To: Lois Stemcosky; Secretary to the City of Glen Cove Planning and Zoning Boards Distinguished Members, City of Glen Cove Planning Board
Distinguished Members of the City of Glen Cove Zoning Board
The Honorable Ralph Suozzi, Mayor, Glen Cove
Distinguished Members, City of Glen Cove, City Council
From: The Residents of Rooney Court
In Re: Applicant, Livingston Development - The Villas at Glen Cove Avenue
Date: Wednesday, June 27, 2012
Summary
The undersigned represent the homeowners of Rooney Court. The Livingston Project (Project) as proposed is in excess proportion and lies directly behind the Rooney Court cul de sac. As proposed, the Project would excessively burden traffic on Glen Cove Avenue, the surrounding streets, destroy natural habitat important for the preservation of animal and bird species, obstruct and destroy the water views, erosion of the contiguous properties causing a collapse of the homeowners land if the developers dig into the hill. The magnitude of this project spans from Ralph Young Avenue to Robinson Avenue will not only destroy the natural beauty, preservation of the trees that hold the hill in place but the privacy of the area as well even if it is a modern development which replaces blight. This is because the Project is completely inconsistent with the original zoning, which was appropriately limited to two stories and anything higher would overwhelm the residential environment surrounding it. This Project has the potential to depreciate the home values – particularly the homes on Rooney Court, Craft and Robinson Avenues.
Background
Our homes are directly behind this proposed development. The water views, natural habitat with 100’s of old growth trees supporting hawks, red fox and other species of birds and wild life will be destroyed. As neighbors on this cul de sac, we purchased our homes for this very reason and we all enjoy this unique natural beauty, tranquility and solitude that has come from residing with the wild life and tranquil water view.
Discussion
The proposed development represents an abusive zoning change. The initial zoning was limited to two stories: B-2, R-4 and R-5. As proposed, the Applicant requests 216 units of housing together with underground parking which will run the entire length from Ralph Young Avenue to Robinson Avenues and would reach excessive heights which are out of scale with our residential neighborhood. Furthermore, this Applicant seeks to steal the water view from the homeowners on Rooney Court and the surrounding area and sell that water view to purchasers of the units. In other words – appropriating value from Rooney Court and selling it for personal economic gain. It is not clear what the limitations even are on the newly created overlay zone. One thing is clear – the properties on Rooney Court and the surrounding area with existing views will have a severe impact to their value if this extensive and over the top high density project is approved to be developed.
The area of the proposed project is less than 4 acres. The applicant seeks to cram in as many living units as possible into a predominantly residential area. As proposed, as a large scale condominium development on a curve on Glen Cove Avenue, this project will excessively burden traffic, create an entirely overburdened streetscape, destroy the value of the residential neighborhoods and wild life next to and behind it.
While one can certainly understand a developer purchasing property and wanting to receive value from it, the Project as proposed is totally out of scale for the area as it towers over Rooney Court. While it is true that many of the existing properties which will be replaced by the project are considered to be blighted, the scale of the Project is so extensive so as to destroy the unique and natural characteristics of the residential area and in particular, Rooney Court. Allowing a project of this magnitude in this residential area will only make house values plummet and destroy the solitude and peace that you cannot put a price on.
Conclusion
It is truly unacceptable that such an enormous zoning change which morphs the character of the area so severely, could be allowed in the backyard of Rooney Court – one of the unique and special places in Glen Cove. Clearly there is enough high density development ongoing in Glen Cove which does not necessitate a project of this magnitude in our backyards. It is the responsibility of those who represent the citizens and taxpayers of the community – the Planning Board and Zoning Board Members to act responsibly and respectfully to those who have dedicated themselves to this community and paid taxes to support it. A developers’ primary interest is to make money and the City’s interest is to attract tax revenue. However, it is the responsibility of those who make decisions to balance those interests with the interests of homeowners who have paid for and were first to own properties which have an extremely unique quality and value to them. To take that value and enjoyment away from residents for no justifiable reason when there are plenty of other ongoing high-density projects in better-suited locations is simply irresponsible and abusive. The residents of the community urge you to halt this development and establish a moratorium. We, the residents of Rooney Court have not received any notification regarding this project. As required by law, certified notice must be given to the affected residents. We must also be given the opportunity to participate in a public hearing. Neither of these events have ever occurred.
- Rooney Court Residents
