Alden Terrace takes new hit
The Daily Mail
Feb. 21, 2009
CAIRO — A Cairo citizens watchdog group is accusing town officials and developers of misleading taxpayers about the Alden Terrace residential and retail proposal.
Cairo First President Erica Gravina and former Greene County legislator Michael Camadine said developers and elected officials are using smoke and mirrors to pitch Alden Terrace to the public.
The development and the related sewer district project have proved to be divisive issues.
A lawsuit filed by Cairo First, Cairo Plaza LLC, J. Triple S., Inc, E. Slater, Inc., and the Cairo Township Taxpayers Association claims that the Cairo Town Board and the Planning Board, state Department of Environmental Conservation, state Environmental Facilities Corp., state Division of Housing and Community Renewal, developer Charles Maggio, Charles Frank & Associates, Regan Development Corp., Benjamin Buel and Richard Buoniconto failed to follow lawful procedures in relation to obtaining funding for sewer system improvements, failed to conduct proper State Environmental Quality Review Act procedures and hold required public hearings.
Great American Plaza owner Ellsworth “Unk” Slater, a plaintiff in the lawsuit, presented his views on the Alden Terrace project at a recent Cairo First meeting.
He said grocery stores like Hannaford and Price Chopper, which would be in direct competition with his own Great American store if they opened in conjunction with the project, can move to Cairo without it. The lawsuit, he said, will not stop such stores from opening in the area.
“If anybody really thinks that’s my motivation, they’re mistaken,” he said.
Slater said that if anything, the completion of Alden Terrace would help his business by increasing the town’s consumer population.
“This is not about me and Alden Terrace,” he said, “but it is about what is right for the town.”
Gravina and Camadine argued that the town should fix problems with the current sewer system before it takes steps to connect the development.
“The fact of the matter is, the sewer district has been losing money right along, but the general fund has been making it up. And what happens is, the sewer district has not been repaying the general fund,” Camadine said.
Camadine said that as a result, Cairo taxpayers outside the sewer district have been paying for it.
According to minutes filed from a special meeting to discuss the sewer rate increase on Nov. 10, 2008, Town Supervisor John Coyne explained to the Town Board that the town’s general fund has been helping the water and sewer district.
Coyne said Friday that money from the general fund is no longer used for the sewer district, because a separate sewer and water account was formed last year.
The sewer district made no reimbursement to the general fund in 2008, he said.
Camadine and Gravina said they feared that the burden on Cairo taxpayers will only increase if Alden Terrace is built.
According to the State Division of Housing and Community Renewal, the development will serve families and individuals with “low and very low” incomes. Gross rents, including utilities, will range from $360 to $845 per month. The units will be affordable by households with incomes at or below 60 percent of the median income in the area.
The development will fall under assessment section 581-A of the real property tax law, which states that at least 20 percent of the residential units are subject to an agreement with a municipal, State or Federal government agency that restricts occupancy of those units to tenants who qualify in accordance with an income test.
According to the department, tax credits will produce an equity contribution of $8,944,987.
“We are going out of our way to help bring low-income housing into this town,” Camadine said, asking, “Why aren’t we taking care of the people with low incomes who are already here?”
He said that if current residents of Cairo moved into Alden Terrace, their current apartments would become available for rent by new residents. New residents would bring children, which would raise enrollment in the Cairo-Durham School District.
He worried that crime rates would rise as more low-income families moved into the area, which would force the town’s police to work even harder than they already do to keep the town safe.
Slater and other community activists visited the Village of Monticello, where, they say, a low-income housing development, build by Maggio, led to an increase in crime.
Monticello Mayor Gordon Jenkins said Wednesday that the problem in his village is that there is workforce housing but no workforce.
John Barbarite, a Monticello resident who met with the Cairo delegation, said Wednesday that the village now has a glut of vacant housing and a number of under-employed residents.
Crime has risen since the development was completed.
“Monticello has been murdered,” he said.
He said that unlike with Alden Terrace, Maggio’s development in the village did not contain retail space.
Camadine and Gravina said that while the increase in low-income residents is bothersome, it is not their real problem with the Alden Terrace development.
“Nobody is against low-income housing,” Gravina said. “What we are against is being lied to, being betrayed.”
She pointed out that the original housing plan designated units for special needs residents and specifically residents who have battled substance abuse problems.
The developers have since altered the definition of special needs to refer to elderly community members, and not people who have battled substance abuse, she acknowledged, but said she said she was told by the developer that a mistake was made on the project’s application.
“They said it was a checked box error,” she said.
Larry Regan said last week that the mistake in the application had been corrected last summer.
He provided two affidavits indicating that the inclusion of residents recovering from substance abuse problems in the application was the result of a box that was checked by mistake.
The affidavits were signed Aug. 20, 2008, by Larry Regan, of Regan Development, Inc. and the grant writer responsible for the error.
The error was found and corrected with the State in July 2008, the affidavits read.
Regan said the residents with special needs will include those living with multiple sclerosis and the very elderly.
However Gravina and Camadine provided copies of an undated project summery prepared by GAR Associates, Inc., which read that because the majority of the development’s 51 units feature two- and three-bedroom units, senior citizens “are not the target occupant for the development.”
They presented copies of a housing and service agreement from February 2008 between April Hannah Healing and Counseling and the developer that sets aside eight units for residents with special needs.
They also provided a printout from the State Division of Housing and Community Renewal Web site that outline a plan for Alden Terrace serving tenants who are recovering from substance abuse.
They asked why these documents exist if the developer had never intended to serve residents recovering from substance abuse problems.