EFTA02589975.pdf

From: jeffrey E. <[email protected]> Sent: Wednesday, September 24, 2014 8:21 PM To: paul prosperi Subject: Re: 124 Parc Monceau dont fret, however, it was a pig sty, no reas=n at all , at all for broken furniture, pots posts. filthy walls. rust sta=ned walls. ( a 30 mniute fix I brought someone to see it= and told them I apologize and would get to =he bottom of it. you told me that people had beeen brought to see it=on a number of occassions. i won;t dwell or bring it up =gain, but shame on us On Wed, Sep 24, 2014 at 3:58 PM, &l= <mailto > &=t; wrote: Jeffrey<=span> </=pan> I am mortified that yo= were upset by the condition of the house. </=pan> I fully understand you= view and have taken immediate steps to remedy the conditions you noted. (See bel=w). </=pan> There are items=on your list which I was aware of but did not intend to address as urgently but I have n=w done so now such as (a) making the entrance more important, (b) the pool to dock steps, (c) removing the old furniture which certainly is deteriorated and (=) cleaning up disused flower pots and other detritus and 9e0 ge=erally cleaning up unsightly conditions. Specifically, I have t=ken the following actions in response and will evidence this by emailed photos by t=e end of the week: 1. All outside furniture will be =emoved tomorrow together with disused flower planters and detritus in outside lower level utility closets. Robens (who a=so gardens) and a helper will come tomorrow with a truck and trailer to cart t=is away. The insides of the utility closets will also be cleaned up 40=804k this is one area where Janusz may be helpful. Perhaps he can paint the insides of t=ese with garage paint to shine up. I would like to ask Janusz to work with Albe=t Cano on this and I will put them in touch. 2. The side walkways (two on nort= side) are being pressure washed again including the mildewed wall copings. Thi= had been done in the spring but will be put on a regular schedule. 3. The nonconforming "decorative=quot; stairs are being expedited. The existing stairs were always nonconforming, not required by code and so ridiculously steep as to be unuseable. I have considered what to do with replacing them with something appropriate because direct access to the dock from the pool level would be a very good addition. (We had studied several =edesign solutions for the pool area ranging from lowering the pool itself to =ecladding posts and columns with stone but discarded them (in part based on broker advice- see below) because they see=ed too expensive for the value add.) I had intended to replace the existing "stairs" with either (a) new wood s=airs of acceptable tread/riser proportions rendered in a Regency wood trellis style to match o=her wood trellis features on facade of the house (my preference) or a spir=ling stair either in metal or wood. What is your preference? Either of these cho=ces seems a sensible resolution because either would be relatively inexpensive,=and because whether rendered in wood or metal, could be fabricated largely off site. I think either would be both architecturally appropriate and attracti=e. Albert has now asked (Canon Construction- working on Steve's house) to exp=dite working with Jackie Albarran (an architect on the Town landmarks commission) for sh=p drawings. I was deferring this stage until I knew EFTA_R1_01771766 EFTA02589975 what would be left in the budget. This can be done without Arcom approval as I have previously been advised by town. I have asked for Canon's estimate by tomorrow. =/u> 5. Slippery Dock. This was not on=my list. Since last weekend, two contractors haverecommend against adding non stick strips to the dock. They walked the dock in the rain yesterday and ac=ually recommend doing nothing. If I insist, they suggest repainting the dock with=a "tough coat" finish but this will result in a painted dock. Pleas= note that the neighboring docks (except the cement ones) are finished like =ur dock. They think the strips will be relatively expensive ($5000 to$10,000) =nd will be unattractive. I will do whatever JEE prefers.<=div> 6. Entry Appearance Issues.rJEE wishes to make changes to make the house more important-appearing from the street. Th= ficus arch will be cut away immediately. (I have thought about this in the =ast but here has been divided opinion on this because some find it a charming element but I take your point about hiding the importance of the house. ) T=is will be done by Robens and his helper within a few days. His will make the house more visible. Secondly, there are existing 6' gate posts hidd=n by the ficus arch. Jackie Albarran was at the house (She is an architect-see above= this morning and will suggest a solution (possibly making these 2' talle= to 8'as allowed by code) to help make the entry more impressive. Adding gates would require a variance because of setback issues. No other house on the street has a working gate. 7. The central palm tree in the <r>front parking court. Workers have knocked the light at the base of the tree d=wn several times which raises the question of whether the tree should be remov=d. We had it fertilized this summer with the intent of keeping it but it does mak= maneuvering the parking court more difficult. What is your opinion? The pla= is to gravel the drive as a last item. (Gravel is relatively inexpensive, attractive looking and architecturally appropriate.)</riv> 8. Inside the house the disuse= furniture will be removed immediately. Most of the furniture I am lendi=g (some is already there) wont be delivered until the painting is completed. I have=been working with Ron Shaffer (interior designer/Farrow & Ball stockist) on colors, papers and design. Ron also recommended the painter who runs a crew=for Gary York. We have been doing very well on a time and materials basis with = im. The first floor is painted and the painters are now working on trim and two selected bedrooms upstairs now. He and his crew (a varying few painters) co=e at 4 and work late and on weekends. There are also a powder room and one bedroom to be papered. Paint and paper are at the house. We are pressuring =he painter to complete asap. 9. The refacing of the kitchen cabine=s. Canon is doing this work for 56000. We chose just to reface because the cabinets are attractive and unobjectionable and to replace them is a substantial expense. Plus redoing kitchens is viewed as a commonplace by bu=ers 10. The last pieces are the roof =534,000) and the graveling of the parking court (a few loads- probably under $7500). Note- the roof is not leaking but ageing. I thought it better to replace the roof just to have it off the table but this could be eliminated because it should pass inspection as is. 11. Ruined balusters. There are remnants of old balusters hidden in and peaking out of the hedges. These are nonfunctional and, if removed, would n=t be replaced. I thought they were a character element. If JEE prefers, I will have them removed. =/span> 12. To repeat, I appreciate the offer of=Janusz' help. I will put Janusz and Albert in touch. Perhaps Janusz coud work o= the exterior, lower level, north side utilty closets, cleaning them and possibly putting a coat of shiny garage paint on them as one item. 13. Photos. By Friday I will send=newly taken photos of the areas in JEE's photos showing the corrective me=sures. 14. Occupancy. No one has spent a=night in that house except, and I very much regret this, Carmo who spent about 8 =ays there which was the outside of how long he said he would be there. No one i= staying there now. Painters are inside and working most evenings. There is =o tv or phone. </rpan> Albert Ca=o, the current property manager for Steve Ross and former for Stu Subotnick ,is managing most of the work. = speak to him daily and text and email him more frequently. The s</=ont>ame is true for Ron Shaffer who is working on the interior.We are using the same contractor currently renovating Steve's house and many of the same 2 EFTA_R1_01771767 EFTA02589976 subs. We ar= getting very good value for money and have completed substantial work (some structu=al) that that were noted on our inspection report. I believe we stretched our budget dollar very well. </=pan> A lot of work (= repeat) was largely invisible now and related to =tems that appeared on our earlier inspection repor= (some structural in a minor way — ) that are long ago fixed. We ar= doing this as discreetly as possible because of the nosey neighbor syndrome but at times there has been scaffold=ng up and exterior evidence of work. (The hedge helped hide this.)</=> </=pan> In all of this I have =een guided by the opinions of the top PB brokers (Moens, McCann, Turner, Hall, Hollis). No one has mentioned to me a complaint about the unsightliness of =he house and again, I apologize you caught us with our pants down. It will not happen again. </=pan> One factor is t=at even at our marked up selling price expectation, we are talking=close-to land value. This summer a similar sized lot as to area (but with more frontage) sold as a ter r down in the mid $7s. Just last week, a demolition permit was issued for 170= South Ocean (the house on the north corner of the block) and a new 2 story Regency is planned there. So there is a real possibility that this house ca= sell even close to $8 as a tear down. There have been multiple stories in T=e Shiny Sheet this summer about how prime this block is for redevelopment. I have b=en trying to steer a middle path: making it an attractive as either a move-in conditi=n house or a tear down. This has affected my decision-making in how and what =o spend on. It surely, however, doesn't excuse the house being unsigh=ly. </=pan> </=pan> Although I have been i= NYC 2 weeks for medical reasons I was in PB all summer paying close attention and=regularly touching base with more brokers than I listed above. All are very optimisti= about the house and keep moving up their value estimates. I am very confide=t about our being able to sell at a strong price and reasonable time.<=> </=pan> I am out of the=hospital and will be back in PB in a week or at most two. I am feeling much better, my MG exacerbation is receding, and have a treatment plan in the works for my pancreatic issue =/span>which will mostly happen in PB. I would like to discuss this =ith you at a more appropriate time and I would welcome any guidance, insights or referra=s. </=pan> I (and Steve) am deepl= grateful for your participation. I will not let you down (again). </=pan> Paul please note The information contained in this communication is confidential, may =e attorney-client privileged, may constitute inside information, and is=intended only for the use of the addressee. It is the property of JE= Unauthorized use, disclosure or copying of this communication or an= part thereof is strictly prohibited and may be unlawful. If you have r=ceived this communication in error, please notify us immediately by =eturn e-mail or by e-mail to [email protected] <mailto:[email protected]> , and destroy this communication =nd all copies thereof, including all attachments. copyright -all rights=reserved 3 EFTA_R1_01771768 EFTA02589977 4 EFTA_R1_01771769 EFTA02589978