by Keith S. Shikowitz
Haverstraw, NY – Housing development has become a contentious issue in Haverstraw, as multiple projects are in the works, but not all residents and local officials are on board. At a Town of Haverstraw Board meeting on January 28, 2025, concerns were raised about the impact of new developments, particularly a proposed 450-unit complex at Emeline Park.
Barry Berman, a longtime property owner and landlord in the area, voiced his opposition, citing overcrowding and concerns about the town’s infrastructure. He questioned how the village could accommodate the influx of new residents when, according to him, the area is already densely populated with an estimated 18,000 people.
Haverstraw Town Supervisor Howard Phillips echoed these concerns, emphasizing that the project lacks guarantees that Haverstraw residents will have priority for the units. He described the proposal as “low-income housing” rather than truly affordable housing, noting that state and federal regulations would require the units to be made available countywide.
Phillips also raised issues about the density of the proposed development, stating that 50 units per acre is an unprecedented figure for Haverstraw. He questioned the strain it would place on public services such as police, emergency medical responders, and infrastructure. Additionally, he pointed out that developers had not initially planned for amenities such as a pool, only including it after objections were raised.
Another key concern is the financial structure of the deal, including the length of a proposed Payment In Lieu of Taxes (PILOT) agreement. The town was only approached about the financial details of the project in March 2024, leaving many questions unanswered about long-term tax implications for residents.
Beyond Emeline Park, Haverstraw has several other housing projects in progress, including an 81-unit complex on Maple Avenue, a 50- to 60-unit project at the former Graciosa building, and another 200-plus units planned for the Hornet parking lot. Phillips warned that the village is already saturated with housing, and additional high-density developments could worsen existing parking and traffic issues.
In addition to infrastructure concerns, Phillips referenced media reports questioning the practices of Westhab, the nonprofit developer behind one of the projects. According to reports, Westhab has received significant taxpayer-funded contracts and has been linked to controversies surrounding the awarding of public funds. Phillips expressed apprehension about the potential consequences of partnering with an organization under such scrutiny.
He also cited past issues in Haverstraw related to housing developments, including crime and public safety concerns. He referenced complaints from residents about incidents involving individuals with mental health challenges, incidents of harassment, and inappropriate behavior near schools and residential areas.
Phillips noted that the town has supported affordable housing initiatives in the past, including rent stabilization measures and the expansion of mobile home parks. He pointed to a successful 15-year PILOT agreement with a different developer, which gradually increases tax contributions over time. He argued that PILOT agreements should serve as incentives for investment, rather than long-term tax exemptions.
As discussions over these housing projects continue, town officials stress the need for a balanced approach—one that addresses housing needs while considering the long-term impact on the community’s infrastructure, safety, and quality of life. Phillips reiterated that alternative uses for the Emeline Park site, such as a mixed-use waterfront area with recreational and commercial spaces, should be explored as a way to enhance the community without creating further congestion.
With no final decisions made, residents and local leaders continue to weigh the future of housing in Haverstraw, striving to find a solution that meets the needs of the growing population while preserving the town’s character and resources.