Houghton College's satellite campus in West Seneca is one of the town's most serene spots,

with Cazenovia Creek flowing nearby and old-growth trees providing a haven for birds and

wildlife.

The campus, though, has become a battleground lately.

A local developer plans to build 175 apartments for senior citizens there. About a quarter

of those apartments would be federally subsidized for people making less than $21,500 a year.

West Seneca residents are fighting back with all they have.

Bright red lawn signs along Union Road declare their objections:

"Build beautiful homes, NOT subsidized rental apartments."

"Do you care about property values in West Seneca?"

"Don't downgrade West Seneca — Orchard Park said no."

The third sign — and the sentiment it evokes — refers to the continuing fight

over a similar proposal in Orchard Park. For advocates of projects such as this one, it is a

troubling but increasingly familiar scenario.

West Seneca residents have gathered about 2,000 signatures on petitions opposing the plan,

and organizers are hoping to collect many more by the time they're done. A Facebook group

opposed to the development attracted nearly 400 members at one point.

"It's the most prized piece of land within the town's borders, and they're going to turn it

over into subsidized rental property," said David J. Bonner, a teacher whose house backs up to

the campus and who is spearheading the opposition.

"The general consensus is the 47 units of HUD housing may not drop our housing values

substantially, now. But what will this development become? What does a HUD development look

like five years down the road, 10 years down the road? As a homeowner, these are things you've

got to consider."

Many residents who live near the 36-acre campus say they would like to see upscale single-

family homes built there. For inspiration, they look to a Clarence development that is home to

some of the wealthiest people in the region.

"We want to see this turned into Spaulding Lake," said Jim Byrne, a retiree who ran an

insurance agency. "That would be ideal."

When Houghton decided to sell its West Seneca campus, it received four offers. The one

officials liked best came from local developer Brian Young, who came forward with a plan to

build senior citizen housing on the site. He has a purchase offer on the property.

Young's original plan called for a $30 million venture that would include 240 senior

citizen units, an assisted-living facility and amenities such as a small movie theater and

beauty salon.

In the last few months, his plan has undergone a number of revisions. Now his plan calls

for two senior citizen apartment buildings: a three-story building with 128 market-rate

apartments that would rent for about $800 a month, and a two-story building with 47 federally

subsidized apartments for people 62 and older. The subsidized apartments would be developed by

People Inc., a nonprofit agency that has more than a dozen such subsidized senior citizen

buildings in the county.

As Young's plan evolved, neighbors' discontent grew.

"None of us has any trust in what Ralph Lorigo [Young's attorney] or Brian Young has told

us," said Bruce Vona, who has lived near Houghton College for more than 40 years.

Neighbors say the current plan raises many concerns, including: that traffic headed onto

Union Road would exacerbate an already busy thoroughfare; that property values would drop; and

that the town would lose potential tax money, because 5.5 acres for the subsidized apartments

would be subject only to special-district taxes.

And, opponents add, police and fire departments would have a hard time meeting the increase

in health-related emergency calls. However, the chiefs of the West Seneca Police Department

and the Reserve Hose Fire Company both said in interviews that they are confident they can

meet any increased demand for services.

But they also pointed out concerns they have with specific aspects of the plan, including

access points to the property.

The land is zoned correctly for apartments, but the plan does require a special-use permit,

as do all apartment buildings in West Seneca.

Rhonda I. Frederick, chief operating officer of People Inc., says the neighbors' fears are

misplaced. Most tenants in similar complexes are single women about 75 years old, she said.

"The need for this kind of housing continues to be great in West Seneca," she said. "We

feel it's a good location and would really not be detrimental to the neighbors."

The Planning Board will continue to review the proposal at its meeting at 7 p.m. today

thuin Town Hall, 1250 Union Road. Officials say that it will be at least a couple of months

before the Planning Board makes a recommendation.

The final decision rests with the Town Board, which is not bound by the Planning Board's

recommendation.

The petitions may force the requirement of a supermajority vote, meaning that all three

Town Board members would have to vote in favor of the plan for it to move forward.

That seems unlikely to happen. Town Supervisor Wallace C. Piotrowski has come out in favor

of the project, but Councilman Dale F. Clarke and Councilwoman Sheila M. Meegan have said in

interviews that they oppose it — Clarke, because of the tax exemptions the People Inc.

portion of it would get, and Meegan, in part because she thinks a three-story facility would

not be appropriate for the site.

However, if the board does approve senior citizen housing there, Meegan added, she would

want the board to include deed restrictions to ensure that it always remains senior citizen

housing.

Town officials say they have been inundated with calls from unhappy residents.

"Their main concern is they don't want subsidized housing in town," Piotrowski said.

The bottom line, one town official said, is that many residents don't want "a certain

element" moving into West Seneca.

This isn't the first time such a project has triggered this sort of reaction. People Inc.

has two federal grants to build subsidized senior citizen apartments. One is specifically for

West Seneca and the other for Orchard Park. The grants cannot be transferred to other

communities.

The nonprofit already has tried two other sites for the apartments in West Seneca.

In Orchard Park, the group also is on its third site. There, the first site was ruled out

because of a conflict of interest with someone on People Inc.'s board.

Unlike in West Seneca, residents have not mounted an opposition campaign in Orchard Park.

In fact, several spoke in favor of the project during a recent meeting. However, the Orchard

Park Planning Board has voted against rezoning the parcel on Mid-County Drive. The Town Board

voted against the rezoning Wednesday night.

Housing Opportunities Made Equal, a nonprofit fair-housing group, has raised concerns about

Orchard Park officials' request for ZIP code information of residents at another People Inc.

subsidized senior citizens building. HOME questioned whether that request was racially

motivated, an accusation that Orchard Park town officials deny.

Still, HOME continues to monitor the situation in Orchard Park and the unfolding events in

West Seneca. Scott W. Gehl, the executive director of the group, has called on Erie County

officials to intercede and help resolve the situation in Orchard Park.

In the meantime, officials of People Inc. say they risk losing millions in federal funding

for the projects if construction does not begin soon in the two towns.

"I just am disappointed for the seniors," Frederick said.

While the opposition is vocal and visible in West Seneca, it's not unanimous.

Some residents say they hope to see the proposal succeed be cause there is a need for senior

citizen housing — subsidized and unsubsidized — in West Seneca.

Jeanette and Fred Zahm live just across the creek from Houghton College. They plan to put their house up for sale this

spring.

"We had planned to be retired. We had retired, then we went back to work," said Jeanette Zahm, who is 70; her husband is

five years older. "We had to, be cause of medical expenses. It was eating us alive. We've pretty much depleted our savings

account."

In recent years, Fred Zahm has had three surgeries on his knees. Several unexpected problems and complications

have meant lots of therapy and medication.

Jeanette Zahm has gone back to work as a clerical substitute at two local school districts. This week, she starts another job,

working part time at a fabric store. Her husband has a job with a company that makes surgical tools.

They would like to move into one of the market-rate apartments, where they would pay more than $800 a month. While

they would be able to afford that, they realize that many other senior citizens could not.

"Subsidized apartments are needed very much. There are a lot of widows who live strictly on their Social Security," Jean

ette Zahm said. "People are afraid they'll attract undesirables. But, excuse me, at 62 and above, how undesirable can you

be?"