HomeMy WebLinkAbout4529RECEIVEo TOWN OF SOUTHOLD, NEW YORK °I�� Die -A a
APPLICATION FOR SPECIAL EXCEPTION a`/
On ELI 11997
Application No. �fSag, /-
Scut old Town Clark Date Filed:
TO THE ZONING BOARD OF APPEALS, SOUTHOLD, NEW YORK:
I (We), Casa Bianca Properties. r_,L•C 316 Front St. Green ort NY 11944
with an office at Resi ence, House No. and Street
am et, State, Zip Code, Tel ep one um er
hereby apply to THE ZONING BOARD OF APPEALS for a SPECIAL EXCEPTION in accordance with
the ZONING ORDINANCE, ARTICLE SECTION 100-31 SUBSECTION B (5)
Southold Town Code
for the below -described property for the following uses and purposes (and as shown on
the attached plan drawn to scale):
The 4 -bedroom residence will be used as a Retreat House for women
after discharge from the hospital after cancer surgery, and breast
cancer surgery, in particular. (Please see letter annexed hereto
as attachment A, which sets forth the project in greater detail.)
A. Statement of Ownership and Interest.
The property proposed for this project is
currently owned by Otto & Rosalie Zapf is(are) the owner(s) of
property known and referred to as Main Rd. Rte. 25 Orient NY
House No., Street, Hamlet
identitied on, the Suttolk.County lax Maps as Ulstrict IUUU, Section 013, Block 2,0 ,
Lot(s) 9 , which is not (is) on a subdivision Map (Filed ,
"Map of "�' " Filed Map No.
and has been approved, by the Southold Town Planning Board on September, 1985
as a [Minor] [Major] Subdivision).
The above-described property was acquired by the owner on
B. The applicant alleges that the approval of this exception would be in harmony with
the intent and purpose of said zoning ordinance and that the proposed use conforms to
the standards prescribed therefor in said ordinance and would not be detrimental to
property or persons in the neighborhood for the following reasons: The intended use
is residential in nature. Even at maximum usage, there will still 4
bedrooms occupied, as presently used by owners. The staff will not sleep
on premises, except for one overnight staffer. The guests will be driven
in, or picked up, thus reducincr vehicle density.
C. The property which is the subject of this application is zoned R80 and
[ x] is consistent with tt;e use(s) described in the Certificate of Occupancy being
furnished herewith.
[ ] is not consistent with the Certificate of Occupancy being furnished herewith
for the following reason(s):
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SUFFOU COUNTY DEPARTMENT OF HEALTH SERVICES
SINGLE FAMILY DWELLING ONLY
DM JP i 1 1WKS. REF. NO. g-SQ3f�
The sewage disposal and water•supply facilities for this
Iocatiolf have been inspected by this Department and/or
other agee�ncies and founq to be satisfactory.
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PLANNING BOARD MEMBERS
BENNETT ORLOWSKI, JR.
Chairman
WILLIAM J. CREMERS
KENNETH L. EDWARDS
GEORGE RITCHIE LATHAM, JR.
RICHARD G. WARD
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
TO: Gerard P. Goehringer
FROM: Bennett Orlowski, Jr., ChairmanA,
RE: Request for Planning Board Comments
Casa Bianca s
DATE: September 24, 1998
Town Hall, 53095 Main Road
P.O. Box 1179
Southold, New York 11971
Fax (516) 765-3136
Telephone (516) 765-1938
In response to your inquiry regarding the above project, the Planning
Board's last contact with Casa Bianca, ( Christine Anderson) , was on
November 18, 1997.
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J30A Z.D OF APPP.AIS
Sout6iold�rbiwi .Mall
53o95 Main Road
Soutli012__W 111971
765-18og ZDA tel.
765-go64 ZDA telefax.
MEMORANDUM
TO: Planning Board
FROM: Board of Appeals
DATE: September 22, 1998
SUB]: Preliminary Recommendations Planning/Zoning Projects
Re: Proposed Right -of -Warr and 280-A Access for fire Vehicles (Five
Building Lots) 1000-22-3-22. Our record shows that the Planning
Board had/has jurisdiction in this area. Please describe actions or
conditions relevant to this project. Thank you.
Re: Faith Reform Baptist Use — Existing Building at 1000-114-11-12.
This property is Zoned HB and contains existing building(s).
An Interpretation is being requested regarding Section 100-
91A(12), or alternatively a Special Exception under Article IX,
Section 100-91B for religious meeting activities.
Re: Laurel Links Golf Course and Sign Variance (On -Site), Laurel.
A Special Exception for Golf Activities has been filed. Variance for a
Ground Sign has been filed and is based upon a Notice of
Disapproval issued by the Building Inspector for this site.
Re: Mr. and Mrs. Ed Dart. Proposed Set-Off/Division at C.R. 48 and
3070 Peconic Lane, Peconic. 1000-74-3-15. Size of house lot is
substandard at 28,400+- sq. ft., and vacant land is proposed at
58,000+- s.f. Applicant proposes to retain same rear line as those
immediately north.
Re: Casa Bianca — Please confirm whether or not there has been any
activity within the last 12 months with your department for any
proposals. 112� )XdLt-0a'- 111f_1 D
Thank you.
PLANNING BOARD MEMBERS
BENNETT ORLOWSKI, JR. -
Chairman
WILLIAM J. CREMERS
KENNETH L. EDWARDS
GEORGE RITCHIE LATHAM, JR.
RICHARD G. WARD
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
TO: Zoning Board Office
FROM: Planning Board
RE: Request for comment
DATE: December 29, 1997
Appl. #4529 - Casa Bianca
N/s Main Road, Orient
SCTM# 1000-13-2-4
Town Hall, 53095 Main Road
P.O. BOX 1179
Southold, New York 11971
Fax (516) 765-3136
Telephone (516) 765-1938
U, 17F
DEC 3 0 j997
The Board does not have an application for this project. A pre -submission
conference took place some time ago in which the Board had concerns
regarding access to the site. The access at the time of the pre -submission
conference was a 2000 foot narrow dirt right- of -way.
K. ,
i1 1,-1 1e
APPEALS BOARD MEMBERS '
Gerard P. Goehringer, Chairman
James Dinizio, Jr.
Lydia A. Tortora
Lora S. Collins
George Horning
INTERNAL TOWN MEMO
Southold Town Hall
53095 Main Road
P.O. Box 1179
Southold, New York 11971
Fax (516) 765-1823
Telephone (516) 765-1809
TO: Planning Board
FROM: Board of Appeals
DATE: December 10, 1997
SUBJECT: Site Plan Reviews 1000-13-2-4 (Zapf & Casa Bianca)
Please coordinate comments regarding the recent site plan proposal
by Casa Bianca Properties Women's Retreat House at the above site.
At this time the ZBA awaits additional information and maps
regarding the site plan proposal.
Thank you.
JUDITH T. TERRY
TOWN CLERK
REGISTRAR OF VITAL STATISTICS
MARRIAGE OFFICER
RECORDS MANAGEMENT OFFICER
FREEDOM OF INFORMATION OFFICER
o��S�FFO��cOG
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OFFICE OF THE TOWN CLERK
TOWN OF SOUTHOLD
TO: Southold Town Zoning Board of Appeals
FROM: Judith T. Terry, Southold Town Clerk
Town Hall, 53095 Main Road
P.O. Box 1179
Southold, New York 11971
Fax (516) 765-1823
Telephone (516) 765-1800
DATED: December 1, 1997
RE: Zoning Appeal No. 4529 - Casa Bianca Properties, LLC
Transmitted herewith is Zoning
Appeal No.
4529 - CASA BIANCA
PROPERTIES LLC for a Special
Exception. Also included
is: letter
from Bianca dated November 5,
1997; copy of
a section of
the Zoning
Ordinance 100-31-(5); parcel
info; copy
of cover of
document
entitled "CASA BIANCA RETREAT AND
WELLNESS
CENTER,
BUSINESS PLAN FOR RETREAT AND WELLNESS CENTER TO BE
LOCATED IN THE NORTH FORK OF LONG ISLAND, NEW YORK.
November 5, 1997
Town of Southold Board of Appeals
P.O. Box 1179
Southold, N.Y. 11971
Att: Ms. Linda Kowalski
Re: Proposed Women's Retreat House
To be Located in Orient, New York
Dear Ms. Kowalski:
The purpose of this letter is to amplify and clarify the contents of the accompanying
application and to serve as a brief introduction to the project.
This office represents the purchaser, one of the parties to a sale and purchase of
property,. 'in Orient, New York. As captioned above, the purpose of the purchase ' is to
create a Retreat and wellness center for women recovering from breast cancer surgery, and
other types of cancer, as well. A determination is thus sought from'your Office, for relevant
issues as zoning and parking requirements, for a project such as that described below. This
zoning request is submitted with specific reference to Local Law No. 20-1996, Section 100-
31.
I. Property Identification
The subject property is located on Right of Way off Main Road, behind Zimmer
Farm, on the North side of Route 25, Orient, Town of Southold, New York. It is identified
on the tax map of Suffolk County as District 1000. Section 13, Block 02, Lot 004 and is
zoned as' R-80, Agricultural -Residential.
The following description is furnished, in order to present an idea of the proposed
activities, as well as to apswer some of the questions raised by this application.
316 Front Street, Greenport, New York, N.Y. 11944 Tel. (516) 477-0900 Fax. (516) 477-0955
Town of Southold Board of Appeals
November 5, 1997
Page 2
II. Business Description
A. Legal Structure:
(i) Casa Bianca Properties, LLC (Casa Bianca, the Facility, or the Retreat)
is an outgrowth of an existing non-profit 501(c)(3) corporation, The Eastern Long Island
Breast Cancer Resource Center, Inc. (the Center).
(ii) The Center, was formed in 1994, dedicated to providing the women of
Long Island's East End, including Shelter Island, with free information regarding breast
cancer, its detection, treatment and available support groups. In order to increase the
public's awareness of beast cancer issues, and the resources offered by the Center, the
Center has sponsored programs in local high schools, including Greenport High School and
the Shelter Island School District, on the subject, primarily of breast cancer, but also on
prostate and testicular cancers, as well.
The Retreat, captioned above, is an outgrowth of the Center's networking and
education mission. Briefly stated, the Retreat will provide a place for post-operative women
to come, upon discharge from a hospital, and be able to recuperate for an average 4 -day,
3 -night stay. (See below.)
B. Services and Potential Customers
Casa Bianca will offer support, education and psychological counseling services
to women, as well as massage, facial, special makeup techniques for chemotherapy hair loss,
and other therapies. The potential customers will primarily be women recovering from
breast cancer surgery, but other cancers, as well. Couples will be encouraged to visit, but
will not be housed in the main Retreat building, but rather, on the top floor of the wellness
center, which is not presently the subject of this letter, since it has yet to be constructed.
C. Location
Casa Bianca will be located in Orient, New York.
316 Front Street, Greenport, New York, N.Y. 11944 Tel. • (516) 477-0900 Fax: (516) 477-0955
Town of Southold Board of Appeals
November 5, 1997
Page 3
D. Mission Statement and Spa Summary
The Retreat and Wellness Center, as presently projected, will be to promote
wellness, by focusing on the following:
Psychological Counseling and breast health education
Weight Loss and Control
Scientific Nutrition
Nutritional Cooking
Scientific Wellness
Longevity
Stress Management
Optimal Health and Fitness
Exercise and Wellness for Recuperation from Surgery.
E. Retreat Program
The Retreat component of the Facility is the principal focus of the breast cancer
recovery mission. In this plan, women recovering from breast cancer surgery will be
referred to as Retreat guests. Guests will receive the complete care and attention of the
staff. While encouraging spouses for couples' weekends, the mission of Casa Bianca is to
provide a retreat for women. No effort will be spared to recruit only the most caring
professionals to staff a team to encourage the post-operative woman to reach optimum
recovery during her stay. The rooms will be calm, nurturing places. The meditation room
will be conducive to tranquility of the spirit and the expert touch of our therapists will
soothe and relax the body. Working together, the mind and body and spirit will begin,
continue and complete the mending process.
A licensed psychotherapist will conduct one on one counseling sessions with Retreat
guests. Three part-time nurses have also been recruited to serve on a 7 -day -week basis.
There will .be intensive breast cancer and breast health education offered, via videotapes,
the Internet and lectures by qualified staff members and doctors. Efforts will be made to
316 Front Street, Greenport, New York, N.Y. 11944 Tel. (516) 477-0900 Fax. (516) 477-0955
Town of Southold Board of Appeals
November 5, 1997
Page 4
integrate East End physicians and other health professionals in this project,and more
specifically from E.L.I. Hospital, in nearby Greenport.
Finally,educational videos demonstrating specialized clothing, prostheses and wigs
will be presented in an informal question and answer format.
III. Parking; Expansion and General Buffer Needs
With an occupancy rate of 8 Retreat guests, plus roughly 10 full and part-time staff
members, there would be thus be need for parking of 15 cars. Based on this projection, you
are asked to confirm that 3.2 acres will meet your requirement.
A copy of the survey for the subject property is annexed hereto, for.ease of reference.
Inasmuch as a determination of the issues raised above will be the condition, subject to
which the contract of sale and the acquisition of the property are based, an expedited
response will be greatly appreciated. The Facility is anxious to proceed, given its belief that
a great number of women are being placed at risk, as a result of early discharge policies in
effect in our hospitals today.
Please do not hesitate to contact the undersigned, should you have any questions, or
require any further information. My colleague, Robert S. Hughes, Esq., who is very kindly
assisting me with this aspect of the project, can be reached at (516) 477-2700.
Very trul y s,
Christine . Anderson
CCA/ml
Enc: Modified Business Plan
316 Front Street, Greenport, New York, N.Y. 11944 Tel. (516) 477-0900 Fax. (516) 477-0955
10041 2-25-97 10042 2-25-97
§ 100-31 ZONING § 100-31
§ 100-31 SOUTHOLD CODE § 100-31
(b) The total area occupied by all principal and
{
� [2] All such uses shall be served by adequate
accessory buildings shall not exceed twenty
; water and sewer systems approved by the
percent (20%) of the area of the lot.
Suffolk County Department of Health.
(c) Any school shall be a nonprofit organization
[3] Patients suffering from communicable
the meaning of the Internal Revenue Act
Iwithin diseases shall not be permitted in any
and shall be registered effectively thereunder as
i nursing home or sanatorium.
such.
(Communicable diseases are defined by the
Any py a lot with an area
(d) An such school shall occupy
Sanitary Code of the Public Health Council ..
of not less than five (5) acres plus one (1) acre
of the State of New York.)
for each twenty-five (25) pupils for which the
[4] Eight thousand (8,000) square feet of lot
building is designed.
area shall be provided for each patient bed.
(4) Nursery schools.
(6) Public utility rights-of-way as well as structures and
(5) [Amended 12-27-1994 by L.L. No. 30-1994;
other installations necessary to serve areas within
11-12-1996 by L.L. No. 20-19961 Philanthropic,
the town, subject to such conditions as the Board of
eleemosynary or religious institutions, health care,
Appeals may impose in order to protect and promote
continuing care and life facilities, but excluding
the health, safety, appearance and general welfare
facilities for the treatment of all types of drug
` of the community and the character of the
addiction, subject to the following requirements:
neighborhood in which the proposed structure is to
be constructed.
(a) No building or part thereof or any parking or
loading area shall be located within one
(7) Beach clubs, tennis clubs, country clubs, golf clubs,
hundred (100) feet of any street line nor within
public golf courses and annual membership clubs
fifty (50) feet of any lot line.
catering exclusively to members and their guests
and accessory playgrounds, beaches, swimming
(b) The total area covered by principal and
pools, tennis courts, recreational buildings and
accessory buildings shall not exceed twenty
' maintenance buildings, subject to the following
percent (20%) of the area of the lot.
requirements:
(c) The maximum height shall be thirty-five (35)
(a) No building or part thereof or any parking or
feet or two and one-half (21/2) stories.
loading area shall be located within one
(d) The entire lot, except areas occupied by
hundred (100) feet of any street line or within
buildings or parking or loading areas, shall be
fifty (50) feet of any lot line.
suitably landscaped and properly maintained.
(b) The total area covered by principal and _
(e) Any health care, continuing care or life care
accessory buildings shall not exceed twenty
facility shall meet the following standards:
percent (20%) of the area of the lot.
[1] All buildings shall be of fire -resistive
(Cont'd on page 10043)
construction.
10041 2-25-97 10042 2-25-97
Print Key Output
5716SS1 V3R7M0 961108 SOUTHOLD
Display Device . . . . .
User . . . . . . . . . . LINDAK
PL110-23 W5 TOWN OF SOUTHOLD
*INQ* PARCEL MASTER FILE INQUIRY
Address: 300 BITTERSWEET LANE
APN: 1000 104 2 4
SEL
TYPE
EFF DATE EXP DATE EXCPT
1.
PMT
9/17/83
2.
PMT
5/19/83
3.
PMT
10/30/78
4.
PMT
0/00/58
Selection:
Cmdl-Prev Screen
DESCRIPTION
BP# 12614 ADD DECK
BP# 12340 ALT FNDATION
BP# 100002 ADD N/D
BP# N/D
Cmd7-End Job
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10.40.39
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CASA BIANCA
RETREAT AND WELLNESS CENTER
BUSINESS PLAN FOR RETREAT AND WELLNESS CENTER TO BE LOCATED IN THE
NORTH FORK OF LONG ISLAND, NEW YORK
OCTOBER, 1997
Business Plan Copy Number �,,5 H
PLEASE CONTACT:
CHRISTINE C. ANDERSON, ESQ.
NYC: 227 Riverside Drive
New York, New York 10025
(212) 932-2900
LI: 316 Front Street
Greenport, New York 11944
(516) 477-0900
I. EXECUTIVE SUMMARY
The purpose of this business plan is to raise the money needed to create a post-operative
Retreat which provides a supportive environment for women recovering from breast cancer
surgery and for other guests recovering from cancer surgery, in general. The Retreat will be
called Casa Bianca. As proposed, Casa Bianca will be located in Orient, New York, which is
situated on the East End of Long Island's North Fork.
Casa Bianca will include an exclusive, upscale overnight Retreat and Wellness Facility,
capitalizing on its magnificent Sound front setting and tranquil atmosphere.
There is a demonstrated need for a retreat facility of this nature inasmuch as recent
developments in health management organizations have rendered post-operative stays in hospitals
an increasingly curtailed event. As a consequence, such early discharged persons are returning to
living situations in which they are without assistance and subjected to high-risk situations when
post-operative emergencies arise. Casa Bianca will provide the care and services needed by
recuperating guests, all under one roof Initial staff recruitment has been very successful in
locating professionals who are sensitive to the needs of breast cancer guests, and some of whom
are themselves survivors of this devastating disease.
Efforts will also be made to have women who are newly diagnosed with cancer to
visit Casa Bianca prior to surgery, in order to prepare them for the various lifestyle and
body changes resulting from such surgery.
Intensive research has been undertaken to define the precise mix of services
necessary to the breast cancer recovery mission, as well as the wellness center operation,
and to locate a facility which would promote the operation of both entities together, while
maintaining the privacy 'needs of the Retreat guests.
Casa Bianca is organized as a limited liability company (LLC). The capital required
is $1.850 million, to fund (a) the acquisition, construction and furnishing of a spa facility;
and (b) start-up expenses, including marketing, staff salaries and other operating expenses.
The founder's equity, together with the Small Business Administration (SBA) "504" loan
program will provide $1.40 million of this sum. The balance of $450,000 is being sought
from private sources, in the form of mezzanine capital.
This business plan indicates that Casa Bianca will break even after its first year and
that it will generate a pre-tax income of approximately $700,000 over its first three years.
Cash flow provides for very comfortable coverage of all debt service requirements.
This projection is conservatively based on capturing a relatively small share of the
"market" for Casa Bianca's unique services. i.e., based on Tri-State area breast cancer
statistics, approximately 8-10,000 women annually would be in need of Casa Bianca's care.
This plan is based on obtaining 3% share of this group in .the first year, increasing to 10%
by Year Three. This plan projects payment of 11% interest to be paid to investors, plus
50% of the net cash flow, until principal is paid back in full, with a total 20% return.
The income and expense projections are set forth in the 3 -year proformas and
supporting schedules, annexed hereto. Also annexed hereto as a separate document, is an
investment proposal, setting forth the ownership structure of membership units, and the
return on money invested.
The research performed by The National Small Business Development Research
Network and the authors of this business plan has revealed a number of factors which lead
to the conclusion that such a Retreat as we have projected, will be a success. These factors
are special to Long Island and include its high incidence of breast cancer and its relatively
high disposable income. The creation of Casa .Bianca, with the natural beauty of its site,
seclusion and breath -taking waterfront on the Long Island Sound will fill the existing void
for a facility in which wellness and recovery are key elements.
With the right balance of therapies: emotional, as well as physical, in combination
with privacy and trust, such post-operative women will come for recuperation, and return
for ongoing support and health care, making Casa Bianca a sought-after and financially
successful project.
-2-
II. BUSINESS DESCRIPTION
A. Legal Structure:
Casa Bianca is organized as a limited liability company (LLC).
B. Services and Potential Customers
Casa Bianca will offer psychological counseling, education and basic
spa services to women, including massage, exercise, other therapies and related
retail sales. The potential customers will primarily be women, recovering from
breast cancer and cancer surgeries.
C. Location
Casa Bianca will be located in Orient, New York.
D. Mission Statement and Wellness Summary
Casa Bianca, as presently projected, will serve to fill the following aims:
1. Casa Bianca will cater primarily to! guests from the Tri-State area, who are
recovering from cancer surgery, and more particularly, from breast cancer surgery, in a
nurturing and supportive environment (the Retreat Program). As further detailed, the
Retreat guests will enjoy total privacy in the Retreat House, since the overnight and day
guests will be catered to in a separate building on the property.
2. Casa Bianca will also serve as an exclusive Wellness Center and Retreat with
limited overnight capacity, by focusing on the following:
Weight Loss and Control
Scientific Nutrition
Nutritional Cooking
Scientific Wellness
Longevity
Stress Management
Optimal Health and Fitness
Exercise and Wellness for Recuperation from Surgery
3. Casa Bianca will cater to upscale fLong Islanders residing in Nassau and
Suffolk Counties, capitalizing on the favorable demographics of Long Island women who
have the inclination and the income to patronize the wellness center. In addition, summer
residents will be able to attend the facilities. Connecticut residents will also be able to visit,
since these visitors may merely come across on the ferry without their cars, if they wish, and
be picked up by the staff. As further detailed herein, Casa Bianca will offer basic
treatments, such as massage, facials, manicures and pedicures, as well as access .to the
meditation room, the beach, lunch and tea.
-3-
III. COMPANY HISTORY
The company is a newly formed entity, Casa Bianca Retreat and Wellness Center,
which is owned by Casa Bianca Properties, LLC, a limited liability company (the LLC).
The company is an outgrowth of the Eastern Long Island Breast Cancer Resource
Center, Inc. (the Center), an existing 501(c)(3) non-profit corporation. Formed in October
of 1994, the Resource Center has offered free education, materials, networking and hotline
information, primarily to Long Island women, and to New York City women, as well. In
addition, the Resource Center sponsors high school programs, and in the past has
partnered with the Avon Company, to offer educational videos and talks to the students,
on the topic of breast cancer, and on prostate and testicular cancers, as well. The Center
has also received the generous support of the New York Knicks, who have donated
autographed paraphernalia for raffle prizes at these presentations. -Programs. have been
presented in the local school districts and interviews on the topic of breast cancer have been
broadcast through local media.
The executive director and founder of the Resource Center is Christine C. Anderson,
who is also the founder and managing partner of Casa Bianca Properties, LLC. Ms.
Anderson is an attorney by profession, and a breast cancer survivor and activist, and will
devote full time efforts to running the Facility. Ms. Anderson's leadership of the Center has
been on a completely voluntary basis and she will continue to lead the Center in this new
undertaking. She will have completed Reike massage training, American Arthritis
Foundation Certification as an instructor in arthritis therapy classes, and all required safety
training, prior to the opening of the Facility.
Ms. Anderson's commitment to the fight against cancer led her to found the Center
in Greenport, Long Island, after observing the alarming statistics for breast cancer on Long
Island and the lack of an aggressive youth education program on the East ,End of the Island,
in particular. An analysis of the public education on the topic revealed that there was a lack
of early education for the youth of the area. Ms. Anderson immediately moved to fill that
voidby targeting the local school systems, and 'offering the school program described above.
That program for teens is immensely popular with the students. She also established a
telephone outreach for matching women with breast cancer concerns with other women who
have survived the disease, a program which has proven to be very popular and has formed
strong links between women in crisis.
There has been a steadily increasing need for a facility of this kind, in light of the
sharp cutbacks in the length of hospital stays. Of critical importance, also, is the fact that
women need the reassurance of other breast cancer survivors after surgery, which is often
invasive to the body and overwhelming to the spirit. Casa Bianca will serve to fill the
existing need for these services.
ME
IV. SERVICES AND PROGRAMS
Retreat Program
The Retreat component of the Facility is the principal focus of Casa Bianca's breast
cancer recovery mission. In this plan, women recovering from breast cancer surgery will be
referred to as Retreat guests. Guests will receive the complete care and attention of the
staff. In order to facilitate family involvement, there will be inclusion of spouses when
desired. Such couples will be housed in separate apartments on the upper floor of the
wellness center. Every effort will be made to recruit only the most caring professionals to
staff a team which enables post-operative guests to reach optimum recovery during their
stay. The rooms will be calm, nurturing places. The meditation room will be conducive
to tranquility of the spirit and the expert touch of the therapists will soothe and relax the
body. Working together, the mind and body and spirit will begin, continue and complete
the mending process.
Significant efforts will be made to encourage women to visit the Retreatrp for to
surgery, in order to prepare them mentally, to answer any open questions they may.have left
unanswered, and to give as clear a picture as -possible, of what to expect after surgery, in
terms of their body image and lifestyle concerns.
A licensed psychotherapist will conduct one-on-one counseling sessions with Retreat
guests. Three part-time registered nurses will also be available to serve on a 7 -day -week
basis. There will be intensive breast cancer and breast health education offered, via
videotapes and lectures by qualified staff members and doctors. Efforts will be made to
integrate East End physicians and other health professionals in this project, and more
specifically from E.L.I. Hospital, in nearby Greenport.
Additionally, educational videos demonstrating specialized clothing, prostheses and
wigs will be presented in an informal question and answer format. It is our intention to
create a comprehensive resource bank of information and education for our post-operative
guests. To this end, Casa Bianca will maintain a media center, with Internet access for
research purposes. This approach has been echoed by Dr. Lauren Schnaper, the new
director of breast evaluation and services at Greater Baltimore Medical Center. Dr.
Schnaper hopes to launch a complete range of related services, including an image
consultant for women having breast surgery, chemotherapy or radiation treatment and a
media center with Internet access for patients wanting up to -the minute information on their
disease and treatment options.
-5-
Finally, it is also our intention to create a "scholarship" program for women who
would not otherwise be able to afford the stay at Casa Bianca. Such women will be referred
to Casa Bianca directly, by their doctors or through our network of cancer support groups.
Upon review of their financial status and their need for assistance, the Retreat stay will be
provided by our scholarship program. The scholarship program will be established and
supported by the generous contributions of donors. Donors will sponsor the Retreat visit
of one or more guests, as provided for under several available scholarship plans.
Research performed by the staff of The National Small Business Development Center
Research Network and by the authors of this Business Plan has revealed that Casa Bianca
Retreat and Wellness Center will be the first of its kind, both nationally and internationally,
as well. It will focus on both recovery from cancer and living with cancer, in an all-inclusive
format, set in a supportive environment, within a beautiful secluded, spa setting.
W
d1�
JUN -26 -.'/1 :42 AM' 'ZENTUPY' 21 ALBERTSON
Fax:51f —477=2488.
.
5167655803
y
Jo 'f> "W1, 'l'1. 8
Fonm NO. 4
TOWN Of` SOUTHOLD
BUILDING DEPARTMENT
Office of tho Building Impactor
Town Hall
Southold, N.Y.
Y•.. Certificate OF Occupancy
No.. ? ,,". IA 2 U $i
Parc , , ,SopCetnb. ...
THfSCERI•IFIES that the•builditig „dh'E FAHILY DWCLLYNt; WIT11 DECK
... .......
Locntionot'Property ,K t�•ta Off Hoin Road o. Lunc, Nca York
Nouse%t!o .. .. •Street ' ' .. ...
, .. • 'Flamlet
'County'i'ox Nl'np No, Io0o Ser.tloft 13..... ,Block ..'oz..... , .....Lot .. 904
.Subdiyisiun , .. , . • , , , . , .. ,Filed ml P No. ... , . , ......... ,
• 'Lot No.
c;rnfnrrns suoStafitially to Ilse Application for Building Permit hetttof0te filed In this office dated
April` 20, 19U:3
pursuant to which Building Pennit No, ,I 2928, *. .. , ,
dated NOvCIt 2, 1 , 1984
• • . • • • • ....... was lsmmd, and confornis to aU of the r;gUircrti:rtts
ctf tlte.afal,ircable 1+rovisions of the law. 'f'Ito occtfpancy for which this cortificate is issued is ... , . , . , .
QNL FAMILY DWELLINC WITtt ATTACHED DECK
. . . . . .. I . . . . . . . . . . . . . . . . . . . . . . . . . , . .., . . . . . . . . . .
Tilc cgrtificatc is issrrt 1.1 to OTTO 2 AP.P .
!owner,-IEYcYv'J� rX)VIA k.
of the aforesaid building.
Suffulk County Ucpartme,st of Health Approval_ 1 3 -SO • 54
UNDERWRITERS CERTIFICAT5 NO. , . ...... N 2 308 82
..
PLUM ticHs� v1trt'rTV1CAT.rQN DATED: September 17, 1987
1ui1ding Inspector
P.02
I
I
The N.Y.S. Environmental Quality ReviewAct requires submission
of this form, and an environmental review will be made by this i)oard
before any action is taken.
SHORT ENVIRONMENTAL ASSESSMENT FORM
INSTRUCTIONS:
(a) In order to answer the questions in this short EAF it is assumed
that the prenarer will use currently available information concerning the
project and the likely impacts of the action. It is not expected that
additional studies, research or other investigations will be undertaken.
(b) If any question has been answered -Yes the project may be sig-
nificant and completed Environmental Assessment Form is necessary..
(c) If all questions have been answered No it is likely that the
project is not significant_ - - -
(d) Environmental Assessment
1. Will project -result in a large physical change
to the project site or physically alter more
than 10 acres of land? _Yes X NO
2. Will there be a major change to any unique or
unusual land form on the site? _Yes X No"
3.' Will project alter or have a large effect on
an existing body of water? Yes X No
4. � Will project have a potentially large -impact on
groundwater quality? Yes X No
5. Will project significantly effect drainage flow ,
on adjacent sites? Yes X No,
6. Will project affect any threatened or endangered
plant or animal species? _Yes X No',,
7. Will project result in a major adverse effect on
air quality? Yes X No
8. fTlll project have a major effect on visual char-
acter of the community or scenic views or vistas
known to be important to the community? Yes X No
9. Will project adversely impact any site or -struct-
ure of historic, pre -historic, or paleontological
importance or any site designated as a critical
environmental area by a local agency? yes X No
10. Will project have a major effect on existing or
future recreational opportunities? Yes X No
11. Will project result in major traffic problems or
cause a major effect to existing transportation
systems?
Yes X No
12. Will project regularly cause objectionable odors,
noise, glare, vibration, or electrical disturb-
ance as a result of the project's operation? Yes X No
13. Will project have any impact an public'health
or safety?
Yes XX -No
14. Will project affect the existing community by
directly causing a growth in permanent popula-
tion of more than 5 percent over a one-year Yes X No
period or have a major negative effect on the
character of the community or neighborhood?
15: Is there public ove
can ern' he
project:
10 ,Yes X No
Prepirer's Signatur
Representing:' Chri '.ne C. - Anderson
ZBA y/75 Dates d
Casa Bianca:Properties,
•
- QUESTIONNAIRE
FOR FILING WITH YOUR Z.B.A. APPLICATION
A. Please disclose the names of the owner(s) and any other
individuals (and entities) having a -financial interest in the
subject premises and a description of their interests:
(Separate'sheet may be attached.)
Otte Retia l i e 7a= f` 100.6 owners
B. Is the subject premises listed on the real estate market for
= sale or being shown to prospective buyers? (x'"} Yes
( } No. (If Yes, please attach copy of "conditions" of sale.)
C. Are there any proposals to change or alter land contours?
( } Yes kid No
D. 1. Are there any areas which contain wetland grasses? No
2. Are the wetland areas shown on the map submitted with
this application? No
3. Is the property bulkheaded between the wetlands area and
the upland building area? No
4. If your property contains wetlands or pond areas, have
you contacted the Office of the Town Trustees for its
determination of jurisdiction? N/A
E. Is there a depression or sloping elevation near the area of
proposed construction at or below five feet above mean sea
level? N/A (If not applicable, state "N.A.")
F. Are there any patios, concrete barriers, bulkheads or fences
which exist and are not shown on the survey map that you are
submitting? None if none exist, please state "none."
G. Do you have any construction taking place at this time
concerning your premises? .NQ— If yes, please submit a copy
of your building permit and map as approved by the Building
Department. If none, please state.
H. Do you or any co-owner also own other land close to this
parcel? No If yes, please explain where or submit copies
of deeds.
I. Please list present use or operations conducted at this
parcel None and
3/87, 10/901k
97-13 WETLANDS- § 97-13
TOWN -The ToWn of Southold...
TRUSTEES — The Board of -Trustees of the Town of
Southold; [Added 6-5-84 by L.L. No: 6-1984]
WETLANDS [Amended 8-26-76 by L.L. No. 2-1976; 3-26-
85 by L.L. No. 6-1985]:
A�r DAL WETLANDS:
(1) All lands generally covered or intermittently -cov-
ered with, or which border on, tidal waters, or lands
lying beneath tidal waters, which at mean low tide
are covered by tidal waters to a maximum depth of
five (5) feet, including but -not limited to banks,
bogs, salt marsh. swamps, meadows, flats or other
low lying lands subject to tidal action;
(2) All banks, bogs, meadows, flats and tidal marsh
subject to such tides and upon which grows or may
grow some or any of the following- salt hay, black
grass, saltworts, sea lavender, tall cordgrass, high
bush,- cattails, groundsell marshmallow and low
march cordgrass; and/or
(3) All land immediately adjacent to a tidal wetland as
defined in Subsection A(2) and lying. within seven-
ty-five (75) feet landward of the most landward
edge of such a tidal wetland.
B. FRESHWATER WETLANDS:
(1) "Freshwater wetlands" as defined in Article 24, Ti-
tle 1, § 24-0107, Subdivisions I(a) to I(d) inclusive,
of the Environmental Conservation Law of the State
of New York; and
.(2) All land immediately adjacent to a "freshwater wet-
land." as defined in Subsection 13(1) and lying with-
in seventy-five (75) feet landward of the most land-
ward edge of a "freshwater wetland."
9705 2-25-85
ADJOINING LANDOWNERS
To the West and to the South: SCTM# 1000-13-02-8.2
Christine Reese
855 Sunrise Highway
Lynbrook, NY 11563
To the East: SCTM# 1000-13-02-7.9n (Formerly Levy)
Julia Erlich and Denis Maksymowicz
1345 Demarest Road
Orient, NY 11957
To the North: Long Island Sound.
TOWN OF SOUTHOLD, NEW YORK
APPLICATION FOR SPECIAL EXCEPTION
TO THE ZONING BOARD OF APPEALS, SOUTHOLD, NEW YORK:
L1 G J.-,"A_r_t_. -4 t r .
/9 1/tea �. l �' e -r -A
�K
Application No. 'S�s�9. 1 -7 -
Date Filed: ,X/J
I (We), Casa Bianca PrQ.pertj_es, r�T � 316 Front St. Green�o_rt, NY 11944
with an office at Resi ence, House No. and Street)
Hann
am et, tate, Zip o e, e ep one um er
hereby apply to THE ZONING BOARD OF APPEALS for a SPECIAL EXCEPTION in accordance with
the ZONING ORDINANCE, ARTICLE SECTION 100-31 SUBSECTION B ( 5 )
Southold Town Code
for the below -described property for the following uses and purposes (and as shown on
the attached plan drawn to scale):
The 4 -bedroom residence will be used as a Retreat House for women
after discharge from the hospital after cancer surgery, and breast
cancer surgery, in particular. (Please see letter annexed hereto
as attachment A, which sets forth the project in greater detail.)
A. Statement of Ownership and Interest.
The property proposed for this project is ,
currently owned by Otto& Rosalie Zapf is(are) the owner(s) of
property known and referred to_as Main Rd. Rte. 25 Orient NY
House No., Street, Hamlet
identified on the Suffolk County Tax Maps as District 1000, Section 013 , Bloc 2.0 ,
Lot(s) i` 9.' which is not (is) on a subdivision Map (Filed
"Map of Filed Map No.
and has been approved by the Southold Town Planning Board on September, 1985
as a [Minor] [Major] Subdivision).
The above-described property was acquired by the owner on
B. The applicant alleges that the approval of this exception would be in harmony with
the intent and purpose of said zoning ordinance and that the proposed use conforms to
the standards prescribed therefor in said ordinance and would not be detrimental to
property or persons in the neighborhood for the following reasons: The intended use
is residential in nature. Even at maximum usage, there will still 4
bedrooms occupied, as presently used by owners. The staff will not sleep
on premises, except for one overnight staffer. The guests will be driven
in, or picked tip, thus reducll nq .vehicle density.
C. The property which is the subject of this application is zoned R 8 0 and
[ x] is consistent with the use(s) described in the Certificate of Occupancy being
furnished herewith.
[ ] is not consistent with the Certificate of Occupancy being furnished herewith
for the following reason(s):
ZB2 (rev. 2/6/86 ) Qualified in WNW Lounl
Commission Expires June 20,19.La
§ 100-31 ZONING § 100-31
(b) The total area occupied by all principal and
accessory buildings shall not exceed twenty
percent (20%) of the area of the lot.
(c) Any school shall be a nonprofit organization
within the meaning of the Internal Revenue Act
and shall be registered effectively thereunder as
such.
(d) Any such school shall occupy a lot with an area I
of not less than five (5) acres plus one (1) acre
for each twenty-five (25) pupils for which the
building is designed.
(4) Nursery schools:
(5) [Amended 12-27-1994 by L.L. No. 30-1994;
11-12-1996 by L.I. No. 20.19961 Philanthropic,
eleemosynary or religious institutions, health care,
continuing care and life facilities, but excluding
facilities for the treatment of all types of drug .
addiction, subject to the following requirements:
(a) No building or part thereof or any parking or
loading area shall be located within one j
hundred (100) feet of any street line nor within
fifty (50) feet of any lot line.
(b) The' total area covered by principal and j
Accessory buildings shall not exceed twenty
percent (20%) of the area of the lot.
{
(c) The maximum height shall be thirty-five (35)
feet or two and one-half (21/2) stories:
(d) The entire � lot, except areas occupied by i
buildings orparking or loading areas, shall be
suitably landscaped and properly maintained.
(e) Any health care, continuing care or life care
facility shall meet the following standards:
[1] All buildings shall be of fire -resistive
construction.
10041 2-25-97
100-31 SOUTHOLD CODE § 100-31
[2] All such uses shall be served by adequate
water and sewer. systems approved by the
Suffolk County Department of Health.
[3] Patients suffering from communicable
diseases shall not be permitted in any
nursing home : or sanatorium.
(Communicable diseases are defined by the
Sanitary Code of the Public Health Council''
of the State of New York.)
[4] Eight thousand (8,000) square feet of lot
area shall be provided for each patient bed,
(6) Public utility rights-of-way aiwell as structures and
other installations necessary to serve areas within
the town, subject to such conditions as the Board of
Appeals may impose. *in order to protect and promote
the health, safety, ' Appearance and general welfare .
of the community and the character of the
neighborhood in 'which the proposed structure is to
be constructed.:
(7) Beach clubs, tennis clubs, . country clubs, golf clubs,
public golf courses . and annual membership ; clubs
catering exclusively to members and , their guests
and accessory playgrounds, .beaches, swimming
pools, tennis courts, recreational -building's and
maintenance buildings, subject to " the following
requirements:
(a) No building or part thereof or any parking or
loading area shall be located within one
hundred (100) feet of any street line or within
fifty (50) feet of any lot line...
(b) The total, area covered by. principal and .
accessory buildings shall not exceed twenty
percent (20%) of the area of the lot.
(Cont'd on page 10043)
November 5, 1997
Town of Southold Board of Appeals
P.O. Box 1179
Southold, N.Y. 11971
Att: Ms. Linda Kowalski
Re: Proposed Women's Retreat House
To be Located in Orient, New York
Dear Ms. Kowalski:
The purpose of this letter is to amplify and clarify the contents of the accompanying
application and to serve as a brief introduction to the project.
This office represents the purchaser, one of the parties to a sale and purchase of
property, in Orient, New York. As captioned above, the purpose of the purchase is to
create a Retreat and wellness center for women recovering from breast cancer surgery, and
other types of cancer, as well.. A determination is thus sought from your Office, for relevant
issues as zoning and parking requirements, for a project such as that described below. This
zoning; request is submitted with specific reference to Local Law No. 20-1996, Section 100-
1. Property Identification
The subject property is located on Right of Way off Main Road, behind Zimmer
Farm, on the North side of Route 25, Orient, Town of Southold, New York. It is identified
on the tax map of Suffolk County as District 1000. Section 13, Block 02, Lot 004 and is
zoned as R-80, Agricultural -Residential.
The following description is furnished, in order to present an idea of the proposed
activities, as well as to ar..swer some of the questions raised by this application. .
316 Front Street, Greenport, New York N.Y. 11944 Tel. (516) 477-0900 Fax. (516) 477-0955
Town of Southold Board of Appeals
November 5, 1997
Page 2
II. Business Description
A. Legal Structure:
(i) Casa Bianca Properties, LLC (Casa Bianca, the Facility, or the Retreat)
is an outgrowth of an existing non-profit 501(c)(3) corporation, The Eastern Long Island
Breast Cancer Resource Center, Inc. (the Center).
(ii) The Center was formed in 1994, dedicated to providing the women of
Long Island's East End, including Shelter Island, with free information regarding breast
cancer, its detection, treatment and available support groups. In order to increase the
public's awareness of beast cancer issues, and the resources offered by the Center, the
Center has sponsored programs in local high schools, including Greenport High School and
the Shelter Island School District, on the subject, primarily of breast cancer, but also on
prostate and testicular cancers, as well.
The Retreat, captioned above, is an outgrowth of the Center's networking and
education mission. Briefly stated, the Retreat will provide a place for post-operative women
to come, upon discharge from a hospital, and be able to recuperate for an average 4 -day,
3 -night stay. (See below.)
B. Services and Potential Customers
Casa Bianca will offer support, education and psychological counseling services
to women, as well as massage, facial, special makeup techniques for chemotherapy hair loss,
and other therapies. The potential customers will primarily be women recovering from
breast cancer surgery, but other cancers; as well. Couples will be encouraged to visit, but'
will not be housed in the main Retreat building, but rather, on the top floor of the wellness
center, which is not presently the subject of this letter, since it has yet to be constructed.
C. Location
Casa Bianca will be located in Orient, New York.
316 Front Street, Greenport, New York, N.Y. 11944 Tel: (516) 477-0900 Fax. (516) '477--0955
Town of Southold Board of Appeals
November 5, 1997
Page 3
D. Mission Statement and Spa Summary
The Retreat and Wellness Center, as presently projected, will be to promote
wellness, by focusing on the following:
Psychological Counseling and breast health education
Weight Loss and Control
Scientific Nutrition
Nutritional Cooking
Scientific Wellness
Longevity
Stress Management
Optimal Health and Fitness
Exercise and Wellness for Recuperation from Surgery.
E. Retreat Program
The Retreat component of the Facility is the principal focus of the breast cancer
recovery mission. In this plan, women recovering from breast cancer surgery will be
referred to as Retreat guests. Guests will receive the complete care and attention of the
staff. While encouraging spouses for couples' weekends, the mission of Casa.Bianca is to
provide a retreat for women. No effort will be spared to, recruit only the most caring
professionals to staff -a team to encourage the. post-operative woman to reach optimum
recovery during her stay. The rooms will be calm, nurturing places. The meditation room
will be conducive to tranquility of the spirit and the expert touch of our therapists will
soothe and relax the body. Working together, the mind and body and spirit will begin,
continue and complete the mending process.
A licensed psychotherapist will conduct one on one counseling sessions with Retreat
guests. Three part-time nurses have also been recruited to serve on a 7 -day -week basis.
There will be intensive breast cancer and breast health education offered, via videotapes,
the Internet and lectures by qualified staff members and doctors. Efforts will be made to
316 Front Street, Greenport, New York N.Y. 11944 Tel: (516) 477-0900 Fax: (516) 477-0955 . .
Town of Southold Board of Appeals
November 5, 1997
Page 4
integrate East End physicians and other health professionals in this project,and more
specifically from E.L.I. Hospital, in nearby Greenport.
Finally,educational videos demonstrating specialized clothing, prostheses and wigs
will be presented in an informal question and answer format.
III. Parking,• Expansion and General Buffer Needs
With an occupancy rate of 8 Retreat guests, plus roughly 10 full and part-time staff
members, there would be thus, be need for parking of 15 cars. Based on this projection, you
are asked to confirm that 3.2 acres will meet your requirement.
A copy of the survey for the subject property is annexed hereto, for ease of reference.
Inasmuch as a determination of the issues raised above will be the condition, subject to
which the contract of sale and the acquisition of the property are based, an expedited
response will be greatly appreciated. The Facility is anxious to proceed, given its belief that
a great number of women are being placed at risk, as a result of early discharge policies.in
effect in our hospitals today.
Please do not hesitate to contact the undersigned, should you have any questions, or
require any further information. My colleague, Robert S. Hughes, Esq., who is very kindly
assisting me with this aspect of the project, can be reached at (516) 477-2700.
Very, trule.Anderson s
Christi
CCA/ml
Enc: Modified Business Plan
316 Front Street, Greenport, New York, N.Y. 11944 Tel: (516) 477-0900 Fax. (516) 477-0955
DO NOT COPY OR CIRCULATE
CASA BIANCA
RETREAT AND WELLNESS CENTER
BUSINESS PLAN FOR RETREAT AND WELLNESS CENTER TO BE LOCATED IN THE
NORTH FORK OF LONG ISLAND, NEW YORK
OCTOBER, 1997
Business Plan Copy Number cS H
PLEASE CONTACT:
CHRISTINE C. ANDERSON, ESQ.
NYC: 227 Riverside Drive
New York, New York 10025
(212) 932-2900
LI: 316 Front Street
Greenport, New York 11944
(516) 477-0900
I. EXECUTIVE SUMMARY
The purpose of this business plan is to raise the money needed to create a post-operative
Retreat which provides a supportive environment for women recovering from breast cancer
surgery and for other guests recovering from cancer surgery, in general. The Retreat will be
called Casa Bianca. As proposed, Casa Bianca will be located in Orient, New York, which is
situated on the East End of Long Island's North Fork.
Casa .Bianca will include an exclusive, upscale overnight Retreat and Wellness Facility,
capitalizing on its magnificent Sound front setting and tranquil atmosphere.
z
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K st.. l�y,e:
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k.
There is a demonstrated need for a retreat facility of this nature inasmuch as recent
developments in health management organizations have rendered post-operative stays in hospitals
an increasingly curtailed event. As a consequence, such early discharged persons ' are returning to
living situations in which they are without assistance and subjected to high-risk situations when
post-operative emergencies arise. Casa Bianca will provide the care and services needed by
recuperating vests, all under one roof. , Initial staff recruitment has been very successful in
locating professionals who are sensitive to the needs of breast cancer guests, and some of whom
are themselves survivors of this devastating disease.
Efforts will also be made to have women who are newly diagnosed with ' cancer to
visit Casa Bianca prior to surgery, in order to prepare them for the various lifestyle and
body changes resulting from such surgery.
Intensive research has ,been undertaken to define the precise mix of services
necessary to the breast ,cancer recovery mission, as well as the wellness center operation,
and to locate a facility which would promote the operation of both entities together, while
maintaining the privacy needs of the Retreat guests.
Casa Bianca is organized as= a limited liability company (LLC). The capital required
is $1.850 million, to fund (a) the acquisition, construction and furnishing of a spa facility;
and (b) start-up expenses, including marketing, staff salaries and other operating expenses.
The founder's equity, together with the Small Business Administration (SBA) "504" loan
program will provide $1.40 million of this sum. The balance of $450,000 is being sought.
from private sources, in the form of mezzanine capital.
This business plan indicates that Casa Bianca will break even after its first year and
that it will generate a pre-tax income of approximately $700,000 over its first three years.
Cash flow provides for very comfortable coverage of all debt service requirements.
This projection is conservatively based on capturing a relatively smallshare of the
"market" for Casa Bianca's unique services. i.e., based on Tri-State area breast cancer
statistics, approximately 8-10,000 women annually would be in need of Casa Bianca's care.
This plan is based on obtaining 3% share of this group in the first year, increasing to 10%
by Year Three. This plan projects .payment of 11% interest to be paid to investors, plus
50% of the net cash flow, until principal is paid back in full, with a total 20% return.
The income and expense projections are set forth in the 3 -year proformas and
supporting schedules, annexed hereto. Also annexed hereto as a separate document, is an
investment proposal, setting forth the ownership structure of membership units , and the
return on money invested.
The research performed by The National Small Business Development Research
Network and the authors of this business plan has revealed a number of factors which lead
to the conclusion that such a Retreat as we have projected, will be a success. These factors
are special to Long Island and include its high incidence of breast cancer and its relatively
high disposable income. The creation of Casa Bianca, with the natural beauty of its site,
seclusion and breath -taking waterfront on the Long Island Sound will fill the existing void
for a facility in which wellness and recovery are key elements.
With the right balance of therapies: emotional, as well as physical, in combination
with privacy and trust, such post-operative women will come for recuperation, and return
for ongoing support and health care, making Casa Bianca a sought-after and financially
successful project.
-2-
11. BUSINESS DESCRIPTION
A. Legal Structure:
Casa Bianca is organized as a limited liability company (LLC).
B. Services and Potential Customers
Casa Bianca will offer psychological counseling, education and basic
spa services to women, including massage, exercise, other therapies and related
retail sales. The potential customers will primarily be women, recovering from
breast cancer and cancer surgeries.
C. Location
Casa Bianca will be located in Orient, New York.
D. Mission Statement and Wellness Summary
Casa Bianca, as presently projected, will serve to fill the following aims:
1. Casa Bianca will cater primarily to guests from the Tri-State area, who are
recovering from cancer surgery, and more particularly, from breast cancer surgery, in a
nurturing and supportive environment (the Retreat Program). As further detailed, the
Retreat guests will enjoy total privacy in the Retreat House, since the overnight and day
guests will be catered to in a separate building on the property.
2. Casa Bianca will also serve as an exclusive Wellness Center and Retreat with
limited overnight capacity, by focusing on the following:
Weight Loss and Control
Scientific Nutrition
Nutritional Cooking
Scientific Wellness
Longevity
Stress Management
Optimal Health and Fitness
Exercise and Wellness for Recuperation from Surgery
3. Casa Bianca will cater to upscale Long Islanders residing in Nassau and
Suffolk Counties, capitalizing on the favorable demographics of Long Island women who
have the inclination and the income to patronize the wellness center. In addition, summer
residents will be able to attend the facilities. Connecticut residents will also be able to visit,
since these visitors may merely come across on the ferry without their cars, if they wish, and
be picked up by the staff. As further detailed herein, Casa Bianca will offer basic
treatments, such as massage, facials, manicures and pedicures, as well as access to the
meditation room, the beach, lunch and tea.
III. COMPANY HISTORY
The company is a newly formed entity, Casa Bianca Retreat and Wellness Center,
which is owned by Casa Bianca Properties, LLC, a limited liability company (the LLC).
The company is an outgrowth of the Eastern Long Island Breast Cancer Resource
Center, Inc. (the Center), an existing 501(c)(3) non-profit corporation. Formed in October
of 1994, the Resource Center has offered free education, materials, networking and hotline
information, primarily to Long Island women, and to New York City women, as well. In
addition, the Resource Center sponsors high school programs, and in the past has
partnered with the Avon Company, to offer educational videos and talks to the students,
on the topic of breast cancer, and on prostate and testicular cancers, as well. The Center
has also received the generous support of the New York Knicks, who have donated
autographed paraphernalia for raffle prizes at these presentations. Programs have been
presented in the local school districts and interviews on the topic of breast cancer have been
broadcast through local media.
The executive director and founder of the Resource Center is Christine C. Anderson,
who is also the founder and managing partner of Casa Bianca Properties, LLC. Ms.
Anderson is an attorney by profession, and a breast cancer survivor and activist, and will
devote full time efforts to running the Facility. Ms. Anderson's leadership of the Center has
been on a completely voluntary basis and she will continue to lead the Center in this new
undertaking. She will have completed Reike massage training, American Arthritis
Foundation Certification as an instructor in arthritis therapy classes, and all required safety
training, prior to the opening of the Facility.
Ms. Anderson's commitment to the fight against cancer led her to found the Center
in Greenport, Long Island, after observing the alarming statistics for breast cancer on Long
Island and the lack of an aggressive youth education program on the East End of the Island,
in particular. An analysis of the public education on the topic revealed that there was a lack
of early education for the youth of the area. Ms. Anderson immediately moved to fill that
void by targeting the local school systems, and offering the school program described above.
That program for teens is immensely popular with the students. She also established a
telephone outreach for matching women with breast cancer concerns with other women who
have survived the disease, a program which has proven to be very popular and has formed
strong links between women in crisis.
There has been a steadily increasing need for a facility of this kind, in light of the
sharp cutbacks in the length of hospital stays. Of. critical importance, also, is the fact that
women need the reassurance of other breast cancer survivors after surgery, which is often
invasive to the body and overwhelming to the spirit. Casa Bianca will serve to fill the
existing need for these services.
-4-
IV. SERVICES AND PROGRAMS
Retreat Program
The Retreat component of the Facility is the principal focus of Casa Bianca's breast
cancer recovery mission. In this plan, women recovering from breast cancer surgery will be
referred to as Retreat guests. Guests will receive the complete care and attention of the
staff. In order to facilitate family involvement, there will be inclusion of spouses when
desired. Such couples will be housed in separate apartments on the upper floor of the
wellness center. Every effort will be made to recruit only the most caring professionals to
staff a team which enables post-operative guests to reach optimum recovery during their
stay. The rooms will be calm, nurturing places. The meditation room will be conducive
to tranquility of the spirit and the expert touch of the therapists will soothe and relax the
body. Working together, the mind and body and spirit will begin, continue and complete
the mending process.
Significant efforts will be made to encourage women to visit the Retreatrp for to
surgery, in order to prepare them mentally, to answer any open questions they may have left
unanswered, and to give as clear a picture as possible, of what to expect after surgery, in
terms of their body image and lifestyle concerns.
A licensed psychotherapist will conduct one-on-one counseling sessions with Retreat
guests. Three part-time registered nurses will also be available to serve on a 7 -day -week
basis. There will be intensive breast cancer and breast health education offered, via
videotapes and lectures by qualified staff members and doctors. Efforts will be made to
integrate East End physicians and other health professionals in this project, and more
specifically from E.L.I. Hospital, in nearby Greenport.
Additionally, educational videos demonstrating specialized clothing, prostheses and
wigs will be presented in an informal question and answer format. It is our intention to
create a comprehensive resource bank of information and education for our post-operative
guests. To this end, Casa Bianca will maintain a media center, with Internet access for
research purposes. This approach has been echoed by Dr. Lauren Schnaper, the new
director of breast evaluation and services at Greater Baltimore Medical Center. Dr.
Schnaper hopes to launch a complete range of related services, including an image
consultant for women having breast surgery, chemotherapy or radiation treatment and a
media center with Internet access for patients wanting up to -the minute information on their
disease and treatment options.
-5-
Finally, it is also our intention to create a "scholarship" program for women who
would not otherwise be able to afford the stay at Casa Bianca. Such women will be referred
to Casa Bianca directly, by their doctors or through our network of cancer support groups.
Upon review of their financial status and their need for assistance, the Retreat stay will be
provided by our scholarship program. The scholarship program will be established and
supported by the generous contributions of donors. Donors will sponsor the Retreat visit
of one or more guests, as provided for under several available scholarship plans.
Research performed by the staff of The National Small Business Development Center
Research Network and by the authors of this Business Plan has revealed that Casa Bianca
Retreat and Wellness Center will be the first of its kind, both nationally and internationally,
as well. It will focus on both recovery from cancer and living with cancer, in an all-inclusive
format, set in a supportive environment, within a beautiful secluded, spa setting.
in
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okIENT
SUFFOLK COUNTY DEPARTMENT OF HEALTH SERVICES —
i..I. SINGLE FAMILY DWELLING ONLY
--- DATE
P Z 1 JQQTH.S. REF. N0.
The sewige disposal and suater•suppiy facilities for this
location have been inspected by this Department and/or
other arPncies and to
undto be satisfactory.
C: ief Bureau of Wastewater' Management
JUN -26 i 1 :42 AM'. '.CENTURY'21 ALBERTSON
5167653803
Jun W, `W 1*1 :18
0. C,3/0
..P. 02
• FORM NO. 4
TOWN OF SOUTHOLD
BUILDING DEPARTMENT
Office of tho Building Inipoctor
Town Hall
Southold. N.Y.
..CerfifiCate Of Occupancy
Date- -q? P
ri4f,s CERTIFIES that tile. b"Uild4ig ..q�.X..FAH.1.LY.PW8LL-1NG WITII DECK
... .. ...................
Locition ol, Property Off H-7 in Ro a d
............. .................. O. I'mric , Ncw York
House No ........
'County'I'013 ...... Block- . .*0.2 ........... Lot ...................
CA Hop No, 1000'suctJoll ...... 004
Subdlyisiotl ..... .............. ............Filed Mop No. ........ LqtNo.
conrbrins substantially to Ilic Application for Bulldl i; Permit heteofore Mcd In tins. office dated
A P r i 1' 20, VqU3
•...................tt¢ 12928 Z
No . ...................... .
1311rSu5n't to %yWch But
Havel, 2 1 1984
dated ...... ...... was isitmd, and conform; to aU or the rc-quimnivits
(if I lie applicable prov.isions or the iaw, Tito occupancy for whicli, this certificate is issued is ...........
ON.E E . . FA H ILY D W ELLINC wrT14 ATTACHED DECK
.......................................... .........
The wtificatc is issil4ki to OTTO ZAPS'
of the aforesaid building.
Suffulk Courity-vopartment cif Fieslill Approval ......1,3- G 0. 54 ........ .......
UNDERWRITERS-CERTIFICAT56 NO... , . I ...... N7308.8.2 .................
PLUMJ3CH3-`(*RR,r"rr1CAT.rON DATED September 17, 1987
C44
Building Inspector
The N.y.S•• Env=onmental Quality Review Act re?uires submission
Of this fora, and an environmental review will be lade Ly this ;,card
before any action is taken.
SHORT ENVIRONMENTAL ASSESSMENT FORM
INSTRUCTIONS:
(a) In order to answer the questions in this short EAF it is assumed ,
that the prenarer will use currently available information concerning the
Project and the likely -impacts of th
additional studies, research or oe action. It is not expected that -
ther'investigations will be undertaken.'
(b). " If any- question has been answered - yes the project' may be sig-
nificant and completed Eavironmental,Assessment Form is necessary.,
project)islnot si�estions have been answered No itis likely that the - -
- - gni-£icaat_. _
(d) Environmental ' "
. Assessment
:. :....... .. _. .. " . - - 'l. Will project • result izr a . . ......: ......... �., ....___ . - �- .. = ..._... •. .- .5 . , _
to the project site or physiccally,alter more
ge
than 10 acres -of land? Yes' % NO
2. Will there be a major change to any unique or .
unusual land form on the site? Yes % No'
3.. Will project alter or have a large effect on s
an fisting -body of water? _Yes • % No
4. Will- project have a potentially large•impact.on
groundwater quality?
Yes % No _
5. will project significantly effect drainage flow
an adjacent sites? Yes %No'
6. Will project affect any threatened or endangered
Plant or animal species? • Yes % No`
7. Will project result in a major adverse effect on
air quality? .
" Yes XYo ' •
8.. Till- project have a major effect on visual char-
acter of the community or scenic views or vistas `
known to be important to the cro,m•ni ty? Yes % No
9. Will project adversely impact.any site or struct-
ure of historic, pre -historic, Or paleantalogicaL
importance or any site designated as a critical
envirc xw=t > area by.a.local agency: Yes g No
10.- Will project have a major effect on existing or
future recreational opportunities? Yes % Na '
Il.. Will project result in major traffic problems or
cause a major effect to existing transportation
systems? -
__.yes g NO -
u• Will Project regularly cause objectionable odors,
noise, glare, vibration,. or.electrical disturb-
ance as a result -of the project's operation? Yes %
�o
13. Will project have any impact on public'health
or safety?
Yes X_NO
14. Will project affect the existing community by
directly causing a growth in permanent popula-
tion of more than 5 percent over a one-yeYesar
period Or have a major negative effect On the- XNc
character of the community or neighborhood?
Is there public can ern'e
project: -
YesXo
Prepareres Signatur
Representinq,c hr i- '"ne C. -Anderson
1
ZBa y/75 Date: 3 '
i��R�y.-.l�.l �nn,1 . prnnnri- i QG _ _
QUESTIONNAIRE
FOR FILING WITH YOUR Z.B.A. APPLICATION
A. Please disclose the, names of the owner (s) and any other
individuals (and entities) having a -financial interest in the
subject premises and a description of their interests:
(Separate' sheet may be attached.)
Otto R, Rosa 1 i P 7a12f ' 100% owners
B. Is the subject premises listed on the real estate market for
= sale or being shown to prospective buyers? {% } Yes
{ } No. (If Yes, please attach copy of "conditions" of sale.)
C.- Are, there any proposals to change or alter land contours?
{ } Yes 6D} No.
D. 1. Are there any areas which contain wetland grasses? No
2. Are thewetland areas shown on the map submitted with
this application? No
3. Is the property bulkheaded between the wetlands area and
the upland building area? No
4. If your property contains wetlands or pond areas, have
you contacted the Office of the Town Trustees for its
determination of jurisdiction? N/A
E. Is there a depression or sloping elevation near the area.'of
proposed construction at or below five feet above mean sea
level? N/A (If not applicable, state "N.A.")
F. Are there any patios, concrete barriers, bulkheads or fences
which exist and are not shown on the survey map that you are
submitting? None If none exist, please state "none."
G. Do you have any construction taking place at this time
concerning your premises? No If yes, -please submit a copy
of your building permit and map as approved by the Building
Department. If none, please state.
H. Do you or any co-owner also own other land close to this
parcel? No If yes, please explain where or submit copies
of deeds.
I. Please list present use or operations conducted at this
parcel None and
3/87, 10/901k
ADJOINING LANDOWNERS
To the West and to the South: SCTM# 1000-13-02-8.2
Christine Reese
855 Sunrise Highway
Lynbrook, NY 11563
To the East: SCTM# 1000-13-02-7.9n (Formerly Levy)
Julia Erlich and Denis Maksymowicz
1345 Demarest Road
Orient, NY 11957
To the North: Long Island Sound.
I
APPLALS BOARD MEMBERS
Gerard R Goehringer, Chairman
James Dinizio, Jr.
Lydia A. Toitora
Mrs. Christine C. Anderson
316 Front Street
Greenport, NY 11944
o� �1
GO Z
BOARD OF APPEALS
TOWN OF SOUTHOLD
November 26, 1997
Re: Appl . #4529 - Casa Bianca Prop. LLC / Zapf
Conversion to Health Care Facility
Dear Mrs. Anderson:
Southold Town Hall
53095 Main Road
P.O. Box 1179
Southold, New York 11971
Fax (516) 765-1823
Telephone (516) 765-1809
This will confirm our secretary's telephone conversation with
you today that Board Members have requested the following
information to complete the file:
a) Disclosure of the Limited Liability Company of the names
and addresses of the individuals involved, and relationship or
association with town employees (if any) .
b) Written consent from the property owner authorizing you
and the corporation to proceed with this application.
c) Sketch of a proposed "parking plan" which would show the
approximate number of spaces (number of spaces will be determined
by planning)
d) Six (6) prints of a floor plan showing dimensions of rooms
for all levels and the proposed' use of each room. (Any size -
reduction or full scale is acceptable.)
e) information you indicate was received from Bob Gertz,
Suffolk County Health Department in your submissions to their
agency for this occupancy.
f) information relative to the NYS Fire Construction Code (and
coordination with the Building Inspector to determine conformity) .
Once the above information is received, it is expected that the
Page 2 - November 1997
Re: Casa Bianca/Zapf
To: Mrs. Christine C. Anderson
Board would calendar the application for a public hearing to be held
on January 22, 1998.
Thank you.
Very t ours
GERARD P. GOEHRINGER
CHAIRMAN
CL= Pl-anniRg 60/9 -A -L OFr1Ct
..................................................................... .... TRANSMISSION RESULT REPORT ....................(DEC 01 '97 11:28AM)..................
SO( ,LD TOWN HALL 516 765 1823
................... :......................................................................... .................................................... ................................. (AUTO) .....................
DATE START REMOTE TERMINAL TIME RE- MODE TOTAL -PERSONAL LABEL FILE
TIME IDENTIFICATION SULTS PAGES NO.
DEC 01 11:27RM 4770955 00'59" "OK S 02 007
........................................................................................................................................................................................................................
E)ECM >)REDUCTION S)STANDARD M)MEMORY C)CONFIDENTIAL #)BATCH
D)DETAIL $)TRANSFER
F)FINE P)POLLING
PLANNING BOARD MEMBERS
BENNETT ORLOWSKI, JR.
Chairman
WILLIAM J. CREMERS
KENNETH L. EDWARDS
GEORGE RITCHIE LATHAM, JR.
RICHARD G. WARD
November 18, 1997
Christine C. Anderson
316 Front Street
Greenport, NY 11944
RE: Retreat House
Main Road, Orient
SCTM# 1000-13-2-4
Dear Ms. Anderson,
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
Town Hall, 53095 Main Road
P.O. BOX 1179
Southold, New York 11971
Fax (516) 765-3136
Telephone (516) 765-1938
The Planning Board has received your letter of November 3, 1997,
requesting a waiver of site plan for the above referenced property.
The Board cannot proceed with the waiver request until after the Board
of Appeals rules of your Special Exception request. However, we will
keep your waiver request of file pending the Zoning Board's action.
If you have any questions, or require additional information, please
contact this office.
rer
e t 4kassner
Site Plan Reviewer
cc: Gerard P. Goehringer, Chairman, Zoning Board
Edward Forrester, Director of Code Enforcement
Gary Fish, Building Inspector