Residents of the Levittown community had a very supportive response at the Town of Hempstead Public Hearing to consider the rezoning of a Levittown property from a "Business District" to "Golden Age Residence District," which was held this past Tuesday. While a few residents had some safety concerns, the overall reaction of the more than one dozen speakers was positive, with many saying that this was exactly what the community needed.

The proposal to build a senior housing development on the southwest corner of Gardiners Avenue and Roxbury Lane was brought forth by M.D.S. Enterprises Inc., which has previously built two other such residences in neighboring communities.

Jeff Forchelli, the attorney representing M.D.S. at the hearing, explained that the site is 1.4691 acres and that they were also including the marginal road that runs in front of the property in the application. He noted that the lot is currently unimproved except for some paving and lights and it is currently used for storing vehicles. The marginal road, according to Forchelli, is now used for parking. He explained that there are three parts to the application they have submitted to the town. The first part is to rezone the district from business to golden age, the second part is seeking permission to park in front of their setback on what is currently the marginal road and the third portion of the application is seeking to revoke the covenants and restrictions which were placed on the property in 1954. Forchelli said that these restrictions had to do with the location of buildings, which, he said, were put on when the zoning was changed from residential to business district. He further noted that what they are seeking to do is the opposite, changing the business district to a residential one.

On the nearly 1.5 acre site M.D.S. is seeking to build 33 units of golden age housing which amounts to approximately 22 units per acre, which falls within the town's limit of 30 units. "We feel this is a better density for the site," said Forchelli. Each unit would be approximately 950 square feet and will be ADA compliant. There will be 44 parking spaces for the units, equaling the town's requirement of 1 1/3 spaces per unit.

The senior housing will be Victorian-style homes, with a six-foot stockade fence surrounding the property on the north, west and south sides. When questioned by Councilman Gary Hudes, it was explained that there would be landscaping around the fence. The units will cost approximately $149,000, with monthly maintenance charges and real estate taxes of less than $300.

The attorney noted that this would be a very good transitional use for this property, serving as a buffer between the commercial area to the north and the residential area, which surrounds the site on three sides. Forchelli said that they believe there is a real need for housing of this sort in the community. He further noted that because of the limited availability of units, they will be distributed on a priority basis, first to Levittown school district residents, then to residents of the Town of Hempstead and then to Nassau County residents. He said that they are not expecting to get beyond the school district before the units are sold out.

Barry Nelson, the real estate expert who testified for the developer, noted that in addition to the commercial area to the north, directly opposite the site there are homes, a storm water basin and an elementary school. He said that this development would be an "excellent application to maintain the residential community." He further noted that the egress and ingress to the development would be directly on Gardiners Avenue and there would be no driveways onto the residential streets. The units will have a front yard setback of 25 feet facing Roxbury Lane and the parking will be oriented toward the center of the units, away from the residential homes on the west and north. Between the residences and the proposed housing there will be a 25 foot rear yard and a 20 foot side yard. Nelson added that a further benefit of the development would be that it would take away the uncertainty about what type of business might be developed on that lot. "In my opinion this development would not adversely affect property values. Other developments studied have not adversely impacted the community, the property values, or the use and enjoyment of abutting homes," concluded Nelson.

Bob Eschbacher, the traffic consultant/engineer for M.D.S. noted that this development is well-situated from a traffic point of view. Because of adjacent traffic signals, he has found that it will not be difficult for cars to come in and out of the development and he found that this development would have a much lower traffic impact than many businesses that might develop that land. Eschbacher noted that seniors do not generate much traffic and it is expected that during the busiest part of the day there might be 12 cars an hour coming in or out of the site, breaking down to only one car every five minutes. He concluded, "It is my professional opinion that development of this site would not have a negative impact on the traffic, safety or congestion conditions."

Forchelli concluded the presentation, stating, "I think we have a good location for that use. What we are creating is not just housing. We are creating a way of life for people who live there ... They don't have the obligation of the maintenance of a house and they can enjoy their years in the township where they worked, lived and contributed. People want to stay here, be near their grandchildren, near their children and this gives them that opportunity."

John Quinn, a Levittown resident, stated that he would like to stay in the community and this development will provide him that opportunity, without having to worry about the maintenance of a house.

Pamela Sabatino, a Wantagh resident within the Levittown School District, was there with her mother and stated that they find this proposal to be an affordable project. She noted that her family has lived in the community for 17 years and she would like to have her mother be able to live nearby at a reasonable cost.

Edward Donnelly, who along with his wife Celia has lived in Levittown over 40 years, noted that he worked at the Levittown Post Office for over 30 years and his wife was a crossing guard in Levittown for over 20 years and this would allow him to remain in the community now that it has gotten to be too much for them to take care of their house.

Cheryl Nobile said that she understood the need for senior housing but was concerned that there might not be a guarantee that this would remain senior housing. It was explained that once this area was rezoned Golden Age it could not be used for anything else without a new application and hearing. Guardino noted that as of yet there has never been a Golden Age Housing District rezoned to anything else, because that use is needed so much.

Don Mariani, from an independent group called Senior Resources Network, explained that he has no affiliation with the developer and has studied many developments of this sort. He said his organization does not "rubberstamp" proposals but that this case there is not anything he can find fault with. He further commented about how wonderful these units are because they allow seniors to remain in the communities where there families are without having to maintain a house. This is wonderful for Levittown residents, said Mariani, because just as these units will be offered to them first, units in surrounding areas were offered to residents in those communities first and Levittown residents never had an opportunity to get the "first crack at them." He said he and his organization "strongly endorse this proposal."

Alice Brennan noted that she has been a resident of Levittown for 50 years, has recently retired and now finds the taxes "onerous." She said that it is for this reason she was so pleased to hear about this proposal for affordable senior housing. She also said that she finds the style of housing an asset to the community.

Vicki Rosenberg, a resident of Wantagh, said she was pleased for Levittown that a development of this sort was in the works. She further noted that one of the major benefits to this proposal is that it is for an area that is not currently greenspace, while many of these developments, which are needed, take away greenspace, which is at a premium south of Old Country Road. "Our seniors would like to live where they love," said Rosenberg, noting that she has advocated for this type of housing for many years. She noted that in addition to being close to their families, the residents of these units will still be near their own doctors, the stores that they are used to shopping in, their churches, and their friends.

Raising the most concerns about the development were Sue and Len Hahn, who live nearby the site. Sue Hahn said that she felt the fact that there is a school so close to the property was glossed over. She noted that this is a very busy traffic area and that the school needed to be taken into consideration. She noted that just in front of the site, the road narrows, making the traffic congestion heavier there. She also questioned the fact that there was some contamination in the ground and asked how that would be removed. In response to the question of contamination, Forchelli said that there was approximately 100 yards of contaminated soil and that would be removed before the development was built. Eschbacher, the traffic consultant, said that they had considered the school and that this was a much safer use than many of the businesses that might try to develop that site.

Len Hahn questioned whether, because they would be two-story buildings, if it would look like a solid 30-40 foot wall down the road. The attorney explained that the units would not be any higher than 26 feet and there would be landscaping. He then questioned whether the fence would reflect the sound from the auto repair shop next door to the surrounding residences. Forchelli said that the fence would most likely absord more sound than if there were no fence. When Len asked whether there was a possibility for a one-story dwelling which would better fit in with the neighborhood, Forchelli noted that it would not be economically feasible to have a one-story development.

Theresa Delfonte noted that many seniors are not being given a choice except for moving out of state because of the high taxes, but this proposal would allow them to stay close to their families. She stated that the loss of seniors, who have contributed so much over the years, is what devalues the community. She said that the seniors provide a history and moral values, which are missed when seniors have to move out of the community.

Frank Giampetruzzi said that he was 100 percent in favor of the proposal but did question the fact that people have a tendency to speed down that roadway. He asked whether there could be a traffic light at the entrance. It was explained to him that the county was in charge of things of that sort, but the traffic consultant said that their study found that there was no need for one, because of the low number of vehicles that would be coming in and out of the site.

Mary Ann Ramshorn, who has lived in Levittown since 1949, said that she believes that this project is "wonderful." She then questioned whether there might be a rat problem in the area while it is being built. Forchelli said that a problem of that sort usually happens when it is a field being disturbed rather than a paved lot, but said they would contact the town's rodent control unit to see if any extermination might be necessary.

Following the public's comments, the town board voted to reserve the decision on this proposal.