Powerpoint Presentation to the Albany Planning Board on 1211

Note that the concerns raised have NOT been addressed, although demolition of the 1211 property and new construction are scheduled to begin shortly. 

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Stop 1211

Pause the 1211 Western development


It is quite clear that in the rush to construction, existing regulations are not being followed. We are asking for a transparent process that respects and conforms to all applicable rules and regulations. We are also asking that new buildings blend with the neighborhoods in which they are being placed, so that our property values are not destroyed. 


This proposed development is: 

1. a public safety hazard

      a. it is a wood structure, and there are numerous recent examples of 

           these  buildings burning even prior to occupancy

      b. emergency vehicles would not have ready access

2. a burden on our already inadequate and failing infrastructure

      a. our storm water and sewage system is already flooding neighborhoods; 

          this high-density housing would create potentially devastating stress on 

          our fragile system

      b. four critical utilities, including 11 electrical lines, would need to be 

          undergrounded; this is a near impossibility due to existing Rights of 

          Way.

    

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1211 will have an impact on several surrounding neighborhoods. Construction will create tremendous disruption, and traffic will be a significant ongoing problem, both during construction and afterward. 

 

Albany County Planning Board has rejected 1211 proposal four times!

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Fast Facts on 1211

1211 Fast Facts

  • No accepted sewer/storm water plans
  • 1211 will intensify sewage backflows into neighborhood homes
  • 1211 Building would be over 78 times the population density of the adjoining residential streets.
  • Out of scale:  183,000 square feet of floor area; 296 feet deep; 80 feet high; covers over and makes impervious 95% of the 0.92 acre site.
  • Not Luxury Apartments:  68% of the 136 units are “Micro” (i.e., less than 602 square feet).
    • 27 apartments less than 500 square feet.
  • Proposal was unanimously rejected by the Albany County Planning Board 4 times between December 2017 and January 2019). 
  • Building would be within 15 feet of a residential property line.
  • Dated and inaccurate traffic study was accepted despite missing two critical aspects
  • Conditional approval has no conditions to protect residents from non-resident parking.
  • No useable setbacks!
  • 85% of the building’s perimeter not accessible to external fire fighting.  
  • Design also violates a number of other IFC/NYS Fire Codes 
  • Fire protection during construction will not be possible.  Numerous (over 25) recent highly destructive timber frame fires in the US. 
  • Construction requires undergrounding of 11 existing utility lines.  Plan must be approved by National Grid.
  • Existing Right of Way (“R.O.W.”) currently contains 4 critical utilities (combined sewer; water; communication - Verizon lines; and a natural gas main).  Hence, undergrounding of all these utilities many not be possible.

Despite numerous requests, the City has never responded with any economic, social, environmental, or neighborhood benefits.

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1211 Pause: Additional Information

We Demand a Pause on the 1211 Western Ave. Development (Case 00178) 
It is quite clear that in the rush to construction, the City is not complying with key existing regulations. We are asking for a transparent process that respects and conforms to all applicable City, County, State and Federal rules and regulations. We are also asking that new buildings respect the context and scale of adjacent structures within the neighborhoods, in which they are being placed, to protect the integrity of existing communities and protect the quality and nature of life, and ensuring that our property values are not destroyed.  
This proposed development is:  
1. A public health and safety hazard:  

a. the building is not in compliance with several sections of the City’s fire   code - and is unsafe, most particularly in the northern portion of  the structure;       


b. it is a wood and exterior foam insulated structure, and there are numerous recent examples of these buildings burning even prior to occupancy;       


c. emergency vehicles would not have any access to over 75% of its perimeter. 
 2. A burden on our already inadequate and failing circa1905 infrastructure:    
a. our storm water and sewage system is already flooding neighborhoods  and more importantly, back flow during rain storms historically and  currently floods basements with raw sewage;     
b. the proposal was conditionally approved without a plan to rectify this public health and safety critical situation (a violation of the Long Term Compliance Plan in the sewer-shed, and a violation of the SPDES permit at the Woodville Pump Station;     

c. this high-density housing will result in additional and devastating stresses on our fragile infrastructure systems;      


d. the electric 13.2 KV aerial distribution system must be undergrounded before construction may begin (per the Albany Fire Department consent letter - the Albany Planning Board violated the AFD’s condition by softening terms of that condition in its issuance of a  conditional approval on February 26th of 2019.
EXTREME CAUTION - CALL TO ACTION: • 
This project does not exist in isolation.
• This project has been approved in a manner not consistent with development regulations of the City’s own USDO review principles, Albany County Planning Board’s four (4) unanimous rejections of the1211 proposal; NYS SEQRA and SPDES regulations, the Long Term Compliance Plan (Federal Clean Waters Act - Hudson River local plans), and resident input has been systematically and intentionally ignore for over 6 years. • Hence, the fate of the 1211 redevelopment has and will continue to have negative impacts on several surrounding neighborhoods and some two dozen high density, large residential project proposed for near term construction. • The approval of 1211 and similar proposal will dramatically change highly valued neighborhood environments (including long-term negative ramifications for social aspects, environmental quality, public health and safety, and economic considerations.  Many of these impacts will not be easily or even possible to reverse. • These concerns are very real, and are supported by technical analyses. • ACTION IS REQUIRED NOW TO SAVE AND PROTECT OUR WAY OF LIFE.