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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): • °I 1 /did --/.? /—v f TOWN OF SOUTHOLD koicONERTY RECORD CARD OWNER 5l'REETr 15- VILLAGE DIST. SUB. LOT f Ica r� l' t �,u i= ' Yt1 cr.i w V Q or_d e �' �' ` . I'e' FORMER OWNER N E ACR. y / S W TYPE OF BUILDING ZES. SEAS, VL. FARM COMM. CB. MISC. Mkt. Value LAND IMP. TOTAL DATE REMARKS r i/ —� I °�I °"' °/� �sY —2 k' l� l5 ` f?n_ t . ;az 't� o } rl lC;zyxr�v- c �wv0 -- waf "t`c_'� 0 / - CJ/ AGE BUILDING CONDITION NEW NORMAL BELOW ABOVE FARI)t Acre Value Per Value Acre �' ('illy ie t --- -illable 2 "------ --- 'illable 3__— Voodland/90_®� 5� C7C� c�2v� e 31 mak:. wompland FRONTAGE ON WATER rushland FRONTAGE ON ROAD louse Plot DEPTH lye otaI DOCK t �`N t ,5 ��h ,�. ,, ; .. �� . ��JI� , , ■■■■■. ■ ■■■ .■.....EEE ■■a■■■ ■ ■ C::� ■■■■EiE " 0 .. AT ' I f I I 4 44: ....ECS..■■ ■E�■■ ■■��//■ ■E■ .■ C..�....... ,■ ■■■■ ::::::: E■C :��� EE � EE �i�e�i �■rnri Porch Porch Dormer Garage aob 2 6 _ C 1 ° J MAP �(= _}>'<:,�f':_i T\ _..... - A 1 0 MAI= 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. 7�rnC - iai- -l � --x ?,F.. C+riee f�l Bureau of Wastewate Management 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. 4L-f� LA� � j O�_IC1' 0-T 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 o .c y a 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 Page 1 11/14/97 10:40:42 11/14/97 10.40.39 TEXT? Y Y Y Y A 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 �,,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 ,� }� s•.io � .:.y. `�� K st.. l�y,e: s a � %siY +fs �j��� 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 �J ,20 - ,y �C\j 00 C' ��� y .a to_)7 -i 2p6, /0" � 1 o• rap of 0 'ti -tel" vrELL /Q J9�6 `�----- gr,,� f \ J a / �Z' 10 `D a 5 MAP OT FO , L� P1 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