Y. 12180
(Fax) 240-4642

Dodging a bullet

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

Construction project on our border

A proposal for a housing project of 17 two-family residences for seniors will be discussed at a 6 p.m. Thursday, Feb. 9, meeting of the Troy Planning Board. Click here for a copy of the agenda.

We're looking for as many Terrace residents as possible to show up for the session, to be held on the third floor of Troy City Hall on River Street at Monument Square.

Why?

The proposed project would be built on Harris Road near the Diamond Ridge retirement facility. Some of us feel the additional traffic, on top of what we will experience on Oakwood Avenue once people begin moving into the new Northpointe condo project and the in-progress Dunkin' Donuts store that front on Oakwood, presents a daunting outlook -- one we feel will pose a real threat to the nature of the Terrace community.

Why?

The buildup of traffic could easily be used as a pretext by the city for connecting Hyland Drive and Harris (see dotted lines on map), a move that would open up the Terrace to heavy vehicle traffic in both directions -- from the Highpointe community, from the Diamond Ridge and, probably, Northpointe complexes, and other traffic that uses Oakwood for daily commutes.

The danger from speeding traffic is a very real possibility, as would be poor air quality because of increased exhaust emissions, and it is not far-fetched to predict these things could cause a marked drop in Terrace property values.

There is a period for public comment and/or questions at the Thursday meeting. Please make a point of joining your neighbors in attending. Nothing less than the future of the Terrace is at stake.

Two good deeds

Jerry Gordon passes along this announcement on behalf of the Troy Lions Club, which claims him, John and Susan Milliren and Terry Page as members.

Here's how you can do two good deeds at once, and it won't cost you a penny.

1. As a fundraiser, the Troy Lions Club is collecting empty inkjet and laser toner cartridges.

The money we get for these will fund our ongoing efforts to help the visually- and hearing-impaired and other needy folks in our community. I'd appreciate it if you'd save your empties for me. Just call or e-mail me and I'll get them from you.

2. When you give us your cartridges, not only will you be helping the Lions help others, but you'll also be helping the environment by keeping them (the cartridges) out of the landfills. In return, I can tell you how you can save money by buying remanufactured (not just refilled) cartridges. Let me know if you're interested.

Thanks,

Jerry & Maryanne Gordon, #15
235-8232
jerrygordon@juno.com

(We also collect used eyeglasses and hearing aids.)

Board meeting set

The Terrace at Highpointe Homeowners Association board will meet at 7 p.m. Thursday, Jan. 19, at the home of President Bill Dowd.

If you have anything you want called to the attention of the Board, let Bill or any of the other officers know. They are:

1st Vice President, John Milliren
2nd Vice President, Betsy Murphy
Treasurer, Kathy Wade
Secretary, Pat Whitman

Members are stepping up

Tom Chichester (No. 34) and Jerry Gordon (No. 15) are the latest volunteers for standing Association committees.

Both have volunteered to serve on the Architectural Review Committee with Bill Dowd. Bill has been on the committee since its inception a decade ago, and Tom is a past chairman and member. That will give us plenty of institutional memory, which is good for continuity. Jerry's service will give us a fresh set of eyes, which is good for the future.

As previously mentioned, Harvey Bailey (No. 22) volunteered to head the Grounds Committee (snow removal/lawn care), and Tom also volunteered for that committee. The third member will be appointed from among Association board members.

We do need volunteers for the Beautification Committee, which handles seasonal decorations at the mailbox gazebo, coordinates volunteers for spring flower planting, etc. Ginny Chichester has headed that committee for eight years and would like to give someone else the opportunity to show their creativity. Any interested parties may call Bill Dowd.

Your 2006 committees & contacts

Two standing committees have been established for 2006.

Grounds Committee (lawn care/snow removal): Harvey Bailey (No. 22) has agreed to head the committee, aided by Past President Tom Chichester (No. 34) who is very well versed in working with groundskeepers.

Architectural Review Committee: Bill Dowd, who has been part of this committee since its inception years ago, will continue our practice of having the Association president head the committee. Tom Chichester has volunteered to be on this committee as well, one he chaired when he was association president. However, we still need one more volunteer. Please call Bill if interested.

Other committees will be established as needed. We have been extremely fortunate in having energetic volunteers handle all sorts of chores that improve the ambiance of the community -- decorations, flower planting, event planning, and so on. We're looking for volunteers to assist in these worthwhile activities.

In 2005, the Association instituted something different to channel and respond to members' inquiries and complaints when it became the duty of the 1st Vice President to handle such inquiries and move them to the proper people. John Milliren is our 1st VP for 2006 and may be contacted at 238-0445.

Inside other homeowners' associations

We are not alone.

As some Terrace residents who belong to other homeowners associations know, the experience varies greatly from location to location. Some communities, such as ours, are self managed. That puts a lot of strain on volunteer officers and workers, but saves everyone a lot of money. Other communities hire management firms to handle their business dealings for them, but pay handsomely for the privilege.

Issues, decisions and attitudes vary greatly from place to place as well, often dependong on whether residents primarily are fulltimers, seasonal residents or absentee owners who rent out their properties.

To offer you a look inside some other organizations, national homeowner groups, etc., The Terrace Times has culled these links to Web sites offering you some insights:

• Community Associations Institute (national)
• Community Associations Institute (Hudson Valley chapter)
• American Homeowners Resource Center
• Foundation for Community Association Research

1st snow of 2006

A view from the mailbox gazebo displays a seasonal flag against the backdrop of snow-coated trees, a result of the New Year's Eve snowfall that lasted well into the first morning of 2006.

Nadine Thompson tried to get her house to "smile" for the camera when she ventured out on New Year's Day afternoon to try her new toy.

Wet snow weighed down the branches of many of the Terrace's thick pines. This view between Nos. 6 and 7 is typical of the aftermath.

Dues increase In 2006

Please don't forget, the quarterly dues assessment for the Homeowners' Association has increased this year.

The payments due on Jan. 1, April 1, July 1 and Oct. 1 are $320 each, and must be in the hands of Treasurer Kathy Wade by those dates. Under our bylaws, the Board can assess a 15% late penalty for any dues 12 or more days in arrears.

There is a practical matter for that penalty. Because our association is self-funded, late dues payments adversely affect interest paid on the Association's bank account. In other words, paying late ends up costing everyone.

A Terrace tip

As Terrace residents contribute them, we'll post do-it-yourself tips here. Check back from time to time to see what's new.

• Dryer Vent Safety -- Accumulated lint in clothes dryer vent pipes poses three problems: (1.) It reduces the efficiency of the dryer, which means the appliance has to work harder and wears out sooner; (2.) Drying longer takes more power, which costs you money, and (3.) it poses a fire hazard because the lint is flammable.

Rich Polsinello suggests looking into an extendable cleaning brush (he got his through Brookstone) that can be used both from the dryer end and from the exterior vent end to thoroughly clean the pipe.

For more information on dryer safety and efficiency, just click here. You'll be linked with the Web site for Underwriters Laboratories Inc., the organization that does the major testing of appliances and devices found in homes and offices. There is a wide range of safety test notes on other products included on the site.