HomeMy WebLinkAboutHarbor View
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PLANNING BOARD MEMBERS
Benneu Orlowski, Jr.. Chairman
George Ritchie Latham, Jr.
Richard G. Ward
Mark S. McDonald
Kenneth L. Edwards
SCOTT L HARRIS
Supervisor
Telephone (516) 765-1938
PLANNING BOARD OFFICE
TOWN fF SOUTHOLD
I
I
Town Hall. 53095 Main Road
P.O. Box 1179
Soulhold. New York 11971
Fax (516) 765-1823
TO:
I
All Involved Agencies I
Bennett Orlowski, Jr'iChairman $0 f!mIs
Scoping Session for
Harbor View Realty SC *1000-53-5-12.5
RECEIVED
APR .~ 1992
FROM:
Southolr! T -"'~ rr~.k
RE:
DATE:
April 1, 1992
A Scoping Session has been set for 9:30 A.M., Wednesday, April
8, 1992, for the above mentioned subdivision application. The
meeting will be held in the conference room of the Town Hall
which is located on the Main Road in Southold.
A copy of the Positive
under separate cover.
for your convenience.
Declaration may have been sent to you
Another copy is enclosed with this letter
If you are unable to attend the Scoping Session, please send any
comments you may have as to items you wish addressed in the
Draft Environmental Impact Statement, to the Planning Board
office. The Board's facsimile number is 765-1823.
If you have any questions, please contact the Planning Board
office at 765-1938.
Ene 1.
cc: John M. Bredemeyer, III, President, Board of Town Trustees
Robert DeLuca, Suffolk County Dept. of Health Services
Roger Evans, NYSDEC - Stony Brook
Thomas Jorling, NYSDEC - Albany
William Barton, NYS Dept of State
Joseph J. Seebode, Chief, Regulatory Branch,
U.S. Army Corps of Engineers
James Monsell, Greenport Utilities
Judi th T. Terry, Town Clerk v
Public Bulletin Board
Michael P. Bontje, President, B. Laing Associates
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PLANNING BOARD MEMBERS
Bennett Orlowski. Jr.. Chairman
George Ritchie LlIham. Jr.
Richard G. Ward
Mark S. McDonald
Kennelh L. Edwards
SCOTT L. HARRIS
Supervisor
Town Hall. 53095 Main Road
P.O. Box 1179
Soulhold, New York 11971
Tekphone (516) 765-1938
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
Fax (516) 765-1823
State Environmental Quality Review
POSITIVE DECLARATION
Notice of Intent to Prepare a Draft EIS
Determination of Significance
March 16, 1992
This notice is issued pursuant to Part 617 of the
implementing regulations pertaining to Article 8 (State
Environmental Quality Review Act) of the Environmental
Conservation Law.
The Southold Town Planning Board, as lead agency, has
determined that the proposed action described below may have a
significant effect on the environment and that a Draft
Environmental Impact Statement will be prepared.
Name of Action:
Proposed Major Subdivision
Harbor View Landing
SEQR Status:
Type 1
Description of Action
Residential clustered subdivision.
10 single family lots on 83.117 acres.
Lot sizes range from 55,334 to 106,510 square feet in area.
Homeowners Association will own some of the remaining land.
, The rest of the land is proposed for dedication to the
Town, Nature Conservancy or similar organization.
Location:
Southeast of Main Road
Greenport, Town of Southold
SCTM# 1000-53-5-12.5
Zoning District: Low-Density Residential R-80
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Harbor View Realty
Positive Declaration
March 16, 1992
Page 2
Reasons Supporting This Determination:
The applicant has provided the lead agency with a Long
Environmental Form and an Appendix to the Long
Environmental Assessment Form. The LEAF and the Appendix
have been reviewed by the Planning Board, the Planning
Board's Environmental Consultant, and other involved
agencies.
Several questions have arisen with respect to the
in~ormation contained in the LEAF, the Appendix and the
accompanying map, that must be clari~ied. However, the
Planning Board, as lead agency, has determined that over
and above these unanswered questions, there are certain
aspects o~ the project that may signi~icantly e~fect the
environment, and that a Draft Environmental Impact
Statement must be prepared.
The scope o~ the DEIS is to include, but not be limited to:
the environmental impacts of the road construction, the
potential adverse effects of the project on the wetlands,
the use of the areas slated ~or docks/moorings, the
potential number of boat docks/moorings, and the effects o~
the project in regard to the area designated as a Coastal
Fish and Wildlife Habitat.
For Further Information:
Contact Person:
Bennett Orlowski, Jr.
Chairman Southold Town Planning Board
Main Road
Southold, New York 11971
(516)-765-1938
A Copy of this Notice Sent to:
John Bredemeyer, III, President, Board of Trustees
Robert DeLuca, Suffolk County Dept. of Health Services
Roger Evans, N.Y.S.D.E.C - Stony Brook
Thomas Jorling, N.Y.S.D.E.C. - Albany
William Barton, N.Y.S. Dept. of State
Joseph J. Seebode, Chief, R~gulatory Branch,
U.S. Army Corps of Englneers
James Monse1l, Greenport Utilities
Judith Terry, Southold Town Clerk
Public Bulletin Board
Michael P. Bontje, President B.Laing Associates
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7;lf - //1-
PLANNING BOARD MEMBERS
Bennen Orlowski. Jr.. Chairman
George Ritchie Latham. Jr.
Richard G. Ward
Mark S. McDonald
Kenneth L. Edwards
SCOTT L. HARRIS
Supervisor
Telephone (516) 765-1938
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
Town Hall. 53095 Main Road
P.O. Box 1179
Southold. New York 11971
Fax (516) 765-1823
TO:
All Involved Agencies
Bennett Orlowski, Jr., Chairman SOfil1/&
Seoping Session for
Harbor View Realty SCTM#1000-53-5-12.5
RECEIVED
APR S 1992
FROM:
RE:
SOllthnl'! T "...~ rlD.k
DATE:
April 3, 1992
The Scoping Session that was set for 9:30 A.M., Wednesday, April
8, 1992 has been cancelled. The new meeting has been scheduled
for 9:30 A.M., Wednesday, April 15, 1992 in the conference room
of the Town Hall which is located on the Main Road in Southold.
If you are unable to attend the Scoping Session, please send any
comments you may have as to items you wish addressed in the
Draft Environmental Impact Statement, to the Planning Board
office. The Board's facsimile number is 765-1823.
If you have any questions, please contact the Planning Board
office at 765-1938.
cc: John M. Bredemeyer, III, President, Board of Town Trustees
Robert DeLuca, Suffolk County Dept. of Health Services
Roger Evans, NYSDEC - Stony Brook
Thomas Jorling, NYSDEC - Albany
William Barton, NYS Dept of State
Joseph J. Seebode, Chief, Regulatory Branch,
U.S. Army Corps of Engineers
James Monsell, Greenport Utilities
Judith T. Terry, Town Clerk ~
Public Bulletin Board
Michael P. Bontje, President, B. Laing Associates
ot.
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JUDITH T. TERRY
TOWN CLERK
REGISTRAR OF VITAL STATISTICS
OFFICE OF THE TOWN CLERK
TOWN OF SOUTHOLD
Town Hall, 53095 Main Roa'
P.O. Box 1179
Southold, New York 11971
TELEPHONE
(516) 765-1801
March 25, 1987
Southold Town Planning Board
Southold Town Hall
Southold, New York 11971
Re: Harbor View at Mattituck
Gentlem en:
In response to our previous correspondence' with respect to the
refund of part of the inspection fee for the Harbor View Subdivision,
please be advised that the T,own Board, at their' regular meeting held
on March 24,1987, adopted a resolution denying the request for the
refund of $16,006.00 of their inspection fee, which amount represents
the inspection fee for the water system for the subdivision. It has
been determined that said inspections will be conducted by the Town
Engineer and not the Suffolk County Department of Health Services.
Very truly yours,
~.,c:r----..-
Judith T. Terry
Southold Town Clerk
T
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RECEIVED
~AAR 1 3 1987
Southold. N.Y. 11971
(516) 765-1938
7 nw." (':I,.."L. -: """fl,nld
March 12, 1987
Judy -
Just for your information, I spoke to Supervisor Murphy
with regard to the refund of part of the inspection fee for
the Harbor View Subdivision, see for discussion #15 in the
1/20/87 minutes of the Town Board.
As per the Supervisor he contacted the Health Department
and the Town would make inspections, therefore, there will
be no refund.
I advised the applicant of this on March 5, 1987.
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10:05 A.M. - George Desmarais, P.E., Holzmacher, McLendon & Murrell, P.C.,
with the Board, and along with Councilman Penny, discussed the proposed reco
of the discharge ramp at the Scavenger Waste Plant, Greenport. Mr. Desma.'ais
the inCline of the ramp is insufficient to fully pump the trucks, and although Ic
elimination hoses were tried, the problem could not be solved. H2M then redesi
the ramp and submitted plans to the Town. It was decided H2M should prepare
bid package, which they will do at no charge to the Town, and make inspection
the construction at a nominal charge (see resolution no. 18). Councilman Penn)
a recent meeting with Greenport Village Superintendent of Utilities James Monsel
in attendence at this work session) to review the Scavenger Waste Plant site, a,
that time found the cost of certain work being done on the proposed discharge
will exceed the limitation, thus resulting in the need to go to bid. When the et
design was reviewed it was found the cost will probably be $17,000. He also r,
his meeting with Mr. Monsell and Greenport Village accountant relative to billin!,
charges. Mr. Monsell will further review the billings and discuss them further
Counci Iman Penny.
10:45 A.M. - For discussion items: (1) Southampton Town resolution requestin,
legislation limiting municipal liability. This was adopted by the Town Board 3t
January 6th meeting. (2) Draft Amendment to the Highway Specifications with
respect to minor subdivisions. This will be reviewed by Town Attorney Tasket'
(3) Amending the term of office for the members of the Board of Assessment R
(see resolution no. 23). (4) Proposed creation of the 1987 Labor Management
Committee to meet with the CSEA (see resolution no. 20). (5) Possible decisiot
on the Zehner (formerly South port) change of zone petition. A letter was recei
from Mr. Zehner's attorney Marie Ongioni requesting the Town Board to defer a
decision in the matter until such time as the proposed Southold Master Plan 'has
resolved. Board agreed to hold. (6) Appoints expiring on the Southold Town
land Committee, and the Board wi II advertise for resumes (see resolution no. 21
(7) Discussed SEQR review' fees with respect to the fees set forth in the Soutr
Town Code and the SEQR Handbook. Board will request Planner David Emilita t
meet with them on February 3rd to discuss this further. (8) Letter from NYS
wi th respect to the proposed waterfront access plan for mari ne recreational fi sht
This was discussed at 9: 15 A.M. with Community Development Administrator Jam
McMahon. (9) Letter from Utica Mutual Insurance Company requesting additiona
premium for years 83-:84-85. The Director of Credit and Collections will be ask
meet with the Board at his earliest convenience. (10) Letter from the Suffolk
Department of Civil Service advising there are 31 names on the eligible list for l
Inspector, and current provisional Building I nspector Angelo Accardo did' not p'
test and the Town should request an extension of his appointment. Supervisor
wi II make the request. (11) Application of Salvatore Catapano, Sr. for a night
man trailer permit was reviewed (see resolution no. 22). (12) Suffolk County I
;---r. ment of Civil Service Certification of Eligibles for Account c::lerk has been receiv
Q The three individuals appearing on the list will be interviewed. (13) Request'
~ Jthe Board of Appeals for permission for Chairman Goehringer and Secretary Kow
J, "v,,fi to attend the Association of Towns "'"etings on February 17th with their expens(
.'<.,)~ be paid by the Town (see resolution no. 16-b). (1/1) ReCl"eation Committee rep
~ ;:y.<J was discussed at 9: 30 a. m. wi th Counei Iwoman Coch.'an and Recreation Di rector
0"" (15) Letter from the Southold Town Planning Board recommending the refund 0
'~ -:J{. $16,006.00 to the developc,'s of Harbol' View at Mattituck, which amount rep"esel
~~j-. (j the inspection fee for the water system for the subdivision, which will not be in
~ I !i. cc by the Town ,lnspector...--5uperv,sor ~'uq)hy will diSCUSS thiS with the Board
~n--' - HI'~lth to det~akes the InspectIOns and what pOI'tlon would be the T(
~f l.....J? "esponsibility.
~~ 12:30 Poo'.!. - Recess for lunch.
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VI (/j)
FOR DISCUSSION - POSSIBLE RESOLUTION
RESOLUTION - JANUARY 20, 1987
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RESOLVED that the Town Board of the Town of Southold hereby authorizes the
refund of $16,006.00 to the developers of Harbor View at Mattituck, which amounts
represents the inspection fee for the water system for the subdivision, which will
not be inspected by the Town Inspector.
.1/2.0/87
Supervisor to check with Bd. of Health to determine who makes inspections.
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Southold. N. Y. 11971
(516) 765-1938
January 16, 1987
Mrs. Judith T. Terry
Town Clerk
Town Hall
Southold , NY 11971
Re: Harbor View
at Mattituck
Dear Mrs. Terry:
Attached is a copy of correspondence received from Anthony
T. Conforti, attorney for the above mentioned subdivision,
as well as, a copy of the Planning Board resolution from January
12 pertaining to the attorney's requests.
With regard to the refund of the inspection fee, I have
also attached a copy of the calculations from the bond estimate.
If you have any questions, please don't hesitate to contact
Our office.
Very truly yours,
BENNETT ORLOWSKI, JR., CHAIRMAN
SOUTHOLD TOWN PLANNING BOARD
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enc.
By Diane M. Schultze, Secretary
T
Southold. N.Y. 11971
(516) 765-1938
January 16, 1987
Mr. Anthony T. Conforti
Attorney at Law
739 E. Main Street
Riverhead, NY 11901
Re: Harbor View
at Mattituck
Dear Mr. ~onforti:
The following actions were taken by .the Southold Town
Planning Board, Monday, January 12, 1987.
RESOLVED that the Southold Town Planning Board grant
one 90-day extension on the completion of the conditions with
regard to the conditional approval of the major subdivision
to be known as "Harbor View" located at Mattituck. This extension
shall run 90 days from the date of this resolution.
RESOLVED that the Southold Town Planning Board recommend
to the Town Board that that portion of the inspection fee,
pertaining to the water system for the subdivision to be known
as "Harbor View" located at Matttiuck, amounting to $16,006
be refunded since this water supply system will not be inspected
by the Town Inspector.
If you have any questions, please don't hesitate to contact
our office.
Very truly yours,
~ O~~C{-r~
L T~n Cle<k
BENNETT ORLOWSKI, JR., CHAIRMAN
SOUTHOLD TOWN PLANNING BOARD
By Diane M. Schultze, Secretary
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L^-W OFFICE
ANTHONY T. CONFORTI
p, EDWARD REALE
LYDIA J. RUFFOLO
OF COUNSEL
739 EAST MAIN STREET
RIVERHEAD. NEW VORK I 190 I
616-727-3107
January 7, 1987
Planning'Board of the
Town of Southold
Main Road
SouthOld, NY 11971
Attention: Bennett Orlowski, Jr., Chairman
Re: Subdivision of Harbor View
Dear Mr. Orlowski:
Please consider this letter a formal request for an additional
90-day extension of the applicants' time to file the final map for
the above captioned subdivision.
Our offering statement is presently pending approval by the
attorney general's office and upon completion of that approval
process, we will file the final map.
It is also requested on behalf of the applicants that the
engineering review fee be reduced so as to be computed as five
percent (5%) of the bond estimate after deducting the costs
pertaining to the water supply system.
The water supply system is to be inspected and regulated by the
Suffolk County Department of Health Services and the New York State
Health Department and, therefore, the Town Engineer will not be
required to pass upon the completion of these improvements.
/
Thank you for your attention to this matter.
Yours very truly,
ATC/thr
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ANTHONY T. &FORTI I
cc: Thomas E. Gill, Esq.
DELIVERED BY HAND
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LAWRENCE M. TUTHILL
PROFESS.ONAL ENGINEER
INLET LANE EXT.
GREENPDRT, N.Y. 11944
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D1Rl:lENPQRT 7-1652
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JUN 10 1986
June 9, 1986
Mr. Bennett Orlolfllki, Chairman
Southold Town Pla.mling Board
Southold, NY 11971
Rei SllM1vis1on entitled "Harbor View" at Mattituck
G@ntle.enl
M1 estilll8.te tor the bond tor roads, water S1stll. and
bprove.ents tor thl!l aboye .elltioned subdivisloD 1l!I ae tollowsl
Land c:lsaring
Rough grading 3,000 01 @ $ 3.00/C7
Fine grading 5.000 If @ ill 2.00/lf
Su1'ae1ng 5,000 If @ $ 50.00/li
C'wrbl!l - Ilountable 10,000 If @ $ 8.00/lf
Cateh basins 8' depth 17 @ $ 1,800.00 ea
4'" 2 1,200.00 ea
Manholes 6 @ $ 1.000.00 ea
Pipe 18" diall Z.325 Jlt $ 20.00/lt
End-w&lls ,@ $ 100.00 ea
Vertical lI&nd drains
Exoavation 400 07 @ $ 4.00/oy
Fencing 1,000 If @ $ 18.00/li
GIlrb 1,000 It @ $ 8.00/lt
Swale - loam removal & sand replaoe.ent
18,000 cy @ $ 8.00/C7
Water supply syste.
6" main 5.000 lt @ $ 12.00/lt
4" pipe 150 lt @ $ 8.00/J.:f
2t"" 800 It @ $ 4.00jlf
5 yard hydrants @ $ 600.00 ea
6 gate valvlls @ ill 500.00 ea
pump hcusll & egu1pment
bulkhllading 8 Lt @ $ 100.00.lf
Sllllding 6 acres @ $ 2.000.00 pllr acre
Treps '3D @ $ 80.00 ea
S~ 5 street 3 dead end, 5 Iltop @ $ 100.00 ea
MonUllllnts 50 @ 50.00 ea
Fire wells 2 @ $ 3,000.00 ea
Administrative costs
Increase costs over 3 year period
$ 5,000.00
9,000.00
10,000.00
250.000.00
80,000.00
30,600.00
2,400.00
6.000.00
46,500.00
300.00
1,600.00
18,000.00
8,000.00
144,000.00
60,000.0011'
l,200.00~
3.200.001'"
3.000.00v
3,000.00\1""
2~,o.000.00""'"
800.00
12,000.00
2,400.00
1.300.00
2.500.00
6,000.00
55.600.00
140,000.00
$ 1,150,000.00
Resp~~titull1 sllbmitted,
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HARBOR VIEW AT ~TITUCK
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COST OF THE WATER SUPPLY SYSTEM AS PER THE BOND ESTIMATE
DATED JUNE 9, 1986: $320,120
5% of $320,120 = $16,006 - amount of requested refund
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62 South Ocean Avenue. Patchague. New '.brk 11772 (516) 289-7500
THE
UNION
lAVING..
8ANK
IRREVOCABLE LETTER OF CREDIT NO. 119
March 20, 1987
Southold Town Planning Board
Southold Town Hall
P.O. Box 728
Southold, NY 11971
Gentlemen:
By order of our client, Bayview Ventures, with its principal office
located at 739 E. Main Street, Riverhead, N.Y., we hereby establish
this Irrevocable Letter of Credit No. 119 in your favor for an amount
up to but not exceeding the aggregate sum of $1,150,000., effective
immediately. This Letter of Credit No. 119 expires one year from
the date hereof.
Funds under this Letter of Credit are available to you against
your sight draft(s) signed by your authorized corporate officer,
drawn on us bearing the clause "Drawn Under Credit No. 119"
accompanied by a written statement signed by the Town Engineer
and Town Attorney for the Town of Southold to read as follows:
"This drawing has been caused by the default to complete performance
by the required date, of work and related items required by the
Planning Board of the Town of Southold Resolution dated July 14,
1986, regarding the Map of Harbor View, Mattituck, N.Y.
This Letter of Credit sets forth in full the terms of our under-
taking and such undertaking shall not in any way be modified,
amended or amplified by reference to any document or instrument
referred to herein or in which this Letter of Credit relates and
any such reference shall not be deemed to incorporate herein by
reference any document or instrument.
We hereby agree with the drawers, endorsers and bona fide holders
of drafts drawn under and in compliance with the terms of credit
that such drafts will be duly honored Upon presentation to the
drawee.
Corom/ Houppouge/Huntl ngtoniLoke Grove/Potchogue/ Rocky POlnt/Shlrley/ShlrleYi iJjc sthompton Beoch
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Page 2
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Except as otherwise expressly stated herein, this credit is sUbject
to the Uniform Customs and Practice for Commercial Documentary
Credits (1983 Revision) I.C.C. Publication No. 400.
Very truly yours,
UNION SAVINGS BANK
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Authorize4'S' nature
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lJ86
Jl'lllTIl T TERRY
TOWN CU:Rh:
REGISTRAR OF VITAL STATISTICS
OFFICE OF THE TOWN CLERK
TOWN OF SOUTHOLD
Town Hall, 53095 Main Road
P.O. Box 728
Southold, New York 1]971
TELEPHONE
(5]6] 765,]801
August 27, 1986
Southold Town Planning Board
Southold Town Hall
Southold, New York 11971
Gentlemen:
The Southold Town Board, at their regular meeting held on August
26,1 986, adopted a resolution determining that the amount of $80,000.00
shall be deposited with the Town in lieu of land for park and playground
in the major subdivision of Harbor View at Mattituck, of which sum $3,500.00,
being the appraisal cost, shall be deducted, and payable to the General
Fund and the balance deposited in a Park and Playground Trust Account.
Very truly yours,
~~
Judith T. Terry
Southold Town Clerk
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ANTHONY T. CONFORTI
KATHLE::EN F. SCHWARTZ
ATTORNEY AT LAW
P. O. Box 149
739 EAST ~IAIN STREET
RIVERHEAD, NEW YORI{ 11901
(516) 727-3107
June 18, 1987
Planning Board of the
Town of SouthOld
Main Road
Southold, NY 11971
Attention: Bennett OrlowSki, Jr., Chairman
Re: Map of Harbor View
Mattituck, New York
Dear Mr. Orlowski:
I am enclosing herewith check in the sum of $80,000.00 representing
payment of the park fee which satisfies the last condition required
by the Planning Board in connection with the above referenced
sUbdivision.
Kindly endorse the maps so that I may file same with the County
Clerk.
Thank you for your prompt attention to this matter.
Yours very truly,
/11
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BAY VIEW VENTURES LTD.
296 HAMPTON ROAD
SOUTHAMPTON, NY 11968
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TOWN CLERK i
TOWl\ OF SOUTHOLD l.'( 22747
olk Counly. New York 516 - 765-1801 1'! - .. .' f
) . . Soulhold, N..y.l~979bh-V)6 19".}7 ~
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JUDITH T. TERRY
TOWN CLERK
REGISTRAR OF VITAL STATISTICS
OFFICE OF THE TOWN CLERK
TOWN OF SOUTHOLD
Town Hall, 53095 Main Roa(
P.O. Box 728
Southold, New York 11971
TELEPHONE
(516) 765-1801
August 27, 1986
Southold Town Planning Board
Southold Town Half
Southold, New York 11971
'-
Gentlemen:
The Southold Town Board, at their regular meeting held on August
26,1 986, adopted a resolution determining that the amount of $80,000.00
shalf be deposited with the Town in lieu of land for park and playground
in the major subdivision of Harbor View at Mattituck, of which sum $3,500.00,
being the appraisal cost, shall be deducted, and payable to the General
Fund and the balance deposited in a Park and Playground Trust Account.
Very truly yours,
~7--
Judith T. Terry
Southold Town Clerk
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JlllllTlI T. TERRY
TOWN CURf\.
REGISTRAR OF VITAL STATISTICS
OFFICE OF THE TOWN CLERK
TOWN OF SOUTHOLD
Town Hall, 53095 Main Road
P.O. Box 1179
Southold, New York 11971
TELEPHONE
(516) 765.18UI
October 16, 1986
Southold Town Planning Board
Southold Town Hall
Southold, New York 11971
Gentlemen:
The Southold Town Board at their regular meeting held on
October 7, 1986 approved the amount of $1,150,000.00 as the
bond amount for roads, water system, and improvements in the
major subdivision of Harbor View at Mattituck, as recommended
by you and Professional Engineer Lawrence M. Tuthill.
Very truly yours,
~~~~
Deputy Southold Town Clerk
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Southold, N.Y. 11971
(516) 765-1938
SEP 2 4 _
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September 24, 1986
Mrs. Judith Terry
Town Clerk
Town Hall
Southold, NY 11971
RE: Harbor View
Dear Mrs. Terry:
In accordance with your correspondence to Mr. Tuthill regarding
the bond estimate on the above mentioned subdivision, a letter
was sent to the Suffolk County Water Authority last month requesting
comments on the water supply system and the county specifications.
Since there has been no response from the County, the Planning
Board reqests that the Town Board process the bond estimate as
proposed at the next available meeting.
Thank you for your assistance in this matter.
Very truly yours,
!x1Wdt {)rl;&J~v{ulJnJ~
BENNETT ORLOWSKI, JR., CHAIRMAN
SOUTHOLD TOWN PLANNING BOARD
By Diane M. Schultze, Secretary
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Southold. N.Y. 11971
(516) 765-1938
August 22, 1986
Mr. Walter C. Hazlitt,
Executive Administrator
Suffolk County Water Authority
Sunrise Highway Corner Pond Road
Oakdale, NY 11769
RE: Harbor View
Dear Mr. Hazlitt:
Pursuant to your conversation with our Town Engineer
on July 15,1986, enclosed is a copy of the water supply system
specifications for the above mentioned subdivision.
Our Town Board has requested that the bond estimate take
into consideration the specifications of the Suffolk County
Water Authority. Therefore, we ask if you would be kind enough
to advise us what specifications need to be met.
Also, enclosed for your review is a copy of the bond estimate,
and correspondence from the Town Clerk and Town Engineer.
May we have your comments at your earliest convenience since
this subdivision is close to being finalized.
Thank you for your assistance in this matter.
If you have any questions, or require any additional information,
please don't hesitate to contact our office.
Very truly yours,
Clx~titt (JffofJ.A-Lc' Otvd~
BENNETT ORLOWSKI, JR., IcgAIRMAN
SOUTHOLD TOWN PLANNING BOARD
By Diane M. Schultze, Secretary
enc.
<--<:;.lZ': Town Clerk
Town Engineer
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LAWRENCE M. TUTHILL
PROFESSIONAL ENGINEER
INLET LANE EXT.
I3REENPDAT. N.Y. 11944
GREEN..aRT 7-'65Z
. (
JUN 1 0 7986
Jllne 9, 1986
Mr. Bennett Or1owlilk1, Chairaan
Southo1d Town Plana1ng Board
SOlltho1d, NY 11971
Rei S.lIc11Yis1oD eatit1ed "Harbor View" at Mattit".1t
G@ntl.a.D.
M)' eAtiaate tor the bOllld tor roads, water 8)'Stea ami
iaproyeaeate tor thll abOYe aeatloaed s.bd1Yiatoa 18 ae tollows.
Land daartag
ROllgh grad1ag 3,000 e)' .. $ 3.00/c)'
Flae gzadiag 5,000 It 0 $ 2.00/lt
Sutaei.g 5,000 It @ $ 50.00/lt
CWrbe - aountab1e 10,000 It @ $ 8.00/lt
Cateh baetu 8' depth 17 @ $ 1,800.00 ea
4'" 2 1,200.00 ea
Manholes 6 @ $ 1,000.00 ea
Pipe 18" diaa Z,325 14 $ 20.00/lt
Ead walls , @ $ 100.00 ea
Vert1eal sand dra1ne
ExoavatiOIl 400 oy @ $ 4.00/ey
Feno1ng 1,000 It @ $ 18.00/It
I\I.rb 1,000 It @ $ 8.00/It
Swa1e - loam reaoya1 & sand rep1aoeaent
18,000 ey @ $ 8,00/8,.
Water e.pp1y 8yetea
6" Ilaia 5,000 It @ $ 12.00/lt
4" pipe 150 It @ $ 8.00/lt
2t"" 800 It @l $ 4.00/lt
5 yard hydrante @ $ 600.00 ea
6 gate ya1vee @ $ 500.00 ea
puap house & eguipaent
bU1kheading 8 Lt @ $ 100.00.lt
Seed1ng 6 aeres @ $ 2,000.00 per aere
Treee 30 @ $ 80.00 ea
B&s8a 5 street 3 dead end, 5 stop @ $ 100.00 ea
Mon.aellts .50 @ 50.00 ea
Fire wells 2 @ $ 3,000.00 ea
Ada1nil!ltratiye oosts
Inereaee costs oYer 3 year period
$ 5,000.00
9,000.00
10,000.00
2.50,000.00
80,000.00
30,600.00
2,400.00
6,000.00
46,500.00
300.00
1,600.00
18,000.00
8,000.00
141+,000.00
60,000.00
1,200.00
3,200.00
3,000.00
3,000.00
2e~,OOO.00
800.00
12,000.00
2,400.00
1,300.00
2,.500.00
6,000.00
S5,600.00
140,000.00
$ 1,1.50,000.00
Re~Ct1tullY ..baitted,
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RICIMD
JUL 1 51986
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LAWRENCE M. TUTHILL
PROFESSIONAL ENGINEER
1215 INLET LANE
GREENPORT, N.Y. 11944
(5161477.1652
Jul;r 1.5. 1986
Mr8. JlIIdith Terry. T01l11 Clerk
T01I11 of S01lthold
MainRoad
S01lthold, NY 11971
Re I Bond eetillate "Harbor View" at Mattttuclt
Dear JlId;r.
In referen all to the above aentioned subdivision and
your letter of J1ll)" 7. concerning as tc\whether the
specifications of the SlIffolk C01lllty Water AlIIthorlty
were considered when preparing the bond estimate.
The)" were not.
.I. aa requesting the Illanning loan! tolorward the plans
and spee1fications of the ..bdivieions water e)"ste. for
their couents and aPllroval. Upon receipt of their approyal.
.I. w41l adj1lst the bond est1aate aecordingly.
Staeerel)"
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JlIDITII T. TERRY
TOWN CLERK
REGISTRAR OF VITAL STATISTICS
OFFICE OF THE TOWN CLERK
TOWN OF SOUTHOLD
Town Hall, 53095 Main Road
P.O. Box 1179
Southold, New York 11971
TELEPHONE
(516) 765-1801
July 7, 1986
Lawrence M. Tuthill, P.E.
Inlet Lane Extension
Greenport, New York 11944
Dear Larry:
The Town Board is in receipt of your bond estimate for the
subdivision entitled "Harbor View" at Mattituck. Before taking
action on this matter the Board would like to determine whether
you took into consider the specifications of the Suffolk County
Water Authority when preparing the estimate the for water supply
system?
Very truly yours,
~~..
Judith T. 'ferry
Southold Town Clerk
cc: Planning Board
H. E. Raynor, Jr.
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RESOLUTION - JULY 1, 1986
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RESOLVED that the Town Board of the Town of Southold hereby approves the
amount of $1,150,000.00 for a bond for roads and improvements in the subdivision
known as "Harbor View" at Mattituck, all in accordance with the estimated prepared
Lawrence M. Tuthill, P. E., and approved by the Planning Board.
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RICEMD
JUN 2 51986
Southold. N. Y. 11971
(516) 765-1938
T_ ClMr Soa'- III
June 24, 1986
Mrs. Judith Terry
Town Clerk
Town Hall
Southold,NY 11971
Re: Harbor View
Dear Mrs. Terry:
Transmitted herewith is a copy of the bond estimate,
for the above mentioned subdivision, which was prepared by
the Town Engineer, Lawrence Tuthill.
At the June 23, Planning Board meeting this was
accepted and referred to the Town Board.
If you have any questions, please don't hesitate to
contact our office.
Very truly yours,
~L.f...-LtC QrLoLQ~\.u. )C\...-i
BENNETT ORLOWSKI, JR., CHAIRMAgY~
SOUTH OLD TOWN PLANNING BOARD
By Diane M Schultze, Secretary
enc.
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LAWRENCE M. TUTHILL
PROFE.SIONAL ENGINEER
INLET LANE EXT.
I3AEENPDAT, N.Y. 11944
GRClEN"ClRT 7-'652
. (,
JUN 1 0 1986
June 9, 1986
Mr. Bennett Orlowllt1, ChairJlall
Southold Town Pla.maing Board
SOllthold, NY 11971
Rei S.ldivill1on eatitled "Harbor View" at Mattitw.ek
G@ntles8D1
M7 eetbate for the bond for roads, water e7stes and
bproYeaellte for thll abo.. selltioaed Ilto1bd:tYie1oll i. ae follows I
Land olaariDg
Rotolgh grading 3,000 e7 @ $ 3.00/C7
FiIle gradillg 5,000 1f @ $ 2.00/lt
StoIr!aeiftg 5,000 If @ $ 50.00/l!
c.rbll - sountab1e 10,000 If @ $ 8.00/l!
Cateh baeift. 8' depth 17 @ $ 1,800.00 ell.
4'" 2 1,200.00 ell.
Manholes 6 @ $ 1,000.00 ell.
Pipe 18" dla& 2,325 J4 $ 20.00/l!
Ead walls , @ $ 100.00 ell.
Vertical eand drain.
Exoavation 400 ey @ $ 4.00/oy
Feneing 1,000 l! @ $ 18.00/lt
IItrb 1,000 If @ $ 8.00/lf
Slfale - loal! relloval &: sand replaceunt
18,000 ey @ $ 8.00/oy
Water Stolpply systes
6" Mill 5,000 l! @ $ 12.00/lt
4" pipe 150 If @ $ 8.00/l!
2t"" 800 If @ $ 4.00/U
5 yard h7draate @ $ 600.00 ell.
6 gate valvee @ $ 500.00 ell.
pump houee &: eguipsent
bulkheadlng 8 Lt @ $ 100.00.lf
Seeding 6 acree @ $ 2,000.00 per aere
Trees 30 @ $ 80.00 ell.
S~ 5 street 3 dead end,S IItOP @ $ 100.00 ell.
Monaseats 50 @ 50.00 ell.
Fire wells 2 @ $ 3,000.00 ell.
Adllinistrative costs
Inerealle costs over 3 year period
$ 5,000.00
9,000.00
10,000.00
250,000.00
80,000.00
30,600.00
2,400.00
6,000.00
46,500.00
300.00
1,600.00
18,000.00
8,000.00
144,000.00
60,000.00
1,200.00
3,200.00
3,000.00
3,000,00
2~~,OOO.00
800.00
12,000.00
2,400.00
1,300.00
2,500.00
6,000.00
55,600.00
140,000.00
$ 1,150,000.00
~ctifUllY e.baitted,
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Southold, N.Y. 11971
(516) 765-1938
June 24, 1986
Mr. Henry E. Raynor, Jr.
320 Love Lane
Mattituck, NY 11952
Re: Harbor View
Dear Mr. Raynor:
The following action was taken by the Southold Town
Planning Board, Monday, June 23, 1986.
RESOLVED that the Southold Town Planning Board accept
the bond estimate from the Town Engineer, Lawrence Tuthill,
for the major subdivision of Harbor View in the amount of
$1,150,000.00 and refer same to the Town Board.
Please contact this office if you have any questions.
Very truly yours,
--G.tA'-~tt. Qf"LoL0~k r\__
BENNETT ORLOWSKI, JR., CHAIRMAN ~ '6v~
SOUTH OLD TOWN PLANNING BOARD
cc: Town Clerk
By Diane M. Schultze, Secretary
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JUDITH T. TERRY
TOWN CLERK
REGISTRAR 01-" VITAL STATISTICS
Town Hall, 53095 Main Road
P.O. Box 1179
Southold, New York 11971
TELEPHONE
(516) 765-1801
OFFICE OF THE TOWN CLERK
TOWN OF SOUTHOLD
February 26, 1988
Anthony T. Conforti, Esq.
P. O. Box 149
Riverhead, New York 11901
Dear Mr. Conforti:
. ,
Please be advised that the Southold Town Board, at their regular
meeting held on February 23, 1988, accepted the Amendment extending
the Letter of Credit for Harbor View at Mattituck. The certified resolution
is enclosed.
Very truly yours,
~~
JudithT. Ter~
Southold Town Clerk
Enclosure
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JUDITH T. TERRY
TOWN CLERK
REGISTRAR Of VITAL STATISTICS
OFFICE OF THE TOWN CLERK
TOWN OF SOUTHOLD
Town Hall, 53095 Main Road
P.O. Box 1179
Southold, New York 11971
TELEPHONE
(516) 765-1801
THIS IS TO CERTI FY THAT THE FOLLOWI NG RESOLUTION WAS ADOPTED BY THE
SOUTHOLD TOWN BOARD AT A REGULAR MEETI NG HELD ON FEBRUARY 23, 1988:
RESOLVED that the Town Board of the Town of Southold herel:>Y accepts
the Amendment extending to December 20, 1988 the $1,150,000 Letter of
Credit for major subdivision known as Harbor View, located at Mattituck,
New York.
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~T. Terry
Southold Town Clerk .
February 26, 1988
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ANTHONY T. CONFORTI
ATTORNEY AT LAW
P. 0. Box 149
611 EAST MAIN STREET
RIVERHEAD. NEW YORK 11901
(516) 727-3107
February 11, 1988
Planning Board of the
Town of Southold
Main Road
SouthOld, NY 11971
Re: Map of Harbor View at Mattituck
Gentlemen:
. [CE!'1ED
FEB 17 1988
l'olm Cp.rk Sontf1nl1f
I am enclosing herewith Amendment extending the Letter of
Credit previously issued by Union Savings Bank.
Yours very truly,
ANTHONY T. CONFORTI
ATC/thr
Enclosure
cc: Southold Town Board
DELIVERED BY HAND
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THE
UNION
IAVINGI
lANK
62 South Ocean Avenue, Pate hogue, New >t>rk 11772 (516) 289.7500
AMENDMENT TO IRREVOCABLE LETTER OF CREDIT NO. 119
February 4, 1988
Southold Town Planning Board
Southold Town Hall
P.O. Box 728
Southold, NY 11971
Gentlemen:
By order of our client, Bayview Ventures, with its principal office
located at 739 E. Main Street, Riverhead, N.Y., we hereby extend
this Irrevocable Letter of Credit No. 119 to December 20, 1988.
Except as herein extended, the Letter of Credit shall remain in
full force and effect.
Please attach this Amendment letter to the original Letter of Credit.
Very truly yours,
UNION SAVINGS BANK
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AuthoriZ$d s~ature
EJK:mka
Coram/Hauppaugel Huntl ngton/Lake Grovel Ratchoguel Rocky POI nt! Shlrley/ Westhampton Beach
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THE
UNION
IAVING_
lANK
COP Y
62 South Oceoo Averue. Patchogue. New 'rbr\I1l772 (516) 289.7500
IRREVOCABLE LETTER OF CREDIT NO. 119
March 20, 1987
Southold Town Planning Board
Southold Town Hall
P.O. Box 728
Southold, NY 11971
Gentlemen:
By order of our client, Bayview Ventures, with its principal office
located at 739 E. Main street, Riverhead, N.Y., we hereby establish
this Irrevocable Letter of Credit No. 119 in your favor for a,n amount
up to but not exceeding the aggregate sum of $1,150,000., effective
immediately. This Letter of Credit No. 119 expires one year from
the da te hereof. .'
Funds under this Letter of Credit are available to you against
your sight draft(s) signed by your authorized corporate officer,
drawn on us bearing the clause "Drawn Under Credit No. 119"
accompanied by a written statement signed by the Town Engineer
and Town Attorney for the Town of Southold to read as follows:
"This drawing has been caused by the default to complete performance
by the required date, of work and related items required hy the
Planning Board of the Town of Southold Resolution dated July 14,
1986, regarding the Map of Harbor View, Mattituck, N.Y.
This Letter of Credit sets forth in full the terms of our under-
taking and such undertaking shall not in any way. be modified,
amended or amplified by reference to any document or instrument
referred to herein or in which this Letter of 'Credit relates and
any such reference shall not be deemed to incorporate herein by
reference any document or instrum~nt.
We hereby agree with the drawers, endorsers and bona fide holders
of drafts drawn under and in compliance with the terms of credit
that such drafts will be duly honored upon presentation to the
drawee.
Corom/Houppouge/Huntington/Lol<e Grove/Polchogue/Roc:ky POInt/Shlrley/Shlrley/ Westhamplon 8eoch
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Except as otherwise expressly stated herein, this credit is subject
to the Uniform Customs and practice for Commercial Documentary
Credits (1983 Revision) I.C.C. Publication No. 400.
Very truly yours,
UNION SAVINGS BANK
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Authori~' nature
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JUDITH T. TERRY
TOWN CLERK
REGISTRAR OF VITAL STATISTICS
Town Hall, 53095 Main Road
P.O. Box 728
Southold, New York 11971
TELEPHONE
(516) 765-1801
OFFICE OF THE TOWN CLERK
TOWN OF SOUTHOLD
August 27. 1986
Southold Town Planning Board
Southold Town Hall
Southold. New York 11971
Gentlemen:
The Southold Town Board. at their regular meeting held on August
26.1 986. adopted a resolution determining that the amount of $80.000.00
shall be deposited with the Town in lieu of land for park and playground
in the major subdivision of ~rbor View at Mattituck. of which sum $3.500.00.
being the appraisal cost. shall be deducted. and payable .to the General
Fund and the balance deposited in a Park and Playground Trust Account.
Very truly yours.
~~--
Judith T. Terry
Southold Town Clerk
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RICIMD
AU8 2 5 936
Southold, N.Y. 11971
(516) 765-1938
August 25, 1986
"-" "-" ~Ii..M ..
Mrs. Judith Terry
Town Clerk
Town Hall
Southold, NY 11971
Re: Harbor View
Dear Mrs. Terry:
In accordance with your request for a determination of the
gross acreage of land which would otherwise be required for the
park and aplyground in the above mentioned subdivision, we have
referred to the Town Planner for his review.
Pursuant to section A106-38A, Mr. Emilita recommends
2 acres of land for park and playground.
Mr. Emilita also reviewed the appraisal and pursuant to section
A106-38E determined that by the first method, the cash contribution
would be $6,000 ($3,000 x 2); and by the second method, the cash
contribution would be $80,000 (5% of the Fair Market Value - $1,600,000)
If you have any questions, please don't hesitate to contact
our office.
Very truly yours,
1>>-11 tUti (j)yb A!:.;. l~v ~
BENNETT ORLOWSKI, JR., CHA~~N
SOUTHOLD TOWN PLANNING BOARD
By Diane M. Schultze, Secretary
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JUDITH T TERRY
TOWN CLERK
REGISTRAR OF VITAL STATISTICS
Town Hall, 53095 Main Road
P.O. Box 728
Southold, New York 11971
TELEPHONE
(516) 765.1801
OFFICE OF THE TOWN CLERK
TOWN OF SOUTHOLD
July 29, 1986
Dear Bob:
Attached is the bill of Gorman & Associates for the appraisal of Harbor View
at Mattituck which was authorized by a resolution of the Town Board to determine
the amount to be deposited for park and playground purposes.
The Town Board wishes to know if the $3,500.00 cost can be recovered from
the developer directly or in some otherl manner, as the park and playground amount
is placed in a separate account and cannot be used for this purpose.
Please advise. Thank you.
.pr/
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Real Estate Appraisals
Love Lane, Mallituck, N.Y. 11952
516 - 298-8478
GORMAN & ASSOCIATES
July 16, 1986
Southold Town Board
Town Hall
Southold, NY 11971
Attention: Ms. Judith T. Terry
6-6-86
For the real estate appraisal of preliminary approved
subdivision known as "Map of Harbor View at Mattituck,"
located at the south side of New Suffolk Avenue in the
Hamlet of Mattituck, Town of Southold, County of Suffolk,
New York.
$3,500.00
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TOWN OF SOUTHOLO, COUNTY OF SUFFOLK, N. Y., Dr.
To....... .9.QXlllall.. .4..A ~.e.QS: ;lat.e.ll... .Rea 1. .E.s.t a t.e.. App.r.a.:l.a.Allaimallt
Address.... J.AJl:e.. J.illl.e... .l1at.toi.t Jl.c.ls.... . Ne.lo1. . X9.rk.. .1l.9.5 2..........
6-6-86 For the real estate appraisal of
preliminary approved subdivision known
as "Map of Harbor View at Mattituck."
located at the south side of New Suffolk
Avenue in the Hamlet of Mattituck, Town
of Southold, County of Suffolk, New York. $3.500 00
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Fed. I. D. No. ...................................
or Soc. Security No. 0 ?.7.:J.?.::9.).g
The undersigned (Claimant) (Acting on behalf of above named Claimant) does hereby certify that the
(Cross out one)
foregoing claim is true and correct and that no part thereof has been paid, ep as therein stated, and
that the balance therein stated is actually due and owing.
Dated .....{~;J,,Y..).?......................, 19.~.9.......
..............................
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Town of Southold
BILL OF Al0l0.4
!3.0nn~!1. ~. ~~~<?c:ii;l~e.s. . . . . . " . .
For Services and
Disbursements as
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... . Appr<ti!iill.. ..... ... .......
Claimed,
$. .3.~QQ,QQ... .......
,o6"iJc). tJo
$............... .....
Allowed,
. Audited ........ .7J.2.~.., 19l!~.
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COpy FOR YOUR
'~nJIIIifflrmo.N
A-..m
Southold, N.Y. 11971
(516) 765-1938
JUL 2 4 -006
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July 24, 1986
Mrs. Judith Terry
Town Clerk
Town Hall
Southold, NY 11971
Re: Harbor View
Dear Mrs. Terry:
With regard to your request for the gross acreage which
would otherwise be required in the above mentioned subdivision for
park and playground, the Planning Board has requested that
David Emilita make a recommendation on this matter.
Mr. Emilita will be in the office on August 4, and we
will forward his comments to you.
Very truly yours,
~'a
~~ne~ Schultze, Secretary
Southold Town Planning Board
.
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JUDITH T. TERRY
TOWN CLERK
REGISTRAR OF VITAL STATISTICS
Town Hall, 53095 Main Road
P.O. Box 1179
Southold, New York 11971
TELEPHONE
(516) 765-1801
OFFICE OF THE TOWN CLERK
TOWN OF SOUTHOLD
July 18, 1986
Southold Town Planning Board
Southold Town Hall
Southold, New York 11971
Gentlemen:
.
We are now in receipt of the Appraisal Report from Gorman and
Associates with respect to Harbor View at Mattituck. According to
the formula for park and playground, the amount deposited shall not
be less than three thousand dollars per gross acre of land that would
otherwise be required for recreation purposes, or five percent of the
fair market value of the total acreage proposed for the subdivision.
We now have the fair market value of the total acreage, but in
order that the Town Board may make a decision on the amount to be
deposited, please advise me of the gross acreage of land that would
otherwise be required for Harbor View.
I would like to submit this to the Town Board at their July 29th
meeting for a decision. Thank you.
Very truly yours,
~~7--
Judith T. Terry
Southold Town Clerk
cc: Town Board
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LAW OFFICE
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ANTHONY T. CONFORTI
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1"1,.1>. I::::' ;:::04
P. EDWARD REALE
LYDIA J. RUFFOLO
OF COUNSEL
739 EAST MAIN STREET
RIVERHEAD. NEW YORK I 190 t
616-727-3107
Henry Raynor
Chairman
Southold Town Planning Board
Southold Town Hall
Southold, New York 11971
Barch 14, 1984
Re: Bayview Ventures Ltd. - Harbor View Subdivision
Dear Mr. Raynor:
It is requested that a public hearing regarding the above
proposed subdivision be scheduled for a date certain so that
the prerequisites to final approval can be completed. It is
further requested that the following matters be brought to
the attention of the Planning Board:
1. Health Department approval: The maps, as last presented
to the Board, do not contain Health Department approval due
to a pending variance hearing which will deal with the issue
of waste disposal. It is anticipated that a resolution of
that issue will be forthcoming this month and, in any event,
should not be an impediment to the scheduling of a public
hearing as requested above. '\
2. Water Treatment Facility and Park Fee: The water
treatment facility as proposed has received Health Department
approval and will occupy Lots 1 and 2, as indicated on the
maps last submitted. In view of the costs of that facility :
($325,000) and the area set aside for it (over two acres), it
is now requested that the Board will accept the unimproved
area around the water supply building in lieu of the park
, fee.
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It is hoped that an April date can be given for the requested
public hearing. If there is anything further that is
required prior to scheduling the requested hearing, kindly
advise the undersigned.
Thank you for your continued cooperation this matter.
ATC:lme
YOU?Zl;i~ ~-A.~
ANTHONY :/ ) ORU t!-
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JUDITH T. TERRY
TO\VN CLERK
REGISTRAR OF VITAL STATISTICS
OFFICE OF THE TOWN CLERK
TOWN OF SOUTHOLD
Town Hall, 53095 Main Road
P.O. Box 728
Southold, New York 11971
TELEPHONE
(516) 765-1801
July 16, 1986
Gorman & Associates
Real Estate Appraisals
Love Lane
Mattituck, New York 11952
Attention:
Michael Gorman
Dear Mr. Gorman:
Enclosed herewith, please find town voucher form which
must be completed, signed, and returned to my office at your
very earliest convenience. Your invoice cannot be Paid in
the town audit without a signed voucher. Please return as
Soon as possible, so that your invoice can be paid in the
next town audit.
Very truly yours,
.r~~...;;', ~..,~
Judith T. Terry -
Southold Town Clerk
Enclosure (2)
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PL~d~€ COMPLETE AND SIGN THE ATTACHED
ig~~ i~~;~~; ~~ RETURNTOGETHER WITH ..................., N. y.,....;J:!~J..y...Hi>.........IIL/:\9
JUDITH T. TERRY
SOUTHOLD TOWN CLERK
SOUTHOLD TOWN HALL
53095 MAIN ROAD ...&..AIl.s.Q.G;i.at.e.&~..Rea1..E.s.tat:.e..App.r~.:lI'\&imallt
SOUTHOLD, NEW YORK 11971
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-~-Acraress....],1l ~"..],a 11.1'.... Ma t.t.:l.t l1.c.~... .N...",.. X D.rk... J.l.9.5 Z..........
fHOLD, C
NTY OF SUFFOI){, N. Y., Dr.
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Fed. I. D. No. ....................................
or Soc. Security No. ........................
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II
The undersigned (Claimant) (Acting on behalf of above named Claimant) does hereby certify that the
(Cross out onel
foregoing claim is true and correct and that no part thereof has been paid, except as therein stated, and
that the balance therein stated is actually due and owing.
Dated ............................................, 19............
...........................................................................
Signature
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GORMAN & ASSOCIATES
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Real Estate Appraisals
Love Lane, Maltituck, N_Y. 11952
516.298-8478
July 16, 1986
Southold Town Board
Town Hall
Southold, NY 11971
Attention: Ms. Judith T. Terry
6-6-86
For the real estate appraisal of preliminary approved
subdivision known as "Map of Harbor View at Mattituck,"
located at the south side of New Suffolk A venue in the
Hamlet of Mattituck, Town of Southold, County of Suffolk,
New York.
$3,500.00
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OFFICE OF THE TOWN CLERK
TOWN OF SOUTHOLD
Town Hal!, 53095 Main Road
P,O. Box 1179
Southold, New York 11971
TELEPHONE
(516) 765.1801
JUIlITII T, TERRY
TOWN CtJRK
REGISTRAR OF VITAL STATISTICS
May 27, 1986
Mr. Thomas Gorman
Gorman Associates
Love Lane, P.O. Box
Mattituck, New York
1445
11952
Dear Mr. Gorman:
In accordance with our telephone conversation this afternoon
in which you indicated that you are interested in performing
the appraisal service of Harbor View Subdivision at Mattituck,
I am sending you the survey map for this subdivision, together
with a photocopy of the "Subdivision of Land", Section A106-38
E. (3) as per your request.
The Southold Town Board would appreciate your performing this
service at your earliest possible convenience.
Very truly yours,
~~
Judith T. Terry
Southold Town Clerk
Enclosures (2)
1,600,000' x
0'05 =
80,000'00
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JUDITII T. TERRY
TOWN CLFRK
REGISTRAR OF VITAL STATISTICS
OFFICE OF THE TOWN CLERK
TOWN OF SOUTHOLD
Town Hall, 53095 Main Road
P.O. Box 1179
Southold, New York 11971
TELEPHONE
(516) 765-1801
May 23, 1986
Gorman & Associates
Love Lane -Boy Nil"
Mattituck, New York 11952
Gentl emen:
The Southold Town Board is in need of the services of a Licensed Real
Estate Appraiser to conduct an appraisal of the major subdivision known as
Harbor View at Mattituck so the Town Board may determine the amount of
money to be deposited with the Town in lien of land for park and playground
purposes, all in accordance with Section A 1 06- 38 E. (3) of the Code of the
Town of Southold. The Town Board has selected your firm to conduct this
appraisal. If you are interested in performing this service, please contact
this office at your earliest convenience and I will provide you with a Map of
Harbor View at Mattituck to assist you with your appraisal.
For your information, Section A106-38E.(3) of.the Subdivision of Land
reads as follows: . The Town Board shall determine the amount to be deposited
based on the fOlloWing formula: not less than three thousand dollars ($3,000.)
per gross acre of land that would otherwise be required for recreation purposes
or five (5%) percent of the fair market value of t/'le total acreage proposed for
subdivision as determined by an independent appraiser retained by the town.
I shall await your decision in this matter.
,
Very truly yours,
C _~-/~.
~ta-c <--/~- ;y;;,,,,/.
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Judith T. Terry
Southold Town Clerk
cc: Planning Board
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RESOLUTION - MAY 20, 1986
RESOLVED that the Town Board of the Town of Southold hereby engages the
services of
9C
. for the
se of conductin
raisal
of the major subdivision known as Harbor View at Mattituck, so the Town
Board may determine the amount of money to be deposited with the Town in
lieu of land for park and playground purposes, all in accordance with Section
Al 06- 38 E. (3) of the Code of the Town of Southold.
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FOR DISCUSSION - POSSIBLE RESOLUTION
RESOLUTION - MAY 20, 1986
RESOLVED that the Town Board hereby determines
that the amount of $ Town in lieu of land
for park and ma'or subdivision of Harbor View at Mattituck.
/
OR
RESOLUTION - MAY 20, 1986
RESOLVED that the Town Board of the Town of Southold hereby engages the
services of
for the purpose of conducting an appraisal
of the major subdivision known as Harbor View at Mattituck, so the Town
Board may determine the amount of money to be deposited with the Town in
lieu of land for park and playground purposes, all in accordance with Section
Al 06- 38 E. (3) of the Code -of the Town of Southold.
Section Al06-38E.(3) of the Subdivision of Land reads as follows:
The Town Board shall determine the amount to be deposited based on the
following formula: not less than three thousand dollars ($3,000.) per gross
acre of land that would otherwise be required for recreation purposes or
five percent (5%) of the fair market value of the total acreage proposed for
subdivision as determined by an independent appraiser retained by the
town.
SURVEY MAP OF HARBOR VIEW ON FILE IN THE TOWN CLERK'S OFFICE.
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MAY 8..
Southold, N.Y. 11971
(516) 765-1938
T...a.if ~'Jq
May 8, 1986
Mrs. Judith Terry
Town Clerk
Town Hall
Southold, NY 11971
Re: Harbor View
Dear Mrs. Terry:
Transmitted herewith are three surveys for the above mentioned
subdivision located at Mattituck.
The Planning Board is referring this subdivision to the
Town Board pursuant to Section 100-38 E(3) for a determination
on the amount of money to be deposited with the Town in
lieu of land for park and playground.
If you have any questions, please don't hesitate to
contact our office.
Very truly yours,
~i:t Q--f.a.vili} ~~
BENNETT ORLOWSKI, JR., CHAIRMAN
SOUTH OLD TOWN PLANNING BOARD
By Diane M.Schultze, Secretary
attachment
RICIMI)
JUL 1 6 1986
TIIWft ClIft fauIIi JIll
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APPRJUSAL REPORT
OM PROPERTY OF
MATTlTUCK HARBOR ASSOCIATES AMD BAY VIEW VENTURES, LTD.
Located at the
South side of Mew Suffolk Avenue
Mattituck, Mew York
as of
June 6, 1986
- Prepared for -
Southold Town Board
Town Ball
Southold, Mew York
GORMAN & ASSOCIATES
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L GORMAN &ASSOCIATES
July 16, 1986
Real Estate Appraisals
Love Lane, Mattituck, N.Y. 11952
516 - 298-8478
Southold Town Board
Town Hall
Southold, NY 11971
Re: "Map of Harbor View at Mattituck," located at the south side of New Suffolk
Avenue in the Hamlet of Mattituck, Town of Southold, County of Suffolk, New York.
Dear Ms. Judith T. Terry,
In accordance with your request, we have made a real estate appraisal of the above
listed property as of June 6, 1986, the date that the property was inspected.
The subject property is designated as District 1000; Section 115; Block 17; and Lot 17
on the tax map of the County of Suffolk. It is zoned "A" Residential-Agricultural by
the Town of Southold. The 1985 assessed valuation is $23,300 (land) and $25,000 (total).
The 1985-86 real estate taxes are $8,452.32.
The subject property has a land area of 49.140 acres, of which approximately 158,700
square feet, or 3.643 acres, is wetland. It has frontages of 1,472.57 feet on New
Suffolk Avenue, 1,275.88 feet on Hall's Creek (a.k.a. Mud Creek), 217.23 feet on Great
Peconic Bay, 298.55 feet on Deep Hole Creek (a.k.a. Willis Creek), and 1,677.97 feet
on Dredged Creek (arm of Deep Hole Creek).
The planned subdivision will consist of a central water supply area (plots 1 and 2); 2
drainage areas; a Peconic Bay community beach with access; and 38 plots, each with
approximately 42,595 square feet of net or upland area.
In valuing the property we have taken into consideration all of the factors affecting
real estate conditions and values, among which are the characteristics and trend of the
neighborhood and comparable sales in the area.
As of June 6, 1986 it is our opinion that the Fair Market Value of the subject property as
a preliminary approved subdivision by the Market Data Approach to Value is:
ONE Mll.LION SIX HUNDRED THOUSAND DOLLARS
($1,600,000)
Very truly yours,
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Thomas J. rman
Appraiser
~~h~
Michael E. Gorman
Appraiser
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TABLE OF CONTENTS
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Assumptions and Limiting Conditions
Purpose of the Appraisal
Summary of Important Data and Conclusion
Definition of Market Value
Area Data
Area Map
Neighborhood Data
Description of Subject Property
Sketch of Subject Property
Description of Subdivided Subject Property
Subdivision Map of Subject Property
Photos of Subject Property
Ownership
Taxes and Assessed Valuation
Zoning
Highest and Best Use
Appraisal Process
Indicated Waterfront Acreage Value by Market Data Approach
CorreIa tion
Comparable Waterfront Acreage Sales
Location Map of Comparable Waterfront Acreage Sales
Indicated Bayfront Plot Value by Market Data Approach
Correlation
Comparable Bayfront Plot Sales
Location Map of Comparable Bayfront Plot Sales
Indicated Creek front Plot Value by Market Data Approach
CorreIa tion
Comparable Creek front Plot Sales
Location Map of Comparable Creekfront Plot Sales
Indicated Interior Plot Value by Market Data Approach
Correlation
Comparable Interior Plot Sales
Location Map of Comparable Interior Plot Sales
Engineer's Bond Estimate
Subdivision Value Analysis
Reconciliation and Conclusion of Value
Qualifications of the Appraisers
Certifica tion
1
3
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4
5
6
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10
11
12
19
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20
21
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23
27
28
28
29
33
34
34
35
39
40
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41
45
46
47
49
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ASSUMPTIONS AND LIMmNG CONDITIONS
This Appraisal Report, the Letter of Transmittal, and the Certification of
Value are made expressly subject to the following assumptions and limiting conditions,
and any special limiting conditions contained in the report which are incorporated
herein by reference.
1. The legal description furnished is assumed to be correct. We
assume no responsibility for matters legal in character, nor do we
render any opinion as to the title, which is assumed to be good.
All existing liens and encumbrances, if any, have been disregarded
and the property has been appraised as though free and clear,
under responsible ownership and competent management.
2. The sketch in this report is included to assist the reader in
visualizing the property. We have made no survey of the property
and assume no responsibility in connection with such matters.
3. We believe to be reliable the information which was furnished by
others, but assume no responsibility for its accuracy.
4. Possession of this report, or a copy thereof, does not carry with
it the right of publication, nor may it be used for any purpose by
any but the applicant without the previous written consent of the
appraisers or the applicant, and then only with proper qualification.
5. Weare not required to give testimony or appear in court by reason
of this appraisal, with reference to the property in question, unless
arrangements have been previously made.
6. The distribution of the total valuation in this report between land
and improvements applies only under the existing program of
utilization. The separate valuations for land and improvements
must not be used in conjunction with any other appraisal and are
invalid if so used.
7. The land, and particularly the soil, of the area under appraisal,
appears firm and solid. Subsidence in the area is unknown or
uncommon, but we do not warrant against this condition or
occurrence.
8. Subsurface rights (minerals and oil) were not considered in making
this appraisal.
9. In this appraisal assignment, the existence of herbicide or pesticide
(Temik) contamination of the ground water, which mayor may not
be present in the subject property, has not been considered. Your
appraisers are not qualified to detect such substances, but will
note obvious contamination as evidenced by the presence of a water
filter for Temik.
10. Your appraisers have carefully inspected the buildings involved in
this appraisal report. Damage, if any, by termites, dry rot, wet
rot, or other infestations was reported as a matter of information
by your appraisers, but we do not guarantee the amount or degree
of damage.
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11.
All furnishings and equipment, except those specifically indicated
and typically considered as part of real estate, have been
disregarded by your appraisers. Only the real estate has been
considered.
12.
Your appraisers have inspected as much as possible by observation,
the land and the improvements thereon. However, it was not
possible to personally observe conditions beneath the soil or hidden
structural components within the improvements, therefore, no
representations are made herein as to these matters and unless
specifically considered in this report, the value estimate is subject
to any such conditions that could cause a loss in value. Condition
of heating, cooling, ventilating, electrical, and plumbing equipment
is considered to be commensurate with the condition of the balance
of the improvements unless otherwise stated.
13.
Neither all nor any part of the contents of this report shall be
conveyed to the public through advertising, public relations, news,
sales or other media without the written consent and approval of
the authors, particularly as to valuation conclusions, identity of
the appraisers, or firm with which they are connected.
14.
In this appraisal assignment, the existence of potentially hazardous
ma terial used in the construction or maintenance of the building,
such as the presence of urea formaldehyde foam insulation, and/or
existence of toxic waste, which mayor may not be present on the
property, has not been considered. Your appraisers are not qualified
to detect such substances. We urge the client to retain an expert
in this field if desired.
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PURPOSE OF THE APPRAISAL
This appraisal is being made to estimate the Fair Market Value of the
subject property as of June 6, 1986, the first date that it was inspected. A
subsequent inspection was made on July 9, 1986. The subject property is a major
residential subdivision which has preliminary approval from the Town of Southold
Planning Board. The valuation estimate derived in this report will be used by
the Town Board to determine the amount of money to be deposited with the Town
in lien of land for park and playground purposes as in accordance with Section
AI06-38E. (3) of the code of the Town of Southold.
SUMMARY OF IMPORTANT DATA AND CONCLUSION
Purpose of the Appraisal
Estimate Fair Market Value of a major
residential subdivision with preliminary
approval as of June 6, 1986.
Property Rights Appraised
Fee Simple
Location
South side of New Suffolk Avenue in
the Hamlet of Mattituck, Town of
Southold, County of Suffolk, New York.
Type of Property
A major residential subdivision (Map of
Harbor View at Mattituck) lacking final
approval from the Town of Southold
Planning Board.
49.140 acres of which approximately
158,700 square feet, or 3.643 acres, is
wetland. It has frontages of 1,472.57
feet on New Suffolk Avenue, 1,275.88
feet on Hall's Creek (a.k.a. Mud Creek),
217.23 feet on Great Peconic Bay,
298.55 feet on Deep Hole Creek (a.k.a.
Willis Creek), and 1,677.97 feet on
Dredged Creek (arm of Deep Hole
Creek).
Size of Property
Planned subdivision will consist of a
central water supply area (plots 1 and
2); 2 drainage areas; a Peconic Bay
community beach with access; and 38
plots, each with approximately 42,595
square feet of net or upland area.
Zoning
"A" Residential-Agricultural
Value of Property
Raw Acreage:
Prel. Appr. Subd.:
Developed Plots:
$1,179,360
$1,600,000
$4,030,000
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DEFDllTION OF MARKET VALUE
"The highest price in terms of money which a property will bring in a
competitive and open market under all conditions requisite to a fair sale, the
buyer and seller each acting prudently, knowledgeably, and assuming the price is
not affected by undue stimulus."
Implicit in this definition is the consummation of a sale as of a specified
da te and the passing of title from seller to buyer under conditions whereby:
1. Buyer and seller are typically motivated.
2. Both parties are well informed or well advised, and each
acting in what they consider their own best interest.
3. A reasonable time is allowed for exposure in the open
market.
4. Payment is made in cash or its equivalent.
5. Financing, if any, is on terms generally available in the
community at the specified date and typical for the
property type in its locale.
6. The price represents a normal consideration for the
property sold unaffected by special financing amounts
and/or terms, services, fees, costs, or credits incurred
in the transaction.
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AREA DATA
The Town of Southold, officially established in 1640, comprises most of the north fork
of eastern Long Island and it includes Fishers, Plum, and Robins Islands. It covers an
approximate area of 54 square miles or 34,600 acres. It is bounded by Long Island Sound
on the north, Block Island Sound on the east, Peconic Bay on the south, and the Town of
Riverhead on the east. The "mainland" portion of the town is long and narrow in shape,
approximately 21 miles in length, and covers an approximate area of 30,080 acres.
The main east-west routes are County Route 48 (North Road) and State Route 25
(Main Road). The main north-south routes are in the Hamlets of Mattituck, Cutchogue,
Peconic, Southold, and Greenport. The Long Island Railroad provides the town with both
passenger and freight service. There are two Suffolk Transit bus routes (one provides
service within the town, the other to the south fork as far as East Hampton), and the
Sunrise Express bus (provides service to New York City). There are three ferry boat
services in the town, the Greenport-Shelter Island Ferry, the Fishers Island-New London,
Connecticut Ferry, and the Orient Point-New London, Connecticut Ferry. In addition,
there is a ferry from Orient to Plum Island (disease research center) which is run by the
federal government. There are three basic utility airports in the town. Mattituck Airport
and Rose Field in Orient Point are privately owned, and Elizabeth Field on Fishers Island
is owned by the town.
The population has increased from 16,804 in 1970 to 19,172 in 1980 according to the
United States Census, and Long Island Lighting Company's estimate as of January I, 1985
was 20,229. The population doubles during the summer months and this variation contributes
to a seasonal economy. The major economic base industries in Southold are agriculture,
commercial fishing, and tourism and recreation. Approximately 75% of the hotel and motel
units in the town are seasonal, and approximately 31 % of the residences are seasonal/second
homes. Agriculture is a dominant feature of Southold's economy. Though approximately
50% of the agricultural acreage is used for potato production, recently this use has been
decreasing while nurseries, vineyards, vegetable farms, and horse farms have been increasing.
For the most part in Southold, residential development has taken place first along
the shores of Peconic Bay and Long Island Sound. As the population increases, however,
the center section of the township is becoming more developed and summer homes are
giving way to year round dwellings. The present economic stability of the area is good.
New residential construction has been aided by falling mortgage interest rates. The local
schools are considered to be excellent.
LAND USE BY ACRES
Residential
Commercial
Industrial
Transportation
Institutional
Recreational
Agricultural
Roadways
Water
Vacant
TOTAL
5,840
80
110
350
990
2,360
12,000
1,790
700
10,380
34,600
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AREA MAP
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NEIGHBORHOOD DATA
The subject property is located in the Hamlet of Mattituck, Town of Southold,
County of Suffolk, New York. Mattituck is located approximately 83 miles east
of Manhattan, and it is bounded by Long Island Sound on the north, the Hamlet
of Cutchogue on the east, Peconic Bay on the south, and the Hamlet of Laurel on
the west.
Mattituck covers an area of approximately 12,200 acres. The area is rural
in nature with the majority of the acreage being utilized for agricultural purposes.
The main farm produces are potatoes, cabbage, and cauliflower. Vineyards are
the new agricultural trend due mainly to the mild winters and fertile soil.
Mattituck is the second most populous hamlet in the Town of Southold. The
population has increased from 3,039 in 1970 to 3,923 in 1980 according to the
United States Census, and Long Island Lighting Company's estimate as of January
I, 1985 was 4,170. The population doubles during the summer months.
Approximately 21% of the residences in Mattituck are seasonal/second homes.
Mattituck has its own volunteer fire department, a public library, and two
banks. It is serviced by the Mattituck-Cutchogue School District, the largest in
the Town of Southold, which covers grades kindergarten through 12. The local
newspapers available are the Long Island Traveler-Watchman, The Suffolk Times,
Suffolk Life, and Newsday. The area is serviced by a local taxi company, and
there is a station on the Long Island Railroad's main line with service twice daily
in both directions. Bus lines travel to Greenport, the Hamptons, New York City,
and points in between.
There are restaurants, a small privately owned airport, a playhouse, and
numerous marinas. The main shopping area is along Love Lane with convenience
type stores. There is a shopping center on the Main Road which includes a five
screen movie theater and an A &: P supermarket.
The present economic stability of the area is good. New residential
construction has been aided by falling mortgage interest rates.
The local schools are considered to be excellent. There are houses of worship
for most major denominations throughout the area.
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DESCRIPTION OF SUBJECT PROPERTY
The subject property is located at the south side of New Suffolk A venue in
the Hamlet of Mattituck, Town of Southold, County of Suffolk, New York. The
property has an approximate area of 49.140 acres of which approximately 158,700
square feet, or 3.643 acres, is wetland. It has frontages of 1,472.57 feet on New
Suffolk Avenue, 1,275.88 feet on Hall's Creek (a.k.a. Mud Creek), 217.23 feet on
Great Peconic Bay, 298.55 feet on Deep Hole Creek (a.k.a. Willis Creek), and
1,677.97 feet on Dredged Creek (arm of Deep Hole Creek). New Suffolk Avenue is
a two lane macadam road. All of the creeks are shallow.
The property is irregular in shape. The east side of the property is gently
rolling, wooded, and has a dirt road which runs parallel to Hall's Creek. A
macadam road with privet hedges and maple trees on either side bisects the
property. There are generally level overgrown fields on either side of the macadam
road. A dirt road runs parallel to the macadam road at its southern end, then
runs northwest to New Suffolk A venue. There are privet hedges along the entire
length of the New Suffolk Avenue frontage. The west side of the property is
wooded along the Dredged Creek frontage. The frontage along Peconic Bay is
slightly rolling and approximately five feet above a sandy beach.
The property is improved with a two story frame barn with an attached H
story apartment, three detached sheds, a garage, and a barn. As prescribed in
"Subdivision Analysis", an educational memorandum of the American Institute of
Real Estate Appraisers, "adding the value of existing improvements to the land
value when such improvements are not consistent with future use and/or market
data" is an unacceptable technique. "Addition of improvement value under these
circumstances violates the principles of contribution, consistent use, and highest
and best use." Therefore, these improvements will not be considered or applied
to the final valuation estimate.
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DESCRIPTION OF SUBDIVIDED SUBJECT PROPERTY
The subject property is located at the south side of New Suffolk A venue in
the Hamlet of Mattituck, Town of Southold, County of Suffolk, New York. "Harbor
View" has an approximate gross area of 49.140 acres, of which approximately
158,700 square feet, or 3.643 acres, is wetland. It has frontages on New Suffolk
Avenue, Hall's Creek, Great Peconic Bay, Deep Hole Creek, and Dredged Creek.
New Suffolk Avenue is a two lane macadam road. All of the creeks are shallow.
As subdivided, the subject property will consist of a central water supply area
(plots 1 and 2), 2 drainage areas, a Peconic Bay community beach with access, and
38 plots for residential development. There will be a drainage easement 12' in
width along both sides of the new roads (Hall's Creek Drive, Meadow Beach Lane,
Pasture Lane, and Willis Creek Drive). Each plot will provide for its own sewage
disposal system with a 900 gallon septic tank and 300 square foot side wall leaching
pooI(s). Plots 1-4, 6, 7, 20, 25-27, 30, 31, and 33-40 will use a 1 pool system; plots
5, 8-11, 18, 19, 21-24, 28, 29, and 32 will use a 2 pool system; and plots 12-17
will use a 3 pool system. The average net or upland area for each of the 38
residential plots is approximately 42,595 square feet, with a range of from 31,924
to 61,365 square feet. The 38 residential plots are differentiated as follows:
8 plots with Hall's Creek frontage
2 plots with Peconic Bay frontage
1 plot with Deep Hole Creek frontage
8 plots with Dredged Creek frontage
3 plots with New Suffolk Avenue frontage
16 interior plots
According to the engineer's bond estimate (see page 46), there will be approximately
5,000 linear feet of roads with curbs on either side, 17 catch basins (8' depth),
2 catch basins (4' depth), 2,325 linear feet of 18" diameter drainage pipe, vertical
sand drains, 5 street signs, 3 dead end signs, and 5 stop signs. Water supply for
the subdivision will be provided by a central water supply system located on plots
1 and 2. There will be 5,000 linear feet of 6" water main pipe, 5 yard hydrants
(map shows 6), and 2 fire wells.
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SUBDIVISION MAP OF SUBJECT PROPERTY
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PHOTOS OF SUBJECT PROPERTY
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New Suffolk Avenue frontage looking west
New Suffolk Avenue frontage looking east
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PHOTOS OF SUBJECT PROPERTY
Hall's Creek frontage looking south
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PHOTOS OF SUBJECT PROPERTY
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Macadam road looking north
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West side of macadam road looking north
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PHOTOS OF SUBJECT PROPERTY
Mouth of Hall's Creek
Mouth of Deep Hole Creek
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PHOTOS OF SUBJECT PROPERTY
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East side of Peconic Bay frontage looking north
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PHOTOS OF SUBJECT PROPERTY
North end of Dredged Creek
Dredged Creek frontage looking south
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PHOTOS OF SUBJECT PROPERTY
Looking north from west side of Dredged Creek
Looking south from west side of Dredged Creek
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OWNERSHIP
Mattituck Harbor Associates and Bay View Ventures, Ltd. acquired title to
the subject property by virtue of a deed dated March 11, 1982 from H. Alvin
Smith and Company, Inc., care of Richard J. Cron, Esq., Main Road, Cutchogue,
New York, and Martin Suter, of New Suffolk Avenue, Mattituck, New York. The
deed was recorded in the Office of the Clerk of Suffolk County on March 23, 1982
in liber 9158 of deeds at page 355.
TAXES AND ASSESSED VALUATION
The subject property is assessed by the Town of Southold as follows:
Owner: Mattituck Harbor Associates &: another
c/o Anthony T. Conforti, Esq.
739 East Main Street
Riverhead, NY 11901
SCTM: District 1000: Section 115; Block 17: and Lot 17
The 1985 assessed valuation is:
Land: $23,300
Total: $25,000
The 1985-86 real estate taxes are:
$8,452.32
ZONING
The sUbject property is zoned "A" Residential-Agricultural by the Town of
Southold, and this residential district permits single-family dwellings. The minimum
requirements of this district were amended on May 17, 1983 as follows:
Lot Area
Lot Width
Lot Depth
Front Yard
Side Yard
Rear Yard
Livable Floor Area
Off-Street Parking
80,000 square feet
200 feet
400 feet
50 feet
30 feet (total of 50 feet)
75 feet
850 s.f. per dwelling unit
2 spaces
Lot Coverage
Building Height
Maximum of 20% of lot area
Maximum of 2i stories or 35 feet
The sUbject property as subdivided does not conform to the requirements of
this district. However, as per Section 100-31 B. (2) from the Code of the Town
of Southold, the bulk and parking requirements for single-family dwellings as set
forth in Column A-40 of the Bulk and Parking Schedule shall apply. The average
plot in the planned subdivision conforms to the A-40 requirements.
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HIGHEST AND BEST USE
Highest and Best Use is defined by the American Institute of Real Estate
Appraisers as follows:
"Tha t reasonable and profitable use that will support the highest present
value, as defined, as of the effective date of the appraisal.
Alternatively, that use, from among reasonably probable and legal
alternative uses, found to be physically possible, appropriately supported,
financially feasible, and which results in highest land value.
The definition immediately above applies specifically to the Highest and
Best Use of land. It is to be recognized that in cases where a site
has existing improvements on it, the Highest and Best Use may very
well be determined to be different from the existing use. The existing
use will continue, however, unless and until land value in its Highest
and Best Use exceeds the total value of the property in its existing use.
Implied within these definitions is recognition of the contribution of
that specific use to community environment or to community development
goals in addition to wealth maximization of individual property owners.
Also implied is that the determination of Highest and Best Use results
from the appraisers' judgment and analytical skill, i.e., that the use
determined from analysis represents an opinion, not a fact to be found.
In appraisal practice, the concept of Highest and Best Use represents
the premise upon which value is based. In the context of most probable
selling price, (market value), another appropriate term to reflect Highest
and Best Use would be most probable use. In the context of investment
value, an alternative term would be most profitable use."
The subject property is a 49.140 acre parcel of land zoned "A" Residential-
Agricultural by the Town of Southold. The property owners have received
preliminary approval for a major residential subdivision.
Market research has indicated that as of June 6, 1986, residential zoned
acreage with waterfrontage was worth approximately $24,000 an acre. Therefore,
as raw acreage, the subject property has an approximate value of $1,179,360.
Market research has indicated that as an approved subdivision with all road
improvements installed, the subject property has an approximate value of $4,030,000.
Therefore, it is your appraiser's opinion that the Highest and Best Use of
the subject property is as developed as a major residential subdivision. There
currently is a market for improved plots in the vicinity of the subject property.
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APPRAISAL PROCESS
An appraisal is an estimate of value. In arriving at an estimate of market value for
the subject property, it is appraisal practice to assemble as much information from the market
as is available and to properly utilize this information in forming the value estimate. There
are three accepted methods for finding indications of value and the eventual development of
a final value estimate. Each is based upon the principle of substitution.
1. Cost Approach
2. Market Data Approach
3. Income Approach
The Cost Appl'Oach to Value is an estimate of the cost of purchasing a comparable site
and reproducing the subject improvements. An estimate of the site value is first derived by
a direct sales comparison of other similar sites which have sold in comparison to the sUbject
site. An estimate is then made of the cost of reproducing the sUbject improvements at the
date of the appraisal. From this cost is deducted the estimated loss in value through diminished
utility such as physical deterioration, functional obsolescence, or loca tional obsolescence. The
estimate of market value is the combination of the site value and value of the improvements
including all site improvements.
The Market Data Appl'Oach is a method of arriving at market value. The components of
the definition of market value indicate the factors to be considered in attempting to estimate,
from market data of sales of competitive properties, what the subject is most likely to sell
for under specified market conditions. The Market Data Approach utilizes the sales of similar
properties as the basis for an indication of value for the subject property. Direct comparisons
are made between the sales and the subject on an item-by-item basis such as location, date
of sale, conditions of sale, terms of financing, as well as physical characteristics. Adjustments
are made to the sales price of each comparable property to arrive at an indication of what
that property would have sold for had it been similar in all respects to the subject property.
These adjusted sales prices are correlated into an indication of value. In most cases, there
are more than one meaningful unit of comparison for any given type of property.
The Income Approach to Value is an estimate which is made by estimating, by comparable
rentals, the market rent which the SUbject property would command if rented on the open
market at the date of the appraisal. Estimates are also made of the appropriate vacancy and
expense ratios for the subject based on information developed from similar properties in the
market. An indication of the net operating income which is attributable to the subject is
developed. This indicator is the basis for any of the capitalization techniques, regardless of
which one is indicated by the type of property or investor. The rate of return on investments
in similar type properties is derived from the market, and this rate, combined with the mortgage
constant times the value to loan ratio, will give a weighted average; from the weighted
average credit for an equity build-up is subtracted and adjustment is made for appreciation
or depreciation if required; this will give an overall rate which is used to capitalize the
indicated net income into an indication of value by the Income Approach.
After arriving at an indication of value by the three approaches, these are correlated into
a single conclusion of value.
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INDICATED WATERFRONT ACREAGE VALUE - MARKET DATA APPROACH
Four sales of acreage with waterfrontage zoned itA" Residential-Agricultural by the
Town of Southold will be compared to the subject. The adjustments to the sales prices are
as follows:
Sale #WAl Sale #W A2 Sale #WA3 Sale #WA4
Date of Sale 7/30/85 7/3/85 4/25/85 12/23/85
Land Area (acres) 49.6 47.5 60.8 14.2
Waterfrontage (feet) 1,500 451 1,534 1,013
Purchase Price $900,000 $750,000 $999,000 $500,000
Price Per Acre $18,145 $15,789 $16,431 $35,211
ADJUSTMENTS (PER ACRE):
Time +3,875 +3,618 +4,621 +4,035
Land Area - 0 - - 0 - - 0 - -7,042
Road Access - 0 - +1,579 - 0 - -8,803
W a terfrontage +1,815 +3,947 +1,643 +3,521
Net Adjustments +5,690 +9,144 +6,264 -8,289
INDICATED VALUE: $23,835 $24,933 $22,695 $26,922
CORRELATION
Your appraisers have
proximity to the subject.
waterfrontage.
utilized four sales of comparable waterfront acreage property in
The sales were adjusted for time, land area, road access, and
All of the sales occurred prior to the appraisal date, so they were positively adjusted
by the annual rate of 25% to reflect their value appreciation. Market research indicated that
an annual appreciation rate of 25% was applicable for property with waterfrontage.
Sale #W A4 has a land area of 14.2 acres, while the sUbject's land area is 49.140 acres,
so it was negatively adjusted by 20% to reflect the fact that small parcels of land sell for
a higher price per acre than larger parcels. Sale # W A3 has a larger land area than the
subject, but not enough to warrant an adjustment. Sales #W Al and #W A2 are comparable to
the subject, so no adjustment was necessary.
Sale #W A2 has a long, narrow rectangular shape with only 537 feet of frontage on
Oregon Road, so it was positively adjusted by 10% to reflect its inferiority. Sale #W A4 has
less road frontage than the subject, but its ratio of road frontage to land area is much
greater, so it was negatively adjusted by 25% to reflect its superiority. Sales #W Al and
#W A3 are comparable to the subject, so no adjustment was necessary.
All of the sales have less waterfrontage than the subject, so they were positively
adjusted to reflect their inferiority. Sales #WAl, #WA3, and #WA4 were adjusted by 10%,
and Sale #W A2 was adjusted by 25%.
The range in value after the above adjustments were made was from $22,695 to $26,922
per acre. It is your appraisers' opinion that the Fair Market Value of the subject property
as raw acreage by the Market Data Approach as of June 6, 1986 is:
$24,000 per acre X 49.140 acres = $1,179,360
ONE MILLION ONE HUNDRED SEVENTY-NINE THOUSAND THREE HUNDRED SIXTY DOLLARS
($1.1 '19.360)
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MARKET DATA SALE IWAl
LOCATION: Peconic, New York
SCTM: 1000-86-1-9
DATE OF SALE: 7/30/85
GRANTOR: Anna V. Fiore, et al.
75 Down East Lane
Southampton, NY 11968
DEED RECORDED: 2/4/86
Liber 9972 at page 434
GRANTEE: Richmond Creek Associates
29 Park Avenue
Manhasset, NY 11030
D/S: $3,600.00
LAND AREA: 49.6 acres
A major subdivision was given
sketch approval (42 one-acre
plots) on July 2, 1985.
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WATERFRONTAGE: 1,500 feet
CONSIDERA TION: $900,000
CONSIDERATION PER ACRE: $18,145
ZONING: "A" Residential-Agricultural
ASSESSED VALUATION: Land $13.600
(1985) Total $21,800
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MARKET DATA SALE 'WA2
LOCATION: Mattituck, New York
GRANTOR: Noble Vineyards Ltd.
c/o Wofsey, Certilman, Haft, Esqs.
71 South Central Avenue
Valley Stream, NY 11580
GRANTEE: Rial Realty Corp.
20 Audrey Avenue
Oyster Bay, NY 11771
LAND AREA: 47.5 acres
WATERFRONTAGE: 451 feet
CONSIDERA TION: $750,000
CONSIDERATION PER ACRE: $15,789
ZONING: "A" Residential-Agricultural
ASSESSED VALUATION: Land $17,900
(1985) Total $21,900
SCTM: 1000-95-1-3
DATE OF SALE: 7/3/85
DEED RECORDED: 7/15/85
Liber 9830 at page 461
D/S: $3,000.00
After date of sale, owner filed
for a minor subdivision of three
two-acre waterfront plots on
Long Island Sound.
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MARKET DATA SALE 'WA3
LOCATION: Southold, New York
SCTM: 1000-56-1-2
DATE OF SALE: 4/25/85
DEED RECORDED: 5/22/85
Liber 9795 at page 392
GRANTOR: Alvin Chumsky, et al.
764 Imperial Drive
Baldwin, NY 11510
GRANTEE: Bayview Land Corp.
120 Mineola Boulevard
Mineola, NY 11501
D/S: $3,996.00
LAND AREA: 60.8 acres
Major residential subdivision
with a total of 37 one-acre
plots (Section One under
development, Section Two has
sketch plan approval).
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WATERFRONTAGE: 1,534 feet
CONSIDERA TION: $999,000
CONSIDERATION PER ACRE: $16,431
ZONING: "A" Residential-Agricultural
J-D1-I6
ASSESSED VALUATION: Land $18,800
(1985) Total $18,800
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MARKET DATA SALE IWA4
LOCATION: Cutchogue, New York
GRANTOR: Mary M. Kelleher &: Sarah Moore
Suffolk A venue
Cutchogue, NY 11935
GRANTEE: Winds Way Building Corp.
1020 Glen Road
Southold, NY 11971
SCTM: 1000-116-1-8
DATE OF SALE: 12/23/85
DEED RECORDED: 1/15/86
Liber 9957 at page 183
D/S: $2,000.00
LAND AREA: 14.2 acres
Property has frontages of 1,243
feet on Linden Avenue, which
is an improved road, and 920
feet on The North Fork Country
Club. .
WATERFRONTAGE: 1,013 feet
CONSIDERATION: $500,000
CONSIDERATION PER ACRE: $35,211
ZONING: "A" Residential-Agricultural
ASSESSED VALUATION: Land $4,000
(1985) Total $4,100
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LOCATION MAP OF COMPARABLE WATERFRONT ACREAGE SALES
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INDICATED tYFRONT PLOT VALUE - MARK! DATA APPROACH
Four sales of bayfront plots zoned "A" Residential-Agricultural by the Town of Southold
will be used to arrive at an indicated plot value for the subject's two bayfront plots. The
adjustments to the sales prices are as follows:
Date of Sale
Plot Size (s.f.)
Waterfrontage (ft.)
Loca tion
Purchase Price
Sale IIBPI Sale IIBP2 Sale IIBP3 Sale IIBP4
2/14/86 10/1/84 10/17/85 10/8/84
65,340 33,750 43,220 43,190
100 100 109 239
Peconic South old Greenport Orient
$215,000 $215,000 $170,000 $150,000
ADJUSTMENTS:
Time
Access
Loca tion
Buildable Area
Net Adjustments
+16,797 +90,703 +27,448 +62,500
+10,750 - 0 - - 0 - - 0 -
- 0 - - 0 - +17,000 +15,000
- 0 - - 0 - +17,000 - 0 -
+27,547 +90,703 +61,448 +77,500
$242,547 $305,703 $231,448 $227,500
CORRELATION
INDICATED VALUE:
Your appraisers have utilized four sales of comparable bay front plots in proximity to
the subject. The sales were adjusted for time, access, location, and buildable area. It
appears that plot size has no bearing on purchase price as long as the plot is buildable, so
no adjustment was made for plot size.
All of the sales occurred prior to the appraisal date, so they were positively adjusted
by the annual rate of 25% to reflect their value appreciation. Market research indicated that
an annual appreciation rate of 25% was applicable for bayfront plots.
Sale IIBPI is located on a gravel road off of a narrow private road, so it was positively
adjusted by 5% to reflect its inferior access. All of the other sales are located on improved
roads, so no adjustment was necessary.
Sale IIBP3 is located in Greenport, and Sale IIBP4 is located in Orient, so they were
positively adjusted by 10% to reflect their inferior location. Sale IIBPI is located in peconic,
and Sale IIBP2 is located in Southold. These two locations are comparable to Mattituck, so
no adjustment was necessary.
Sale IIBP3 is bisected by Gull Pond Inlet, which reduces its buildable area, so it was
positively adjusted by 10% to reflect its inferiority. All of the other sales are comparable to
the SUbject's two plots, so no adjustment was warranted.
The range in value after the above adjustments were made was from $227,500 to 305,703.
It is your appraisers' opinion that the Fair Market Value of a bayfront plot on an improved
road by the Market Data Approach as of June 6, 1986 is:
TWO HUNDRED FORTY THOUSAND DOLLARS
($240,000)
- 28 -
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MARKET DATA SALE 'OPi
LOCATION: Peconic, New York
SCTM: 1000-98-3-17
GRANTOR: Ernest L. Sauer, ux.
55 Dorchester Road
Smithtown, NY 11787
DATE OF SALE: 2/14/86
DEED RECORDED: 3/3/86
Liber 9988 at page 416
GRANTEE: Margaret A. McGwire
915 Wi therbee Court
Pelham, NY 10803
D/S: $860.00
PLOT SIZE: 65,340 square feet
Dwelling under construction
since date of sale.
WATERFRONTAGE: 100 feet
CONSIDERATION: $215,000
N
ZONING: "A" Residential-Agricultural
ASSESSED VALUATION: Land $2,200
(1985) Total $2,200
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- 29 -
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MARKET DATA SALE 'BP2
LOCATION: Southold, New York
GRANTOR: Joseph J. Grillo, ux.
54 Elm Tree Lane
Jericho, NY 11753
GRANTEE: Harriet Freedman
2030 Leeton Drive
Southold, NY 11971
PLOT SIZE: 33,750 square feet
W ATERFRONTAGE: 100 feet
CONSIDERA nON: $215,000
ZONING: "A" Residential-Agricultural
ASSESSED V ALU A nON: Land $2,000
(1985) Total $2,000
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SCTM: 1000-66-2-44
DATE OF SALE: 10/1/84
DEED RECORDED: 10/11/84
Liber 9656 at page 429
D/S: $860.00
Improved with a two story
frame dwelling since date of
sale.
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MARKET DATA SALE ,BP3
LOCATION: Greenport. New York
SCTM: 1000-43-5-7 &: 21
GRANTOR: William H. Price. ano.
1345 Long Creek Drive
Southold, NY 11971
DATE OF SALE: 10/17/85
DEED RECORDED: 12/6/85
Liber 9930 at page 321
GRANTEE: John Racanelli
329 Massapequa Avenue
Massapequa. NY 11758
D/S: $680.00
WATERFRONTAGE: 109 feet
Improved with a two story
frame dwelling since date of
sale. L
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PLOT SIZE: 43.220 square feet
ASSESSED VALUATION: Land $1.000
(1985) Total $1.000
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CONSIDERA nON: $170.000
ZONING: II A" Residential-Agricultural
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MARKET DATA SALE 'OP4
LOCATION: Orient, New York
SCTM: 1000-31-14-12
GRANTOR:
Frank Gillespie
116 Montauk Highway
P.O. Box 200
Islip, NY 11751
DATE OF SALE: 10/8/84
DEED RECORDED: 10/24/84
Liber 9664 at page 587
GRANTEE:
Irene McKasty
6 Fireplace Road
Brookhaven, NY 11719
D/S: $600.00
PLOT SIZE: 43,190 square feet
Improved with a frame dwelling
since date of sale.
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WATERFRONTAGE: 239 feet
CONSIDERATION: $150,000
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ZONING: "A" Residential-Agricultural
ASSESSED VALUATION: Land $6,100
(1985) Total $6,200
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LOCATION MAP OF COMPARABLE BAYFRONT PLOT SALES
SALE 13PJ,l
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INDICATED CREEKFRONT PLOT VALUE - MARKET DATA APPROACH
Four sales of creek front plots zoned "A" Residential-Agricultural by the Town of Southold
will be used to arrive at an indicated plot value for each of the subject's 17 creekfront
plots. The adjustments to the sales prices are as follows:
Sale ilCPl Sale ilCP2 Sale ilCP3 Sale ilCP4
Da te of Sale 12/13/85 5/22/85 11/15/85 11/15/85
Plot Size (s.f.) 44,945 22,275 50,490 52,270
Creekfront Quality Superior Superior Inferior Inferior
Purchase Price $127,500 $115,000 $93,500 $89,000
ADJUSTMENTS:
Time +15,273 +29,948 +13,148 +12,516
Creekfront Quality -12,750 -11,500 +9,350 +8,900
Net Adjustments +2,523 +18,448 +22,498 +21,416
INDICATED VALUE: $130,023 $133,448 $115,998 $110,416
CORRELATION
Your appraisers have utilized four sales of comparable creekfront plots in proximity to
the subject. The sales were adjusted for time and creek front quality. It appears that plot
size has no bearing on purchase price as long as the plot is buildable, so no adjustment was
made for plot size.
All of the sales occurred prior to the appraisal date, so they were positively adjusted
by the annual rate of 25% to reflect their value appreciation. Market research indicated that
an annual appreciation rate of 25% was applicable for creekfront plots.
Sales ilCPl and i/CP2 have deep water creek frontage, superior to the subject, so they
were negatively adjusted by 10% to reflect their superiority. Sales i/CP4 have marshy creek
frontage, inferior to the subject, so they were positively adjusted by 10% to reflect their
inferiority.
The range in value after the above adjustments were made was from $110,416 to
$133,448 per plot. It is your appraisers' opinion that the Fair Market Value of a creekfront
plot on an improved road by the Market Data Approach as of June 6, 1986 is:
ONE HUNDRED TWENTY-FIVE THOUSAND DOLLARS
($125,000)
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MARKET DATA SALE 'CPl
LOCATION: Mattituck, New York
SCTM: 1000-106-6-25
GRANTOR: Robert Foudy
3121 N.E. 55th Court
Fort Lauderdale, Fla. 33308
DATE OF SALE: 12/13/85
GRANTEE: Tovey C. Lesnikowski
North Drive
Mattituck, NY 11952
DEED RECORDED: 1/2/86
Liber 9948 at page 46
D/S: $510.00
PLOT SIZE: 44,945 square feet
Vacant plot on a dirt road.
WATERFRONTAGE: 75 feet
CONSIDERATION: $127,500
ZONING: "A" Residential-Agricultural
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ASSESSED V ALUA TION: Land $2,000
(1985) Total $2,000
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MARKET DATA SALE 'CP2
LOCATION: Mattituck, New York
SCTM: 1000-113-4-7
DATE OF SALE: 5/22/85
DEED RECO RDED: 5/30/85
Liber 9800 at page 111
GRANTOR: C. Raymond Radigan
6 Tenth Avenue
Farmingdale, NY 11735
GRANTEE: Paul Galgan, ux.
4 Ferncliff Road
Huntington, NY 11740
PLOT SIZE: 22,275 square feet
D/S: $460.00
Vacant plot on an improved
road.
WATERFRONTAGE: 120 feet
ASSESSED V ALUA TION: Land $2,400
(1985) Total $2,400
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CONSIDERATION: $115,000
ZONING: "A" Residential-Agricultural
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- 36 -
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MARKET DATA SALE 'CP3
LOCATION: Mattituck, New York
SCTM: 1000-100-3-10.13
DATE OF SALE: 11/15/85
DEED RECORDED: 12/9/85
Liber 9931 at page 308
D/S: $374.00
GRANTOR: James Del Giorno, ux.
33-46 163rd Street
Flushing, NY 11358
GRANTEE: Joseph Policano, UX.
90 Stratford Road
W. Hempstead, NY 11552
PLOT SIZE: 50,490 square feet
Vacant plot on an improved
road.
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WATERFRONT AGE: 120 feet
CONSIDERATION: $93,500
ZONING: "A" Residential-Agricultural
ASSESSED VALUATION: Land $1,400
(1985) Total $1,400
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MARKET DATA SALE 'CPt
LOCATION: Mattituck, New York
SCTM: 1000-100-3-10.14
GRANTOR: Cyd D. Branciforte, ano.
105 Nassau Court
Rocky Point, NY 11778
DATE OF SALE: 11115/85
DEED RECORDED: 11/26/85
Liber 9923 at page 598
GRANTEE: William H. Price Jr., ano.
2074 Bourbon Lane
Southold, NY 11971
D/S: $356.00
PLOT SIZE: 52,270 square feet
Dwelling under construction
since date of sale.
WATERFRONTAGE: 110 feet
CONSIDERA TlON: $89,000
~ ~----
ZONING: "A" Residential-Agricultural
ASSESSED V ALUA TlON: Land $1,400
(1985) Total $1,400
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- 38 -
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LOCATION MAP OF COMPARABLE CREEKFRONT PLOT SALES
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- 39 -
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INDICATED INTERIOR PLOT VALUE - MARKET DATA APPROACH
Four sales of interior plots with beach rights zoned "A" Residential-Agricultural by the
Town of Southold will be used to arrive at an indicated plot value for each of the sUbject's
19 interior plots. The adjustments to the sales prices are as follows:
Date of Sale
Plot Size
Loca tion
Purchase Price
Sale #IPl Sale #IP2 Sale #IP3 Sale # IP4
2/14/86 7/8/85 3/7/85 12/28/84
26,160 41,400 25,000 32,210
Mattituck Bayview Mattituck Mattituck
$70,000 $58,000 $52,500 $69,800
ADJUSTMENTS:
Time
+4,375
+4,375
+10,633
+10,633
+13,125
+20,068
+20,068
Net Adjustments
+13,125
INDICATED VALUE:
$74,375
$68,633
CORRELATION
$65,625
$89,868
Your appraisers have utilized four sales of comparable interior plots with beach rights
in proximity to the sUbject. The sales are very comparable to the subject, so the only
adjustment required was for time. Though the sales differed in plot size, it appears that
plot size has no bearing on purchase price as long as the plot is buildable.
All of the sales occurred prior to the appraisal date, so they were positively adjusted
by the annual rate of 20% to reflect their value appreciation. Market research indicated that
an annual appreciation rate of 20% was applicable for interior plots with beach rights.
The range in value after the above adjustments were made was from $65,625 to $89,868.
It is your appraisers' opinion that the Fair Market Value of an interior plot on an improved
road with beach rights by the Market Data Approach as of June 6, 1986 is:
SEVENTY-FIVE THOUSAND DOLLARS
($75.000)
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MARKET DATA SALE IIPI
LOCATION: Mattituck, New York
SCTM: 1000-99-3-4.10
DATE OF SALE: 2/14/86
DEED RECORDED: 2/26/86
Liber 9985 at page 536
GRANTOR: Walter Gatz
Sound A venue
Mattituck, NY 11952
GRANTEE: William J. Walters, ux.
The Long Way
East Marion, NY 11939
D/S: $280.00
LAND AREA: 26,160 square feet
Vacant plot on an improved road
and being cleared for
development.
CONSIDERATION: $70,000
ZONING: "A" Residential-Agricultural
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ASSESSED V ALVA TION: Land
(1985) Total
$500
$500
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MARKET DATA SALE 'IP2
LOCATION: Bayview, New York
SCTM: 1000-79-4-17.8
DATE OF SALE: 7/8/85
DEED RECORDED: 7/19/85
Liber 9835 at page 101
GRANTOR: Frederick and lIarold Reese
855 Sunrise Highway
Lynbrook, NY 11563
GRANTEE: Ryck A. Koke
Schooner Drive
Southold, NY 11971
D/S: $232.00
LAND AREA: 41,400 square feet
Vacant plot on an improved
road.
CONSIDERATION: $58,000
ZONING: "A" Residential-Agricultural
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ASSESSED VALUATION: Land $1,000
(1985) Total $1,000
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MARKET DATA SALE IIP3
LOCATION: Mattituck. New York
SCTM: 1000-99-3-4.14
GRANTOR: Walter Gatz
1800 Sound A venue
Mattituck. NY 11952
DATE OF SALE: 3/7/85
DEED RECORDED: 3/12/85
Liber 9750 at page 458
GRANTEE: John A. Hofer, UX.
695 Theresa Drive
Mattituck, NY 11952
D/S: $210.00
LAND AREA: 25,000 square feet
Improved with a frame dwelling
since date of sale.
CONSIDERATION: $52,500
ZONING: "A" Residential-Agricultural
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ASSESSED V A LUA nON: Land $500
(1985) Total $500
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MARKET DATA SALE tIP",
LOCATION: Mattituck, New York
SCTM: 1000-99-3-4.11
GRANTOR: Richard Greenfield, UX.
Soudview A venue
Southold, NY 11971
DATE OF SALE: 12/28/84
DEED RECORDED: 4/9/85
Liber 9768 at page 105
GRANTEE: P &: C Construction, Inc.
117 Swan Lake Drive
Patchogue, NY 11772
LAND AREA: 32,210 square feet
D/S: $156.00
Improved with a two story
frame dwelling since date of
sale.
CONSIDERATION: $69,800
ZONING: "A" Residential-Agricultural
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ASSESSED VALUATION: Land $1,000
(1985) Total $1,000
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LOCATION MAP OF COMPARABLE INTERIOR PLOT SALES
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(
LAWRENCE M. TUTHILL
PRDFE.S'ONAL. ENdlNItER
INL.IET LANE EXT.
ClREENPDAT, N.Y. 11944
IUIEIENIID.T 7-'.53
June 9, 1986
Mr. Bennett OrlO1lllki, Cha1nan
Southold Town Plarua1ng Board
Southold, NY 11971
. (,
JUN 1 0 1986
ReI 5..11v1810n eat1tled "lIarbor View" at Matt1tuck
G@ntl...nl
My est1aat. tor the boad tor roads, wat.r syste. and
bpro.......te tor thlt abCTfe .eatioaed sub1iYlelo. 18 as tollows I
Land c1ear1ng
Ro.gh grad1ng 3,000 ey @ $ 3.00/oy
Flae grad1Dg 5,000 It <<I $ 'l.00/lt
S~ae1.g 5,000 lt @ $ 50.00/lt
CVbe - .ountable 10,000 It @ $ 8,OO/lt
Cateh baalas 8' depth 17 @ $ 1,800.00 ea
4'" 2 1,200.00 ea
Manholes 6 @ $ 1,000.00 ea
Pi~ 18" d1am Z,325 ~ $ 20.00/lt
End walls , @ $ 100.00 ea
Vertical sand dra1na
Exoavation 400 01 @ $ 4.00/01
Fenoing 1,000 It @ $ l8.00/lt
I\trb 1,000 It @ $ 8.00/lt
Swale - loa. removal & sand replacement
18.000 -1 @ $ 8.00/oy
Water supply system
6" Mia 5,000 It @ $ 12.00/lt
4" pipe 150 lt @ $ 8.00/11:
2t"" 800 It @ $ 4.00/1f
.5 yard hydraate @ $ 600.00 ea
6 gate yalYes @ $ 500.00 ea
pump house & eguipment
bu1khe&d1ng 8 Lt @ $ 100.00.lt
Seed1ng 6 acres @ $ 2,000.00 per acre
Tre~e '30 @ $ 80.00 ea
S~ 5 street 3 dead end, 5 stop @ $ 100.00 ea
Mon.me.ts 50 @ 50.00 ea
Fire wells 2 @ $ 3,000.00 ea
Adm1n1strat1ye costs
Inarease costs oyer 3 year per10d
$ 5,000.00
9,000.00
10,000.00
250,000.00
80,000.00
30,600.00
2,400.00
6,000.00
46,500.00
300.00
1,600.00
18,000.00
8,000.00
144,000.00
60,000.00
1,200.00
3.200.00
3,000.00
3,000.00
2~~,OOO.00
800.00
12,000.00
2,400.00
1,300.00
2,500.00
6,000.00
.55,600.00
140.000.00
$ 1,150,000.00
~Ct1tu1l7 ..ba1tted,
~ .... /J /' 4/P
..'?<-._ ./)1. /' /-.Ajl'~'
c:.;7"' .'
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SUBDIVISION VALUE ANALYSIS
The subject property is a 49.140 acre parcel of residentially zoned land which has
received preliminary approval for a major subdivision with 38 plots. Since the property has
preliminary approval for a subdivision, and no comparable sales of preliminary approved
subdivisions were available, it was necessary for your appraisers to utilize two valuation
methods as explained below:
Method 1
In this method, waterfront acreage sales were utilized to determine the value of the
raw acreage, and to this value was added developer's expected profit and estimated engineering
and legal costs.
Value of Raw Acreage (49.140 acres X $24,OOO/acre)
Developer's Profit (2096 of $1,179,360)
Engineering and Legal Costs
$1,179,360
+ 235,870
200,000
$1,615,230
INDICATED VALUE OF PRELIMINARY APPROVED SUBDIVISION
Method 2
In this method, the gross value of acre plots on improved roads was first determined by
utilizing comparable sales of bayfront, creekfront, and interior plots. From this value, expenses
were subtracted to arrive at the net before return on capital and profit. Assuming a 4 year
holding period, the net amount was divided by 4 and mUltiplied by the Present Worth of 1
Per Period factor at 9.596, 4 years. The result of this computation was then divided by 1.20
to reflect the developer'S profit and arrive at an indicated value of the preliminary approved
subdivision. Expenses included development costs (see page 46), estimated engineering and
legal costs, overhead, management fees, and real estate taxes. Actual rounded real estate
taxes were used for the first year. The current mill rate of approximately $313 per $1000
of assessed valuation was applied to the anticipated increase in the SUbject's assessed valuation.
Long Pond Estates, Section One was used as a model for the expected assessed valuation
increase. Upon apportionment, assessment of plots in this subdivision increased from an average
of $300 in 1985 to $1,400 in 1986 for interior plots, and from an average of $300 in 1985 to
$2,075 in 1986 for waterfront plots. Assessment of recharge basins ($200 and $300), and a
2.8 acre park ($800) remained the same. Using these figures as a basis, the SUbject's second
year assessed valuation was estimated to be $67,000, which indicates real estate taxes of
$20,970. It was assumed that 4096 of the plots would be sold during the second year, 30%
during the third year, and the remaining 3096 during the fourth year.
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Method 2 (continued)
Gross Value of Plots:
Bayfront (2 X $240,000)
Creekfront (17 X $125,000)
Interior (19 X $75,000)
$480,000
2,125,000
1,425,000
$4,030,000
Expenses:
Development Costs
Engineering and Legal Costs
Overhead (5% of $4,030,000)
Management ($15,OOO/yr for 4 years)
Real Estate Taxes (1985/86)
(1986/87)
(1987/88)
(1988/89)
$1,150,000
200,000
201,500
60,000
8,450
20,970
12,580
6,290
$1,659,790
Net Before Return on Capital and Profit
- 1,659,790
$2,370,210
PW of 1 per period factor for 4 years, 9!%, is 3.2045
Average Annual Return
$2,370,210/4 years = $592,550
Present Worth of Capital and Profit
$592,550 X 3.2045 = $1,898,825
20% Profit
$1,898,825/1.20 = $1,582,355
INDICATED VALUE OF PRELIMINARY APPROVED SUBDIVISION
$1,582,355
Method 1 indicated a value of $1,615,230 for the preliminary approved sUbdivision, while
Method 2 indicated a value of $1,582,355. It is your appraisers' opinion that the Fair Market
Value of subject property as a preliminary approved major subdivision as of June 6, 1986 is:
ONE MILLION SIX HUNDRED THOUSAND DOLLARS
($1,600,000)
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RBCONCILIATION AND CONCLUSION OF VALUB
Indicated Value of Raw Acreage
$1,179,360
Indicated Value of Preliminary Approved Subdivision
$1,600,000
Indica ted Value of Developed Plots
$4,030,000
The subject property is a 49.140 acre parcel of residentially zoned land
which has received preliminary approval for a major subdivision with 38 plots. No
comparable sales of preliminary approved major subdivisions were available, so it
was necessary for your appraisers to utilize sales of waterfront acreage to establish
the value of the subject property as raw acreage, and to utilize sales of bayfront,
creekfront, and interior plots to establish the value of the sUbject property as an
approved subdivision with all road improvements installed. Once the values as
raw acreage and as developed plots were determined, it was necessary to adjust
these values to reflect the fact that the subject property is worth more than raw
acreage, but less then an approved major subdivision. These values were adjusted
as explained in the two methods of the Subdivision Value Analysis on the preceding
two pages of this report. Both methods assumed developer's profit of 20% and
engineering and legal costs of $200,000.
Method 1 utilized the raw acreage value and added the developer's profit
and estimated experienced engineering and legal costs to this value to arrive at
the indicated value of the subject as a preliminary approved subdivision. Method
2 utilized the gross value of the developed plots as a base, and from this base
value expenses were subtracted, indicating the net before return on capital and
profit. A four year holding period was assumed, so the net was divided by four
to indicate the average annual return. A discount rate of 9.596 was applied to
the average annual return to determine the approximate present worth of capital
and profit. This present worth value was negatively adjusted by the expected
20% developer's profit to arrive at the value of the subject property as a preliminary
approved subdivision.
As indicated by both Methods 1 and 2, as of June 6, 1986, it is your
appraisers' opinion that the Fair Market Value of the subject property as a
preliminary approved subdivision is:
ONB Mn..LION SIX HUNDRBD THOUSAND DOLLARS
($1,600,000)
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QUALIFICATIONS OF THE APPRAISER
Thomas J. Gorman has been actively engaged in appraising dwellings, farms,
acreage, automobile service stations, and commercial properties for the past thirty
years. The properties appraised have been located primarily in Nassau and Suffolk
Counties, New York.
He is a principal of Gorman & Associates, Love Lane, Mattituck, New York.
This firm was organized in 1953 and has been actively engaged in general real
estate brokerage specializing in the assembly of large tracts of residential acreage
for major home builders throughout Suffolk County. In addition, he has personally
engaged as a principal in all types of real estate development in the land and
improvement field. The personal experience gained in the real estate brokerage
and development fields has enhanced his ability of appraising land, dwellings,
construction costs, special uses such as service stations, shopping centers, fast
food restaurants, and single purpose office buildings in the Long Island area.
On a fee basis he has appraised for, and been accepted as a qualified
appraiser by attorneys, estates, Surrogate Courts, Internal Revenue Service, N. Y.S
Court of Claims, N.Y.S. Public Service Commission, and other clients including:
County of Suffolk
Incorpora ted Village of Greenport
Equitable Life Assurance Society
Homequity Incorporated
Bank of Babylon
CrT Financial Corporation
National Bank of North America
Suffolk County National Bank
Atlantic Richfield Refining Company
BP Oil Corporation
Crown Central Petroleum Corporation
Shell Oil Company
Agway
American Can Company
General Motors Corporation
Libbey-Owens-Ford, Incorporated
New London Freight Lines, Inc.
The Bridgeport-Port Jefferson Steamboat Company
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He further has been retained for feasibility studies and site acquisitions by
the following:
Chevron Oil Company
H.C. Bohack Grocery Company
Howard Johnson Company
Irving Trust Company
King Kullen Grocery Company
Shell Oil Company
Universal C.I.T. Corporation
U.S. Postal Service
Prior to engaging in the real estate and appraisal business, he was employed
by the Inter-County Title Guaranty Company for five years at duties which included
title searching, tax searching, title closer, office manager, and Assistant Vice
President.
He is a member of the New York Society of Real Estate Appraisers (1958),
and the Long Island Society of Real Estate Appraisers.
Appraisal Courses:
1975 S.R.E.A. Course No. 101 - "An Introduction to
Appraising Real Property" sponsored by the Society
of Real Estate Appraisers.
1976 S.R.E.A. Course No. 201 - "Principles of Income
Property Appraising" sponsored by the Society of
Real Estate Appraisers.
1977 Narrative Report Seminar and R-2 Exam sponsored
by the Society of Real Estate Appraisers.
1978 "Tax Considerations in Real Estate Transactions"
sponsored by the Society of Real Estate Appraisers.
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Bdueation:
Oeeupation:
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1978
1978
1979
1981
1982
1983
1983
1984
Assoeiation Memberships:
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QUALIFICATIONS OF THE APPRAISER
MICHAEL E. GORMAN
Purdue University - "Appraisal of Farm Real Estate."
Purdue University - Bachelor of Science Degree in
Agriculture.
S.R.E.A. Course 101 - "An Introduction to Appraising
Real Property" sponsored by the Society of Real Estate
Appraisers, Long Island Chapter #201.
S.R.E.A. Course 201 - "Principles of Income Property
Appraising" sponsored by the Society of Real Estate
Appraisers, Long Island Chapter #201.
"Real Estate Salesperson Course" - sponsored by the Long
Island Board of Realtors.
"The Narrative Report Seminar" - sponsored by the Society
of Real Estate Appraisers, Greater New York Chapter #3.
"Real Estate Brokers Course" - sponsored by Southampton
College.
S.R.E.A. Course 102 - "Applied Residential Property
Valuation" sponsored by the Society of Real Estate
Appraisers, Long Island Chapter #201.
Real Estate Appraiser, Manager, and Investor
Licensed Real Estate Salesman
"Candidate Member - Society of Real Estate Appraisers."
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CERTIFICATION
The undersigned do hereby certify as follows:
1. We personally inspected the property on June 6, 1986.
2. We have no present or contemplated future interest in the real estate
that is the subject of this appraisal report.
3. We have no personal interest or bias with respect to the subject matter
of this appraisal report or the parties involved.
4. To the best of our knowledge and belief the statements of fact contained
in this appraisal report, upon which the analyses, opinions, and conclusions
expressed herein are based, are true and correct.
5. This appraisal report sets forth all of the limiting conditions (imposed
by the terms of our assignments or by the undersigned) affecting the
analyses, opinions and conclusions contained in this report.
6. No one other than the undersigned prepared the analyses, conclusions,
and opinions concerning real estate that are set forth in this appraisal
report.
7. The fee for this real estate appraisal report is not contingent upon the
estimate of the value.
8. The real estate which is the subject of this appraisal report was valued
as of June 6, 1986.
d
Thomas J.
Appra
~L?,s~
Michael E. Gorman
Appraiser
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