By Nicole Falco
Broadval LLC of Islandia submitted an application to the Town of Hempstead requesting that the 14-acre property, on Dutch Broadway west of West Gate, be rezoned from Residence B District to Golden Age (GA) District. The Town Board hosted a public hearing at Town Hall Tuesday morning, which was attended by dozens of local residents, mostly senior citizens, the majority of whom expressed their support for the proposal with a show of hands. The board reserved its decision pending the receipt of a written recommendation by the Nassau County Planning Commission and additional public comment and submissions by the applicant.
Wayside, which offered counseling and rehabilitative services to troubled girls, closed in December 2003 after nearly 70 years of operation, citing economic difficulties. A bidding war ensued, with Broadval emerging as the victor. The company expects to close on the property by the end of August. During its 50-year history, Broadval has built more than 11,000 homes on Long Island.
Other proposals included single-family homes and a Home Depot.
"The proposed project will work as well or better than the Salvation Army school that previously existed on the site and will fit nicely in the existing community," said Jack Libert of Weber Law Group LLP in Melville, who spoke on behalf of Broadval. "It will provide much-needed senior housing to local residents ... put the property back on the tax roll ... [and] there will be no impact on [enrollment in] the school district."
First preference would be given to residents of Valley Stream School District 13 and their parents, followed by town and county residents, Libert said. The condos would sell for approximately $240,000. The complex would generate approximately $1.8 million in tax revenue - Wayside was tax-exempt - and would not be eligible for federal or state subsidies.
According to Libert and project engineer Kevin Walsh of Barrett, Bonacci & Van Weele P.C. in Hauppauge, the complex would comprise eight two-story buildings, an 8,000-square-foot community building and recreation areas. Each unit would measure 941 square feet and include two bedrooms, two baths, a kitchen, living room, dining room and rear patio. First-floor units would be handicapped-accessible, and second-floor units would have amenities for the disabled such as shower guardrails.
There would be four parking spaces for every three units. Garbage pickup would be done by a private company. The main entrance would be on Dutch Broadway, opposite Lawrence Street. Residents would be required to use an access card to gain entry to the complex between 9 p.m. and 7 a.m. Two additional accessways would be used only in emergencies, and would otherwise remain locked. A 6-foot cedar stockade fence would surround the property, and evergreens would be planted along the fence.
Traffic engineer James Graham, Jr., of Eschbacher Engineering P.C. in Melville, testified that the complex would have little or no impact on area traffic. "The project will have virtually no impact on traffic at local intersections," he said.
Following presentations on behalf of Broadval, residents were given the opportunity to weigh in. "I think this project is definitely in favor of seniors, and being a senior, it allows us to remain in our environment," said Richard Whiteman of Valley Stream. "We don't want to leave. We don't want to go to the swamps of Florida."
Patricia Heffernin, who lives in The Meadows, a similar development also located on Dutch Broadway, said this kind of senior housing gives seniors the opportunity to remain in the community they know well and peace of mind that they no longer have to worry about maintaining a home. She did, however, offer some recommendations, including a traffic light at the main entrance and widening of the stairways to the second-floor units, and suggested that first preference be given to Elmont residents as well. "I'm very much in favor of the project," she said. "I believe it is necessary."
Three Dana Avenue residents who live behind the property expressed concerns that their privacy would be invaded, because some second-floor decks might overlook their backyards. Libert said he would have line-of-sight drawings prepared for those residents that he believes will show otherwise. "While it's a very legitimate concern - and if I lived there, I would probably have a similar concern - from a physics standpoint, I think it is ill-founded," Libert said.
Following the meeting, Dr. Elizabeth Lison, District 13 superintendent of schools, who attended the hearing with trustees Cathy Subbiondo and Bill Stris, said, "Senior housing is fully taxable and is not a noisy burden on the community, as a commercial use would be. The school district is not taking a stand, but this type of proposal sounds like it has a lot of positive aspects for residents of the community."
Town Councilman Jim Darcy said that he has heard from several people in the community who have expressed interest in senior housing, but he declined to speak for or against the proposal before the board makes its decision. "I think the feeling among the board is, we want to [make a decision] with as much dispatch as possible," he said.
Comments about this story? NFalco@liherald.com or (516) 569-4000 ext. 208.
