Mhm.
» Mhm.
» All right. Let us begin.
She did. I gave her 3 minutes, so Okay, I think we're right.
All right, welcome. Excuse me.
We're ready to roll. Thank you.
Hey, y'all. Welcome to the Village of Rye Brook Planning Board meeting.
And I'd like to rise for the Pledge of Allegiance.
Thank you and welcome again. My name is Robert Goodman. I'm chair of the
Planning Board. Um my colleagues also in attendance tonight are Kevin Branch,
John Grizzan, Amy Shown, and Lenny Baseman.
Uh Scott Mendelson and Ed Teague are excused for tonight. Also in attendance
is our liaison from the Board of Trustees, David Heiser.
Give him a hand. I always miss it. There There you go.
There you go. Mhm? >> Right or left?
» Yeah. Um
Yeah. Yeah. Oh. Oh, yes. And and Trustee Frome
for the air. Okay.
You see You Okay. I wasn't going to invite him. But anyway, our village
attorney, um, is Pamela Veña, our Superintendent
of Public Works, Michael Noack, and our village planning consultant from
Hardesty and Hanover, Sarah Brown. Our, uh, planning board secretary is
Tara Orlando, and, uh, who does all the minutes and
does all the organization behind the scenes. So, thank you, Tara.
Uh, I'll remind everyone that, uh, we do have streaming videos, so videos of past
planning board meetings can be accessed through the Rye Brook, uh, uh, website.
Uh, also our board rules and, uh, and past minutes.
Uh, we don't have any
minutes to consider, so we can start our agenda,
uh, which is 15 Lock Lane. >> Um, Mr. Chairman, can I just say
something? I would just like to plead with everybody to speak into your
microphones because you don't realize it, but you can't hear anything, even on
broadcast. There are only certain microphones that
come through. And particularly at the podium, it's very hard to hear with the
air conditioning, and people tend to forget and don't speak You have to talk
right into it. You can't just go to the side. Speak into it, please.
Thank you. >> Um, just a preliminary with this
application. How many here for this application out there in the public?
Okay. All right, uh, Jessica.
» Yes. >> Why don't you wrap this wrap this on up?
» Of course. Um, good evening. Uh, for the record, my name is Jessica Zelen with
the law firm of Cuddy and Feder LLP appearing on behalf of the applicants
Jonathan and Victoria Steiner. I am joined tonight by Matthew Oscar, the
project architect, Nicholas Sherer of Hudson Engineering, the project
engineer, Eliana Becerra of William Kenny
Associates, the wetlands consultant and landscape architect for the project, and
we are all here tonight in connection with the continued public hearing on
this application, uh, for site plan and wetland permit approval for the proposed
addition to the existing residence, the installation of the proposed new
swimming pool and cabana within the rear yard and associated
site. Getting some feedback. Site improvements
to the property located at 15 Locust Lane.
Uh, it's been a few months since we were last before the board. Um, there are no
members of the public here. Um, so I'll take a step back and let the board, uh,
direct me how much you'd like to hear from me and my team or whether you'd
like to lead the conversation. >> I think the major issue related to the
flood rise. And that has been a technical issue that
has consumed the parties, both the village and your team for quite some
time. I gather the DEC flood plain management agency has signed off
on the, uh, engineering. So, that is really the last issue
that we were, uh, dealing with with this particular
application. Um,
we do have a, uh, does any member of the planning board have any additional
questions for the applicant? >> No.
» Okay. Um,
we have a if there's anyone that wants to speak to this application in the
public, we still have a public hearing. If not, I'd like a motion and second to
close the public hearing. >> Moved.
» Second.
» Mr. Branch. >> Yes.
» Mr. Graziano. >> Yes.
» Mr. Shawn. >> Yes.
» Mr. Basement. >> Yes.
» Chairman Goodman. >> Yes.
» Thank you. >> Okay, now Pam, we have a a resolution.
Um, you can summarize it, but for the most part, but I would focus on
the conditions for the most Thanks.
» The resolution addresses the application for site plan approval,
wetland permit, and flood plain development permit for 15 Lock Lane. As
the applicant has discussed, it involves construction of a two-story addition,
removal of an existing deck, construction of a pool, a new rear deck,
patio, cabana, and new exterior basement stairs, among
other things. The Village of Rye Brook is the appropriate authority for site
plan approval, as well as wetland permit approval. The applicant does propose
development within an area of special flood hazard. Therefore, a flood plain
development permit is required, which, if approved, will be issued by the
Village Superintendent of Public Works. The Planning Board and its staff and
consultants reviewed a variety of documents listed in the resolution.
This proposed action is a type two action under SEQRA, requiring no further
environmental review. The Planning Board, the Village Planning
Consultant, and the Village Engineering Consultant, as well as Village staff,
have all reviewed all application materials
and made recommendations. A public hearing was opened on April
9th. It was continued until today, August 13th, and has now been closed.
Since portions of the project's swimming pool and cabana will be built in the
FEMA floodway for the Hillside Avenue Brook, the project will require
mitigative regrading for flood conveyance within the floodway to
achieve no rise in floodway elevation.
The uh proposed addition to the residence and the new deck, swimming
pool, patio, cabana, and area of regrading are all proposed to be located
within the 100 wet foot wetland buffer, and will result in an area of
disturbance of 6,135 square feet.
As required under the village code, this will mandate that mitigation for
disturbance of the wetland buffer be made at a ratio of 2:1, which will
involve 12,270 square feet of mitigation that has been
proposed. The planning board has considered the
wetland permit standards, as well as the site plan approval standards, and
subject to the applicant's compliance with the conditions set forth herein,
the applicant's proposed to provide 6,839
square feet of that wetland mitigation on site through
a wetland buffer habitat enhancement plan, which will include native
vegetation, as well as 5,435 square feet of offsite wetland
mitigation at the Edgewood Drive at Edgewood Drive and Bluebird Hollow.
The planning board resolves to uh
and determines that the site plan and wetland permit applications meet all the
applicable standards set forth in village code, and will grant the site
plan approval and wetland permit if they affirmatively vote on it.
I will recite the non-standard conditions uh verbatim, so everyone can
hear them. Um
First, and this isn't the first condition, but the first I'm going to
recite is that prior to issuance of a building permit or wetland permit, the
applicant shall grant access to the New York State Department of Environmental
Conservation for inspection, testing, and if necessary, remediation of toxic
chemicals and/or heavy metals. In the alternative, prior to the issuance of a
building permit or wetland permit, should the New York State Department of
Environmental Conservation determine that inspection and testing on the
property is not warranted upon completing their
um ins- planned inspection and testing outlined in their site characterization
work plan, this condition would be satisfied.
In addition, another condition is that prior to issuance of the building
permit, a drainage easement to the Village of
Rye Brook in the location shown on the approved plans shall be submitted for an
existing underground culvert in a form acceptable to the Village Attorney and
approved by the Village Board of Trustees.
The applicant will be required to record the easement in the Westchester County,
and proof of recording must be submitted to the Building Department.
An additional con- uh condition is that prior to issuance of the building
permit, the applicant shall submit a declaration of restrictive covenants on
the property applicable to the applicant as well as all successors and assigns in
a recordable form that's acceptable to the Village Attorney. The declaration of
restrictive covenants shall state that after the certificate of occupancy has
been issued for all components of the proposed project, no further disturbance
shall be permitted within the floodway as shown on a map with exhibits
without prior written approval of the Village of Rye Brook Planning Board. The
declaration of restrictive covenants shall be recorded
and um prior to issuance of the certificate of
occupancy. In addition, the applicant must uh
conform to all comments of the village consulting engineer
as uh referenced in the June 10th, 2026 memo. And in addition, prior to issuance
of a building permit, the applicant shall secure a flood plain development
permit from the village superintendent of public works.
All plantings that will be required in the wetland buffer habitat enhancement
plan shall be maintained by the property owner and replaced as necessary or as
determined by the village superintendent of public works.
Prior to the issuance of the building permit, additional wetland mitigation of
5,435 square feet shall be added to the
approved plans to the satisfaction of the village planning consultant.
In a form either of offsite wetland mitigation
as described earlier, onsite mitigation and restoration.
The applicant shall submit a two-year monitoring and maintenance bond for
offsite mitigation if such mitigation is authorized by the Board of Trustees.
If offsite mitigation is pursued prior to the issuance of building permit, the
applicant shall obtain liability and workers compensation insurance specific
to the work to be completed at Edgewood Drive and Bluebird Hollow stormwater
detention basin.
The The remaining conditions are all standard conditions.
And the resolution says no permits shall be issued until applicants have paid the
village all applicable fees and professional review fees
that were incurred in connection with the application.
And that is in sense sum and substance the resolution.
» Are there any comments by members of the board concerning the resolution?
» Once we approve the resolution, what is the
Once you approve we approve the resolution, what is the duration of the
approval? Because all of these conditions on the
building permit, I mean, take years. >> Do you have an answer to that question?
They may have to come back for an extension, I would presume.
» Um condition 12 of the resolution states that the planning board's wetland permit
approval shall be valid for a period of 1 year from the date of the resolution,
and the any permit issued is also valid for 1 year.
» Okay, I have another question. >> So, with regards to a building permit, a
building permit is is valid for 6 months if no work is performed um once issued.
Once issued and work begins, that permit is valid for 18 months. So,
» with all those conditions, it may take time before you are in a position to
issue the building permit. So, our approval may be void by then.
» But that's that's within the code. >> Yeah.
» Okay, so yeah. >> They may have to come back.
» They have to come back with >> They have to come back
» I have a >> Um after the 2-year uh monitoring and
the maintenance bond, what happens?
» So, which point the bond would be uh sunsetted and returned back to the
applicant, and the bond would be closed out, and at that point then the
landscaping becomes part of the village's uh property and maintenance.
» Okay, thank you. >> You said they come back. Would they come
back asking for an extension? They come back with a new project.
» No, extension. >> It's an extension.
» Any changes to the project would require further planning board review and would
be an amendment to any approved uh site plan application.
» I just I just hope it's just an extension that they don't have to go
through this process again. I don't We hope the same.
» think to. >> Thank you.
» Our applicant, are you satisfied with the language of the uh
» I I do have one uh comment. Um Ms. Vania and I have been discussing the uh first
red condition all repeatedly throughout the day. Uh we
just have a request that um it
the first uh
clause we add to it um to note that prior to
the issuance of the building permit or wetland permit for any work that
requires excavation of soils, um these conditions would have to be
fulfilled. So, in the event that the applicant wants to do some interior work
that requires a building permit or wants to do work that does not require
disturbance of the soils, um we would not have to wait for the
full term of the investigation to be completed.
» I think I think that's reasonable. >> Great.
Thank you. Would you like me to reread that condition?
» Yeah, why don't you reread it?
» So, this is condition two after the now therefore now therefore be it resolved
clause. It will now read, prior to the issuance of a building permit or wetland
permit for work that requires excavation of soils
the application the applicants, excuse me, shall grant access to the New York
State DEC for inspection, testing, and if necessary remediation of toxic
chemicals and or heavy metals. In the alternative
prior to the issuance of a building permit or wetland permit for work that
requires excavation of soils should the New York State DEC determine
that inspection and testing on the property is not warranted
this condition shall be satisfied. I left some things out, but
substantially that's >> Well, you can amend you can you know,
we'll we'll adopt it as amended. And you can circulate
the revised All right, uh
unless there are further comments regarding the the resolution.
Can I Do we have to have a motion to close the
public hearing? >> No, we already did. The public hearing
is closed. >> Do we want to make a motion second for
the amended to accept the amendment?
» Yes. I mean, if we need to do that. Do we
need to do that? Moved. All right. >> Second.
» So, Amy and Lenny.
» Mr. Branch. >> Yes.
» Mr. Grizan. >> Yes.
» Michonne. >> Yes.
» Mr. Weisman. >> Yes.
» Chairman Goodman. >> Yes.
» Yes.
» Okay, now Right. Now, since we have an amended
resolution, can I have a motion to second to adopt that resolution as
amended? >> Moved.
» Second.
» So, we're approving the resolution as amended. Mr. Branch.
» Yes. >> Mr. Grizan.
» Yes. >> Mr.
Michonne. >> Yes.
» Mr. Weisman. >> Yes.
» Chairman Goodman. >> Yes.
» All approved. Thank you. >> Thank you everyone for your time and
working on this project with us.
» Yeah, I know.
Okay, our next matter is Dorchester Drive and 20 19 Dorchester
Drive and 23 Dorchester Drive. Just out of curiosity, how many people in
attendance are here for that application?
Okay. >> We have to open the public hearing.
» Yep. Can I have a motion to second to open
the public hearing? >> Moved.
» Second.
» Mr. Branch. >> Yes.
» Mr. Grizan. >> Yes.
» Ms. Shawn. >> Yes.
» Mr. Teague. Uh I'm sorry. Mr. Weisman. >> Yes.
» Chairman Goodman. >> Yes.
» Thank you.
Okay. Now, how we will like to proceed with this is
» the mic's off. >> Yeah, sorry.
How we would like to proceed with this is that the public hearing is open.
So, we will entertain some comments from the public relating to the proposed
project. But, as we've probably been in contact
with you, there are certain documents that need to be
sort of firmed up. Um and I will
ask our professionals just to detail what additional what what additional
things they need from you. >> Right.
» And then we'll we can have a more substantive, you know, conversation, but
I think the public knows the project in general. And so, the comments may be
helpful. Um
uh Sarah, why don't we start with the planning consultant? What
What do we have and what do we need? >> So, we did receive some updated
materials today um from the applicant um and it looks like it was a complete
submission from what I was able to briefly look at uh before the meeting.
We were waiting from our end uh an updated site plan with uh the new
plantings on them with all the species information. We're also waiting for
details on the fencing around and the screening around the tennis court and
some sound attenuation information, which has also been submitted. So, our
office will we like I said, we just received that today, so we'll be
reviewing that for your next meeting. >> Okay. Uh Michael, any anything from your
corner? >> From stormwater management perspective,
I believe we're wrapped up. Um I'm going to re-review it pending whatever happens
here in the um public hearing if there any changes made, but I think overall on
my end >> Okay. All right. Um
so we we understand what needs to be done.
We got submissions today, so I can't expect the staff to review these
submissions. >> update on the
actual uh sound.
» Right. That's That's actually a obviously the sound issue is is a
significant issue. So the screening and any sound
attenuation equipment or materials um I would
you know, I I would let our professionals know what you're planning
on doing so that they can review them with you.
Uh there may be some materials that work and some that do not.
Um but on that score, we do have members of
the public that have made their you know
Yeah, go ahead. >> I read the draft resolution, which I
know we're not going to get to it today. >> Right.
» But when you read that for the first time
» Talking to the >> that's why I would like Chris to go
over. It's really not sure what is it that the we are approving. Is it a
tennis court? Is it a tennis court plus basketball?
With lights, no lights, or something like that. So I I think uh
uh there's going to be some conditions along the way on that resolution, but I
think for the public benefit, it would be good if Chris goes over the plan and
describe what is it that really they are proposing.
» Okay, Jessica. >> Remember we saw initially just a tennis
court and then along the way came the basketball.
Is it one hoop, two hoops? I think it's it would be nice to know that.
» Okay. >> I think I know it, but I think it would
be nice for everybody to know. >> let's get it on the record. So, why
don't you why don't you at least uh
you know, provide some recapitulate your the the the project.
» yeah, we've had two prior meetings. Um
obviously the immediate neighbors uh attending those. So, this is basically
our first official uh public hearing.
» Right. Correct. >> So, I assume we're kind of starting from
scratch in case there are other people that received the notice
um within the 250-ft radius. >> Yeah, I think since we're on the record
for the public hearing, I think John is right. I think we should probably be a
good start. >> through the whole
thing as if we were starting from scratch just so that it Yeah, I mean,
most of us I think in the room are fully aware of what's
» abbreviated at at selected points you choose, but I think I think it would be
good for the public to have an idea of of what the project is. And of course,
what we were we were talking about 5 minutes ago was firming up the plan so
that our professionals can do uh some some technical evaluation of
what the plan sort of mean from the standpoint of
» Right. >> landscaping and
etc. So. >> Yeah, as far as the site plan goes, that
was um nothing has been modified in way of
grading, contours we did um uh designate the steep slope area
uh also. But, I'll
get the show on the road, I guess and uh I'm Chris Galfo,
uh owner and project manager of Optimum Building.
And I'm here this evening on behalf of Jason and Angela Ryan
regarding the proposed lot merger associated resident associated
residential site improvements at 19 and 23 Dorchester Drive.
Uh since our prior appearances before the planning board, we have continued to
work closely with the village staff and the consultants, professionals, and
uh our own design and engineering team to respond to the comments and concerns
raised during the review process. >> Just
I'm sorry. Uh something just occurred. You keep saying 1923. What is the
address going to be of this home? >> 19.
» Okay. Thank you. >> So, right. The 23 is the uh
» Once we merge the lots, I will Once we merge them,
right. We'll work on the number.
» Okay. Um we have taken the comments received
during the prior meeting seriously, and and the plans have been revised in
several important areas. In particular, we have focused on the
issues that appeared to generate the greatest concern during the review
process. Stormwater management, uh drainage, landscaping,
visual screening, steep slope conditions, and sound mitigation
associated with the proposed tennis court.
Uh the stormwater management plan has been substantially reviewed and revised
since our earlier meetings, and our engineers have continued to respond to
the technical comments provided through the village's engineering review, and
the drainage design has been revised accordingly.
The revised uh system is intended to collect and manage stormwater associated
with the proposed tennis court, pool house,
uh pool area, and existing residential improvements on the property
uh with the objective of managing that runoff on site and minimizing the
impacts to the surrounding properties.
Uh
There has also been discussions regarding areas of the steep slopes on
the property, and those areas have now been identified on the plans, and we
understand that a separate steep slopes work permit
application will be required as part of the approval process.
Um landscaping, the landscaping plan has also been uh substantially revised in
response to comments received during the prior meetings.
Our objective has been to provide meaningful screening of the proposed
tennis court while maintaining an appropriate residential landscape for
the property and the surrounding neighborhood.
Uh the revised plan incorporates substantial evergreen screening around
the court together with additional deciduous shade trees throughout the
property. Since our last appearance, the the large
28-in maple uh existing uh along the Dorchester
frontage was unfortunately lost uh during the storm.
And as part of the revised landscape plan, we are we are proposing three red
maple trees along the front of the property as
replacement uh trees in the village right-of-way.
Uh the overall landscaping plan has been designed not to
uh not simply to meet planting requirements, but to create a
substantial visual buffer between the proposed improvements, Dorchester Drive,
and the adjoining properties as the plantings mature.
The proposed tennis court uh remains located towards the rear portion
of this approximately 1-acre residential property.
One point that I think is important when uh viewing the site plan is the actual
scale and relationship of these improvements to the street and
neighboring properties. The proposed court is approximately 75
ft. >> Do you have
I keep looking uh at the screen. Hopefully, that some drawing is going to
appear, but nothing is appearing. >> I'm not a Mac guy, so I didn't I tried
to figure out
landscape
That's right, right? Right here.
Yeah.
» Okay, so you did Uh the proposed tennis court remains
located toward the rear portion of the uh
We said that. Uh the proposed court is approximately 75 ft back from the from
the curb. Uh and the proposed pool house is
approximately 150 ft from the street. Uh
the court will have no lighting. As the board is aware, portions of the
proposed tennis court uh fencing are 10 ft in height and the required zoning
relief for that fencing has been addressed through the separate zoning
board process. Uh the additional fence height is
functional for the use of the court and also provides an opportunity to
incorporate additional visual screening and sound mitigation measures into the
overall design. We also recognize that uh that sound
associated with the use of this court has been an important concern expressed
during the prior review process. We have not ignored that concern.
We are continuing to evaluate the appropriate sound mitigation system and
the supporting technical information so that what is ultimately submitted to the
board is accurate, appropriate for the specific
installation, and can be properly reviewed by the board and its
consultants. That work is being developed and we
intend to provide the board with the appropriate specifications and
supporting documentation as part of the continuing review process.
This application has now been before the planning board on more than one occasion
and with each review we have attempted to respond constructively to the
comments we have received.
Uh the project before you tonight reflects those efforts. The the drainage
design has been revised. The landscaping and screening plan has
been revised. Steep slope areas have been identified
and will be addressed through the required permitting process.
And we continue to work on the appropriate sound mitigation measures
associated with the tennis court. Uh we understand that some of the most
recent revised materials may require additional time for review by the board
through which staff and consultants and we certainly respect that process.
» You want to go through your sound John?
» Yeah, so we'll just go to
So with the the landscaping plan here um
the changes that were made were uh
within the tennis court area on the uh
left side in the rear which original landscape design had deciduous trees.
They were changed to um native evergreens to have a constant
coverage of the fencing and the court as opposed to deciduous.
» Could you point out I'm sorry. >> Could you point out your entry and
egress points for the court? >> Thank you.
» So we have a 10-ft fencing on the rear the left side and the and the front.
We have 10-ft comes back at 18 ft from the front and the rear 18 ft and then it
drops down to 5 ft in the center portion from from this
area to here and our entry is dead center at the net.
» So, one. >> One entry.
» Do you have the rendering available in your hands? If you show the rendering it
would save you a lot of time explaining it. I think it really shows how well you
are doing this. >> And also if you could just tell us what
kind of evergreens
» Uh the evergreens are white spruce along the rear and the left side.
And then the front section
Uh across the front with emerald greens
arborvitae.
Uh and then along the street line
is a green giant arborvitae here and up this side stop at that point and then we
go to white spruce from the front of the tennis court to
the rear. And white spruce continues across the
back. And then we go to sugar maple across the
back by the pool area.
» Please, you keep Again, I I apologize for interrupting you. You keep referring
to tennis court but if you look at the middle drawings, that's a basketball
court there, correct? >> Yes.
» I think we need to make that known so that everybody is aware that there will
be one basketball hoop on it so there will be no surprises later on once we go
through the approval. >> Yeah, there's plans for for one
one hoop on the rear on the back side. Um there's also
the neighboring properties on the rear here have a large uh
green giant arborvitae across the back. They're standing right now at about 12
to 14 ft. And then continue across the other
property here at about 10 which I have a picture of.
So, that's the neighboring property. Those are the existing Arborvitae's that
are here. And again, some are standing as tall as
14 ft. Uh this particular PVC fence that you
see in the picture here is being uh removed and relocated
to be put along the the entire rear of the property.
So we have several layers of um somewhat sound control, right? The neighboring
property plus the new plantings that we're we're going to uh install along
with the 6-ft fencing. >> Did you have a rendering?
» Yeah. Let me just go through them.
» And the zoning board did approve the give you a variance for a 10-ft fence.
» Yes. >> They did, yes.
Uh these were just uh snapshots of um
other tennis courts in in Rye Brook on down on Lincoln Avenue.
Um as far as fencing goes, this fence is a 10-ft, so this is the
similar fencing that we're we're proposing to install.
And again, on the interior side of the property, the fence is going to drop
down to 5 ft.
And that's of course to control the errant balls that
so they're not winding up in the neighbor's uh backyard.
» And the sound absorbing barrier material would
That's correct. >> Correct. Yeah, so on the on the on the
left side in the rear. >> Okay.
» Have you had the chance to investigate sort of what materials
you're you may be thinking about? >> what's the question?
» Yes, Sonic sound guard is one particular material we're looking at.
» Right. >> Um right now which I
which we're going to submit. That's part of that um study that uh was presented
to the village. Um that's got a whole full report of the
actual site. >> Have you Have you provide you've
provided that? >> We did today.
» Oh, today? >> It's just Yeah.
» All right. >> Yeah, we just received it today and that
was submitted. >> All right.
» This is a rendering of uh both properties.
The Ryans' existing home here. Proposed pool house in the back. Again,
150 ft off the street. Tennis court here with the arborvitaes.
And the white spruce along the left side and the rear.
Um this is not showing cuz that was just recent. The red maples are going to be
planted along the village right-of-way.
Uh that's an existing birch tree. Uh
That's existing.
Uh eventually that's the evergreen arborvitaes that are quite quite mature
in this picture. But that's ultimately what what will wind up in front of the
tennis court. >> Mhm.
» I mean, we're planting uh the exist the new plantings will start at uh 7 ft. Um
and they grow 1 to 2 ft a year.
» Okay. >> It was requested that any evergreens
that we plant along the left side, especially the white spruce, have some
good spacing so that they're not growing into each other in 2 years. So, within
within a 10-year period, they'll just touch and
and not be ripped out in in 10 years because they're overgrowing and dying.
» Right.
» I recall at the last meeting, the open issue was really the sound attenuation.
» Right. >> Yes. And that's And that's where all
this is about. The The landscaping, uh the the character of
the landscaping. >> was the lighting also.
» That I think has been resolved. They're not putting lights.
» There is no lights. That was said at the very first time we met.
» Right. Right. >> I hope that sound attenuation material
is uh green color, not uh >> So it blends well with the uh greenery.
» really see it. Sorry, John. You were saying the color of the
screening? >> Yes.
» Yes, I believe we were going back and forth between black and green, but
obviously >> Something that would blend well with the
with the surrounding >> No pink?
» The black chain link fence from from 80, you know, 80 ft away almost disappears.
» Yeah. >> Um so with the with the green of the
emerald green, I'd say green. >> green today.
» It's green, yeah. >> Yeah, makes sense. Yeah.
» And you say you submitted a test data on that material?
» This is, yeah. >> as far as the attenuation
» So yeah, this is um a sound study
um showing the existing uh property
and uh and the surrounding homes. Um
Again, this is This is fresh. Uh
they have decibel levels um from from the court. Um
The closest neighboring property is at 31 decibels.
Um And then as you get further away, of
course, the decibel levels uh is decreased.
» How does 31 decibels compare to say kids frolicking in a pool?
» I'm Elliot Seenar, the engineer. Um conversation is around 60.
» What? >> Conversation is around 60
» is lower than >> F is much
» Okay. >> And every I think it's um every 3
decibels sounds half as loud. Don't quote me on that, but I think
that's correct. >> Well, well, give me something else to
reference like uh you know uh kids playing basketball and you know,
what what would that be at? >> That would be much higher.
» Yeah, it's it's not so much the conversation
of the thing, it's the bouncing of the ball.
» right. >> Is the loud part of it.
And um he actually uh I showed the video at
this point. >> It's a logarithmic.
» So So he actually has a >> Uh it's not linear.
» a video of the uh material on a fence uh with people
playing uh behind it.
» So just for information, I mean a Google search of tennis was 45 to 60 where
basketball is 90 to 115. Roughly. That's just a Google search, so
it's not certified, but >> Understood. So I imagine like music
playing in a backyard when people are entertaining is even louder than that
for instance, right? >> So this this is a very normal
neighborhood activity.
which shows
pickleball being played and you hear the noise reduction once they get behind the
screening. >> Normal conversation is a 60 to 70
decibel. >> Wow.
» So if you notice in the video and it's not the particular site, but it's them
playing basketball. Once you go behind the screen, you don't hear the you don't
hear the ball anymore. You hear the conversation still, but you don't hear
the ball uh in the
in the back court.
» And that's right behind the the screen. >> Yes.
» So the the Right. So the the nearest property is
how far away? >> The nearest the the closest neighboring
property to the structure from the tennis court is probably
35 40 ft. >> But the the property line is only 10 10
ft off the fence. >> No, it's closer than that.
» That's our property. >> Right.
» I'm I'm talking about the neighbor from the left left side.
» Yeah, well yeah, well yeah, well
» It's only 10 or 15 ft. 15. >> Yeah.
» 15 ft. >> Oh, his that's his
» That's the property line. >> Hey, Chris.
On the left side of the property, where the court is, from the property line to
the left neighbor, approximately to the structure.
» 20 20 >> From the property line. So, from the
tennis fence, about 30 35 ft roughly. >> ft from the property line to the court.
» So, you're looking at about 35 ft roughly. So, roughly 35 ft. Okay.
» yeah. I mean, it looks like his short side is
on the left garage. So, if he has 15, he should have 25 on the other.
» Currently, if you're on Dorchester, you can see the house the house on the left,
you can see the houses uh um on Country Ridge.
» From our prop- from the right angle >> if you if you're on Dorchester
» Can't see through it because >> Yes, I was there today. You can.
You don't you don't see the full house, but you see glimpses the backs of their
houses, yes. >> Walking horse?
» Uh um No. The the
Wherever the backs are of these houses, you can see at least two houses.
» Yeah, I'll go back to that. >> Not totally, but you can see
probably half the house.
And I'm assuming if you're putting the trees in, that is going to
close that in. >> That's the rear.
» Well, it's doesn't look exactly like that if you're on Dorchester now.
» I know that cuz I've been there back back there looking
uh south. I could probably see Mr. Feldman's
» Looking Looking towards uh if you're parallel they are parallel
with Dorchester. >> In that image, where are you standing on
the property in that image? >> Right there I am at the where where the
back where the back of the house was. >> So you're basically in the middle of the
property in that image looking towards that the back of the houses on Country
Ridge. >> Looking at the rear
» So from there to the road is probably what another 50 ft maybe 65 ft?
» Uh probably yeah. >> Roughly.
» Okay. >> Yeah. I think right now pretty where
that picture is is where the tennis court ends.
Closest to the street.
» Any other comments by the board? >> No. Okay.
» Okay. Members of >> You know the neighboring property um
with the arbor vitae's there. That that is standing about 10 ft tall.
» And you can see the bit of the house in the back there.
» Right.
» I I actually do have another question. I noticed there was a neighbor uh letter
from a neighbor regarding pickleball as a concern. Um
» Right. >> Are there any activities besides tennis
and basketball that you expect to generate volume on this?
» From my understanding it's uh full full use. Uh
Tennis, basketball, pickleball, but the primary use is tennis because
we could save a lot of money by just doing a pickleball court and that's not
the objective. We're really looking for tennis play and basketball.
But there is there is uh >> Well, pickleball is is louder.
» Correct. >> From what I gather, right? So
» I mean any any research I'm doing I'm researching
as if I'm doing pickleball because assuming that it gets played,
that yeah, we want to be able to cover all all the bases.
» Right, so that should be your your decimal levels that you're quoting
should be for pickleball, for instance, not necessarily for
» Right. That that would be the loudest use.
» I believe the study is based on pickleball, because again, I wanted the
extreme to cover
uh the neighbors. >> Okay.
So, um well, well, you've submitted everything
that you need to submit. Um for the moment, I think uh our
professionals will take a look at it. And they'll, you know, they'll hopefully
be a dialogue between you and them if they if they have uh questions or
recommendations. Uh because the issue is sound and sound
attenuation. And so, um you know, whatever,
you know, can be done to mitigate that potential issue
would be uh welcome. Now, as far as as the the public hearing
today is concerned, I'm I'm happy to entertain comments.
Uh it it may be more fruitful to wait until next month when the final
plans are actually submitted and on our website that you can take a look at.
Um but I I'll leave that, you know, up to
you. Uh does anyone want to speak to this
application? Uh yes, sir, with the hand up.
» Yeah, I think uh it would be a good idea. Yes, let let uh them
have their due to speak. This way, if there's any other concerns that we you
know, we're not uh >> Uh sir, um identify yourself and and uh
your your residential location.
» My name is Philip Schiller and I reside at 84 Country Ridge Drive.
Uh I'm against having a tennis court on 23
Dorchester as well as the combining of the properties because it is out of
character with the rest of the neighborhood
and would set a dangerous precedent. And I have three main points that I would
like to go over with the board. In my opinion, the property is too small
to have a 4,200 square-foot house, a pool,
a pool house, and a tennis court on less than 1 acre of land.
The combined size of both lots. I also learned last week's at last
week's uh zoning board meeting that 10 ft of the setback is to be used
in order to accommodate everything. So, instead of there being a distance of 5
ft from the house behind 23 Dorchester, there is now 15,
resulting in 10 ft less of the setback in front of the house.
I don't know how this is even possible. The other point I have is that some
neighbor some neighbors at last week's zoning board meeting expressed some
concerns. If you read between the lines, what
they're really saying is that they are concerned that the
current plans will have a negative effect on their property values.
Something that might sour the relationship with the neighbors.
And last, if the project is completed, my estimate of the value of the property
is approximately between 5.5 and 6 million dollars.
The current value of the house and pool plus the cost of the land on 23
Dorchester plus all of the demolition and construction costs of the pool
house, tennis court, landscaping, and drainage.
A very tough sell in a neighborhood that barely hits 2
million. In conclusion, what I would like to see
on 23 Dorchester is another house. Thank you for your time.
» Thank you, sir. Any Would anyone else? Yes, sir.
» Hello, my name is Richard Shapiro. Together with my wife, Rhoda,
we live and have lived for almost 48 years at 120 Country Ridge Drive, which
indeed is the property immediately behind the proposed
tennis court, basketball court. Um
If this project it um is indeed to be approved as has
been referenced in just a few moments ago,
what about pickleball? Our big concern in the world of
noise mitigation is the additional
sound that pickleball represents. And indeed, it has been concurred in the
conversation this evening that of the various
levels of noise that may come from this project, the one that is the greatest
would be indeed pickleball. And as I said,
it has been stated in the conversation that yes, the principal intention is for
tennis and for basketball, but yes,
this project will be constructed to accommodate pickleball. So, we should
assume, even if it isn't the primary usage, that it will be available
for use for pickleball. It is our view
based on our understanding of the noise level of
pickleball and everyone who we have talked to, who we have said, "Well, we
may have a pickleball court behind us." Uh they said, "Oh my gosh, the noise
from that." Um
we believe that any resolution regarding this property should have as a condition
that there would not be pickleball allowed on this property
um as part of the approval process. Um
the the nature of the ball, the racket,
the hard court that we're talking about, the rapidity of the back and forth that
is clearly part of pickleball,
in our view, makes the sound level, even with noise mitigation, and we look
forward to seeing the material that is put together and presented to this
board, um will simply be an unreasonable level of noise concern for a
neighborhood that is as tight as this. We're not talking about you We've been
shown some pictures involving Lincoln Avenue. Country Ridge is not Lincoln
Avenue. Country Ridge and the property in
question is simply is is not Pine Ridge Park. These These are tight residential
lots. This lot is proposed to be a little bit
under an acre. That will be large for Country Ridge, and we're talking about
putting all of this stuff into a very, very small area. And as I said before,
the back of the tennis court between the
proposed fence, and we approved that at the higher fence, clearly,
uh to our property line is all of 15 ft. Not a lot of space.
That's um what we'd like to impart to the board
this evening. Thank you. >> Thank you.
» Thank you, sir. Anybody else?
Yes, ma'am.
» This I'm Nancy Schiller. I live at 84 Country View Drive.
And I'll bring up whatever wasn't brought up before. Um they mentioned
last week about the fencing. And they were originally going to have 5
ft along the side by the house. And then
they're going to have 18 and 18, but they're still going to have 5 ft.
So, there's a big distance where there's 5 ft and not everybody plays tennis
well. Ball can still go over, go out into the street, hit me, hit dogs,
hit cars. So, I don't see why it can't be 10 ft
entirely. But, regardless, you can't Nobody's
going to be happy because you need at least 10 ft behind for the
house behind you. And the people that live right across the street said they
don't want 10 ft because that's all they're going to see from their house.
So, it was an eyesore. Um
is also if you put if you don't put a house, you can have less property taxes
versus the tennis court. And
um
I agree there should be no pickleball, but even so, even if you agree to that,
what about the next owner? They could play pickleball.
And who's to stop them? And for Originally, it was just supposed
to be a tennis court. Now, there's going to be basketball, which is louder, and
then possibly pickleball, which is even louder. And people that are living in
like um you know, gated communities with
pickleball, they're going crazy. And it doesn't have to be It could be so far
away, and they still hear it. It doesn't belong here. The properties on Lincoln
Avenue and the show and the ones that have tennis courts are two and three
acres, not less than an acre. Um, and to me, when we were at the uh
the zoning board meeting, we all had concerns and we were told before the
meeting we were talking to the um the chairman
that there's five five uh circumstances that you have to meet,
none of which it doesn't matter if the neighbors disapprove. So, why is there a
public meeting if they don't care what the neighbors have to say?
I'm hoping it's different here.
» It should be. >> Good.
» And I think and I think the zoning board also takes, you know, you know,
» Well, they got letters, but they said they would we would
it doesn't matter. It's it do they do they meet the five criteria? If so, it
doesn't matter. >> Well, I'll let the zoning board respond
to you, but I can only speak for the planning board, but uh I find and I
think my colleagues would agree that public hearings are very important to
take the temperature of a project. And um
and it does impact upon our view of a project.
Uh I think all of these comments have been very reasonable
and and and uh and analytical and we'll have to
you know, we we we can't do anything but take them into consideration. So, we
really appreciate your comments and uh and your input because it it will
definitely inform our decision. >> Okay.
That's all I have to say. >> Thank you for your participation.
Anybody else? Yes, ma'am.
» Hi, my name is Ellen Harmon. I'm at 16 Hillandale Road. I'm not an adjacent
neighbor. I really have a question more than anything else, although my heart
goes out to the adjacent neighbors whose peace and tranquility of years and years
is about to be destroyed. Um and never to be turned back. Uh it's
I think it's egregious. But, my question is Chris referred to a tennis court or
tennis courts, I'm not sure which, on Lincoln Ave. And I'm wondering, because
I'm sure that one of your guiding criteria are character of the
neighborhood, is it out of character? I've lived here for 43 years. I don't
know of any courts in Rye Brook. I really don't. So, I was wondering if you
had a take on how many tennis courts there are in Rye Brook.
And where they're located, because this seems to me to be completely out of
character with the neighborhood. That's all I wanted to know.
» Thank you.
» Uh well, I only know of
three. One is, of course, the public park on Pine Ridge. Uh but, both tennis
courts that I know of are both on Lincoln within 1,000 ft of each other.
And, of course, the it's hard to get a tennis court on a
15,000 sq ft lot. Um but, in a case like this, where we have
uh just again, just shy of an acre we're able to accommodate one within the
zoning laws. So, to answer your question, yes. I only
know of two. I There's some There's a bunch of sports courts here and there,
but full full-blown tennis court, I only know of those two.
» Okay. Any other comments?
Yes, sir.
» Jim Beldesman, 37 Rocking Horse Trail. Uh
two houses away. >> Speak up.
» That's not usually my problem. Uh
it'll be what it'll be. My biggest concern still is, even though I heard
that the drainage has been uh satisfied or will be satisfied.
Um but I actually took the time this afternoon to look at the site plan on
the village website. Not that I understood it
cuz I'm far from being an an architect uh
or anything along that line. There was one
um point where it talks about Chris a um
prop- aco drain if you look at the foot of the driveway.
Could you explain that? I I have no idea what that means.
» Okay. So, my engineer could
» Well, one of the two of you. I'll accept any one of them.
» Did you want me to answer? >> Yeah. Yeah, come up to the microphone
and if you have a res- if you have a response
» They can't answer it. >> If you have a response, sure.
» Um the An aco drain is a um also known as a zipper drain or a trench
drain at the bottom of the driveway. It covers the full width. The aco is the
name brand of the particular one that uh we show on our detail sheet.
» So, that is going to be inserted as to what they formally had, which we
spoke about before the meeting and they actually told me how bad it was
which I had no clue. Um so, you're going to be adding a drain there. That's one.
» Oh, yes. >> concern everybody is the
» up to the come up to the microphone so you can
» everything flows down. >> Okay.
Um so, where where um our system is designed for all the
improvements on the property, the existing house, the driveway, the
um the pool and the pool patios, etc., as well as the tennis court. So, yes,
we're adding a um a zipper drain, a trench drain across the front of the
driveway that is being directed to um culverts or dry well system Uh just
behind the proposed sport court. Um and that's going to take all the
water, all the all the additional runoff as required by the code.
» Yeah. >> Sports is going to be over here. The
drain is over here. How are they at the that
Sorry. What do you turn this on?
» Pipes. Pipes.
» Pipes. No, I But that's but he has it going the other
way. So it's supposed to come down.
» Pumps. >> Believe me, I know about pipes. I have
one going across my property. >> So what he's asking is are you going to
have a a pump system to push it up the elevation cuz there is
a change of elevation in that location.
» No, there's no pump there's no pump required.
So um I brought a hard copy because I can't
see the screen. Um so the the trench drain in the
driveway is at an elevation of 223.8 and the invert the pipe the bottom of
the pipe is at 222.8 about a foot deep. And it's directing the water across the
um across the dri- across the property here
this pipe going from the from the trench drain that just here at the driveway
across this way to the cultec. Uh the cultec the bottom elevation is
219.5. So 219.5 to 222.8
or 223 is about um 4 ft lower.
» Yep. >> Right? 4 ft lower. So there's a 4 ft
slope from the trench drain to the bottom of the cultec. The cultec are
about 3 ft high. Uh the invert uh that we show at this
point here where it enters is 221.15.
Uh so the pipe is at a 1 and 1/2%. So that's a little less than a quarter per
foot. Um so it's sloping to that direction.
» It it the project improvements will definitely improve the water runoff.
» Okay. >> That's one way it will might be and I I
always look at that. >> I I
and I appreciate >> Cuz I have a problem on
on my own property, yes. >> And I really don't want to be calling uh
snow way to uh
» No, I don't think I don't think Mike wants any more calls on even
It's not what he told me. >> Uh there's nothing to do with much, but
it's I stone curbs uh replacement to newer
replacements. Is that Yeah, is that
what Again, that's going to affect the water?
I it was on the site plan that talked about the water.
» I mean there is a stone curb there now. I think in the area where there was a
driveway curb cut, we're going to replace that at a standard height curb.
» Close up to the right thing. >> Is that going to be asphalt or is that
going to be uh Belgium block? >> stone curb This part of the existing
curbing >> Makes sense.
» And I promised you I would say it. You really going to put a flag pole by
the house?
You can answer. >> Yeah, I I mean I answer I I appreciate
it. At least I appreciate it. I know. No, thank you. It's uh
appreciate everybody's comments. Jason Ryan, 19 Dorchester.
Uh it is in the plans for us to put a a flag pole. We
um we love this country, love America, and the goal is to have a flag pole with
American flag in our property.
Yeah, yeah. >> Okay. Um
» Thank you. >> Thank you so much.
What we'll do is we're going to continue the public hearing next month.
By that time there should be additional information plans up to be reviewed. And
I think that there are certain reports and other studies that will also be
reviewed by our professionals so we'll have some feedback on that.
So on that score
we'll adjourn till next month. And
and hopefully we will have additional input from the public
and you'll give us additional input as well.
Okay. Thank you all.
Okay. Our Our final matter is
We have We have another application coming up. If you have If you have some
comments, we'll take them next week. You know what you can do, you can always
send a letter. If you have If you have additional
comments beyond what you've done,
send send a letter to Michael.
Okay. You We're the only two
left in our area in the wintertime. And so enjoy
something. >> Yeah.
Yeah. Yeah. >> 10th 10th September
I think it's the >> 14th of September 14th of September
» September 10th >> 10th
» All right. >> It happens.
» All right. We have another We have another
application. >> Please.
» So, thank you. We'll see you next month.
» All right.
» Okay, the Anderson Hill Road project.
» Spin Anthony
How are you? >> Ready?
» Okay. Um >> Any pickleball?
» No. >> Yes, we do have pickleball.
» Do pickleball. >> have pickleball.
» Yeah. Uh >> I know you have bocce, but uh yeah.
» What? Uh okay. What we'll do is is let's have
a presentation and then let's talk about the DEIS
because I think that's our principal task here is to go through
your uh sort of the
the framework for that document and discuss it, see if there any additional
comments the board may have. I think you are going to be before the Board of
Trustees what next month on this? >> 8th is.
» So, this is basically just a discussion. We have time to uh I think put our
comments together if we have any. Um but you know, now you're here.
So, give us your pitch.
» Okay, my name's Tony Veneziano. I'm here on behalf of Erickson.
And we have our full team here tonight. Now, may be for you a very simple matter
to comment on the scope. But for us, it's a big deal. It's really
one of our our first full presentations. >> Of course.
» So, we submitted our petition on June 11th
to the Village Board. And on June 25th, they adopted a resolution saying they
intend to be lead agency. On June 25th, we submitted a letter and on July 28th,
they confirmed their lead agency, adopted a positive declaration, and set
the scope for the 8th. So, we thought it would be a good idea to come here so
that you had the information you need cuz we I don't know what you all each
one of you know. So, we want to make sure you have enough information to
actually comment at the village board meeting on the 8th or you'll have 10
days for written comments if they should close that hearing. We submitted a
38-page a 38-page scoping outline. So, we think we've hit most of the issues,
but >> I read it.
» Was it good? >> It's It's long.
» It's telling us what you're going to do. >> It's chock-full.
What?
» It's telling us what you're going to do. So,
it's spelled out very well. >> You ready to vote? What do we
» No, no. I mean, you gave us the questions. Now, we're waiting for the
answers. >> Yeah, well, we're drafting the answers.
If we can cajole AKRF to move along here.
Um >> What I did learn from reading this
28-page document, you finally have the number
of the units.
» Yeah. >> 870 is what? Some
» 834. >> 834.
» Do you want to go? You want to do this? >> No, I I don't know what's going on here
right now. >> Yeah, no. So, that's I got to get
everybody up to the baseline. >> Okay.
» So, Erickson Living Properties LLC closed on the on the property last week.
Okay. So, they went into contract in the fall. It was an unconditional contract,
and we did a lot of work, planning work, site work, soils work,
work with neighbors to get where where we were where they were comfortable to
close. The petition requests
basically a new PUD, 975 Anderson Hill Road. It is just the density, the
height, the FAR, etc. There's a new use a continuum of care
retirement community which is in the zoning.
The concept plan has 750 independent units and 84 assisted living units, 834
units. This density is below what other PUDs in
the village have have on the books. For For example, 900 King
Street. Now, the abutters that we Oh, we have
the right map up. Good job, Peter. So, across So, north is at the top of
the screen. To the south is the Blind Brook Country Club. It's 650 ft away
from our front buildings. To the east is Doral Greens, which is
350 ft away. And to the north is Kingsfield, which is
425 ft away at the closest point. And to the left is a forest SUNY purchase where
the kids go. Um Now, when we first started planning
this, I'm just going to take a few minutes. It's a I'm at 50,000 ft. When
we first started this, we we had a title impediment. Right? We had as part of the
prior approvals, we had an agreement restricting what we could do on the golf
range, which was the southwestern quadrant of the site, where we could
only do office. Which is why the Cohen proposal when it
came into the village had medical office there because they didn't quite have
that resolved. So, we went to the Doral Greens in the fall and we worked with
them for months. Um and they we have an agreement with
them. We met with them today. And they fully support the project at this point.
We originally had a an a landscape berm along our common property line. They
said you could take it down. Interestingly, they never had a concern
regarding conflicting traffic patterns. And they never really had a concern as
as as we stayed a little bit away with what would be on that site and this use
it's like where they're going to go. I mean, within the first two or three
meetings they they sort of like the Erickson and they
sort of see it as their next place and it's right next door and their their
people were trying to bring them right along. So,
we have that in place. They're going to submit a letter and they'll come to
hearings. The as of right plan under PUD is 490
senior living units. We're above that. Our original plan was 1,034 units and we
did that because when you look at the prior use of the property, the Arrowwood
Conference Center, the Arrowwood Conference Center,
that generated a number of impacts that
Let me just see where that that piece is.
Doral Doral generated 287 vehicle trips in the AM peak and 355 in the PM peak.
We generate 233 as opposed to 287 and 175 as opposed to 355.
This The average entry age to this site is 80.
The average occupant age is 85. So, the traffic numbers are really
employee numbers. The people that come to give the
services and you're going to hear from Maryann Navarro who's going to from
Erickson tonight about all the services they provide for their people.
Um 900 King Street, which I mentioned
before, really set the highest bar for the PUD,
which Peter and I both worked on. So, the PUD has 900 9,000 square feet or six
units you can have per acre. King Street has 19,175
square feet and 12.3 units per acre. We're under
both of those, but I just want you to know that we looked at the impacts. This
site, if you look at the surrounding properties,
and you assume that everyone supports this, there's very little opposition in
this area. There's There's very little traffic that can't be handled by And
this part of town. Um And the visual impacts will You saw in
the in the document we'll have a full view visual impact study. And our taxes
are projected to be right now 8.1 million to you at full build out.
So, when we were working and there's two members of the of the village board are
here. They're here to monitor me.
It's specific. So,
we we were at the point where we were looking at the code and there's there's
sort of a conflict. There's this 10% affordable housing.
So, Erickson supports of the concept of putting the affordable housing. And we
placed it in the southwestern, right off the entry drive.
We had a separate building. And we would We met a few times with the
village board and they sort of didn't like that.
» Right. >> It was segregated.
» So, I don't think they liked it. >> They didn't like it enough that they
persuaded us to think very hard about how we could accommodate this affordable
component. Now, you're going to hear tonight about the fact that to enter
into an Erickson community, and they're a national company, Mary Ann
will tell you about that. You have an entry fee, which is substantially
refunded upon your last act on the planet or if you leave, you get 80-90%
of it back. And there's services There's a service uh number.
They have a lifetime commitment. Once you're in an Erickson community, they
can't kick you out. So, they do it They're sort of do the
economic due diligence at the beginning. And then they let you in but if for some
reason you have to go into this this is they have to bear that and lose that.
So, we ended up committing to 5% affordable units, same
size. We have two sizes but same size as the other units. A lot of people put
affordable housing at a discounted they discount the size of the units.
Um and that was all sort of generally
thought to be a peaceful place to end up. Now, I will
say cuz they're here but the village board said that they still want to
review the overall density and we said fine. So, that's a fair butter fight.
We'll bring our butter knives and we'll we'll figure that out. Um
we also Peter Furrow and I sort of came up with
this way to look at this analytical model which was
for every 50 units you deduct the cuz there's no reason
to limit the number just because a few is like a high number.
One of the village board members at one at the first meeting
when we had 1,034 units said that's 10% of our community and we said okay,
sorry. So, and that that really resonated with
with the client. So, we we addressed that but for every 50 units you lose
$490,000 a year in taxes and you lose 14 vehicle
trips against 233 total. So, you have to look at how much is the
benefit to you versus what we get out of it because
this is there's a risk there with the affordable component. I've sort of said
way too much about it but it's at the heart of why we need this density in
this project.
Um
Part of our due diligence, just I have a few wrap-up points. Part of our due
diligence led us to water.
It was a whole water find water, water where are we going to get water? So, we
went to Veolia and we work with them. And Diego basically New York City sells
water to Veolia. It all worked out. We have a will serve
letter and they've asked for a tank, a storage tank.
Which we've contractually agreed to. It's going to be at right now they're
looking for place to aerate with pumps to pressurize it, but that's something
that'll help a lot of people in that portion of the village.
Um, we also in the right off our entry drive to the left here, oops, there's a
marketing building that they built for the or the facilities.
And I think it's just after the first phase,
right Steve? You have to convert it. So, after the first phase, which is right
now 300 units, they'll take that and convert it to a recreational building
for the village. We've spoken to the village board about
what the village would want. Um, God's
They can't come up with two things in a row. So,
we're going to work with them and start to work with them right now to help
design something because we're going to actually give it to you.
Uh, we'll fix it up and give it to you and you'll have to maintain it. So, we
feel that there's a a barrier towards, you know, too much
because you're going to have to put the money into maintain it, but it's going
to be it's not even going to be age restricted. It's going to be for the
everyone right now. It could be whatever you want, but for everyone in the
village. We met with Doral Greens today. I could say this, right Steve?
And they
They have like one bike for a gym. I said, "You have a gym?"
Oh, yeah, it's right around the corner. There's like a bike in there and a place
to do sit-ups. So, we I told them, "Well, we're going
to have a gym here for everyone in the village."
And they said that when Darrel uh Arrowwood was originally put in, they
had a gym, they had a pool, they had tennis courts, they had a golf It was
like their own private country club. So, I told them that
they could use this gym. And so, they're going to they're going to start to
participate in that design. They have a meeting in early September.
Um
I think
I think that's where we're going to close this time.
» I I I Can I just >> to say something while
» Only because I'm I'm going to forget if I don't say it.
In looking at the maps on on and the material that was sent to us,
you have Harrison, you have Purchase, you have Port Chester, and you have Rye.
Did you mean Rye or was that supposed to be Rye Brook?
» Well, I don't know what you're You know?
» You're talking about the figure with the map?
» Yeah, I am. >> That was an earlier version that I
didn't use exactly right. >> So, you meant Rye Brook?
And that's going to be changed. Okay. >> Excuse me, sir. Can you identify
yourself? >> I'm Jason Metzer. I work as part of the
project team. I'm with AKRF. >> He's actually drafting.
» Thank you. >> Um
And it's interesting because Diego keeps trying to get me to meet
with the city of Rye because of the storm water issue.
So, I tell him we're going to have a zero
increase in storm water runoff, and why do I need with Rye? But they'll be
writing a letter saying, "Please don't affect us downstream."
» Which makes sense. >> Ready to go?
Should I move my mic? >> Sure.
» Everyone, uh
Peter Ferro with AKRF. So, we're the project planners, uh, environmental
engineers. Um, I'm going to start and just give you kind of the more,
um, boring overview of the site, the
project, and the very specific zoning asks and site plan asks that we have
just to kind of level set. So, just as Tony mentioned, right, we're at
975 Anderson Hill Road. It's about 83 acres in the Village of Rye Brook.
Um, portions of the property that Erickson
owns are in the Town of Harrison and in Greenwich, Connecticut. Those portions
of the site are not included in that 83 acres and there are no plans to improve
those pieces. So, all the development, um, is on the formerly, um,
improved site of the Arrowwood Conference Center in Rye Brook.
Um, the site is currently zoned as a PUD.
And obviously, you know, it was developed with the Arrowwood Hotel
Conference Center. So, 200, uh, 393 key hotel, about 110,000 square foot
conference center, 718
parking spaces, a nine-hole golf course, and as we all know, it closed in 2020.
Since that time, the site has been cleared, uh, down all the buildings have
been removed down to the foundations. The site still retains its access from
Anderson Hill Road and we propose to maintain that access. There is secondary
access through Doral Greens from the Arrowwood site to through Doral Greens
and from Doral Greens actually through the Arrowwood site to Anderson Hill
Road. So, there's several emergency means of access.
One of the things that's important to note is is the topography on the site.
Um, I don't know why I I've never I don't play golf, so I never walked the
site, um, before, but it there's a lot more topography than I would have
thought, and it slopes down from east to west. Um, more than 80 ft. So, a
significant amount of topography that we're we're dealing with, and I want to
just have that in the back of our minds when we start talking about
the proposed site plan. So,
in laying out the buildings and the plan, Tony alluded to the fact that
we've been at this for a while. Erickson's been at this for a long time.
They are as Maryanne will tell you, they have
you know, over two dozen communities throughout the country,
over 30,000 residents in their communities, and they they plan
things out very well because they're not a developer. They're an owner. They're a
manager. These are their communities. They don't sell them. They want them to
work. They know how to make them work, and so they've been very thoughtful
about laying these out. So, the goal here is to situate um, lower height
buildings closer to Doral Greens at the higher portion of the site, closer to
Anderson Hill Road, but still set way back.
And take advantage of that sloping topography to go vertical a little bit.
Vertical works really well with these uh, with this use because it's all about
limiting walking distance. Elevators are wonderful, so vertical works really well
here. Um,
So, the project as Tony mentioned, 834 units of a continuum of care retirement
community or CCRC. It'll be split up between
what we'll think of as more independent living units,
one and two bedroom units varying in size. They'll probably be
eight different sizes or more. Um, and then 84 assisted living memory
care units. >> Peter.
» Yes, sir. >> The 834 units, they are spread over how
many buildings? Of the Of the I can count them but how many buildings off
the top? >> It's 12, I believe.
I believe it's 12. 1 2 3
Well, it's 12 total buildings, I'm sorry. 10 residential
11 residential buildings. Apologies. >> You're splitting up the 84 into assisted
and memory care because they're two different things.
» Correct. Correct. So, the 84 would be split and that'll be split based on the
need. They're they're different regulations as you know for
assisted living and memory care. And once you start building that need, the
licenses often go by floors. So, you know, you've got to be careful about how
much you put in and when and when your license triggers. And what Erickson does
is they don't build all 834 units year one.
Right? You start with and let me just tell you a little bit about how the um
community lays out and I'll come back here. Um so, the community, and this is
going to answer your question, I promise. The community's geared around a
clubhouse, a a community building. Um
and all the residential buildings are attached to that community building.
And attached to each other through enclosed conditioned hallways. And so,
the the those those community buildings serve as
the hub. And so, this proposal would have two community buildings. So, what
would happen is you'd start with community building one, you'd build the
first few residential buildings, and then you'd bring more residential
buildings online, build the second community building, build more
residential. And usually the assisted living memory care comes at the end of
that because it's not it it's for the residents that are there.
And so, as those first residents to in need that higher level of care,
they're able to have a full facility dedicated to them. If a resident needs
that level of care before that facility is built, Erickson can provide it in
that independent living unit. They can still provide it and they will provide
it. >> The assisted living
facility, it's kind of filled from your uh residents. You don't take uh somebody
directly into the >> Generally speaking, yes.
» I can answer. >> Oh, sorry.
» I'm sorry. >> Yeah.
» I can come up, Mary Ann, and >> Hello.
» Speak into our microphone. >> Yes, that's right. Um Mary Ann Navarro
with Erickson Senior Living. Um we actually can welcome um
members of the public, people from the outside. I mean, I you know, I I think
ideally, yes, it's for the residents, so that it's available to them. We offer
that continuum of care, but um if there is availability and space, then members
uh from the larger community can can join.
» And so, when you look at this product, and for those of you who had a chance to
view um the the the Erickson community in in Cedar Crest, New Jersey, you'll
know, and for those who haven't had a chance yet,
open invitation. We're happy to arrange that. Um I think it actually it it made
a big difference to me to see it. Um it might for you as well. Um
this is really a service-oriented product. This is not a it people live
there and it's their residence, but this is a service-oriented product. And if
you break it down by fee, actually, um almost three quarters of the fees go
toward services. We're talking dining, health care, wellness, social,
security, all sorts of things, and that's really what separates this type
of CCRC product from a senior living just generic senior living project, or
even other independent living products that you might have um
in the region. >> And I I I think that that very
term service-oriented facility
I think it's important when we talk about the density.
That you really can you're almost comparing apples to oranges if you
compare it to two different projects. >> You do and I think one of the things
that's interesting to me when we started looking at the numbers is that
the employment that's generated by this this use
is not insignificant. Right? We talked about the traffic, but we're talking
between 3 and 400 people who who could be working at this
facility at everything from management to maintenance to health workers to
dining to facilities management everything in between.
» Hospitality. >> Hospitality and so now you've got this
built-in workforce and unlike the office parks around here
those jobs don't go somewhere else, right? These jobs have to stay here
and AI's not replacing them. >> I think the only thing you don't have is
the funeral director. You have just about everything else.
» I don't think you want to go there. I wouldn't recommend that.
» So moving right along. So the uh >> But what I mean by that it's a positive.
» It is. >> You don't have to leave the site. This
is the >> It's modeled more after
» after >> Connecticut.
» Yeah. >> Connecticut has done that way before so
many in the Northeast. >> You don't have to leave the site, but
what we find is what Erickson has found is that their residents like to engage
in the community, so they have a lot of them have their own cars, but
they also have transportation. They look for opportunities to volunteer in the
communities. Most of these people are are
above average in their affluence Um, want to take that opportunity to give
back. That's kind of what we see. So, you get this opportunity also to
integrate with the community, plus the 3 to 400 people who work here, anyone from
a high school student who's bussing tables,
um, up. And it really provides a great a great range, we think.
Um, to facilitate the project, right? We are
asking for a PUD zoning amendment, just like the other PUDs, a site-specific PUD
to approve the zoning and the concept plan.
Uh, we're requesting buildings of four stories and then in select locations on
the site up to five stories. And that's only for the buildings farthest away
from Doral Greens, farthest from King Field, farthest from Anderson Hill Road.
Really at the bottom of the site next to Sunny Purchase.
» down >> Uh, south of the pond, yeah. And
adjacent to the the woods. >> Um,
and so, the density we're requesting is 9.1 dwelling units per acre. So, the
independent living units are dwelling units. They have full kitchens,
bathrooms, and up to and 10.1 units total units. So, that includes the
assisted living. Your current PUD
at base is six dwelling units per acre. So, that's six townhouses. We're
requesting nine CCRC units. Um, we want to limit the coverage to
25%. We proposed a parking ratio and then
specific setbacks, right? 150 ft from Anderson Hill Road, 100 ft from the
sides, and 200 ft from the rear. That's the northern King Field,
um, boundary. And as Tony said,
we have this new um, this new this new consideration of
of CCRC attainable unit, an affordable unit. Um, because these units are not
for sale and they're not for rent. So, right now, almost everyone's affordable
unit, um, code says for sale and for rent, here are the rules. These are not
for sale or for rent. You pay an entrance fee when you come in. It's
highly refundable. That secures your spot in the facility. That secures your
independent living unit. Generally, people sell an asset, a house, what have
you, and then you pay a monthly service fee.
There is no landlord-tenant relationship and there's no title transfer. It's a
contractual agreement that's entered into, a residency and care agreement,
that's secured by that entrance fee. So, we had to come up with another model.
Because this is mostly service-oriented, we also knew that we couldn't just have
the same rent levels as the monthly service fee
because the monthly service fee includes food, includes health care, includes
other things that you would be spending your money on.
And so, we came up with this model, um to make these units affordable to
people who are at 80% of AMI, up to 80% of AMI.
And they in return, they get a guaranteed home for life, just like any
other Erickson resident, guaranteed entry to assisted living and memory
care, and we're prorating the um monthly service fee.
Right? So, we're we're pegging it at the affordable rent
published by Westchester County, right, for a one-bedroom unit, plus
the additional monthly service fee. Erickson units, a traditional Erickson
unit, if it was a couple that moved in, would pay a fee for that unit, a monthly
service fee, and then they would pay an additional
person service fee. That's less because the first service fee includes your
housing as well. So, what we said is let's decouple it, just like that. You
pay for the rent at the affordable rate, and then you pay that if there's a
second person, you pay that >> But the entry fee is
fixed. >> The entry fee is fixed. So, what we what
the way the >> Whether you are affordable,
non-affordable, there is no break on that.
» Correct. And the way it works is they have a range of entry fees, and that
they secure different sizes of units, basically, is what what they do. So, we
would Erickson proposes to make the lower
the most affordable two tiers as as eligible for these attainable units.
It would not be um
it would not be prorated, but what we're targeting is someone who has an asset
who's, you know, over 62 years of age, maybe they're 80.
And maybe they're looking to sell their house, but they don't have a large
income. They don't have a large pension. They don't have something, you know,
investment income they're living off of. But they do have some income. So, they
have an asset to secure this. Um and then they have their income, and
that's a pretty sizable chunk of the population who probably fall into that
category. Um and that's what we're targeting.
In addition, those units that Erickson would make as
affordable units are not any different, as Tony said, than any other unit. In
fact, the um
the Broadview site in Sunny Purchase has an affordable program.
Their affordable are only in the smallest of the smallest units. In fact,
they made a whole 'nother size for them. They're kind of very small.
Erickson will make um they are going to have these, you know, tiers of units. Um
there will be affordable and non-affordable in that same tier. There
will be no distinction from the outside, from the inside. You will not be able to
tell walking in there if you're in an affordable unit or not,
because there will be some smaller units that someone who's not an affordable
um resident will pay and some that aren't. And so it's really integrated
into the community. >> And you receive the same level of
services. >> Absolutely same level. No one would
know. Um
So Look, I'll give you the pitch. We
believe this is a low-impact use relatively um in a pretty good site. As
Tony said we're projecting over $8 million in annual property taxes, more
than 5 and 1/2 million a year to the school.
That's 9% of their budget from last year.
Um about a million seven to the village. It's about 6% of their budget last year.
And unlike the office buildings or hospitality
we're not going anywhere. These are folks who live here and people who work
here. We're stable. Um We'll go into it in the EIS, but we have
less traffic than Arrowwood. Um similar land
coverage, less parking. Um less traffic than if you were to do an as-of-right
town home development, significantly less traffic. Um Erickson Communities
typically have about 1.3 people per unit if you were to average
it across all their residents. Um average household size in Rye Brook
is 2.87. Right? So we're less than half of the population density.
» You're going to be making available ballroom space, uh banquet space for for
the for for the outside or no? >> No, so this is a very
again community center. >> unit.
» Very much. Um
Tony talked about the setbacks. Um And then obviously up to the top of that
screen is 1100 King Street, right? The former Reckson
building. So you got about half a million square feet of
of office space. Since I am a planner and you are the
planning board. I'd be remiss if I didn't talk about the comprehensive
plan. Um we believe this use and the zoning is
consistent with the comprehensive plan. Some of the goals that were laid out,
right? Providing an enduring economic base,
preserving natural, cultural, recreational, historic assets.
Um This land has already been developed.
It's already been graded. It's already been heavily disturbed.
It provides a much-needed product. Um provides a diversity, you know, adds
to the diversity of housing choices. And again,
changing the density um is consistent with what was
recommended in the comprehensive plan. Well, no one really wants to necessarily
hear that that it it the comprehensive plan says
we should adjust the density requirements for residential uses in the
PUD to a less restrictive regulation. >> Yeah. The comprehensive plan was also
created well before, say, 900 King was brought online.
» It was. Yep. Yep. >> Yeah.
» No, absolutely. Absolutely. But I the the point is I I think and and again,
we'll go into it, but that six units an acre
um that's base in the PUD, there are very few if any PUDs that meet that
today. Um and so when we start looking at what
the densities are, what the FAR is, will be about the same
FAR as the Arbors, for example. Um
» I mean, I'm just speaking to the diversity of housing choices. I'm not
sure that that point is accurate at all. >> I see. I see what you're saying. Well, a
group I disagree a little bit, but I hear what
you're saying only because this is a this is this is going to be a very
different product than a Sunrise product, than an Atria product. Um
» shouldn't compare to those at all then when looking at density, for instance.
» Well, it it >> I think it's always I think it's always
worth it to compare, but I think there are differences.
» Yeah, I just just to interject, when one of the interesting things about this
community that we saw in New Jersey is that the way it's laid out, there
there seem to be a lot of units. But essentially they have have sort of
hubs with apartments spiraling out separated by a lot of green space to
other hubs. So it's not like like you know other residences where you have
single buildings that are have to be you know
fairly large in order to accommodate all the residents.
» It differs from Sunrise. >> It Well, it's it's it's an interesting
» compare that's the compare. >> If you if you a couple of things if you
maybe you can touch on because as I understand the procedure and anyone
can interrupt me if I'm wrong at usually it
we would get a a referral from the Board of Trustees for a report and
recommendation on the concept plan. But it's only it's a report and
recommendation. It's not insignificant so report and recommendation but we're
not the ones that are going to be voting for it but our jurisdiction are is
wetlands and steep slopes. Um and to the I think the discussion
about about density, can you comment on your sort of concept of use of green
space which I thought was sort of interesting and maybe you can comment on
whatever wetlands issues and steep slopes issues. We You did discuss at the
at the head of the conversation about how the slope is actually going to be
used to enhance the sort of the the sort of the building plan.
» Yeah, I appreciate that. So the way that this
works and I it I apologize if it's hard to see on the screen. The yellow are the
the the roof prints. They're not really
footprints. Roof prints of the of the residential buildings.
What what they've done is they've designed those buildings
into the hill so that the parking, almost all of the parking, not all,
almost all of the parking is below those buildings. Every residential unit will
have a covered parking space under a building.
And so we're able to do that because of the slope. So interspersed in between
those residential buildings are green spaces. They might be programmed, they
might not be. There could be courtyards. There There are a number of other
landscape features. And so what you'll see is you'll see this um you see the
the residential building as kind of a C or
an L. If you square that off and make a
rectangle, that's the footprint of the garage. And so on top of that is space
that we're able to utilize, Erickson's able to utilize for amenity spaces.
Diego's able to utilize them for stormwater and other places. So in
addition to having larger stormwater areas that will need, obviously, we're
able to intersperse um some stormwater features throughout those buildings. And
so by by breaking them up, we're we're really
able to kind of reduce kind of the the the kind of scale and massing a
little bit. Um it Look, it's still
it's still like a good size development program. I'm not
going to say it's not. Um but the way that it's been laid out,
really kind of takes advantage of that opportunity. Um in terms of wetlands, um
we shouldn't have much of any wetland direct wetland impact.
Most of that forest in SUNY Purchase, right? There's wetland in there, right?
You got the Blind Brook and you've got wetlands. Um
we might be grading a little in the wetland buffer,
but the wetland is really on the SUNY Purchase side. Um the tree line is more
or less the property line and it's grass up to that tree line. So, it's
already been disturbed. We might be grading it a little bit, um but we're
not planning on going into the wetlands. There are a couple pockets of steep
slopes that we would um be modifying as well.
» Peter, just out of curiosity, out of 83 acres when it's all said and done, what
percentage of the site would be remaining impervious?
» Um impervious would be about 23 24%.
» I can tell you how much green space you >> Diego can make any comments.
» I just I just want to add one thing. I apologize. Diego Villarreal with JMC,
um the engineers with the applicant. No, it just I wanted to just emphasize a
point. I think the area of development that you're seeing right now, two things
that Peter spoke about. A lot of the area is already disturbed and we're all
really focused in even though it's a sprawling development area.
Um the previous building that was there when you look at an aerial photograph of
the existing conditions, it really was a sprawling building extended pretty far
south, extended pretty far north. And all of these areas is focused in what
was already disturbed areas, whether or not it was the golf course or the
previous hotel with the parking areas that were there. And the steep slopes
that are being disturbed as a result of this project, were really manufactured
steep slopes as result of that. Uh the golf course itself has all these
fabricated hills and sand traps that was created as part of the golf course. You
don't really have any pristine areas that were trying to be protected within
the development area. The natural areas that occur along the perimeter of the
property, that wooded area on the south and western side of the property, all of
that is being maintained. And what you actually see is those areas that were
disturbed by the golf course, some of it's going to be restored along the
northern end, that buffer between uh Kingsfield and the property, the area of
parking between Doral Greens, all of that is being restored back to a more
natural condition. So, uh even though it is somewhat of a sprawling development,
again, what was there before was a sprawling development as well, and we're
really working within those boundaries and in a lot of cases bringing it back
in a little bit tighter. Um and and re-emphasizing again the parking under
the building. It was something that we worked with with Erickson and
significantly reduces the amount of impervious area that would otherwise
need to be created. The building is the building, putting the parking underneath
those areas, that added cost with the construction, working within the
hillside, again, significantly reduces the amount of impervious area and gives
us a lot of opportunities to do stormwater management between the
buildings. Uh Erickson has a landscape architect that we've been working with
hand-in-hand that has already incorporated a lot of those features in
between the building and those things. These are just Again, all of which will
be vetted through the DEIS process, but just wanted to make the board aware that
these things were all considered in the development of this plan. It's not just
a picture, it's something that's really been vetted and designed and worked
through with a number of design professionals taking into consideration
all of these things that we know uh this board, the village board, and the town
and the village is going to be interested in as we go through this
process. >> that you would have any steep slopes in
the Fulton and Fifth, yeah. >> It's really not much that's out there.
It's again, fabricated as a result of the construction of the building
previously, and then the golf course itself. When you When I think of steep
slopes, I think of wooded hillsides. Those are the things that you're trying
to preserve and protect as a result of that ordinance, and that's just not what
you have in this case. >> You did You may have mentioned it at the
beginning, but I was asleep, so I apologize.
How does the density here compare to the 900 King Street? I should know that. I
worked on it for you. >> Well, so
the density is um we're less. So, number one, we're lower.
Um 900 King Street is 13.1 units per acre.
We're at 10.1. Um they are at 0.45 FAR.
We're at 0.39 FAR. The Arbors is about 0.37 just as a
comparison. It's not I'm not making any value
judgments. >> Can you Can you Can you comment on on
the pond that's on the north I guess northwest?
What is What I I'm that that that feature I mean is that a man-made
feature or is that >> I don't know if it I it probably was
man-made. I'm not positive. I think it was for the golf course, but it is part
of the the Blind Brook at this point. I mean,
it's connected. >> Right.
» It's directly connected. There's an inlet and an outlet to it.
Um and that's again one of the features that we talked about early on. It's an
area that's going to be preserved, incorporated into the design,
um removing the golf course features that
are around it, restoring some of the >> expanding the pond?
» They as part of this application, no. We are not looking at expanding the pond.
It's maintaining its current location. We are proposing a relatively large
stormwater basin on the southern portion of the site. You see the area that's
there. Uh Tony alluded to it you know, early on
with stormwater management. We have an obligation no net increase, no runoff,
no increase to downstream properties. I know that's it's an engineering
requirement not only by your village, but the New York State DEC where we have
to comply with all of those requirements. Uh but we are looking at
enhancements to that pond as well as a significant stormwater management
measure down on the southern portion of the property in addition to everything
else that's going to be done. >> to
» a passive pond or are you going to have recreational boats or anything like
that? >> I hope no boats. I'll ask Steve and Mary
Ann. I don't That I don't know. That I don't know.
Hold on. What do you want to say? >> Mr. Cohen was going to have boats.
» This is great. So, I just want to say one thing. So, with less impact when you
look at this from an impact point of view,
it's less impacts than the the Arwood. And the Arwood gave the village a
million seven plus $350,000 in hotel tax.
We're at 8.1. That's all That's all. So, less offsite
impacts and we're quadrupling the tax to the village.
That's all I got to say. >> So,
we went through all the approvals and everything. I think enough of us
talking. I apologize. I would like to ask Mary Ann Navarro with Erickson
Senior Living to come up and just talk about Erickson as a company. So, both
Erickson both Mary Ann is here and Steve Montgomery is here from Erickson.
They plan to be here regularly. You will get to know them so you don't have to
just look at us. But, I do want to take the chance cuz I
it is a very interesting company. >> Peter, before you before you go, could I
just ask you one more other question? Regarding emergency services. Can you
talk about the impact of those? >> Yeah. So, that is going to be right one
of the areas we need to really focus on. We've already started the conversations
with Chris. Mary Ann's going to go into it a little
bit. Um basically, as part of Erickson's model,
their model is really caring for the person, the resident.
They will be providing the lift assist. They have their own
Erickson Health Group, which is the largest provider of primary
primary geriatric care in the country. They have them in their facilities.
There are emergency medical responder EMR certified
staff everywhere.
They respond basically to about 87% of the calls for service within their
community. They're doing
basically everything you can. They're doing the lift assist. They're doing all
of that. There will still be calls for 911 service.
There will be. We're working on figuring out that
number. We're working with We're going to be
working with Chris. We've already started setting things up to talk about
what does that do to the EMS service now? I don't have that answer for you.
But we need that answer and we're going to get it and figure it out and
um that's one of the biggest.
» That goes for I would assume police, fire.
» Correct. >> And and what about
kind of service? Gas and electric? >> Um we're beginning to reach out with
them now. We haven't reached out yet. We're just We're still there.
Uh-huh. >> Well, wait. I I don't Well, I'm sorry.
Go ahead. I So, they I just have to laugh. This
this plan is
almost a preliminary site plan. There has been so much thought and
money. The people they have on staff in house.
» just asking. >> There's a land No, I know. I'm just
going to tell you. The landscape architect is like in Minnesota. The
other architects over here. Things are generated within hours.
» Tony, you're not telling us that we don't have to review it, are you?
» No, no, no. I just >> what I I I apologize, but that's what
I'm hearing from you. >> But it's just you got
oil and gas or gas and electric. I mean, this is normally you get a cartoon.
This is what we're thinking about doing. >> is an issue in this area now.
» Yes. So, we're we need to start looking at that and the loads and everything
else. Obviously, there's gas and electric there. There was a big user.
We're coming up with the loads now and and that's our next reach out.
» Well, I mean this is part of the DIS. I mean this is this is this
» I mean, what I will say is the good news is we have a will serve
from Veolia. We have a will serve for sewer.
So, we're we're pretty far ahead, but gas and electric not yet.
» Can you just speak a little bit to the um the need for um a zoning and or use
change here? >> Yeah. So, the use is permitted. Um
the the PUD >> Sorry. Let Let me just
use is specifically the the change in use is being specifically
refined and defined, right? Here. So, yeah, that's that's one of my questions,
and the other one is just why is there um a zoning change required here also?
» Yeah. So, the um currently the PUDs permit senior living
facilities, which are which are defined as
residential uses for those 62 years of age and older. So, that's permitted.
That's what we are. We're proposing as part of our zoning
text amendment to refine that use and specifically define the CCRC use
as a type of senior living facility. The reason we're doing that is because we
are attaching a separate um affordable housing requirement to that use.
Because without redefining that, we're stuck because we don't have a for sale
product or a for rent product. So, we're defining the subset of a senior living
facility for the sole purpose of advancing a uh separate affordable
housing requirement. That's the that's the requirement. The rest of the zoning
is bulk and density requirements and dimensional requirements for the
specific concept plan. >> Thank you.
» Sorry, Maria.
» Hi again, everybody. Our team did a really good job of of
telling our story, so uh there's not a whole lot for me to say, but they
really have dug in and learned a lot about Erickson and our product and
our residents and our community, so um they were able to share a lot of
information, but I will I will just say that
we are a growing company. Uh we Erickson, we were
founded in Baltimore over 40 years ago. Our offices, Stephen and I, like our
offices are actually right on the
grounds of our very first community. So we're part of the senior, you know,
senior living environment every every day um
in Baltimore and I think that just is a is an example that we are the long-term
owners, operators, managers of our communities and so
we have really developed a product over time and refined that product and
continue to refine that product constantly
um in order to serve our residents, our seniors, and that
very unique population, you know over over 80 years old
and and to meet their needs, so I think that's
um really part of our story and why we get
so involved in in developing the properties because we're going to own
them, manage them, operate them long-term. But again, um
we were founded in Baltimore. Now we we are we've grown over the years. We're
one of the top five senior living providers
in the country and we currently are in 11 states. If we
have a community here in New York, it'll be the 12th,
our 12th state. We don't have any um any properties here in New York, but
we've we've been wanting to be here for a very long time.
Um you know, our mission is to help people
build um, help people live better lives, and that's really for our residents,
over 33,000
residents, I think now, and our employees.
» Yeah. I have a question I have a question for you. When we were visiting
your facility in New Jersey, one of the things that impressed me, because I have
a mother who's 88 years old, um, is the internal medical facilities
that you have, and your concept behind that, and how you differ from other
other you know, like, you know, uh, products
with with that. >> Sure.
» on that, I would appreciate that. >> Yes. Um, actually,
if actually, there are a couple of things that really set Erickson apart
from other senior living providers, and really that top one would be
health care and access to health care. So, um, all of our communities have an
on-site medical center. Um, our residents can see
doctors, they're Erickson doctors, Erickson Health Medical Group, exclusive
to our residents, and also our employees.
Um, they can see them same day, you know, manage their care. Um,
probably in a community this size, we would have probably
three or four dedicated physicians just for our our residents. In addition,
we would have, um, all of the, like, nurse practitioners,
nurses, um, social workers, medical aids, uh,
all the tech staff. Uh, so we would we really offer that um, that whole primary
care provi- um, environment, and then also,
uh, we bring in specialists as well. Um, and then we work very closely with the
neighboring, uh, with neighboring health systems. We develop very strong
relationships with them, so that if our resident is going to have surgery, or
they're going to be, um, they have a hospital stay, and then they're
transitioning back, or they're um coming from rehab, you know, our
on-site care coordinators are working regularly with the hospital staff to
make sure that that those residents are transitioning back successfully.
» how how does the how does that work? Are they Are they private physicians? Is it
part of the service fees of Erickson? Or are they required to carry medical
insurance like everybody?
» They are The physicians group is Erickson Health
is Erickson Health Medical Group. So, they are a practice that's exclusive to
our residents, but they are um
regular doctors. >> do they contract with Medicare? Do they
» We accept Medicare. >> Right. Yes.
» Mhm. Yes. And we also have a product we have
a Medicare Part D product um that some of our Yes, we do. Erickson um Health
Advantage and our residents can elect into that if they they want. They're not
required to do that, but many of them do and we've seen some very good outcomes
for the residents that that have that that um
extra service as far as their you know, ability to
stay out of the hospital and shorter stays and you know, we have a lot of um
data around that. So, yes, so definitely that is a major component. We also
talked a little bit about the um We have 24/7 safety and security
protocols and staff in place. They're um all the staff is emergency management
uh response certified, trained as well as um a number of staff like have the
basic um life safety CPR. So, we're able to uh
we have an in-house communication system and protocols. We're able to respond to
all of the um the needs of our residents, you know, if it's a fall,
they're feeling, you know, light-headed. Uh we check daily on our our residents.
We make sure that they're getting up out of their unit. Um, you know, if they
have not gotten out of their unit and no one's, you know, seen them that day,
we're going in, we're doing a welfare check. We use electronic monitoring to
do >> Here's another question.
» Mhm. >> Are you, um,
certified or How How does How does it work with, uh,
um, as a wellness and health facility? How
does it work with New York State Department of Health? How does it work
or does it with the Joint Commission accreditation, things like that? Your
Your specifically, your medical services. Who Who serve Who surveys it?
Who makes you accountable? What requirements are are
Are they >> do not have a community in New York yet,
we haven't been through that process, but we have a full regulatory group, and
they actually are part of Stephen I's team.
» I see. So, they've done some >> They've done some initial, um,
documentation with the Attorney General's Office in New York,
understanding, um, the CCRC senior living requirement regulations in in the
state of New York, um, and how the different levels of care, the continuum
of care will be regulated here. Yes, in New York. And we know, and so we're
» We're the most regulated regulatory state in the country.
» Yes. So, our team we have we we have a team that's very experienced. You know,
we also are um, getting a team put together. We We actually have two
properties in California, so we're working, um,
there as well, moving through those regulatory, uh,
hurdles. So, I So, as as we get closer to, um, developing a community, you
know, if we're successful, then, um, you know, we would we have a whole on-site
health, um, or we have a whole in-house like health operations group, the
regulatory group, and so they've already started to do their
their due diligence and there.
» Thanks. >> You got it.
» So, again, um so we talked a little bit about some of the
um success we've had with managing those uh
those calls for service or the internal needs of residents in house. We achieved
nearly 90% of the calls um our residents make
um we're able to address their needs directly. Um
and then about but you know, 10% of them would would
have to be transferred outside to 911, the 911 system, or police and fire. And
we have relationships, we develop relationships with um the local
» Mhm. >> jurisdictions.
And we look forward to to working with Chris. We've had a preliminary meetings
with him. So, I think we look forward to working
with him. And then I'll just say just some again
I think another differentiator for Erickson is just the scale of our
community and and how we're offering our residents uh the level of service. And
we're able to provide the lifestyle lifestyle to many more residents to meet
that need um for the growing senior population and and how we've refined our
program and architecture and community over time
to address those needs. >> Thank you.
» Um I've been reminded by our attorney that we actually have a task to to
perform, but um I want to ask in terms of timing
when do you need >> Sorry.
» When do you need the planning board's comments with respect to the DEIS?
» Scope. >> The scope.
» So, that >> 10 days.
» Hopefully >> If they shut it down on the 8th, which
they probably will. >> So, you have
» The 18th of September, or anytime after that if
» Right.
» Because what I'm I'm thinking of I I I assume every
» to have a special meeting. >> Um
» You may have. >> You have a meeting on the on the 10th.
» Okay. But then maybe we should schedule
something. >> I think we should have a meeting.
» Have what? >> I mean we're not going to be able to
I mean I think we can >> I mean we have a document now.
We don't have to wait till the 8th to comment on this.
» Yeah. >> We are commenting on the proposed scope
of this document. Do we want them to consider some other things?
Oh >> I mean
» That's pretty much what I That's my understanding.
» I mean my I mean my thinking is this. I unless I mean I I open the floor if
there's any issue in and having reviewed this document that any board member has
with the DEIS, I mean I looked at it myself. There's nothing that sprung out
at me that was sort of unusual that we needed to include. It's a pretty
comprehensive document. It's pretty standardized.
Um I don't know. >> may be some other you know, few things
that we wanted to consider in addition to what they are proposing, but I think
the document is pretty much complete scope.
» I mean my my thinking is is that is that we um
we have some time in order to people can provide comments to to
» we don't have to wait till the 8th of September.
We can do the >> Right.
» I understand. >> That's my
» However, do take into account that you have two board members who are not here,
who may have other opinions and may have other comments that we may not be
including. Um we do have the meeting on September
10th. That's within the time uh period. >> Okay.
» Um there other persons who are on vacation, other staff members, other
professionals who may not be here. So to do a special meeting between now and
September 10th may be a little difficult.
» Yeah. >> So
Well >> Can we meet the 18th of September
deadline? >> Yeah, cuz we're meeting on September
10th. >> Well, the
» September 10th. >> Yeah,
we have a regular meeting on September 10th anyway, and the agenda only has one
or two items on it. >> what I think we should do is is that any
board member that has has comments with respect to this, you know, send them to
Pam. Uh and and and what we'll do is is that
whatever comments are received by Pam, she and I will review them and then
we'll review whatever feedback we've given by our next meeting.
» I remember the 900 King our comments were minimal.
» Well, it's even well, there there were there were some, you know, issues with
with some wetlands there and some other things which do not exist with this
particular application. So, I I think for us at least, you know, my opinion is
that there's not a lot of legwork to be done.
» So, if if you can coordinate all that, if you want us back on the 10th, let us
know. And And is it this full presentation or we're going to be here
to answer a few questions? Either way, we'll do whatever you'd like.
» think that's necessary personally.
» Yeah, no, just >> Yeah, I I I I think I think you guys
have been pretty comprehensive. >> I I I think you know, personally I'm at
a maybe at an advantage because I have been in the we in the
discussions with you three four times. So, I think I've get a little better
feel for the project. >> Yeah, right. And if there are any
questions, you know, similarly give them to Pam and
we can get them to us and we can try to get responses. It doesn't have to wait.
Like we'll >> I I I I think
I think the goal is by the by our next meeting, we are going to be done with
what we are entrusted to do. So, that by the
time the Board of Trustees meets 8 days later,
they'll have whatever additional comments if we have any additional
comments with respect to that. >> I I do have a question. I think you made
an activity in the document that the build out time frame you're looking 6 7
years. I hope that's not continuous
construction for 6 7 years because that would be very disruptive to the
community and the area. >> It's not.
» It's phased in, right? >> in. However, the the thought now is and
Diego hasn't finished all the plans yet, I don't think. But the thought is you
would we would do most of the the grading, the excavation, getting the
pads ready, the roads, the storm water. Get all that in.
» Mhm. >> So that the buildings are more or less
pad ready. So you'd do the first couple in the first phase and then you're
talking about putting up one more building when that's full, one more
building when that's full. So yes, there would be construction, but it wouldn't
be this >> going to have cement trucks driving down
for 7 years in the road. Okay.
» Well, not conti- not continuously for 7 years.
» It would be, but in a phased manner. >> Not continually for 7 years, but yes,
for 7 years. >> But I don't mean 24 hours every single
day of the week, yeah. >> And I'll just add that by the time it
gets to 7 years like we'll have a full community of residents living there that
would complain also. So >> I was hoping you were going to say that.
» residents and our neighbors. >> How about this?
» Just real quick before we as part of the DEIS scope, there's a
construction section within there. There will be a detailed
» schedule >> construction um
schedule, construction management information. There'll be information
that's going to be provided that I think will answer each of those questions
there about the sequence of construction, the timing, the duration,
and uh the sequencing of the plan as well.
» All right. >> Okay.
» Thank you. >> All right.
» it. Thank you all. >> Thank you.
» Are we done? >> Yeah.
» Can we uh
» That's the goal. >> A motion and a second to adjourn? Or we
have something All in favor?
» I. >> I.
» Any opposed? Thank you. >> I.
» Only Only those that sleep want
» Mhm.