New Jersey Mayor, Noted Economist Warn Kingston And Valley on Big Costs of Overdevelopment

(KINGSTON) - The mayor of a New Jersey town that has been stung by the financial costs and burdens of unplanned development came to Kingston today to warn public officials and city residents not to be hoodwinked by the rosy projections of developers. Bluntly stating, "Developers lie!" Mayor Randy George said that he had learned his lessons the hard way - by accepting the optimistic predictions of increased tax revenues and minimal impacts on school budgets and municipal services promised by developers who have come to his Town of North Haledon, N.J., in Passaic County.

Ken Bowers, a respected real estate and development economist, joined the mayor at the briefing, confirming that - in the case of financial projections for the proposed Kingston waterfront development known as The Landing - developer AVR Realty is indeed offering false hopes of a windfall in tax revenues to the city and only small impacts on the school system and other municipal services. Mr. Bowers projects that the number of school children from rental units in the proposed development enrolling in city schools could be four times the levels projected by the Yonkers-based developer.

Scenic Hudson invited these experts to Kingston on behalf of the Friends of Kingston Waterfront (FoKW) just two days before the only public hearing on the 2,200-unit development proposed along nearly 1.5 miles of the Kingston waterfront. The development that is being reviewed by the Kingston Planning Board without the benefit of a city master plan would increase the city's population by roughly 25 percent. The coalition hopes that community leaders and residents will heed the warnings of these two experienced voices and turn out for the public hearing Wednesday, Sept. 14, at 6 p.m. at Kingston City Hall. Further they are asking for an extension of the public comment period scheduled to end Monday, Oct. 17.

Mayor George gained national attention when The New York Times covered his appearance at a public hearing in the Town of Tuxedo in Orange County earlier this summer. The mayor warned the community not to accept rosy forecasts of real estate developers promising tax revenue windfalls and minimal impacts on school and municipal service budgets. The mayor said, they talk about revenue riches but leave towns with schools to build, sewers to pay for and taxes to raise. Drawing on his own experience, Mayor George urged Kingston to take strong steps to limit unplanned growth that could become a burden to their community, as it has in his.

Ken Bowers, principal with Phillips Preiss Shapiro Associates, a consulting firm specializing in community planning and economic development, criticized AVR Realty's draft environmental impact statement for its optimistic projections and out-of-date assumptions. The Landing project proposed for Kingston's waterfront has misstated the economic advantages and underestimated costs Kingston residents will pay, he said. Mr. Bowers' hard-hitting critique of the economic benefits of the proposed St. Lawrence Cement plant was one of the pivotal factors in the denial of the project by the New York State Department of State, which concluded the project would hurt both the Town of Catskill and the City of Hudson.

Ned Sullivan, president of Scenic Hudson, spoke on behalf of Friends of Kingston Waterfront, calling on city officials to extend the public comment period and provide opportunities for meaningful dialogue about the future of the waterfront. "The development of this land will affect the economic health and quality of life of the city, indeed of the entire mid-Hudson region, for decades to come. This should not be a rush job. Our groups want what Kingston officials and residents want - a vibrant, healthy and economically strong waterfront. What is proposed now by AVR Realty for the waterfront will create a burden, not a benefit for the community," said Mr. Sullivan.

"The full costs of this project - both in dollars and impact on the remarkable coastal resources of the city - should be assessed before decisions are made that could overrun schools, clog the wastewater treatment plant, put traffic into gridlock and contaminate the coast and water quality. A positive waterfront development project is possible here, and the entire community stands ready to work toward a win-win environmental and economic future. What is proposed by AVR will not achieve that outcome," added Mr. Sullivan.

Mayor George leads a community paying a huge price for not controlling escalating growth. Seeing North Haledon residents suffer financially and with lost quality of life motivated the courageous official to sound a warning to nearby communities. When Scenic Hudson told Mayor George of massive development projects proposed for Kingston's waterfront, he traveled to Kingston to speak out.

Standing on Kingston's waterfront, the impassioned Mayor George said, "Developers lie. When they are seeking their permits for projects, they talk about revenues that will flow from their development. Sadly it's the towns who are left paying huge bills for schools, sewers, fire and police, healthcare and much more."

"I'm not a tree-hugger or environmental extremist," he added. "Communities have zoning and other controls on development, but the builders have the great advantage of lobbying power. They have vastly more experience and skill in these issues than a mayor or council people. The developers know how to get what they want - and that's making as much money as they can and then going back to where they live. I'm saying to Kingston and the Hudson Valley, control your growth or get prepared to live with the consequences."

Mr. Bowers said he has been retained by Scenic Hudson to review the developer's economic projections and submit a professional evaluation before the end of the mid-October public comment period.

"I find a number of problems with the developer's forecasting. Municipal services for The Landing project could easily cost Kingston taxpayers more than twice what the developer claims. Strains on local schools also are underplayed. The number of students from the development's rental units going to city schools will likely be four times greater than the developer states," he said.

The economist also spoke to the hot-button issues of taxes and traffic. "The developer significantly overstates the amount of new taxes that would be produced by the project. Further, they admit that there will be more than 1,800 new car trips to further crowd Kingston's streets during peak hours and that this will require significant traffic improvements."

Avery Smith, president of FoKW member organization Friends of Historic Kingston expressed concern. "Friends of Historic Kingston's position regarding the AVR proposal surrounds the 400 years of documented Westernization that has impacted and remains central to our city's culture, economy and social well being. As part of the Hudson River National Heritage Area, any development on Kingston's waterfront must continue to support, reflect and complement that vital resource we call our heritage," he said.

FoKW wants residents of Kingston and surrounding areas to be part of reviewing the proposal. The group wants to help ensure that developing the highly prized waterfront will be a benefit and not a burden to residents.

The Landing project is proposed by Yonkers-based AVR Realty, which would like to construct 2,200 residential units and 300,000 square feet of commercial space on the 524-acre former Tilcon property. Another project, Sailor's Cove, is planned for an adjoining parcel. The development, which is anticipated to come before city officials soon, would create 325 residential units. Together the projects could raise the local population by 25 percent.

FoKW was formed in spring 2005. The coalition is focused on ensuring resident participation in creating a Kingston waterfront that protects the Hudson River Valley's cherished history, culture, beauty and economic well-being. Its member organizations want to ensure that Kingston does not see its waterfront become a burden when the opportunity exists to create powerful benefits for a diverse population.

FoKW has created an informational Web site about the Kingston waterfront, FriendsofKingstonWaterfront.org.

Friends of Kingston Waterfront comprises Friends of Historic Kingston, Friends of Rondout, Hudson River Heritage, Hudson River Sloop Clearwater, Riverkeeper, Scenic Hudson, Sierra Club and Sustainable Hudson Valley.