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Home My WebLink About20250533 26 Finley St Site Plan Supplmental Information- Summary and Data 09182025 Summary – The Finley Apartments The Finley Apartments will create 71 high-quality, affordable rental units in Saratoga Springs, available to households earning up to 60% of Area Median Income (AMI) and to individuals with qualifying psychiatric disabilities. Half the apartments will be reserved for income-eligible community members; half will provide supportive housing for adults with a diagnosed psychiatric disability. Neighborhood Concerns Some neighbors have expressed concerns about ‘oversaturation’ in the community. This concern is rooted in the visibility of homelessness and shelter use in the vicinity. The Finley is qualitatively different from emergency shelters and service centers: • Permanent Housing, Not Shelter: Tenants sign leases, pay rent, and live as community members. • Integrated, Stable Community: Mixed-income residents live together, fostering stability. • Supportive Services: On-site services are for tenants only, supporting long -term success. Evidence from Comparable Properties Independent research from small U.S. cities and Canadian towns shows supportive housing does not depress property values or increase neighborhood disorder when well managed. RISE’s existing supportive housing properties, Dominic Hollow (Ballston Spa) and Riverview (Corinth), demonstrate positive outcomes: • Annual monitoring inspections consistently show compliance, safety, and strong property management. • Police calls for service are declining, most calls are staff-initiated, and most calls are for incidents that occur inside the building. • Low incidence of evictions demonstrates tenant stability How is The Finley Different? • All residents must qualify for tenancy; this is not emergency placement. • On-site staffing and support reduce reliance on emergency services. • The building will be locally owned and operated by RISE, unlike other affordable housing developments in Saratoga County- which are owned by nation-wide developers who do not provide on-site support services: • Vecino Group- based in Springfield MO; Norstar Development- based in Buffalo NY; Beacon Communities- Based in Boston MA; NPR Group- based in Cleveland OH; Conifer Realty- Rochester NY • The Saratoga Springs Housing Authority (SHPA) jointly owns some of these properties, but they also do not provide supportive services or have expertise in mental health Supportive Housing Developments – Community Impacts in Towns & Smaller Cities This evidence focuses on research from smaller towns and smaller cities (more comparable to Saratoga Springs) on how supportive and related affordable housing developments affect nearby communities. Findings emphasize property values, public safety, health system usage, and neighborhood quality outcomes. Section C includes New York City–specific research for reference as NYC is widely recognized as the epi-center of supportive housing development in the US. A. Evidence from Small Towns & Smaller Cities Study / Location (Year) Key Findings Implications for Communities Urban Institute – Alexandria, VA (2022) Homes within ~1/16 mile of new affordable housing saw a small but statistically significant price increase (~0.09%). No price penalty found at broader radii. No evidence of property value decline near developments in a compact small city; slight positive price effects suggest stabilization. Housing First in a Small City, Alaska (2020) After a supportive Housing First program opened, tenants’ ambulance transports, emergency department visits, sobering- center nights, and police contacts dropped significantly within 6 months. Reduced crisis-service usage benefits the wider community (fewer visible emergencies, lower public costs, improved public safety). BC Housing – Multiple Small & Mid-size Municipalities, Canada (2019–2020) Case studies across 13 non- market (supportive/affordable) housing sites show nearby property values kept pace with or exceeded municipal benchmarks. Introductions of supportive/affordable housing did not depress nearby values; results generalize to smaller communities as well as urban cores. Mount Laurel, NJ – Suburban Small-City Context (2011–2013) Mixed-methods evaluation of Ethel Lawrence Homes found no adverse effects on crime, property values, or taxes in host and adjacent towns. Contradicts common fears in suburban/small-city settings: no measurable harm to safety, values, or tax burden. B. Broader Syntheses (Including Non–Big-City Sites) Review / Program (Year) Key Findings Relevance to Smaller Communities HUD–DOJ Permanent Supportive Housing Demonstration (2024– 2025) PSH increases housing stability and shifts usage away from jails/ERs/shelters to routine care, with program benefits often exceeding costs. These effects reduce visible street disorder and lower public costs in jurisdictions of all sizes, not just large metros. Systematic Reviews of Housing First / PSH (2018–2023) Consistent evidence of improved housing retention and reductions in crisis- service use; positive cost- effectiveness in multiple geographies. Generalizable mechanisms (stability + preventive services) apply in small cities and towns, improving neighborhood quality-of- life. C. NYC-Specific Research (For Reference) Study (Year) Key Finding Notes NYU Furman Center – Impact of Supportive Housing on Surrounding Neighborhoods (2008) No evidence of nearby property value decline; in some cases, properties within ~500 feet saw increases. Large-city context; included here to round out the broader evidence base. NYC Independent Budget Office – Proximity to Homeless Shelters (2019) Supportive housing distinguished from shelters; found no systematic property value decline tied to supportive housing. Shelter effects differ; supportive housing outcomes are more stable/neutral-to-positive. Direct Links to Studies & Reports • Urban Institute (Alexandria, VA, 2022) – https://www.urban.org/research/publication/assessing -impact-affordable-housing- nearby-property-values-alexandria-virginia • Urban Institute PDF Brief – https://www.urban.org/sites/default/files/2022- 04/Alexandria%20Affordable%20Housing%20Brief.pdf • Housing First in a Small City, Alaska (2020) – https://collaborations.miami.edu/articles/65/files/submission/proof/65 -1-601-1-10- 20201015.pdf • ResearchGate entry (backup link) – https://www.researchgate.net/publication/346244835_The_Impact_of_Housing_First_i n_a_Small_Town_Emergency_Service_Use_and_the_Changing_Community_Attitude • BC Housing Overview Report (2020) – https://www.bchousing.org/publications/Property -Values-Case-Study-Overview- Report.pdf • BC Housing Full Case-Study Report – https://www.bchousing.org/publications/Property -Values-Case-Study-Full-Report.pdf • Mount Laurel (Princeton/SSRN, 2011) – https://papers.ssrn.com/sol3/Delivery.cfm/SSRN_ID1865231_code1673602.pdf?abstra ctid=1865231 • Mount Laurel (Journal article, 2013) – https://journals.sagepub.com/doi/abs/10.1111/cico.12015 • HUD/DOJ PSH Demonstration (overview, 2024–2025) – https://shnny.org/uploads/State_of_Supportive_Housing_4.4.24_final_.pdf • NYU Furman Center Policy Brief (NYC, 2008) – https://furmancenter.org/files/FurmanCenterPolicyBriefonSupportiveHousing_LowRe s.pdf • NYC IBO – Shelter proximity & property values (2019) – https://ibo.nyc.ny.us/iboreports/close-to-home-does-proximity-to-a-homeless-shelter- affect-residential-property-values-in-manhattan-2019.html Site Visits and Inspections – Dominic Hollow & Riverview Dominic Hollow and Riverview are regularly reviewed by multiple oversight and compliance partners to ensure high-quality housing and program operations. The Finley will be overseen and monitored by the same process. Inspectors have consistently expressed positive feedback on building conditions, staff responsiveness, and tenant safety. Staff at Dominic Hollow and Riverview take pride in ensuring that all repairs are addressed promptly, keeping the properties safe, stab le, and well-maintained. Site Visits and Inspections – Dominic Hollow & Riverview Oversight Partner Role Most Recent / Scheduled Visit Notes Homes and Community Renewal (HCR) Funder & Oversight Agency DH inspected 6/11/2025; RV scheduled 9/23/2025 Inspections every three years Office of Mental Health (OMH) Oversight Agency DH visits in May & June 2025 Regular program oversight for tx apt and supported apts Richman Housing Tax Credit Investor (Dominic Hollow) Annual visits, May Ongoing investor compliance CREA Tax Credit Investor (Riverview) April 2025 Final report: no deficiencies, praised staff efforts Community Preservation Corporation (CPC) Funder March 2025 Positive inspection results From: Downs, Robin W (OMH) Sent: Tuesday, June 17, 2025 12:26 PM To: Sybil Newell <snewell@riseservices.org> Subject: Supported Housing Review - Dominic Hollow ESSHI SP-SRO Good Afternoon Sybil, As part of the Office of Mental Health’s oversight of ESSHI - SP-SRO Supportive Housing units, the Hudson River Field Office will be conducting an on-site Supportive Housing review of the Dominic Hollow 9 unit SP-SRO in Saratoga County on Friday, June 27, 2025, arriving approximately 8:30 a.m. at the program location. During the visit we will conduct interviews of the program director and program residents if they are amenable to being interviewed, conduct record and documentation review as identified below and conduct an environmental walk through of a small sample of apartments which are supported with the rental stipend. Please identify three to four apartments in advance for us to visit and obtain the permission of the service recipient. Although not required, we prefer the resident be present during the brief walk- through. The below list is the documentation required for the review. Since I will be conducting the review by myself, I may not have sufficient time to review all documentation on site as I will likely aim to leave approximately 2:30 for return travel. Therefore, please send documentation in advance of through an encrypted file sharing system called MySend or have the documentation available on site for me to take with me. In order to attach documents in MySend, you would need to send me the email address of the individual who will upload the documents and I will send a MySend invitation to them. Documentation for review: 1. Programmatic: two open resident records will be selected for review from the current roster once I have received the rosters. For the records selected, i will want to review all record documents, including their signed and dated rental calculation worksheets, income verification, resident rights and responsibilities, grievances, consents, service plans and reviews, leases, progress notes and documentation evidencing referrals to community providers and resources and subsequent collaboration with same. Please send: • Current resident roster including the dates of admission, whether a client is receiving a stipend only, services only, or both. Once I have received the roster I will select records that I will review. • Admission Criteria • List of discharges by name, date of admission, date of discharge. I will select two records (discharge summaries) 2. Policy and Procedures that will be reviewed: • Process for termination of rental stipend and services to resident • Policies and procedures for rent collection, rent arrears and terminating tenancy • Policy or Written guidelines for use of contingency funds • Policy and procedure for identification and follow up on residents who are a high risk of losing their housing • Process to assist the resident in rental arrears • Policy/procedure reflecting a formal system for residents to provide input into the Supportive Housing policy decisions and an opportunity to develop peer to peer supports • Policy reflecting that residents play an active role in the choice of location, living arrangements and selection of furnishings for their housing • Unit turn over procedure • Grievance procedures and documentation (filed/resolution) 3. Staffing: • List of staff trainings • Staffing – number of FTE’s and titles 4. Fiscal: • Written documentation outlining the criteria and process for determining the rental stipend and services offered to residents • Written notification to residents informing them that their income must be verified annually in order to receive rent subsidy • Rent Calculation Worksheets • Record of any Contingency Fund utilization • Listing of any apartments in arrears – including reasons for the arrears • Capital reserves contribution document (if applicable) providing information on how the amount was determined and when it was contributed. 5. Physical Plant: • Documentation indicating the agency has established and employs adequate preventive and emergency maintenance procedures (smoke detection, general systems maintenance) Please let me know if you have any questions. Thank you, Robin Robin Downs, MS, LMHC Regional Housing Coordinator Hudson River Field Office - Office of Mental Health 10 Ross Circle, Suite 5N, Poughkeepsie, New York 12601 (845) 454-8229 (phone) | (845) 454-8218 (secure fax) | Robin.Downs@omh.ny.gov www.omh.ny.gov 988 Suicide and Crisis Lifeline: Call or Text 988 or chat 988lifeline.org IMPORTANT NOTICE: This e-mail is meant only for the use of the intended recipient. It may contain confidential information which is legally privileged or otherwise protected by law. If you received this e-mail in error or from someone who was not authorized to send it to you, you are strictly prohibited from reviewing, using, disseminating, distributing or copying the e-mail. PLEASE NOTIFY US IMMEDIATELY OF THE ERROR BY RETURN E-MAIL AND DELETE THIS MESSAGE FROM YOUR SYSTEM. Thank you for your cooperation. DISCLAIMER: This e-mail may contain CONFIDENTIAL INFORMATION that may include protected health information as that term is defined under the Health Insurance Portability and Accountability Act of 1996 ("HIPAA"), and is being transmitted exclusively to the person(s) named above subject to applicable HIPAA and other legal requirements governing the confidentiality of such information. If you are the recipient of this e-mail, you are hereby notified that any unauthorized use, dissemination, copying, disclosure or re-disclosure of the information contained herein is expressly prohibited. If you are not the intended recipient of this e-mail, or the employee or agent responsible for the delivery of it to the intended recipient, please promptly delete this message and notify the sender by e-mail. Fletcher, Camellia (OMH)<Camellia.Fletcher@omh.ny.gov> Harlan Hall;Jackie Knowles;Sybil Newell Monroe, Maxine (OMH) <Maxine.Monroe@omh.ny.gov>;+1 other Good morning, Thank you all for being a part of the opening call this morning, it was nice to meet you! Below, I have included the list of documents we will be reviewing during the administrative review. Documents may be sent to us via our secure file transmission program called mySend. Harlan, since you have identified yourself as the individual who would be sending this information to me, I will send an email invite through mySend, which allows you the access to upload the requested documentation. If there are any other individuals who may need access to mySend (Admin, HR, compliance, IT), please provide a contact list of those individuals. Additionally, please provide me with a contact list for each of the programs up for review. Documentation may be sent through mySend at any time between now and 2/18/25 as follows: • Agency organizational chart • Most current annual agency report submitted to the governing body • Inspection or audit report results from other regulatory agencies (e.g., Fire Dept., Health Dept., Federal Medicaid, The Joint Commission) • Incident Review Committee (IRC) meeting minutes for the past 3 years and IRC membership composition • Any new or substantially updated Policy and procedures 1. Most recent recipient satisfaction surveys 2. Grievance/complaint documentation 3. After hours service plans 4. Staffing: List of new hires by program since last recertification. Please separate list by program and include date of hire and title. We will randomly select two personnel records per program for review and will require the following: a. Documentation of Degree b. License/Certificate c. Full-time/Part-time status d. Staff Exclusion List e. Criminal Background Clearance f. Justice Center Code of Conduct / Mandated Reporter training and attestation Thank you in advance for all your assistance in the review process. Please don’t hesitate to reach out if you have any questions or concerns. Camellia Fletcher, LMSW Program & Compliance Specialist Hudson River Field Office - Office of Mental Health 10 Ross Circle, Suite 5N, Poughkeepsie, New York 12601 Phone: (845) 454-8229 Fax: (845) 454-8218 www.omh.ny.gov Are you in crisis, experiencing emotional distress, or worried about someone you know? Call or text 988 or chat at 988lifeline.org 24 hours a day, 7 days a week. IMPORTANT NOTICE: This e-mail is meant only for the use of the intended recipient. It may contain confidential information which is legally privileged or otherwise protected by law. If you received this e - mail in error or from someone who was not authorized to send it to yo u, you are strictly prohibited from reviewing, using, disseminating, distributing or copying the e-mail. PLEASE NOTIFY US IMMEDIATELY OF THE ERROR BY RETURN E-MAIL AND DELETE THIS MESSAGE FROM YOUR SYSTEM. Thank you for your cooperation. DISCLAIMER: This e-mail may contain CONFIDENTIAL INFORMATION that may include protected health information as that term is defined under the Health Insurance Portability and Accountability Act of 1996 ("HIPAA"), and is being transmitted exclusively to the person(s) named above subject to applicable HIPAA and other legal requirements governing the confidentiality of such information. If you are the recipient of this e-mail, you are hereby notified that any unauthorized use, dissemination, copying, disclosure or re-disclosure of the information contained herein is expressly prohibited. If you are not the intended recipient of this e-mail, or the employee or agent responsible for the delivery of it to the intended recipient, please promptly delete this message and notify the sender by e-mail. From: Daniels, Matthew <DanielsM@richmancapital.com> Sent: Wednesday, June 19, 2024 2:45 PM To: Sybil Newell <snewell@riseservices.org>; Mary Ramos <mramos@cgmrcompliance.com> Subject: Dominic Hollow Apartments - 2024 Site Visit Hi Sybil /Mary, I’d like to schedule our 2024 site visit for July 24th at about 2:30 -3 to Dominic Hollow. Please let me know if this date/time works and I’ll send a questionnaire for completion before -hand and want a tour of common areas and vacant units. Thank you, Matthew J. Daniels | Senior Asset Manager Richman Asset Management, Inc. | danielsm@richmancapital.com 777 West Putnam Ave. | Greenwich, CT, 06830 | P • 203.869.0900 x 352 www.therichmangroup.com DISCLAIMER: This e-mail may contain CONFIDENTIAL INFORMATION that may include protected health information as that term is defined under the Health Insurance Portability and Accountability Act of 1996 ("HIPAA"), and is being transmitted exclusively to the person(s) named above subject to applicable HIPAA and other legal requirements governing the confidentiality of such information. If you are the recipient of this e-mail, you are hereby notified that any unauthorized use, dissemination, copying, disclosure or re-disclosure of the information contained herein is expressly prohibited. If you are not the intended recipient of this e-mail, or the employee or agent responsible for the delivery of it to the intended recipient, please promptly delete this message and notify the sender by e-mail. Daniels, Matthew<DanielsM@richmancapital.com> Jackie Knowles;Sybil Newell Mary Ramos;Deborah Moore Hi Jacqueline, I’d like to schedule our annual site visit for Wednesday 6/4 at 10 AM. Like last year, I’d like to take a brief tour, see a mix of a handful of vacant and occupied units and discuss a questionnaire that I will provide beforehand. Please confirm this date/time works for your team. Thank you, governing the confidentiality of such information. If you are the recipient of this e -mail, you are hereby notified that any unauthorized use, dissemination, copying, disclosure or re - disclosure of the information contained herein is expressly prohibited. If you are not the intended recipient of this e-mail, or the employee or agent responsible for the delivery of it to the intended recipient, please promptly delete this message and notify the sender by e - mail. From: Jhmyle Crocker <repsinspections@gmail.com> Sent: Monday, March 10, 2025 2:02 PM To: Sybil Newell <snewell@riseservices.org> Subject: Re: Annual property inspection Ballston 2025 Following up on this On Thu, Mar 6, 2025 at 6:50 PM Jhmyle Crocker <repsinspections@gmail.com> wrote: I have been contracted by S2 Inspections on behalf of The Community Preservation Corporation to perform the annual property inspection on their behalf at 41-60 Dominic Drive, Ballston NY. Please fill out the manager questionnaire I have attached to the email. Also please send a copy of the rent roll. I will need to inspect at least 5 percent of all units. If you have less than 100 units I will need to inspect at least 5 units minimum. They need to be a combination of vacants and occupied units. If you have no vacants then all occupied will do. (If you have down units I need to inspect as well). Commercial units will also need to be inspected. Please let me know if you have any questions -- Thank you, Jhmyle Crocker S2 Inspector Coordinator 860-869-9477 Sheila Crocker S2 Inspector 860-849-1787 Emrik Mundschenk<emundschenk@creallc.com> Stace Shinn;Mike Newman <mnewman@csdhousing.com>;+2 others Vickie Messner <vmessner@csdhousing.com>;+3 others Hi There, Thank you for accommodating our site visit. I enjoyed visiting the property and meeting the staff. We appreciate your efforts put into assist us with this. We have completed the annual CREA Site Visit at The Riverview Apartments at Corinth Please see the attached finalized report. Due to your team’s fabulous efforts on-site, we did not identify any deficiencies during our visit. Therefore, please consider this inspection closed out. Please let me know if you have any questions. Thank you! Police Response Trends Dominic Hollow- Ballston Spa ➢ RISE’s first affordable housing complex opened in April 2023. ➢ The data below was received from the Saratoga County Sherriff’s Office ➢ Calls this year have decreased significantly, reflecting stronger policies, clearer expectations, and improved staff de-escalation skills. • The majority of calls were for incidents that happened inside the building • The majority of calls were made by staff on -site, or facilitated by staff to assist residents with calling 2023 2024 2025 Disturbance 41 36 15 Public Assist/ Welfare Check 27 31 10 Assist EMS/Fire/Other 12 14 9 Domestic 6 10 8 Admin 3 11 5 Harassment 6 8 5 Trespassing 6 5 7 Mental Health 4 8 3 Larceny 6 3 5 Area Check 4 4 1 Assault 4 4 0 General Information 3 2 0 Suspicious Person/Vehicle/Package 2 3 0 Fraud/Forgery 3 1 0 Driving/Parking Enforcement 2 1 0 Damage/Vandalism 1 2 0 Missing Person 0 1 2 Subject w/Weapon 1 1 0 Burglary 0 1 0 Sexual Assault 1 0 0 Drug Complaint 1 0 0 Total 133 146 70 120 13 2023 Inside Outside 135 11 2024 Inside Outside 70 6 2025 Inside Outside Police Response Trends Riverview- Corinth ➢ RISE’s second affordable housing complex opened in August 2024. ➢ The data below was received from the Saratoga County Sherriff’s Office ➢ In the year Riverview has been open, there have been 111 calls for service, the vast majority of which have been inside the building 2024-2025 Public Assist/Welfare Check 33 Disturbance 21 Mental Health 14 Assist EMS/Fire/ Other 8 Administrative 7 Harassment 6 Area Check 4 Domestic Active/Inactive 4 Trespassing 3 Animal Complaint 2 Fraud 2 Larceny 2 Traffic Stop/Parking 2 Suspicious Person/ Vehicle 2 Assault 1 Total 111 101 10 2024-2025 Inside Outside Evictions (2023–2025) Evictions remain rare across our programs and are pursued only when necessary to protect safety and uphold program integrity. While most eviction cases required court involvement, a smaller number were resolved without legal action. Between 2023 and 2025, evictions were tied to two key factors: nonpayment of rent and behaviors that also led to police responses. This overlap shows that evictions were not random or excessive, but rather linked to situations where safety, accountability, and program standards were at risk. The vast majority of residents have maintained housing stability. With only a small number of departures, the program has demonstrated strong success in supporting residents’ long-term stability and housing success. Move-Out Outcomes by Year Dominic Hollow (2023– 2025) Year Evicted Incarcerated Voluntarily left 2023 3 1 1 2024 2 0 1 2025 3 0 0 Move-Out Outcomes by Year Riverview (2024-2025) Year Evicted Incarcerated Voluntarily left Pending Eviction 2024 0 0 0 0 2025 2 0 0 2 The Finley Apartments: • 71 affordable units, up to 60% AMI (area median income) • 2025 Saratoga County 60% AMI Income limits from HUD ▪ 1-person household: $48,780 ($23.45/hour) ▪ 2-person household: $55,740 ▪ 3-person household: $62,700 ▪ 4-person household: $75,240 • www.huduser.gov/portal/datasets/home- datasets/files/HOME_IncomeLmts_State_NY_2025.pdf • Population to be housed: ▪ 50% of apartments - income eligible community members ▪ 50% of apartments - Supportive Housing for individuals diagnosed with a psychiatric disability (mental illness) • Examples of qualifying mental illness: Schizophrenia, Major Depressive Disorder, anxiety disorders, Obsessive-Compulsive Disorder, Post-Traumatic Stress Disorder, Bipolar Disorder Neighborhood ➢ There are no other residential mental health programs in the neighborhood. The nearest one is 1.5 miles away on Circular Street. ➢ Most neighbor concerns have been regarding behaviors exhibited by street-homeless, or shelter-homeless individuals. ➢ Supportive Housing is permanent, affordable housing combined with wrap‑around services ➢ Key features: affordable rent with rental subsidy, support services, apartments integrated into the community, focus on stability & recovery, does not require licensure to provide services Noted Locations ➢ AIM Services: not mental health related; not low-income residents o 9 residents, 42-78 years old, all non-ambulatory, with developmental/physical disabilities ➢ Adelphi St. Shelter: not permanent housing, not mental health related o Will permanently close as of 1/1/27 at the latest ➢ Proposed SOS building on Ballston Ave: not permanent housing, not mental health related o Does not currently exist ➢ Code Blue (South Broadway): not permanent housing, not mental health related o Not the permanent location; owner recently passed, and the property is for sale ➢ Mental Health Clinic: non-residential support services ➢ Homebase: non-residential support services Project Location (City/Town)# Units # Parking Spaces # tenants with cars 1 DePaul Trolley Station anandaigua 48 Canandaigua 48 72 24 2 DePaul - Starting Line Apts.Utica 60 90 31 3 DePaul Carriage Factory RochesterRochester 71 80 35 4 DePaul - High Falls Square Rochester 150 150 70 5 DePaul - Jos. Allen Apts.Schenectady 51 60 26 6 CNYS - Catherine St. Apts.Syracuse 50 20 8 7 CNYS - Star Park Apts.Syracuse 50 30 6 8 MHACG - Greenport Gardens Greenport 66 100 *43 Ballston Spa 60 60 18 Johnstown 64 41 12 Amsterdam 48 94 12 Queens 117 15 5 Brooklyn 121 15 10 9 RISE - Dominic Hollow 10 Helio -Friendship Lodge 11 DePaul-MHA 12 Federation 13 Federation 14 CSD Housing Rochester 112 63 35 * includes 40 banked parking spaces