TOWNSHIP OF WASHINGTON—While the governing body in closed session pondered next steps to acquire a mostly wooded tract at 450 Pascack Road in closed session Aug. 9, a new neighbor on Pascack Road claimed that the township’s recent appraisal of the tract had likely hurt his property value.
The appraisal, conducted by McNerney & Associates, Glen Rock, valued the 3.2-acre parcel — which includes a rundown 1,800 square-foot home and two smaller structures — at about $430,000.
It was not revealed what members discussed in closed session, but the agenda listed its topic as “450 Pascack Road, condemnation; acquisition of property.” Based on that it appears members discussed condemnation options available under eminent domain should negotiations for the property stall or fail.
At no point has any public discussion of a possible offer for the 450 Pascack Road tract occurred, though it appears likely that an offer may have been made for the appraisal amount.
The property’s owner, Robert Morris, has had an “available” sign in front of the partly hidden homestead since October 2020, and the property was being marketed for $2.1 million by a property broker and real estate agent.
Previously, Morris said he was relying on a developer, Nick Tsapatsaris, to deal with the township and get him the best deal on his property. Tsapatsaris has a contract with Morris to purchase the land if a development deal or possible property sale can be brokered.
Tsapatsaris declined to comment for this article.
Morris also had contracted with Edward Stanton, of Cody & Company, who posted the “Available” sign in front of 450 Pascack, to market the property and act as advocate for its sale.
Reached Aug. 24, Morris told Pascack Press that “I don’t think anybody in Washington Township would take that [$430,000] for their piece of property.”
He declined to comment on the township’s likely property offer, but noted the reasons the property is worth more than $430,000 as the appraisal estimates.
He said the tract’s value is boosted by its proximity to Pascack Road, its more than 700 trees representing one of the township’s largest remaining tree canopies; and its location adjacent to a public school and public recreation fields.
Moreover, the elongated sliver of land abuts the backyards of 12 properties on Ridgewood Boulevard East and three properties along Jackson Avenue.
Morris also said former Mayor Janet Sobkowicz’s claim that he was previously offered $700,000 for his property but he asked for $100,000 more as “totally erroneous … a total fabrication.”
Sobkowicz had stated that’s what occurred when her administration tried to purchase 450 Pascack and she said she felt Morris really didn’t want to sell the property.
A 2020 development proposal to place a 48-unit independent senior living complex on the 450 Pascack site was withdrawn by Lakos Construction Inc., owned by Tsapatsaris, within months of its initial submission last summer.
New neighbor dings appraisal, too
The new nearby property owner, Keith Jensen, who recently bought 414 Pascack Road, told council members Aug. 9 that the low appraisal of the property likely affected his property’s value.
Jensen, a contractor who has done work in the township, also complained the appraisal was out of date, as it included comparable properties sold only from 2015 through 2018.
The purchase price of 414 Pascack Road was $525,000, according to the New Jersey Multiple Listing Service.
Jensen said the low appraisal “allows me and everyone else” to request a property tax appeal based on the low property value estimated by the appraiser.
Jensen also questioned the use of five comparable property sales made from 2015 to 2018, which were nearly three years old.
Jensen initially came before the council Aug. 9 to request that he be allowed to purchase two adjacent smaller township-owned pieces of property abutting his 414 Pascack Road property.
He told Pascack Press he spent about 45 minutes mowing one property’s lawn and said it made sense for the township to sell or give him the two small pieces of nearby property.
Mayor Peter Calamari told Jensen that he should write to Township Administrator Robert Tovo to begin the process to possibly acquire the properties.
Speaking before council, Jensen inquired what would happen with 450 Pascack’s property if the township were to acquire it. He said he’s heard talk that the property may be used for possible parking, both for the school and recreational field. He said the town’s plans would likely affect his plans as he now owns the nearby property.
He wondered what the plans were to possibly keep the property as green space or possibly “leveled to some extent” for parking. He also wondered if the township might knock on his door at 414 Pascack Road in the future and try to acquire his new property.
He suggested nearby property owners may not desire parking lots being built near their properties’ backyards on Ridgewood Boulevard East.
To date, the council has not had a public discussion on what possible future uses are being considered for the 450 Pascack site should it be acquired via purchase or condemnation.
Some previous uses suggested for 450 Pascack have included preservation of the wooded tract — mostly by a group of proactive nearby neighbors — as well as possible parking for the school and even a possible nature preserve.
No public consideration of potential 450 Pascack Road uses has occurred as all discussions are conducted in closed session.
Members have been warned by Township Attorney Kenneth Poller not to talk about potential negotiations in public, while the future use of the property remains a mystery as no plans have been put forth much less agreed to by a council majority.
Previously, before making an offer on the private Washington Township Swim and Recreation Club, the council had public discussions before finally approving a $1 million offer to bond for the club.
The club’s members, however, voted to sell their 6.4-acre property to a bidder that we know so far only as “summer camp.”
Township council meetings are held on the first and third Monday of each month at 7:30 p.m. unless otherwise noted. Meetings are held in the Council Chambers of the Municipal Complex, 350 Hudson Ave. The next meeting is Aug. 30.