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Bethel Homes seeks rezoning, proposes 75-unit independent-living expansion at Bethel Knolls
Summary
Bethel Homes representatives presented a conceptual plan to add about 75 independent-living units at Bethel Knolls, saying the project requires rezoning (proposed R-30), site-plan review, special permits and likely variances for setbacks and measured height because of steep slopes; the board recommended a site visit and planning-board review.
David Cooper, a partner at the law firm Bizer & Steinmetz, told the Greenburgh Town Board on Aug. 27 that Bethel Homes Inc. proposes an expansion of the Bethel Knolls continuing-care retirement community (CCRC) that would add roughly 70–75 independent-living units and fund enhanced amenities.
"We were before your board about a year ago... the site is a split zone site between the R-20 and the R-40," Cooper said, describing a petition that would rezone the property to R-30 and require a special permit and site-plan review before the town. He said some nonconformities (setbacks, story/height measurements) would likely require variance relief from the zoning board.
Patrick Michdorf, the project architect, walked members through a conceptual site plan showing a 60-foot elevation change from Grasslands Road, steep forested slopes that limit buildable area and design strategies to minimize visible scale toward the road while connecting the addition to the existing facility. Michdorf said the proposed light-green section would have a parking level and three built levels and that the team aims to keep rooflines consistent with the existing community.
Pete Baldwin, a strategic consultant, and Ernestacios Mercopoulos, identified as CEO of Bethel, said adding IL units improves financial sustainability by producing entrance-fee capital that can be reinvested into community amenities such as dining spaces, an auditorium and expanded wellness facilities. The presenters said current campus capacity is about 120 apartments and that expanding IL inventory would increase operating efficiency and help hold down monthly fees.
Town staff and board members raised questions about density, emergency-service impacts and resident outreach. The town planner said rezoning the entire campus to R-30 could be a reasonable compromise but warned the project will likely need variances for setbacks and certain unit-size or square-footage caps; the presenters agreed that the planning board and zoning board will need to review details. Cooper said the Fairview Fire District reviewed preliminary plans and did not raise an immediate capacity red flag but wants to review final designs for fire safety.
Presenters acknowledged resident communication has been limited while the design remains conceptual and committed to staged resident outreach and a resident committee during design phases. The board asked for and the team agreed to coordinate a site visit for board members and to present the concept to the planning board before any formal filing.
No formal approvals or votes took place on the project at the work session; the meeting closed with a motion to go into executive session on other matters.
