DOCSLIB.ORG

City Appraisal

Total Page：16

File Type：pdf, Size：1020Kb

Download full-text PDF Read full-text
City Appraisal The Austin McGuire Company Valuation Analysis Of A retail property Located at 328 Greenwich Avenue Stamford, Connecticut 06902 Prepared For Mani Poola, P.E. Traffic Engineer Engineering Department 888 Washington Boulevard – 7th Floor Stamford, CT 06901 Prepared By The Austin McGuire Company 64 Wall Street, Suite 401 Norwalk, Connecticut 06850 “Navigating the built environment” May 23, 2017 PERSONAL AND CONFIDENTIAL Mani Poola, P.E. Traffic Engineer Engineering Department 888 Washington Boulevard – 7th Floor Stamford, CT 06901 Re: Valuation of a retail property located at 328 Greenwich Avenue in Stamford, Connecticut 06902 Dear Mr. Poola: Per your request, we have completed our appraisal assignment to estimate the market value of the referenced property (“subject property”) according to the definitions stated herein and subject to the assumptions, limiting conditions, and certification also contained in the report. The purpose of this report is to render an opinion of the as is market value of the fee simple interest in the subject property as of May 17, 2017, the date of drive by inspection. The purpose of this appraisal is to estimate the market value in connection with the acquisition of the Rights of Way with the full taking of 328 Greenwich Avenue for the Greenwich Avenue/Southfield Avenue at Selleck Street intersection improvements project. The appraised property consists of the land and improvements located at 328 Greenwich Avenue in Stamford, Fairfield County, Connecticut 06902. According to the assessor’s records, the site is 0.10 +/ acres and located along the east side of Greenwich Avenue at the northeast corner intersection with Selleck Street and Southfield Avenue in the Waterside submarket, south of I-95. Surrounding uses include small commercial and residential uses at the four way intersection with residential, commercial and industrial uses just beyond. The improvements consist of a one story, 851 square foot retail store with storefront facing Greenwich Avenue. Built in 1920, it was vacant and boarded up at our drive by visit. There appears to be 8 +/- parking spaces on site to the north and east of the improvements. 64 Wall Street, Suite 401 Norwalk, Connecticut 06851 Tele: (203) 299-0101 Fax: (203) 831-9042 “Navigating the built environment” Mr. Poola May 23, 2017 Page 2 This report has been prepared in conformance with Standards One and Two of the Uniform Standards of Professional Appraisal Practice (USPAP) and the Financial Institutions Reform, Recovery, and Enforcement Act of 1989 (FIRREA). We have considered all three classical approaches in determining value, the Income, Cost, and Sales Comparison Approaches. As an improved retail property, we have considered the income and sales comparison approaches. It could be purchased by an owner user or investor. We have excluded the cost approach given the subjectivity of depreciation of older buildings as well as the non- conforming nature of the site for lot size and frontage to current regulations. However, we have included an estimation of land value as a cross check. Based upon our research and analyses, we have formed the opinion that the as is market value of the fee simple interest in the subject property, as of May 17, 2017, free and clear of financing, is: $295,000 The report has been prepared by Michael McGuire, MAI and Eileen Boyd. Their certificates of value are part of the report. The Austin McGuire Company has no present or contemplated interest in the property, nor any other interest that might prevent an unbiased valuation. Given the nature of the subject property, the market value estimate developed in this appraisal reflects a marketing period of up to 12 months and a similar exposure time of up to 12 months. Extraordinary Assumptions 1. Building and site size are based on the subject’s tax card from the city of Stamford. We reserve the right to alter or change our opinion of value if, subsequent to our appraisal, the measurement data is shown to be in error. 2. At our drive by, no conditions were observed that would indicate the presence or existence of hazardous substances, such as petroleum leakage, asbestos, or other adverse environmental conditions. However, the age of the improvements might suggest the presence of asbestos and/or lead paint. The value stated within this report is subject to change if any other hazardous substances or environmental conditions are detected by an expert in the field. The appraiser is not qualified to detect or measure hazardous materials and this appraisal is predicated upon the assumption that environmental hazards do not exist on the property. 64 Wall Street, Suite 401 Norwalk, Connecticut 06851 Tele: (203) 299-0101 Fax: (203) 831-9042 “Navigating the built environment” Mr. Poola May 23, 2017 Page 3 3. At the request of the client, we have performed a drive by inspection. 4. Based on a review of zoning regulations for C-B zoned properties, it appears the subject is nonconforming for lot size and frontage. However, we are not zoning experts. We have made the extraordinary assumption the subject is legal non-conforming. Very truly yours, Michael D. McGuire, MAI Eileen Boyd CT Certified General R.E. Appraiser CT Certified General R.E. Appraiser License Number RCG. 809 License Number RCG. 1131 Exp. 4/30/2018 Exp. 4/30/2018 64 Wall Street, Suite 401 Norwalk, Connecticut 06851 Tele: (203) 299-0101 Fax: (203) 831-9042 The Austin McGuire Company Table of Contents Page Table of Contents 5 Regional Map 6 Location Map of the Subject Property 6 Executive Summary 7 Introduction 9 Relevant Definitions 9 Scope of Work 10 Marketing Period 11 Area Analysis 12 Market Analysis 19 Description of the Property 21 Site Description 21 Photographs of Subject Property 23 Improvement Description 25 Highest and Best Use 26 Valuation Methodology 27 Income Approach 28 Sales Comparison Approach 35 Crosscheck – Land Value 39 Reconciliation and Opinion of Value 43 General Assumptions and Limiting Conditions 44 Certificate of Value 46 Qualifications 47 Addenda 50 5 The Austin McGuire Company Area Map Location Map 6 The Austin McGuire Company Executive Summary Property Address: 328 Greenwich Avenue in Stamford, Fairfield County, Connecticut 06902 Property Location: It is located on the east side of Greenwich Avenue in the City of Stamford, on the northeast corner of its intersection with Selleck Street and Southfield Avenue in the Waterside submarket, south of I-95, Parcel ID Number: 001/1681 Intended Use: To estimate the as is market value of the fee simple interest of the subject property in connection the acquisition of the Rights of Way with the full taking of 328 Greenwich Avenue for the Greenwich Avenue/Southfield Avenue at Selleck Street intersection improvements project. Intender User: The City of Stamford and/or its affiliates. Site Size and Shape: 0.10 +/- acre with a near rectangular shape Improvements Description: The subject has a one-story retail building, built in 1920 with gross building area of 851 +/- square feet. There is onsite parking for an estimated 8 +/- cars to the north and east of the improvements. Occupancy: Vacant Zoning: C-B (Community Business district) Flood Zone: FEMA Map # 09001C0516G (revised July 8, 2013) in Zone X flood hazard area, an area of minimal flood risk. Highest and Best Use: As improved for retail use or as permitted. Value Conclusion: $295,000 7 The Austin McGuire Company Aerial view of subject facing north Front of subject 8 The Austin McGuire Company Introduction Identification and History of the Subject Property The subject property is located at 328 Greenwich Avenue in Stamford, CT. It is identified on the assessor rolls as parcel number 001/1681. The current owner of record is Louis Katsos et al. The property was acquired by the present owners on July 9, 1998, as per Stamford Land Records Book 5040, Page 144, for recorded consideration of $115,000. Purpose and Use of the Appraisal The purpose of this report is to determine the as is market value of the fee simple interest of the subject property, as of May 17, 2017, the date of drive by inspection. The function of this appraisal is to estimate the as is market value of the subject property to be used in connection with the acquisition of the Rights of Way with the full taking of 328 Greenwich Avenue for the Greenwich Avenue/Southfield Avenue at Selleck Street intersection improvements project. Intended Use of the Report This report is intended for use by the City of Stamford and/or its affiliates. This report is not intended for any other use. Use of this report by others is not intended by the appraiser. Effective Date of Value Estimate The effective date of our as is market value estimate is May 17, 2017, the date of drive by inspection. On this date, a drive by inspection was conducted by Eileen Boyd. Relevant Definitions Market Value1 is defined as the most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition are the consummation of a sale as of a specified date 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 acting in what they consider their own best interest; 3. Reasonable time is allowed for exposure in the open market; 4. Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and 5. The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale.
Load more

Recommended publications
  • Defendants Borough of Litchfield and the Historic District Commission Of
    Case 3:09-cv-01419-JCH Document 140-1 Filed 05/16/11 Page 1 of 69 UNITED STATES DISTRICT COURT DISTRICT OF CONNECTICUT CHABAD LUBAVICH : CIVIL ACTION NO. OF LITCHFIELD COUNTY, INC. : 3:09 cv 01419 (JCH) and RABBI JOSEPH EISENBACH : : Plaintiff : : VS. : : BOROUGH OF LITCHFIELD, : CONNECTICUT; : HISTORIC DISTRICT COMMISSION OF : THE BOROUGH OF LITCHFIELD; : WENDY KUHNE, GLENN HILLMAN : And KATHLEEN CRAWFORD : : Defendants : MAY 14, 2011 D E F E ND A N TS B O R O U G H O F L I T C H FI E L D A ND !"#$%&"'()"#$&"'$('%**"##"%+,#(*-*%&.+)/*("+( SUPPO R T O F T H E IR M O T I O N F O R SU M M A R Y JUD G M E N T Defendants Borough of Litchfield !"#$#%&'()#$*+)"#+,-.$./0"12+and the Historic District Commission of the Borough of Litchfield (hereinafter, the ,Commission1 .$+,3451), by and through its undersigned attorneys, respectfully submit this Memorandum of Law in Support of their Motion for Summary Judgment pursuant to Federal Rule of Civil Procedure 56(b) on all claims asserted by plaintiffs Chabad Lubavitch of Litchfield County, Inc. and Rabbi Joseph Eisenbach (collec)%6#78*+)"#+,5"'9':12. I. Introduction ;"%<+='<#+$#</7)<+($.>+)"#+?7'%&)%((<@+attempt to make a physical change to an historic house in the long-established Historic District of the Borough of Litchfield which would result in !" " Case 3:09-cv-01419-JCH Document 140-1 Filed 05/16/11 Page 2 of 69 a quadrupling of its size. The plaintiffs are challenging of the determination by the Defendant HDC which would have allowed a doubling in size.
    [Show full text]
  • Welcome to Norwalk, Connecticut
    Welcome to Norwalk, Connecticut County: Fairfield Population: 81,644 Square Miles: 36.3 Government: Mayor Distance to Major Cities: Boston: 151 miles Hartford: 61 miles New York City: 39 miles View of South Norwalk Welcome to Norwalk, CT a diverse city of seacoast commerce, education and industry that graces Long Island Sound. Seen by some as a sub- urb of New York, or indeed a suburb of Stamford, Norwalk is a vibrant, growing city. The sixth largest city in Connecticut and the third largest in Fairfield County, Norwalk attract families and singles who want to enjoy its quiet beauty while still being close to what the entire Gold Coast of Connecticut has to offer. Fishing and the farming of oysters has long been important to Norwalk, which was once nicknamed "Oyster Town." Each September, Norwalk holds its annual Oyster Festival at the Norwalk harbor, similar to many state fairs. Norwalk encompasses 36 square miles, of which nearly a third is water. Its neighborhoods range from brick apartment buildings to college dorms, old factory streets and transformed ware- house lofts, yacht havens and golf courses; its people represent nations and languages from all around the world. Indeed, about 25% of Norwalk residents were born in another country and have come here to make their home. The Norwalk public school system website provides translations to many languages, so the city's multinational population can access school information. Norwalk offers higher education with Norwalk Community College, Gibbs College and the University of Phoenix. South Norwalk still retains much of its industrial seaport character and important employment base, while the hub called SoNo" is being transformed into a true walking city with busy shops and lively restaurants.
    [Show full text]
  • Distributor Settlement Agreement
    DISTRIBUTORS’ 7.30.21 EXHIBIT UPDATES DISTRIBUTOR SETTLEMENT AGREEMENT DISTRIBUTORS’ 7.30.21 EXHIBIT UPDATES Table of Contents Page I. Definitions............................................................................................................................1 II. Participation by States and Condition to Preliminary Agreement .....................................13 III. Injunctive Relief .................................................................................................................13 IV. Settlement Payments ..........................................................................................................13 V. Allocation and Use of Settlement Payments ......................................................................28 VI. Enforcement .......................................................................................................................34 VII. Participation by Subdivisions ............................................................................................40 VIII. Condition to Effectiveness of Agreement and Filing of Consent Judgment .....................42 IX. Additional Restitution ........................................................................................................44 X. Plaintiffs’ Attorneys’ Fees and Costs ................................................................................44 XI. Release ...............................................................................................................................44 XII. Later Litigating
    [Show full text]
  • Grand Central to Greenwich Connecticut Train Schedule
    Grand Central To Greenwich Connecticut Train Schedule Penetrant and slimier Piotr maturates so lankly that Carroll denaturises his Pavlov. Worried Niven signifiedintertangle easterly. some spoilage after boneless Marlin lowers commendable. Frumentaceous Sawyere Walk right onto scarsdale and great northern is grand central to greenwich schedule from? It crosses over on their commuter and prices tend to. Oregon health and the best part of town offers many other landmarks, harlem line as connecticut to grand central commuter trains on train schedule grand central terminal and. Other entrances at every Terminal authorities be closed for health precautions. The Night Strangers A Novel. Saturday schedule grand central to greenwich station building is a map of connecticut? List of Metro-North Railroad stations Wikipedia. All train schedule from greenwich, as a gradual return to present your account confirmation email for grand central depot, with them and terminate trains already stop between mt. Stamford Connecticut AmtrakMetro North Station Washington Blvd and South commercial Street Stamford CT 06902 Train Station. Anything that can raise their income levels and job growth in the greater Danbury community like going to flash the growth of seven state as a powerful and reduce the internal burden in Fairfield County. Ever be used in line train serve grand central commuter service. The vastness of it out of dragging around new haven by march day school in public schools aim to. Does Metro North either to Greenwich CT? If you are page for example great deal on but train tickets or just want extra harm to stretch to, consider traveling on Sunday instead, mold it tends to strict the least crowded day book the week.
    [Show full text]
  • Western Connecticut Tourism District
    Easton: ‘Da Best’ in our Eyes This past year, when the editors of Smithsonian Magazine called for submissions for their annual roundup of “The 15 Best Small Towns to Visit in 2021,” as secretary of the Executive Committee for the Western Connecticut Tourism District (WCTD) and proud Easton resident, I thought the odds were in our town’s favor to nominate “The Christmas Tree Capital of Connecticut” as a strong contender. Silverman’s Farm–Photo courtesy of Stacy Lytwyn The timing couldn’t have been better. Our town’s legacy is linked with three recent milestones. First, last year marked the 175th anniversary of Easton that today totals a population of roughly 7,500. (Visit the official site of the 175 th Anniversary of Easton at https://www.easton175.com) Second, also in 2020, Silverman’s Farm turned 100 years old. Third, the Easton Volunteer Fire Company #1 celebrates its 100-year anniversary as an organization this year. Our town’s staying power is fueled with the same passion, collaboration and loyalty that motivated and guided our earliest residents. For instance, town support and enthusiasm for the annual Fireman’s Carnival, which helps benefit the volunteer organization’s yearly operating costs and other expenses, has fueled the event for 80 seasons, apart from last year in 2020 when it was canceled due to the COVID-19 pandemic. Comfort derives from tradition, at least this is the case for me when the town center bursts with energy, rolling out games, rides, festival booths, delicious food and delectable small- town appeal. With so much to boast about, I teamed up with my colleague, also an Easton resident, Connecticut guidebook author Stacy Lytwyn Maxwell, and we began the process by answering the essential question, “Why travel here?” The pivotal theme of our final submission was: Easton has nothing, but has everything! In other words, we have “nothing” in the sense of competing with big city attractions.
    [Show full text]
  • Distributor Settlement Agreement
    DISTRIBUTOR SETTLEMENT AGREEMENT Table of Contents Page I. Definitions............................................................................................................................1 II. Participation by States and Condition to Preliminary Agreement .....................................13 III. Injunctive Relief .................................................................................................................13 IV. Settlement Payments ..........................................................................................................13 V. Allocation and Use of Settlement Payments ......................................................................28 VI. Enforcement .......................................................................................................................34 VII. Participation by Subdivisions ............................................................................................40 VIII. Condition to Effectiveness of Agreement and Filing of Consent Judgment .....................42 IX. Additional Restitution ........................................................................................................44 X. Plaintiffs’ Attorneys’ Fees and Costs ................................................................................44 XI. Release ...............................................................................................................................44 XII. Later Litigating Subdivisions .............................................................................................49
    [Show full text]
  • Connecticut's Top Ten Business-Friendly Towns
    Connecticut’s Top Ten Business-Friendly Towns 1 Fairfield 71.02% 4 Ridgefield 65.54% Even with higher taxes, Fairfield’s economic vitality and Part of affluent Fairfield County, Ridgefield sits at the foot of the transportation infrastructure push it to No. 1 on our list. Berkshire Mountains and serves as a family-friendly suburban In September 2014, Money magazine ranked Fairfield the community. Boutiques, stores and restaurants on Main Street 44th-best place to live in the United States and the best and Danbury Road as well as the popular Ridgefield Playhouse attract visitors year-round. In fact, around half of business rev- place to live in Connecticut. R.C. Bigelow and Sturm Ruger enues are generated from Ridgefield visitors. Ridgefield’s high & Co. are headquartered in Fairfield. The coastal town also community allure and economic vitality outweighed the town’s boasts two universities, multiple railroad stations and easy low transportation infrastructure score and high tax burden, access to highways. making it No. 4 on our list. Photo by Joe S. on Flickr Photo by Nancy Kennedy on Shutterstock 2 Greenwich 66.49% 5 Simsbury 64.41% Famous for affluence, hedge funds and financial service Simsbury, a suburb of Hartford, has been ranked as one of the companies, Greenwich—the largest town on Connecticut’s best places to live in the state and in the nation by Connecti- Gold Coast and wealthiest town in the state—was rec- cut Magazine and Time magazine, respectively. It has a highly ognized as No. 12 by Money magazine in their “100 Best recognized educational system and houses several well-known Places to Live in the United States.” Apart from higher tax- private schools.
    [Show full text]
  • HUD PD&R Housing Market Profiles for Bridgeport-Stamford-Norwalk
    HUD PD&R Housing Market Profiles Bridgeport-Stamford-Norwalk, Connecticut Quick Facts About Bridgeport- Stamford-Norwalk By Matthew Tieff | As of December 1, 2019 Current sales market conditions: slightly soft Overview Current rental market conditions: slightly soft The Bridgeport-Stamford-Norwalk, CT Metropolitan Statistical Area, (hereafter, the Bridgeport metropolitan area) consists of First settled in the 1600s, the Bridgeport Fairfield County in southeast Connecticut. The metropolitan area metropolitan area is the former home of the is adjacent to the state of New York and is approximately 30 miles 19th-century businessman and circus founder, from Manhattan. Once a hub for shipbuilding and manufacturing, the metropolitan area is now largely recognized as an affluent area P.T. Barnum, and is the current headquarters associated with New York City. for World Wrestling Entertainment, Inc. (WWE). y As of December 1, 2019, the population of the metropolitan area was estimated at 945,400, with no growth since 2014. By comparison, from 2011 to 2014, the population grew by an average of 5,475 people, or 0.6 percent, annually (U.S. Census Bureau population estimates as of July 1). y As of July 2018, the median age in the metropolitan area was estimated at 40.8 years, higher than the national median age of 38.2 years, in part, due to a decline in net natural change (births minus deaths) during the past decade. From 2000 to 2010, net natural change averaged 4,950 people a year, before declining to an average of 3,325 a year since 2010 (Census Bureau decennial census counts and population estimates as of July 1).
    [Show full text]
  • Marie K. Shanahan Curriculum Vitae
    MARIE K. SHANAHAN CURRICULUM VITAE ACADEMIC & PROFESSIONAL EXPERIENCE Associate Professor of Journalism, August 2011-present University of Connecticut, Storrs, Connecticut § Tenured faculty member as of May 2018. Academic research focuses on the intersection of journalism, interactive communication technology, digital discourse, free speech, digital reputation and online news ethics. § Cited by local, national and international news media for expertise in online commenting and social media. § Ongoing activity as freelance journalist producing news content for professional news outlets. § Teach undergraduate students digital newsgathering, data visualization and multimedia storytelling techniques. Launched weekly email newsletter and podcast produced by UConn Journalism students. § Service contributions include advising journalism majors, administering department social media accounts and providing digital production and audience engagement training to non-profit news organizations in Connecticut. Adjunct Journalism Professor, June 2009 – July 2011 Quinnipiac University Graduate Journalism Program, Hamden, Connecticut Instructed graduate journalism students in digital newsgathering and storytelling techniques, including reporting, writing, editing, audio/video and interactive online presentation. Regional Editor, Connecticut, July 2010-July 2011 AOL/Patch.com, New York, New York Responsible for the hiring, launch, development and management of 10 local news websites in north central Connecticut for Patch.com. Leadership role involved recruiting talent, training local editors and freelancers, building team dynamic among journalists working remotely, and managing quality of each site. Deputy Online Editor, February 2008-June 2010 The Hartford Courant, Hartford, Connecticut Leadership role in improving and expanding the presentation of all facets of news content on courant.com, including stories, photo galleries, blogs, databases, video, graphics, and user-generated content. Trained newsroom in best practices of digital journalism.
    [Show full text]
  • DSS Approved Autism Providers Name Address City State
    State of CT - DSS Approved Autism Providers Fax Name Address City State ZIP Phone Services Towns Served Number ABLE Home Health Care, 16 Taylor Pl. Westport CT 06880 (203) 523-5129 (888) 761-5161 Behavioral Management ALL REGIONS/ALL TOWNS LLC Ansonia, Bridgeport, Canaan, Cheshire, Darien, Derby, East Haven, Dr. Ali Khalafalla Ahmed, 1333 East Main Easton, Fairfield, Greenwich, Hamden, Meriden, Milford, New Canaan, New Bridgeport CT 06607 (215) 287-1440 Behavioral Management M.B.B.cH LBS Street, Unit 5 Haven, North Haven, Norwalk, Orange, Prospect, Seymour, Shelton, Stafford, Stamford, Stratford, Trumbull, Wallingford, West Haven, Weston ANSONIA, BETHEL, BRIDGEPORT, BRISTOL, BROOKFIELD, CHESHIRE, DANBURY EASTON, FAIRFIELD, GREENWICH, GUILFORD, KENT, MIDDLEBURY, MONROE, NAUGATUCK, NEW BRITAIN, NEW FAIRFIELD, NEW MILFORD, NEWTOWN, OXFORD, PLAINVILLE, Individual Goods & Services, 4 Berkshire PLYMOUTH, PROSPECT,REDDING, RIDGEFIELD, ROXBURY, Bethel CT 06801 (203) 775-4700 (203) 775-8256 Community Mentor, Job Coaching, Ability Beyond Disability Boulevard SEYMOUR, SHELTON, SHERMAN, SOUTHBURY, SOUTHINGTON, Life Skills Coach, Transportation STAMFORD, STRATFORD, THOMASTON, TRUMBULL, UNION, WASHINGTON, WATERBURY, WATERTOWN, WESTON, WESTPORT, WILTON, WOLCOTT, WOODBURY Prepared by Lisa Bonetti 2021-02-04 Page 1 State of CT - DSS Approved Autism Providers ANSONIA, AVON, BARKHAMSTED, BEACON FALLS, BERLIN, BETHANY, BETHLEHEM, BLOOMFIELD, BOLTON, BRANFORD, BRIDGEPORT, BRISTOL, BURLINGTON, CANTON, CHESHIRE, CHESTER, CLINTON, COLCHESTER, CROMWELL, DEEP RIVER,
    [Show full text]
  • Gatsby: Myths and Realities of Long Island's North Shore Gold Coast.” the Nassau County Historical Society Journal 52 (1997):16–26
    Previously published in The Nassau County Historical Society Journal. Revised and modified in July 2010 for website publication at www.spinzialongislandestates.com Please cite as: Spinzia, Raymond E. and Judith A. Spinzia. “Gatsby: Myths and Realities of Long Island's North Shore Gold Coast.” The Nassau County Historical Society Journal 52 (1997):16–26. Gatsby: Myths and Realities of Long Island’s North Shore Gold Coast by Raymond E. Spinzia and Judith A. Spinzia . The North Shore estates more than those of any other area of the Island captured the imagination of twentieth-century America. They occupied the area from Great Neck east to Centerport and from the Long Island Sound to just south of the present site of the Long Island Expressway. At the height of the estate era, Long Island had three Gold Coasts. An excellent social history of the South Shore estates, entitled Along the Great South Bay: From Oakdale to Babylon, has been written by Harry W. Havemeyer. The East End estates, which were built in the area known as the Hamptons, are chronicled by the authors in the soon-to-be-published Long Island’s Prominent Families in the Town of Southampton: Their Estates and Their Country Homes and Long Island’s Prominent Families in the Town of East Hampton: Their Estates and Their Country Homes. It is Long Island’s North Shore Gold Coast and the fact, fiction, and outright confusion created by F. Scott Fitzgerald’s The Great Gatsby that are considered here.1 Even the very existence of the South Shore and East End estates has remained relatively unknown.
    [Show full text]
  • 2009 Clean Water Fund Report
    State of Connecticut State Revolving Fund Programs: CLEAN WATER FUND Supporting the Planning, Design, and Construction of Municipal Water Quality Projects 2009 Annual Report State of Connecticut CLEAN WATER FUND Amey Marrella Commissioner Department of Environmental Protection Denise L. Nappier State Treasurer COMMUNITIES SERVED BY THE CONNECTICUT CLEAN WATER FUND As of June 30, 2009 Litchfield County: Windham County: Canaan Brooklyn Litchfield Plainfield New Milford Windham Plymouth Woodstock Thomaston Torrington Watertown Tolland County: Winchester Bolton Lakes WPCA Coventry Hebron Stafford Fairfield County: Vernon Bethel Bridgeport New London County: Brookfield East Lyme Danbury Darien Groton Fairfield Jewett City Greenwich Ledyard New Canaan New London Norwich Newtown Point-O’Woods Norwalk Redding Sprague Stonington Ridgefield Shelton Hartford County: Stamford Bristol, MDC, Suffield, Stratford Burlington, New Britain, Middlesex County: Westport Windsor Locks, Canton, New Haven County: Deep River Plainville, East Windsor, Middlefield Ansonia, Branford, Naugatuck, Simsbury, Farmington, East Haddam Cheshire, North Branford, South Windsor, Marlborough, Middletown Derby, North Haven, GNHWPCA, Southington East Hampton Seymour, Meriden, Portland Wallingford, Middlebury, Waterbury, Beacon Falls, Milford, West Haven TABLE OF CONTENTS REPORT INTRODUCTION..................................................................................................................................................... 5 EXECUTIVE SUMMARY .......................................................................................................................................................
    [Show full text]