Thanksgiving Comes Early to Tongore Pines

Property managers deliver Thanksgiving fruit-filled, goodie baskets to two Tongore Pines resident ladiesResidents at Tongore Pines got a surprise visit last Tuesday from Property Managers Lindsey Wygant and Tasyka DeRosalia. The two delivered Thanksgiving fruit-filled goodie baskets, compliments of the Tongore Pines Board of Directors. “We missed holding our annual August picnic this year. We didn’t want to miss the opportunity to let our residents know how much we appreciate them,” noted one board member.

Tongore Pines offers 19 one-bedroom apartments in a discreet supportive housing setting in Olivebridge.  The complex is dedicated to seniors 62 and over with annual earnings in the lowest Social Security incomes.

Senior Resident Finds Peace of Mind At Theater Workplace

Ever go to the Rosendale Theater to watch the latest film? In the booth, the projectionist is a humble man dedicated to his work. Anthony Cacchio, a Park Heights resident at RUPCO’s senior housing campus in Rosendale, NY, casts glimmers of life through his own lens. He’s glad to be serving the community, and intends to keep working as long as he is able.

For over 40 years, Cacchio has been working in the theater business to ensure the sound and video quality are up to company standards. He works closely with an engineer who shows him how to operate the equipment, and if there is a technical issue, he can bank on the engineer to fix the problem in a jiffy—even from home. Indeed, growing up without lightning speed electronics that send signals in milliseconds makes living in this era a bit foreign, but he manages to learn new skills and train every once in a while to keep up with the ever-changing technological advancements.

Growing up in a much different period of film and TV, Cacchio remembers his favorite shows from the 1930s, at the beginnings of the film industry. He laments that he does not watch recordings of them because they remind him of young celebrities who embodied vigor and have since passed away or have consummated their years of acting. So Cacchio gets his drama fill from working night shifts six to seven days a week, and prefers his home life to be quiet and serene.

He has been living at Park Heights for 5 years now, “and was lucky to get in right away.” Cacchio describes the home-finding experience as an easy process. “RUPCO gave me a nice comfortable place, in a nice area, and I am content here.”

Back when he was living at his parent’s home, he was also content with the peace that large plots of land could afford. Cacchio remembers his father used to cut the grass with a John Deere tractor. Every once in a while, neighborhood grandchildren would visit and provide noise that the day-to-day environment lacked. When his parents passed away, he and his brother inherited their childhood home. But, he explained, it just wasn’t suitable for happy living; the reminders of his parents were just too much when he walked past their room. Apart from the constant emotional tug, Cacchio decided that one person doesn’t belong in a six-room house, when a family could easily enjoy the space. Selling the property, he ventured on to rent an apartment at Park Heights, where he lives close by ladies who are familiar faces in his daily routines. “We treat everybody as buddies,” he says; if the ladies don’t see him for a day or two, they worry.

Anthony Cacchio, senior resident at Park HeightsLuckily, 85-year-old Cacchio has good genes. His father lived until he was 91; his mother, 90. He has clear intentions to keep on working, and “to make the best I can out of it.” Perhaps his hard work ethic is the family trait that keeps them so young; Cacchio used to assist his father in the tile and marble industry, working for other businesses to provide construction work.

With years of experience behind him, Cacchio continues to play an important role in the community, including being a happy parent to his cat, “Princess.” She lets him know what foods she does and doesn’t like, and insists that he stay in the room until she finishes eating. Her melodramatic personality entwined with a need for attention lends unique companionship, and Cacchio appreciates her taking center stage in their Park Heights home while he works behind-the-scenes.

Letter to the Editor: Petition for What is Right

In response to recent articles about Landmark Place — in particular RUPCO’s filing of an amended petition, Article 78 and HUD complaint — RUPCO CEO Kevin O’Connor distributed this letter to area news outlets. Some opted to print his comments in full; others not. Here is the complete content of that letter issued 8/22/17.

On behalf of our senior citizens and vulnerable elders, we filed an amended petition on July 11 as one strategy to protect our collective rights. While New York State law allows for a protest petition by neighbors of a proposed rezoning to trigger a super majority, the law is equally clear that if there’s a 100-foot-buffer between the rezoning and the neighbors, a protest petition from neighbors cannot force a super-majority for approval of the rezoning, and a simple majority vote is enough to approve it.

Let’s remember that a majority of the City of Kingston Common Council voted 5-to-4 in favor of a zoning change for this site. That is an expression of the democratic process and the will of the People of Kingston. While the City assumed the protest petition was valid, thus requiring a 7-to-2 vote to approve the zoning change, we believe the petition fails the legal requirements and should have been rejected. Therefore, we have filed an Article 78 and Declaratory judgment action that challenges the denial of the zoning change under our original petition as well. We think the courts will deem the original vote in favor of rezoning to be sufficient.

In addition, if necessary, we will also file a complaint with Housing and Urban Development (HUD) and will follow with a lawsuit against the City of Kingston for failing to make a reasonable accommodation for persons with disabilities. Both the federal Fair Housing Act (FHA) and the Americans with Disabilities Act (ADA) protect persons with disabilities from discrimination and require reasonable accommodations to be made by a municipality to ensure fair housing practices. Persons with disabilities are a protected class, no less important than race, sex, religion, national origin, color or familiar status. Those protected classes include several of our intended tenants: seniors with mental illness, seniors with substance use disorder, and seniors with physical impairments. The record is clear that certain members of the Common Council relied on inflammatory and discriminatory rhetoric against protected classes in making their decision on the original rezoning request. Simply put, a municipality may not make zoning or other land use decisions based on neighbors’ fears that a dwelling may be occupied by members of these protected classes.

While we harbor no ill will towards the neighbors who have protested against this project, we do believe it’s time – particularly given the hateful rhetoric that has been demonstrated across the country against persons of color, certain religious groups, and other protected classes – that the hateful rhetoric spoken here in Kingston against our most vulnerable senior citizens at public hearings and written in the comment sections of the newspaper and on social media stops, once and for all. Kingston has declared itself a sanctuary City and its leaders have almost universally spoken out against the culture of hate displayed elsewhere. It is time to take care of business at home and to stop treating people as “other” people! We stand with the majority of Kingston Common Council members who voted to support our proposed project.

We take no pleasure in bringing lawsuits against the City of Kingston, and we are troubled that the City has recently faced two other federal fair housing lawsuits. We hope the Common Council will take action to avoid unnecessary taxpayer expense by settling our claims without costly litigation. Between the cost of litigation and the loss of tax revenue this project would bring, all of the taxpayers of Kingston should not bear the burden of defending unlawful actions. We listened to the neighbors early on and responded by making reasonable accommodations in our proposal – we adjusted the age of the population to be age 55 and over for all tenants. The law requires the City to do no less. We were pleased to receive a negative declaration from the City of Kingston’s Planning Board and an endorsement from the Ulster County Planning Board prior to a favorable vote by the City’s Common Council to change the zoning. 

A proposal that is widely supported by the record is being held up by a handful of families who live next to the project. Their opposition is based on unfounded fears about the populations to be served, are veiled in arguments which the record reflects are unfounded. We reject any notion that simply living near senior and supportive housing will have a negative effect on people’s lives.

We are compelled to move forward based on our mission and the following facts:

  • The City of Kingston, based on the fact that it accepts federal Community Development Block Grant funds, has a duty to Affirmatively Further Fair Housing.
  • The need for affordable and supportive housing for the age 55 and over cohort has been soundly demonstrated in the record.
  • Since 2001, other municipalities in Ulster County have approved and built 534 senior housing units while the City of Kingston has built zero. It is well past time for the City of Kingston to step up and meet the needs of its senior citizens. The rhetoric of opponents that the City of Kingston has “done enough” is simply not factual.
  • In 2009, Ulster County adopted the Three County Housing Assessment Needs Study, executed by an economist and paid for by the Dyson Foundation that stipulated that to meet the affordable housing gap, the City of Kingston would need to build 1005 units of affordable housing by 2020. Since that report was published, the City has only added 55 units of affordable housing.
  • RUPCO has the experience and expertise along with funding commitments to develop, build and adequately staff Landmark Place to safely provide 35 supportive housing units for seniors with special needs along with 31 affordable housing units for seniors of low income.
  • Landmark Place will pay a robust $132,000 recreation fee to the City of Kingston Recreation Department and put the property back on the tax rolls for the first time in its history. The $20-million development will bring tax revenue and jobs to the City during construction and as permanent positions when operating.
  • Landmark Place will save local taxpayer dollars by moving folks out of motel rooms, shelters, and overcrowded boarding homes where local taxpayers are paying up to $100 per night to house them, and alleviate the burden on local hospitals by keeping people housed and supported with regular care.
  • In the end, Landmark Place will accomplish all of the above and provide 66 permanent, healthy, accessible homes to our senior citizens, some with special needs, in a richly designed, well-built, well-staffed campus.

We hope that the will of the People of Kingston and the obligation of our City to serve its seniors and disabled will prevail, and that more people will come out to show their support.

Kevin O’Connor
Chief Executive Officer, RUPCO

Real Facts: 34 Things You May Not Know About Landmark Place

Real Facts: Landmark PlaceTime for the “Real Facts.” To counter “alternative facts” presented by some as “the truth,” we’re sharing 34 Real Facts you might not have known about RUPCO. These cover our nonprofit status, real estate development in general, Landmark Place in particular, and facts about creating community through housing. Print this PDF and share with a friend or misinformed neighbor.

RUPCO the Nonprofit

1. RUPCO, Inc., is a 501 (c) 3, non-profit organization. It is tax-exempt, and like thousands of other non-profit organizations, it does not pay income tax.

2. We are celebrating our 36th year of doing business. We are led by a volunteer board of directors and an advisory council.

3. RUPCO’s mission is to create homes, support people and improve communities. Our vision is for strong, vibrant and diverse communities with opportunity and a home for everyone.

4. As a tax-exempt organization, RUPCO is exempt from property taxes but generally needs to apply for local property tax exemption on a case by case basis. Nevertheless, all of RUPCO-owned or controlled property pays taxes or PILOTS because we believe in contributing to our community.

5. RUPCO had a $1.4M profit in 2015. RUPCO had a loss of $176,000 in 2016. Over the past 5 years, RUPCO has averaged a profit of $410,000 against an annual budget of $7.5M, considered prudent at 5.5%. Here are the last 5 years of profit or loss as reported in our 990 filings:RUPCO Profit-Loss Table 2012-2016

6. Today, RUPCO has 63 employees, most live in Kingston or Ulster County.

7. In 2015, RUPCO’s fund balance of $11.7 million dollars, accumulated since the agency’s inception in 1981, consisted of $5.3M in properties, $6.5M in long-term receivables and $3.7 million in cash and current receivables. $1.8 million of the cash is restricted and there was also $2.2 million in current liabilities. RUPCO’s current ratio for this 2015 snapshot was 1.69 where 1.5 – 2 is considered healthy in the industry.

8. RUPCO has had no income qualifying as ‘unrelated business income’ (UBI) for 2015 or any other year as all income was directly related to RUPCO’s tax-exempt mission as registered with the IRS and NYS Charities Bureau.

9. RUPCO consistently maintains a Certificate of Good Standing with the New York Department of State.

The Development Process

10. The IRS administers the Low Income Housing Tax Credit (LIHTC) program that was created by the tax reform act of 1986 under President Ronald Reagan. The LIHTC program is the largest producer of affordable rental housing in the country. The IRS requires the investors (any entity that purchases the federal and/or state tax credits) to own the real estate for a minimum period of 15 years. Thus, the nation-wide, industry standard is to create limited partnerships to admit the investors as limited partners. The for-profit or nonprofit developer, usually in the form of a subsidiary, serves as the general partner. The developer is then given the right of first refusal to buy out the investors at the end of 15 years. To illustrate:

  • For our Lace Mill project, Morgan Stanley purchased the LIHTC and historic tax credits making a private equity investment of over $10M in the project. They are the limited partners in the Lace Mill Limited Partnership that owns the Lace Mill. RUPCO created a subsidiary corporation, Lace Mill Housing Development Fund Company to manage the limited partnership and RUPCO has the right of first refusal to purchase the property from the investors, dissolving the limited partnership, at the end of 15 years.
  • RUPCO has recently bought out the investors in the Park Heights Senior Housing in Rosendale which had been in a limited partnership. The property is now owned by RUPCO.

The Need for Senior & Supportive Housing

11. The critical need for affordable housing including senior and supportive housing is well documented:

a. Harvard Joint Center for Housing State of the Nations’ Housing
b. National Low Income Housing Coalition Out of Reach
c. A Three County Regional Housing Needs Assessment for Dutchess, Orange and Ulster Counties from 2006 to 2020
d. United Way ALICE Study of Financial Hardship

12. Recognizing the critical need for supportive housing, Governor Cuomo and the NYS Legislature created the Empire State Supportive Housing Initiative (ESSHI) in 2016 and are funding 6,000 units of supportive housing across New York State.

13. The City of Kingston has 39% of Ulster County’s affordable housing – not 61% as has been claimed. New Paltz has 186 affordable housing units – not zero as has been claimed.

14. The City of Kingston has only 26% of the senior affordable housing units in Ulster County. The last senior housing built in the City of Kingston was 40 units at Brigham Charter on O’Neil Street back in 2001. Since then, the rest of Ulster County towns have built 469 senior units while Kingston has built zero. So, for senior affordable housing, the scorecard since 2001 reads: Ulster County Towns 469 – City of Kingston 0  
For a detailed analysis of affordable housing units in Kingston and Ulster County, refer to this chart. 

15. RUPCO currently has over 700 senior applicants on its waitlists for affordable housing in Ulster County.

16. On average, there are well over 150 homeless adults on any given day. In New York State, fully half of the homeless single population is over the age of 50.

17. Today, given the very low vacancy rate and long waiting lists, there is not one affordable housing unit for seniors available anywhere in Ulster County!

18. David Scarpino, President and CEO, Health Alliance of the Hudson Valley, recently reported: “ When we look at people who have had four or more hospitalizations in the last 12 months, it comes down to two populations, people with respiratory problems and people with behavioral health problems – mostly the elderly – and we’ve chosen to focus on the issue of behavioral health because it is so profound in our community. Last year we had one person come to the hospital 64 times. When you have people living in shelters, single rooms, flop houses and hotels, they feel insecure, they have no social contact and they are lonely.”

19. Harold Renzo, who served his Country in the U.S. Marine Corp, has lived in an apartment in RUPCO’s Stuyvesant for over 20 years. Harold suffers from multiple sclerosis and uses a wheel chair for his mobility. At a recent public hearing regarding the proposed zoning change, Harold said this: “And I just want you to know that one of the hardest things in life is not being disabled and it’s not having a disability, the hardest thing is not being accepted by the community. We want to support the community and we want the community to support us.”

The Fiscal Impacts

20. RUPCO will propose a PILOT of $66,000 per year at Landmark Place. This is calculated at $1,000 per unit annually compared to other housing developments that have secured PILOTS that range from $150 to $400 per unit, per year. It is important to note that PILOTS are not given solely for job creation. NYS law provides PILOTS for affordable housing production as well.

21. In addition, RUPCO will pay a one-time recreation fee of $132,000 ($2,000 per unit) to the City of Kingston. Commercial projects DO NOT pay recreation fees, ONLY housing projects pay recreation fees. RUPCO paid $110,000 for the Lace Mill and when added to Landmark Place and Energy Square, RUPCO will have paid $356,000 in recreation fees to the City of Kingston which are dedicated to fund the development or improvement of City parks.

22. The economic impacts of a $20M development project are substantial. According to the 2017 study: The Economic Impacts of Affordable Housing on New York State’s Economy, the economic impact of a typical 50 unit project in NYS is included below. At 66 units, the economic impact of Landmark Place is expected to be 30% higher than these figures:
a. One-time Construction Impacts
i. $16.6 million in total economic spending
ii. 100 total one-time jobs. This includes 46 direct jobs in construction-elated activities, 30 indirect jobs in related industries supporting construction and 24 induced jobs from household spending
iii. $6.43 million in total employee compensation
b. Ongoing Annual Impacts
i. $2 million in annual economic spending
ii. 14 total jobs
iii. $0.7 million in annual compensation

23. Not doing Landmark Place will not save any taxpayer dollars. The funding proposed for Landmark Place has already been appropriated at the federal and state levels with bi-partisan support. If money is not spent at Landmark Place, it will be spent elsewhere in NYS or around the country.

24. According to the Corporation for Supportive Housing (CSH), supportive housing saves local taxpayers up to $15,000 per year when compared to shelter/hotel costs of nearly $100 per day, hospital, police and court costs.

The Alternative

25. The property at 300 Flatbush Avenue, Kingston was determined surplus by Ulster County and has been known to be available since 2012 and it has been actively marketed to developers since 2013 by SVN Deegan-Collins Commercial Realty. Click here to read the SVN that letter outining the extensive marketing effort conducted to showcase this property.

Kirchhoff Companies looked at the site in 2015 and declined to pursue it for commercial purposes. Click here to read why Kirchhoff believes this site is not suitable for commercial use.

26. According to industry experts we talked with, most commercial tenants would likely need to eliminate the mature tree line along Flatbush Avenue and the Route 9W, introduce more curb cuts and bring in truckloads of fill to raise the site. RUPCO’s proposal will do none of that.

27. The Alms House was not listed on the historic register prior to RUPCO’s recent steps to have the property listed. Therefore it is inaccurate to assert that the building’s historic status was a deterrent to other potential developers.

28. The site location is far from the central commercial district along Route 9W in the Town of Ulster where today there are numerous vacant commercial pads and storefronts. The City of Kingston has other commercial districts including Midtown, Downtown and Uptown that are more advantageous for commercial development.

29. RUPCO’s proposal to historically treat the Alms House and build a new, attractively-designed senior building is an example of QUIMBY: QUality Investment in My Back Yard! The design by Dutton Architecture offers high quality that meets high standards, marries old and new, and is sensitive to the existing site’s natural features:

  • The two primary structures on the site each present unique opportunities to enhance the community with quality design. By listing the Alms House on the National Register of Historic Places, the project is guaranteed to be designed and renovated to the highest standards in the nation for preservation. The building will be designed to comply with the standards of the Secretary of the Interior. According to the National Trust for Historic Preservation, “Historic places create connections to our heritage that help us understand our past, appreciate our triumphs, and learn from our mistakes. Historic places help define and distinguish our communities by building a strong sense of identity.”
  • The second primary structure on the site will be new construction and designed to exceed EnergyStar® standards. EnergyStar® standards address the health of building occupants with an emphasis on reduction of energy consumption. The building design strategies for the senior residence focus on
    • access to natural light,
    • community spaces for congregating, eating and activities both inside and outside the building, and
    • encouraging ACTIVE participation by the residents who otherwise find themselves in isolation.
    • Our award winning landscape architect has designed a landscape plan that is rich with variety of spaces and experiences.
    • Fully accessible walking paths to encourage active lifestyles and healthy living are a focal point of the landscape design.

Senior and Supportive Housing

30. The project will provide 66 residential apartments:

  • 35 apartments for formerly or temporally un-domiciled homeless adults, age 55 and over. Most are anticipated to be frail and disabled seniors. Others will include Vietnam- era veterans, and other persons with disabilities.
  • 31 apartments will provide affordable housing to 1 or 2 person households comprised of persons age 55 and over.
  • The income limits for persons living in these affordable apartments will be up to 50% and 60% of the area median income (AMI):

Income eligibility at Landmark Place and Rents
31. Everyone residing at Landmark Place will be age 55 and over.

32. The median income in Ulster County is $78,500 for a family of four. This means that half the households in Ulster County earn more than $78,500 and half the households earn less.

33. The ESSHI funding allows RUPCO to provide robust services and staffing at Landmark Place that will include:
a. 24/7 front desk clerk security
b. 2 full-time care providers including and LPN and a Case Manager
c. 1 live-in Maintenance Superintendent
d. 1 part-time Property Manager
e. 1 van with regular transportation service

34. Questions have been raised about the impact to the value of single-family homes when low-income housing is nearby. According to the National Association of REALTORS® Field Guide to Effects of Low-Income Housing on Property Values (Updated May 2017) “most studies indicate that affordable housing has no long-term negative impact on surrounding home values. In fact, some research indicates the opposite.”  Additional studies on the effects of affordable housing on neighboring property values:

Last updated 7/7/17

10 Reasons Why Landmark Place IS Right for Kingston

Landmark Place, drone view, rendering of both buildingsBelow is our full comment provided to The Daily Freeman in response to Ward 1 Alderman Tony Davis’ statement. We list here 10 solid reasons why senior supportive housing at Landmark Place makes sense for Kingston taxpayers:

1. We’re proposing a natural re-use that restores the historic Alms House, preserving one of Kingston’s unique landmark buildings.

2. We’ve designed an attractive senior residence in a park-like setting with mature, native-inherent landscape. This design provides a quality alternative to what standard commercial development will bear. Developers we’ve contacted suggest that commercial development on that corner will need to cut down all mature trees lining Flatbush and East Chester Streets, make additional curb cuts, and bring truckloads of fill to raise up the site. Our proposal for Landmark does none of that.

As to what benefits the City of Kingston financially, we disagree with Alderman Davis’ assessment for the following reasons:
3. This site has been available since 2012. To date, no one has knocked on the County or RUPCO’s door offering any grand commercial development scheme or made any offer to buy us out.

4. Our proposal offers the City of Kingston a $20-million dollar site redevelopment that creates local construction jobs, pays professional fees, purchases materials, and supports local businesses.

5. Landmark Place creates 7.5 new, full-time-equivalent permanent jobs available in the City of Kingston.

6. Landmark Place saves taxpayer dollars now being spent on shelter, motel and expensive hospital costs. Each day, roughly 170 people receive emergency housing that costs up to $100 per night; this money comes directly from taxpayer dollars.

7. The property will be put onto the tax role for the first time in its history.

8. As a housing development, our proposal pays the City of Kingston a one-time recreation fee of $132,000. Commercial development is not required to pay that rec fee, leaving the City short $132,000. The rec fee charged to housing development is $2,000 per unit.

9. In rec fees, RUPCO paid $110,000 to the City for The Lace Mill. When you add up the rec fees we will pay for Landmark Place and Energy Square, RUPCO will pay total recreational fees of $356,000, funding the City of Kingston can surely use.

10. Lastly, Kingston hasn’t seen any new senior housing come online since 2001 while other Ulster County towns have created 469 senior units since that year. Our aging population needs dedicated senior housing for those living on modest Social Security and retirement incomes.

“Those People” are People Like My Parents

Welcome signAfter attending the public hearing on February 28, 2017 (held by Kingston City Planning Department on proposed rezoning in the area of 300 Flatbush Avenue), I feel compelled to voice my concern for one argument, in particular, raised in opposition. I find it incredibly offensive that some project opponents would characterize potential residents of Landmark Place as aggressive criminals, waiting to attack our children and seniors. Those characterizations are without any valid basis, and reflect those speakers’ ignorance of the people within our community who need stable, supportive and dignified homes. I hope that the members of the Planning Board will reject this fearmongering as the transparent scare tactic that it is.

To counter that scare tactic, I’d like to share with you a portrait of who I see as potential residents of Landmark Place, by way of the example of my own family’s story. My parents do not live locally, and will not be applying to live in Landmark Place. I use them only to demonstrate the population that Landmark Place hopes to serve.

My parents are both college educated, tax-paying citizens, with no criminal histories. My father was a successful banking executive and my mother was a special needs teacher. In 2006, my father decided to start a leasing/financing business with a couple of partners, in which he invested almost all of the personal wealth he had amassed over his professional career.  In late 2007/early 2008 when the economy collapsed, he lost everything. For the next several years, he worked when he could, but depleted the remaining savings he had left, attempting to pay-down creditors, their mortgage and other bills. Ultimately, my parents lost their home to foreclosure and filed for bankruptcy.

Their financial troubles took a toll on their relationship, and after 44 years of marriage, my parents then got divorced.

My father now lives in an apartment that he can’t afford. He is diagnosed as clinically depressed and requires medication and treatment. At times, he is forced to decide between paying rent or paying copays for treatment and medications. He has been actively looking for a more affordable living situation for the past year, with no success.

Around the time of my parents’ divorce, my mom was diagnosed with colon cancer that had metastasized to her lung. She had the lung tumor surgically removed this past December, and is currently in the middle of six-months of chemotherapy. She would like to work, but can’t, because the chemo has made her too weak, and because her compromised immune system makes it too dangerous for her to be around children, or people in general. Her paid leave runs out in April 2017, when she will no longer be able to afford the apartment she is currently living in.

Obviously, neither of my parents will be living in Landmark Place.  However, they are both appropriate examples of good people, who despite their best efforts, still need assistance by way of affordable, stable housing. Most of us are just a financial crisis, or a divorce, or a serious illness away from needing this help.

To vilify and dehumanize the people whom Landmark Place could potentially help, in an attempt to incite opposition to this project, is disgraceful.

Adam T. Mandell headshot, RUPCO board memberThis post was adapted from a letter to the Kingston Planning Department and entered into public record in support of rezoning proposed at 300 Flatbush Avenue. The former City of Kingston Almshouse currently sits vacant at this location, the proposed new home of Landmark Place, am affordable senior and supportive housing solution.

Adam Mandell is a RUPCO Board member since 2016. He is also a partner at Maynard, O’Connor, Smith & Catalinotto, LLP.

Public Invited to Informal Open House February 18

Landmark Place: a dron'e aerial view of the campusWe’re opening the doors at 300 Flatbush Avenue, Kingston. You’re invited to a free, informal open house on Saturday, February 18 between 10 a.m. and noon.

“People have asked us if they can visit the building,” notes Kevin O’Connor, Chief Executive Officer at RUPCO. “Many have fond memories of working here for the County. We want to show people the potential this site has to carry forward the vision of Kingston’s forefathers, the vision of caring for the most vulnerable populations in our midst. Pending the rezoning to “multifamily,” Landmark Place — an integrated campus of affordable senior and supportive rental housing – is a strategic benefit for both area taxpayers and future residents.”

The day’s agenda includes:

  • Question & Answer rooms about
    • 1st floor: senior and supportive housing with RUPCO Program Services Supervisor Kim Mapes and Senior Care Coordinator Robert Budreau
    • 1st floor: history with SUNY-New Paltz professor Bill Rhoades
    • 3rd floor: development plans with local architect Scott Dutton, Dutton Associates
  • Architectural renderings of the proposed historical building renovation, new construction and campus landscaping
  • Informal guided tours with key RUPCO staff Guy Kempe, Joe Eriole, and Michael D’Arcy
  • Light refreshments served
  • Visitors should park in designated areas in the lower lot
  • The open house will be held rain, snow or shine

“We want our neighbors and curious residents to visit the property in advance of the February 28 public hearing, to ask questions about what Landmark Place proposes,” adds O’Connor. “We’re here to give people an opportunity to hear what RUPCO envisions for the property, to see the architectural renderings created by Dutton Associates, and to tour the building and grounds.” A print piece, The Case for Landmark Place, Landmark Place factsheet, and other supporting materials will be on hand.

“At the request of the City of Kingston Planning Department, and as a courtesy to the public, we are making all relevant materials available on our website, www.rupco.org,” says O’Connor. “We look to put another vacant, underutilized building back on the tax rolls. We’re adding depth to the community by adding services and solutions to City and County residents. The Almshouse has stood strong throughout its history, it will stand stronger as Landmark Place, continuing to fulfill its original mandate – to care for the most at-risk populations in our community.”

RUPCO currently holds an option to purchase the building from Ulster County, pending a rezoning decision by the Kingston Planning Department. A site plan review public hearing is scheduled for Tuesday, February 28 at 6 p.m. at Kingston City Hall, 420 Broadway.

Landmark Place Planning Department Materials

Landmark Place aerial site map

On this page, you will find the materials relevant to Landmark Place, as requested by the City of Kingston’s Planning Department for ongoing conversations at City Hall, 420 Broadway, Kingston. Submit information requests and questions through the form below. (Last updated 7/17/17)

Presentation Materials

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RUPCO to Assist Local Seniors “Age in Place” with State-Funded Pilot

Senior Supportive Housing Program Staff:

Kingston affordable housing provider one of nine (9) NYS Agencies to receive 2-year Grant from NYS Department of Health; RUPCO to oversee Senior Supportive Housing Pilot Program with ~$500,000 in 2015-2017

Pictured here l-r: Kim Mapes, Program Services Manager; Kevin O’Connor, RUPCO CEO; Leila Santana and Robert Budreau, Care Managers; Kathy Germain, Vice President of Housing Services

Kingston, NY, March 25, 2015 – RUPCO is launching its Senior Supportive Housing Program to provide on-site service coordination for nearly 100 of its residents. The NYS Department of Health awarded a two-year grant, totaling $496,224, to the affordable housing advocate and community developer to administrate a pilot program which helps senior residents “age in place.” The Senior Supportive Housing Program (SSHP) allows RUPCO’s Care Managers to coordinate in-home services that allow the elderly to stay in their homes longer, or get out of the house more, with the assistance of ancillary services.

“This pilot program will truly benefit our elderly residents,” notes Kim Mapes, Program Services Manager at RUPCO. “By creating two new positions and putting two contact people in the field, we are better able to meet our residents, identify their needs, and assist them in gaining the services they need to improve their wellness and allow them to live more independently. Our Care Managers, Leila Santana and Robert Budreau, both have experience providing and coordinating senior services. They began meeting with residents this week to introduce themselves and explain the program’s benefits. The Senior Supportive Housing Program is available to qualifying residents at all our senior housing locations that RUPCO manages or owns.” Senior residents living at Tongore Pines, The Stuyvesant and Woodstock Commons, among others, can meet with a RUPCO Care Manager to determine which programs are best suited to their needs. Grant funding will serve low-income, Medicaid eligible seniors over age 65 residing in RUPCO’s owned or managed units to reduce risk of nursing home placement by providing in home services allowing them to remain in their apartments.

RUPCO’s SSHP Care Managers determine eligibility, then coordinate needed services which make living at home easier. These services might include a home health aide, periodic house cleaning, transitions back into the home after a hospital stay, or transportation to doctor appointments. “Leila and Bob will be coordinating this resident care,” adds Mapes. “Many residents already receive a number of services from different providers, and sometimes they don’t know who to call. The logistics of acquiring needed services is often confusing and cumbersome for our residents to manage on their own. And some don’t have a support system in place like a family member, so our Care Managers provide that support. We’re the helping hands our seniors need so they can remain in their homes for as long as possible.” RUPCO expects 40 of its Medicaid-eligible residents to accept the support services coordinated by SSHP Care Managers.

The DoH funding comes in response to the State’s Medicaid Redesign Team (MRT) investigation and recommendations. Both prompted the goal of reducing the cost of high Medicaid users across the state. DoH is interested in turning that investment into a higher quality of living for those using Medicaid at a high level and at the same time, reducing costs to the State. “Review has shown that a small number of Medicaid recipients use a disproportionate amount of Medicaid funding. Much of that expense is reflected in excessive ambulance transports to hospital emergency rooms for conditions that could have been prevented with help in the home,” notes Kathy Germain, Vice President of Housing Services at RUPCO. “By providing oversight and supportive services through Care Managers, seniors receive frequent, consistent contact with someone familiar with their situations. This personal interaction hopefully will shortcut the need for emergency services because someone is there to ensure seniors are taking care of themselves, taking their medications, eating well, and getting wellness treatment as a regular course of preventative medicine.”

Originally, when the Federal government reviewed Medicaid, it proposed a challenge to the states. “The Federal government challenged states, asking them to demonstrate a $40 billion savings. In return, they awarded $20 billion up front,” adds Germain. “As 10% of high Medicaid users are using 80% of the Medicaid resources, NYS decided to redesign Medicaid to cover better preventative, supportive services. The State DoH, Office for Mental Health (OMH), Office for Alcohol and Substance Abuse (OASAS), the DDD (Department for Persons with Dual Diagnosis) are finding innovative cost-effective ways to provide supportive housing services for seniors. This is all good news for our seniors and we’re happy to be working on their behalf.”

RUPCO was one of nine agencies to receive the DoH grant monies for pilot programs designed for seniors and aging in place. An information brochure is available online at www.rupco.org. For more information about the Senior Supportive Housing Program or a schedule of introductory Care Manager visits, contact Kim Mapes at (845) 331-2140, ext. 208.

For more than 30 years, RUPCO has been one of the Hudson Valley’s leading provider and advocate of quality, affordable housing and community development programs, provides opportunity and revitalizes neighborhoods by creating homes, supporting people and improving communities. RUPCO’s Property Management division oversees 15 properties in the Hudson Valley region providing housing and services to nearly 400 residents, the majority of them seniors and residents with special needs. As a nonprofit agency, RUPCO has led the region in creating and maintaining quality, sustainable housing and rental opportunities, inspiring understanding and acceptance of affordable housing initiatives, fostering community development and revitalization, and providing opportunity to people to improve their living standards. In that time, RUPCO has established a successful track record as a regional leader in the creation and improvement of quality, sustainable housing, created strong partnerships locally and nationally, and has maintained flexibility and agility in providing services to its key constituents.
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Senior Supportive Housing Services Pilot Awardees

Organization Project Name Award Amount
Goddard Riverside Community Center Goddard Riverside Senior Supportive Housing Program $500,000
Westchester Independent Living Senior Supportive Housing Pilot Project $500,000
Family Services Society of Yonkers Westchester Senior Supportive Services Program $500,000
Ithaca Housing Authority Expanding On-site Health Care and Improving Accessibility: Optimal Affordable Low Income Senior Housing at the Ithaca Housing Authority’s Titus Towers $500,000
Rural Ulster Preserve (RUPCO) RUPCO Nursing Home to Independent Living
(Senior Supportive Housing Program)
$496,224
Promesa Systems South Bronx Senior Supportive Housing Services Program $500,000
Catholic Charities Senior Supportive Housing Services $500,000
United Helpers Services within Senior Housing $484,861
Project Renewal Tools for Aging in Place (TAP) $491,567