The Village’s Comprehensive Plan, created after a great deal of community input, cited the need for housing within our Village, particularly apartment style housing. This goal was noted in the 2022 New York Forward application, the initial year New York State offered the $4.5 million award for communities of our size. In 2023 Cooperstown received the NYF Award and in a seven-month process, the 14-person Local Planning Committee assembled a Priority List of Projects which could be transformative within our downtown, NYF Boundary. Just over a month ago, we learned that from that Priority List of twelve projects, the Department of State selected one housing project, designating $1.3 million for Willow Brook Residential Housing which will create 13 new residential units in a mix of apartment and townhomes on the corner of Glen and Grove in the Railroad District of our Village. This approximately $4.7 million project was proposed by an LLC which previously constructed 13 net zero energy apartments at 10 Chestnut Street.
Within the NYF process, no project was proposed for 217 Main Street, the former Where it All Began Bat Company. The Village has long been interested in that site’s potential for housing.
However—because of the NYF process—a developer of housing became aware of the property. Vecino Group (https://www.vecinogroup.com) is a national company dedicated to the development of affordable and supportive housing. In January, they partnered with Springbrook (https://springbrookny.org) on an application to the Office for People with Developmental Disabilities – Integrated Supportive Housing (OPWDD-ISH) for 8 dedicated, one-bedroom units in the potential 50 unit (35 1-bedroom and 15 2-bedroom), 3 story building. Springbrook would provide on-site support services for individuals in those 8 units. In February, Springbrook received a $1.78 million award notification from OPWDD.
When Round 8 of Restore NY opened in late February, the Village Board approved submitting a Letter of Intent and were subsequently encouraged to apply for funding. Only municipalities can apply for this funding stream. A Public Hearing on the grant application was held at the April Village Board meeting, at which representatives from Vecino Group presented information on the proposed project. The CFA Restore NY grant application for $1.78 million, was submitted prior to the May 22nd deadline. Award announcements for Restore NY funding are anticipated by the end of 2024.
Representatives from Vecino presented at the Village’s April and May HPARB meetings. Following a Public Hearing at the May meeting, HPARB approved, with several stipulations, the demolition of the existing building. Vecino will only proceed with demolition of this building if funding is secured for the housing development.
According to the Village’s zoning law, the use of this 1.17-acre lot for multi-family housing is permitted. The building can be 42 feet, or 3-stories tall without a variance. The estimated project cost is $24 million. The new building will include a community space (with kitchen), fitness center, onsite property management, onsite maintenance, onsite Springbrook Support Agency office for the I/DD population, free building wide Wi-Fi and accessible amenities within walking distance.
Vecino Group currently has 23 supportive communities in 9 states, with 6 of those communities in upstate New York. Of those 6 supportive communities, Mosaic Village Cohoes and Asteri Utica received OPWDD Integrated Supportive Housing (ISH) funding.
In December 2022, Vecino Group received a NYS Preservation Award for its redevelopment of Old Snell Hall in Potsdam, NY. Now known as The Quarry, the renovated building provides 59 affordable apartments for people living at or below 70% of the area’s median income.
As currently designed, the Vecino development at 217 Main Street will provide affordable housing at rents set at 30% of Otsego County median income for 5 units ($18,480 single; $21,120 couple), 50% of Otsego County median income for 11 units ($30,800 single; $35,200 couple), 60% of Otsego County median income for 16 units ($36,840 single; $42,060 couple), 80% of Otsego County median income for 10 units ($49,120 single; $56,000 couple) plus the 8 units held for those with intellectual or development disabilities to have services provided by Springbrook. This will set rents at a range of $433-$1090 for a 1-bedroom and $511 to $1300 for a 2-bedroom, varying by median income level.
Village of Cooperstown leaders have asked Vecino for an explanation of issues with one of their developments, Ithaca Arthaus. Rick Manzardo, Chairman provided this response:
We cannot deny Arthaus has been a challenging development, especially given the proximity of a homeless encampment, commonly known as “the Jungle”. This encampment is unfortunately at a scope and scale that it is known by name nationally. The City has worked—and continues to—find the right solutions for the encampment for several years.
We are an isolated development, which was not anticipated. When we began construction, there were 200-300 new units of market rate units by other developers planned for the block. Due to interest rates and construction costs, those developments have stalled.
Arthaus is a 124-unit development, with 40 units set aside for homeless youth, ages 18-24, a very different population than is proposed in Cooperstown. Many changes have occurred since the local blog article—that used images more than a year old—was written:
First, Vecino took over property management in October 2023, with a property manager living onsite since November of 2023.
Second, the court eviction program in NY has opened; this has allowed some evictions to occur at Arthaus. While we do not like to evict people, we cannot let a small number of residents have a detrimental impact on others.
Third, The City of Ithaca has a new policy where hotel rooms or other lodging will be provided to those who need it. Many issues stemmed from residents letting non-residents in. Thankfully, due to Ithaca’s (new) policy this has been greatly reduced.
We are working hand-in-hand with the City of Ithaca to address issues and be proactive in our responses. This also applies to the newest property partnership: Asteri Ithaca. Like Ithaca Arthaus, it has 40 unit set aside for chronically homeless individuals – a particularly challenging community to serve. There are inevitable bumps during the initial operation phase, Vecino, supportive services partners and the City partners are working to resolve them.
That said, this model is not what is being proposed for Cooperstown, but rather a set aside for 8 individuals with intellectual or developmental disabilities.
If the financing and HCR support proceed in the next few months, Vecino will be presenting building plans at upcoming Village zoning meetings. All the meetings are public as well as live streamed and recorded on the Village’s YouTube channel. Meetings can be watched live by clicking on the VOC Live button on the Village website – www.cooperstownny.org/. VOC Live also links to the YouTube channel where all meeting recordings are located.
