Hiddenbrooke – the Developer Responds

by Jack Sine

With new houses springing up all over Beacon, open land in the city is rapidly becoming a thing of the past. That is the main reason the Dispatch ran an article in the September issue detailing the difficulties of building on the Hiddenbrooke property on DePuyster Avenue, a 123 acre wooded site formerly owned by the Ursiline Sisters and now the property of developer Larry Kalkstein’s Preshrock Corporation.

The primary deterrent to development noted in the previous article was water. During the rainy season, runoff creates serious problems for the residents of Jessen Park, a development that was once part of Hiddenbrooke. As resident Bernadette Clemens noted, “When it rains, the mountain weeps and we get floods in Jessen Park.”

But Larry Kalkstein says he has a solution not only for his proposed development, but also for

Jessen

Park

.

“We’re creating our own retention pond for runoff,” said Kalkstein. “And, even though we’re under no obligation to do so, we’re willing to give the city an easement on our property so they can create a drainage district that will direct runoff away from

Jessen

Park

and into our pond.”

As Kalkstein sees it, the expense of creating this drainage district would be absorbed by the city and would be paid for over a 30 year period by the home owners in

Jessen

Park

.

“It would be a very small amount when spread over that time,” he said.

The retention pond appears to be a sound idea and it conforms with new storm water quality regulations that require that runoff from storms be treated by removing sediment before releasing the water back into the environment. While a manmade pond serves this purpose, it isn’t a perfect solution as can be seen by the pond in

Jessen

Park

. The sediment has collected to such a level that the pond is now very shallow and holds very little runoff. Dredging can be done, but it is expensive and the recovered sediment presents disposal difficulties.

Another problem may be created by the removal of trees during construction. Shannon Murphy is the granddaughter of David Burke who was the Hiddenbrooke caretaker for more than 30 years.

“Years ago they sold logging rights on the property and the result was disastrous,” Murphy said. “The runoff increased hugely.’

She sees the present plan as creating more problems with drainage than anticipated by Kalkstein.

“

Jessen

Park

is an example of what happens when you build on watershed lands,” she said. “And

Jessen

Park

is just on the edge of the property. Where they propose building is much worse. The place is loaded with natural springs.”

But Kalkstein doesn’t see it as that big a problem. He points out that there are many ways of dealing with groundwater. The real difficulty right now is that no one really knows how much water will be generated in rainy seasons and what steps will need to be taken to permit building. Engineers for the developer have to do a study that will include water problems, then that study has to be assessed by the city’s engineers. There is still a possibility that the amount of potential runoff would make it financially unfeasible to build there.

Kalkstein recognizes the possibility, but thinks it unlikely. He maintains that his “cluster” design is the best way to use the property.

“We have been sensitive to the needs of the people involved. We’re willing to help relieve the runoff from those in

Jessen

Park

” he said. “We have listened to the other residents on the property, the Carmelite Sisters, the Burkes, and the Van Burens. They all agree that our current development plan is the best way to go and they’ve told us so.”

The current plan calls for 61 town houses to be built on the flatter portion of the Hiddenbrooke property that parallels DePuyster. That number is down from 78 units originally proposed. But there are ongoing problems with zoning and the city’s new master plan.

 “We don’t want to develop the entire property,” said Robert Kalkstein, Larry’s son. “Our plan is to give 80 acres back to the city and the Sisters. That way, the City of

Beacon

can still have open space and the Carmelite Sisters can have a buffer zone.”

 But the city is looking into rezoning the property and changing it from its current quarter acre zoning to one acre in the front, two acres further in, and three acres in the back.

 “That would not be a good idea,” said Larry. “That would force us to do away with the affordable town house concept and build bigger houses throughout the property.”

 The new master plan may also change zoning in the area, but that is still in the development stages.

Other logistical problems

 Other complaints from residents and city council members focused on the need to provide drinking water to all of the new homes, the already distressed sewage system in the neighborhood, and the overcrowded schools. Larry Kalkstein doesn’t see it as his problem.

“That’s what a municipality has to do – provide schooling, water, and waste disposal,” he said.

Although Kalkstein says that if everything went his way he could be breaking ground within a year, it looks like this project is a long way from being getting off the ground.

“It’s a very long process,” said Mayor Clara Lou Gould. “It will take a very long time to decide if Kalkstein will be permitted to build. His plans still have to be approved by the city council and the planning board and the new master plan may not permit building there.”

Kalkstein is open to other possibilities, such as selling the property to the city.

“I’m a capitalist,” he said. “If I can realize a profit by selling the property instead of developing it, I’d be foolish not to.”

Comments

[Anti Tree Hugger]

Dont listen to the tree huggers. We need affordable homes! Build the affordable homes!!!

[Annonymous]

This development has to be stopped. The Beacon that we grew up in is now becoming a thing of the past. It is to expensive to live here as it is. Please preserve the beauty of our small city. I think we will all regret it one day if we let these big developers with all there money to come in and just take our quaint city over.

[anti-anti-treehugger]

Affordable town homes? What 300000 dollars for 2000 square feet. Affordable housing = get a better job. How about no more complaining about affordable housing.

61 town homes X 300000= 18300000. how about no more letting these developers build crap hole houses that are hard to even look at. Lets not let developers tell us they have to clear cut lots in order to make money its bs and they know it. What gives you the right to flood peoples homes(everyone east of duncan knows about wet basements) for a couple million in profit. Detention ponds are not going to solve anything itis not the water on the surface that causes the water problems. This developer doesn't even understand how water moves through a wet area like hidden brooke. Water tends to flow on top of the bedrock (Springs)Where do you think mountains streams come from when there is no visible moisture flowing on the surface. Its not the run off that is the issue. What do you think his engineers are going to say. He'll be long gone. Talk to some of the home owners in some of these "high end" subdivisions over in eastfishkill and hopwell, the ones with the views about run off and how well the engineered storm water systems work. The water always wins. Hopefully it will be just as beautiful to look at as The Polofields. Thanks for cutting down all the trees so that i can look at your home and your lawn. Do you have fun mowing for 6 hours every weekend. Where are the ponies?

[Anti-Treehugger]

HERE IS THE DUMBEST IDEA YET FROM THE CITY!

HOW ABOUT WE SPEND $2 MILLION TO NOT GET 60-75 TAX PARCELS!!!!!! SPOT BEING A BUNCH OF TREE HUGGERS AND BUILD ON HIDDEN BROOKE!!!!!!!!