MONTICELLO — Lots of funds to breathe life to the two most blighted at-risk buildings on Broadway have been put in and are at risk of being lost without the OK from the Village Board.

Rural Sullivan Housing Corporation Executive Director and Sullivan County Land Bank Administrator Serra McDowall came forth to deliver this message to the Village Board Wednesday night, referring to the STRONG Building on 430 Broadway in addition to its companion at 418 Broadway.

The projects to revitalize these structures dates back to 2017 when HUD HOPE VI funds were awarded to Monticello; those funds were formally committed in 2018.

McDowall stated of how this let the Sullivan County Land Bank step in to purchase and spend “hundreds of thousands” to stabilize the interiors of these buildings.

“Right now, we’re at a crossroads: if the Village does not act by this Friday (8/22) those federal dollars already awarded and earmarked for the Village of Monticello will simply expire and this project will end,” warned McDowall. “This matters because the STRONG Building has been a symbol of decline for far too long. Back in 2007, a reporter wrote that the STRONG Building is weak,’” McDowall continued. “We have the chance to finally make it strong again.”

She emphasized that the project isn’t just about housing—it’s about revitalizing Broadway and supporting the people who make Monticello work. The planned redevelopment will create 16 new apartments, including studios, one-bedroom, and two-bedroom units, as well as 9,500 square feet of commercial and community space.

“This is affordable housing for nurses, teachers, small business employees, casino workers, and county staff,” McDowall said. “These are the people who will shop, eat, and live downtown—they deserve to call Monticello home.”

The project also addresses safety and community vibrancy. McDowall pointed to the link between occupied buildings and active streets, explaining that tenants living above storefronts can help bring feet on the street, activity, and life back to Broadway.

Environmental concerns are also being addressed. McDowall noted that contamination was found at 430 Broadway, meaning the building will undergo a brownfield cleanup, a process expected to finish in 2026.

When discussing parking, McDowall assured the board that the Bank Street lot, along with additional on-site spaces, would provide 28 total parking spaces for tenants, with enforcement measures in place to maintain order. She added that the deed for the parking lot would be irrevocably tied to the buildings to ensure compliance.

McDowall stressed the long-term commitment of the Land Bank and RUPCO, the nonprofit developer managing the project.

 “This is not just a project—it’s a promise,” stated McDowall. “I will be here every day to make sure it succeeds.”

Mixed reactions from Village Board

Trustee John Barbarite took an exception to the presentation’s talk of parking. He stressed that the project in that sense was not code-compliant. Barbarite stated that the code describes parking being in a municipal lot within 300 feet.

“We would need a firm commitment that the parking lot on Bank Street be permanently deeded and tied into both of these buildings. If that is done then I am prepared to recommend a local law change to reflect that that is something the village will allow,” stated Barbarite. “I don’t believe it’s proper for a Village Board member to give an ok for something that does not comply with [village] code.”

He also wanted said change to be written down and deeded, which McDowall stated would be the intention.

Sullivan County Land Bank Chair Jill Weyer stressed the intention on making sure that there was available parking, as they wanted to “see these parking lots full”.

Trustee Theodore Hutchins told Weyer that the board’s approval is dependent on the Attorney’s approval.

Board members sought clarification on the Friday deadline for the federal funds and the conditions for permits. 

“Can we just get some sort of … stipulation, you won’t get any permits if you don’t follow through with the deed,” reminded Barbarite

McDowall confirmed that the deadline had been conveyed to the board multiple times, both by the Land Bank and HUD. She explained that, assuming all approvals go through, $500,000 in HUD HOPE VI funds for acquisition would be released. “$500,000 will be going directly back into the development of the project,” she said.

Questions arose regarding ownership of the properties and parking lot. McDowall clarified that the Sullivan County Land Bank currently owns the buildings and lots, and they would be sold together. 

She explained that the deed would include a covenant tying the parking to the buildings, ensuring tenants’ access while complying with the code as much as possible.

Village Attorney Michael Sussman described the process as “really a two-step dance”.

“There’s going to be a covenant between these two entities, such that that area is going to be irrevocably committed to parking for as long as RUPCO is doing whatever RUPCO’s doing on that site,” Sussman said. “Independent of that, you’re going to put forward, and you’ll have a chance to review, a provision that amends your code.”

Board members also asked about tenant rules and building appearance, including window coverings, air conditioners, and pets. 

McDowall assured the board that they would collaborate to find a middle ground. “We want the same decent affordable housing for these people to be able to live in. And we want it to look decent on Broadway as well,” she said.

Trustee Gordon Jenkins also addressed concerns about vacancies in other Monticello housing complexes. 

“If you go to these complexes in Monticello, there are probably seven, eight vacancies in those places … Why don’t the county or someone walk through these places ... there are probably 50 vacant apartments,” stated Jenkins. “We’re talking about affordable housing, building houses, and no housing. When you have vacancies like that, you’re not doing your job because you shouldn’t have vacancies. You’re losing money.”

The board confirmed their intent to ensure tenants have parking and approved moving forward with the project once the deeds and covenants were properly executed. 

“That’s why we bought the parking lot to go with the property because we know parking is an important issue,” Meyer said.

The resolution authorizing Village Manager James Snowden to sign the document (which he had from the prior board) to move forward was made by Hutchins and seconded by Barbarite with the Board being in favor.

The Board’s approval was met by applause from meeting attendees.