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Sunrise Senior Living acquires development site on Long Island for $7.5M. October 1, 2026 OCEANSIDE, N.Y. - Sunrise Senior Living has acquired a 2.8-acre development site in the Long Island community of Oceanside for $7.5 million, with plans to develop an 84-unit assisted living and memory care facility. Kelly Koukou of Lee & Associates represented Sunrise in the land acquisition. Marlon Matza of Strategic Realty Advisors represented the seller, a partnership between Grossman Nurseries and Breslin Development. A construction timeline was not disclosed.

$112M East Northport assisted living project getting IDA assist, EDC bond financing. Silver Fox of Northport LLC is developing a $112 million assisted living and memory care facility in East Northport to be managed by Sunrise Senior Living. The Suffolk County Industrial Development Agency granted preliminary approval for tax incentives, and the Suffolk County Economic Development Corporation approved bond financing. The blueprint: * Silver Fox of Northport LLC leads $112 million project * Suffolk County IDA gives preliminary approval for 15-year PILOT and sales tax exemption * Project includes 86 assisted living and memory care units * Development to create 450 construction and 54 full-time jobs A $112 million assisted living project in East Northport received preliminary approval Thursday for financial assistance from the Suffolk County Industrial Development Agency, the second time in four years that the project has come before the IDA Silver Fox of Northport LLC, an affiliate of McLean, Va.-based nonprofit Silver Fox Senior Living, will be constructing a two-story, 72,092-square-foot assisted living and memory care facility on a 6.1-acre site at 1381-1387 Pulaski Road. The facility will have 86 units and its day-to-day operations will be managed by Sunrise Senior Living, according to the project's IDA application. The Suffolk IDA voted Thursday to give preliminary approval for a 15-year payment-in-lieu-of-taxes (PILOT) agreement and sales tax exemptions with a combined benefits value of about $2.94 million. The project will also be fully financed with bonds through the Suffolk County Economic Development Corporation, which also approved the bond financing Thursday. This is the second time this project has come before the IDA, which granted economic incentives to Sunrise Senior Living for the development in Nov. 2022. However, because it will now be owned by Silver Fox Senior Living, the cost of the project has doubled since then, and the project's financing has changed, the development needed to come before the IDA for a fresh look. Attorney David Curry of Farrell Fritz represents the Silver Fox project. When he spoke to LIBN earlier this year, Philip Kroskin, head of real estate and senior vice president of investments for Sunrise Senior Living, said the project had been delayed by "significant macroeconomic pressures" that caused a slowdown of development nationwide. The East Northport development will create about 450 construction jobs, and 54 full-time equivalent jobs once completed. Besides the assisted living facility, the project also includes the restoration of an existing farmhouse on the east side of the property, where crews have already started work. Construction of the main facility is expected to begin next month, once all permits have been secured, and is projected to take about 18 months to complete. This will be the first assisted living project that Sunrise is collaborating on with the Silver Fox nonprofit. Silver Fox of Northport LLC will serve as the owner of the Northport facility and once completed, it will be managed by Sunrise, according to its IDA application. Towards the end of 2022, Sunrise also received tax breaks from the Town of Hempstead IDA for a proposed assisted living development on 2.8 acres at 374 Atlantic Ave. in Oceanside. The 77,430-square-foot facility was planned to have 84 units but has not yet been constructed. In February, Kroskin said the company expected to start construction on the Oceanside project "within the next 12 months." Sunrise Senior Living began over 44 years ago with a single community developed in Oakton, Va. in 1981. The company says it now serves about 23,500 residents in more than 240 communities throughout the United States and Canada, including 10 facilities on Long Island. The East Northport facility will be the company's third in the Town of Huntington, joining others in Dix Hills and Huntington Station and the Oceanside facility would be the third Sunrise facility in the Town of Hempstead, along with existing developments in North Lynbrook and East Meadow. About the reporter David Winzelberg covers real estate, development, land use, retailing, franchising and white-collar crime for Long Island Business News. An award-winning journalist who spent 20 years writing about Long Island for The New York Times, David's work has also appeared in The Atlantic magazine, Forbes.com and has been featured on CNBC's "American Greed." A former adjunct professor of journalism and former editor of a weekly community newspaper, David has hosted news programs for WLIW-TV and is a frequent speaker at area business events. His news reporting, features and investigations have been recognized by several organizations, including the New York Press Association, the Press Club of Long Island, and the Fair Media Council, which also honored him with a Lifetime Achievement Award. He can reached via email at [email protected] or at (631) 913-4247.

Size limits to build at Beach Cities Health District will not go to voters yet. July 17, 2026 by Garth Meyer, Easy Reader Building limits for the Beach Cities Health District will not go on a ballot in November. The Redondo Beach city council voted Tuesday to keep the district's campus, and similar Public-Institutional zones, separate from a decision on other parts of the city. "Public-Institutional" refers to properties such as school sites, the city hall complex and the BCHD's 11-acre hilltop land, which is subject to be redeveloped beginning next year. On the table is a proposal by Sunrise Senior Living to build a 217-unit assisted living building once the existing 1960 former South Bay Hospital is torn down. Whether or not Sunrise's plan should be permitted is subject to city rules, namely Floor Area Ratio (FAR) - how large of a building is allowed to be built on what lots in the city. As is, the Beach Cities Health District land has no set limits. If limits are to be established, they would need to go before voters. City Councilman Zein Obagi, Jr., made the motion July 14 to wait on any limits for Public-Institutional. The motion passed 5-0. "You're not going to veto it, mayor?" Obagi asked. "Uh, no," said Mayor Jim Light. "I think we gave the people what they wanted." FAR means, for example, a limit of 1.0 would allow a developer to build a 1,000 square foot building on a 1,000 square foot lot. A limit of 5.0 means 5,000 square feet would be permitted (multiple stories). A 1.0 FAR could also translate to a two-story building on half of the lot or a four-story building on a quarter of the lot. The question of whether to set an FAR for Public-Institutional is now on pause, until the council decides to put it on a ballot, or not. "(The decision) maintains the status of our current General Plan and Zoning Ordinance, which do not specify a limit, and leaves it to the discretion of the decision-making body (i.e. Planning Commission)." Marc Wiener, community development director, told Easy Reader. The matter first came up as part of the city's General Plan update, a years-long effort to revise a document from 1992. The 27-member committee worked from 2017-24, making no recommendation to put a FAR limit on Public-Institutional zones. This January, the city council directed staff to study potential impacts of a 1.25 FAR on the BCHD campus. At the July 7 council meeting, former councilmember Todd Loewenstein spoke in public comment, calling for something smaller. "A project at 1.25 FAR (on the BCHD campus) could be one of the largest in Redondo Beach's history," said the eight-year councilman, who termed-out in District Two last year. Loewenstein noted that a 1.25 limit could allow up to 240 units to be built on the campus; more than twice that of Eddy Redondo, an apartment and commercial project which opened last year on the corner of Pacific Coast Highway and Palos Verdes Blvd. "1.25 could be bigger in square footage than the Sonesta Hotel (on the waterfront)," Loewenstein continued. "... Your constituents must have a say in what goes at a public site." He asked the council to consider a FAR of .75, in a separate ballot measure to come. Tom Bakaly, Beach Cities Health District chief executive, told the council the same night that Sunrise would likely bow out of its proposed development deal if the FAR for the campus is (less than 1.25). Public comment largely called for a lower FAR. "Stay with .75. We don't want increased density on public land," said one caller. Any adjustment to city zoning deemed a "major change" has to be approved by voters. This is defined as a change which could add 150 more vehicle trips per day in mornings and peak hours. Bakaly said BCHD supported Obagi's motion. "Spot zoning, it's wrong, it's illegal," said Mark Nelson, leader of STOPBCHD, a neighborhood group which opposes what it deems as overdevelopment plans for the campus. After the city council's January request for staff to study a 1.25 FAR for the BCHD land, city staff concluded it would have no significant environmental impacts. The BCHD campus' current buildings add up to FAR of .77. Last September, the Planning Commission advised the council to set a FAR of .5 for all Public-Institutional land, except for city hall, police headquarters and the police annex, which would have a FAR of 1.25. "BCHD has advocated that any FAR for Public-Institutional use throughout the city should be uniformly applied, as it is today," Bakaly told Easy Reader. He noted that more details on the Sunrise plan should arrive this fall. "BCHD's decision to proceed with Sunrise Senior Living for the campus redevelopment is separate from the broader discussion about the city's General Plan," he said. "It is important to keep these issues distinct because General Plan land-use and any density decisions should not be based on any single project." With or without a FAR for a given zone, the Planning Commission is who approves or denies city building projects. Their rulings may be appealed to the city council.