Developers tell critics to look at the numbers

By DAVID HULSE

	TRR photo by David Hulse Developer Howard Schoor explains details of Woodstone’s boating access alternative. (Click for larger image)

BETHEL, NY — While they have often been at the center of a year-long debate between Bethel town officials and the Smallwood Civic Association, the developers of the 5,600-acre Chapin Estate development are seldom participants in the discussion.

Steve Dubrovsky and Howard Schoor, principals in Woodstone Lakes Development, LLC, got into the discussion earlier this week when they detailed the project’s tax impacts and announced plans to substantially upgrade the public boating launch on Toronto Reservoir that they hope will become an alternative for the controversial existing launch that requires access through their property.

Toronto Reservoir is part of the Mongaup River hydroelectric facilities of the Mirant Corporation. Federal licensing of the project has included the provision of two public boating accesses for Toronto, one near the dam, which is accessed through Smallwood via (Town Road 62) the Old Moscoe Road and a private road crossing Chapin Estate property, and a second access on Moscoe Road, off state Route 55.

Both private and public sections of the road were closed and gated for a time last spring. The gate soon moved from the public section to The Chapin Estate property line. This spring, access to the reservoir was resumed. Smallwood homeowners have strongly opposed the closure and have carried their debate to the town over the past year. They charge that the town has favored the high-end development over the residents of Smallwood.

Last month, the Bethel Town Board approved a resolution allowing the town supervisor to make recommendations to the Federal Energy Regulatory Commission, which could lead to closure of the dam access area. The town cited safety and cost concerns voiced by the Sullivan County Sheriff’s Department, local fire departments and the town highway superintendent.

Taxes and boating access

On September 9, Dubrovsky and Schoor opened a new sales center building for The Chapin Estate at the project’s Route 55 entrance. They used the occasion to issue two statements pertaining to the recent debate, statistics on their project’s local tax impacts and an offer to substantially upgrade the one reservoir access that doesn’t require access over their property.

They say the tax impacts are dramatic. They point to the peninsula section of the project, where the developers, seven purchasers of homes and 24 purchasers of home sites have or will pay $316,865 in 2003 taxes.

In comparison, just three years ago in 2000, the 185-acre Peninsula as an undeveloped site generated $1,544 in taxes.

When all 31 homes at the peninsula are built and occupied, the developers anticipate that they will generate tax revenues in excess of $860,000.

The developers quote County Manager Dan Briggs who said, “The millions of dollars in annual tax revenues that will be generated by The Chapin Estate will expand our tax base while having minimal impact on our schools and the town’s and county’s infrastructure.”

Plans for the boating access include the addition of 20 new boat trailer/car parking spaces and decorative landscaping, as well as other aesthetic enhancements. Future plans allow for a picnic area and additional parking, if required.

In 2002, this boat ramp was rebuilt with parking spaces and landscaping added by Mirant and Woodstone. The Town of Bethel has also paved the access (Moscoe Road) from Route 55 to the boat launch.

Schoor said the proposed upgrade, which is conditional to the closure of the dam access area, would cost between $50,000 and $100,000.

Schoor said the developers have purposely stayed out of the debate, “but now it’s time for the public heard what are the facts and what is fiction.”

He said county and local emergency services have determined that the old access is not safe and Woodstone is willing to upgrade the alternative at its own cost.

“There is no truth in the charge that Woodstone is trying to preclude access to the reservoir. We’re only asking people to change their habits. What are we doing that is so egregious?” Schoor asked.