The crowd grew quiet and attentive as Michael Puntillo, Jobco Realty and Construction, Inc., and his partner Martin Soja, Sterling Financial, advanced to the front of the room following general chamber business, to discuss their proposal to develop a portion of the Gothic inspired Christ Church property on Northern Boulevard.

The team has been scheduling meetings with as many civic groups and organizations as possible to introduce their proposal and hear concerns. At those gatherings Rev. David Lowery, Pastor, Christ Church, is sometimes present providing a brief history of the property.

The church itself was founded in 1802 and built in 1803 on 2.5 acres bought for $24 from the Onderdonks. In 1928-29 pledges were made to construct a 24,000 square foot private parochial school that was begun in 1930. However, with the Wall Street crash of 1930 and the unexpected halt in population growth in Manhasset the building was never used for its original purpose. Additionally the Munsey Park School was built by WPA, removing the need for the school constructed at Christ Church. Built as it was for a school, the interior is composed of many classroom size rooms, and, Rev. Lowry said, at a meeting held with the developers and the Manhasset Press, the stress bearing walls are on the inside making remodeling difficult. Also, he said, the faltering economy in the 1930s prompted the use of shortcuts in construction and the building is now literally falling apart. In 1948 parishioners began pondering what to do with the building and now, 60 years later, Lowery is hopeful of a solution. Over time the building has been considered by the library board, town hall and many others, but always ultimately rejected.

For Christ Church the proposed development would optimize revenue, ensuring an endowment that will keep the church financially secure for future generations; and meet moral obligation to the community for land use. For the past 10 years, the church has been more aggressively pursuing the best solution: Cost of upkeep is prohibitive and not consistent with its mission; if engineering problems could be resolved, using the property for income generation presents tax-exempt status issues for the church.

The church quietly made a public offering, preferring housing, especially senior housing, and selected Puntillo and Soja for the job. The duo had recently developed Mill Pond in Port Washington and they knew there was demand for senior housing for of about 250 homes there, 30-40 were purchased by Manhasset residents. Lowry liked that they knew the neighborhood--Puntillo lived on colonial Parkway in Manhasset before moving to Sands Point and Soja's business is in Manhasset where he has been a resident for over 25 years and is a member of the Architectural Review Board in Plandome Heights.

Puntillo said there is no architectural significance to the building, and nothing historically significant happened there.

The application to the town was filed in December. There is a hearing scheduled on Tuesday, April 15 at 7 p.m. at Town Hall, 220 Plandome Road, Manhasset, to consider the petition of the Christ Church property to change zone from resident B to multiple dwelling with respect to 2.68 acres.

The plan is to build a low-rise condo complex consisting of one building, with no more than 61 total units, two bedrooms each, for 55 and older residents. The proposed building will be four stories and it was said will be within one foot of the height of the existing structure. Dormers will be "punched" into the top floor making it useable. The proposed design places the building in the center of the property, screening it from the surrounding neighbors. The building will be roughly shaped like an "L" and situated so the long side runs north/south along the cemetery with the short side running east/ west closer to George Street. Entrance and exit routs will remain the same, Northern Boulevard and George Street. Each unit will have two parking spaces, one above and one below ground. At the chamber meeting Puntillo said they do not intend to change the curb cuts on Northern or George Street and he stated the entrance to the underground parking would be off George Street. Answering questions he noted they have employed a software program to assure adequate space is allotted for turns and maneuvers necessary for fire fighting equipment and the plan is under review by the Manhasset-Lakeville Fire Department.

Traffic is a major concern and Bob Eschbacher, who conducted a study for the town's visioning project, is conducting the traffic study.

The location permits residents to walk to everything--grocery store, train, library, restaurants, movies, churches, parks and shopping. It will be a doorman, elevator building. The developers claim as active adult housing there will be no school impact. They also note adult housing creates less traffic than commercial/ retail uses and adds revenue for existing businesses.

An estimate of the tax revenue generation as presented in the proposal notes

Thee are 61 proposed condominium units at an estimated average sales price of $900,000. The approximate tax rate percentage based on market value is multiplied by 1.25 percent equaling $11,250. That amount multiplied by 61 dwellings units equals approximate total tax revenues of $686,250.

Current tax revenues generated by the property are $0. The proposal suggests the estimated distribution of 66 percent school/library ($452,295),

and 34 percent general/town ($232.325) for a total of $686,250.

Thus the property, currently off the tax rolls, with the development of The Heritage would become part of the tax base.

In conclusion, Puntillo said, "We are still getting calls from banks." That is not what the community wants, he said, just a back-up plan. "This proposal will unlock the value of the church and we are thankful we were selected." He commented construction was expected to take 18 months from start to finish. "This plan," Puntillo said, "has the lowest amount of total impact with the greatest benefit."

There is a cottage industry in town renting parking space to non-resident commuters. With each unit having two parking spaces and it was suggested that occupants be prohibited from renting out their space (s).

Norman Nemec lives on Onderdonk Avenue and said he is representing about a dozen families who are not against senior housing, however believe the proposed building should be scaled down to perhaps 35 units instead of 61, the height of the building should be lowered to two floors with parking below and the building should be placed closer to Northern Boulevard so as to be no closer to their homes than the present Parish House. Nemec also has a shadow analysis of a 48-foot high structure proposed on Northern Boulevard between Rugby Road an Plandome Road.

The firehouse is undergoing some construction so the monthly meeting of the Manhasset Chamber of Commerce was held at Citibank, 66 Bayview Avenue, on Tuesday, April 1.

As the organization is growing members briefly introduced themselves concluding with Chamber President Nancy Morris suggesting that each person think of what they could do for one person at the meeting and approach them with an idea.

Upcoming events are the popular Business Card Exchange and Networking Event on Wednesday, April 16 at Sovereign Bank (next to Staples) at 5:30 p.m. All were reminded to bring lots of business cards. Harvey Passes is scheduled to speak on how to promote your small business.

Last month Dr. Peter La Corte won the opportunity to present a 5-minute infomercial on his business at the next meeting. LaCorte, an optometrist who purchased Dr. Julius Kornberg's practice at 433 Plandome Road, explained the difference between an optician (eyeglasses), an optometrist (provides primary eye care) and ophthalmologist (surgeon). Dr. LaCorte is an optometrist.

Town of North Hempstead Councilman Fred Pollack and Councilwoman Maria Christina Poons were invited to keep members up on what's new in town. Poons informed the gathering that they were purchasing flowers for Plandome Road and had already purchased a truck to water the flowers. Councilman Pollack said the town had partnered with the school to get State funds for two crosswalks and were hopeful of the outcome. They will seek federal, state or county monies before considering using town funds, he said.

A Port Washington resident, Pollack recalled how a tiered parking garage near the Port train station used to evoke a negative response. However, he continued, you used to be able to secure a parking spot if you arrived by 7 or 7:30 a.m. Now, if you're lucky, you can grab one at 6:45 a.m. and sentiment for/against a parking garage is about 50/50. It would be built with revenue from the Port Washington Parking District and would be for Port residents, being built with parking district money. An engineer is conducting a study and a decision is expected by the end of he year. It is claimed the garage can be built in six to nine months although that creates problems for commuter parking during construction. Existing parking spaces could be freed up for shoppers, merchants and employees--a boon for local businesses.