Kingston residents remain divided over the Kingstonian project, as evidenced at a recent public hearing over the transfer of the parking lot where the project would be built from city ownership to a local agency that would then pass it on to the developers.
On Thursday, February 25, the city held a public hearing on the transfer of 21 North Front Street to the Kingston Local Development Company (KLDC). Nearly 30 individuals spoke at the meeting, half of them in favor, and half opposed.
Daniel Ahouse, who spoke on behalf of the developers, said that the land transfer is needed for the project to go forward.
In early February, Kingston Mayor Steve Noble sent a letter to Common Council President Andrea Shaut in regards to the city-owned parking lot property at 21 North Front Street. Noble said in the letter that the next step is to transfer the North Front Street property to KLDC, which would then transfer it to developers.
The letter requested that “the council authorize the mayor to transfer title to the property for the purpose of development pursuant to the terms of the request for proposals previously awarded to the city.”
The letter states that the authorization would be contingent upon final approval of the site plan by the planning board and by an affirmative vote by the KLDC to accept the property.
“It is my position that the parcel at issue is no longer needed for city purposes as it stands today, and that the transfer to the KLDC facilitates the redevelopment project moving forward and, as set forth in the numerous previous public presentations, the transfer and development of the property lessens the burden on government posed by the property and serves the public interest,” wrote Noble in the letter. “It is also my belief that this transfer is fully in accordance with the mission and bylaws of the KLDC.”
In favor of the transfer
Just over half of Thursday night’s comments were in favor of the transfer of the city-owned parcel. Reasons given were similar to those offered previously for support of the project in general, including economic development, jobs, and needed housing.
Resident Jodi Amato said she is “very excited about the Kingstonian project.
“I think this project is one of the best things that could happen for both the residents of Kingston and for the visitors that the Kingstonian will bring to our area,” said Amato. “I believe the developers of this project have been quite transparent throughout the entire process – they’ve listened to the community, made alterations as needed and have thought through everything because it’s truly a great project … I fully support the property transfer to KLDC because it isn’t new information.”
Business owner and resident Frank Flynn said he’s ready for the eye-sore of the vacant space to be utilized and to be taken advantage of.
Stewart Meyers said that he too wants to see “some kind of development” with the area.
“What we have in uptown is basically just a parking lot,” said Meyers. “We have a great opportunity to allow some amount of development and economic input.”
Former director of KLDC, Michael Murphy, said he’s seen many projects proposed in the city, but this is “by far the best one in a long time.” He said local development corporations are created to “transfer property for economic benefit.”
“This by far meets that criteria,” said Murphy, describing how the county-owned location of the former jail at Golden Hilll was recently transferred to a developer for a similar reason.
Ahouse said the necessity of the transfer of the parcel in question was understood by the council and planning board during beginning discussions. He also said the transfer of the parcel from the city to KLDC is “legal and, frankly, a common activity.”
“This project has broad support from the community,” said Ahouse. “In addition to the speakers this evening, there are approximately 100 additional individuals who have submitted emails in advance to tonight’s meeting who are in favor of the council going forward with the transfer. This is in addition to the well over 500 individuals who have weighed in over this entire review process.”
Against the transfer
Those opposed reiterated concerns that the project did not offer needed affordable housing and said giving developers the city-owned parking lot and a portion of a city street (Fair Street Extension) was unnecessary, echoing criticisms of a tax agreement the county approved that saved developers $28 million.
“It sounds to me that the mayor is suggesting we give the parcel to the developers,” said Tanya Garment. “Yet another free thing, or huge discount, the developers are requesting. This is very much in line with the developer’s business model.”
Some asked for a true “private-public partnership” to be had, considering the project is using taxpayer money.
Lee Kalish raised the issue of traffic.
“Please consider in the past how often North Front Street, Fair Street and Wall Street have all become overly congested with truck deliveries, emergency people, double-parked cars, parallel parking – it’s already unsafe for pedestrians crossing the street,” said Kalish. “We can’t close the street and make Uptown more congested than it already is. How is closing Fair Street beneficial in any way to the City of Kingston and its residents?”
Members from the KLDC also expressed concerns.
“I am not a supporter of this project at a time where so many are experiencing a housing crisis,” said Patrice Courtney-Strong, who is on the governance committee of the KLDC. “This is the wrong time for public dollars to go towards luxury housing.”
Courtney-Strong also asked if there is a precedent to do this kind of a transfer in the city.
Another KLDC member, Miles Crettien, who is also on the governance committee, expressed concerns relating to the “the lack of understanding of this process by the general public and the lack of transparency on the part of the city of Kingston.”
The finance and audit committee will discuss and potentially vote on the parcel transfer at its March 1 meeting before it comes before the common council.
The Kingstonian would be home to 143 housing units in all, have a parking garage with a total of 420 spaces (277 public) 8000 square feet of commercial/restaurant space, a 32-room boutique hotel, a pedestrian plaza and a footbridge to the Kingston Plaza.
Lawsuits seeking to overturn city approvals thrown out
In other Kingstonian-related news: On February 19, State Supreme Court Judge Richard Mott dismissed a lawsuit that could have potentially derailed the project. Local property owner Neil Bender was behind the suit, which was filed last year by Poughkeepsie-based law firm Lewis & Greer, claiming the city made a number of legally questionable decisions when granting development rights for the project. It named JM Development, who are the Kingstonian developers, the Kingston Common Council, Kingston Mayor Steve Noble, and architect Andrew Wright as defendants.
Bender has two other pending Article 78 lawsuits challenging decisions made about the project. One was a 2019 decision by the city zoning enforcement officer who found a zoning overlay’s requirement did not set aside 20 percent of units for affordable housing for new construction like the Kingstonian, and the second was in regards to the planning board making a mistake in issuing the wrong declaration of environmental significance.
“As we just heard, we’re aware an out-of-town businessman who owns multiple uptown properties has mobilized his lawyers to make a case to you that this transfer is not legal,” said Ahouse at the public hearing. “This has been a constant theme throughout our approval process. Each step of the way is an attorney showing up offering their own interpretations of state and local laws and ordinances, but do so with no legal basis – a fact that eventually comes to light, as we saw with last week’s most recent court decisions.”
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