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[ TOWN OF GREENBURGH OFFICE OF THE TOWN BOARD 177 Hillside Avenue, Greenburgh, NY 10607 Tel: 914-989-1500 Fax: 914-993-1541 Email: JDudek@Greenburghny.com https://ny-greenburgh.civicplus.com/485/Watch-Live-Board-Meetings]
TO OUR TOWN BOARD WORK SESSION.IT'S, UH, 5 34 AND, UM, TODAY'S, UH, JUNE 6TH, AND WE'RE STARTING WITH, UH, OPEN MEETING.
UM, I JUST WANNA MENTION THAT SENATOR COUSINS, UM, UH, HAS INTRODUCED THE LEGISLATION RELATING TO THE EDGEMONT, UM, INCORPORATION AND, UM, IT'S BEFORE THE SENATE.
UM, AND I THINK IT'S A REALLY GOOD, UH, PROPOSAL WHICH REQUIRE, UM, UM, A STUDY TO BE COMMENCED, BE, UH, DONE BEFORE, UH, THERE'LL BE A VOTE ON INCORPORATION.
UM, AND, UM, AS OF THIS AFTERNOON, THE ASSEMBLY WAS LOOKING FOR, UM, AN ASSEMBLY SPONSOR, AND I BELIEVE THAT ASSEMBLY IN THE FIELD WILL BE, UH, SPONSORING THE LEGISLATION AND ASSEMBLY.
UM, THE SESSION ENDS ON FRIDAY, PROBABLY, SO, YEAH.
SO HOPEFULLY, UH, THIS LEGISLATION WILL, UM, WILL BE APPROVED.
I JUST KNOW SOMEONE TO BE, UH, RESPONSIVE, BUT I DID SPEAK OUT TO LEGISLATION AND THAT SHE REFERENCES, SO SHE'S BEEN IN THE CONFERENCE A LOT WITH HIM.
UM, WE HEARD THAT IF PEOPLE, BELOIT PEOPLE DON'T SUPPORT IT, THEN THAT DOESN'T MATTER.
WELL, I, I WOULDN'T EXPECT IT.
RIGHT, AND I DID, I DID WRITE A LITTLE TO, IN AN EMAIL TO HER TODAY.
UM, UM, UH, NEXT, UM, UH, WE HAVE A PRESENTATION FROM THE NOS TEAM.
THANK YOU VERY MUCH, MR. SUPERVISOR AND MEMBERS OF THE TOWN BOARD.
UH, LONG TIME, NO SEE, BUT JUST SO YOU KNOW, I'M DAVID COOPER, UH, PARTNER WITH LAWFUL AZAR AND STEIN, UH, REPRESENTING THE, UH, BETHEL HOME, OR BETHEL HOMES INC.
WHO WAS THE NONPROFIT OWNER AND OPERATOR OF THE KNOWELS, UH, AT 55, UH, GRASSLANDS ROAD.
UH, WITH ME IS, UH, RYAN, UH, UH, HERIN ROTH FROM ONE POINT PARTNERS.
ONE POINT SERVES AS BETHEL'S, UH, STRATEGIC PLANNING CONSULTANT.
AND WE'LL GET INTO WHY, UH, BETHEL HAS ASKED FOR A, A STRATEGIC PLANNING CONSULTANT TO, TO COME ON BOARD.
UM, WE'RE HERE TO TALK TO YOU TONIGHT ABOUT, UH, EFFORTS TO MAINTAIN THE LONG-TERM ABILITY OF, UH, BETHEL OF THE K KNOWLES.
UM, THIS IS THE SENIOR LIVING C C R C AT, UH, 55 GRASSLANDS ROAD.
UH, CURRENTLY, UH, IT OPERATES 120 IIL UNITS, UH, IIL BEDS, UH, WHICH STANDS FOR IIL, UH, INDEPENDENT LIVING.
UH, I, I, I, I FIGURED BY NOW THAT, THAT THE TOWN BOARD WOULD KNOW IT, BUT I CAN STILL SAY IT, IT'S JOKE.
WE'VE BEEN HERE ENOUGH, UM, 10, UH, AL OR ASSISTED LIVING, UH, UNITS, AND THEN ALSO, UH, UH, 20 SKILLED NURSING BEDS.
UM, THE, THE, UH, BETHEL'S ASKED US BOTH ONE POINT AND, AND Z AND SIMON TO HELP IT WITH ITS LONG-TERM PLANNING BECAUSE WHAT, WHAT WE, UH, DISCOVERED, OR WHAT WHAT HAS, HAS COME TO REALIZE IS THAT IN ORDER TO STAY COMPETITIVE AND REALLY STABILIZE THROUGH THE LONG TERM, UH, IT DOES NEED TO ADD ADDITIONAL IL UNITS INTO, TO ITS OPERATION.
UM, WILL, IT WOULD REQUIRE SOME, UH, TOWN BOARD ACTION, UH, BOTH, UH, AMENDING ITS EXISTENCE, SPECIAL PERMIT, BUT MORE IMPORTANTLY, UH, ZONING MAP AND, AND TEXT AMENDMENT.
UH, AND SO WE'RE HERE TONIGHT REALLY TO TAKE THE BOARD'S TEMPERATURE ON THIS, UH, EVER, UM, BEFORE PUTTING PEN TO PAPER AND REALLY SUBMITTING SOMETHING TO, TO THE TOWN BOARD TO, TO START THE FORMAL PROCESS.
UH, BETHEL NEEDS TO KNOW WHETHER OR NOT IT'S WORTH SPENDING.
IT, IT, YOU KNOW, ANY MONEY ON THIS, OBVIOUSLY, IT'S A, IT'S A NON-PROFIT ORGANIZATION.
IT'S TRYING TO STABILIZE, UH, UH, THE PROPERTY.
UM, AND SO, UM, UH, THROWING A LOT OF MONEY AT, AT, UH, UH, LAND USE ATTORNEYS AND CONSULTANTS IS, IS NOT IT'S NUMBER ONE PRIORITY UNLESS, YOU KNOW, THE BOARD WANTS TO, TO ENTERTAIN.
UM, QUICK BACKGROUND, UH, AS YOU PROBABLY REMEMBER, IN 2016, BY THE WAY, I THINK I WROTE IN MY LETTER 1996, THAT SHOULD HAVE BEEN 2016, BUT IN 2016, THE PRIOR OPERATOR OF THE KNOWLES, WESTCHESTER CHESTER MEADOWS WENT BANKRUPT.
UM, AND, UH, BETHEL HOMES CAME IN, SORT OF JUST AT, AT IN THE NICK OF TIME AND STABILIZED THE OPERATIONS, TOOK OVER THE PROPERTY, BOUGHT THE PROPERTY AS WELL AS THE, THE, UH, THE SPECIAL PERMIT, UH, AND CONTINUED THE OPERATIONS.
AND SO THAT THERE WERE RESIDENTS THAT WERE GONNA LOSE THEIR, THEIR HOMES.
LUCKILY, UH, UH, WERE, WERE ABLE TO, TO STAY IN PLACE.
UM, NOW THAT, THAT, UM, UH, THEY'VE STABILIZED OPERATIONS NOW THEY'RE REALLY TAKING A LOOK AT, AT, AT THE FUTURE AND HAVE ASKED ONE POINT TO, TO LOOK AT FINANCES AND, AND HOW DO THEY
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MAINTAIN THAT.AND WE'LL GET INTO THAT IN A SECOND.
UM, ONE THING I WANNA NOTE IS, IS BETHEL IS A BIT OF A DIFFERENT OPER OPERATION AND OPERATOR FROM, UH, THE OTHER OPERATORS THAT, THAT YOUR BOARD HAS, HAS SEEN BEFORE.
AND, AND EITHER MY FACE OR, OR, OR MY PARTNER STEIN'S FACE, UH, UH, BEFORE, UM, ONE BETHEL'S A NONPROFIT, UH, OPERATOR.
UM, ALSO THE C C R C THAT IT OPERATES IS REALLY FOCUSED ON MORE OF A LONGER TERM, UH, UH, RESIDENCY AT, AT, AT THEIR, THEIR COMMUNITY.
SO, SO THEIR RESIDENTS ACTUALLY STAY FOR ON AVERAGE A LOT LONGER THAN OTHER RESIDENTS, UM, IN, IN THE OTHER COMMUNITIES THAT YOU SEE.
AND ALSO THEY HAVE A FOCUS ON MAKING SURE THAT, SO THAT, THAT LIFE CONTINUUM, UM, THERE'S SURFACES THERE, THERE'S ACTIVITIES THERE FOR THEM.
UM, BUT DID YOU SAY AVERAGE? WHAT? UH, I'M JUST CURIOUS, UM, ABOUT HOW MANY YEARS IS AVERAGE, LET YOU SAY? UH, YOU KNOW, IF, IF A MARKET RATE ASSISTED LIVINGS MAYBE TWO YEARS, UH, TWO AND A HALF YEARS, UH, AT MOST, UM, TYPICAL C C R C RESIDENTS ARE MORE LIKE, UH, SIX OR EIGHT.
SOME, SOME OF THE RESIDENTS, I, I REFERENCED THIS IN MY LETTER, BUT, UH, IT WAS MORE AMAZING WHEN IT WAS 1996, BUT SOME OF THE RESIDENTS FROM 2016, UH, THAT WERE GONNA LOSE THEIR, THEIR, THEIR RESIDENCY ARE STILL THERE TODAY.
UM, SO THAT SHOWS YOU SO WELL, I KNOW SOMEBODY 103, I THINK, RIGHT? RICHARD WHO? BOBBY, HE HAD FALLEN, YOU KNOW, RECENTLY, SO NOW HE'S, UH, YOU KNOW, ANOTHER UNIT AT, AT THE KNOW, AT THE KNOWLES.
BUT, UH, BUT HE IS BEEN THERE PROBABLY FOR OVER A DECADE.
I WAS GONNA SAY, HE, HE COULD HAVE BEEN THERE IN 1996, I GUESS, BUT THAT WAS
YEAH, I THINK HE WAS THERE AGAIN.
BUT THE, THE POINT BEING IS THAT BETHEL, BETHEL IS, IS A, IS A, YOU KNOW, A REAL BENEFIT TO THE COMMUNITY.
AND SO WHAT WE'RE TRYING TO DO IS, IS MAKE SURE THAT, THAT IT STAYS IN OPERATION AND STAYS IN THAT BENEFIT.
UM, SO, I'M SORRY, SO YOU SAID BETHEL'S A NON-PROFIT YES.
SPECIALIZING IN SENIOR CARE, SENIOR CARE.
UM, SO THE, THE CONCLUSION THAT'S REACHING, I'LL, I'LL LET, I'LL LET RYAN GO THROUGH THE, THE SLIDES IN, IN A SECOND.
BUT THE CONCLUSION THAT IT REACHES THAT IS THAT ADDING, UH, SOMEWHERE AROUND 80 IL UNITS TO THE OPERATION WILL ALLOW IT TO, TO, TO STAY, TO STAY IN OPERATION, UH, TO, FOR THE LONG TERM.
UM, IT'S A UNIQUE SITE TO THE TOWN.
AND, AND THAT'S WHY I THINK THEY, FIRST, THEY WENT TO ONE, ONE POINT TO, TO LOOK THROUGH, UH, FINANCING AND, UM, LONG-TERM STABILIZATION.
AND, AND, YOU KNOW, IF WE CAN MOVE FORWARD WITH THIS, YOU'RE GONNA SEE RYAN AND THE ONE POINT TEAM, NOT BETHEL, 'CAUSE BETHEL'S BUSY OPERATING AND, AND STABILIZING, BUT DON'T THINK THAT THEY'RE NOT ENGAGED.
BUT THEY'VE ASKED ONE POINT TO SERVE AS, AS THE, THE POINT PERSON FOR THIS APPLICATION.
THEY'VE ASKED Z N S TO, TO COME IN AND, AND, AND HELP ON THE LAND USE SIDE.
UM, THE SITE IS A UNIQUE SITE.
IT, IT ORIGINALLY WAS A 58, UH, APPROXIMATELY 50 ACRE SITE, UM, THAT WAS ALWAYS VIEWED AS SORT OF A CAMPUS DEVELOPMENT FOR SENIOR, ORIGINALLY FOR RESIDENTIAL, BUT THEN FOR SENIOR LIVING.
SO, UM, IT'S KIND OF GONE THROUGH VARIOUS ZONING, UH, UH, IMAGINATIONS.
IT'S CURRENTLY SPLIT ZONED IN THE R 20 AND THE R 40, BUT IT'S ALSO WAS DESIGNATED IN 1988 AS A A P U D, THE ENTIRE SITE, UH, AS A P U D, UM, IN THE, UH, IN 19, UH, NINE TWO.
JUST A QUICK, UM, YEAH, CORRECTION THERE.
IT'S ACTUALLY EXCLUSIVELY PLANNED UNIT DEVELOPMENT RIGHT NOW WITH A PRIOR SPLIT ZONE OF OUR 40TH.
THE, THE UNDERLYING, BUT PRIOR ZONING WAS, WAS THAT SPLIT ZONE? YEAH.
UM, AND WHICH, WHICH KIND OF PLAYS INTO WHAT I'LL GET INTO LATER IS THE ZONING QUESTION AND, AND WHY WE'RE, WE'RE HERE BEFORE YOU, BECAUSE THERE'S A LOT OF THINGS THAT NEED, NOT A LOT, BUT THERE'S SOME CLEANUP THAT COULD, THAT COULD OCCUR WITH, WITH THE ZONING.
UH, WHAT WE'RE PROPOSING IS TO PUT IT INTO AN R 30 TOTAL, UM, AND THEN THAT WOULD ALLOW THE, THE DENSITY THAT WE'RE LOOKING FOR, BUT ALSO KIND OF, KIND OF MAKE A NICE, NEAT ZONING, UH, DESIGNATION FOR THE SITE.
UM, IN TERMS OF ZONING, AS I SAID, WE WOULD NEED, WE WOULD NEED A REZONING.
UM, ALSO, UM, THERE'S A, UH, A PROVISION THAT ALLOWS INDEPENDENT LIVING ON, ACTUALLY WAS IN, I THINK IT WAS ENVISIONED FOR THIS SITE WHERE THE, WHERE THE NOLES IS.
UM, BUT BASED ON, UH, WHAT, WHAT I WOULD SAY IS, IS A 1990S VIEW OF IL.
SO, SO THE PROVISION ONLY ALLOWS, UH, 1000 SQUARE FOOT UNITS AS A MAX, AS YOU PROBABLY KNOW FROM, FROM PRIOR APPLICATIONS.
THAT'S REALLY NOT THE, THE MARKET ANYMORE IN, IN IL, UH, YOU KNOW, IT'S SOMEWHERE MORE LIKE 1200 TO TO 1300.
AND SO WE WOULD BE ASKING FOR
UM, WE WOULD BE, WE WOULD BE SEEKING TO TWEAK THAT, THAT REQUIREMENT.
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UM, ALSO WITH RESPECT TO TO HEIGHT, THERE'S A TWO AND A HALF STORY, 35 FOOT, UH, LIMIT.UM, THE SITE HAS SOME VERY CHALLENGING TOPOGRAPHY, AND ONE OF THE, ONE OF THE ITEMS THAT WE, THAT WE WANNA WANNA TRY IS TO CONDENSE THE BUILDING, UH, FOOTPRINT.
ONE, TO KEEP IT NICE AND CONDENSED SO THAT YOU'RE, YOU'RE, YOU'RE, YOU'RE NOT, YOU'RE, YOU'RE FURTHER AWAY FROM, FROM ADJACENT PROPERTIES.
YOU CAN KEEP THE SCREENING AND LANDSCAPING AND, AND, AND, UH, TREES, BUT ALSO IT'S BETTER FOR THE RESIDENTS IF IT'S QUICKER AND, AND SHORTER DISTANCE TO GET FROM A ROOM TO AN AMENITY.
AND SO THE MORE WE CAN, YOU KNOW, SQUEEZE IS THE WRONG WORD, THE MORE WE CAN CONDENSE THE BUILDING, THE BETTER.
BUT THAT MAY PUSH THE BUILDING UP A LITTLE BIT, UH, DEPENDING, DEPENDING ON WHERE WE ARE IN THE TOPOGRAPHY.
UM, SO YOU'RE SAYING, AGAIN, HOW MANY MORE UNITS THAN YOU HAD NOW? EIGHT 80, IT WOULD BE 80 ADDITIONAL UNITS.
AND IF YOU ARE GOING TO BE ABLE TO KEEP IT TOGETHER, HOW MANY STORIES WOULD THAT BE AND WHAT I THINK THAT BE AND HOW MUCH DOES IT EXCEED THE MOVEMENT? SO, SO WE DON'T KNOW FOR SURE YET.
AND, AND I, I'LL GET, I'LL SHOW BRIAN, WE'LL GET INTO, INTO THE, UM, DESIGN.
IT'S, IT'S, IT REALLY A CONCEPTUAL LEVEL BECAUSE BEFORE THEY WANNA PULL THE TRIGGER, IT, IT'S NOT EVEN WORTH IT IF THE COURT IS GONNA SAY, LOOK, WE'RE NOT EVEN INTERESTED IN WHAT YOU'RE SAYING.
YOU KNOW, NO, NO MORE UNITS HERE.
IF, IF WE GET WHAT I'LL CALL CERTAIN GREEN LIGHT'S THE WON WORD, BUT IF, IF, IF WE SAY, LOOK, WE'RE WILLING TO, TO ENTERTAIN, THEN WE COULD COME BACK ONCE PEN HAS BEEN PUT TO PAPER.
BUT WHAT, JUST ON, ON AN, ON A SORT OF CONCEPTUAL EARLY LEVEL, WE SEE THAT THERE'S SOME TOPO TO TOPOGRAPHIC CHALLENGES.
AND SO ALTHOUGH FOUR STORIES WOULD BE, WOULD BE THE MAX, THE WHOLE SITE WOULD NOT BE FOUR STORIES.
IN FACT, BECAUSE OF THE TOPOGRAPHY, IT WOULDN'T EVEN LOOK LIKE IT.
BUT IF WE GET THAT FAR, WE, WE KNOW WE'D HAVE TO SHOW IT IN TERMS OF PROVE OUT VISUALS AND ALL THE STUDIES.
SO ONE OF THE, UH, I'VE BEEN DEALING WITH YOU A LOT OF THE RESIDENTS AT THE KNOWLES, AND ONE OF THE ISSUES ERIC COULD READ MY MIND IS SIDEWALKS ON GRASSLANDS, YOU KNOW, ROAD.
UM, WE WE'RE GETTING THE COUNTY NOW IS BECAUSE THEY'RE GONNA BE BOTH BUILDING SENIOR HOUSING.
SO THE COUNTY NOW IS GONNA BE HELPING US BUILD A SIDEWALK ON NORWOOD ROAD, UM, FROM, UH, THE COMMUNITY COLLEGE TO, UH, YOU KNOW, TO ONE 19 TO ONE 19, WHICH IS GREAT.
BUT GRASSLANDS ROAD, A LOT OF THE STUDENTS AT THE COMMUNITY COLLEGE, UM, YOU KNOW, WALK ON GRASSLANDS ROAD, IT'S NOT REALLY PASSABLE.
UM, AND ON, AND SOME OF THE SENIORS, UH, YOU KNOW, WHO ARE HEALTHY OR MIGHT WANT, YOU KNOW, PEOPLE HAVE BEEN COMPLAINING ABOUT THE LACK OF PEDESTRIAN ACCESS.
SO IT WOULD BE NICE IF THERE'D BE A SIDEWALK, ESPECIALLY IF WE HAVE 80.
AND I THINK, UM, WE NEED PEOPLE, WERE COMPLAINING ABOUT THE LACK OF, UH, UH, A BUS STOP.
AND, UM, ALSO THE, A LACK OF, UM, GOOD PUBLIC TRANSPORTATION.
I MEAN, THAT THESE ARE ISSUES THAT HAVE COME UP, YOU KNOW, EVERY TIME I'VE SPOKEN TO THE SENIORS.
SO MY FEELING IS, UM, IF WE COULD GET, UM, YOU KNOW, LIKE A SIDEWALK AND, YOU KNOW, BETTER PUBLIC TRANSPORTATION AND YOU HAVING 80, UH, UNITS, UM, YOU KNOW, I WOULD PERSONALLY THINK THIS IS A, YOU KNOW, COULD BE, YOU KNOW, A GOOD IDEA BECAUSE I, I REALLY, YOU KNOW, THAT
UM, AND IT'S RIGHT NEAR THE COMMUNITY COLLEGE.
AND I FEEL THAT, YOU KNOW, HAVING SENIORS, UH, MANY OF THEM ARE, YOU KNOW, HEALTHY ENOUGH TO GO TO THE COLLEGE IF THEY WANT.
YOU KNOW, I, I FEEL THAT IF, UM, YOU KNOW, YOU HAVE A SENIOR HOUSING THERE, YOU KNOW, IT'S JUST AN OPPORTUNITY WHERE THEY COULD ENJOY A GOOD QUALITY OF LIFE.
UM, BECAUSE IT'S A NOT-FOR-PROFIT, DOES THAT MEAN THAT THE COST OF LIVING THERE FOR SENIORS IS LESS, FOR INDEPENDENT LIVING IS LESS.
I'M GONNA TURN IT OVER TO RYAN TO GO THROUGH THE DETAILS.
IT'S, UH, UH, BUT GOOD EVENING EVERYONE, AND, UM, GOOD TO SEE YOU.
AND PLEASE TAKE NO DISRESPECT THAT BETHEL ISN'T AT THE TABLE TODAY.
I, I HONESTLY, IT'S, UH, WE'RE VERY EARLY AND, AND WE WANTED TO COME TO YOU, UM, VERY EARLY IN THE PROCESS JUST TO, UM, UH, AS, AS, UH, DAVID SAID, GET A SENSE FOR ARE WE IN THE REALM OF, OF KIND OF REALITY AND, AND IS THIS POTENTIALLY ACHIEVABLE? UM, SO I'M, I'M GONNA GET TO YOUR QUESTION.
OKAY, SO I SHOULD BE ABLE TO PULL THIS UP, UP MOMENTARILY.
UM, BRIEFLY, I'LL JUST SHARE THAT.
UM, ONE POINT, UH, ALTHOUGH I'M HERE AS A MEMBER OF THE DEVELOPMENT
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TEAM AT ONE POINT, UM, WE ALSO, UH, HELP THE KNOWLES, UH, WITH OUR OPERATIONS, UH, GUIDANCE.UM, WE ALSO, UH, YOU KNOW, HAVE, UH, MARKETING TEAM MEMBERS THAT HELP, UH, YOU KNOW, MARKET, UM, THIS TYPE OF, UH, SENIOR HOUSING.
UM, AND, AND WE HAVE A MUNICIPAL ADVISORY COMPONENT SO THAT IN, YOU KNOW, IN 2020, THE KNOWLES, UH, REFINANCED THEIR, THEIR DEBT THAT THEY INHERITED FROM WESTCHESTER MEADOWS, AND WE HELPED FACILITATE THAT THROUGH THE WESTCHESTER COUNTY L D C.
SO, POINT BEING, WE'RE NOT JUST DEVELOPERS.
WE'RE NOT JUST HERE TO, TO, YOU KNOW, BUILD THINGS.
AND, AND THAT'S, YOU KNOW, WE'RE HERE TO HELP BETHEL AND THE KNOLLS, UH, WITH, WITH, UH, WHATEVER THEY DO.
THE QUESTION ABOUT, YOU KNOW, WHO IS BETHEL? UM, THEY HAVE A FEW OTHER SENIOR CARE AND SENIOR HOUSING SITES, UH, MAINLY ALONG THE HUDSON, UH, CROON, HUDSON AND AUSTIN.
UM, THEY HAVE SOME OTHER CARE FACILITIES, UH, THAT YOU MAY BE AWARE OF.
SO ARE THESE THE ONES THAT YOU HAVE LISTED HERE? UH, NO.
SO THOSE, YEAH, IF YOU'D LIKE TO JUMP TO THOSE, UM, I, I CAN GET THERE.
UM, BRIEFLY, MAYBE LET'S, LET'S TOUCH ON THE, THE SITE JUST TO ORIENT YOU A LITTLE BIT.
I MEAN, DAVID DID SAY IT'S A CHALLENGE AND IT IS, UH, YOU KNOW, THE, THE NUMBERS THERE REPRESENT THE ELEVATIONS, AND, AND YOU CAN SEE, UM, UH, ROUGHLY A 200 FOOT GRADE CHANGE, YOU KNOW, ACROSS A PORTION OF THIS SITE.
AND, AND UP BY GRASSLANDS ROAD, YOU KNOW, ROUTE 100, UM, ALL THE WAY INWARD.
YOU KNOW, IT'S, IT'S ABOUT 80 FEET.
SO, UM, THERE'S KIND OF A PLATEAU WHERE THE KNOLL SITS, AND THEN IT SLOPES PRETTY AGGRESSIVELY AROUND IT.
SO THE, THE, UH, THE CONCEPT THAT WE'RE WORKING WITH IS FOUR LEVELS, WHETHER OR NOT TO, YOU KNOW, GARRETT'S TEAM, THAT THAT MEANS FOUR STORIES.
YOU KNOW, WE ACTUALLY DON'T KNOW TODAY, UH, 'CAUSE OF THE DEFINITION OF, OF A STORY, YOU KNOW, BEING, UH, VERY PARTICULAR ZONING THING.
UM, BUT EVEN THE DESIGN THAT WE'RE SHARING WITH YOU TODAY, WE HESITATE EVEN TO SHOW, YOU KNOW, ANY DRAWING AT ALL BECAUSE WE ARE VERY, VERY EARLY IN THIS PROCESS AND ARE JUST, UM, UH, YOU KNOW, UH, PLEASE TAKE, YOU KNOW, THE DRAWING THAT YOU ARE GONNA SEE WITH A PRETTY HEAVY GRAIN OF SALT.
BUT, UM, YOU CAN SEE THAT THE P U D IS THERE ON THE RIGHT.
UH, THIS IS P U D NUMBER FIVE.
UM, AND, AND, UH, WE'LL SHOW, UH, ACTUALLY, I'LL JUST JUMP THERE NOW.
SO THIS IS THE, THE SPLIT ZONING LAW CONDITION.
YOU HAVE THE, UM, UH, R 40 AND IT, AND IT, AS GARRETT SAID, IT IS THE PRIOR ZONING.
SO THIS IMAGE ISN'T, ISN'T GREAT.
BUT, UM, BASICALLY THIS RIGHT HAND SIDE, LOWER, CALL IT SOUTHEAST IS IN THE, THE 20 AND, AND THIS IS IN THE 40.
SO AS DAVID SAID, WE'RE, WE'RE THINKING, YOU KNOW, FIND THE POINT IN THE MIDDLE AND, AND MAKE THE WHOLE SITE, YOU KNOW, THE, THE POINT, UH, HOW MANY ACRES ARE IN THE 40? IT'S ROUGHLY 14 EACH, UH, 14 POINT A HALF EACH, ROUGHLY.
IS, IS THAT SOUND ABOUT RIGHT, KARA? IT'S, IT'S, IT'S RATHER CLOSE TO 50% SPLIT.
AND IT'S 29.2 ACRES FOR THE WHOLE PARCEL.
UM, SO, UH, IF THERE ARE NO QUESTIONS ABOUT THE SITE, UH, I THINK I'LL JUST MOVE ON.
UH, BUT A AS, UM, DAVID EXPLAINED, YOU KNOW, THE, THE GROVE WAS DEVELOPED FIRST.
UM, THEY ARE SEPARATE TAX PARCEL, SEPARATE OWNERS.
UH, THE GROVE IS A, A FOR-PROFIT, UH, UH, UNRELATED ENTITY.
AND, AND THE KNOLLS, UH, IS, IS OF COURSE THE BETHEL ENTITY THAT WE'VE BEEN TALKING ABOUT.
UM, SO TO YOUR, TO YOUR QUESTION ABOUT, UH, YOU KNOW, UH, MISSION-DRIVEN, UM, THIS IS, THIS IS VERY MUCH A MISSION DRIVEN ORGANIZATION, AND THE MARKET POSITIONING OF, UH, KIND OF WHERE, UM, THE NOEL SITS IS, IS, UH, YOU KNOW, REALLY AT A VALUE PRICE POINT.
UM, AND I SAY THAT, YOU KNOW, FULLY APPRECIATING THAT SOME OF THESE NUMBERS, UH, ON THE SCREEN, YOU KNOW, MAY SEEM QUITE LARGE, AND THEY SEEM QUITE LARGE TO ME TOO.
UM, BUT THESE ARE ENTRY FEES THAT WE'RE SHOWING HERE.
UM, SO YOU, IN A LIFE CARE MODEL, YOU HAVE A, A UPFRONT ENTRANCE FEE, AND THEN YOU ALSO HAVE A MONTHLY SERVICE FEE.
AND SO WHAT WE'RE COMPARING HERE ARE THE, UM, UH, ENTRY FEES, THE RANGE OF THE ENTRY FEES.
SO ON THE LEFT YOU WOULD SEE THE LOWER END OF EACH RESPECTIVE COMMUNITIES, UH, ENTRY FEES.
AND THEN ON THE RIGHT, THE, THE HIGHEST,
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UH, UH, FOUR, UH, COMPARABLE ONE, TWO, AND THREE BEDROOM, UM, UNITS, YOU WHICH WAY YOU PICKED THE, THE OTHER, CAN YOU EXPLAIN ENTRY FEE? WHAT DO YOU MEAN BY, SO AN ENTRY FEE IS THE, THE UPFRONT INITIAL, UH, PAYMENT FOR A LIFE USE CONTRACT OF A PARTICULAR UNIT.AND IT ALSO HAS SOME VARIABILITY IN IT ABOUT HOW MUCH IS REFUNDED TO YOU IF YOU CHOOSE TO MOVE OUT OR TO YOUR ESTATE UPON RIGHT UPON THAT.
AND WHAT PERCENTAGE IS THAT? UH, THERE, IT VARIES.
AND SO THERE'S A 90%, THERE'S AN 80%, AND THEN THERE'S A DECLINING IN BALANCE.
SO I, YOU, YOU KNOW, THIS ROUTINE, I KNOW THIS ROUTINE.
SO THE DECLINING BALANCE, UH, ACTUALLY, UH, IS IT, YOU LOSE 2% A YEAR, THAT, THAT IT, UH, THAT, THAT IT GOES DOWN THAT YOU RESIDE, BUT YES, CORRECT.
BUT THOSE, UH, THOSE NORMALLY START AT THE LOWER END.
SO THOSE LO THE LOWER NUMBERS, YOU KNOW, ON THE LEFT HAND SIDE, UM, ARE, ARE NORMALLY THE DECLINING BALANCE IN NUMBERS VERSUS THE HIGHER REFUNDABILITY, WHICH, YOU KNOW, PRESERVES PEOPLE'S ESTATES OR ON THE RIGHT HAND SIDE, JUST SPEAKING GENERALLY.
AND I'VE GOT OTHER TEAM MEMBERS THAT WE WOULD, THAT WALK, COULD WALK YOU THROUGH THAT MORE ELOQUENTLY THAN I DID.
UM, BUT THE ENTRY FEE, A KEY DIFFERENCE REALLY WITH SOME OF, DAVID MENTIONED, SOME OF THE OTHER APPLICATIONS THAT HAVE BEEN BEFORE YOU PROBABLY RENTAL MODEL SENIOR HOUSING, UM, VERSUS AN ENTRY FEE LIFE CARE, IS THAT YOU'RE ACTUALLY PREPAYING SOME OF YOUR FUTURE HEALTHCARE NEEDS IN THAT INITIAL ENTRY FEE PAYMENT.
AND SO THE, THE MISSION AND THE TYPICAL RESIDENT, UH, UH, SOMEONE THAT WANTS TO MOVE INTO THE KNOWLES OR LIFE CARE COMMUNITY, THEY'RE REALLY MAKING A CHOICE FOR THEIR NEXT 15, 20 YEARS.
WE HEARD FROM, UH, YOU KNOW, AN EXAMPLE OF SOMEONE THAT'S BEEN THERE 15 YEARS, YOU KNOW, PEOPLE THAT ARE, UM, ATTRACTED TO THIS ARE, ARE MAKING END OF LIFE DECISIONS WHILE THEY'RE STILL, UM, UH, STILL ABLE TO ENJOY LIFE IN AN INDEPENDENT LIVING SETTING.
SO THEY'RE PLANNERS, RIGHT? THEY'RE, THEY'RE THINKING 15, 20 YEARS DOWN THE ROAD, THEY'RE THINKING ABOUT THEIR ESTATE.
UM, AND, UH, WHEREAS THE RENTAL MODEL IS, IS NORMALLY, OH, WE GOTTA GET MOM IN SOMEWHERE IN THE NEXT 60 DAYS, YOU KNOW, MORE OF A, UH, MORE OF AN URGENT KIND OF NEED.
AND THE OTHER THING THAT'S SO NICE ABOUT THE KNOWLES IS THAT IT GOES FROM TOTALLY INDEPENDENT LIVING, WHERE IT'S REALLY AN APARTMENT TO, UM, DIFFERENT LEVELS OF CARE, UH, OVER A PERIOD OF, UM, OVER A PERIOD OF TIME FOR SOMEBODY WHO'S SAY 80 AND HEALTHY WOULD MAYBE WANT TO GO INTO THE INDEPENDENT LIVING, BUT MAYBE BY THE TIME THEY'RE 90, THEY'RE GONNA NEED A DIFFERENT LEVEL OF CARE.
AND THAT, THAT CONCEPT'S CALLED AGING IN PLACE.
AND, AND IT'S, UM, AND, AND DAVID MENTIONED THE UNIT MIXED NUMBERS OF, UM, UM, AND THAT'S IN YOUR PACKET OF, UM, UH, THE, THE ASSISTED LIVING AND THEN THE SKILLED NURSING.
SO, SO THAT, THAT'S KIND OF THAT CONTINUUM OF CARE, SORRY.
BUT ON, SO IF I'M GOING INTO A LONG TIME, LONG TERM CARE, I WOULD PAY THE INTEREST FEE.
BUT IF I'M GOING TO DO A RENTAL, IS THERE STILL REQUIRED, IS THE INTEREST FEE STILL REQUIRED? UM, OR IS INTEREST FEE REGARDLESS? CORRECT.
THERE ISN'T A RENTAL, THERE ISN'T A RENTAL FEE.
AND WHAT I THINK, CORRECT ME IF I'M WRONG, RIGHT, BUT THE, THE, THE OTHER, THE OPERATORS THAT ARE ALL ON THIS SLIDE, MISSION AND VIABILITY, THOSE, THOSE ARE ALL, UM, C C R C NONPROFIT CRCS, SO, SO THEY ARE ALL NONPROFITS.
UM, ONLY THE KENDALL ON HUDSON HAS THE, UH, ARTICLE 46 LICENSE, THE DEPARTMENT OF HEALTH LICENSE THAT THERE ARE ONLY 15 IN THE STATE OF NEW YORK.
AND SO YOU HAVE TWO WITHIN, YOU KNOW, 10 MILES OF HERE.
UM, AND, AND THAT IS THE PORT.
THAT IS THE DIFFERENCE THERE IS THAT YOU'RE COMMITTING TO TAKING CARE OF SOMEONE'S FUTURE HEALTHCARE NEEDS.
WHEREAS THE OSBORNE AND THE UNDER CONSTRUCTION BROADVIEW PROJECT THAT, THAT SUNY PURCHASED, UM, THEY, THEY ACTUALLY ARE NOT TAKING ON THAT, THAT FUTURE HEALTHCARE OBLIGATION, UM, THAT THE NON-FOR-PROFIT MISSION DRIVEN FOLKS, UH, TYPICALLY DO.
I JUST HAVE ONE OTHER QUESTION, FOLLOW UP ON ALAN'S, YOU COMMENTS ABOUT AFFORDABILITY.
UM, YOU KNOW, UH, LIVING IN AN ASSISTED LIVING FACILITY OR INDEPENDENT LIVING IS LIKE EXTREMELY EXPENSIVE.
AND WELL, I'M SORT OF WONDERING, YOU KNOW, WE'VE HAD FOR, FOR HOUSING OR REQUIREMENT OF AFFORDABILITY, IS THERE ANY POSSIBILITY SINCE YOU, JUST IN THE CONCEPT STAGE RIGHT NOW,
[00:25:01]
THAT WE COULD TRY COMING UP WITH LIKE A MODEL WHERE THERE'D BE, UM, YOU KNOW, A FEW, UH, UNITS THAT WOULD BE, YOU KNOW, REALLY AFFORDABLE FOR PEOPLE WHO SAY LIVE IN LOWER INCOME, YOU KNOW, HOUSING, AND THEN THEY WOULD BE ABLE TO ENJOY, UM, A QUALITY OF LIFE THAT THEY DON'T HAVE NOW.AND I'M, I'M SORT OF WONDERING IF THAT'S SOMETHING THAT MAYBE COULD DISCUSS.
SO WHAT WHAT I WOULD SAY IS, IS THE, THE 80, THE APPROXIMATE 80 UNITS IS, IS, IS A, A MARKET RATE ASSUMPTION.
UM, BUT IF THE REZONING OF THE R R 30 DOES GIVE US ROOM A LITTLE BIT OF ROOM TO, TO ADD POTENTIAL UNITS, NOW WE'D HAVE TO MAKE SURE THAT, THAT THAT WORKS ECONOMICALLY.
UM, BUT WHAT I WANT THE BOARD TO HEAR IS, IS THE 80 SORT OF, THAT, THAT'S KIND OF THE THRESHOLD FROM A MARKET PERSPECTIVE IS TO BEING ABLE TO ENSURE THAT THIS, THIS PROJECT, WE'LL SAY ABOUT 83.
AND I'M SAYING BECAUSE I, I SORT OF FEEL THAT, UM, YOU KNOW, WHEN, YOU KNOW, I TALK TO PEOPLE YOU KNOW, WHO ARE NOT VERY WELL OFF, YOU KNOW, WE WE'RE DOING SO MANY ASSISTED LIVINGS AND IT WOULD BE NICE IF WE COULD SET UP LIKE A, UM, YOU KNOW, BE REALLY PROACTIVE AND A LEADER AND TRY TO, YOU KNOW, AT LEAST PROVIDE SOME AFFORDABILITY.
AND I THINK IF YOU DID IT HERE, THEN MAYBE THE CONCEPT COULD SPREAD AROUND THE COUNTY.
IT'S ALLOWING, TRULY ALLOWING PEOPLE TO AGE IN PLACE WHO CAN'T AFFORD TWO ASIAN CLAIMS, IF THEY, AND ONE OF THE SUGGESTIONS, UM, THAT WAS MADE, UH, I HAVE FORMED A COMMITTEE A COUPLE YEARS AGO, AND, UM, WE HAVE A BUNCH OF MEETINGS HERE AND ONCE, UH, YOU KNOW, SOME OF THE ASSISTED LIVING FACILITIES THAT THEY, ONE OPTION WOULD BE, UM, TO CREATE SOME SORT OF FUNDS.
SO IF SOMEBODY CAN'T AFFORD, YOU KNOW, THE, THE TYPICAL ASSISTED LIVING, UH, THERE'D BE ALMOST LIKE FUNDING WHERE THEY COULD, UM, GET, SAY HELP WITH, UM, YOU KNOW, STAYING, HIRING A HOME CARE AID AT THEIR HOME.
YOU KNOW, BECAUSE A LOT OF THESE LIVING FACILITIES, THEY, UM, THEY MAY HAVE SAY IT'S $15,000 A MONTH OR $7,000 A MONTH, AND THEN THEY PUT ALL THESE ADD-ONS AFTER THAT, SO YOU KNOW, IT COULD BECOME $20,000 A MONTH LIKE THIS OR EVEN MORE.
WELL, HOW DO, HOW DO YOU COME UP WITH THE 80, WHICH WE KEEP HEARING THAT YOU HAVE TO HAVE A HUNDRED UNITS TO BE VALUABLE.
THAT SITE WHERE ALL THE OTHER VALUES YOU WANNA GO TO, BASICALLY 200, WHY IS 1200 VIABLE? YEAH.
IF, IF EVERYONE COULD, I'M GONNA REFERENCE THIS, THIS SLIDE HERE, I WANNA POINT OUT REALLY BEYOND TODAY, BUT ALL OF US HAVE SEEN THIS IN THE LAST HOUR OR SO.
AND SO LOOK AT IT, UH, I'M SAYING YOU OFF NEXT WEEK, BUT THERE WAS ARIZONA
SO PAUL SECRETARY WAS VERY NICE.
SHE PUT IT ON FOR TODAY AND GARRETT WAS AWAY THAT WEEK.
SO WE HAVEN'T HAD ANY DISCUSSIONS ABOUT THIS ONE.
SO, UH, IF YOU'RE LOOKING FOR APPROVAL OR SOME NOT TODAY,
SO
LEMME, BUT LEMME JUST LET CO COUPLE OF CLARIFICATIONS BEFORE WE ANSWER THE QUESTION ABOUT THE, ABOUT THE, THE, YOU'RE NOT ASKING FOR ZONING AMENDMENT.
WE ARE, BUT THE, THE AMENDMENT WOULD, WOULD, WOULD ONLY APPLY FOR, WOULD, WOULD ONLY, UH, AFFECT THAT THE, THE C, THE C C R C OR, OR THE C C RRC, UH, REGULATION.
NOT, NOT ALL OF YOUR SENIOR LIVING.
UM, THE CCC RRC IS DEFINED AND SPECIFIC USE IN THE ZONING ORDINANCE.
UM, SO REGULATIONS SPECIFIC TO CCS AND LFS AND NURSING HOMES ARE ALL TREATED SEPARATELY.
I BELIEVE THIS APPLICANT'S NOT LOOKING TO MAKE ANY CHANGES TO THOSE.
SO YOU'RE NOT, YOU'RE NOT DESIGNATING ANYTHING INDEPENDENTLY.
YEAH, THE SO THE WAY, THAT WAY THAT THE CODE THERE, YEAH, THERE'S, THERE'S A, THERE'S A WAY THAT THIS SITE, THE 58 ACRES, THE OVERALL SITE INITIALLY WAS, WAS VIEWED AS A SENIOR LIVING CAMPUS BACK IN THE EIGHTIES AND THE NINETIES.
THERE'S A PROVISION IN THE, THE CODE WHICH PERMITS UP TO TRIPLE THE, THE, THE DENSITY THAT'S PERMITTED, UM, FOR INDEPENDENT LIVING UNITS ON ADJACENT TO THE, WHICH IS NOW THE, UH, THE GROVE, WHICH IS THE, UH, THE HEALTHCARE, UH, FACILITY, RESIDENTIAL FACILITY, RIGHT? SO THAT PROVISION, UM, WOULD, WOULD
[00:30:01]
APPLY HERE.IT WOULD, IT WOULD, IF IT, IT, IT WOULD APPLY HERE AND IT'D BE SITE REZONED TO R 30.
YOU WOULD GET ENOUGH BASE DENSITY TO, TO, UH, TO BUILD 80 MORE UNITS.
IN FACT, MORE THAN 80, I THINK IT'S UP TO 120, ALTHOUGH THAT'S NOT WHAT WE'RE LOOKING FOR.
BUT, UM, SO, SO, SO APPLYING THAT, THAT BONUS HERE, IF THE SITE WERE REZONED TO AN R 30 WOULD WORK FOR THIS PROPERTY, IT'S NOT GONNA OPEN UP A A CAN OF WORMS FOR THE TOWN FOR ANY, FOR ALL THE OTHER SENIOR USES.
UM, THE ONLY OTHER TWEAKS WE WOULD NEED IS IN THAT BONUS IT SAYS THE IIL UNITS HAVE TO BE NO MORE THAN, UH, A THOUSAND SQUARE FEET.
AND, AND THEN THE HEIGHT WE CAN, WE CAN WORK OUT, YOU'RE NOT ASKING TO CHANGE THE DEFINITION OF INDEPENDENT LIVING NO.
AND YOU'RE STATING THAT IN YOUR FACILITY 12 TO 1300 SQUARE FEET, BUT IT WOULD STAY AS A THOUSAND FOR EVERYBODY ELSE.
WELL, WELL, I THINK THE PROPOSAL WOULD BE THAT TO INCREASE THAT TO, TO TO 12 TO 13, BECAUSE THE MARKET SIDE, THE MARKET JUST, THERE AREN'T A THOUSAND, WELL, THERE ARE SOME, I SHOULDN'T SAY THAT, BUT, BUT THE, THE MARKET MAX IS NOT, IS, IS OVER A THOUSAND.
UH, YOU'RE NOT ASKING FOR GENERAL CHANGE IN THE CODE.
YOU'RE ONLY ASKING IT TO BE YOUR FACILITY.
WELL, THAT, THAT WITH RESPECT TO CRCS, RIGHT, OF WHICH THERE'S ONLY ONE IN THE TOWN.
NOW, HAVING SAID THAT, WE WILL DO THE ANALYSIS OF STAFF FOR THE TOWN BOARD MM-HMM.
BUT RECALL AS TOWN BOARD THAT THE LEGISLATION THAT, UM, YOU UNDERTOOK IN CONNECTION WITH THE CONTINUUM OF CARE FACILITIES REALLY WAS A, UM, NON-PROLIFERATION TYPE ZONING, UH, MEASURE THAT YOU ADDED THAT IMPACT MOST OF THESE SENIOR FACILITIES IN THE SENSE THAT THERE'S NOW A 4,000 LINEAR FOOT, ALMOST ONE LINEAR MILE, UH, SEPARATION REQUIREMENT.
SO REALLY, UM, WE'LL DO THAT ANALYSIS.
UM, THERE COULD BE ME, YOU KNOW, I DON'T KNOW.
WE'LL LOOK TO SEE IF THERE'S SOME AREA IN THE TOWN THAT'S NOT WITHIN 4,000 FEET OF A, UH, NURSING HOME ASSISTED LIVING FACILITY, C C R C C CONTINUUM CARE FACILITY, THERE MAY NOT BE.
UM, SO I, I DO THINK THAT WHAT THEY'RE PROPOSING WOULD BE RATHER LIMITED TO THIS SITE.
UM, AND THAT, AND THE, AND THE CCUS, RIGHT? I STARTED OFF BY SAYING, ARE YOU ASKING FOR ANY ZONING AMENDMENT THAT WOULD AFFECT ANY OTHER UNITS? YOU SEEM TO AT THE VERY END SAY, WELL, IT'S ABOUT THE 1200 1300 THAT YOU'RE, YOU'RE NOT ASKING FOR US TO CHANGE REQUIREMENTS ELSEWHERE.
IT'S, YOU'RE TRYING TO, RIGHT.
IT'S ALMOST SPOT ZONING, BUT BECAUSE THERE'S ONLY ONE, UH, IT'S
AND EVEN AT THAT, UH, I BELIEVE THE C C R C IS THE ONLY TYPE OF, UM, SENIOR HOUSING THAT ACTUALLY HAS A SQUARE FOOTAGE REQUIREMENT.
IT'S, WHEREAS LIKE ASSISTED LIVING FACILITIES, IT'S JUST OVER F A R FOR THE WHOLE SITE.
SO, UH, IT WOULD BE RATHER LIMITED.
I MEAN, IN TERMS OF THE HEIGHT REQUESTS, UM, IF, YOU KNOW, ASSISTED LIVING FACILITIES ON FOUR ACRES CAN GO UP TO FOUR, UM, RIGHT.
STORIES, I BELIEVE, UM, THREE OR FOUR STORIES.
SO I BELIEVE THEY WOULD ACTUALLY BE CONSISTENT WITH THAT.
THEY'RE NOT LOOKING FOR ANYTHING OVER AND ABOVE WHAT, BUT WE'LL COMPARE WITH THE OTHER, UM, SENIOR HOUSING TO SEE IF IT'S BRINGING AN INLINE BECOMING MORE DENSE OR SOMETHING LIKE THAT.
UH, WE'LL DO ALL THAT ANALYSIS FOR YOU.
HOW, HOW LONG DO YOU THINK IT WOULD TAKE? AND SO YOU'RE ALSO STATING THAT YOU WANNA CONDENSE THE BUILDING, BRING THEM CLOSER TOGETHER.
WOULD YOU THEN ON THAT SPACE THAT LEFT BE WILLING TO PUT AMOUNT OF CONSERVATION EASEMENT BECAUSE YOU BRING 'EM CLOSER TOGETHER, RIGHT.
YOU KNOW, IN 10 YEARS YOU COME BACK AND SAY, HEY, WE GOT THIS OTHER SPACE OVER HERE, WHY DON'T WE PUT CLOSE TOGETHER? AND RIGHT.
SO I, I MEAN THE, YOU'RE RIGHT, THE INTENT IS NOT TO CONTINUE DEVELOPMENT RIGHTS ON, ON, ON THE REST OF THE, OF THE, THE PROPERTY.
IN FACT, WE, WE'VE HAD THAT CONVERSATION ALREADY.
WE ASSUMED THAT THAT COMMENT MIGHT BE MADE TONIGHT OR, OR AT SOME POINT IN THE PROCESS.
SO YEAH, I I THINK THAT'S
YOU MEAN YOU THINK ULTIMATELY IF, UM, THIS CONTINUES, THERE WILL BE.
UM, BUT YEAH, I THINK AT THIS POINT THEY JUST WANNA, UM, UH, MAKE SURE THE BOARD UNDERSTANDS WHAT THEY INTEND TO DO, WHY THEY SEEK TO DO IT, AND THEN YEAH, WE CAN, YOU KNOW, IF, IF, IF, IF THERE'S, UH, ULTIMATELY AND NOT TONIGHT.
UM, BUT ULTIMATELY IF, YOU KNOW, THERE'S FAVORABLE VIBES OF THE BOARD, YOU CAN WORK OUT THE ZONING, UM, UM, SPECIFICS AND, AND GET BACK TO THE BOARD WITH A DRAFT TEXT CAN EVEN COME BACK
[00:35:02]
IT WOULD'VE TO BE POLISHED, BUT AT LEAST THE DRAFT TEXT YEAH.AS TO HOW THIS'S LIMITED TO THEM AND DOES NOT AFFECT ANY OTHER PROPERTY.
WE, SO ON THAT NOTE, WHAT I WOULD RECOMMEND IS, UM, PREPARING THAT AND COMING BACK IN A SETTING LIKE THIS AND NOT, YOU KNOW, GOING FORWARD FOR THE FORMAL TWO HALF, YOU BEAT ME TOO.
I WAS GONNA, I WAS GONNA SUGGEST THAT WE, THAT, THAT IF, IF WE, I'LL CALL THE, THE CONCEPTUAL GREEN LIGHT.
IF WE GET THAT, THEN THE NEXT STEP WOULD BE TO DO, YOU KNOW, HOW MANY, UH, CALLS YOU'VE GOTTEN FROM, YOU KNOW, CALLS, AMBULANCE CALLS, UM, UH, UH, YOU GET AT THAT FACILITY? I MEAN, I, I DON'T HAVE THAT INFORMATION OFFHAND.
WE'LL HAVE IT, BUT AGAIN, IT'S PRELIMINARY.
WE KNOW ALL THAT WOULD BE SAID, WHAT I'M TALKING ABOUT, BECAUSE I THINK, YOU KNOW, ONE OF THE EMERGING ISSUES WITH ALL THESE FACILITIES IS THE COST TO THE FIRE DEPARTMENT, UH, THE POLICE, THE AMBULANCE.
AND IF IT EXCEEDS, LIKE IF YOU HAVE LIKE 80 NEW UNITS, UH, THERE'S DEFINITELY GONNA BE MORE CALLS AND, YOU KNOW, IT WILL CREATE MORE OF A BURDEN ON THE POLICE AND THE FIRE DEPARTMENT.
AND I'M JUST SUGGESTING THAT MAYBE, UM, IF IT, THERE COULD BE SOME LANGUAGE WHERE IF IT EXCEEDS A CERTAIN AMOUNT OF CALLS AND DID BE ADDITIONAL REIMBURSEMENTS FOR THE TOWN OR THE FIRE DEPARTMENT, UH, IF, IF, IF, IF, IF YOU REMEMBER FROM ONE OF THE PRIOR APPLICATIONS, WHAT WE, WHAT WE DID WAS WE SAT DOWN WITH, UM, E M S, WHICH WAS POLICE AND WENT THROUGH CENTRAL CALLS AND COSTS.
AND I THINK ULTIMATELY THE, THE, THE CONCLUSION WAS THAT, THAT THE, THE PAYMENTS BACK TO THE, TO E M S FOR EACH CALL ACTUALLY WOULD, WOULD, UH, ACCOMMODATE THAT, THAT POTENTIAL, UM, DEMAND.
BUT OF COURSE, AGAIN, WE, WE DO THAT HERE, SOMETHING THAT, RIGHT.
AND, AND WHEN DO YOU THINK THAT, UH, YOU WOULD SUBMIT SOMETHING IF YOU GET LIKE THE GREENLIGHT WILL REVIEW THIS, UM, TOMORROW? NO, UM, UH, WELL, I MEAN, WE'RE TALKING ABOUT ZONING TEXTS THAT THAT'S EASIER TO DO THAN, THAN REFINING A DESIGN AND THAT, THAT WOULD HONESTLY TAKE SEVERAL MONTHS.
I MEAN, WE'RE, WE HAVEN'T, WE'RE COMING TO YOU TO, TO MAKE SURE THAT IN CONCEPT YEAH.
VERY MUCH SIR TO SAY, OKAY, GO AHEAD.
BECAUSE IN CONCEPT, WE ARE WILLING TO ENTERTAIN THIS ENTERTAIN, RIGHT, RIGHT.
OR OR MAYBE CONVERSELY JUST SAY THAT THIS ISN'T WILDLY REALISTIC, RIGHT? UH, UH, WE WE'RE NOT LOOKING FOR ANY HARD COMMITMENTS AND CERTAINLY APPRECIATE THAT, THAT THIS IS VERY EARLY.
UM, I DO QUICKLY WANNA TOUCH ON THE I ABOUT THE NUMBER YET.
I MEAN, BECAUSE YOU'RE SAYING THIS IS WHAT MAKES IT VIABLE, THAT'S NOT WHAT MAKES IT VIABLE.
THAT'S, THAT'S EXACTLY WHERE I'M GOING RIGHT NOW.
AND, AND I THINK IT, SO THE REASON I'M ASKING YOU TO, TO TAKE A LOOK AT THE UNIT MIX AND DENSITY CHART, IT, IT IN YELLOW, UM, YOU CAN SEE THE OTHER, UH, ENTRY FEE COMMUNITIES NEARBY.
AND AGAIN, PLEASE, PLEASE DON'T MISINTERPRET JUST BECAUSE SOMEBODY ELSE HAS SOMETHING THAT, THAT WE EXPECTED.
UM, BUT YOU'LL SEE THAT THERE IS A GREATER PROPORTION OF INDEPENDENT LIVING UNITS AND, AND AS YOUR ACUITY AND CARE NEEDS, UH, IS INCREASE TOWARDS THE SKILLED NURSING CARE, THE BED COUNT, UM, OR UNIT COUNT, UM, GETS MUCH SMALLER.
AND SO YOU SEE THAT, YOU KNOW, ALL OF THESE OTHER OPERATORS ARE AT OVER 220 UNITS FOR INDEPENDENT LIVING.
UM, AND, AND THE MODEL REALLY WORKS THAT WAY.
IT WORKS BETTER ON, UM, UH, THE, THE TURNOVER OF ENTRY FEES AND FOLKS THAT FRANKLY DON'T NEED EXPENSIVE NURSING CARE.
YOU KNOW, TO BE BLUNT ABOUT IT IS, IS KIND OF, UH, HOW THE BUSINESS MODEL WORKS.
WHEREAS IF YOU LOOK AT SOME OF THE, UM, FOR-PROFIT STANDALONE ASSISTED LIVING IN BLUE LIKE BRIGHTY, BUT TERRYTOWN, CHELSEA AT GREENBURG, YOU KNOW, THEY CAN HAVE A SMALLER UNIT COUNT.
THAT SWEET SPOT AT THE, THE UNIT COUNT, YOU KNOW, IS ABOUT 1 25, 1 40 IS WHERE THEY NEED TO BE TO HAVE A FUNCTIONAL BUSINESS MODEL.
UM, BUT IN THE ENTRY FEE WORLD, YOU, YOU NEED MORE INDEPENDENT LIVING UNITS.
AND, AND TO GIVE YOU AN IDEA, BROAD VIEW, THAT 220 INDEPENDENT LIVING UNITS IS THEIR FIRST PHASE AND THEY'RE PLANNING ANOTHER 165.
SO UPON FULL BUILDOUT, THE BROADVIEW CAMPUS WOULD'VE 385 INDEPENDENT LIVING UNITS.
AND LEMME JUST, LEMME JUST UH, UH, SORT OF PUT A POINT ON THAT RIGHT THERE BECAUSE, BECAUSE BEFORE FRANCIS, YOU, YOU MADE THE POINT ABOUT, YOU KNOW, THE OTHER PROVIDERS HAVE COME IN, THIS IS THE ENTRY VIEW WORLD, WHICH IS A DIFFERENT MODEL AT A DIFFERENT SORT, UH, UH, UH, AND WELL, UH, MODEL REALLY, IT'S A PHYSICAL, DIFFERENT PHYSICAL MODEL, DIFFERENT BUSINESS MODEL, BUSINESS MODEL.
[00:40:01]
YOU CAN SEE THAT THEN THE, THEN THERE'LL BE, UH, OPERATORS THAT, THAT YOU'VE SEEN BEFORE.AND SO THE COMPARISONS ISN'T REALLY AN, UH, APPLES TO APPLES COMPARISON.
THAT'S JUST, I HOPE THAT THE BOARD WOULD KEEP AN OPEN MIND AS TO WHY, HEY, WE'VE HEARD SOME THINGS FROM OTHER APPLICATIONS BEFORE, BUT IT'S NOT, IT'S A LITTLE BIT OF A DIFFERENT WORLD AND THAT'S WHY, UM, WE'RE HERE TONIGHT.
MY ONLY POINT IS YOU, YOU SEE THAT IN THE DENSITY THAT THEY'RE, THEY'RE HITTING, THEY'RE GETTING 20, YOU KNOW, ON AVERAGE.
AND AGAIN, JUST BECAUSE SOMEBODY ELSE GOT IT, NOT WHAT WE'RE ASKING FOR, BUT YOU KNOW, THAT THEY, THEY CAN ON A FOUR ACRE SITE CRAM 20 UNITS AN ACRE AND THAT THAT WORKS FOR THEM.
YOU KNOW, WE'RE MORE OF A INSTITUTIONAL USE ON A LARGER ACREAGE.
AND, AND THAT'S NOT JUST US, BUT THE OSBORNE, YOU KNOW, THE, UH, BROAD VIEW, YOU KNOW, THAT THAT'S KIND OF HOW THE MODEL'S SET UP.
SO, SO YOU, YOU'LL YOU HAVE, I DON'T KNOW BECAUSE I HAVEN'T BEEN THERE, SO IT'S LANDSCAPED, IT'S THE NICE SPACE OH ABSOLUTELY.
PLACES FOR PEOPLE LIVING THERE TO USE TO PICNIC, TO DO WHATEVER.
AND I'M, I'M SURE IF ANY BOARD MEMBERS WOULD LIKE A, A VISIT, A TOUR, YOU KNOW, THAT WE CAN DEFINITELY ACCOMMODATE THAT AND, AND WOULD WELCOME.
SOUNDS LIKE WE HAVE SOME FRIENDS, YOU KNOW, THERE ANYWAY.
AND, AND MAYBE FOLKS HAVE BEEN THERE, BUT IF YOU'D LIKE, UH, TO SEE THE CAMPUS, WE'D LOVE TO HAVE YOU.
SO SIR, I, WE HAVE TO ANSWER ANY MORE QUESTIONS, BUT, BUT WE HAVE SOME MARCHING ORDERS AND SOME THINGS, THINGS TO DO.
BUT OBVIOUSLY IF UN, UNLESS YOU GUYS THINK IT'S A COMPLETELY CRAZY IDEA AND, AND YOU KNOW, BETHEL REALLY SHOULDN'T, SHOULDN'T MOVE FORWARD.
WE'D LIKE TO BE ABLE TO COME BACK TO WITH MORE DETAILS WITH, WITH MORE OF A, AND YOU LOOK AT THE AFFORDABILITY, THE SIDEWALKS.
UM, YEAH, I, I I WILL SAY THAT, UH, HAPPY TO LOOK AT IT, HAPPY TO LOOK INTO THE AFFORDABILITY THERE.
I KNOW THAT OF THE EXISTING 15, YOU KNOW, ARTICLE 46 CRCS IN THE STATE, NONE HAVE AN AFFORDABILITY.
ALRIGHT, WELL LEMME JUST, I JUST TO BE CLEAR, SO YOU'RE SAYING THAT ANYTHING OVER 80 UNITS HAS THE POTENTIAL FOR AFFORDABILITY.
SO I 'CAUSE YOU, YOU, YOU KEEP, YOU DROPPED THE NUMBER, YOU DROPPED THE NUMBER 80 IS MARKET RATE.
SO ARE YOU SAYING ANYTHING OVER 40? IF THERE WAS AG ALL WAS AG DID OVER, WE'LL, LOOK, WE'RE HAPPY TO EXPLORE IT.
IT, I UNDERSTAND THE GOAL, ESPECIALLY HERE IN WESTCHESTER COUNTY.
I UNDERSTAND THE GOAL OF AFFORDABILITY.
SO LET US, I DON'T WANT TO COMMIT TO ANYTHING THAT WE HAVEN'T ANALYZED, DISCUSS.
SO LET, LET US MAKE SURE THAT, UH, WE CAN ACCOMMODATE THAT AND, AND WE'LL COME BACK TO YOU.
AND I APOLOGIZE, I DIDN'T KNOW IT'S A SHORT NOTICE, SO I, I I DO APOLOGIZE.
UM, I SPOKE TO
I THINK WE HAVE SOME SENATE, I DON'T THINK IT'S WORKING ON SOMETHING.
SO IT'S BEFORE THE ASSEMBLY, SO WE DON'T REALLY HAVE COMMITTEE.
I THINK IT'S A COMMITTEE JUST SAVED EVERYBODY A HALF HOUR.
WE TALK, JUST SEE WHAT'S HAPPENING.
THE OF, UH, FOLLOWING UP ON THAT AND WORKING WITH, UH, UM, OUR LEGISLATORS AND DRAFTING THE LEGISLATION AND THE WOMAN, UH, KIMONA HANSSEN WHO IS HERE LAST WEEK, YOU KNOW, EXPRESSING, YOU KNOW, HER CONCERNS THAT, YOU KNOW, SHE WAS FLOODED, YOU KNOW, THIS WOULD ENABLE E TO HELP HER AND, UM, YOU KNOW, OTHERS, ALL OF THEM.
SO I THINK THIS IS REALLY GREAT.
WHO ARE THE SPONSORS? UM, SO THAT PASS THE SENATE, YOU, WE COULD CALL LADY IN IF YOU WANT, BUT BILL, I'M NOT SURE.
I'M NOT, I'M, I THINK, UH, I THINK SHE'S WORKING WITH, UH, MARY JANESKY.
I'M NOT A HUNDRED PERCENT SURE.
BUT YOU KNOW, IT SEEMS LIKE IT'S GONNA, YEAH, I THINK THERE'S A GOOD CHANCE THAT'S GONNA PASS.
HOPEFULLY, SHOULD WE CALL ROBERTA IN, UH, OR DOES ANYBODY HAVE ANY QUESTIONS ABOUT THE CAPITAL BUDGET OR, BECAUSE WE REALLY SHOULD BE RIGHT NOW IT'S GETTING REALLY LATE AND, UM, THE EARLIEST, I MEAN, WE'RE NOT GONNA HAVE THE FUNDING UNTIL IT'S PROBABLY THE FALL BECAUSE IT TAKES TIME AFTER YOU APPROVE THE CAPITAL BUDGET THINGS TO GET THROUGH.
SO HO HOPEFULLY WE CAN GET, UM, THIS APPROVED, UM, NEXT WEEK.
I JUST WISH I HAD IT WOULD NEED TO OVER.
NO, ROBERTA, I ASKED, I ASKED ROBERTA TO MAKE COPIES.
SHOULD WE CALL IN? SHE'S LISTENING.
[00:45:01]
SHE DIDN'T WANNA WITH COPIES.WELL, IT HASN'T CHANGED, RIGHT? SINCE THERE'S NOTHING CHANGED THERE.
SO THE ONLY THING THAT I WAS SORT THINKING, UM, IS, UM, BUT IT IS NOT CHANGING, BUT I'M JUST SAYING IS, UM, IF THERE'S GONNA BE LIKE A RECESSION, YOU KNOW, SAYING, LET'S SAY THERE'S A RECESS, WE CAN'T SPEND ALL THE MONEY THIS YEAR, THERE'S A RECESSION, INTEREST RATES COULD GO DOWN.
DO WE WANNA, UM, UM, YOU KNOW, DO THE FULL CAPITAL BUDGET, YOU KNOW, NOW, UM, WHEN THE RATES MAY BE A LITTLE HIGHER? UH, OR DO, I MEAN IT'S A GAMBLE.
I MEAN, RISK COULD GO, IT'S ALWAYS A GAMBLE.
AND CAN WE RE YOU KNOW, LIKE WITH A MORTGAGE, IS THERE THE POSSIBILITY OF REFINANCING IF THERE'S A MAJOR DROP? I, I, YEAH, THAT'S THE QUESTION.
WELL, YOU KNOW, IT SOUNDS THAT WE CAN'T CRITICIZE THE DEPARTMENT HAD THEY DON'T WHAT HAPPENED LAST YEAR AND THEY DON'T.
THE END OF, UH, WE NOW WE CANCEL NEXT WEEK.
UM, AND YOU THEN PLANNING AND YEAH.
YOU KNOW, THERE'S, IF IT'S OVERWHELMING, WE COULD HAVE A SMALLER CAPITAL BUDGET NEXT YEAR.
SO THEN YOU'RE GONNA HAVE TO GO BACK AND DETERMINE WHICH IS GOING TO GET DONE AND WHICH YOU'RE NOT GONNA GET NUMBER ONE.
NO, BUT I'M SAYING YOU'RE GONNA ASK, GONNA GET DONE.
YOU'RE GONNA ASK, SO THEN IF, IF YOU DO A SMALLER CAPITAL, BUT YOU'RE GOING TO ASK DEPARTMENT HEADS TO SEE WHAT ARE THESE PRIORITIES OUT OF THESE PRIORITIES? BECAUSE, YOU KNOW, WE KEEP GOING BACK TO THE
YOU KNOW, YOU KNOW WHAT WE, WHAT WE HAVE RIGHT NOW.
UM, SO THE QUESTION I ASK YES.
NOW IS, AND FOR BONDS, IF, FOR THE FINANCING AT THE HIGHER RATES, IS THERE THE OPPORTUNITY TO REFINANCE AT LOWER RATES ON BONDS? YEAH.
SO WHAT HAPPENS IS, ON, ON A REGULAR BASIS, OUR FINANCIAL ADVISORS REVIEW ALL OF OUR BONDS AND SEE IF THERE ARE ANY SAVINGS OPPORTUNITIES.
AND WHEN THOSE OPPORTUNITIES ARISE, THEY LET US KNOW AND WE USUALLY REFUND AT THAT POINT IN TIME.
SO TO TO YOUR FIRST SUGGESTION TO WAIT, WHICH IS A GAMBLE.
SO THERE ANY, SO IS THIS FINE? WE COULD PUT THIS ON FOR NEXT WEDNESDAY, THE BOARD MEETING FOR, THAT'S REALLY EVERYTHING WE TALKED ABOUT.
I MEAN, NOTHING'S REALLY CHANGED SINCE.
DID JUNIPER HEALTH SIDEWALK SAID THAT? NO, BECAUSE SINCE THE LAST TIME YOU SAW IT, NOTHING HAS CHANGED.
UH, IT MAY NOT BE, UH, BUILT THE SIDEWALK UNTIL, YOU KNOW, NEXT SPRING RATHER THAN THIS WINTER.
BUT UM, YOU KNOW, IT DEPENDS ON, YOU KNOW, WHEN THEY GET THEIR, THEIR FUND FUNDING WHEN I SPOKE TO RICH.
BUT YOU KNOW, HE'S GONNA TRY DOING IT AS QUICKLY AS POSSIBLE.
EVERYTHING'S, IT'S GONNA HAPPEN.
WE JUST NEED TO UM, 'CAUSE WE ALSO, BECAUSE WE ALSO NEED TO FINISH THE ENGINEERING ISSUE.
NEED TO MAKE SURE THAT THEY, YEAH.
AGAIN, EVERYTHING IS, WELL, YOU KNOW, EVEN THE HILLSIDE, YOU KNOW, THEY FIRST WE WILL START AGAIN.
YOUR MAKE A MOTION TO GO EXECUTIVE SECTION FOR THE PURPOSES OF, UH, INVOLVING SPECIFIC INDIVIDUALS.
I'M SEEKING LEGAL GO ADVICE IN VARIOUS MATTERS.