Boni Enterprises LLC (in cooperation with Belmonte Builders and Country Club Acres) proposes to build 194 units of single family (detached) housing units exclusively for senior housing on property located off the north side of Ushers Road in the immediate vicinity of the Northway at Exit 10.

The site – The site consists of 96.1 acres + or - of forested lands set in a triangular configuration bordered by the Northway (I-87), Ushers Road and the rear of properties lying on the east side of Wooddale Drive.

Access – There will be three points of access to the site, with two primary access roads from Ushers Road at the east and west ends of the development. There will be a third access from a stub street on Wooddale Drive for emergency access vehicles only.

Green space and buffer zones - 34% of the project site is reserved and set aside for green space. A 100 foot buffer zone has been established from the western boundary of the proposed PUD extension to the property boundary line. The closest point of any proposed building to the rear of any building on neighboring properties along Wooddale Drive is 200 feet as shown on the preliminary plan. From the Northway, the closest point from a building to the edge of pavement is 250 feet. From Ushers Road, no building will be closer than 100 feet from the centerline of the highway.

Ownership – The project site consisting of parcels is owned by three entities, Boni Enterprises, Country Club Acres and Belmonte Builders. The applicant herein is Boni Enterprises, LLC, as representative of the other owners.

Senior Housing – Ownership of units shall be restricted to homeowners where at least one resident owner, as shown on the deed – and living in residence, is at least 55 years of age. All residential units will be owner occupied.

The single family lots (creating a village setting)– There is a total of 194 lots to be developed as zero lot line lots, that is, lots without traditional set back lines. Homes to be built will be detached with two stories with master bedrooms, for the most part, located on the first floor. Homes will generally be in the 1,500 to 2,500 square foot range. The homes will be narrower at the building line than what has previously been built in Clifton Park, with a width in the range of 46 to 55 feet +or-, as opposed to homes with a width at the building line of 65 to 70 feet. Many of the homes will be as deep as they are wide. A typical lot configuration will be in the range of 65’x85 feet. After subtracting the acreage designated for the nine B1/B2 lot (19.4 acres – see section on neighborhood business lots below) from the total acreage at the site (96.1 acres), a total of 76.7 acres remains. For overall density purposes, this yields a proposed density of 2.53 units per acre, as applied against all remaining acreage (76.7 acres/194 units).

Population Impacts – Senior Citizen housing projects have far less impacts on community services than standard developments. Though the plan shows greater density of units per acre than an R-1 type development, the impacts that result will be less than or the same on municipal services and the environment, as compared to a typical single family detached development of comparable size. This proposal can be characterized as "smart zoning", with a deliberate intent to create a village like atmosphere for residents. There will be an average of less than two people per unit and will be marketed to "empty-nester"couples.

Tax Roll and Impact on Schools – All units within the development area shall be placed on the tax roll. While the property owners will pay school taxes, it is not envisioned that any significant number of children will be in residence here or attending Shenendehowa Schools.

Water and Sewer Services – Empty nester families will use less water and sewer services than families with children. However, with a greater density of units, total water and sewer services will likely be in line with the demands of a conventional R-1 type development. The project is within the County Sewer District boundaries

Traffic – Many of the residents will be retired and not contributing to traffic flows during peak hours. Others will work from home, while some others will commute. It needs to be noted that the project site is located immediately west of Exit 10. As a result, this development is unlikely to contribute much, if any, traffic through the Town of Clifton Park. A traffic study has been undertaken.

Homeowner’s Association – There will be a private Homeowner’s Association with property owners paying monthly dues. The Association will maintain all of the local infrastructure (excepting highways and utilities) and will in addition maintain the exterior of the homes, including plowing driveways and shoveling walks, lawn mowing and landscape maintenance.

Commercial Lots – There are nine lots designated for "neighborhood business" type uses,with three built on and six to be developed, as per the provisions of the current applicable zoning. A planned unit development (PUD) was established by (Local Law No. 2 of 1970), namely: " business of a commercial, research, and/or professional nature, wherein may be conducted the business affairs of the lessees thereof, including servicing incidental to the operation of said businesses."