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HomeMy WebLinkAboutLynch Appraisal Real Estate Report - Rcvd. 11/8/23 LYNCH APPRAISAL LTD. REAL ESTATE APPRAISERS AND CONSULTANTS - 15 DEWEY STREET E C E I i/E D HUNTINGTON,NEW YORK 11743 (631)427-1000 November 6, 2023 NOV 0 8 2023 j Town of Southold Town Hall SoutholdT0%^rn -- 54375 Main Road Planning Board Southold, New York 11971 Re: Real Estate Consulting Report Elite Towers, LP, New York SMSA Limited Partnership d/b/a Verizon Wireless, DISH Wireless, LLC, & Southold Fire District Proposed Communications Facility: Concealment Pole Located at Albertson Marine (Boatyard) - 61405 Main Road Southold, New York 11971 Dear Board Members: In accordance with a request from the applicants, Elite Towers, LP, New York SMSA Limited Partnership d/b/a Verizon Wireless, DISH Wireless, LLC and Southold Fire District, collectively hereinafter referred to as the "Applicants", I have inspected the above site and prepared a Real Estate Consulting Report (the "Report" ) regarding potential effects of a proposed wireless communications facility (the "Communications Facility" ) on the surrounding community. After considering the location, market conditions, proposed build, and all other factors that influence value, it is my professional opinion that the Applicants' proposed Communications Facility will not negatively affect property values in the surrounding area and will not have any adverse effect on the character of the neighborhood or the pattern of its development, and is compatible with the site and surrounding structures and uses. My conclusions are outlined in the following Report. Respectfully submitted, LYNCH APPRAISAL LTD. Michael J. Lynch N.Y.S. Cert. General R.E. Appraiser #46000001012 2 Purpose and Intended Use of Report The purpose and intended use of the Report is to study any possible adverse effects the proposed Communications Facility will have on the surrounding community. This Report is strictly prepared at the request of the Applicants to present to the Town of Southold Planning Board for a hearing to be held on November 6, 2023 . Effective Date of Report The effective date of the Report is September 26, 2023 , the date of inspection of the Property by Mr. Michael J. Lynch. Description of Proposed Communications Facility The Applicants' proposed Communications Facility consists of, without limitation, the installation of whip antennas (at a top height of 164 ' 10" AGL) by the Southold Fire District atop a 150 ' AGL RF-transparent concealment pole (the "Concealment Pole" ) , plus six ( 6 ) panel antennas by Verizon Wireless and three ( 3 ) panel antennas by DISH Wireless concealed within said tower structure. The Communications Facility will be situated at the northerly boundary of "Albertson Marine, " a boatyard (the "Property" ) that backs to a Long Island Railroad ( "LIRR" ) right-of-way. In addition, associated equipment cabinetry will be mounted on a steel platform within a 70 ' x 35 ' fenced (chain link) compound (the "Compound" ) , which will also surround the Concealment Pole, with the Compound being landscaped with staggered 6100" tall arborvitae plantings. Moreover, the Concealment Pole and Compound will be designed to accommodate future carriers. Lastly, the Concealment Pole and Compound will be located behind (to the north) of an existing and large marine storage building, and immediately adjacent to the south side of the noted and somewhat elevated LIRR r/o/w, thereby screening said Compound from Main Road and the nearest residences. 3 Description of Property and Surrounding Neighborhood The Property consists of a 0.95± acre parcel located along the northerly side of Main Road (S.R. 25 ) and southerly side of the LIRR, distant 19571± easterly of Laurel Avenue, in the Hamlet of Southold, Town of Southold, Suffolk County, New York. It is also known and designated by Suffolk County Tax Map Number: District 1000, Section 56, Block 3, Lot 15, and is situated within a Town of Southold Marine ( II ) Zoning District. The Property is generally level and improved with a marine storage building plus associated paving for driveways, parking and outdoor storage areas. It is in use as a boatyard with related repair and storage of marine vessels and boat trailers. The Property is abutted on its east and west by parcels associated with Albertson Marine, which includes offices, boat sales and marine supplies, and additional boat storage. Diagonally opposite to the southeast, along the south side of Main Road and fronting on Budd's Pond, is the Albertson Marina, with associated boat slips, loading ramp and other marine related services. Directly south from the Property, along Main Road, is County-owned open space wooded land and wetlands. Opposite the Property, along the north side of the LIRR, is a Town-owned partially-wooded land preserve. Other nearby uses along Main Road include a motel, Port of Egypt Marina, and a shuttered restaurant. The nearest residences are to the west-southwest on Budd's Pond Road, some of which back to Main Road, and to the west-northwest on Pond Avenue, with a residence that backs to the LIRR tracks and is the closest residential structure to the proposed Communications Facility, being approximately 555 feet away. 4 Scope of the Report In preparing this Report, the appraiser: - Inspected the Property and surrounding community on September 26, 2023; - Reviewed the Verizon Wireless and Southold Fire District engineering drawings prepared by Jeremy K. McKean, PE, dated 8/30/23, and DISH Wireless engineering drawings by Jeremy K. McKean, PE, dated 8/31/23; - Reviewed Suffolk County and Town of Southold assessment, tax map and zoning records; - Researched sales trends in the area of the Property in addition to comparable sites throughout Suffolk and Nassau Counties, including the North Fork and East End; and - Prepared this Report. Report Methodology In analyzing any potential adverse effect the Communications Facility may have on the surrounding community, the appraiser considered the proposed build of the Communications Facility on a commercial boatyard, located along a major east-west artery of the North Fork, and adjacent to an LIRR right-of-way. In addition, we have reviewed and carried out studies with respect to wireless communications facilities in Nassau and Suffolk Counties. These communications facilities include stealth flagpole and monopole sites, lattice and guyed wire tower sites, rooftop mounted sites, and water tank sites. On the following pages are two studies that include a stealth monopole site at the beginning of the North Fork, and a monopole site in the Village of Southampton. 5 1) 130' Stealth Wireless Monopole(Flagpole)at Cherry Creek Golf Links,900 Reeves Avenue, Centerville (Riverhead) A 1301± stealth monopole was erected at this golf course in 2003 (see Figure 3 ) . Subsequent to the monopole, a new development of single-family residences commenced adjoining the golf course and said wireless facility to its east. This homeowner's association, known as the "Highlands at Reeves, " had its first sale in 2006 . The development includes a community pool, clubhouse, and other amenities typical to a modern homeowner's association development on Long Island. The golf course and development are built on former agricultural lands. Our staff looked at sales data within the Highlands at Reeves from 2006-2014, finding 36 sales ranging from $399 ,000-$850, 000, or on a per square foot of building area running from $136/SF-$258/SF. The average and median sale price per square foot was $197/SF and $199/SF, respectively. We then compared this above data to a very similar development located 1 .5± miles to the east known as "The Highlands at Aquebogue, 'I situated along the south side of Sound Avenue, adjacent to the east side of the Long Island National Golf Club. The Highlands at Aquebogue had its first sale in 2006, with units still available as of 2014 . Our researched sales run from 2006-2014, revealing 65 sales ranging from $425,000-$719,000, or on a per square foot of building area running from $135/SF-$252/SF. The average and median sale price per square foot was $201/SF and $207/SF, respectively. The difference between the two groups, utilizing average and median sale prices per square foot of building area, was very close, differing by a nominal 2%-4%. Therefore, based upon these two groups of data, it does not appear that the presence of the 130 ' monopole had an appreciable effect on the adjacent residential community. 6 Monopole .r� ' 41, Su AW , Z •� t Figure 1: Birdseye View of Cherry Creek Golf Links with Monopole and Adjacent Development 7 2) 165' Monopole at 145 Powell Avenue, Village of Southampton A 165 ' monopole with exposed antennas at the above address was constructed and received a certificate of occupancy from the Village of Southampton on April 15, 2016. The structure sits on an industrial- zoned improved parcel and is adjacent to an L.I.R.R. right-of-way. The Suffolk County Tax Map of the parcel is 0904/9/2/22 .2 . Opposite this monopole, along the south side of Powell Avenue, the neighborhood is 100% residential and consists of streets comprised of a mix of older and newer 1-family dwellings on lot sizes ranging from roughly from 1/3 to 1 acre in land area. Due to the high demand for building sites in the Village, many of the older, modest homes are being razed to make way for new, luxury-market priced residences. In addition, many of the dated but larger dwellings are being renovated or rebuilt and selling for luxury market prices. The rebuilt or newer residences in the neighborhood are typically selling in the $2 , 000,000 to $3,500,000 range, and almost all contain in-ground swimming pools as an amenity. In this study, I focused on renovated or newer luxury-priced home sales along Pulaski Street, 1 block south of Powell Avenue, that generally possesses visibility of portions of the monopole due to the 165 ' height of the communications facility and the area's level topography, but do not face industrial or commercial properties. The Pulaski Street sales were then compared with a similar mix of home sales farther south in the same neighborhood and Tax Map Section where the monopole visibility becomes greatly decreased. The average and median closing dates in each sample is close, both differing by less than two months. The two sets of data, on a price per square foot of gross living area (GLA) , are compared below: Based on the below data of closed luxury-priced home sales, the closer proximity and general visibility of portions of the 165 ' monopole did not appear to lead to lower real property values of properties along Pulaski Street when compared to that of properties along streets farther south with greatly reduced visibility of said structure. Home Sales Alona Pulaski Street Home Sales on Streets Near 165'Monopole Date of Sale SF of GLA Farther South of 165'Monopole Date of Sale SF of GLA 70 Pulaski Street,Southampton 6/23/21 987 152 Pelletreau Street,Southampton 11/16/20 1178 79 Pulaski Street,Southampton 4/1/21 1239 24 Osborne Avenue, Southampton 11/2/20 1039 64 Pulaski Street,Southampton 3/20/21 943 175 Wooley Street,Southampton 10/15/20 892 24 Pulaski Street,Southampton 6/3/20 969 97 Pelletreau Street,Southampton 8/6/20 894 154 Pulaski Street,Southampton 8/7/19 831 148 Wooley Street,Southampton 6/18/20 1078 44 Pulaski Street,Southampton 4/19/17 814 174 Wooley Street,Southampton 9/13/19 827 32 N.Wooley St.(cor.Pulaski St.)South. 3/9/17 1107 75 Halsey Avenue,Southampton 8/20/18 928 21 Van Brunt Street,Southampton 4/28/18 922 Mean$/SF 984 Mean$/SF 970 Median$/SF 969 Median$/SF 930 . � '► � 'fir ,�'� � /�' i10 1 1 145 PowellI and Adjacent Neighborhood to South 9 - r y �.a ' U Fi ure 3: View of 165' Monopole at Powell Ave., Southampton (C.O. 4/15/16) - % 77 Figure 4 Visihility of Monopole Viewed Between Two Residences on Pulaski Street, Southampton 10 Conclusions in summary, we offer the following conclusions: - The proposed Communications Facility is appropriate for the Property given that the application involves the mounting of panel antennas within a Concealment Pole, with the affixing of a fire department whip antenna atop said structure, on a commercial-zoned boatyard. In addition, the Concealment Pole and landscaped Compound with associated ground equipment will be located behind (to north) of an existing steel frame marine storage building, adjacent to a slightly elevated LIRR right-of-way, thereby screening said Compound from Main Road and nearby residences. - The proposed Communications Facility is designed to accommodate additional wireless carriers in the future, thereby eliminating the need for further wireless structures in the immediate neighborhood of Mattituck. - The Property, with its primary boatyard use, is well suited for the Communications Facility considering other factors and existing conditions that include proximity to an LIRR right-of-way and adjacent commercial and marine uses. In addition, the Property's immediate proximity to County- and Town-owned wooded preserve land will help to screen the Communications Facility from the nearest residential structures to the west. - No correlation was found between the presence of wireless communication facilities and declining property values in the various monopole studies we reviewed or carried out on residential communities in Suffolk and Nassau Counties, including the North Fork and East End of Long Island. - Therefore, the proposed Communications Facility, under the Special Exception standards of §280-73, §280-142 and §280- 143, meets the criteria of being situated to minimize its proximity and visibility to residential structures, 11 boundaries and landmarks designated by Town, federal and state agencies; that it is designed and situated to be compatible with the nature of uses on adjacent and nearby property; that other adequate conditions have been placed on the Communications Facility so as to minimize any potential impacts of the facility on adjoining properties; that the use of the Communication Facility will not prevent the orderly and reasonable use of adjacent properties or of properties in adjacent use districts , and similarly of those uses permitted and legally established in adjacent use districts; that the Communications Facility use will be in harmony and promote the general purposes and intent of 280- 142(D); that the use will be compatible with its surroundings, neighborhood and community in general, particularly with respect to visibility, scale and overall appearance; that the Communications Facility will fit within the character of existing and probable development of uses in the district, and is a peculiar, suitable use within the zoning district; and finally, that property values will be conserved given that the Communications Facility is a most appropriate and particularly suitable use of the land and site. 12 ADDENDA 13 Photo2raahs o Mae r a View Looking Northeast at Property from Main Road ph2t®_2. View Looking Northeast at Property from Main Road 14 fi� �P'� __ Vis`• w Photo 3: Property Looking South from LIRR in Direction of Proposed Wireless Site Y r= .rte=--.�� �:s.::.^'�.;=-• - � �.'t .tom., ��•ry.:`Y1�YA \. _ ... :. �� =% :.�l •r_�,;�.�:C3�•;,t, ti`s- ��� Photo 4: View of LIRR Tracks Running Immediately North of Proposed Wireless Site 15 .J AL•.I. 7 Photo 5: Associated Office& Sales Building Abutting to West of Property on Main Ave. 40 Photo 6: View of Associated Storage Lot Abutting to East of Property on Main Avenue 16 taim &ki" - Photo 7.: Albertson Marina Diagonally Opposite Property to Southeast along South Side of Main Avenue .h �1 ♦1 Y w f Photo 8: County-owned Wooded Land and Wetlands Opposite Property to South along Main Road 17 Pliot t 9: Town-owned Lands & Preserve Opposite Property to North,Abutting LIRR i Photo 10: Nearby Residence to West at 445 Budd's Pond Road. View is of Rear of Residence Looking Southwest from Main Road 18 ti - t, 11: Shoals Motel Further East of Property along South Side of Main Road h .i Shuttered Restaurant Further East of Property along North Side of Main Rd. 19 i Photo Road Facing West v OIL hP Photo • Road Facing East 20 �lY r_ r low tr— Photo 15: Google Aerial View of Property& Surrounding Area, Oriented Northwest 21 Suffolk County Tax Map Zm - to , . ,V �'o � .. ... :. - nwd.arws y0.� �♦ sou .• .� /r '�`' � � �•� � , ,w. .12 A.. h 2.2 . 3 mac\ •=� 111 lit ?� :r. e 1.2 AJ 2.3A(c) COUNTY OFSUF OLt,F�,' COUNTY `may'vQ y OF ..... .7'• ••. ••-�•••� I-.. COMTOF5IOFOIRO • -- -- _____ _� -- ------ .�4 rt.,l .I^r, n .®, ,. 056 22 Engineerin! 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I ilT i u� 3_ HL it -g I �� I I I I ly I I 1 3a PSI I �raa HE XYe< a �1 1 wit. — I I it�yL ;3 s� I JW 1 �OH I �JA I I 1 � �/— e 25 zg WIMP E �� � �__� Ila � �� Q�Q C w � �E g ^may e�6 § p •1 1� .i 9 L[ C' G i Jb 4 It o a g c pg< pp� �7Q, c G Ly !M IL 'a; �� Q ~t a gg aj @ L JL 4 W v1UUA �larnoaw�u A{l jiZO b5G 5�t iegg �" o�E � 4� m A• o �p � � �� Qo_ �? e6 b c b L � 5 - b a - 26 Engineering Drawings for DISH Wireless 33 I a q o ) egg •))))3 �2e E 0 ` ) !titftft f 3 Rig / $_El \ l ga 8s \\ • S$Y � � E8i JI �3b biia ca: ♦� (;t� qtr' bY� � '`z��n.� 1 \ If J O 1 ' I i I F"kH 1 a 3o ® e 27 ul OW lit �l I I 165;1 I I I i 28 I �J 212 N c 9 �a j II NT h � f 21 1 l � Ili 29 J Jzo pb yy3y3 u w o ` 1z m I � �.7 y �I e i aa1 �ka US Will � g I I i , I Iog U-1 f >s ge I j I el _ .. ---T....... .I.: .:+r{ir,'w;:;m�y/�,�;++;r�r i;r�i+a�xnnastitray.�r I a� p y i 30 CERTIFICATION I certify that, to the best of my knowledge and belief: 1 . the statements of fact contained in this report are true and correct. 2 . the reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions. 3. I have no present or prospective interest in the Subject property or personal interest or bias with respect to the subject matter of the report or the parties involved. I have performed no services as an appraiser, or in any other capacity, regarding the subject property within the three-year period immediately preceding the acceptance of this assignment. 4 . my engagement in this assignment was not contingent upon developing or reporting predetermined results. 5. my compensation for completing this assignment is not contingent upon the development or reporting of predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. 6. I made a personal inspection of the property, which is the subject of this report, on September 26, 2023. 7 . no one provided significant professional assistance to the person signing this report. Michael J. Lynch 31 ASSUMPTIONS AND LIMITING CONDITIONS This report has been made with the following general assumptions: 1 . No responsibility is assumed for the legal description or for matters including legal or title considerations. Title to the property is assumed to be good and marketable unless otherwise stated. 2 . The information furnished by others is believed to be reliable. However, no warranty is given for its accuracy. 3. All engineering is assumed to be correct. The plot plans, drawings, and illustrative material in this report are included only to assist the reader in visualizing the property. 4 . It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or structures that render it more or less valuable. No responsibility is assumed for such conditions or for arranging for engineering studies that may be required to discover them. The report has been made with the following general limiting conditions: 1 . The information contained in this report is specific to the needs of the client and for the intended use stated in this report. The appraiser is not responsible for the unauthorized use of this report. 2 . Possession of this report, or a copy thereof, does not carry with it the right of publication. It may not be used for any purpose by any person other than the party to whom it is addressed without the written consent of the appraiser, and in any event only with proper written qualification and only in its entirety. 3. The appraiser herein by reason of this appraisal is not required to give further consultation, testimony, or be in attendance in court with reference to the property in question unless arrangements have been previously made. 4 . Neither all nor any part of the contents of this report shall be disseminated to the public through advertising, public relations, news, sales, or other media without the prior written consent and approval of the appraiser. 32 MICHAEL_I. LYNCH Certified N.Y.S. General Real Estate Appraiser#46-1012 QUALIFICATIONS Real estate appraiser since 1981. President of Lynch Appraisal Ltd., located at 15 Dewey Street, Huntington,New York 11743. Appraised various types of real property on Long Island, New York City and Westchester County including multi-family dwellings, apartment buildings, commercial property, factories,warehouses, R&D buildings, office buildings, large residential estates, residential and commercial subdivisions, boat yards, and special- use properties. Prepared appraisals for use in estates, estate planning, feasibility studies, condemnation proceedings, tax certiorari, and matrimonial matters. Specialized in testimony such as special permits, area and use variances for properties. Applications have included proposed wireless communications sites, fast -food establishments, convalescent homes, gasoline service stations, convenience stores, multi-family residences, new construction, etc. Appeared as Expert Witness: Nassau County Supreme Court. New York Supreme Court. Town of Babylon Zoning Board of Appeals. Town of Babylon Planning Board. Town of Babylon Town Board. Town of Brookhaven Board of Zoning Appeals. Town of Brookhaven Planning Board. Town of Brookhaven Town Board. Town of East Hampton Planning Board. Town of East Hampton Zoning Board of Appeals. Town of Huntington Zoning Board of Appeals. Town of Huntington Planning Board. Town of Huntington Town Board. Town of Islip Town Board. Town of Islip Planning Board. Town of Islip Zoning Board of Appeals. Town of Riverhead Planning Board. Town of Riverhead Board of Zoning Appeals. Town of Shelter Island Zoning Board of Appeals. Town of Smithtown Board of Zoning Appeals. Town of Smithtown Town Board. LYNCH APPRAISAL LTD. 33 Appeared as Expert Witness (cont.): Town of Southampton Planning Board. Town of Southold Zoning Board of Appeals. Town of Southold Planning Board. Town of Oyster Bay Zoning Board of Appeals. Town of Oyster Bay Town Board. Town of North Hempstead Board of Zoning Appeals. Town of North Hempstead Town Board. Town of Hempstead Board of Zoning Appeals. Town of Hempstead Town Board. Town of Shelter Island Zoning Board of Appeals. Village of Atlantic Beach Zoning Board of Appeals. Village of Bayville Zoning Board of Appeals. Village of Brookville Board of Zoning Appeals. Village of Cedarhurst Board of Zoning Appeals. Village of Cove Neck Zoning Board of Appeals. Village of East Hills Zoning Board of Appeals. Village of East Rockaway Board of Appeals. Village of Farmingdale Board of Trustees. Village of Farmingdale Planning Board. Village of Floral Park Board of Trustees. Village of Freeport Planning Board. Village of Freeport Board of Zoning Appeals. Village of Garden City Zoning Board of Appeals. Village of Garden City Board of Trustees. Village of Garden City Planning Commission. Village of Great Neck Zoning Board of Appeals. Village of Great Neck Plaza Board of Trustees. Village of Great Neck Estates Zoning Board of Appeals. Village of Hempstead Zoning Board of Appeals. Village of Hempstead Personal Wireless Services Facilities Review Board. Village of Island Park Zoning Board of Appeals. Village of Lattingtown Zoning Board of Appeals. Village of Laurel Hollow Board of Zoning Appeals Village of Lawrence Zoning Board of Appeals. Village of Lynbrook Board of Trustees. Village of Lynbrook Zoning Board of Appeals. Village of Malverne Board of Trustees. Village of Manorhaven Board of Zoning Appeals. Village of Massapequa Park Zoning Board of Appeals. Village of Matinecock Zoning Board of Appeals. Village of Mill Neck Board of Zoning Appeals. Village of Mill Neck Planning Board. Village of Mineola Board of Trustees. Village of Munsey Park Board of Trustees. LYNCH APPRAISAL LTD. 34 Appeared as Expert Witness (cont.): Village of New Hyde Park Board of Trustees. Village of New Hyde Park Zoning Board of Appeals. Village of North Hills Zoning Board of Appeals. Village of Muttontown Board of Trustees. Village of Muttontown Board of Zoning Appeals. Village of Old Brookville Zoning Board of Appeals. Village of Old Westbury Board of Zoning Appeals. Village of Oyster Bay Cove Board of Zoning Appeals. Village of Oyster Bay Cove Board of Trustees. Village of Oyster Bay Cove Planning Board. Village of Port Washington North Zoning Board of Appeals. Village of Rockville Centre Zoning Board of Appeals. Village of Roslyn Board of Trustees. Village of Roslyn Harbor Zoning Board of Appeals. Village of Sands Point Board of Zoning Appeals. Village of Sea Cliff Zoning Board of Appeals. Village of Upper Brookville Board of Trustees. Village of Upper Brookville Zoning Board of Appeals. Village of Valley Stream Board of Zoning Appeals. Village of Westbury Board of Trustees. Village of Westbury Zoning Board of Appeals. Village of Williston Park Board of Trustees. Village of Williston Park Zoning Board of Appeals. Village of Asharoken Zoning Board of Appeals. Village of Huntington Bay Zoning Board of Appeals. Village of Islandia Board of Trustees. Village of Islandia Zoning Board of Appeals. Village of Lloyd Harbor Board of Trustees. Village of Lloyd Harbor Planning Board. Village of Lloyd Harbor Zoning Board of Appeals. Village of Northport Board of Zoning Appeals. Village of Northport Board of Architectural &Historic Review. Village of East Hampton Zoning Board of Appeals. Village of Amityville Zoning Board of Appeals. Village of Lindenhurst Zoning Board of Appeals. Village of Lake Grove Zoning Board of Appeals. Village of Bellport Board of Trustees. Village of Patchogue Planning Board. Village of Patchogue Zoning Board of Appeals. Village of Port Jefferson Board of Trustees. Village of Quogue Zoning Board of Appeals. Village of Southampton Board of Architectural Review &Historic Preservation. Village of Southampton Planning Board. Village of The Branch Zoning Board of Appeals. Village of Head of the Harbor Board of Trustees. LYNCH APPRAISAL LTD. 35 Appeared as Expert Witness (cont.): Village of Westhampton Beach Board of Trustees. Village of Westhampton Beach Architectural Review Board. City of Glen Cove Planning Board. City of Glen Cove Zoning Board of Appeals. City of Long Beach Zoning Board of Appeals. PARTIAL LIST OF MUNICIPAL CLIENTS Town of Oyster Bay (Office of Town Attorney) Town of N. Hempstead (Community Development Agency) Village of Muttontown Village of Centre Island Village of Upper Brookville Locust Valley Water District EDUCATION Hofstra University, Hempstead,New York: BBA - Management(1983); MBA - Banking & Finance (1991). TECHNICAL TRAINING NYS Department of State Real Estate General Appraiser Certification#46000001012, Expiration 12/21/24 ppnraisal Institute Real Estate Appraisal Principles - Exam#lA-1. Basic Valuation Procedures - Exam#1A-2. Capitalization Theory and Techniques, Part A, - Exam#113-A. Capitalization Theory and Tech. Part B, - successfully challenged Exam #113 B. Case Studies in Real Estate Valuation- successfully challenged Exam#2-1. Standards of Professional Practice,Part A (USPAP) - Exam#1410 Standards of Professional Practice, Part B - Exam #I1420 McKissick 7-Hour National USPAP Update Course (11/18/22) Columbia Society of Real Estate Appraisers Fair Housing, Fair Lending (9/12/22,9/14/22) LYNCH APPRAISAL LTD.