Barnegat Road Homes

Land sold: 89 Barnegat Road, West Milford (Hewitt), NJ 07421

Land gently slopes down northwest for the potential of one-side above grade living space or garage and upper level decking looking out into Wawayanda State Parkforest.  Close to area shopping and easy access to George Washington Bridge. Study the following worthwhile prospectus and reimagine your new home.

Approximately a 1-acre parcel of unimproved land, which is located within the area known as West Milford (Hewitt), west of Upper Greenwood Lake, Passaic County. This rare and secluded property includes evergreens such as pine trees and large rhododendrons, and dry stacked rock walls.

Nearby Attractions

West of Ancora Road, which is the west side of the property, is Wawayanda State Park. In addition, other nearby forests are Abram S Hewitt State Forest, Sterling Forest, and Ringwood Manor State Park. Nearby lakes are Highland, Wawayanda, Upper Greenwood, Greenwood, Green Turtle, Pinecliff, Echo and many other smaller lakes.

Deed and Title Insurance Policy use the original legal description, which is the Second Map of Upper Greenwood Lake, numbers 2320 through 2325, file number 942 and dated 7/18/1932.

Dimensions

Gerard C. Henry, Inc. completed the staked survey. As you start at the southeast corner of Barnegat and Ewan, the border lengths are:

  • walk west on Ewan to the southwest corner is 257.54 feet
  • walk north to northwest corner is 219.16 feet
  • walk east to northeast corner is 136.56 feet
  • walk south to the southeast corner is 177.89 feet

Land is 40,424.55 square feet.

Land Boundaries

Description of the boundaries for this land:

  • North is unimproved land owned by the State of New Jersey Department of Environmental Protection.
  • East is Barnegat Road improved with gravel and a dead end, and making a right enters a private driveway.
  • South is Ewan Court, a gravel road that leads into Ancora Road.
  • West is Ancora Road, and only appears on a survey (paper road) and a dead end.

The State of New Jersey Department of Environmental Protection owns approximately 250 feet of vacant land from the north boundary line, and dead ends Barnegat and Ancora.

Elevation

Google maps elevation

  • Show location input 89 Barnegat Road, New Jersey 07421, USA
  • Move the red tag (black dot in middle) to land, which is left of the last property on the right
  • Move the mouse clockwise beginning at the corner of Ewan and Barnegat, move west until Ewan curves into a driveway, move north until your mouse is horizontal with the mow line (grass) for property on the right side of Barnegat, and finally move south along Barnegat back to the corner of Ewan and Barnegat
  • use your mouse anywhere within that area for elevation
  • 1 meter = 3.2808399 feet

As you travel from southeast corner to the northwest corner: 359 meters (1,177 ft) to 357 meters (1171 ft)

Previous Owner’s Due Diligence

The following information, applications and documentation support the feasibility study, which concludes a planned construction project is most likely to be practical and successful, and is not a guarantee for the completion of a new dwelling.

Topography

At the southeast corner and walking northwest, the land gently slopes into a beautiful and lush forest of tall evergreen and deciduous trees, and as you reach the outer edges of the property line, there are large rhododendrons and dry stacked stone walls.

An independent licensed professional, Albert Gloor Jr, completed the Individual Sewage Disposal System Application. Summary of two test holes:

  1. Depth in inches
    0 to 8
    black topsoil, loose, moist, permeable
    8 to 38
    orange sandy loam, loose, moist, permeable
    38 to 144
    light brown silty sand, tight, moist, permeable
  2. Depth in inches
    0 to 14
    black topsoil, loose, moist, permeable
    14 to 40
    brown sandy loam, loose, moist, permeable
    40 to 121
    fine brown sand, rock, gravel, loose, moist, permeable

Township of West Milford has jurisdiction for the maintenance of Barnegat Road and Ewan Court.

Electric and Gas Utilities

West Milford Utilities

Electrical pole is installed on the east side property boundary.

There are no underground gas lines. State of New Jersey Department of Community Affairs regulates Liquefied Petroleum Gas Safety for the installation of a propane gas tank.

Well and Sewage Disposal System

New Jersey Environmental Rules for water well construction and individual subsurface sewage disposal system.

The following are the results from 1991, and may provide a perspective concerning your proposed construction.

Gerard C. Henry, Inc, Civil Engineering, Land Surveying, and Planning completed the following Applications for Permits:

Summary of Application for Permit to Construct a Well:

  • Type of well or source of water is drilled.
  • Estimated depth of well is 100 feet.
  • Type and capacity of proposed pumping equipment is 1/3 horsepower submersible; 3 gallons per minute.
  • Method of sealing casing and well head is drive shoe, and sanitary mechanical seal.
  • Estimated gallons per minute is 5 gallons.

Summary of Individual Sewage Disposal System Application:

  • Individual dwelling built with three bedrooms for yearly use.
  • The test results support successful percolation rates for obtaining a viable sewage disposal system permit although county requires an updated percolation test.

Summary of Sewer System Design:

Septic Tank
Grease Trap
Liquid Capacity: 1000 gallons
Material: Concrete
Disposal Bed
Width: 16 feet
Length: 26 feet
Area Sq Ft: 416

Sewer Design is based on a percolation rate of 7 minutes per inch at 3 feet below the surface:

Hole
1
2
Time in minutes per inch
7
7
No. of tests to determine saturation
3
3
Depth below surface in feet
3
7
Depth and Type of soil encountered in inches
8 topsoil, 8 to 36 orange sandy loam
14 topsoil, 14 to 40 sandy loam, 40 to 84 sand, rock gravel

Variance Application to Zoning Board of Adjustments

This property existed prior to the current zoning of R-2 and complies with the zoning requirements for R-20, which is a minimum 20,000 square feet of land. In addition, the minimum gross building area is 1,250 square feet, and cannot exceed 15% of the total lot square footage of 40,424.55, which is 6,063 sq ft. Schedule of Limitations.

This property conforms to the zoning requirements for R-20. A private road leads to the property; therefore, a Private Road Variance Application was submitted and approved by the Board of Adjustment of the Township of West Milford on March 27, 1990.

Highlands Water Protection and Planning Act

The New Jersey Highlands Region is an over 800,000 acre region covering over 1,250 square miles and 88 municipalities in seven counties (Bergen, Hunterdon, Morris, Passaic, Somerset, Sussex and Warren). The Highlands Region is an essential source of drinking water for half of the residents of New Jersey.

This regulatory program, N.J.S.A. 13:20-1 et sq, protects drinking water, helps preserve dwindling open space and was signed August 10, 2004.

New Jersey Department of Environmental Protection (DEP) ArcGIS Online platform is NJ-GeoWeb, and documents property is not in a wetlands areas. Launch GeoWeb bar, a new browser page opens, read brief instruction, select OK and input address. Wetland areas are blue.

West Milford is located within the Highlands Preservation Area. Your review of Highlands Map is your voluntary determination that a property’s location is within the Highlands Preservation Area and you do not need to apply to the Division of Watershed Management for a Highlands Applicability and Water Quality Management Plan (WQMP) Consistency Determination.

A well permit application or if the ultimate disturbance (clearing of land) is one acre or more of land or if a cumulative increase in impervious surface is one-quarter acre (10,912.5 square feet) or more is the definition of a major Highlands development and requires Highlands Preservation Area Approval (HPAA).

Highlands Regulatory Program summarizes different Applications in the Highlands Preservation Area. The list below is for the Highlands Preservation Area Approval for a proposed residential development requiring a water permit application.

  • You may apply directly to the Land Use Regulation Program for a Highlands Preservation Area Approval (HPAA) without first making an application for a Highlands Applicability and WQMP Consistency Determination because you have voluntary determined the property is located within the Highlands Preservation Area after your review of the Highlands Map.
  • Complete Land Use Regulation Application (LURP-2) Form as requested within both Application Checklists as listed below.
  • Complete Highlands Preservation Area Approval (HPAA) Application Checklist to obtain a permit to engage in a regulated activity in the Highlands preservation area issued pursuant to the Highlands Water Protection and Planning Act and Rules.
  • Complete Highlands Resource Area Determination (HRAD) Application Checklist to determine if Highlands Resources are within the boundaries of the site. Property Elevation from southwest corner is 1177 ft to northest corner is 1171 ft and 240 ft run calculates to a 2.5% downward slope, which is less than checklist section 9.A.iii. requiring depiction if proposed slope footprint is greater than 20%.
  • Complete Highlands Attachment A as requested in the Highlands Resource Area Determination (HRAD) Application Checklist.
  • Complete Highlands Attachment B as requested in the Highlands Preservation Area Approval (HPAA) Application Checklist and Highlands Resource Area Determination (HRAD) Application Checklist.
  • Regulatory Fee Schedule: Highlands Resource Area Determination (HRAD) Footprint of Disturbance is $500.00 and Highlands Preservation Area Approval (HPAA) with a completed HRAD is $2,500.

Website for this Act is Highlands Water Protection and Planning Act.

Tax Authority

The tax authority for this property is the Township of West Milford. The County Full Tax Report discloses the following information:

  • Brief legal description used by West Milford is Ewan Court, Block 1205, Lot 1.
  • Tax Parcel ID is 2515 01205 0000 00001 0000.
  • 2020 real estate tax is $2,196.
  • For more information concerning this township: Township of West Milford, NJ.

Homeowners Association

More information concerning this association, please visit Upper Greenwood Lake Property Owners Association. Annual fee is $243.

The property owner benefits from this easement by granting the use of Upper Greenwood Lake privileges such as swimming, boating, and fishing. This property is listed within the chain of title. The Second Map of Upper Greenwood Lake includes this property’s lot numbers 2320 through 2325, which are within the range of 1922 – 2520 inclusive, file number 942 and dated 7/18/1932.

Asking Price Appraisal

My research from 01-01-2016 to 03-01-2021 of 133 ownership transfers of class 1, vacant land reports eight (8) competitive market sales. Price per sq ft ranges from $2.95/sq ft to $3.85/sq ft.

The eight (8) competitive market sales and averaged price/sq ft are two (2) lakefront $3.76/sq ft, two (2) lake view $3.85/sq ft and four (4) no lake view $2.95/sq ft.

After making comparable adjustments, such as soil conditions, percolation, view, location including road type and distance from lake and viability for new construction, my opinion of value is $2.10/sq ft.

Unique Opportunity

  • due diligence concludes a viable new residential construction
  • unique borders surrounding a unique parcel of land
  • dedicated homeowners association preserving more than 50 years of Upper Greenwood Lake’s history
  • newer development built on other smaller sized lots supports a desirable location
  • State of New Jersey Department of Environmental Protection owns the land north of the property’s border
  • Highlands Water Protection and Planning Act benefits.

Previous Owner’s Opinion, Disclaimer and Terms

  • Opinion for this land is a viable development for a new one-family residential dwelling after studying the information and documentation as presented above.
  • Judges the information and documentation as reliable and as understood by previous owner, and is not a guarantee against any risk for this real estate.
  • Does not and cannot warrant the performance or results the buyer may obtain by employing a disinterested third party during the buyer’s due diligence period. Therefore, previous owner will not reimburse any fees paid by the buyer that concern the buyer’s due diligence.
  • Sale excluded any perceived and contested faults by the buyer after the closing, if any. A law applicable to the buyer’s jurisdiction may not be excluded except to the extent of any condition, guarantee, representation, term or warranty written within a Contract for Sale.
  • Makes no condition, guarantee, representation, term or warranty, which is either implied or stated whether by common law, custom, statute, usage or otherwise, concerning any matter or problem such as acceptable quality, integration, satisfactory function, future development, any marketable objective or non-infringement of third party legal rights, without limitation.
  • Buyer needs to develop a good working relationship with a reputable general contractor, who has knowledge of federal, state and local ordinances.

email: jackies34200@yahoo.com