HomeMy WebLinkAbout1000-68.-1-15.1 OFFICE LOCATION:
Town Hall Annex
54375 State Route 25
(cor~ Main Rd. & Youngs Ave.)
Southold, NY 11971
MAILING ADDRESS:
P.O. Box 1179
Southold, NY 11971
Telephone: 631 765-1938
Fo~x; 631 765-3136
LOCAL WATERFRONT REVITALIZATION PROGRAM
TOWN OF SOUTHOLD
To~
From:
Martin Sidor, Chair ~'
Town of Southold Planning Boar~
Mark Terry, Principal Plannal~"N~
LWRP Coordinator ~
Date: January29, 2010
Re: Proposed Standard Subdivision of Owen Morel -
SCTM# 1000-68.-1-15.1 Zoning District: R-80 ~
This proposal is to subdivide a 12.03-acre parcel into 2 parcels where Lot 1 totals 80,285 sq. ft.
and Lot 2 totals 127,686 sq. fi. with an existing single-family residence and associated accessory
structures in the R-80 Zoning District. The remaining acreage will remain as open space.
The proposed action has been reviewed to Chapter 268, Waterfront Consistency Review of the
Town of Southold Town Code and the Local Waterfront Revitalization Program (LWRP) Policy
Standards. Based upon the information provided on the LWRP Consistency Assessment Form
submitted to this department, the proposed action is CONSISTENT with the LWRP, provided
that the below recommendations are required in the subdivision approval.
To further Policy 3.1, "Enhance visual quality and protect scenic resources throughout the Town
of Southold "
E. Preserve existing vegetation and establish new indigenous vegetation to enhance
scenic quality:
It is recommended that the Board require the all trees greater than 18" DBH outside of
the building envelope be retained and preserved into perpetuity.
In addition it is recommended that the existing vegetation on each lot be incorporated within the
required clearing limits pursuant to § 240-49 Clearing of the Southold Town Code. The clearing
limits are required to be shown on the final plat.
It is recommended that the Board establish a 30' natural buffer along the southern property line
along Sound View Avenue for a length of 215 feet. The type and maintenance activities
permitted within the buffer should be included within the covenant and restrictions. An example
definition follows:
NATURAL VEGETATED BUFFER -- a land area of a certain length (INSERT) and width
(INSERT) where existing vegetation occurs prior to the commencement of any grading or
clearing activityl Vegetation shall be maintained to achieve a minimum percent ground cover of
rdnety-five (95) percent. To achieve the percent ground cover indigenous, drought tolerant
vogotation may be planted.. Survival of planted vegetation shall be (ninety) 90 percent for a
period of three (3)~years. Maintenance activities within the buffer are limited to removing
vegetation which are hazardous to life and property, and replanting of vegetation.
To further Policy 5, "Protect and improve water quality and supply in the Town of Southold" and
protect and improve the water quality and supply in the area, it is recommended that the
following best management practices be required:
1. Require the use of gutters, leaders and subsurface drywells to retain surface rtmoff for all
new structures.
2. Require the use of native plants and encourage the use of disease-resistant and drought-
tolerant plants in site landscaping.
3. Prohibit the residential application and use of synthetic pesticides and fertilizers capable
of entering the potable water supply.
Cc: Tamara Sadoo, Planner
PLANNING BOARD MEMBERS
MARTIN H. SIDOR
Chair
WILLIAM J. CREMERS
KENNETH L. EDWARDS
GEORGE D. SOLOMON
JOSEPH L. TOWNSEND
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
MEMORANDUM
P.O. Box 1179
Southold, NY 11971
OFFICE LOCATION:
Town Hall Annex
54375 State Route 25
(cot. Main Rd. & Youngs Ave.)
Southold, NY
Telephone: 631 765-1938
Fax: 631 765-3136
To;
From:
Date:
Re:
Mark Terry, LWRP Coordinator
Tamara Sadoo
October 20, 2009
Proposed application for the Standard Subdivision of Owen Morrel', located at
3945 Soundview Avenue, Pcconic, NY 11958
SCTM#1000-68-15.1
The Planning Board refers this application to you for your information, comments, SEQRA
review, LWRP review and certification, if applicable. Thc file is available at your convenience.
Description
Thank you for your cooperation.
Tamara Sadoo
Planner
This proposal is to subdivide a 12.03 acre parcel into 2 parcels where Lot 1 totals 80,285 sq. ft
and Lot 2 totals 127,686 sq. feet with an existing single family residence and associated
accessory structures in the R-80 zoning district. The remaining acreage will remain as open :::~%zi-~"~
space.
PLANNING BOARD MEMBERS
MARTIN H. SIDOR
Chair
WILLIAM J. CREMERS
KENNETH L. EDWARDS
GEORGE D. SOLOMON
JOSEPH L. TOWNSEND
PLANNING BOARD OFFICE
TOWN OF SOUTHOLD
MEMORANDUM
MAILING ADDRESS:
P.O. Box 1179
Southold, NY 11971
OFFICE LOCATION:
Town Hall Annex
54375 State Route 25
(cor. Main Rd. & Youngs Ave.)
Southold, NY
Telephone: 631 765-1938
Fax: 631 765-3136
To:
From:
Date:
Re:
Mark Terry, LWRP Coordinator
Tamara Sadoo/f~
May 4, 2009
Proposed application for thc Standard Subdivision of Owen Morrell, located at
3945 Soundview Avenue, Peconic, NY 11958
SCTM#1000-68/15~1
The Planning Board refers this application to you for your information, comments, review, and
certification, if applicable. Thc file is available at your convenience.
Description ; .
This proposal is to subdivide a 12.03 acre parcel into 2 parcels where Lot 1 totals 80,285 sq.
and Lot 2 totals 127,686 sq. feet with an existing single family residence and associated
accessory structures in the R-80 zoning district. The remaining acreage will remain as open
space.
Thank you for your cooperation.
Tamara Sadoo .;"
Planner "'
PART 1--PROJECT INFORMATION
Prepared by Project Sponsor
NOTICE This d°cument ts designed to assist in determining whether the action proposed may have a significant effect on the
environment. Please complete the entire form, Parts A through E, Answers to these questions will be Considered as part of the
application for approval and may be subject to further verl~catlon and public review. Provide any additional information you believe
will be needed to complete Parts 2 and 3.
It is expected that completion of the full EAF will be dependent on information currently available and will not involve new studies,
research or investigation. If information requiring s~ch additional work is unavailable, so indicate and specify each instance.
Name of Action St~.'visi0n of Owen ~rrel
Location of Action (Include Street Address, Municipality and County)
3945 Soundview Avenue, Peconic, Su~.folk County
Name of Applicant/$pcnsor Owen ~,fz3rreJ.
Address C/O Esseks, Hefter & Angel, LLP, Anthony C. Pasca, Esq.
City/PO i08 East .~/n Street, Riverhead State ~ ZipCode 11901
Business Telephone (631) 369-170(3
/
/
Name of Owner (if different)
Address
City / PO State Zip Code
Business Telephone ,'
Description of Action:
Subdivision of 12.03 acre parce;, currentiy ~proved with a single-family
residence, in%o tw~ (2) parcels: one ~en-acre.,par~ei, with current i~ProvE~ents,
will be ioca%ed on Long Isiand Sound, and one vacant two-acre ~rcel will be
created along. Soundview Avenue.
Page 2 of 21
Please Complete Each Question-Indicate N.A. if not applicable
A, SITE DESCRIPTION
Physical setting of overall project, both developed and undeveloped areas.
1. Present Land Use: r~ Urban [] Industrial [] Commerdal
n,:oras, F]^gr, cu,,ura E]Othar_,
[~J Residential {suburban)
Rural (non-farm)
Total acreage of Project area: i2.03 acres.
APPROXIMATE ACREAGE
Meadow or Brushland (Non-agricultural)
· Forested
Agricultural Ilncludes orchards, cropland, pasture, otc.)
Wetland (Freshwater or tidal as per Articles 24,25 of ECL)
Water Surface Area
Unvegetated [Rock, earth or fill)
Roads, buildings and other paved surfaces
Other (indicate type)·
PRESENTLY AFTER COMPLETION
4. acres 4
.,, acres
7 acres 7 acres
0 acres 0 acres
· 5 acres .5 acres
0 0
0 acres 0
5 acres ~ 5 acres
acres
acres
Whet is predominant soil type{s) on project site7
e, Soil drainage: J~]Well drained "-100 % of site
J"~Poorly drained _
E] Moderately well drained.
% of site
% of site.
If any agricultural land is involved, how many acres of soil are classified within soil group 1 through 4 of the NYS Land
Classification System? _, acres Isee 1 NYCRR 370L
4. Are there bedrock outcroppings on project site? [] Yes [] No
a, What is depth to bedrock {in feet)
5. Approximate percentage of proposed project site with slopes:
;5 % % . ] §%or reatar 70 %
6. Is project aubstantiall,.y_~ontiguous to~[or contain s building, site, or district, listed on the State or National Registers of
Historic Places? L_J Yes ~ No
Is project substantially contiguous to e site listed on the Register of National Natural Landmarks? [] Yes [~No
8. Whet is the depth of the water table? 35' (in feet)
9. Is site located over a primary, principal, or sole sourqe aqu for? OYes
10. Do hunting, fishing or shell fishing opportunities preS;~ntly exist in the project area?
ONe
[]Yes [~__~No
Page 3 of 21
1 1. Does project'slte contain any species of plant or animal life that is identified as threatened or endangered7
According to:
identify each species:
1 2. Are thoro shy unique or unusual land forms on the proioct site? ILo., cliffs, dunes, other geologicsl formsflons?
[]Yes BNo
DYes BNo
13.
Describe:
Northern portion of pro.~rty contains bluffs/dunes.
I~ the project site presently used by tl,e community or neighborhood as an open space or recreation area?
if yes, explain:
14. Does the present site i~,6i'ude scenic views known to be important to the community?
1 5 Strsems within or contiguous to prelect aras: N/A
a. Nemo of Stream and hems of River to whish It i* tdbutsry
1 6. Lakes, ponds, wetland areas within or contiguous to project area:
DYes I~lNo
Property is adjacent to Long Island Sound~
b. Size (in scras):
I" Appr?xima,t,~,,,y, ..5.a.cres. of p~roperty along Long Island Sound beach is designated
as class ~ tl~al wetianx~s. '
' Page 4 of 21
17, Is the site served by existing public utilities? [] Yes [~ No
a, If YES, does sufficient capacity exist to s ow connection? [~¥es []No
b. If YES, will improvements be necessary to allow connection? DYes (]No
18. Is the site located in an agricultural dJstdct certifi,ed pursuant
304? DYes F~No to Agriculture and Markets Law, Article 2S-AA, Section 303 and
19. IS the site located in or substantially contiguous to a Critical Environmental Ares designated pursuant to Article 8 of the ECL,
and 6 NYCRR 6177 DYes (]No
20. Has the site ever been used for the disposal of solid or hazardous wastes7
· B, Project Description
[-~ Yes ~'~No
1. Physical dimensions and scale of project (fill in dimensions as appropriate).
a. Total contiguous acreage owned or controlled by project sponsor: [2.03 acres.
b. Project acreage to be developed: 0 acres nit a y; .5 acres ultimately.
c. Project acreage to remain undeveloped: _, 11 acres.
d. Length of proiect, in miles: {if appropriate) N/A
e. If the project is an expansion, indicate percent of expansion proposed.
f. Number of off-street parking spaces existing 3 ; proposed 6
g. Maximum vehicular trips generated per hour: (upT/comPletion
h. If residential: Number and type of housing units: '-
of project)? N/A
Initially
Ultimately
One Family Two Family Multiple Family Condominium
i. Dimensions (in feet) of largest proposed structure: ,30 ~ height;
j. Linear feet of frontage along a public thoroughfare project Will occupy is?
How much natural material {i.e. rock, earth, otc.) will be removed from the site?
Will disturbed areas be reclaimed DYes DNo []N/A
a. If yes, for what intended purpose is the site being reclaimed?
b. Will topsoil be stockpiled for reclamation?
c. Will upper subsoil be stockpiled for reclamation? []Yes [] No
How many acres of vegetation (trees, shrubs, ground covers) will be removed from site;'
60 ' width;
252 ft.
100'
0 tons/cubic yards.
length.
0
acres.
Page 5 of 21
1 1. Does projact'slte contain any species of plant or animal life that is identified as threatened or endangered?
i
dentif,/each species:
1 2. Are there any unique or unusual land forms on the project site? {i.e., cliffs, dunes, other geological formations?
[]Yes DNo
Describe:
INorthern portion of property contains bluffs/dunes.
1 3, Is the project site presently used by ti~e community or neighborhood as an open space or recreation area?
DYes r~No
if yes, explain:
14. Does the present site i~ude scenic views knowr~ to be important to the community?
I
1 5. Streams within or contiguous to project area: N/A
a. Name of Stream and name of River to which it is tributary
DYes ~"lNo
DYes BN0
16. Lakes, ponds, wetland areas within or contiguous to project area:
Property is adjacent to Long Island Sound.
b. Size (in acres):
IAppr~oxima.t. eky .5 acres of property aiong Long Isiand Sound beach is designated
as class "SM" tidal wetlands.
Page 4 of 21
b. If YES, will improvements be necessary to allow connection? DYes []No
18. Js the site located in an agricultural distdct certifi,ed pursuant to Agriculture end Markets Law, Article 26-AA, Section 303 and
3047 r~Yes r~No
19. Is the site located in or substsntlallv contiguous to a Critical Environmental Area designated pursuant to Article 8 of the ECL,
and 6 NYCRR 6177 []Yes []No
20. Has the site ever been used for the disposal of solid or hazardous wastes7
'B. Project DescHpfion
DYes r~No
1. Physical dimensions and scale of project {fill in dimensions as appropriate).
a, Total contiguous acreage owned or controlled by project sponsor: 'i2.03 acres.
b. Project acreage to be developed: 0 acres initially; .5
c. Project acreage to remain undeveloped: .].1 acres.
d. Length of project, in miles: Iii appropriate) N/~
e. If the project is an expansion, indicate percent of expansion proposed.
f. Number of off-street parking spaces existing 3 ; proposed 6
g.
acres ultimately.
Maximum vehicular trips generated per hour:
If residentiah Number and type of housing units:
(uP?///completton of project)?
One Family Two Family
Inltially
Ultimately 2 --
Multiple Family
Condominium
i. Dimensions (in feet) of largest proposed structure: 30' height; 60~
j. Linear feet of frontage along a public thoroughfare project Will occupy is? 252
How much natural material (i.e. rock, earth, etc.) will be removed from the site7 . . 0
WiJl disturbed areas be reclaimed Dyes DNo J~N/A
a. If yes, for what intended purpose is the site being reclaimed?
b. Will topsoil be sl~ockpiled for reclamation?
c. Will upper subsoil be stockpiled for reclamation? [] Yes [] No
,.
How many acres of vegetation (trees, shrubs, ground covers) will be removed from site?
width; 100'
length.
ft.
tons/cubic yards.
acres.
Page 5 of 21
,5,
Will any mature forest (over 100 ~/ears old) or other locally-important vegetation be removed by this project?
__ months, lincluding demolition) (nO Constro_c~cion'
p~oposed)
[~Yes
If single phase project: Anticipated period of construction:
If multi-phased: N/A
b.
d.
Total number of phases anticipated __ (number)
Anticipated date of commencement phase 1: month
Approximate completion date of final phase: __ month __ year.
Is phase 1 functionally dependent on subsequent phases? ~ Yes []
__ year, lincluding demolition)
Will blasting occur during construction? [] Yea [] No N/~
Number of jobs generated: during construction N/,A ; after project is complet@ N/.~
9.
10. Number of jobs eliminated by this project N/~
11. Will proiect require relocation of any projects or facilities7 [] Yes [] No
If yes, explain:
/
/
12. Is surface liquid waste disposal involved? [] Yes ~No
a. If yes, indicate type of waste {sewage, industrial, etc) and amount
b. Name of water body into which effluent will bo discharged
13. Is subsurface liquid waste disposal involved? [] Yes [] No Type
14. Will surfac~ area of an existing water body increase or decrease by proposal? [] Yes ~'] No
If yes, explain;
lB. Is project or any portion of project located in a 100 year flood plain? r~ Yes
16. Will the project generate solid waste? [] Yes r~No
a. If yes, what is the amount per month? tons
b. If yes, will an existing solid waste facility be used? [] Yes [] No
c. If yes, give name ; location
d. Will any wastes not go into a sewage disposal system or into a sanitary landfill? DYes
D No
Page 6 of 21
e. If yes, explain:
17. Will the project involve the disposal of solid waste? DYes r~No
a. If yes, what is the anticipated rate of disposal? ~ tons/month.
b. If yes, what is the anticipated sit.e life? ~ years.
18. Will project use herbicides or pesticides? DYes [~No
19. Will project routinely produce odors (more than one hour per day)? r~Yes r~lNo
20. Will project produce operating noise exceeding the local ambient noise levels? [~Yes r~No
21 .-,Will project result in an increase in energy use? [] Yes J~] No
,///If
..... yes, indicate typsIs)
22. If water supply is from wells, indicate pumping capacity 40 gallons/minute.
23. Total anticipated water usage per day. gallons/day. (LLrtc]3Ea~_cJ'ec]_)
24. Does project involve Local, State or Federa~ funding? [] Yes [] No
If yes, explain:
Page 7 or 21
Will any mature forest tover 100 '/ears old) or other locally-important vegetation be removed by this project?
E]Yes J~No
6. If single phase project: Anticipated period of construction: 0 months, {including demolition) (no Con$~'-'uction'
7. If multi-phased: N/A proposed)
a. Total number of phases anticipated ~ (number)
b. Anticipated date of commencement phase 1: __ month __ year, {including demolition)
c. Approximate completion date of final phase: month __ year.
d. Is phase 1 functionally dependent on subsequent phases? r'~ Yes [] No
8, Will bi;sting occur during construction? []Yes [] No N/A
9. Number of jobs generated: during construction N/A ; after project is complete
10. Number of jobs e minuted by this project
1 1. Will project require relocation of any projects or facilities? r~ Yes ~ No
If yea, explain:
/
/
12. Is surface liquid waste disposal involved? [] Yes ' [] No
a. If yes, indicate type of waste (sewage industrial, etc) and amount
b. Name of water body into which effluent will be discharged
13. Is subsurface liquid waste disposal involved? [] Yes [] No Type
14. Will surface area of an existing water body increase or decrease by proposal? r~ Yes r~ No
If yea, explain.'
15. Is project or any portion of project located in a 100 year flood plain? ~ Yes
16. Will the project generate solid waste? [] Yes
a. if yes, what is the amount per month?__tons
b. If yes, will an existing solid waste facility be used? [] Yes [] No
c. If yes, give name ; location
d. Will any wastes not go into a sewage disposal system or into a sanitary landfill? DYes
D No
Page 6 of 21
If yes, explain:
17, Will the project involve the disposal of solid waste? DYes r~lNo
a. If yes, what is the anticipated rate of disposal? ~ tens/month.
b, If yes, what is the anticipated sit,e life? ~ years.
18. Will project use herbicides or pesticides? DYes [~No
19. Will project routinely produce odors Imore than one hour per day)7 []Yes [~No
20. Will project produce operating noise exceeding the local ambient noise levels? L~Yes ~]No
21 .-Will project result in an increase in energy use? [] Yes ~'~ No
//
/ If yes, indicate type{s)
22. If water supply is from wells, indicate pumping capacity ~,0 gallons/minute.
23. Total anticipated water usage per day~ gallons/day.
24. Does project involve Local, State or Federal funding7 r']Yes [] No
If yea, explain:
Page 7 of 21
25, Approvale Required:
City, Town, Village Board
E~Yes [] No
Type
Submittal Date
City,{~Village Planning Board []Yes
D No
subdivision
4/9/07
City, Town Zoning Board
Yes ~ No
CIty~ealth Department ~]Yes r'-] No
Other Local Agencies
r~Yes [] No
Other Regional A~encies [] Yes [] No
State Agencies []Yes [] No
NYSD~C Tidals Wetlands
Federal Agencies r~Yes r~No
C. Zoning and Planning Information
Does proposed action involve a planning or zoning decision;' []Yes
If Yes, indicate decision required:
r~ Site plan ,. [] Spedial use permit
E~No
D New/revision of master plan
D Resource management plan
[] Subdivision
D Other
Page 8 of 21
2. What is the zoning clas~ification(s) of the site?
R-80
3. What is the maximum Potential development of the site if developed as permitted by the present zoning?
3+ lots
4. What is the proposed zoning of the site?
L
R-80 ,
5. What is the maximum potential development of the site if developed sa permitted by the propoeed zoning?
3+ ~ots
6. IS the proposed action consistent with the recommended uses in adopted local lend use plans? [] Yes
Use and dimensions of proposed lots confonu to zoning.
7. What are the prodominar~t land use(a) and zoning classifications Within a ~4 mile radius o/proposed action?
Residential, R-80
(s the proposed action compatible with adjclning/surrounding land uses with a 'A mile?
If the proposed action is the subdivision of land, how many lots are proposed? 2
a. Whet is the minimum lot size proposed? 2.0 acres
Page 9 of 21 ~
25. Approvals Required:
City, Town, Village Board
E~] Yes [] No
Type
Submittal Date
City,(~Vi]lage Planning Bo ard []Yes DNo
subdivision
sanitary
4/9/07
City, Town Zoning Board
DYes ~ No
Clty~ealth Department [] Yes
r']No
Other Local Agencies
DYes [] No
Other Regional A(encies [] Yes [] No
State Agencies []Yes [] No
NYSD~C Tidals Wetlands
Federal Agencies r~Yes [~No
Zoning and Planning information
Does proposed action involve a planning or zoning decision;' OYes ~ No
If Yes, indicate decision required:
r~I zoning amendment
F'~ Site plan , ·
]Zoning variance
r~ 8pe6Jal usa permit
r~ New/revision of master plan
]Resource management plan
[~ Subdivision
['~ Other
Page 8 of 21
2. What is the zoning classification{s) of the site?
R-80
3. What is the' maximum potential development of the site if developed as permitted by the present zoning?
_. 3+ lots
4. Whet is the proposed zoning of the site?
R-80 ,
What is the maximum potential development of the site if developed as permitted by the proposed zoning?
3+ lots
6. ts the proposed action consistent with the recommended uses in adopted local land use plans? []Yes
I'~se and dimensions of proposed iots conform to zoning.
7. , What are the predominai~t land use{s) end zoning classifications Within a 'A mile radius..o~/proposed soften?
Residential, R-80
8. IS the proposed action compatible with adjoining/surrounding land uses with a ~A mi~s? []Yes E~] bio
9. If the proposed action is the subdivision of lend, how many lots are proposed? 2
a~ What is the minimum lot size proposed7 2.0 acres
Page 9 of 21 ~
10. Will proposed action require any authorization(s) for the formation of sewer or water districts? [] Yes [] No
1 1. Will the proposed action create s demand for any community provided services Irecreation, education, police, fire protection?
[]Yes
a. If yes, is existing capacity sufficient to handle projected demand;' [q/A [] Yes [] No
1 2. Will the proposed action result in the generation of traffic significantly above present levels? [] Yea [] No
a. If yes, is the existing road network adequate to handle the additional traffic. N/A DYes [] No
D, informational Details ......... ]
Attach
any adair(oriel information as may b.?.~/eeded to clarify your project. If there are or may be any adverse impacts
associated with your proposal, please discuss s~ch impacts and the measures which you propose to mitigate or avoid them.
E. Verification
information provided above is true to the best of my kn~ge.
certify
that
the
,,,I
If the action is in the Coastal Area, and you are a state agency, complete the Coastal Assessment Form before proceeding with this
assessment.
Page 10 of 21 ~
YIELD MAP
OWEN MORRELL
~/TU, A T~..
PECONIC
TOWN OF SOUTHOLD
SUFFOLK COUNTY, NEW YORK
HAP PREPARED 12-0~-2006
~EVISEE~ O~-~O-200d, 04-02-200q
SUFFOLK COON~ TAX HAP NLJNE~ER
I000- ~5- I -
SCHOOL DIS~ICT No, 5
FI~ UIS~IOT No. 28
P~OPER~ ZONE R 80
OWNER APPLIOANT,
Ne~ York, NY IO01D
AREA TABLE
TOTAL AREA = 524,062
LOT I = ~0,255
LOT 2
AREA
%
N
S
PLUM
AREA HAP
SCALE
I"=~00'
N
®~APHIC SCALE I"= I00'
0 I00 200
JOHN C. EHLERS
6 EAST MAIN STREET
RIVERHEAD, N.Y. 11901
LAND SURVEYOR
N,Y.S. LIC. NO, 50202
369-8288 Fax 369-8287
REF-\\Compaqserver\pros\2000 pros\20-102_YIELD MAP.pro
E~S~G RESOURSES ~
S~ AN~YSIS
O*~V~N MORRELL
PECONIC
TOWN OF SOU~OLD
S~OLK CO~, ~W YORK