This week: Haverstraw Town Supervisor Howard Phillips and Rockland Biz Journal Editor Tina Traster, discuss the merits and detriments of an affordable housing project in the Village of Haverstraw by developers at MPACT, seeking a PILOT program.
According to the NYC Department of Finance’s website:
“Manufacturing, industrial, and not-for-profit companies may receive property tax incentives through agreements with government agencies. The two agencies that issue these agreements are NYC Industrial Development Agency (IDA) and NYC Economic Development Corporation (EDC). Through these agreements, properties are exempt from property taxes and instead make a Payment in Lieu of Taxes (PILOT).”
The debate over the proposed PILOT (Payment In Lieu of Taxes) program for MPact’s development at the former Chair Factory site in Haverstraw is centered on two main viewpoints: one advocating for the project, and the other raising concerns. Here are those two viewpoints.
Haverstraw Town Supervisor
Howard Phillips
The Town was approached by developers who have proposed to build 450
affordable and market rental apartments north of Emeline Park (formerly known as the Empire Chair factory). The second phase would include a 120 room hotel. There is also a proposal for housing to be built at the municipal parking lot on Maple Ave also in the Village of Haverstraw.
Our concerns with the proposals are:
- Tax Impact on Residents: Concerns that low taxes in the PILOT agreement will burden local taxpayers to cover services.
- Lottery System Concerns: Open lottery means local residents aren’t guaranteed housing, as units are available to broader Hudson Valley.
- Town Services and Density: Project could strain town services, increase traffic, and add population density.
- Risk of Legal Challenges: Fear that PILOT agreement could lead to lawsuits from other property owners seeking tax reductions.
- Previous Projects Comparison: Believes past developments have better contributed to the tax base without such long-term tax breaks.
There are other ancillary concerns such as demand on Town services, traffic and further saturation in a downtown area which already has a tremendous population. We will continue to look at any and all proposals and keep you updated on their progress.
Additional information from Howard Phillips on this matter is available on the Town website here: Town of Haverstraw
RC Biz Journal Editor
Tina Traster
On Nov. 7, MPact Collective LLC, the developer planning to resurrect the Village of Haverstraw’s fallow Chair Factory site, will be on hand to discuss its mixed-income housing proposal at its Haverstraw Forward monthly meeting at Village Hall at 7 pm. For months the Huntington, LI-based developer, that has partnered with PennRose, a Brooklyn-based affordable housing developer, has been drumming up support for much-needed affordable housing.
The development will be a catalyst for economic activity in the village.
- Economic Revitalization: Project could stimulate local economy and attract middle-income residents.
- Community Support: Supported by village, county officials, school district, and IDA.
- Affordable Housing Needs: Addresses critical housing needs for veterans, seniors, and lower-income families.
- Counter to Opposition: Claims Phillips’ arguments are based on inaccuracies, such as supposed lack of economic benefit.
- No “Subsidizing” Burden: Argues that residents already fund various community services and similar tax reliefs are common.
“Workforce housing is essential to retain the youth, seniors, and to build a strong middle class that will remain in North Rockland,” said Village resident Magda Truchan, during the town hall meeting. “It’s time to take into account our demographic realities. A healthy county is one that listens to all people and creates equitable solutions.”
Additional information from Tina Traster on this matter is available on the RC Biz Journal website here: RC Biz Journal
Thank you for reading this edition of this new type of news – from the developers of Rockland News, Point/Counterpoint.
Our aim is to provide a forum for the well-intentioned people of Rockland, in positions of responsibility across our five towns: Stony Point, Haverstraw, Clarkstown, Ramapo and Orangetown – so that they may discuss important matters pertaining to the future of Rockland County, NY.
Please note, this series is in [BETA]. As is all things, we’ll make mistakes as we learn, and refine the series to improve over time.
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Special thanks to this edition’s sponsors, St. Thomas Acquinas College.
~ The Rockland News team