On November 25, 2014, a The Times Herald Record article covered a for a “non-profit plans to transform vacant buildings into affordable housing“, written by Leonard Sparks. For future reference, the article can be found in our Archives.

Additional detail on the article can be found at the bottom of this page. Below is an outline of questions to ask Councilwoman Karen Mejia.

Call Councilwoman Karen Mejia at (845) 569-7342 and ask the following regarding the RUPCO proposal to build to turn 15 long-vacant properties in the City of Newburgh into more than 40 units of affordable apartments for low-income residents:

1. Why does the Newburgh City Council think low income housing is the solution to all their problems?
2. How does this benefits Newburgh in the long term and how are such low taxes benefitting the Newburgh when the cost of additional services will be needed and not proportionate to the taxes paid?
3. What commitments has RUPCO already made and what happens if federal and state tax credits do not materialize?
4. How were unit sizes and rental rates determined and how long will those rates be in effect for? How are “artists” defined and determined? What exactly does artists being given “preference” mean? What specific criteria would have to be met?
5. Why are funds not allocated to the private sector for asbestos abatement and issues with lead if someone is willing to acquire vacant properties?
6. Does this mean RUPCO will “take the money and run?” How will Safe Harbors and RUPCO absorb costs associated with future property management?
7. How is this sending a positive (if any positive exists) signal to other people who might want to invest in the area?
8. How many long term/permanent (not related to construction) jobs would this be creating and what are they?
9. Exactly what efforts will be made to hire local residents for these jobs, and what assurances are there that these jobs will go to local residents?
10. Before taking on this project, has anyone determined there even are local residents that are qualified subcontractors to do this sort of work?
11. When the “large block is up and running”, how will perspective tenants be selected and what efforts will be made to keep it “pretty remarkable” after all construction is said and done?

Non profit plans to transform vacant buildings into affordable housing

By Leonard Sparks, Times Herald-Record; Posted Nov. 25, 2014 @ 7:32 pm

Kingston-based RUPCO is teaming with the Newburgh Community Land Bank on a proposal to turn 15 long-vacant properties in the City of Newburgh into more than 40 units of affordable apartments for low-income residents.

• These properties being added back to the tax role is not acceptable being that the taxes averages less than $3,000 per property, while properties that have seen substantial improvements in recent years or are kept in top condition are being charged significantly more.

How does this benefits Newburgh in the long term  and how are such low taxes benefitting the City when the cost of additional services will be needed and not proportionate to the taxes paid? 

RUPCO – the Rural Ulster Preservation Company –  plans to apply for federal and state tax credits by Dec. 4. If approved it estimates construction would begin by September 2015. Completion would take about two years.

What commitments has RUPCO already made and what happens if federal and state tax credits do not materialize?

It calls for transforming properties in a five-block area into 47 one-, two-, and three-bedroom apartments for low-income households. There would be 30 one-bedrooms, with rents ranging from $400 to $600; nine two-bedroom apartments in the $900 range; and eight three-bedrooms whose month cost would be between $900 and $1,100. One building would have five apartments above ground level and a street level community and art gallery space, O’Connor said. And artists would be given preference for 25 percent of the units, he said.

How were unit sizes and rental rates determined and how long will those rates be in effect for? How are “artists” defined and determined? What exactly does artists being given “preference” mean? What specific criteria would have to be met?

Land Bank funds would be used to eliminate asbestos and lead problems to ready the properties for renovation.

Why are funds not allocated to the private sector for asbestos abatement and issues with lead if  someone is willing to acquire vacant properties? 

Safe Harbors of the Hudson, which runs the 128-apartment Cornerstone Residence on Broadway, would manage the properties. Together they would generate an estimated $42,000 a year in property taxes for the city.

Does this mean RUPCO will “take the money and run?” How  will Safe Harbors and RUPCO absorb costs associated with future property management?

“We’re starting off with affordable rental units for the area that will start to stabilize and send a signal that these are blocks that are ready to be revitalized,” said Councilwoman Karen Mejia.

How is this sending a positive (if any positive exists) signal to other people who might want to invest in the area?

There have also been discussions about linking the project to efforts to create local jobs, according Mejia and O’Connor.

How many long term/permanent (not related to construction) jobs would this be creating? 

Local subcontractors would be sought for the project and local residents sought for asbestos abatement and the estimated 53 construction jobs.

• Often, “creating jobs” means construction work during the course of the project, and has little benefit to the immediate community since contractors and workers are brought in from the outside.

What efforts will be made to hire local residents for these jobs, and what assurances are there that these jobs will go to local residents? Before taking on this project, has anyone even determined there are local residents qualified to do this sort of work?

“We can actually get a large block of the properties that they do have up and running and we would be looking at, within the next two years, completing this project,” Mejia said. “That, in and of itself, is pretty remarkable.”

When the “large block is up and running”, how will perspective tenants be selected and what efforts will be made to keep it “pretty remarkable” after all construction is said and done?