Property Acquisition 56 Grove Avenue
Property Acquisition 56 Grove Avenue
Background • In 2016, discussion before the Council as to the current condition of Fire Station #2 created discussion about the current deteriorating condition of the Verona Rescue Squad Headquarters and suggestions were made about finding suitable land to relocate both agencies to one property.
Background • February 2017 – Township was made aware of property listed for sale. • March 2017 – Township Manager contacted the realtor for the property, expressing interest in the disposition of the property. • Township Manager, Engineer, Construction Official, Buildings & Grounds Superintendent and Dennis Mylan conducted a walk-thru of the property.
Background • March 20 – Township Manager and Engineer presented idea of acquiring the property for the relocation of the Verona Rescue Squad Headquarters. – Consensus was received at that time for the Manager and Attorney to make an offer on the property and come back to the Council.
• March 21 - Township Attorney and Township Manager prepared an offer of $850,000 ($150,000 below the asking price). – This offer was subsequently countered at final price of $900,000.
Background • Purchase Agreement was drafted between the Seller’s Attorney and the Township Attorney. This agreement has yet to be executed, pending adoption of an Ordinance. • April 17 - the Council met again in Executive Session to discuss the offers confirm consensus to acquire property. • April 17 - the Council introduced necessary Ordinances (Acquisition and Bond) to move forward with the purchase along with Resolution authorizing due diligence with respect to inspections.
Property • 56 Grove Avenue – Current owner/occupant: Congregation Beth Ahm of West Essex
– Previous: Jewish Community Center of Verona
Property • Assessment Information – – – – –
Block 1605 / Lot 20 Acreage: 0.5865 acres Lot Size: 146’ x 175’ Tax Exempt pursuant to N.J.S.A. 54:04-03.06 Assessed Value • Land: $450,000 • Improvement: $2,305,100 • Total: $2,755,100
– Sale Appraisal: $1,050,000
Current Improvements • The current structure is made up of three sections: – Office/Meeting Room (circa 1920’s) • Former Sanctuary • Full Basement, limited height, wood frame, non-ADA compliant.
Current Improvements
Current Improvements • The current structure is made up of three sections: – Office/Meeting Room (circa 1920’s) • Former Sanctuary • Full Basement, limited height, wood frame, non-ADA compliant.
– Current Sanctuary/All-Purpose Room • Former Jewish Community Center, gymnasium • Slab-on-grade
Current Improvements
Current Improvements • The current structure is made up of three sections: – Office/Meeting Room (circa 1920’s) • Former Sanctuary • Full Basement, limited height, wood frame, non-ADA compliant.
– Current Sanctuary/All-Purpose Room • Former Jewish Community Center, gymnasium • Slab-on-grade
– Religious School • 2-stories, non-ADA compliant
Current Improvements
Current Improvements
Site Zoning • Current Zoning: R-50B (Medium/High Density) • Single Family Homes Only • Property is currently has a pre-existing nonconforming use for a House of Worship.
Options • Option 1: Acquisition of the land by the Township for use for the relocation of the Verona Rescue Squad Headquarters. • Concepts: • Conversion of existing single story, slab-on-grade, structure to parking bays and meeting/training room. • Renovation of rear structure to include classroom, rest rooms, etc. • Demolition of existing Office/Meeting rooms. • Creation of more on-site parking (maybe 5-10 spaces).
Options • Option 2 • If option 1 were not to be feasible. – Demolition of existing structure in its entirety. Subdivision into 2-3 Single Family Lots, sale of property to developer(s). • Benefits: – 3 additional properties back on the tax role. – Decrease/eliminate parking issues.
Options • Option 3 Private sale of property to another house of worship. – Existing issues with parking will still exist or be increased. – Land use issues such as building use may come up.
Parking Issues • Lack of available parking – Only 11 parking spots in parking lot. Current zoning calls for one space per three seats or 72 inches of seating space when benches rather than seats are used. – Personette Avenue parking is only permitted on side of the street. – Proximity to JW Kingdom Hall and Holy Spirit Episcopal Church limits availability of parking on worship days.
Current Rescue Squad Vehicle ramp and pedestrian access are the same.
Current Rescue Squad Parking limited to 5 vehicles on street 3 bays for 5 vehicles - new First Responder vehicle must remain on street.
Current Rescue Squad Steep stairs from bays into meeting room/crew room
Current Rescue Squad Limited clearance for vehicle doors inside bay. No ability to remove / decontaminate ambulances or stretchers inside the building.
Current Rescue Squad Limited access/egress in front of vehicles.
Current Rescue Squad • Ramp grade is difficult to maneuver and hazardous during snow/ice situations • Responding members must park across Church Street to access building • No decontamination shower • Lack of storage space
Current Rescue Squad • No proper training area • Narrow rear stairway to office area • Tight crew quarter with no sleeping area for on-duty/standby crews. • No ADA accessible restroom
Background • In 2016, discussion before the Council as to the current condition of Fire Station #2 created discussion about the current deteriorating condition of the Verona Rescue Squad Headquarters and suggestions were made about finding suitable land to relocate both agencies to one property.
Background • February 2017 – Township was made aware of property listed for sale. • March 2017 – Township Manager contacted the realtor for the property, expressing interest in the disposition of the property. • Township Manager, Engineer, Construction Official, Buildings & Grounds Superintendent and Dennis Mylan conducted a walk-thru of the property.
Background • March 20 – Township Manager and Engineer presented idea of acquiring the property for the relocation of the Verona Rescue Squad Headquarters. – Consensus was received at that time for the Manager and Attorney to make an offer on the property and come back to the Council.
• March 21 - Township Attorney and Township Manager prepared an offer of $850,000 ($150,000 below the asking price). – This offer was subsequently countered at final price of $900,000.
Background • Purchase Agreement was drafted between the Seller’s Attorney and the Township Attorney. This agreement has yet to be executed, pending adoption of an Ordinance. • April 17 - the Council met again in Executive Session to discuss the offers confirm consensus to acquire property. • April 17 - the Council introduced necessary Ordinances (Acquisition and Bond) to move forward with the purchase along with Resolution authorizing due diligence with respect to inspections.
Property • 56 Grove Avenue – Current owner/occupant: Congregation Beth Ahm of West Essex
– Previous: Jewish Community Center of Verona
Property • Assessment Information – – – – –
Block 1605 / Lot 20 Acreage: 0.5865 acres Lot Size: 146’ x 175’ Tax Exempt pursuant to N.J.S.A. 54:04-03.06 Assessed Value • Land: $450,000 • Improvement: $2,305,100 • Total: $2,755,100
– Sale Appraisal: $1,050,000
Current Improvements • The current structure is made up of three sections: – Office/Meeting Room (circa 1920’s) • Former Sanctuary • Full Basement, limited height, wood frame, non-ADA compliant.
Current Improvements
Current Improvements • The current structure is made up of three sections: – Office/Meeting Room (circa 1920’s) • Former Sanctuary • Full Basement, limited height, wood frame, non-ADA compliant.
– Current Sanctuary/All-Purpose Room • Former Jewish Community Center, gymnasium • Slab-on-grade
Current Improvements
Current Improvements • The current structure is made up of three sections: – Office/Meeting Room (circa 1920’s) • Former Sanctuary • Full Basement, limited height, wood frame, non-ADA compliant.
– Current Sanctuary/All-Purpose Room • Former Jewish Community Center, gymnasium • Slab-on-grade
– Religious School • 2-stories, non-ADA compliant
Current Improvements
Current Improvements
Site Zoning • Current Zoning: R-50B (Medium/High Density) • Single Family Homes Only • Property is currently has a pre-existing nonconforming use for a House of Worship.
Options • Option 1: Acquisition of the land by the Township for use for the relocation of the Verona Rescue Squad Headquarters. • Concepts: • Conversion of existing single story, slab-on-grade, structure to parking bays and meeting/training room. • Renovation of rear structure to include classroom, rest rooms, etc. • Demolition of existing Office/Meeting rooms. • Creation of more on-site parking (maybe 5-10 spaces).
Options • Option 2 • If option 1 were not to be feasible. – Demolition of existing structure in its entirety. Subdivision into 2-3 Single Family Lots, sale of property to developer(s). • Benefits: – 3 additional properties back on the tax role. – Decrease/eliminate parking issues.
Options • Option 3 Private sale of property to another house of worship. – Existing issues with parking will still exist or be increased. – Land use issues such as building use may come up.
Parking Issues • Lack of available parking – Only 11 parking spots in parking lot. Current zoning calls for one space per three seats or 72 inches of seating space when benches rather than seats are used. – Personette Avenue parking is only permitted on side of the street. – Proximity to JW Kingdom Hall and Holy Spirit Episcopal Church limits availability of parking on worship days.
Current Rescue Squad Vehicle ramp and pedestrian access are the same.
Current Rescue Squad Parking limited to 5 vehicles on street 3 bays for 5 vehicles - new First Responder vehicle must remain on street.
Current Rescue Squad Steep stairs from bays into meeting room/crew room
Current Rescue Squad Limited clearance for vehicle doors inside bay. No ability to remove / decontaminate ambulances or stretchers inside the building.
Current Rescue Squad Limited access/egress in front of vehicles.
Current Rescue Squad • Ramp grade is difficult to maneuver and hazardous during snow/ice situations • Responding members must park across Church Street to access building • No decontamination shower • Lack of storage space
Current Rescue Squad • No proper training area • Narrow rear stairway to office area • Tight crew quarter with no sleeping area for on-duty/standby crews. • No ADA accessible restroom
