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HomeMy WebLinkAbout#7793-hotel_20230427082429. AVA(( consulting engineers March 2, 2023 Southold Town Planning Re: Mattituck Hotel 53095 Route 25 Hotel Use and Code Clarification PC Box 1179 Southold, NY 11971 Att: Heather Lanza, AICP Dear Ms. Lanza, This letter was prepared in response to your email dated March I It addressed to our client, requesting clarification related to the Maffituck Hotel project's compliance to Town Code and hotel use land requirements. The Zoning Compliance Table and Site Statistics Table provided on our "Alignment and Materials Plan", sheet C-4.2, shows compliance to the Southold Town Code Section 280-35 B(4). This Code Section states the following requirements for calculating the maximum number of hotel guest units: "The maximuin number of guest units shall be: 111 One unit per 6,000 square feet of land without public water or sewer, 121 One unit per 4,000 square feet of land with public water and sewer," The gross land area within the property boundary is 515,275 SF (11.83 acres). Accounting for wetlands at 18,426 SF and easements at 11,621 SF, which we are considering to be undevelopable land for the purposes of this calculation, the remaining developable land is 485,210 SF. At 4,000 SF per unit, the yield is 121. 3 units and the project is proposing 121 hotel units, which is in compliance with the Code requirements. The project is proposed with a dedicated public water service from Suffolk County Water Authority to serve the development, as well as its own dedicated wastewater treatment facility, sized and designed to meet New York State Department of Environmental Conservation and Suffolk County Department of Health Department Standards. Please note that the Code section uses the term "public water and sewer" and there is no reference to "community water and sewer" in the Code. In addition, the Town's consultant, Nelson, Pope & Voorhis, LLC, agreed with this definition in their March 20, 2020, comment letter which states: "Since the project will connect to a public water supply and an on-site sewage treatment facility will be installed to conform to SCDHS density flow requirements, no more than one guest room per 4,000 SF of land is permitted." 1010 Route 112, Suite 200, Port Jefferson Station, NY 11776 1 Tel: (631)476-0600 I Fax: (631)476-0606 Mattituck Hotel-Ltr to Southold March 2, 2023 . Page 2 of 2 Should you have any questions, please don't hesitate to contact the undersigned at your convenience. Sincerely, HAYDUK ENGINEERING, LLC 144qavz� Stephen A. Hayduk, P.E. cc: D'Wayne Prieto-Mattituck Hotel Development, LLC r"!'ILLIAM C. GOGCINS Attorney at Law 13235 Main Road, P.O. Box 65 Mattituck, New York 11952 Phone: (631) 298-4818 Fax: (631) 298-4214 Email: gogginslaw@gmail.com Re: 9025 Main Road, LLC Area Variances Premises: 9025 Main Road, Mattituck,New York 11952 SCTM No.: 1000-122.00-06.00-022.001 Suffolk County Code: SCSC Article 6 (1980)ties communal sewering requirements to SCDHS standards which limit nitrogen contribution for non-sewered developments to the equivalent of two single-family units per 40,000 sq . ft . in groundwater management zones (GMZs) III, V or VI, and one single-family unit per 40,000 sq . ft . in all other GMZs . For other than single-family homes, the SCDHS has provided Article 6 density design loading rates for a range of common commercial facilities and other residential applications . A 1995 Article 6 amendment included provisions to permit the transfer of the appropriate density equivalent from existing undeveloped open space controlled by the applicant to land proposed for development . Article 6 empowers SCDHS to adopt standards for on-site sewage disposal systems (OSSDS) . Community Sewage Treatment System. A system utilized for the collection and disposal of sewage or other waste of a liquid nature, including the various devices for the treatment of such wastes, serving more than one parcel, whether owned by a municipal corporation, private utility, or otherwise. A community sewage treatment system requires acceptance by the Suffolk County Sewer Agency. § 240-47 Wastewater treatment systems. All wastewater treatment systems shall be installed in accordance with plans approved by the Suffolk County Health Department. Such systems shall provide each residence and other structures containing plumbing fixtures with an adequate and safe method of sewage treatment. Where a public sewage treatment system is not available, an adequate private wastewater treatment system, approved by the Suffolk County Health Department, shall be provided. § 240-48 Water supply systems. All water supply systems shall be installed pursuant to plans approved by the Suffolk County Health Department. Such systems shall be designed to provide a sufficient supply of potable water, under adequate pressure, to all outlets, including, but not limited to, residences, other structures, drinking fountains, hose connections, hydrants. Where a public water supply system is not available, an adequate private water supply system, approved by the Suffolk County Health Department, shall be provided. 'own of Southold, NY General Business (B) District 3/22/23, 2:47 PM Added 1-10-1989 by L.L.No.1-1989113] i] Editor's Note:Editor's Note:This local law also repealed former Art,X,Tourist Camps,Camp Cottages and Trailers. § 280-47 Purpose. "he purpose of the General Business(B)District is to provide for retail and wholesale commercial development and limited ,ffice and industrial development outside of the hamlet central business areas, generally along major highways. It is esigned to accommodate uses that benefit from large numbers of motorists,that need fairly large parcels of land and that iay involve characteristics such as heavy trucking and noise. § 280-48 Use regulations. Amended 5-9-1989 by L.L.No.6-1989;8-1-1989 by L.L.No.15-1989;8-13-1991 by L.L.No.19-1991;7-13-1993 by L.L.No. 1-1993;5-16-1994 by L.L.No.9-1994;11-29-1994 by L.L.No.26-1994;12-27-1994 by L.L.No.30-1994;2-7-1995 by L.L. lo.3-1995;10-17-1995 by L.L.No.21-1995;11-19-2002 by L.L.No.7-2002;5-6-2003 by L.L.No.9-20033 i the B District,no building or premises shall be used and no building or part thereof shall be erected or altered which is rranged,intended or designed to be used,in whole or in part,for any uses except the following: Permitted uses.The following uses are permitted uses and,except for those uses permitted under Subsection A(1), (12)and (13)hereof,are subject to site plan approval by the Planning Board: (1) Any permitted use set forth in and regulated by§280-13A(2)and (3)of the Agricultural-Conservation District. (2) Any permitted use set forth in and regulated by§280-45A(3) to (22) of the Hamlet Business District,except Subsection A(7)as applicable in the Business District is herein modified as follows: [Amended 6-20-2006 by L.L.No.8-2006;4-22-2008 by L.L.No.3-2008] (a) Retail stores, up to a maximum of 8,00o total square feet of gross floor area in any building (excluding unfinished basement and attic areas), notwithstanding the provisions of the Bulk Schedule for Business, Office and Industrial Districts.[']Such retail stores greater than 4,000 total square feet shall comply with the retail building standards for B Districts listed below,in addition to the site plan requirements of this chapter. [t] Building massing and facade treatment. [a] Variation in massing. [i] A standardized building mass shall be prohibited. For purposes of this subsection,the term "standardized"shall include an array of architectural elements,layout,design,logos or similar exterior features that have been applied to four or more retail buildings nationwide. [ii] Exterior building walls facing side yards shall include materials and design characteristics consistent with those on the front of the building. [iii] Building walls that face public streets, connecting pedestrian walkways, or adjacent development shall meet the following standards: [A] Facades shall be subdivided and proportioned using features such as windows, entrances,arcades,arbors,awnings,trellises with vines,or alternate architectural detail that defines human scale,along no less than 60%of the facade. [b] Awnings. [i] Awnings shall be no longer than a single storefront. [ii] Fabric awnings and canvas awnings with a matte finish are permitted.Awnings with high-gloss finish and illuminated,plastic awnings are prohibited. [c] Customer entrances.Retail buildings shall have clearly defined,highly visible customer entrance(s) featuring no less than three of the following: [1] Canopies or porticos; [ii] Overhangs; [iii] Recesses/Projections; [iv] Arcades; :tps://ecode360.com/5162531 Page 1 of 7 town of Southold,NY General Business (B) District 3/22/23,2:47 PM [v] Raised corniced parapets over the door; [vi] Peaked roof forms; [vii]Arches; [viii]Outdoor patios; [ix] Display windows; [x] Architectural detail such as tile work and moldings integrated into the building structure and design;or [xi] Integral planters or wing walls that incorporate landscaped areas and/or places for sitting. [d] Buildings containing a drive-through or drive-up window are prohibited. [2] Building materials. [a] All primary buildings should be constructed or clad with materials that are durable,economically maintained,and of a quality that will retain their appearance over time,including,but not limited to, natural or synthetic stone; brick; stucco; integrally colored, textured, or glazed concrete masonry units or glass. [b] Exterior building materials shall not include the following: [i] Smooth-faced gray concrete block, painted or stained concrete block, unfinished tilt-up concrete panels. [ii] Field-painted or pre-finished standard corrugated metal siding. [3] Signage. [a] Advertisements,including trademark logos and service marks,may not be affixed,painted or glued onto the windows of the business or onto any exterior structures, including waste disposal receptacles and flags. [b] Florescent and backlit signs located within or on a building or structure and facing an exterior public space are prohibited. [4] Site design. [a] The principal building entrance shall face the primary street frontage and/or sidewalk where practical. [5] Off-street parking. [a] No greater than 309'6 of the off-street parking spaces provided for all uses contained in the development's building(s) shall be located between the front facade of the building(s) and the primary abutting street.Adequate parking shall be provided in accordance with that required by Article XVIII of this chapter of the Town of Southold Town Code. [b] Parking areas shall be screened from adjacent properties,streets and public sidewalks,pursuant to §280-95,Landscaped parking area. [1] Editors Note:The Bulk Schedule for Business Office and Industrial Districts is included at the end of this chapter. (3) Wholesale businesses, private warehousing and public warehousing, and building material storage and sale, but excluding storage of coal,coke,fuel oil or junk. (4) Building,electrical and plumbing contractors'businesses or yards. (5) Cold storage plants,baking and other food processing and packaging plants that are not offensive,obnoxious or detrimental to neighboring uses by reason of dust,smoke,vibration,noise,odor or effluent. (6) Wholesale or retail sale and accessory storage and display of garden materials, supplies and plants, including nursery operations, provided that the outdoor storage or display of plants and materials does not obstruct pedestrian flow or vehicular traffic and does not occur within three feet of the property line. (7) Wholesale/retail beverage distribution. (8) Funeral homes. ittps://ecode360.com/5162531 Page 2 of 7 3/LL/LJ,4'i/ YIVI own of Southold, NY General Business (B) District (9) Train or bus stations. (io)`Telephone exchanges. (11) Wineries which meet the following standards: (a) It shall be a farm winery licensed under New York State law from which wine made from primarily Long Island grapes is produced and sold. (b) It shall obtain site plan approval. (c) It shall have retail sales on site. (12) One-family detached dwelling,not to exceed one dwelling on each lot. (13) Two-family dwelling,not to exceed one dwelling on each lot.The dwelling must be occupied by the owner of the property. (14) Convenience storesP] [Added 11-4-2009 by L.L.No.14-2009] [2] Editor's Note:Former Subsection A(iS),Transient rental properties,which immediately followed was repealed i-iB- 2022 by Res.No.2022-777,which resolution repealed L.L.No.22-2027. B. uses permitted by special exception by the Zoning Board of Appeals.The following uses are permitted as a special exception by the Board of Appeals as hereinafter provided, except Subsection B(17),which may be permitted as a special exception by the Planning Board,and all such special exception uses except Subsection 8(18) shall be subject to site plan approval by the Planning Board. [Amended 6-20-2006 by L.L.No.8-2006;12-5-2017 by L.L.No.20-2017;6-7-2022 by L.L.No.5-2022] (1) Any special exception use as set forth in and regulated by§280-13B(2)to(12),except wineries are not required to be in connection with a vineyard. (2) Hotel or motel uses as set forth in and regulated by§280-35B(4) of the Resort Residential(RR) District,except that the minimum lot size shall be three acres. (3) Bed-and-breakfast enterprises or boarding and/or tourist homes as set forth in and regulated by§280-13B(14) of the Agricultural-Conservation District,except that no site plan approval is required. (4) Tourist camps as regulated by Chapter 253,Tourist and Trailer Camps,of the Town Code. (5) Research, design or development laboratories, provided that any manufacturing shall be limited to prototypes and products for testing. (6) Fully enclosed commercial recreation facilities, including but not limited to tennis clubs, skating rinks, paddle tennis,handball and squash facilities,dance halls,billiard parlors,bowling alleys,health spas and clubs and uses normally accessory and incidental to commercial recreation,such as locker rooms,eating and drinking facilities and retail sale of goods associated with the particular activity. (7) Laundry or dry-cleaning plants,subject to the following conditions: (a) All processes and storage shall be carried on within an enclosed building. (b) All fluids used in processing shall be recycled,and the overall facility shall be designed,located and operated to protect surface waters and the groundwater reservoir from pollution. (8) Fraternal or social institutional offices or meeting halls(nonprofit). (9) Take-out restaurants, provided that eating on the premises of the take-out restaurant shall be permitted only inside the structure or in areas specifically designated and properly maintained outside of the structure and where the minimum lot size for a freestanding structure is 40,000 square feet. (1o) Drinking establishments. (11) Automobile laundries. (12) Public garages,gasoline service stations,new and used motor vehicle lots,vehicle sales and rental,including the sale of recreation vehicles and trailers and boat sales,with accessory repair facilities,all subject to the following requirements: (a) Entrance and exit driveways shall have an unrestricted width of not less than 12 feet and not more than 30 feet and shall be located not less than to feet from any property line and shall be so laid out as to avoid the necessity of any vehicle backing out across any public right-of-way. Page 3 of 7 https://ecode360.com/5162531 rown of Southold,NY Resort Residential (RR) District 3/22/23,2:47 PM :Added 1-10-1989 by L.L.No. 1-19891111 1] Editors Note:This local law also repealed former Art.Vl,B Light Business District,as amended. § 280-34 Purpose. the purpose ofthe Resort Residential(RR)District is to provide opportunity for resort development in waterfront areas or )they appropriate areas where, because of the availability of water and/or sewers, more intense development may occur :onsistent with the density and character of surrounding lands. § 280-35 Use regulations. n the RR District,no building or premises shall be used and no building or part of a building shall be erected or altered vhich is arranged,intended or designed to be used,in whole or in part,for any use except the following: k. Permitted uses. (1) Any permitted use set forth in and as regulated by§280-13A of the Agricultural-Conservation District,except that wineries are excluded. [Amended 11-29-1994 by L.L.No.26-1994] (2) Bed-and-breakfast uses as set forth in and as regulated by§280-13B(14). [Added 2-7-1995 by L.L.No.3-1995] 3. Uses permitted by special exception by the Board of Appeals.The following uses are permitted as a special exception by the Board of Appeals as hereinafter provided and are subject to site plan approval by the Planning Board: [Amended 7-5-1989 by L.L. No. 13-1989; 8-1-1989 by L.L. No. 15-1989; 12-27-1994 by L.L. No. 30-1994; 2-7-1995 by L.L.No.3-1995] (1) Any special exception use set forth In and as regulated by§280-13113(1), (6), (7) and (13) of the Agricultural- Conservation District. (2) Marinas for the docking,mooring or accommodation of noncommercial boats. (3) Yacht clubs. (4) Transient hotels or motels, resort hotels or motels or conference facilities, provided that the following requirements are met: (a) Minimum parcel size shall be five acres. (b) The maximum number of guest units shall be: [1] One unit per 6,000 square feet of land without public water or sewer. [2] One unit per 4,000 square feet of land with public water and sewer. (c) No music,entertainment or loudspeaker system shall be audible from beyond the property line. (d) The maximum size of a guest unit shall be 600 square feet. (s) Tourist camps as regulated by Chapter 88,Tourist and Trailer Camps,of the Town Code. (6) Freestanding restaurants. :. Accessory uses.The following uses are permitted as accessory uses and, except for residential accessory uses and signs,which are governed by Article XIX,are subject to site plan review: [Amended 5-9-1989 by L.L.No.6-1989] (1) Any accessory use set forth in and as regulated by§280-13C(1) through (7) of the Agricultural-Conservation District.'] [1] Editors Note:Former Subsection C(2),regarding regulated signs,which previously followed this subsection,was repealed 17-2g-1994 by L.L.No.25-7994•For current sign provisions,see Art.XIX,Signs. (2) Sanitary and laundry facilities. (3) Accessory uses set forth in and as regulated by§280-22C(2)of the Hamlet Density Residential District. § 280-36 Bulk, area and parking regulations. xcept as otherwise provided herein,no buildings or premises shall be used and no building or part thereof shall be erected ttps://ecode360.com/5162310#5162310 Page 1 of 2 7� z z m C) C) C) o io c n� N N N :V po � C � rL coo C fD Co d < `C '<R. 0. 0. a a c4 a O C7 W Pi O c o o °c ao rro IOO C 70 IM 10 0 0 0rD c g CDf o ° c _ c ° F = ° Er 0 0 0 - o o c Q. s o° a o o o c u]a 3 c c °= w V°�' `� �� w j o 0 0 �` B 8 e `y° o �. c O 'O d G N ? C F R c m• a cro ID �j C C Co= c a n CD ° ° ° " =° `° y y a ° rn n y � [D ] C C y n Fr d v O 0 N (D 0 n b OCD O u d cD c, � Z e �b a o o 00 pr = zzg zzC) �. 9 t• F aaa aaa aao aaa ClCD 00 O c No p a o d 3 Oo o C) o o p n 3 O g g y x 00 b N oS. CDg(0 CD g CD CD CD � � 41 � � "I W p �, rya N c ? ? P o00 000 000 o c m r4 — o00 = f9 ti 0 0 0 0 0 0 0 0 0 o ti A p 0 0 0 0 0 0 0 0 0 0 Z o ° o g g g o 0 0 0 C. 0 0 0 0 o m �y � z A w b e > 00 aa vaa aaa goo g a :. � 7 CD CD CD CD N 0 ►w O — W d CD N 't y r w O � 000 aaa aaa goo o z la. O O O O N w o 0 G7 c UQ CD Q. 0 0 0 z z z z Z, z z z z O goCD o aaa aaa aaa o _ � 0 a� 41 s - d 0 FD 00o zzz zzz zzz = ry ggg aaa aaa aaa g �� w o .' N CL — O O O. G1 COUNTY OF SUFFOLK (a STEVEN BELLONE SUFFOLK COUNTY EXECUTIVE DEPARTMENT OF HEALTH SERVICES GREGSON H. PIGOTT, MD, MPH Commissioner Alan Cardinale Jr December 3, 2022 10095 MAIN ROAD, UNIT 4 Notice#: 1 MATTITUCK, NY 11952 THE MATTITUCK HOTEL Tax Map: 100012202001 Record ID: C-22-0299 Alan Cardinale Jr, Notice of Incomplete Application MAR 2 4 2023 ZONING 60ARD OFAPP6qLS This office has reviewed your application for the above referenced project. The following will be required prior to any further processing of the application for approval to construct: 1) SEQRA determination and Planning Board/Zoning approvals from Town. 2) Covenant required - Language TBD upon further review of Site plan and Engineering Report. 3) NYSDEC and Town wetlands permits or letters of non-jurisdiction. 4) Office of Water Resources Siting review and approval. 5) Approval from the Office of Pollution Control for sanitary abandonment and proposed swimming pool. 6) Clarify if multiple property owners are involved; review/approval from SCDPW may be required along with a fully executed sewer agency contract. 7) Letter of Credit: 65% and 35% of estimated construction cost. Instruction package may be requested from reviewer. 8) SPDES - D form with original signature and SPDES reduced site plan. 9) Public water availability letter. 10) $1/GP Fee in the amount of $30,0000.00 11) Provide a water distribution system design report demonstrating adequate pressure will be maintained under all anticipated flow conditions. The report should specify all water fixture units, associated demand (GPM), needed fire flow using ISO method, hydrant flow data (with and without fire flow), and a riser diagram. 12) Floor plans for each proposed building. 13) Comment letter regarding design documents may be retrieved from the Accela Citizens Access Portal (i.e. engineering report & site plans). 14) STP detailed plans and technical specifications may be submitted after acceptance in concept of the engineering report. DIVISION OF ENVIRONMENTAL QUALITY-OFFICE OF WASTEWATER MANAGEMENT 360 Yaphank Avenue,Suite 2C,Yaphank, NY 11980 (631)852-5700 1 Fax(631)852-5755 Page 1 of 2 To avoid delays in the processing/approval of your application, p,,,erwork and documents should be submitted using the online portal. Electronic submission will ensure priority processing. Please note that alterations of surveys/plans must be made by a licensed design professional or surveyor and be properly certified. Photocopies of documents and penciled in corrections are not acceptable. Please do not hesitate to call (631) 852- 5700 with any questions. Regards, Collin Ewald Assistant Public Health Engineer Trainee CC: STEPHEN HAYDUK DIVISION OF ENVIRONMENTAL QUALITY-OFFICE OF WASTEWATER MANAGEMENT 360 Yaphank Avenue,Suite 2C,Yaphank, NY 11980 page 2 of 2 ''' ' (631) 852-5700 I Fax(631)852-57SS oEyEy$p3 q ay Hpy a!al 71sysy19 0 g gygP,aa 1p Sm g1 �7i5f '&&ilF = m s102 m i gw p R 2 egeg $h N — - - - 8 ' � � C a � . qq Q b ` 3 * i lnnlM b �` Q N o p` oz •x r ppp � f n nnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnn y 000,'oN',°NmwN�a>wrm.,�uti NFAo�iuN�N�-oo .Z m 2_�__Papo zy R4 4,g�Zoo Ri zii oo'-"n��Wk GGGGGGGGnnnn z� nc� zziizai� � 44�g�� ne ml MR g4 �3 ��^^Illlgi m MAR 2 4 2023 NA-I Yp R� ce� Ap FgAQg�7(gr qe asd �. a P v p =��m a §'� a R� �s x � " 65 EFF ' ¢p s L $� � ' 9 � 3. 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' / / - •-_ ��� � �,\ F eye � a .I b � I I gg � p P I'lqill - I' fl F !fie 4 ?V2 - #I ? : GRADING AND DRAINAGE PLAN mm rsana nx,s°ro zoo,aonxn.w�s.u°n rry nna MATTRUCK HOTEL CEVM-QPMEMT.LLC r°i ryail�oaeoo�Fa lmil.�aaaa k roeaMv PgM,tr+ �-.. s��cx TM r+_w z-a i 1• R 0 C Z-C 4- 1 1; c z Ll 41 0�01.1;1 511*1*1 .1 1+1 il 0 1*1+1131 od 11111 ltla Of I I I fl-0 d I t t it d 1 .1 Twit b i 2 1 2 1 2 g ;w -I- - -klfl 111 411 t 111 11. 2 10 '5 11 1 iii.iii 1 A. It i 5 2 It a,Ic It It a,It .qmmm Z m, el 3 P. 1 21 . a1.It'a%, I Till I I If I i All Rh(luv rz D MAR 2 4 2023 ZONING WARD OFAPPEALS DRAINAGE STRUCTURE SCHEDULE I0 I lz I-­_­M r1 11176 MATTITUCK HOTEL DEVELOPMENT,LLC a SF�g g ti9�y Mom- _ 4 pp�'9 "J� - k k•" a yk x x"� x- o �q4q � sr° ° �" 6 .%:L x •S� %L x. x/%'Y � C I.x "���q ;'.` : n•'M_%�%- r " "Y .1,1X� � "%„ -x�`Lw`rKVq � C 41 P, E f;g 4x C• "�%x x " "K C �.�� L %" "x.« '��*•x xa �e rilt jr N'% Ly C x C % : y s . 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V'11 VW ill Nil a. oil Am P"Ag t 050 FA DETAILS WATER AND SEWER MATTITUCK HOTEL DEVELOPMENT,LLC Nmmmimmv VJIu _ e € E 8 r+ f o i y 8 Sb 11 I 'PIE tik =iiiNa Yn �� ��$�'acE s�aLL�'sfi 3� mMu�hur ggtr 8 AN _ �Y{pppp% gp9 > '1 IIIIf tF y Al k= iQ 31 ' Fo ng � U a .� , s �e IT i 2 ZONING BOAR D 6F,APPF4LS DETAILS I [n] ` ��tiL�'¢►rga DRAINAGE y - ,moe�ue n:,sw�zaa am dere��sim��in nns MATTITUCK HOTEL DEVELOPMENT,LLC Tci 1W+l nraotoolFa l�+l ns osoa Y i MATE UC h�OF SOtlIHOL❑ .�„4•� —} — - SUFFCLK N •�pl� 4 ' Srf 3 • ���� N., o� �4 �a tlP� �x �y4�� 'f 3•M �aT pFR Q� C A t On as a 'Y aRS w 2 ON 6 P4 ; � 4 a '14�I Ew �._..• � i A � � q 191 .fi F py�i :r �pya � ��• '�u�- g D �l rl §"�u�ap a z �_;! of 4 ? DETAILS MISC UTILITY 100 eoN.nz s.11-Nrl NY 11776 e MATTITUCK HOTEL DEVELOPMENT,LLC wnswvn T•�(6]17<J6llC-0OI Fn.(WQ 4I6d6C6 9VFFq, �Q(1f<tt tiEW TOkK Ic r •. zz 85 ka� A en �6 a� s � ``ON 4g ga 17, Lys - �u •'i qL p rti_• m a r5i xli S4 y 3 YI �l N, ;0 nit ei IN IN J .. pollx. 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