PB Minutes 10-30-07

Minutes

Work Session of the Planning Board

Village/Town of Mount Kisco

Tuesday, October 30, 2007

Meeting called to order at 7:50 pm, Tuesday, October 30, 2007, at the Municipal Building Mount Kisco, New York.

Members Present: Chairman Joseph Cosentino

Vice Chairman Anthony Sturniolo

Stanley Bernstein

Sol Gibbons

Ralph Vigliotti

Members Absent: Doug Hertz

Joseph Morreale

Staff Present: Nanette Bourne

Anthony Oliveri

Whitney Singleton

Final Action:

134 Main Street

PB2007-06

Present: Isidoro Albanese, Owner

Clifford Munz, Munz Associates

Nanette Bourne: This resolution was drafted for your last meeting, and subsequent to that there was a meeting on site with the applicant, Jim Palmer and Austin. Several modifications were made to the proposed project off-site. I think it would be a good idea for the applicant to show you what those things are. I think they are beneficial changes to the Village. As a result of that, the Village Board acknowledged those changes and I think that should be reflected as: Whereas on October 22, the Village Board reviewed the proposed improvements to the Village property and concurred with the proposed improvements shown on this latest site plan. I recommend that the applicant deal with those changes.

Chairman Cosentino: There is no basement?

Isidoro Albanese: Right. No basement.

Ralph Vigliotti: Can we get that on record? We've had a problem in the past about that question. I want to make sure it's on the record. Chairman Cosentino questioned whether or not there is a basement for that. I didn't see it on the site plan. Your answer is?

Isidoro Albanese: No basement.

Ralph Vigliotti: No basement.

Vice Chairman Sturniolo: There is no basement.

Chairman Cosentino: And there will not be a basement.

Nanette Bourne: If you have the previous plan, show it to them so they can see the difference. Some of the changes that were made were part of the discussion that you had at your last meeting involving the removal of spaces.

Clifford Munz: For the purpose of illustration, what we did when we agreed with Mr. Palmer was that we would take that work, which took place outside of the property line, and we bolded them up in such a way that it was easily readable from here to here. The first and most obvious is that what you see in the bolded fashion here would be the parking spaces. In each case it says see Special Note Number 1. Special Note Number 1 is saying that all work outside the property line is subject to the Village Board for their approval. We had done so and submitted this as well. The repaving has been bolded up, and any new striping. In here we've come to an agreement and a consensus that we were going to make a link between this right-of-way that takes you from the theatre back to Blakeby. Actually we are going to pave some connections in between and connect our sidewalk between the trees and connect to here so that ends up opening up and now you can go back and forth.

Vice Chairman Sturniolo: When you say we came to an agreement and a consensus, who is the “we?”

Clifford Munz: Myself, Nannette, Mr. Palmer, Mr. Albanese, and Austin. Those were the attendees at the meeting.

Ralph Vigliotti: So by creating these walkways are you indicating that the parking will be available for the residents after hours?

Isidoro Albanese: The way Austin wanted it was if we're trying to connect the two we don't want people going through the shrubbery to get into here. And the same thing if somebody is coming from back here and they want to come here to their parking spaces.

Ralph Vigliotti: So the businesses that are moving into the site cease operation at 6, 7, 8:00 at night, is the parking lot going to be available? Will it be opened or chained off?

Isidoro Albanese: It will be opened.

Nanette Bourne: There was a lengthily conversation between the applicant and with Jim Palmer, and it was very clear that Jim Palmer is going to be meeting with them so that this parking lot can become part of Blakeby. That is a more detailed discussion. It was agreed that when they came back to do these improvements that that discussion would continue.

Chairman Cosentino: Whitney, on our standard restrictions, as far as on-site and off-site parking, this would be restricted to only on-site parking for the business alone?

Whitney Singleton: We need to put in a provision like we did on other sites that limits the parking from this site to on-site uses and prohibits off-site parking for this site. Just to prevent the renting phases that go on.

Chairman Cosentino: The only people who can park on the property are the people you are going to be renting to.

Isidoro Albanese: Yes.

Chairman Cosentino: That will be part of the resolution. Do you know what is going in here?

Vice Chairman Sturniolo: The Vitamin Shoppe, you mentioned?

Isidoro Albanese: No the Vitamin Shoppe is not going in there. Cingulair, which is A T & T.

Chairman Cosentino: They're going to take it all?

Isidoro Albanese: Probably about ninety percent, we're not sure.

Chairman Cosentino: What are you going to do with the other ten?

Isidoro Albanese: We're not fully positive yet.

Chairman Cosentino: The part of the resolution should say no food of any kind will be served.

Isidoro Albanese: I don't think we had that.

Chairman Cosentino: You can't have food there.

Vice Chairman Sturniolo: Cingulair doesn't serve food.

Isidoro Albanese: No, but if we could get a tenant to go in there; I don't think that was part of the resolution.

Clifford Munz: We were more interested in generating soft trash. We would have no dumpster, but there was no reason you couldn't serve incidentals.

Isidoro Albanese: It was for the dumpster and we moved the dumpster over.

Chairman Cosentino: We specifically said no deli, no restaurant. It's in the minutes.

Isidoro Albanese: I think it was mentioned at one of the meetings but it was never -

Vice Chairman Sturniolo: We'll incorporate it in the resolution tonight for you.

Isidoro Albanese: I don't think that's correct. I know we talked about it.

Vice Chairman Sturniolo: With limited access, just one way in and one way out, and the proximity with the dumpster in the back, common sense would say -

Clifford Munz: Our discussion was the purpose of the trash area being cans and whatnot in an enclosure not to be a dumpster. The potential was for this restaurant, if they wanted to have outdoor dining, that our trash would not generate any negative impact. The potential that they did so agreed on no dumpster and simply have trash cans with the doors in front.

Isidoro Albanese: And it used to be here so we moved it over so it wouldn't be close to the cars.

Chairman Cosentino: This whole thing was predicated on a statement made by you, Mr. Albanese; that you were not going to have any restaurant or deli there. If you want me to take the minutes out, I will.

Isidoro Albanese: I didn't read that. What we said there was, as long as it meets the parking requirements. As far as a restaurant, we're talking about seats. If we put a restaurant in there and they want to put in thirty seats, you're not going to let me do it anyway because there is not enough parking for it. But say if it was say, a café, which had no seats; like a coffee place that you're going in and out of to get coffee. Then, it's part of retail because it doesn't have seats. You can have up to six seats if I'm correct.

Vice Chairman Sturniolo: We never would have moved this along with what you just said in mind, specifically because of the limited ingress and egress of the site. That was never part of the discussion. If you want it to be part of the discussion, then what I think we need to do is talk about a second ingress and egress on the site and take away some of the parking spaces and shrink the size of your building to accommodate the loss of parking spaces. Or, we go the route as the chairman said, put it in the resolution that there will not be any food at all.

Isidoro Albanese: The main reason for your saying no food was because you were saying there was going to be smells in here.

Chairman Cosentino: No, you said it.

Isidoro Albanese: Okay. But it could be a cheese shop; a lot of different things, a lot of retail that has and can sell food. If we go across the street, any of the places across the street where I am; an ice cream place was set up across the street that has no parking in a CV2 that has no on-site parking at all; people have to park in our lots. I don't think there is any other place in Mount Kisco that really has a restriction like this. Especially that we have our own parking and as long as we meet your parking requirements, I don't think it's really fair for us to say you can't have any food at all. I really don't want food. I don't think that I'm going to be putting my own business in here because that's already failed as far as my thoughts. We did move this to this place here because of the smell. I think you're putting this on me, and I really don't know the reason. You can go across the street to the deli or next door and they can open an ice cream place.

Vice Chairman Sturniolo: Do you want to give them a chance and think this over and take the next applicant?

Chairman Cosentino: I would say. Our thoughts were no food - through this whole process.

Vice Chairman Sturniolo: Why don't you think about this for a few moments in quietness, and we'll take the next applicant.

Isidoro Albanese: Even if I was giving this whole place to A T & T and they take the whole place, in ten or fifteen years from now, there is a restriction on this where there is no food.

Clifford Munz: Would you like to see the other pieces that we had discussed?

Vice Chairman Sturniolo: I think this is an important issue from your point of view, and I think both of you really need to think this through. I strongly urge you to go outside, talk about it, we'll take the next applicant, and then you come back.

Isidoro Albanese: We can do that.

Clifford Munz: Could I look at the old minutes in some fashion in the last couple of months?

Vice Chairman Sturniolo: You can solve it yourselves. You want to get an approval tonight.

SEQR Review:

Westchester Residence and Club

Kisco Avenue

PB2006-19

Nanette Bourne: Mr. Chairman, all you need to do is acknowledge that the document has been distributed and is being reviewed and a comment letter on completeness will be provided.

Chairman Cosentino: We do have a document, and is has been reviewed, this is to accept that it has been distributed and is being reviewed, and a comment letter on completeness will be provided at our November 13 meeting.

Conceptual Application

Northern Westchester Hospital Center

400 Main Street

PB2003-02C

Present:

Steven Barshov, Sive, Paget & Riesel, PC

Anthony J. Monteleone, Monteleone & Monteleone

Steven R. Doherty, AIA, The SLAM Collaborative

Robert J. Buckley, Turner Construction Company

Scott W. Blakely, Insite Engineering

John Partenza, Senior Vice President Northern Westchester Hospital Center

Chairman Cosentino: This is a conceptual for the proposed Emergency Room addition. We have in our packets some letters here I'm sure we read.

Vice Chairman Sturniolo: We received the fax letter today that deletes that paragraph on Page 3. But that letter is dated October 5. The letter prior to this is dated October 5 that has the paragraph in it, so now we have two letters stating two different things with the same date and a host of people who are cc'd on it. What I was hoping to see on the new letter was a simple explanation on the first paragraph as to why the letter was being re-written; the fact that the letter supersedes the previous letter, and then basically anybody who reads that will say this letter is the one that counts.

Steven Barshov: Mr. Sturniolo, you can take the last letter that you received and have that be the one that counts. You can throw away the other one.

Vice Chairman Sturniolo: What I am concerned with is the cc list of people.

Steven Barshov: We're trying to work with you on the text of these letters.

Vice Chairman Sturniolo: But it's simple.

Steven Barshov: Nobody is saying whether it's simple or not. What has been happening is that we had a combined letter; we then split it into two pieces at the request of the Planning Board. We then revised the language at the request of the Planning Board on multiple occasions. To be quite honest with you, I thought that all of the letters were accurate, were not doing anything to present any problems to anybody, but we are happy to revise the language any way you want.

Anthony Monteleone: The hospital had written a letter to clarify this, and it's signed by John Partenza, Senior Vice President to Chairman Cosentino and the Planning Board members: Northern Westchester Hospital Center hereby affirms and acknowledges that the above referenced letter, a letter of October 5, 2007, will be replaced by a supplemental letter which will have the second to last paragraph deleted. The hospital will proceed based on this supplemental letter.

Vice Chairman Sturniolo: Which is coming?

John Partenza: I will say we will send you a revised letter.

Anthony Monteleone: We thought that revised letter was going to be here tonight; we didn't realize the format of what was there.

Steven Barshov: That was all that was able to be done. If the letter in its language is agreeable to you, aside from putting forth some description about how it replaces prior letters, to me that's the most important thing. So if you're satisfied with the text of the letter itself, we'll be happy to clarify in a submission that this supercedes everything else.

Vice Chairman Sturniolo: I'm not being difficult but I'm looking for the simplicity, clarification; and instead of having a stack of documents we have like this we have just one letter.

Steven Barshov: The simplicity and clarification, Tony, is simply this: this letter withdraws the prior applications. There is only one sentence that needs to be in any of these letters. We withdraw the application.

Vice Chairman Sturniolo: Agreed.

Steven Barshov: At your request we laid out the history, we did all of these things. So, now if you want us to turn around and put in more history that we're not superceding the other letters to make sure that this is the way you want it, we'll be happy to say that too. We're only trying to address what your concern was.

Vice Chairman Sturniolo: This letter that you just looked at - should that letter have the same cc distribution list as the other letter prior to?

Whitney Singleton: It's acknowledging that they are going to undertake something in the future, and when they undertake it I assume they will have the same distribution list.

Vice Chairman Sturniolo: But should that distribution list be on this letter now?

Whitney Singleton: I think they represented to you here at the board that the minutes will properly reflect that.

John Partenza: I will go on record to say it will be the same.

Anthony Monteleone: It will be distributed to all those parties.

Vice Chairman Sturniolo: When do you think that one is going to come out?

Steven Barshov: Tomorrow. We withdraw the other applications. Now we're here to go forward on the Emergency Room. Basically what we're here to outline for you tonight, I think Chair has seen, Tony has seen, not everybody has seen the basic proposal in its most simplistic overview. It's the Emergency Department. It is the loop road, and there are changes to the site in order to make that happen; the demolition of the old medical office building and most importantly the proposal in a Phase II for a south parking garage. That would take care of the parking issues for the hospital for as long as anybody could possibly foresee. So those are the key elements to what we have. I want to emphasize - because this seems to be a recurring issue - I want to emphasize right up front this is what the hospital has in mind for its expansion in every way shape or form. However, you're going to see applications periodically from the Hospital to do a variety of other things at the site, like the oxygen tanks or the other issues. We've been asked to put some of those matters that we consider to be completely separate from the Emergency Room and roll them into these applications. So I just want to say up front, if you see something coming down the pike from the hospital; an interior demolition application or something else, the Hospital is an ongoing institution that has needs and things that happen over time. They are not this, and please don't make us come to you and re-affirm continually that this is part of some big plan.

Ralph Vigliotti: We may ask you anyway.

Steven Barshov: You can ask me anyway, we'll be happy to answer. But what I'm trying to say to you is understand that that is going to happen so that you don't think we're coming in and blindsiding you.

Vice Chairman Sturniolo: One way to address that simply would be just to send a very simple short communication each time one of these events takes place.

John Partenza: Happy to do so. We will send it to the Planning Board's attention. If there is any doubt, I will encourage a call. If anyone harbors doubt, please call.

Steven Barshov: With that, what we'd like to do if it's okay with you is just lay out the plans and go through them with you in a conceptual way. Does that work?

Steven Doherty: Basically what is being proposed is, in addition to the existing building, it is basically a partial basement and a two story addition. The first floor houses the Emergency Room; the second floor is shelved space for future clinical functions that have not been identified yet. The basement is partial mechanical space; basically electrical components, medical gas compressors, vacuum pumps, that type of thing serving the Emergency Department in what will be the floor above. That's the primary addition. It goes basically right up against the existing Wallace Pavilion, taking the walk-in emergency entrance and the ambulance entrance and re-locating those to the new building. One of the other components was the creation of the loop road that provides access around the entire building, and the last piece will be a proposed generator building. Basically there are two generators that service the existing hospital right now; those are at capacity without additional capacity to pick up the addition, knowing that we need to put in a separate generator for the addition. What we're proposing is to build an enclosure that size to accommodate the three generators needed for the entire facility. Put one in now, serving the addition with space to put in the two additional ones when those, the existing ones, need to be replaced. The vacant space within the existing building by relocating those generators will allow the hospital to upgrade other mechanical functions and other physical plant functions within the building. What we'd like to do is walk through the proposed phasing of the project and the site logistics of how we would construct this.

Chairman Cosentino: On the north parking lot, when would Phase II come into effect?

John Partenza: I think we would like to have an open dialogue on that. I would like to propose that when we seek approval to occupy the second floor that we deal with the parking and the size of the garage at that point in time.

Chairman Cosentino: For economic reasons, is there any reason why you shouldn't go three floors down instead of coming back?

John Partenza: No, because we see no other room on top of the ER.

Again, we haven't figured out what it's going to be, but its spaces that adjoin the OR's, and if you ever have a Cath lab that's where you want to have it. You can bring patients right up from the ER into that area that adjoins the OR.

Ralph Vigliotti: Can you point out the existing road to the Emergency Room?

Steven Doherty: Yes. This is basically where you come in the main entrance to the hospital. You loop around, this is the main entrance to the Wallace Pavilion, and this loops around; this is the island basically dividing the existing parking lot from the Emergency Room parking lot.

Chairman Cosentino: I don't think you are going to generate a lot more traffic just with the Emergency Room than you would if you came in here for another fifty beds or something like that.

John Partenza: Our ER will grow in volume regardless of whether we build it. We will just treat people in a bigger space and better space.

Chairman Cosentino: I've gone in there with a patient and the halls were filled with patients and parking was available.

John Partenza: We don't anticipate people coming here because of a new ER. They are going to go to the closest ER; they are going to go where the EMT's bring them. I think we believe as an organization we won't need it. In fact, you will see in our plans where we are making accommodations for the future garage in this phase.

Steven Barshov: The Phase II responds to the Planning Board's concern articulated on a couple of occasions that; A, there is a perceived deficiency in parking now; B, that there is going to be growth just in population in the area so that independent of what the hospital does, there is just going to be more people around, there will be more need for parking.

Chairman Cosentino: Isn't it a fact that the Emergency Room is used more now than anything else?

John Partenza: We just went through an operational re-design which is still being phased, and our goal is door to doctor within fifteen minutes. So you'll see progress; people coming in and out faster and in and up to the room faster. That is how we are dealing with the short space today.

Chairman Cosentino: Explain to the board the access road from Moore Avenue and the reason for it.

Nanette Bourne: Mr. Chairman, just to conclude the parking; I think the third component is that you're actually taking parking spaces away.

Steven Barshov: Right. There will be some loss of parking spaces because of the ED Expansion itself. One of the things you'll see a little bit later in this presentation that will follow the phasing is actually exactly the number of parking spaces that will be on the site in each phase of the construction. Then we'll see where we'll be at the end, and how we're going to be dealing with that on an interim basis.

Chairman Cosentino: I think there is going to have to be a lead-way. If traffic jams up, there is someplace where more parking is needed; we're going to have to call you back in.

Steven Barshov: Just to jump ahead a little bit, we were proposing on an interim basis to valet park and then the permanent solution, which is Phase II is the south garage.

Vice Chairman Sturniolo: How long would the interim phase be with valet?

Steven Barshov: It will be until the second phase, which John had indicated we would propose, occurs when the second floor of the Emergency Department is occupied.

John Partenza: I would like to keep this as an open dialogue as we go along. Concurrent with this we are talking to move stuff off-site. We want to see once this is built where we are and build a garage at the appropriate time. We don't want to not have parking on our campus. I see it a few years after its open or sooner depending on really if you can't park on the site.

Chairman Cosentino: Keep in mind, if we find a parking problem, the site plan could be pulled at any time. Explain the access road that comes from Moore Avenue that loops around; the reason for it.

Steven Doherty: There are several reasons that we see a benefit to looping this road all the way around. One is that in the existing Emergency Department you have both the walk-in and ambulance entrances immediately adjacent to each other. Some of the things that we're finding in current hospital planning is that if you were to ever have an event such as a decontamination event, where people are brought in by ambulance from some kind of a hazardous situation where they are brought to the Emergency Department, you have the potential contamination of both entrances into the primary department where those patients need to be seen. As part of the Emergency Department we have a walk-in entrance on this end, and we separated the ambulance entrance to this side of the building, creating a distance where those two patient populations can be treated independently.

Chairman Cosentino: So the ambulance entrance will now be where the oxygen tanks are?

John Partenza: No, by the doctor's parking lot. If you're coming from Moore, you would enter off of Moore that way, and pull right into it. If you're coming from Main Street, you come to the front and come around.

Chairman Cosentino: But it will be up on the top there. At 2:00, 3:00 in the morning when they back up the ambulance and beep repeatedly, it's going to be more pronounced now than it is today for the people who live on Bolter Street. When you were in here you said that the road would be low so you really wouldn't see the lights coming in. Now you're saying that the ambulance will now unload on the top part of that parking lot.

Steven Doherty: Basically grade is being brought down.

Chairman Cosentino: So you still won't be able to see it?

Steven Doherty: You're going to be sixteen feet lower.

Chairman Cosentino: So it's not going to be up where the doctor's lot is?

Anthony Monteleone: The sound will be depressed and we will put plantings and shrubberies.

John Partenza: And whatever buffers we have to put.

Steven Doherty: One of the other things that the loop road affords is a mobile technology dock. As additional technologies are developed, CT Scanners, PET Scanners, those types of things, trailers can be brought back into the hospital to a dock that is immediately adjacent to both the Emergency Department and the Radiology Department for servicing patients, and that stays basically in a remote location in the back of the building.

Chairman Cosentino: What do you intend to do on Moore Avenue as far as ingress and egress?

Steven Doherty: Basically where the loading dock is back out to Moore; that stays exactly as is. The curb cut on Moore stays the same, that road width stays the same, that's not changing as part of this project.

Chairman Cosentino: How many feet is that curb cut?

John Partenza: It's pretty big because we have trailers in there. We get all our delivers to the loading dock. As constructability we kind of need the road to be able to build the ER without disrupting the whole campus.

Chairman Cosentino: While this is being built, where are all the people going to park?

Steven Doherty: We'll go through the phasing and we'll show you both temporary entrances for ambulances and walk-ins and temporary parking scenario.

Robert J. Buckley: We've taken several stages of the construction and this is how we propose to build the building, the lots, and maintain traffic and people in and out of the facility. Phase I A is basically the rock removal and the high doctor's parking lot, and at the same time we would be developing the new parking lot in this quadrant over here as well as starting the loop road here and here. During this phase we're saying that the existing parking lot with the exception of some 21 spots here and the existing handicap spots over here. There will be 129 spots still remaining for patient parking.

Steven Doherty: This does not affect the existing walk-in entrance or the ambulance entrance.

Robert J. Buckley: Exactly the way traffic is now remains in tact during this first stage of construction.

Vice Chairman Sturniolo: Where do the cars go that are valet parked?

Steven Doherty: Right now the north lot is the valet lot.

Robert J. Buckley: Right now we're not changing any of the valet parking schemes. People would come in and out the same way, get tickets into this lot; they would function the same way.

Steven Barshov: To the extent if there is a deficiency, the valet would occur on the north lot and would not occur on the south lot.

John Partenza: Another thing we are exploring now is off-site parking and shuttling employees. The way it will work is people like me who live south, would park south of the hospital and be bussed in. We're not sure of the size and the feasibility of that, but our expectation is to take a number of employees off the campus during the construction.

Chairman Cosentino: Where would you park them?

John Partenza: Reader's Digest. It's temporary, and the reason for taking south is we will not add any more congestion down there because people will be coming through those intersections anyhow, so it should be pretty benign to everybody. Those plans are still being developed.

Vice Chairman Sturniolo: John, when we had the informal meeting in the summertime, is there anything different from that meeting to what we're hearing tonight?

Steven Doherty: I think you will be hearing more detail tonight.

Vice Chairman Sturniolo: Philosophy wise.

Steven Barshov: The philosophy was the same with these two modifications; what John just said was not what we talked about this summer. We always talked about using valet on site to the extent that we needed to; obviously we wanted to minimize it. So that has not changed. It may be that what John is articulating might produce enough of a shift in terms of employees off the site that we might not need to valet. That's somewhat of a change. In terms of the physical layout of the project, I think it's pretty much what we had discussed.

Vice Chairman Sturniolo: I'm going back to the parking, the stacking of the cars, snow removal issues.

Steven Barshov: We talked about coming up with a proper valet parking plan to show how they would be valet parked to the extent that we need to. That has not changed, we just don't know quite yet because of what John is referring to, how much we will need, if we'll need to valet. I think the biggest change from what we talked about over the summer was putting it very directly; we heard you loud and clear about valet not being a permanent solution. We had proposed over the summer that valet be a permanent part of the parking and I think it was pretty much shot down. So, the biggest change from the summer is the Phase II of a south parking garage as the ultimate permanent parking solution for the site. So it would be to the extent that we park valet it would be in my words a proper valet plan showing where you would, for example, put snow; where there would be access for emergency vehicles; how vehicles would be valet; how many rows, where they would be, etc., and by the way they probably would be valet for employees; the predictable parking.

Robert J. Buckley: After we complete the first stage we would then go into the second stage. It will still be Phase IA. We will have completed the loop road to this point, we would have completed the loop road here, and the temporary ambulance entrance would be our next piece that we would go after as well as connecting the loop road and starting some of the renovations to the existing lot. At that time the new lot down here would be open as well as half of the existing lot, so we would maintain the 129 spaces. The traffic would enter and exit from here to this parking, and then the emergency entrance as it is still continues to function with the same loop traffic going in and out. At the same time we would then start constructing the new patient entrance here, and start building the temporary ambulance entrance there.

Ralph Vigliotti: The 129 spaces; that location for parking versus the parking behind a retail space is there an elevation. Parking is not going to be level to both?

Robert J. Buckley: No.

Ralph Vigliotti: I think you need to be aware of the amount of food retail that you have in that retail spot now. You need to be cognizant of that. There is too much food retail. Once you eliminate most of that parking to address the 129 spaces, that lower lot is not going to be able to handle all of that food retail. You need to do a better mix.

John Partenza: We kept one of the stores empty; the old drug store. We're just going to be using it for staging, for construction.

Ralph Vigliotti: But as leases expire, you need to do a real good job on a retail mix there. Right now it's not working and it's twice as many spaces. You do need to take a look at that.

Anthony Monteleone: In that regard, I've worked closely with the real estate broker who is the rental agent, and there is a real difficult problem getting non-retail and non-food retail tenants in there. We have always sought to have non-food retail there. It's only basically out of desperation just to keep the spaces turning over that we do that.

John Partenza: Our mission is healthcare; not to provide another fast food service. In the balance of the two, the hospital is going to win out.

Ralph Vigliotti: I know, and I want to see this Emergency Room move forward as quickly as we could get it done, but when I use the food retail I'm parking all the way up where the 129 spaces are. So is the other six or eight or ten of us that are going into the deli there. So you really need to take a look at that because there is not going to be any overflow areas. You have an overflow now; even you can almost overflow and go up into the doctor's lot. Once this is laid out there is going to be seventeen spaces with absolutely no overflow.

Anthony Monteleone: I'm aware of that; I use it just as you do, and we anticipate that one of those retail food spaces will not be there in the near future.

John Partenza: Our role is run a hospital; not a strip mall.

Vice Chairman Sturniolo: What about the business relationship between the Hospital and the seafood restaurant, whose property you don't own but they use yours for parking?

John Partenza: I have not found anything; I'm going to have to explore this. Institutional history - I believe at one time the hospital did write a letter before I was involved in this to allow parking there when they went for evening dinner. I cannot find that letter anywhere, and we are in our third administration there, and I would have been involved in that. It must be part of the site plan application. We can't allow that to impinge on the ER. We may have to revisit that.

Vice Chairman Sturniolo: That's an area that you don't necessarily control because it's not your property.

Chairman Cosentino: I was on the board and I remember that. The Hospital agreed to give them X amount of parking spaces in the back, but I don't think it was a forever lasting agreement.

Vice Chairman Sturniolo: It was also tied into Friday and Saturday nights, when they had the restaurant portion opened after the retail closed. And now we obviously know that it's not just Friday and Saturday nights that the restaurant portion is opened, so that exacerbates that a little bit more of an additional night.

Anthony Monteleone: We're doing some preliminary exploration in that regard. We're not getting anywhere, but we're trying.

Stanley Bernstein: We have a combination of parking problems. We have visitors, out-patients and emergency drop off. The emergency drop off; from my observation most of the time they'll take those few spaces across from the entrance, but many times there are no spaces and they have to drop the patient off and swing around into the parking. You have during certain times of the day, quite a bit of out-patient parking going in. Valet sounds like a good interim solution, but I hope you thought about the whole process and different streams of parking. The visiting takes place at a different hour, from 10 AM on, and at that point you can't get a parking space. After a certain hour, if you're coming in for out-patient services, and visiting time has started