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HomeMy WebLinkAbout1000-123.-3-9 OFFICE LOCATION: ��►QF SOUjy� MAILING ADDRESS: Town Hall Annex ,`O l0 P.O. Box 1179 54375 State Route 25 Southold, NY 11971 (cor. Main Rd. &Youngs Ave.) Southold, NY 11971 G • Telephone: 631 765-1938 LOCAL WATERFRONT REVITALIZATION PROGRAM TOWN OF SOUTHOLD MEMORANDUM To: Glenn Goldsmith, President Town of Southold Board of Trustees From: Mark Terry, AICP LWRP Coordinator Date: September 14, 2021 Re: LWRP Coastal Consistency Review for of MIKHAIL RAKHMANINE & JENNIFER V. RAKHMANINE REVOCABLE TRUST SCTM# 1000-123-3-9 Jeffrey Patanjo on behalf of MIKHAIL RAKHMANINE & JENNIFER V. RAKHMANINE REVOCABLE TRUST requests a Wetland Permit to remove existing timber bulkhead and replace with 131 linear feet of new vinyl bulkhead in same general location and raise the height an additional 18" above existing top cap elevation; a total of 45 cubic yards of clean sand fill will be placed landward of the proposed bulkhead and utilized as fill due to raised height of bulkhead; construct a proposed 4' wide by 48' long fixed pier utilizing Thru-Flow decking over wetlands and non-treated timber decking on remainder which will lead to a 30" wide by 14' long aluminum ramp and a 6' wide by 20' long floating dock with un-treated decking, supported with tow (2) 10" diameter CCA piles, situated in an "I" configuration; a 35'x24' dredging area surrounding the proposed floating dock will be dredged to a depth of 36" below mean low water removing a total of 65 cubic yards of spoils which will be removed from the site to an approved upland location; and for a proposed 10' wide non-turf buffer to be installed and perpetually maintained along the landward edge of the proposed bulkhead and consist of beach sand, mulch or pea gravel. Located: 685 Bungalow Lane, Mattituck. SCTM# 1000-123-3-9 The proposed action has been reviewed to Chapter 268, Waterfront Consistency Review of the Town of Southold Town Code and the Local Waterfront Revitalization Program (LWRP) Policy Standards. Based upon the information provided on the LWRP Consistency Assessment Form submitted to this department, as well as the records available to me, it is my recommendation that the proposed action is INCONSISTENT with LWRP Policy 6.3 and therefore, INCONSISTENT with the LWRP. 6.3 Protect and restore tidal and freshwater wetlands. The applicant has not demonstrated that the following dock standards pursuant to § 275-11. Construction and operation standards have been met. Although the parcel has a previously permitted dock, the shallow water depth in the area promotes bottom scarring and turbidity. Evidence of bottom scarring is shown in the 2001 aerial photograph. Dredging a basin at the end of the dock would not address the shallow water depth when navigating to and from the dock. Pursuant to Chapter 268, the Board of Trustees shall consider this recommendation in preparing its written determination regarding the consistency of the proposed action. Cc: Damon Hagan, Assistant Town Attorney REC r -VED Town ofSQuthald SEP ® 9 2021 Southold Town Plann,ng Board A. IMMUMONS _ __ I- All applicants fat permits* including I'dwn of Southold agencies, shall compere this CCU for Proposed actions that are subject to the Town of Southold WsW&W Consistency Review Law. This assessmet is iuwnded to supplement other mon used by a Town of Southold agency is nuking a d 6 > ton of consistency. *Except ndrurr eanmpt achorzs irdudirrg'Bung P MI& rnrd other mWste W permits not loMed w#Mn the Coastal ftsion HaWd Area! 2> Be►fare answering the questions in Section C, the prep= of this fa m.ahould review the exempt minor action list,policies and explanations of each policy contained in the Town of Southold Local Wabarfrout Revitafl2ation Program. A. ZWW,Mfien7 wit Le ,09901 M Ig its. ,I 3; N any question in Section C on this form is answered „yes' or"no".then the proposed action will a the achievement of the LW-RP policy standards and conditions contained in the consifenoy Mview law. ffi _ y . • s> g Van action snot lie cebfied as covastent with the LWRP policy standards and conditions,its bang A appy of the LWRP is avaiWe in the following places:online at the Town of Southold's website(southoldtown.nOrMork.net),the Board of Tmsfts Office,the Planning Department,all local libraries and the Town-Clerk's office, 1 M DESCRRUON OF SM AND PROPOSED ACTION PROJECT. 6sS t3 a�ew �wn� Nt �� 1 'rl i�1�i The Appl6don has belt submitted to(check appropriate response): Tows Board ❑ Plana ag Board❑ Bending Dept ❑ Board of Tnotees 1. C'.ategmy of Town of-Southold agency action(check appropddo'nesponse}: (a) Acdom undataken dm*byTowm agency(0-8!Wital 0 c on*Awdon,planning acaft aWcyro m land transaction) 0 (b) Irmancialr asgstance(0.g grafi loan,subsidy) (c) Pensk gvraval,lis%cafic on: No=and extgatof action: Azffisc/.6A, hyl IPw+q ! N4 1_�.M �f+T'4��!- R W •- - !! . _-__ 'l��S 1 LUViiYiVi(Q 8£+lon: S'� a✓n. a o ..iL a n-e T.- Site Site acreage;_ m. -71 11iQt►\R Mev; --�� �' -- -� r:i". �����-n" ..'1ii" -. °. .. . - _ .. Present zonigg classi esti n: (ckS 2. If an application for tha•proposed action bis"been Mod with the Town of Southold agency, the following infabe provided. (a) Mameof appjaL, J. -Tl not fc2 J ne (b) Mailing address: 6.I l f o r eS r en o ll_ cr• (c) Telephone m}mber.Area Code (d) Application number,if an3r:. _ Will the aeon be:directly tnn&rtabn,require funding,or approval by a state or federal ogency? Yes EfNoO If yes,which state or federal: SQG c C. Evaluate the project to the following policies by anaiyaing hour the project Will further support or not support the policies. Provide-all proposed lit Management Praetia,that will further each policy. Incomplete answers will require that the form be returned for completion. PoW71. Foster a pattern of development in the Town of SoUthold that enhances community character, preserves open space,makes eff dent use of 3Mnbrastrneture,mars benefidial use of a coastal location,and mrn"dm adverse-effects of development. See L'4RP Section IH—Policies; Fags 2 for evaluation criteria. Yes 0 1To iliot A pphea ale n►�ILeS t-24e fi e1.► ( CowS'Cw l Loao�'hlanJ trvw't"!n .tq - reef ,SG(� LL/l adMoW sheab if necesmy+ IPoft 2. Protect and preserve historic and archaaWeal resources of the Tow,. of Sontlwld. See LWAP Section Ill[—Po ' es Pages 3 through b for evaluation rrlteria .0 Yes 0 No ffNat Applicable Afro$aitditional its If Policy 3. Enhance visual duality and protect scenic resources throughout the Town of Sovadd. See LWRP-Section M—Pohe ies Pages 6 through 7 for evaluation criteria : Yes:0 No Not Applicable �c . additia�l sheats if nary .. .. NATURAL 00AST POLICIES Policy 4. 1Vlinimize loss of life, structures, and natural resources gym-flooding and erasion.See LWRfi Section M—Policies Pages S through 16 for evaluation a tens Yes` APP No Not livable r0 s &v+-ec S toic 0* Lango 07✓-C ItD e tJrif + Policy S. Protect and improve water quality and supply in the Town of Southold.See LWRP Section M —Polite Pages 16 through 21 for waluati'ion criteria Dyes L...i No. Not A ppOwble ro,r ro4tktt nvikw a�sA.w.�-� - Ger► +vl�t tf, {�e4e �accti C -�v - Polley f:. Protect and restore the qw ty and fune-tion of the Town of Southold ecosystems including meant Cons ad rah and W&M habitats and wetlands. See LWW Sete M—Yel ides;Pagn 22 through 32 for evab ation erikerla. Yes No Not Applicable prolout��- FrTllw�wl VN^�C✓L�JA r a .. vI ytan►k . tyZA77a Attach NdA+*oaW VYYrW�4 P-Oficy 7. Protect and improve air per quaft in the '3Cmn of Southold. See LWItp Section M —Polio Pages 32 through.34 for evaluation criteria. Yes O-Noo"N' OtApplicable • -s .P{ria G-�• .. - .. .. A#tech additiamat•s�eefa ifnecsssary. - __ - - - - .. - . Polio 8. Minimize eaviroumentat degradation in Town of Southold from solid waste and hazardous sutbstRUCO and waste. See LWRP Section M—Policies;Pages 34 through 38 for evduad"criteria. LJ Yes No Not Applicable PUMC Cf}AS I"POUC +l� Polley 9. Provide for public access to, and recreational use of, coastal waters,public lands, and public resources of the Tom of Southold. See LNMP Section M-.Policies;Pages 38 through 46 for evaluation Yed 3 No 13 Not Applicable r. Mve4eS ueetlS -fes wp d-e^.S A- .boN�'in OF rcrt�{-c�,.s At{acha sheets ifnecwilry! WORMUGr.COAST POLICIES - Polley. 10. Protect Southold's water-dependent uses and promote sting of new water-decedent an in suitable locations. See LWRF Section M—Policies;Pages 47 through 56 for evaluation criteria. Yes . -Pio EfNot Applicable — 5 Attach est she8nesssry Policy 11. Promote sustainable use of hiving marine resources in Long Island Sound, the Pecoule Estuary,and'tom waters.See LWRP Section M-•PeUdes;Pages 57 through 62 hr evaluation erlteria, 'Y'es No U i4ot AppliaMe Po>icy 12. Protect agt4adtural leads in the Town of Southold. See LWRP Section M—Policies; Pages 62 through 65 for evaluation criteria. ya No 'Not Applicable Att skeeEs ifnary Policy 13. Promote appropriate use and development of energy and minerd resourem See LWRP Section III—Polides;Pages tis through 68 for evaluation.cry. Yes 0 Pio 2"NotA0pl ble a t- i 2 J P WAREID BY —B ' l A�!n�. f7 ...- i 1rLE.. _ D A si e '•r iE rYr:r:. �rr rhr r;iTr sde r•i w it w • Unauthorized alteration or addition to this survey is a violation of section 7209, subdivision 2, of the New York State Education Law. Copies of this survey map not bearing the land surveyor's inked or embossed seal shall not be HEIDECKER LAND SURVEYING considered to be a valid copy 0 l -2.5 "-2.5 "-2.5 "-2.5 `-2.6 "-2.6 -2.6 "-2.6 "-2.5 "-2.5 "-2.5 "-2 5 "-2.5 "-2.5 "-2.5 "-2 5 "-2 5 "-2.5 •_2 4 "-2.4 -2.4 "-2.4 "-2.5 "-2.4 "-2.4 "-2.4 "-2.4 "-2 4 "-24 "-2.4 "-2.4 "-2.5 -2.3 "-2 4 •_2.4 "-2.4 "-2.4 "-2 3 "-2.3 "-2.3 "-2.4 "-2.4 "-2.3 '-2 3 "-2.3 -2.2 "-2.2 "-2.4 "-2.4 "-1.8 "-2 3 "-2.3 "-2.3 "-2.3 -2.1 -2.0 "-1 9 "-2 3 "-2.3 "-2.3 "-2.3 -2.3 DEEP HOLE CREEK "-1.5 "-2.3 `-2.3 -2.2 -2.0 "-18 -1.3 "-2.4 "-2.4 "-2.3 "-2.3 "-2.3 "-2 3 "-2.2 "-1.4 "-2 3 "-2.3 -2 3 -2.3 "-2.3 "-2.3 "-2.3 "-2.2 "-2.1 "-1.9 "-1.5 "-1.4 "-1.3 " " "-2.2 "-1.5 "-0.6 "-2.2 "-2.2 "-2.0 "-1.8 "-0.7 "-2 3 "-2.3 "-2.2 "-2.2 "-2.1 "-1.9 "-0 5 "-2.1 "-2.0 "-1.9 "-1.6 -0.6 "-0 6 0.5 "-2.2 -2.2 "-2.1 "-2.1 "- "-2.1 -2.1 "-1.4 " .`, "-2.2 -2.1 "-2.1 -2.1 "-2 "- "-1.1 -0.6 .0 1.8 \.�O "-2.1 -2.1 "-2.2 "-21 -2.1 "-2.1 "-2.0 -2.0 "-1.7 "-1.1 "-0.5 "-0.6 "-2.0 \� v� "-2.1 "-1.9 "-0.4\� "-2.1 "-2.0 "-2.0 "-2.0 "-1.7 "-1.1 "-0.5 "-0.4 "-2 1 "-2.1 _2.0 "-1.9 "-1.8 "-1.7 "-0.9 "-0.5 "-0 4 "-0.4 "-0.5 - "-2.0 "-1.9 "-1.9 "-1.8 "-1 6 "-1.4 "-0 9 "-0.4 \� GRP55 " "-1.8 "-1.7 -1.5 "-1.3 "-1.1 -0.8 "-0 4 "-1.5 "-12 ' "-1.5 0.5 "-0 4 I " "-1.3 "-0.7 "-1.1 -0.6 \1* \\ -0.4 '� I �\ "-10 "-0.5 "-0.4 "-0.4 D ECC� O � C� t "-0.7 00000 �� o JOL 30 2021 GRP55 3,°° Southold Town Board of Trustees MHW ELEV=2.4' N-Tee HEIDECKER LAFIELD ND SURVEYING'PLLC AND BUt,KHEA� SECTION 123-- ALL MEASUREMENTS WERE TAKEN ON BY WpODEN BLOCK GROUND. (#365 BUNGALOW 3-LOT g � ON THE LANE) 06 ERVATIO ARROW ISUCTEDDBUPON GPS ND LAND SURVEYING pLLC, HEIDECKER MEA 3, ELE ATIONS SHOWN REFERENCE N L' 0 OW WATER DATUM. NCAA � I 10 20 30 u 20 FEET METERS ®� 40 60 GRAPHIC SCALE 1" = 80 co DQE y ��"P 20' -Z, �, n r � �O 2� 0S07t�' GERD HEIDECKER 4AND 'GATES N•Y. STATE LANA SURVEYOR LlC, MAY j j AVENUE ATE: 2021 22 1 050719 'OOK, NEW YORK 11741 9604 _772_ DATE: MAY j ' " ker@heideckerls.com 1, 2021 BATHYMETRIC DRAWN BY: B.M. SECTION cHK BY: 123-BLOCK 3 SURVEY SHEET #685 BUNGALOW NE LOT g 1 . N SCALE. 1"= 20' MATTITUCK-TOW PROD. HI SUFFOLK C 0UNT ,OF SOUTHOLD CAD1 - Y NEW YORK 21HLS54 NOTES: - I � �..,- -�,�>m .�--,--�-_•�-���----;:� - _ , 1. LOT AREA: 31,122 S.F. / 0.71 ACRESV p 2. PORTIONS OF PLAN FROM SURVEY PREPARED BY: WARD BROOKS LAND SURVEYOR _ ,,.';, at° k ole Dr- 11 OCEAN AVE. BLUE POINT, NY 11715 '► JUL 3 0 win .� SURVEY LATEST DATED MARCH 11, 2021 ' l:f ' ------ �i��� Southold TOvvn„�, Ce�te1 PROPOSED DREDGING TO DEPTH OF 36• BELOW M.L.W. �— Boa rd WITH CLAMSHELL BUCKET.TOTAL OF 65 CY TO BE �' Of TPUSt6G PLACED IN SEALED CONTAINERS AND REMOVED FROMol SITE AND DELIVERED TO AN APPROVED UPLAND LANDFILL2.1 / —————— t” H k, ',•' ;2B� PREPARED BY: PROPOSED 6'X20' FLOATING DOCK W/ UN-TREATED 21 21 {Z o, ar`t~s'r / DECKING SUPPORTED BY TWO 10• DIA CCA PILES -20 ,/ �� JEFFREY PATANJO �a -2., —zo —zo _�` ' ;A,. r; �1 / P.O. BOX 582 _ ,- - ��• - z:'Q-_ v r - " PROPOSED 30• X 14' LONG ALUMINUM RAMP -� '• ` ,`. � BOHEMIA, NY 11716 4 631-484-9332 PROPOSED 4' WIDE X 48' LONG FIXED PIER W/_ RU-FLb�I -, rT=49� rT / /� JJPATANJO©GMAIL.COM DECKING OVER AREAS OF WETLANDS �` �,,, a / / �'y79 -1.6 -,a ••-o // 12' E PROPERTY OWNER: LOCATION MAP '-04 / / O 13 ' MIKHAIL & JENNIFER RAKHMANINE N.T.S. PIER LINE OF ADJACENT DOCKS--� ' / -" -'s 09 4.0' rj1 -,� s 149• -__ 6488 FOREST KNOLL CT 0. ALLENTOWN, NY 18106 PROPOSED 4' WIDE X 48' LONG FIXED PIER W/ THRU-FLOW a Y'• DECKING OVER AREAS OF WETLANDS `-0 5 -0 4/��`�' •.`•• �� - - —- - PROPOSED 8°0 CCA PILES (T)P.) -o -,, -06 10 °i 'y '•,• PROPOSED 30° WIDE X 14' LONG '-05 ._0 o -0a 4 -Oq /� •/ . ,%' 8 ALUMINUM HINDGED RAMP i o Cb' � PROPOSED 6' WIDE X 20' LONG .• / C>J FLOA cv 6 W/ (2) 10°0 CCA PILES TING DOCK SUPPOORTED W/ ----- -�LW_� -�, - -�My�,•• , /'�' 4 PROPOSED f GRADE __ • .` VEGETATED WETLANDS AS IDENIIFEI - --- -- -- J. PATANJO ON MAY 9, 2021 2 'Q -- .L REMOVE EXISTING LANDWARD BULKHEAD IN ITS' ENTIRETY O�7 PROTECT EXISTING WETLANDS DU�ING REMOVAL C _ _ _ _ — LW EL .O.00f ® jj/ � ® PROVIDE 45 CY OF CLEAN SAND FILL LANDWAR OF PROPOSED VEGETATED WETLAN S AS LOCATED / BULKHEAD FROM UPLAND SOURCES. JETY -2 FE � - - , r REMOVE EXISTING SEAWARD BULKHEAD IN ITS' `' +�� ��+_+' 5.5'W / PROTECT EXISTING WETLANDS DURING REMOVAL -4 M.H.W. ALONG BULKHEAD FACE / CPROPOSED DREDGING TO DEPTH OF 36" BELOW M.L.W. / PROPOSED 131 LF VINYL BULKHEAD IN SAME AP. �3(IMATE WITH CLAMSHELL BUCKET. TOTAL OF 65 CY TO BE LOCATION AS EXISTING AND RASIED HEIGHT OF 1LABOVE EXISTING PROPOSED UN-TREATED TOP PLACED IN SEALED CONTAINERS AND REMOVED FROM PROPOSED 46" CAP WITH REUSED HEIGHT OF W PROPOSED 10 WIDE NON-TURF BUFFER TO C NSIST OF REAR WALE 18"ABOVE EXISTING SITE AND DELIVERED TO AN APPROVED UPLAND LANDFILL U BEACH SAND OR PEA GRAVEL OR MULCH PROPOSED 12' LONG 8• BUTT PIER SECTION PROPOSED 45f,CY CCA TREATED TIMBER PILE, 6' / CLEAN SAND FILL O.C. 14 / N.T.S. S` �rfr� EXISTING BULKHEAD REM » TORY �s s s� TO BE REMOVED IN x 27 WATER DEPTH IN REFERENCE TO MEAN LOW WATER S� s 1HJv �^ra ' RE DE THEIR ENTIRETY. APPROIIQWWTE MJ-LW.D.25t NCE `Hlv t t Jam.. #685 !.c F PToposed Permit Plass SCALE: \\ R' PROPOSED 16' LONG 1• DIA \�Y///j/// / APPROMATE I LW e_0.0! 1"=30' GARAGE 2 GALV. TIE Roo, 6• O.C. PROPOSED PLAN, SECTION DATE: irr PROPOSED 8• TIP CCA & LOCATION MAP / LAY—LOG PILE PROPOSED 6•x6' CCA .� 7-22-21 / PROPOSED 8'TIP CCA PILE, 6' TOP do BOTTOM WALE O.C. 8' LENGTH. BOLTED TO PROPOSED 12' LONG CLOC 685 BUNGALOW LANE / 9000 VINYL SHEETING BUNGALOW LANE LAY—LOG WITH 3/4' MATTITUCK, TOWN OF SOUTHOLD GALVANIZED THRU-BOLTS. BULKHEAD SECTION SUFFOLK COUNTY, NY SHEET: NTq/ / TAX MAP N0. 1000-123-3-9 1 OF 1 i rFD ,t�� CM r .--� r r .-- r •-� •<G -� r r •-� vJ � rrrrrr- r N .--� r .—� r r �013�`-� •--� r O J � 9 3 00 m� LU X a co N � FE.5.5W 2 2 Ca OH GATE d 1 y 40.2' BR 4 4.60'E STEP °� Z 1 STY . .s FR RES N PATI W #685 a2.4' 241, CONC. FR ca STEP GAR N 'O �a 22.12'VU 14.92, 12.1' 122' Z STOOP ; Q FR ROOF MAS a.w WOOD WALKS Q RET WALLS CID DILAP.CONC. o (8.TH) a0 BLOCK RET.WALL ;{1-wH) FE.O.L. p 4f) -- - -- -- - - -' - - — - 0) -- - r - - -- -- -------- WIRE FE. ac co AROUND---1, J GARDEN �C! HYD CM .�+ UP 2.1'N FD CN► 0.5N FE.0.6W cm Of FD EpGo 0 53n W E N 61 4 v�G�`-� � E� � 0 � I� _— 1 MAP OF DESCRIBED PROPERTY ' SITUATE AT MATTITUCK J U L 3 0 2021 TOWN OF SOUTHOLD SUFFOLK COUNTY, NEW YORK Southold Town ALSO APPEAR ON Board of Trustees "MAP OF MARRATOOKA PARK" FILED: 5/7/1914, FILE #19 CERTIFIED TO: MIKHAIL RAKHMANINE AND JENNIFER RAKHMANINE FIDELITY NATIONAL TITLE INSURANCE COMPANY (TITLE No. 7404-010660) e@COPYRIGHT 2021 WARD BROOKS.ALL RIGHTS RESERVED.DUPLICATION OF THIS DOCUMENT IS A VIOLATION OF FEDERAL COPYRIGHT LAW. THIS SURVEY HAS BEEN PREPARED IN ACCORDANCE WITH THE CODE OF PRACTICE ADOPTED BY THE NEW YORK STATE ASSOCIATION OF PROFESSIONAL LAND SURVEYORS. CERTIFICATION SHALL RUN ONLY TO THE PERSON,THEIR INTEREST AND/OR ASSIGNS. CERTIFICATIONS ARE NOT TRANSFERABLE, THE EXISTENCE OF RIGHTS OF WAY,AND/OR EASEMENTS OF RECORD,IF ANY NOT SHOWN ARE NOT GUARANTEED. SCALE 1"=40' ANY ALTERATION OR ADDITION TO THIS SURVEY IS A VIOLATION OF SECTION 7209-2 OF THE NEW YORK STATE EDUCATION LAW. SCTM 1000-123.00-03.00-009.000 DO NOT SCALE FENCES.OFFSETS SUPERCEDE. SURVEYED:MARCH 11,2021 LAND SURVEY LONG ISLAND.COM WARD BROOKS LAND SURVEYOR i BROOKS 11 OCEAN AVEN U E BLUE POINT, NY. 11715Lie 3 (631 ) 576-7794 (631 ) 363-3179 WARDBROOKSO@GMAIL.COM mot"`' FILE#11067 • � 4 �. . ,�� F•! M1., sem � Y a [j "} � . ,.� ,' M` �� � _ .s� - � -,�;� ,,, ,. �` �._ �-� mss: .�.Z�1t:- -�' .y}� �._ ��. _,. ���.. a .� i_ . � f S. .�. .� +�: .'�T�1i•7W;ai�� .:�N�.Y^a+c...anx ARi:30�L'. ` + �l 9 �# �• -:k� ,,�, �' ,' f .;� — — ° �.F. a��; ....,. _. r . ... .,a• ■: r:a - _ .... a . ..iii?s� s.+!a �ruc�..a_ .,. _ ,. -. �. - - ... .' � , �. 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PO'A•._ Q I Sa\a ly'\ •�. \� BAY ea+ ; " / eECot"VC Y • �'.".amu+ p .E It r d� �5P A u R (211O ��� -- -- �� s NOTICE COUNTY OF SUFFOLK © • a sau,uoLn SECTION NO E . --- P„y — -- -- Real Property Tax Service Agency y u.�..� .. .�,.:,m.n„ ---- ��. --•-- P.. ceNP,yam.rRN.n..e.Nr„ee, M 123 a ,x:a No ,we PROPERTYMM