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REAL ESTATE CONSULTING REPORT
MAR I 0 2 15
New Cingular Wireless PCS, LLC
(AT&T WIRELESS)
Proposed Site Location:
CubeSmart Storage Facility
1040-B Hortons Lane
Southold, New York 11971
Suffolk County Tax Map # 1000/63/1/10
DATE OF HEARING
March 9, 2015
PREPARED FOR
TOWN OF SOUTHOLD
Town Hall
53095 Route 25
Southold, New York 11971
PREPARED BY
Mr. Michael Lynch
LYNCH APPRAISAL LTD.
15 Dewey Street
Huntington, New York 11743
(631) 427-1000
Southold
CJ
LYNCH APPRAISAL LTD.
REAL ESTATE APPRAISERS AND CONSULTANTS
15 DEWEY STREET
HUNTINGTON, NEW YORK 11743
(631)427-1000
March 9, 2015
Town of Southold
Town Hall
53095 Route 25
Southold, New York 11971
Re: Real Estate Consulting Report
New Cingular Wireless PCS, LLC
("AT&T") Site # LI -1025
Proposed Unipole Communications__
Facility:
CUBESMART STORAGE FACILITY
1040-B Hortons Lane
Southold, New York 11971
Dear Board Members:
In accordance with a request from the applicant, New Cingular
Wireless PCS, LLC ("AT&T"), I have inspected the above site and
prepared a Real Estate Consulting Report (the "Report") regarding
potential effects of a proposed wireless communications facility (the
"Communications Facility") on the surrounding community.
After considering the location, market conditions, proposed
build, and all other factors that influence value, it is my
professional opinion that the AT&T'S proposed Communications Facility
will not negatively affect property values in the surrounding area
and will not have any adverse effect on the character of the
neighborhood or the pattern of its development.
My conclusions are outlined in the following Report.
Respectfully submitted,
LYNCH APPRAISAL
f
By:
Mic J. Lynch
N. S. Cert. General R.E. Appraiser
#46000001012
K
Purpose and Intended Use of Report
The purpose and intended use of the Report is to study any
possible adverse effects the proposed Communications Facility will
have on the surrounding community.
This Report is strictly prepared at the request of AT&T to
present to the Town of Southold Planning Board for a hearing to be
held on March 9, 2015.
Effective Date of Report
The effective date of the Report is February 24, 2015, the date
of inspection by Mr. Michael J. Lynch.
Description of Proposed Communications Facility
AT&T's proposed Communications Facility consists of, without
limitation, the installation of six (6) panel antennas (the
"Antennas") and associated appurtenances that will be completely
concealed within a 75' AGL RF -transparent unipole (the "Unipole")
set on grounds of the CubeSmart self -storage facility. The
Unipole will be designed to accommodate future carriers. In
addition, associated cabinetry, apparatus, etc. will be located
within an equipment room of an adjacent storage building
("Building E"). Lastly, a backup emergency diesel generator,
situated on a concrete slab, will be situated immediately to the
south of the equipment room and Building E.
Description of Property and Surrounding Neighborhood
The subject property (the "Property") is comprised of 6.80±
acres of land, located along the easterly side of Hortons Lane,
3
3291± north of Traveler Street, in the Hamlet of Southold, Town of
Southold, Suffolk County, New York. It is also known and
designated by Suffolk County Tax Map Number: District 1000,
Section 63, Block 1, Lot 10. The Property is situated within a
Light Industrial ("L -I") zoning district. It is an irregular
shaped parcel bounded on its north by a single-family residence
and residential land; on its east by the Founders Village
condominium complex; on its south by a Long Island Railroad right-
of-way; and on its southwest by a mixed-use, L -I zoned parcel
improved with two (2) residences and a contractor's shop. Facing
west, across Hortons Lane, is a single-family residence and
residentially -zoned farmland with improvements. Nearby, just to
the south and southeast of the Property and the L.I.R.R., are a
converted church (now printing shop), the Town of Southold Town
Hall, the Southold Post Office and the Heather Hills shopping
center. The Property is essentially comprised of the subject
self -storage complex and its associated warehouse buildings, plus
two free-standing industrial/office buildings whose occupants
include CubeSmart, an automotive radiator/air-conditioning
contractor and a grinding shop.
Scope of the Report
In preparing this Report, the appraiser:
- Inspected the Property and surrounding community on
February 24, 2015;
- Reviewed the engineering drawings prepared Malick &
Scherer, P.C.;
- Reviewed Suffolk County and Town of Southold assessment,
tax map, and zoning records;
- Researched sales trends in the area of the Property in
addition to comparable sites throughout Nassau and Suffolk
Counties, including the East End of Long Island; and
- Prepared this Report.
4
Report Methodology
In analyzing any potential adverse effect the Communications
Facility may have on the surrounding community, the appraiser
considered the proposed build of the Communications Facility at a
municipally -owned parcel, the surrounding neighborhood and land
uses, zoning classification of the subject Property and surrounding
parcels, and other existing conditions.
In addition, we have reviewed and carried out studies with
respect to wireless communications facilities in Suffolk and
Nassau Counties. These communications facilities include
flagpole, unipole and monopole sites, lattice and guyed wire tower
sites, rooftop mounted sites and water tank sites. The following
studies are of flagpole, unipole or monopole communications
facilities:
A. Flagpole Wireless Communications Facility, Cherry Creek Golf
Links, 900 Reeves Avenue Centerville (Riverhead), New York. A
1301± stealth Flagpole was erected at this golf course in 2003.
Subsequent to the monopole, a new development of single-family
residences commenced adjoining the golf course and said monopole
to its east. This homeowners association, known as the "Highlands
at Reeves," had its first sale in 2006. The development includes
a community pool, clubhouse, and other amenities typical to a
modern homeowners association development on Long Island. The
golf course and development are built on former agricultural
lands.
Our staff looked at sales data within the Highlands at Reeves from
2006-2014, finding 36 sales ranging from $399,000-$850,000, or on
a per square foot of building area running from $136/SF-$258/SF.
The average and median sale price per square foot was $197/SF and
$199/SF, respectively.
We then compared this above data to a very similar development
located 1.5± miles to the east known as "The Highlands at
Aquebogue," situated along the south side of Sound Avenue,
adjacent to the east side of the Long Island National Golf Club.
The Highlands at Aquebogue had its first sale in 2006, with units
still available as of 2014. Our researched sales run from 2006-
2014, revealing 65 sales ranging from $425,000-$719,000, or on a
5
per square foot of building area running from $135/SF-$252/SF.
The average and median sale price per square foot was $201/SF and
$207/SF, respectively.
The difference between the two groups, utilizing average and
median sale prices per square foot of building area, was very
close, differing by less than 5%. Therefore, based upon these two
groups of data, it does not appear that the presence of the 130'
monopole had an appreciable effect on the adjacent residential
community.
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Figure 1: Birdseye view of Monopole and Adjacent Development
B. Flagpole Wireless Communications Facility, Baldwin Fire
Department, S/W/C Grand Avenue & Rose Blvd., Baldwin, New York. A
901± flagpole mounted w/internal antennas was erected on this site
in approximately July 1999. This property is adjacent to a stable
residential neighborhood comprised of a relatively modest and
homogenous group of single-family dwellings.
Our office studied eight (8) single-family properties that sold in
the immediate vicinity both before and after the installation of
the wireless communications facility. For the most part, the
dwellings were substantially similar or received minor updating
prior to their respective re -sale. The results follow on the next
page:
1.1
What we found was that in each case, the market appreciation of
each property met or exceeded the overall market change for
Baldwin as a whole.
This leads the appraiser to conclude that the wireless
communications facility did not lead to a devaluation of nearby
property values.
C. Stealth Monopole (Unipole) Wireless Communications Facility,
Valley Stream Fire Department, 190 Cochran Place, Village of
Valley Stream, New York. A 701± stealth monopole (unipole)
wireless communications facility was erected on Village -owned land
as part of the Valley Stream Fire Department in approximately the
Spring of 2005. This property is adjacent to a stable residential
neighborhood comprised of a relatively homogenous group of single-
family dwellings sharing similar appeal and utility.
Our office studied eight (8) single-family properties that sold in
the immediate vicinity both before and after the installation of
the wireless communications facility. For the most part, the
dwellings were substantially similar or received minor updating
prior to their respective re -sale. The results follow on the next
page:
ADDRESS &
SALE DATE
SALE PRICE
SALE DATE
SALE PRICE
YEARS
PRICE
PRICE
SALE #
TAX MAP #
BEFORE
BEFORE
AFTER
BAER
BETWEEN DATES
DIFFERENCE
% Y AR
1
575 ROSE BLVD.
12/9/94
$163,000
3/8/05
$392,000
10.25
140%
13.66
36-210-238
2
582 ROSE BLVD
7/13/98
$177,000
1/17/03
$351,000
4.51
98%
21.72%
36-213-269
3
597 ROSE BLVD
8/31/98
$159,500
6/27/02
$280,000
3.82
76%
19.78%
36-210-229
4
618 ROSE BLVD
8/13/98
$139,550
9/21/00
$184,000
2.11
32%
15.10%
36-213-49
5
653 ROSE BLVD
12/26/95
$155,000
4/11/03
$297,000
7.30
92%
12.55%
36-211-97
6
659 ROSE BLVD
7/12/95
$131,500
12/23/02
$287,370
7.45
119%
15.96%
36-211-95
7
667 ROSE BLVD
8/2/93
$115,000
9/22/03
$310,000
10.15
170%
16.76%
36-211-190
8
690 STRATFORD RD
11/4/94
$125,000
4/21/00
$210,000
5.47
68%
12.44%
What we found was that in each case, the market appreciation of
each property met or exceeded the overall market change for
Baldwin as a whole.
This leads the appraiser to conclude that the wireless
communications facility did not lead to a devaluation of nearby
property values.
C. Stealth Monopole (Unipole) Wireless Communications Facility,
Valley Stream Fire Department, 190 Cochran Place, Village of
Valley Stream, New York. A 701± stealth monopole (unipole)
wireless communications facility was erected on Village -owned land
as part of the Valley Stream Fire Department in approximately the
Spring of 2005. This property is adjacent to a stable residential
neighborhood comprised of a relatively homogenous group of single-
family dwellings sharing similar appeal and utility.
Our office studied eight (8) single-family properties that sold in
the immediate vicinity both before and after the installation of
the wireless communications facility. For the most part, the
dwellings were substantially similar or received minor updating
prior to their respective re -sale. The results follow on the next
page:
7
What we found was that in each case, the market appreciation of
each property generally met or exceeded the overall market change
for Valley Stream as a whole.
This leads the appraiser to conclude that the wireless
communications facility did not lead to a devaluation of nearby
property values.
D. Monopole Wireless Communications Facility, World Gym, Middle
Country Road (S.R. 25), Coram, New York. A 1301± monopole
wireless communications facility was erected on this site in
approximately July 1999. This property is adjacent to a stable
residential neighborhood comprised of a relatively homogenous
group of single-family dwellings sharing similar appeal and
utility.
our office studied nine (9) single-family properties that sold in
the immediate vicinity both before and after the installation of
the wireless communications facility. For the most part, the
dwellings were substantially similar or received minor updating
prior to their respective re -sale. The results follow on the next
page:
ADDRESS &
SALE DATE
SALE PRICE
SALE DATE
SALE PRICE
YEARS
PRICE
PRICE
MLS CHANGE
SALE #
TAX MAP #
B F RE
BEFORE
AFTER
AFTER
BETWEEN DATES
DIFFERENCE
%/YEAR
%
1
23 South Drive
Sep -94
$115,000
Jan -07
$372,000
12.30
223%
18.13%
13.82%
39-404-6
2
35 South Drive
Feb -03
$275,000
Sep -06
$450,000
3.58
63%
17.600/.
13.97%
39-404-9
3
3 South Drive
Oct -01
$250,000
Oct -06
$413,000
5.00
66%
13.20%
16.73%
39-404-1
4
55 South Drive
Jun -01
$242,000
Dec -05
$425,000
4.50
76%
16.80%
15.96%
39-404-30
5
14 Pershing Avenue
Apr -01
$223,000
Aug -06
$420,000
5.34
88%
16.64%
16.29%
39-404-30
6
70 Pershing Avenue
Jan -01
$231,500
Jul -06
$430,000
5.50
86%
15.60%
16.60%
39-404-44
7
18 Birch Lane
Jun -91
$160,000
Jun -06
$517,000
15.00
223%
14.80%
11.80%
39-589-93
8
60 Birch Lane
Sep -96
$115,000
Dec -06
$383,000
10.26
233%
22.71%
16.86%
39-480-9
Mean:
16.940/a
15.25%
What we found was that in each case, the market appreciation of
each property generally met or exceeded the overall market change
for Valley Stream as a whole.
This leads the appraiser to conclude that the wireless
communications facility did not lead to a devaluation of nearby
property values.
D. Monopole Wireless Communications Facility, World Gym, Middle
Country Road (S.R. 25), Coram, New York. A 1301± monopole
wireless communications facility was erected on this site in
approximately July 1999. This property is adjacent to a stable
residential neighborhood comprised of a relatively homogenous
group of single-family dwellings sharing similar appeal and
utility.
our office studied nine (9) single-family properties that sold in
the immediate vicinity both before and after the installation of
the wireless communications facility. For the most part, the
dwellings were substantially similar or received minor updating
prior to their respective re -sale. The results follow on the next
page:
7
What we found was that in each case, the market appreciation of
each property generally met or exceeded the overall market change
for Coram as a whole.
This leads the appraiser to conclude that the wireless
communications facility did not lead to a devaluation of nearby
property values.
E. Monopole Antenna Site, Smithtown Landing Golf Course, 495
Landing Avenue, Smithtown, New York. A 751stealth monopole was
constructed on this municipal gold course in late 2009. We
researched the immediate residential neighborhood surrounding the
golf course to see if the presence of the present SiteTech
communications facility had any adverse effect on residential real
property sale prices situated therein. Utilizing GeoData Plus
Comparable Sales Service, we examined residential sales prices for
homes in the golf course's immediate area (within a one -mile
radius of the golf course) for the six month period preceding the
date of permit issue for the existing facility (on or around
October 9, 2009) as well as the six month period post dating the
approximate date of installation of the facility (first six months
of 2010). A comparison of residential sale prices over said two
time periods revealed a decline in sale prices of homes in the
golf course's immediate neighborhood of 4.450. We then compared
said price trend from the immediate neighborhood to the larger
ADDRESS &
SALE DATE
SALE PRICE
SALE DATE
SALE PRICE
YEARS
PRICE
PRICE
SALE #
TAX MAP #
BEFORE
BEFORE
AFTER
AFTER
BETWEEN DATES
DIFFERENCE
°/ YEAR
1
1 FLINT LANE
3u[-93
$126,000
Sep -02
$260,000
9.20
106%
11.52%
0200-448-5-24
2
5 FLINT LANE
May -91
$134,500
Sep -99
$170,000
8.34
26%
3.12%
0200-448-5-26
3
8 FLINT LANE
]an -97
$129,000
May -07
$350,000
10.33
171%
16.55%
0200-448-5-31
4
9 FLINT LANE
Feb -98
$141,500
Mar -06
$367,900
8.08
160%
19.80%
0200-448-5-28
5
19 FOLSOM LANE
Nov -93
$117,000
Jan -03
$275,000
9.17
135%
14.72%
0200-448-5-12
6
18 FAIRWOOD LANE
May -96
$125,000
Mar -04
$310,000
7.84
148%
18.88%
0200-448-5-35
7
22 FAIRWOOD LANE
]u1-98
$137,500
Nov -01
$212,500
3.33
54%
16.22%
0200-448-5-37
8
1 FILMORE AVE.
Sep -98
$135,000
]an -02
$214,000
3.33
59%
17.57%
0200-449-1-10
9
21 HARRISON AVE.
Oct -98
$104,000
Sep -01
$155,000
2.92
49%
16.78%
0200-449-3-4
What we found was that in each case, the market appreciation of
each property generally met or exceeded the overall market change
for Coram as a whole.
This leads the appraiser to conclude that the wireless
communications facility did not lead to a devaluation of nearby
property values.
E. Monopole Antenna Site, Smithtown Landing Golf Course, 495
Landing Avenue, Smithtown, New York. A 751stealth monopole was
constructed on this municipal gold course in late 2009. We
researched the immediate residential neighborhood surrounding the
golf course to see if the presence of the present SiteTech
communications facility had any adverse effect on residential real
property sale prices situated therein. Utilizing GeoData Plus
Comparable Sales Service, we examined residential sales prices for
homes in the golf course's immediate area (within a one -mile
radius of the golf course) for the six month period preceding the
date of permit issue for the existing facility (on or around
October 9, 2009) as well as the six month period post dating the
approximate date of installation of the facility (first six months
of 2010). A comparison of residential sale prices over said two
time periods revealed a decline in sale prices of homes in the
golf course's immediate neighborhood of 4.450. We then compared
said price trend from the immediate neighborhood to the larger
}
Z
Smithtown community (experienced a 4.60% decline in value) as well
as Suffolk County as a whole (experienced a 3.75% decline in
value). Recalling that the immediate area of the golf course and
regional residential real estate markets were in the midst of a
downtown, a comparison of the golf course's residential
neighborhood value trend was consistent with both the larger
Smithtown community as well as Suffolk County as a whole. In
light of the foregoing, it appears reasonable to conclude that the
construction of the SiteTech communications facility at the golf
course did not lead to a devaluation of the surrounding
residential properties.
F. Monopole Antenna Site, PSE&G (f/k/a National Grid) Operations
Center, Montauk Highway, Bridgehampton, New York. A 1201± monopole
was erected at this center circa September 2000 (later replaced
with a newer, near identical monopole in mid 20001s). The
monopole houses several wireless carriers, with its antennas
exposed on triangular platforms. This property is immediately
opposite farm or preserve land, along the south side of Montauk
Highway. Adjoining this land to its south and east is a newer
subdivision known as West Pond Drive, which was created in the
early to mid 2000's and is comprised of 1.0± acre residential lots
that are approximately 75% developed. The noted monopole to the
north is mostly within view of these lots due to the generally
open preserve or farmland (see Figures 2 & 3).
Our staff analyzed sales data of building lots that have closed
within this subdivision since year 2000. Each of the following
building lot sales in the following table were involved in resales
(as building lots):
ADDRESS &
FIRST SALE
FIRST SALE
2ND SALE
2ND SALE
YEARS
PRICE
PRICE
BRIDGEHAMP.
SALE #
TAX MAP #
DATE
PRICE
DATE
PRICE
BETWEEN DATES
GAIN/DECLINE
% YEAR
% Year
1
11 West Pond Dr.
11/17/00
$750,000
6/14/05
$1,650,000
4.58
120%
26.20%
20.06%
900-84-1-32.3
2
19 West Pond Dr.
11/24/00
$765,000
11/11/02
$991,000
1.96
30%
15.07%
-0.19%
900-84-1-32.6
3
29 West Pond Dr.
12/15/00
$1,200,000
6/24/05
$1,975,000
4.51
65%
14.32%
16.82%
900-84-1-32.11
4
38 West Pond Dr.
3/14/05
$1,350,000
6/15/12
$2,200,000
7.26
63%
8.67%
8.05%
900-84-1-32.16
Mean:
16.07%
11.190/0
10
The data indicates that the building lot sales in the subdivision,
when resold, appreciated at a rate that was generally at or above
the overall market value change during the same respective date
for all of Bridgehampton.l
This leads the appraiser to conclude that the presence of the 120'
monopole did not appear to lead to a devaluation of the nearby
building lot property values.
Y
Monopole
W.:' ._ -+%LSM NME
MEL.-% •
Figure 2: Birdseye View of PSE&G Center, Monopole, and nearby
West Pond Drive, Looking East
1Data was compiled on sold residential properties sourced from GeoData Direct for
the hamlet of Bridgehampton.
IF
00a
vr
11
Figure 3: view of Monopole on PSE&G Center Looking North from
West Pond Drive
4 y
12
Conclusions
In summary, we offer the following conclusions:
- The proposed Communications Facility is appropriate for the
Property given that the proposal involves the concealment
of panel antennas within a Unipole on an L -I zoned parcel.
- The Property is well suited for the Communications
Facility, given existing conditions, distance to nearest
residences, natural screening, and surrounding land uses in
the neighborhood.
- No correlation was found between the presence of wireless
communication facilities and declining property values in
the studies we reviewed or carried out on residential
communities in Suffolk and Nassau Counties.
- The Applicants' proposed Communications Facility,
therefore, will not negatively affect property values in
the surrounding area and will not have any adverse effect
on the character of the neighborhood or the pattern of its
development.
14
Photo No. l: View of Property Looking East from Hortons Lane
Photo No. 2: Close-up View of Proposed Site, Looking East
15
Photo No. 3: Subject Building E, Proposed Location of
Associated wireless Equipment
Photo No. 4: Industrial Building at Southwest end of Property
(on Hortons Lane), Partly Occupied by Auto Radiator Shop
16
Photo No. 5: Industrial Building at Northwest end of Property
(on Hortons Lane), Occupied by a Grinding Shop
Photo No. 6: Property Looking North along Easterly Boundary
; xg
i
Af
Photo No. 9: Abutting Residence to North of Property along
E/side of Hortons Lane
Photo No. -10: Abutting Vacant Residential Land for Sale along
E/side of Hortons Lane
19
Photo No. 11: Abutting Mixed -Use Industrial Zoned Property to
South of Property on E/side of Hortons Lane
Photo No. 12: L.I.R.R. R/O/W Abutting Property to South,
Looking East from Hortons Lane
20
Photo No. 13: Abutting Founders Village Condominium Complex to
East of Property, Along W/side of Youngs Avenue
Photo__No. 14: Farmland opposite Property to West
along Hortons Lane
9
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Photo No. 15: Birdseye View of Property and Neighborhood, Looking North
21
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27
CERTIFICATION
I certify that, to the best of my knowledge and belief:
1. the statements of fact contained in this report are
true and correct.
2. the reported analyses, opinions, and conclusions are
limited only by the reported assumptions and limiting
conditions, and are my personal, impartial, and
unbiased professional analyses, opinions, and
conclusions.
3. I have no present or prospective interest in the
Subject property or personal interest or bias with
respect to the subject matter of the report or the
parties involved. I have performed no services as an
appraiser, or in any other capacity, regarding the
subject property within the three-year period
immediately preceding the acceptance of this
assignment.
4. my engagement in this assignment was not contingent
upon developing or reporting predetermined results.
5. my compensation for completing this assignment is not contingent
upon the development or reporting of predetermined value or
direction in value that favors the cause of the client, the
amount of the value opinion, the attainment of a stipulated
result, or the occurrence of a subsequent event directly related
to the intended use of this report.
6. I made a personal inspection of the property, which is
the subject of this report, on February 24, 2015.
7. no one provided significant professional assistance to
the person signing this report.
Michael J. Lynch
I A 6
W
ASSUMPTIONS AND LIMITING CONDITIONS
This report has been made with the following general
assumptions:
1. No responsibility is assumed for the legal description
or for matters including legal or title considerations. Title
to the property is assumed to be good and marketable unless
otherwise stated.
2. The information furnished by others is believed to be
reliable. However, no warranty is given for its accuracy.
3. All engineering is assumed to be correct. The plot
plans, drawings, and illustrative material in this report are
included only to assist the reader in visualizing the property.
4. It is assumed that there are no hidden or unapparent
conditions of the property, subsoil, or structures that render
it more or less valuable. No responsibility is assumed for
such conditions or for arranging for engineering studies that
may be required to discover them.
The report has been made with the following general limiting
conditions:
1. The information contained in this report is specific to
the needs of the client and for the intended use stated in this
report. The appraiser is not responsible for the unauthorized
use of this report.
2. Possession of this report, or a copy thereof, does not
carry with it the right of publication. It may not be used for
any purpose by any person other than the party to
whom it is addressed without the written consent of the
appraiser, and in any event only with proper written
qualification and only in its entirety.
3. The appraiser herein by reason of this appraisal is
not required to give further consultation, testimony, or be in
attendance in court with reference to the property in question
unless arrangements have been previously made.
4. Neither all nor any part of the contents of this report
shall be disseminated to the public through advertising, public
relations, news, sales, or other media without the prior written
consent and approval of the appraiser.
29
MICHAEL T. LYNCH
Certified N Y.S General Real Estate Appraiser #46-1012
QUALIFICATIONS
Real estate appraiser since 1981. President of Lynch Appraisal Ltd., located at
15 Dewey Street, Huntington, New York 11743.
Appraised various types of real property on Long Island, New York City and
Westchester County including multi -family dwellings, apartment buildings,
commercial property, factories, warehouses, R & D buildings, office buildings, large
residential estates, residential and commercial subdivisions, boat yards, and special -
use properties.
Prepared appraisals for use in estates, estate planning, feasibility studies,
condemnation proceedings, tax certiorari, and matrimonial matters.
Specialized in testimony such as area or use variances for properties. Applications
have included proposed wireless communications sites, fast food establishments,
convalescent homes, service stations, multi -family residences, new construction, etc.
Appeared as Expert Witness:
Nassau County Supreme Court.
New York Supreme Court.
Town of Babylon Zoning Board of Appeals.
Town of Babylon Planning Board.
Town of Babylon Town Board.
Town of Brookhaven Board of Zoning Appeals.
Town of Brookhaven Town Board.
Town of Huntington Zoning Board of Appeals.
Town of Huntington Planning Board.
Town of Huntington Town Board.
Town of Islip Town Board.
Town of Islip Planning Board.
Town of Riverhead Planning Board.
Town of Riverhead Board of Zoning Appeals.
Town of Shelter Island Zoning Board of Appeals.
Town of Smithtown Board of Zoning Appeals.
Town of Smithtown Town Board.
Town of Southampton Planning Board.
Town of Southold Zoning Board of Appeals.
Town of Oyster Bay Zoning Board of Appeals.
30
Appeared as Expert Witness (cont.):
Town of Oyster Bay Town Board.
Town of North Hempstead Board of Zoning Appeals.
Town of Hempstead Board of Zoning Appeals.
Town of Hempstead Town Board.
Town of Shelter Island Zoning Board of Appeals.
Village of Bayville Zoning Board of Appeals.
Village of Brookville Board of Zoning Appeals.
Village of Cedarhurst Board of Zoning Appeals.
Village of East Hills Zoning Board of Appeals.
Village of East Rockaway Board of Appeals.
Village of Farmingdale Board of Trustees.
Village of Farmingdale Planning Board.
Village of Floral Park Board of Trustees.
Village of Freeport Planning Board.
Village of Freeport Board of Zoning Appeals.
Village of Garden City Zoning Board of Appeals.
Village of Garden City Board of Trustees.
Village of Garden City Planning Commission.
Village of Great Neck Plaza Board of Trustees.
Village of Great Neck Estates Zoning Board of Appeals.
Village of Hempstead Zoning Board of Appeals.
Village of Hempstead Personal Wireless Services Facilities Review Board.
Village of Lattingtown Zoning Board of Appeals.
Village of Lawrence Zoning Board of Appeals.
Village of Lynbrook Board of Trustees.
Village of Malverne Board of Trustees.
Village of Massapequa Park Zoning Board of Appeals.
Village of Matinecock Zoning Board of Appeals.
Village of Mill Neck Board of Zoning Appeals.
Village of Mineola Board of Trustees.
Village of Munsey Park Board of Trustees.
Village of New Hyde Park Board of Trustees.
Village of New Hyde Park Zoning Board of Appeals.
Village of North Hills Zoning Board of Appeals.
Village of Muttontown Board of Zoning Appeals.
Village of Old Brookville Zoning Board of Appeals.
Village of Old Westbury Board of Zoning Appeals.
Village of Oyster Bay Cove Board of Zoning Appeals.
Village of Oyster Bay Cove Board of Trustees.
Village of Oyster Bay Cove Planning Board.
Village of Port Washington North Zoning Board of Appeals.
" ' M
Appeared as Expert Witness (cont.):
Village of Rockville Centre Zoning Board of Appeals.
Village of Roslyn Board of Trustees.
Village of Roslyn Harbor Zoning Board of Appeals.
Village of Sea Cliff Zoning Board of Appeals.
Village of Upper Brookville Board of Trustees.
Village of Upper Brookville Zoning Board of Appeals.
Village of Valley Stream Board of Zoning Appeals.
Village of Westbury Board of Trustees.
Village of Westbury Zoning Board of Appeals.
Village of Williston Park Board of Trustees.
Village of Williston Park Zoning Board of Appeals.
Village of Asharoken Zoning Board of Appeals.
Village of Huntington Bay Zoning Board of Appeals.
Village of Islandia Board of Trustees.
Village of Lloyd Harbor Board of Trustees.
Village of Lloyd Harbor Planning Board.
Village of Lloyd Harbor Zoning Board of Appeals.
Village of Northport Board of Zoning Appeals.
Village of Northport Board of Architectural & Historic Review.
Village of East Hampton Zoning Board of Appeals.
Village of Lindenhurst Zoning Board of Appeals.
Village of Lake Grove Zoning Board of Appeals.
Village of Bellport Board of Trustees.
Village of Patchogue Planning Board.
Village of Port Jefferson Board of Trustees.
Village of Quogue Zoning Board of Appeals.
Village of The Branch Zoning Board of Appeals.
Village of Head of the Harbor Board of Trustees.
Village of Westhampton Beach Board of Trustees.
City of Glen Cove Planning Board.
City of Glen Cove Zoning Board of Appeals.
City of Long Beach Zoning Board of Appeals.
31
A , , r
EDUCATION
32
Hofstra University, Hempstead, New York: BBA - Management (1983);
MBA - Banking & Finance (1991).
TECHNICAL TRAINING
Appraisal Institute
Real Estate Appraisal Principles - Exam #1 A-1.
Basic Valuation Procedures - Exam #I A-2.
Capitalization Theory and Techniques, Part A, - Exam #1 B -A.
Capitalization Theory and Tech. Part B, - successfully challenged Exam #1 BB.
Case Studies in Real Estate Valuation - successfully challenged Exam #2-1.
Standards of Professional Practice, Part A (USPAP) - Exam #1410
Standards of Professional Practice, Part B - Exam #1I420