Dear Editor,
There has been a lot of drama over a 50 unit homeless housing project proposed on Johnston Street in the City of Newburgh. It is being “sold” as affordable housing for Newburgh’s homeless and requires 5 variances from the City of Newburgh Zoning Board in order to finalize the approvals needed to build it. Based on the legal requirements for a variance, it should not receive a single one. This is why a crowd has shown up creating the drama seen in the papers and media.
At issue is the crowd has been led to believe this project is about providing “affordable housing to Newburgh’s’ homeless.” Sadly they have been misled by the developer’s because the project funding source (NY State SHOP” program) does NOT ALLOW for a geographic limitation of residents in the facility. This means anyone from anywhere can apply for this “homeless housing.” In other words, the project will import surrounding communities homeless into Newburgh. Worse, the NY State “SHOP” funding specifically targets the homeless population for the program to include … “Adults, young adults and youth re-entering society from incarceration”… This means convicted criminals from NY State prison system will be dumped onto Newburgh streets in a neighborhood with one of the highest concentrations of citizens of color living in poverty in Orange County. Also worth noting the “people previously incarcerated re-entering society” will be located into the City with the highest crime rate in Orange County.
Of course the real reason this project has gone this far is money; lots of money. The developers are not misleading the crowd to provide “housing for the homeless;” it’s about the fees and money the project will generate for the developers. For reference, the NY State ”SHOP” program funding provides for a 15% developer fee built into the project budget. Based on the developers stated project construction budget of S15,000,000, that works out to a developer fee of $2,250,000.
But there is other money on this deal to consider. The $15,000,000 budget for the 50 single room “micro unit” apartments in the project works out to $300,000 cost per unit. For reference, a building with 2 apartments on Courtney Avenue in Newburgh recently sold for $283,000; that is two apartments for $17,000 less than one single room occupancy micro unit in this project. With a development budget like that, someone is going to make a lot of money building this project out.
As to the reason for the crowds; this project needs 5 variances from the Newburgh Zoning Board and, based on the Zoning code, it does not deserve a single one. To be granted a variance a project needs to PROVE specific requirements one of which is the need for the variance to be “minor.” The developers are seeking to build a 5 story building which is 2 stories (67%) higher than the 3 stories allowed; they are also seeking to build a footprint over 250% of the lot coverage footprint allowed. Put another way, if the Developers are granted the variances requested; the developer will build a homeless housing project 400% the size of the building allowed in the neighborhood under Newburgh’s Zoning Law.
The purpose of the crowd is to attempt to pressure the Zoning Board of Appeals into granting the excessive variances the project does not deserve in order for the developers to get to the money. The crowd, I note, includes prior and current homeless clients; current staff of the Ministry and various supporters of their work. Noticeably absent are the people from the neighborhood who were, for the most part, un-aware the project was being proposed, seldom speak in public and, to some degree, fearful of the crowd.
To sum up; this project is about money for the developer; not housing for Newburgh’s homeless. The housing proposed is horrible and lacking any open space on the site for 50 residents who will be crammed into what is claimed “affordable housing” but which is, in reality, warehousing of the homeless. Last, it is housing that, despite what may be claimed, will be filled with homeless from other areas including “previously incarcerated individuals” dumped on the streets of Newburgh.
This project does not serve any interest of the people of Newburgh and the only reason it is being pushed is the money the developer will make if they get the approvals. The developers need 5 variances to pull this horrible project off. The Zoning Board of Appeals, based on the City of Newburgh Zoning Law requirements, should reject every one of the developer’s variance requests; they don’t deserve a single one.
Drew Kartiganer
Newburgh, NY
