When it comes down to "Enhance" or "Preserve", I suggest choose Preserve.
The U.S. Census has over 450 houses in the Town of Malta listed as Vacant, not including the over 170 seasonal use housing structures. Are these vacant houses on standby for the 2000+ families that are deciding to move here? How did the press and the politicians get their numbers?
Another mixed use of a number is 1200! AMD is bringing 1200 jobs, is that for currently unemployed Saratoga County residents, or is that for employment of the members of the 2000 new households?
Whenever I see a development going up I think of Supply, Demand, and Pricing. When the Supply goes up, and the Demand stays the same, price goes down. One would need to, lower thier price to be more marketable. I drove through Luther forest and on Arrow Wood Place I seen 4 houses for sale on just that road and atleast one or more on most road's in the section I drove through. Hopefully the Demand of 2000 houses needed is correct.
I sure hope the Town Board would move away from authorizing the mass building of structure's and go "preserve" Atleast until the 2009 census comes out.

I think the point is that the economy is slow right now. The whole argument revolves around the idea that we need to start PLANNING for when/if the economy does start picking up again. Sure things are on a standby for now, it makes sense the current fiscal climate doesn't really make favorable for growth as of this moment, so nothing's getting build no matter how many stories its supposed to have. The point is, when we start building, are we going to think it through with a logical condensed downtown area composed of 4-5 story buildings, or are we going to allow for suburban sprawl? We are not, and never will be Long Island.

A condensed downtown is how to preserve Malta, not spreading out like an oil spill.

So we’re going to put up larger scale building’s, which will require are new codes and more, and different, equipment for our firemen and women, so we could house 4 to 5 stories of?
It sounds like we’ll be a stepping stone for businesses to get to the big city. So this appears that the novice shop owners will be the ones to move in to try their businesses. I understand that Small business owners have make 17.2% of the national employment, 20.1% in NY and 15.4% in the Capitol land alone. But they don’t just immediately hop into the business spectrum and succeed. Far often do they fail, not because these aspiring entrepreneurs are intentional philanthropists, but because they get led, by optimism, into ventures they do not, or cannot succeed.
With 4 or 5 stories, especially if one is renting, comes accumulated depreciation. If you earn the initial cost of the building during any amount of time, then sell the structure for the same price as purchased, you will be paying gains tax. Possibly placing an individual into a tax bracket he/she doesn’t want to be in. per the Generally Accepted Accounting Principles (GAAP) Accumulated Depreciation is far often overlooked. Expect the column’s in the Public Notice sections of the newspaper to expand.

Yancy,

You do realize that a factory is coming here, which will employ 1,400 people. On top of that, they could build up to 3 chip fabs here. That's approx 3,000-4,000 people for the Fabs alone. Taking into consideration related industry companies that might locate here, you're looking at a major change to this town. You people have to remove the idea of trying to keep Malta rural or a small town. You cannot stop progress. Wake up people, I cannot wait for new people to move here that were not here when Malta was a 1 horse town. We need new blood with a new way of thinking. Malta will eventually be like Saratoga. That is a fact.

Yancy, the demand for houses here will increase once the Fab is done.

So the jobs are for the people moving here, as oppose to the currently unemployed Saratoga County residents DA!

History of Gloversville – Future of Malta
As the history of Gloversville still effect’s Fulton County with the economic downfall that came with the closing of Glove factories, politicians from the State of New York should learn from past mistakes.
Adirondack region residents can remember ups and downs and see the results of good and poor planning. Gloversville, at one point, had a flourishing economy, with the Glove Factory and the businesses that came with it. Businesses that relied heavily on the primary value were, Lumberjacks to cut the Hemlock tree that preserved and tanned the leather, Knitters that would get outsourced jobs during a busy season, Box Makers that would print containers for specific type gloves, Railroad staff used for transport and multiple other entities of employment. This Factories success was heavily relied upon for the future of the flourishing economy. As residents in Fulton County know, the primary businesses are long gone. Now Gloversville has more than 18% house Vacancy rate, (Which contribute to the decreasing property value). Gloversville has a total of 15 of 38 commercial properties in one target area (the main road)in which first floor is occupied, out of those majority of 2nd floor are unoccupied, 3rd and 4th floors remain VACANT. Gloversville’s population dropped from a high in 1950 of 25,000+ to 15,560 (the current census). From 1990 to present Gloversville’s population dropped 2000. The list of negatives go on and on.So why am I telling Town of Malta Residents this? This is obviously a case of Poor Planning of, or no preventive measures.
The Town of Malta’s population is estimated (by the actions of the Board) to boom. Our current census has a vacant 450+ inhabited structures and still the board allows building. Why would they build more? AMD Chip Plant. The Chip plant in Luthers forest is estimated to bring over 1200 jobs to Saratoga County, but how long will it stay? Have there been preventive measures taken to not repeat other Township’s pasts? The chip plant is said to attract multiple computer entities along with it, maybe case makers or trucking/shipping jobs.
Under the Town Boards Jurisdiction it is the job of the Planning Board’s and the Zoning Board of Appeals to protect or enhance its physical or visual environment. We got enough “enhancers” on The Town Board already, Vote Preserve.

why can't johnny read?

I want to know how the workers making $50,000 at the various chip plants will be able to afford the upscale housing? Like the homes selling over $400,000. We need housing that the lower middle class can afford.

Thank you for the question JP
Property value's, not always, but majority of the time will go up with inflation (A Federal problem). If you have a house worth $400,000 and we build too many houses, the property value will go down (would that be fair?). Massive printing of dollar bills also depreciate's the value of the money's currently in circulation (another federal problem). Ofcourse when money depreciates it takes more to purchase items. Inflation has been going up more and more from 3-7% a year. So if ones boss gives you a 3% increase in pay its only a "Salary Adjustment" as oppose to a "raise in salary". by building more houses brings in more tax payer's but it also bring's in more population (which contributes to raising taxes). So by building houses politicians are only procrastinating the problem. The towns are trying to fix a federal problem at a town level.
I would like to be apart in the solution, as oppose to standing and pointing out a problem. Discovery of a solution best for us is apart of sending our planners, politicians to training. Only 2 things are certain, Death and Taxes.
Its definatly going to be a difference of opinions on the board that will help them think of the best solution. Malta seems to value different opinions, (Tara Thomas, Peter Klotz election for example). 2 people I like for thier thoughtfulness to keep other's thinking. Like John Quincy Adams said "If your actions inspire others to dream more, learn more, do more, or become more, you are a leader"
It would never be a shock to me if the combination of people elected, came from 3 different standpoints.
Thanks again for the question JP, I hope I answered your question, I also hope Whitey doesn't give me the Fluff!

quote:

Originally posted by jp:
I want to know how the workers making $50,000 at the various chip plants will be able to afford the upscale housing? Like the homes selling over $400,000. We need housing that the lower middle class can afford.

Simpler answer: They won't. Which I guess is your point. Folks working for 40 - 50K will probably be half of a two income family that already lives within commuting distance. This point was made by a representative of the Capital District Regional Planning Commission. These will make up 2/3 to 3/4 of the Global Foundries workforce.

So my point is....why should we saturate the area with houses, condos, and apartments that the average working person will not afford. Like I said before, we need housing for the average working person, which looks to me is NOT in the plan. That's ok, makes my house in Luther Forest more saleable than the fancy house for $450,000.

quote:

Originally posted by jp:
So my point is....why should we saturate the area with houses, condos, and apartments that the average working person will not afford. Like I said before, we need housing for the average working person, which looks to me is NOT in the plan. That's ok, makes my house in Luther Forest more saleable than the fancy house for $450,000.

You're right. The more $450K houses there are, the better yours (and mine) look.
A few years ago there were a few of us who did some work on so called "affordable housing". One critic of our work told me that I live in "affordable housing" (on Laural Lane). We did get a few provisions in the code to encourage at least some "MORE affordable housing" which was subsequently watered down. Maybe it will be time to dust off that work from a few years ago.

quote:

Originally posted by Peter Klotz Sr.:

quote:

Originally posted by jp:
So my point is....why should we saturate the area with houses, condos, and apartments that the average working person will not afford. Like I said before, we need housing for the average working person, which looks to me is NOT in the plan. That's ok, makes my house in Luther Forest more saleable than the fancy house for $450,000.

You're right. The more $450K houses there are, the better yours (and mine) look.
A few years ago there were a few of us who did some work on so called "affordable housing". One critic of our work told me that I live in "affordable housing" (on Laural Lane). We did get a few provisions in the code to encourage at least some "MORE affordable housing" which was subsequently watered down. Maybe it will be time to dust off that work from a few years ago.

Peter,

Isn't it Supply and Demand? As a builder, if I can build and sell a house for $450,000, why would I build a smaller house for $200,000? The intent is to make as big a profit as possible, the intent as a builder is not to build for those people that can't afford a higher priced house.

quote:

Originally posted by DA:

quote:

Originally posted by Peter Klotz Sr.:

quote:

Originally posted by jp:
So my point is....why should we saturate the area with houses, condos, and apartments that the average working person will not afford. Like I said before, we need housing for the average working person, which looks to me is NOT in the plan. That's ok, makes my house in Luther Forest more saleable than the fancy house for $450,000.

You're right. The more $450K houses there are, the better yours (and mine) look.
A few years ago there were a few of us who did some work on so called "affordable housing". One critic of our work told me that I live in "affordable housing" (on Laural Lane). We did get a few provisions in the code to encourage at least some "MORE affordable housing" which was subsequently watered down. Maybe it will be time to dust off that work from a few years ago.

Peter,

Isn't it Supply and Demand? As a builder, if I can build and sell a house for $450,000, why would I build a smaller house for $200,000? The intent is to make as big a profit as possible, the intent as a builder is not to build for those people that can't afford a higher priced house.

What if a developer comes along and plows under the existing housing in order to make his profits? Is that just too bad for those (of us) who can't keep up?
The whole notion of zoning is that the existing residents have some say about development. It seems to me that this is about more than heights and setbacks. There are benefits to having a variety of housing stocks and professions and income levels.

quote:

Originally posted by Peter Klotz Sr.:

quote:

Originally posted by DA:

quote:

Originally posted by Peter Klotz Sr.:

quote:

Originally posted by jp:
So my point is....why should we saturate the area with houses, condos, and apartments that the average working person will not afford. Like I said before, we need housing for the average working person, which looks to me is NOT in the plan. That's ok, makes my house in Luther Forest more saleable than the fancy house for $450,000.

You're right. The more $450K houses there are, the better yours (and mine) look.
A few years ago there were a few of us who did some work on so called "affordable housing". One critic of our work told me that I live in "affordable housing" (on Laural Lane). We did get a few provisions in the code to encourage at least some "MORE affordable housing" which was subsequently watered down. Maybe it will be time to dust off that work from a few years ago.

Peter,

Isn't it Supply and Demand? As a builder, if I can build and sell a house for $450,000, why would I build a smaller house for $200,000? The intent is to make as big a profit as possible, the intent as a builder is not to build for those people that can't afford a higher priced house.

What if a developer comes along and plows under the existing housing in order to make his profits? Is that just too bad for those (of us) who can't keep up?
The whole notion of zoning is that the existing residents have some say about development. It seems to me that this is about more than heights and setbacks. There are benefits to having a variety of housing stocks and professions and income levels.

Good luck with that Peter. Are you going to limit those lower priced houses to only those folks making a certain amount of money, or is it fair game for all? If I'm wealthy, and you put up lower income homes, I'm going to buy them and rent them out. Speaking of Zoning, the land that the Northway Church bought on Dunning Street near Parade Ground, will they be tax exempt because they're a Church?

quote:

Originally posted by DA:

quote:

Originally posted by Peter Klotz Sr.:

quote:

Originally posted by DA:

quote:

Originally posted by Peter Klotz Sr.:

quote:

Originally posted by jp:
So my point is....why should we saturate the area with houses, condos, and apartments that the average working person will not afford. Like I said before, we need housing for the average working person, which looks to me is NOT in the plan. That's ok, makes my house in Luther Forest more saleable than the fancy house for $450,000.

You're right. The more $450K houses there are, the better yours (and mine) look.
A few years ago there were a few of us who did some work on so called "affordable housing". One critic of our work told me that I live in "affordable housing" (on Laural Lane). We did get a few provisions in the code to encourage at least some "MORE affordable housing" which was subsequently watered down. Maybe it will be time to dust off that work from a few years ago.

Peter,

Isn't it Supply and Demand? As a builder, if I can build and sell a house for $450,000, why would I build a smaller house for $200,000? The intent is to make as big a profit as possible, the intent as a builder is not to build for those people that can't afford a higher priced house.

What if a developer comes along and plows under the existing housing in order to make his profits? Is that just too bad for those (of us) who can't keep up?
The whole notion of zoning is that the existing residents have some say about development. It seems to me that this is about more than heights and setbacks. There are benefits to having a variety of housing stocks and professions and income levels.

Good luck with that Peter. Are you going to limit those lower priced houses to only those folks making a certain amount of money, or is it fair game for all? If I'm wealthy, and you put up lower income homes, I'm going to buy them and rent them out. Speaking of Zoning, the land that the Northway Church bought on Dunning Street near Parade Ground, will they be tax exempt because they're a Church?

There are ways to match the lower priced homes with lower income folks. I'm not sure how far I'd want to go with that or could go with that, but it would make for more interesting discussion.
The Northway Church probably is tax exempt.

"I sypathize with anyone whose taxes have become a burden. I did not invent property taxes. I agree that property values are not a good basis for taxation. Supply and Demand-- the selling price of simular properties determines assesments, not the town and not the assessor."
Peter Klotz-October 26th, 2008 02:01pm

"A lower assesment only means a higher tax rate and the same bottom line on tax bills. The same amount of taxes need to be collected."
Peter Klotz- October 26th, 2008 07:47pm

"The proof is sale records for comparable homes. If you want to see what homes were deemed comparable, check with the assesor."
Peter Klotz- October 27th, 2008 10:08am

"Does this mean that now that the homes are selling for much less that our assesments will go down? lets see if this happens."
Question by jp- October 27th, 2008 10:14am

"Saratoga County has not had the kind of drop in housing prices that other areas have. But if the market prices of homes goes down, assesments go down. Tax rates will go up and tax bills would be unaffected."
"The focus should be on the County and the School District who set the overall tax levy. Assesment is only the process of dividing the tax levy among the tax payers."
Peter Klotz- October 27th, 2008 10:40am

What would be affordable housing? It appears that if we build apartment complexes that there will be more families (icluding children) in a smaller area. Would that increase the School District's proposed alloted budget? Building houses doesn't seem to reduce the taxes, even if people purchased them, Population would increase, requiring more of the Town and County Government.
Is a lower priced home, less property or less building footage?

Anybody willing to elaborate, to the board, the foremetioned points of The Bell, The Book, and The Candle, feel free. More voices, More serious the Board will take the concern.

We're not the only DINK unit in town wishing we had housing with access to shopping and entertainment and not having to worry about designated drivers. The townhomes are nice, but we can't get really wild without upsetting the neighbours, so we go into Saratoga (or Albany, during track season). That's my goal with the apartments-upon-retail, that we can move into a more urban center and drive less, stumble more.

quote:

Originally posted by Yancy D. Cook:
"I sypathize with anyone whose taxes have become a burden. I did not invent property taxes. I agree that property values are not a good basis for taxation. Supply and Demand-- the selling price of simular properties determines assesments, not the town and not the assessor."
Peter Klotz-October 26th, 2008 02:01pm

"A lower assesment only means a higher tax rate and the same bottom line on tax bills. The same amount of taxes need to be collected."
Peter Klotz- October 26th, 2008 07:47pm

"The proof is sale records for comparable homes. If you want to see what homes were deemed comparable, check with the assesor."
Peter Klotz- October 27th, 2008 10:08am

"Does this mean that now that the homes are selling for much less that our assesments will go down? lets see if this happens."
Question by jp- October 27th, 2008 10:14am

"Saratoga County has not had the kind of drop in housing prices that other areas have. But if the market prices of homes goes down, assesments go down. Tax rates will go up and tax bills would be unaffected."
"The focus should be on the County and the School District who set the overall tax levy. Assesment is only the process of dividing the tax levy among the tax payers."
Peter Klotz- October 27th, 2008 10:40am

What would be affordable housing? It appears that if we build apartment complexes that there will be more families (icluding children) in a smaller area. Would that increase the School District's proposed alloted budget? Building houses doesn't seem to reduce the taxes, even if people purchased them, Population would increase, requiring more of the Town and County Government.
Is a lower priced home, less property or less building footage?

Monday the 16th is a workshop at 6:30, I will make due attempt to be there, but just incase I cannot get the evening off, anybody willing to elaborate the foremetioned points of The Bell, The Book, and The Candle, feel free. Hopefully I will be there, but the more voices, the clearer the point gets across.

You seem to be trying to make a point with these selections from me. Would you care to be more lucid?
Apartments are LESS (like that BD?) likely to have children than single family homes. Municipal services to such places are usually more efficient and cost effective.
Two or three bedroom apartments that are shared are one form of (more) affordable housing. Many recent college grads would be familiar and comfortable with this arrangement.

Yancy, where were you for Jerry's retirement dinner? You've floated around at every political gathering (both sides) for the past year and a half, but you couldn't find the time to attend a dinner for a man who has dedicated most of his life to the town of Malta?

Thank you Peter, so the apartments are going to be more suited for college grads, like the vacant ones in Saratoga Springs?
It all seems to me that population is not helping the tax bills any as often touted by other's. I'm trying to see where the build, build, build schedule will best help the town, and county is all. Because you put alot of thought in what you say, I'm believing your quotes are viable and accurate.

QB, --- Not knowing is not an excuse, so I'm dissapointed at myself for not going. I definatly would have. I have great respect for Gerry Winters, He's a fellow Veteran and was, and still is, a great asset to the Town of Malta. Theres really no excuse for me or anybody else, that cares about the community, not to go and support a man whom devoted his life for the best interest of others.