Emergency Housing Facility To Be Built By Dutchess County For $3.1 Million With Goal Of Opening Date Spring 2023

From the office of Dutchess County Executive Marcus Molinaro, Dutchess County announced their planned acquisition, design, and construction for an Emergency Housing Facility using $3.1 million from the county’s allocation of the federal American Rescue Plan (ARP). This comes after Dutchess County reversed its decision to spend on a much discussed Dutchess County Stadium upgrade.

The press release has been republished in full below:

Dutchess County Executive Marc Molinaro has announced the County is nearing the purchase of property at 26 Oakley Street in the City of Poughkeepsie, to serve as the Dutchess County’s new Emergency Housing Facility for single adults – transforming the County’s emergency housing response system, which will connect those needing housing and services with providers where they reside. New evidence-based programs and intensive services located at one facility facilitate the County’s new model for assisting those experiencing homelessness find permanent housing. The facility will replace the current temporary housing units (PODS) on the Dutchess County Jail campus, which have been used as an emergency shelter during the COVID-19 pandemic but do not have adequate space for the new services and programs and were not designed for long-term use.

County Executive Molinaro forwarded a resolution to the Dutchess County Legislature’s Public Works and Capital Projects Committee at its April 7th meeting to authorize $2.1 million for the County to purchase the 1.432-acre property and $1 million for the Department of Public Works to design the new facility; the $3.1 million total will come from the County’s American Rescue Plan (ARP) allocation from the federal government; the full Legislature will vote on the resolution at its May 9th board meeting. Following that approval, the Legislature will consider allocating additional ARP funds later this year for the construction of the facility. The new facility is one of several investments the County is funding with ARP funding, including, among others, a countywide Youth Opportunity Center (the YOU); a successful grant programs for youth non-profit organizations, municipalities and non-profit infrastructure needs, new parks equipment, countywide high-speed internet accessibility and other public safety investments.

The new facility will be the cornerstone of Dutchess County’s innovative and collaborative housing-first approach to emergency housing, providing those experiencing homelessness not only temporary housing, but also extensive wrap-around services co-located within the same facility to assist them in their path toward stable housing and independent living, with the County’s goal of preventing homelessness whenever possible and ensuring if an individual does experience homelessness, it is an infrequent and singular occurrence.

County Executive Molinaro said, “As housing instability continues to challenge too many, we are committed to a new facility – a sanctuary – and new model that addresses temporary emergency housing, provides referral to transitional and permanent housing opportunities, and offers intense service support to address the issues that lead to an individual’s homelessness. Experienced and compassionate service providers throughout our community make a real difference in people’s lives every day. Our new facility will connect these organizations with the residents we serve – all under one roof providing the most efficient delivery of services making the greatest impact helping individuals find their path to permanent housing and success. This sanctuary will be a place of safety and service for those we serve and the community around us.”

Based on the successful model implemented in Bergen County, NJ that has garnered nationwide accolades, Dutchess County’s facility will feature housing for approximately 100 adults in various types of accommodations that are ADA accessible; administrative office space for community partners, including common consultation and meeting rooms; as well as counseling, programming, activity, relaxation and dining spaces, utilizing both internal and external areas of the property – a design that embodies the County’s innovative new methodology for helping those experiencing homelessness find permanent housing. The PODS, which have been used as a temporary shelter, are scheduled to be removed as part of the County’s Justice & Transition Center construction project. Dutchess County has contracted with Julia Orlando, director of the Bergen County (NJ) Housing, Health and Human Services Center, to serve as a consultant and assist the County in making the project successful. Ms. Orlando discussed the project with leadership of both legislative caucuses at their February 2022 meeting.

Ms. Orlando said, “I’m excited to work with Dutchess County, which already has so many services in place to assist those experiencing homelessness, and help the County further develop its investment in its new facility, which will transform its emergency housing response system by bringing together community partners to meet vulnerable individuals where they are and help them succeed. Our facility and housing model have been transformative in Bergen County and are replicable for communities willing to make the commitment to change the lives of those experiencing homelessness – and Dutchess County is clearly making that commitment, as it has for years.”

In addition to the staff from the County’s departments of Community and Family Services (DCFS), Behavioral and Community Health (DBCH), and Planning and Development, local providers will be housed at the new facility to link guests to appropriate, evidence-based programs and intensive case-management services to help them secure and maintain stable accommodations – be it assistance in enrolling in state and federal medical and benefits programs, such as Medicaid or Supplemental Nutrition Assistance Program (SNAP); offering mental health and substance use counseling, as well as vocational and job preparation specialists; or help transitioning to permanent housing. Additionally, the County will work with local law enforcement to ensure the safety of the facility’s guests and local residents.

Hudson River Housing Executive Director Christa Hines said, “For years, Dutchess County has been an active partner in helping those experiencing homelessness find and maintain safe, stable housing – collaborating with local providers to bring about impactful change in people’s lives. Having the myriad County resources that have long been available, combined with the services local partners like Hudson River Housing provide, housed in a central housing facility has the potential to revolutionize the way we, as a community, care for those experiencing homelessness, and we’re eager for this life-changing facility to be built.”

The existing 24,640-square-foot, three-floor structure will require renovations as well as property modifications to ensure safety and security for both guests and neighbors. Among the renovations needed at the structure, the Department of Public Works will:

• realign sleeping quarters;

• expand the kitchen and dining area;

• provide Americans with Disabilities Act (ADA) access;

• create a courtyard, including a screening garden wall; and

• address code issues.

Through a recent Request for Proposals (RFP) process, Tinkelman Associates was chosen as the designer to work with DCFS and Ms. Orlando to plan and design the facility, as well as oversee its construction, pending legislative approval.

Andrew O’Grady, Chief Executive Officer of Mental Health America of Dutchess County, said, “We, as a society, must rethink the way we approach homelessness and not provide just a temporary roof over someone’s head, but meet them where they are and offer the resources to attain a permanent home. For this facility to succeed, people must know these accommodations are safe or they will not utilize it, and the community must be assured it’s safe to have this facility in their neighborhood – and Dutchess County is creating a secure model that satisfies both of those concerns. Mental Health America of Dutchess County is proud to collaborate with Dutchess County to create a model that will lead New York and be replicable in communities throughout the state.”

Earlier this month, the County released its 2022 Housing Needs Assessment, a comprehensive analysis of demographic and housing data and evaluation of trends over recent years, as well as projections for affordable housing needs over the next two decades. County Executive Molinaro said the creation of an emergency housing facility reaffirms the County’s commitment to addressing the housing needs of every resident.

“Throughout the nation, including Dutchess County, communities are working to ensure every resident can find safe, stable housing they can afford,” the County Executive said, “and providing those in need of permanent housing the resources and services to attain and keep it is a tremendous step that will help many in our County. This facility will undoubtedly save lives and offer a brighter future for the guests welcomed through its doors.”

The County’s goal is to take ownership of the property shortly after the Legislature approves the resolution at its May meeting, with construction of the new facility to be completed by late summer 2023, and the facility is expected to be occupied in fall 2023.

Rent Increases In Beacon - Sometimes 12% - Driving Beaconites Out Or Stress On How To Stay

Renters during the pandemic have had some protections, in the form of the Eviction Protection under New York State as well as at the federal level via the CDC. Currently, some renters who cannot make payments may see an eviction paused, which the CDC has extended through March 31, 2021.

However, renters who are still making payments to landlords are also at the mercy of their landlords as Beacon’s real estate market continues to heat up, as a result of favorable tourism media (including this blog, lots of mixed-feelings here!), sexy hypes by realtors (ex: “bidding war!…buying with cash!…”), and city-dwellers leaving NYC at a faster rate as the pandemic makes social distancing unbearable. There is no rent regulation in Beacon, so property owners can make decisions based on the market and their relationships with tenants.

Some Beaconites Share Their Rent Experience

Some Beacon residents wanted to share their stories, to get a read on how other renters are faring, but wanted to remain anonymous, as landlords could be local, neighbors, influential people in the community, etc. We are respecting that for this story.

The Artist, The Dog, and the 12% Increase

Real life Beaconite after hearing the news of their 12% rent increase. The caption is from the artist.

An artist living in Beacon with her life partner recently put her dog (pictured here) up on Instagram after their landlord raised the rent 12%, hoping her dog could pull his weight a little by posing on Instagram and somehow making money. Her dog is known for his many facial expressions, so she posted a picture of his “surprised face” when they learned that the landlord was raising the rent 12%.

The caption read: “The face U make when UR landlord raises your rent 12% and U want UR dog to make money on Instagram bc other people somehow do it but U really have no time for that and wish he could just do it himself.”

This artist recently rented an office to do her commissioned work out of the home, as her life partner had surgery, which took him out of his job as he recovers at home. She needed space to spread out as orders come in and she needs to make the orders. Their residential rent will increase 12%. They are currently in negotiations.

The Renting Family Whose Residence Might Sell With Slim Chances To Buy In Beacon

Another resident with a child in the Beacon City School System used to work in hospitality, but saw her job disappear. While she and her life partner have been making the rent, the owner of the property they rent was considering selling, which would create more uncertainty about their rent. “I do feel lucky in that they could have just sold no problem months ago,” she told A Little Beacon Blog, “but told us that we could stay for however long we need to. We speak next month about renewing in the summer. Fingers crossed they haven’t changed their minds. One of my biggest anxieties right now is being pushed out of Beacon because we can’t afford it anymore. It’s fantastic for those that already own, but our chances of buying feel slimmer than they were one year ago.”

“For Sale By Owner” Listing For $800K - “NYCers Will Buy Anything!” - Or Will They?

The time came for a Beaconite, who was raised here and grew up to raise their own family, to sell his parent’s home. With the help of his siblings, they intended to sell the home themselves. The house is a Victorian “with good bones” but is not updated, and an unfinished but usable attic. His childhood nickname is still painted on the attic ceiling which served as their playroom.

The adult children were going to list the house at $800K. “We aren’t going to list it with comps (examples of recent nearby home sales),” he told me one afternoon as I lent him my extension cord for his leaf blower, in preparation for the first open house the next day. “These people from Manhattan will buy anything.”

I told him that 2 of my friends who live in Beacon were looking to buy, and I would send them right over, but at that price, they most likely could not afford. One friend with kids in the district rents in a complex, and cannot find an affordable home in Beacon. They are looking in Wappingers Falls. The other friend had outgrown their home with their kids, and also needed a larger place. They ended up buying in Newburgh.

The listing went up for $800,000. I didn’t see many cars for the open house. The following week, a realtor’s sign was out front, and the for-sale-by-owner listing online disappeared. The house popped up on Zillow for $699K, then was lowered to $625K, then $599K, then lowered again to $525K, and finally sold at $490K, according to Zillow.

While it’s understandable that everyone needs to make a buck, and pay for nursing homes for aging parents, or private nursing, or settling debts, or purchasing the next family home, a lot can be determined by the personal decision of a homeowner selling to the next person.

Councilperson Nelson Urges Landlords Not To Raise Rents - Calling Out West End Lofts

In a City Council Meeting in December 2020, Councilperson Terry Nelson voiced his disapproval with property management companies raising the rent during a pandemic, “even if it’s for $40,” he stated. Councilpeople often allude to people or companies, but don’t mention names. Therefore, A Little Beacon Blog followed up with Terry to confirm which property was raising the rent, and he stated West End Lofts, which is the complex along Wolcott that was billed and financed as affordable living with artist lofts by Kearney Realty Group.

A Little Beacon Blog reached out to West End Lofts for confirmation on the rent increase, and did not receive response. The West End Lofts complex was viewed by some residents as a solution to more apartments to accommodate more people wanting to stay in Beacon. When the property was initially cleared for development and the trees were cut, the loss of woods was traumatic for some who were not expecting it. Others viewed it as an opportunity to move their young children to Beacon. Said one resident who grew up in her parent’s home near South Avenue and now has children of her own: “I remember watching fireworks in Newburgh from my parents home (near South Avenue) through those trees. I hope I can live in those new apartments.”

West End Lofts are marketed largely to artists. There is a discount if a person is an artist. According to their website: “West End Lofts is a mixed-income artist housing development in the heart of Beacon, New York. West End Lofts consists of 50 affordable artist lofts, 21 middle-income units, and 25 market rate units.”

The Neighbor Who Lost 2 Neighbors After The Landlord Raised The Rent For New NYC Renters

A reader contacted A Little Beacon Blog with their story of their neighbors having to move out when the landlord raised the rent, replacing them with New Yorkers who left the city for a greener life, and found Beacon’s rents lower then NYC. Said the Beacon resident: “Our rent innitially was very affordable,“ she said. “A year ago, my house was sold to an investor and immediately he tired to raise my rent $150 a month after living in the space for 4 years. I very kindly said no way - and then asked him down to the original rent and had to school him that everyone in the building had lived here for years and that our landlord only raised the rent $20 years for cost of living. Needless to say, 2 tenants moved out because of that and of course people from Manhattan moved in who paid $1,600 instead of the going $1,300/$1,400.”

The connection between NYC and Beacon has always been there, with economic activity happening on the river bringing goods up and down the water. The surprise of residents from New York is not new, but the replacement of residents with rising rents is hard to watch. As is families who rent currently and want to buy are having such trouble.

How are homeowners faring with their mortgages? Some are faring well with federally mandated forbearance for those who have reduced income. But property taxes are still due, and sometimes that is a cash payment to the City of Beacon. How is that working out? Those who have an escrow account might have experienced an unexpected benefit. We look into it here.

Learn more about Help for Renters at the Consumer Financial Protection Bureau, and if a landlord is getting mortgage relief under the CARES ACT.

Dutchess County Sheriff‘s Office Suspends Enforcement of Evictions For 2 Weeks

Published Date: Sunday, March 15, 2020

The Dutchess County Sheriff’s Office has suspended enforcement of evictions for two weeks. This has been announced on the Democratic Caucus of the Dutchess County Legislator page on social media.

Says Legislator Hannah Black in the announcement:

“New information has been provided in response to the COVID-19 pandemic for our County’s residents: The Dutchess County’s Sheriff’s Office will suspend evictions for 14 days beginning Monday, March 16th. This plan to suspend evictions, will be revisited after 2 weeks to determine whether or not the suspension should be extended.

”I hope this information proves helpful and provides our residents with some ease of mind knowing that they will be able to remain in their homes while they may have to be out of work for 2 weeks due to the need to close schools. Once the legislators are given a memo on this suspension, we will be able to share that information with more detail.”

To shed light on how the process works, according to the City of Beacon’s Chief of Police, Kevin Junjulas, police officers in Beacon are not directly involved with evictions when at an address within Beacon. “Evictions are a civil process and all done through the Sheriffs Office Civil Division,” he told A Little Beacon Blog.

Pressure to make these types of types of allowances seems to be increasing. Gothamist reported that “a petition circulated by Housing Justice for All garnered more than 10,000 signatures before the moratorium [in NYC] was announced.” Some larger property owners have pledged a 90-day moratorium. From the article: “Some top property owners with the Real Estate Board of New York said they would stay evictions for the next 90 days, with an exception for ‘criminal or negligent behavior that jeopardizes the life, health or safety of other residents.’ The property owners represent more than 150,000 rental units across [NYC].”

Beacon Residents and Rent

Residents have been responding to Dutchess County’s eviction news with a brief sigh of relief, accompanied by a skeptical: “That’s not enough, but OK. Haha. Rent is due in two weeks. What if I don’t have it?”

City Council Member Terry Nelson: “I hope that gets extended because two weeks is not even close to being a sufficient amount of time.” From Legislator Hannah Black’s announcement above, it sounds like there is an open door to revisiting: “This plan to suspend evictions, will be revisited after 2 weeks to determine whether or not the suspension should be extended.”

While this legislation is a good sign for tenants, it is at the enforcement level, and does not impact if a landlord can decide to break a lease with a tenant if they cannot pay their rent due to wage loss from the pandemic-related States of Emergency in New York City and Dutchess County that encourage social distancing. Logic would indicate that breaking a lease with a long-term tenant would be a bad idea, as there would most likely be other residents with lower savings accounts as well.

When asked what message he had for the landlords, Mayor Lee Kyriacou told A Little Beacon Blog: “Be kind if at all possible; work it out. For example, consider allowing tenants to split monthly rent in two, in effect deferring half for two weeks (we've done that for years for two of our four Beacon tenants); or consider using some of the deposit for current rent (again, we've done that in the past). Obviously, landlords have their own mortgages and obligations, so there needs to be kindness and understanding in both directions at times.”

Several Beacon Residents Commute To Jobs In NYC That Are Being Temporarily Cut

Several Beacon residents commute into New York City to work in different industries, such as hospitality and film and television. Both sectors have been severely impacted by the coronavirus/COVID-19. Most film and television production in New York City, Los Angeles and other cities like Richmond, Virginia and Cleveland, Ohio have been halted for at least two weeks. You won’t be seeing any new broadcasts of late-night shows or Wendy Williams, and some news broadcasts have had to move locations because of CBS and other media outlets closing to deep clean, courtesy of staff exposure to coronavirus.

Not all film productions have indicated they will pay those gig-based employees to retain them for two weeks, but some have. A top showrunner of “Mythic Quest” has challenged studios to pay their crew while shows are shuttered, according to Deadline. In hospitality, those working for hotels have seen their shifts slashed and they are told not to come to work, but to use their paid vacation days instead. Restaurant workers who rely on hefty tips at major NYC restaurants and bars may not even have paid vacation or sick days to work with, and must file for unemployment right away.

Dutchess County Legislator Nick Page told A Little Beacon Blog via email that there is no talk yet of restricting landlords from breaking leases if a tenant cannot pay due to the pandemic, nor the reverse (a tenant breaking lease if they cannot pay).