Report For Sale of County Property

Font Size: + -

Feedback Print

235 Dolphin Avenue (CR 644)
Block 150, Proposed Lot 1.01
City of Northfield
Atlantic County, New Jersey

Prepared By:
Atlantic County Department of Regional Planning and Development
P.O. Box 719
Rt. 9 and Dolphin Avenue
Northfield, NJ 08225
609-645-5898

Introduction

The Atlantic County Department of Regional Planning and Development has prepared this report to aid the County in the potential sale of county owned property. This report has been prepared in accordance with guidelines for New Jersey Statutes for Municipalities and Counties- N.J.S.A. 40A-12-13.5: Requirements for the Sale, Lease or Exchange of Real Property of Capital Improvements by Counties; Conditions; Fees to identify the reasons for, and all advantages and disadvantages and benefits and detriments of the proposed sale. This report assesses the environmental and recreational impact of the proposed sale, including, but not limited to, the impact on endangered species and nongame species as defined and regulated pursuant to P.L. 1973, c. 309 and endangered plant species as defined and regulated pursuant to P.L. 1989, c.56.

The subject property is being sold as-is. Atlantic County makes no warranties or representations as to the suitability of the site for any development activity. It is the responsibility of the buyer to conduct any/all investigations as may be necessary to determine suitability for any intended purpose. No studies have been conducted by Atlantic County to verify the presence or absence of specific site conditions. The statements and conclusions herein are based on review of available data as cited throughout the report. Maps depicting the proposed property boundaries are included only to assist the reader in visualizing the property and are not based on a field survey. It is assumed that there are no hidden or other unapparent conditions in the property or subsoil which would render this property more or less valuable. No responsibility is assumed for such conditions or for engineering which would be required to discover them.

Site Description

Atlantic County currently owns Block 150, Lot 1 located at 235 Dolphin Avenue (CR 644), Northfield, NJ 08225. The County intends to subdivide Lot 1 into three separate lots. Proposed Lot 1.01, the subject of this report, is proposed to be sold at auction. Proposed Lot 1.01 is comprised of 5 +/- acres, improved with a 90-unit, 180-bed healthcare facility providing long term care and rehabilitation services to County residents (Meadowview Nursing and Rehabilitation Center (“Meadowview”)). The site also includes visitor and staff parking, vehicular and pedestrian circulation routes, and landscaped outdoor common areas for residents and guests. The improvements were constructed in 1975 with an addition being constructed in 1990. See Figure 1: Aerial Depicting Proposed Subdivision.

The County intends to retain ownership of adjacent Lots 1.02 and 1.03. The County will grant various easements in favor of Lot 1.01 to provide access to the facility and parking; and to allow for future maintenance of an existing breezeway located between the Meadowview facility and the Rutgers School of Dental Medicine at the Cronin Building located on Lot 1.02.

The subject property is in the R-1, Single Family Residential zone on the City of Northfield Municipal Zoning Map (see Figure 2). It is further subject to an Affordable Housing 3 – Age-Restricted Overlay District (AH3-AR). The property is classified as Public Property- 15 C as per the OGIS New Jersey Property Explorer parcel metadata set.

Reasons For Sale

Meadowview has experienced financial difficulties and has been operating at a deficit since the COVID-19 pandemic, due in part to staffing shortages and a low occupancy rate as a direct result of COVID-19. It has been determined that it is in the best interests of the County’s taxpayers to sell and convey the Meadowview facility, its business assets and personal property associated therewith, and the portion of the real property on which it is located to a private third party in order to relieve the County of the financial and administrative burdens arising from ownership and operation of Meadowview, while ensuring that the residents of Meadowview continue to receive quality care. As such, the County desires to sell the excess property at public auction.

Advantages and Benefits of Sale

The sale of this excess property will relieve the County and County taxpayers of the financial and administrative burden(s) arising from ownership and operation of a healthcare facility of this type.

Disadvantages and Detriments of Sale

There are no foreseeable disadvantages and/or detriments that could result from the sale of this property.

Existing Environmental and Recreational Conditions

Topography, Open Water, and Wetlands

The subject property (Block 150, Proposed Lot 1.01) is urban land, fully developed with a healthcare campus and associated capital improvements, including but not limited to a main care facility (approx. 100,000 SF), visitor and staff parking, vehicular and pedestrian circulation routes, and landscaped outdoor common areas for residents and guests. A search of the NJDEP’s interactive web mapping application (NJ GeoWeb) revealed that there are no open waters or wetlands on the site.

Threatened and Endangered Species

The subject property is developed with a healthcare campus consisting of a main care facility, associated capital improvements and actively maintain grassed lawn. This property provides habitat for wildlife species common to residential and developed areas subject to frequent human activities. NJDEP’s interactive web mapping application (NJ GeoWeb) was utilized to query the presence or absence of Threatened and Endangered Species on this parcel. A search for Natural Heritage Priority Sites at this location revealed that there are no Threatened or Endangered species present on this parcel. The parcel is not mapped as containing potential vernal habitat areas or vernal pools.

Recreation and Open Space Inventory (ROSI)

Block 150, Lot 1 is not listed on the New Jersey Green Acres Program online Open Space database. The subject parcel is not listed on the County or the State’s Recreation and Open Space Inventory or otherwise encumbered as preserved land.

Historical/ Archeological Review

The NJDEP’s interactive web mapping application (NJ GeoWeb) was utilized to conduct historical and archaeological site reviews. The search revealed there were no historic properties, historic districts, or archaeological sites associated with this parcel. Although there has been no evidence discovered of burial remains on Block 150, proposed Lot 1.01, there is a known Potter’s field situated generally to the east of the subject property on County-owned property known as Block 151, Lot 1.

Sanitary Sewer and Septic Systems

This site is within the Atlantic County Sewer Service Area.

Impact on Endangered and Non-Game Wildlife Species

As stated above, an application of the NJDEP interactive web mapping tool (NJ GeoWeb) to the subject property revealed that there are no Threatened or Endangered species present on this parcel. As such, we anticipate this transfer of property to have no impact on endangered or non-game species.

Impact of Endangered Plant Species

As stated previously, an application of the NJDEP interactive web mapping tool (NJ GeoWeb) to the subject property revealed that there are no Threatened or Endangered species present on this parcel. As such, we anticipate this transfer of property to have no impact on endangered or non-game species.

Impact on Recreational Uses

As stated previously, no portion of the property is listed on the County or the State’s ROSI maps or Green Acres database. The sale of the property will not reduce or eliminate designated recreational areas.

Assessed Value of Property As a Whole

The Market Value of Block 150, proposed Lot 1.01(the Meadowview site) is $23,500,000. This figure is based on an appraisal report prepared by Integra Realty Resources, dated July 30, 2025. An excerpt from the appraisal report is attached as Exhibit 1: Appraisal Report Excerpt. Full report available upon request to the County.

Report Limitations

No environmental sampling of air, water or soil was performed for this report.
No onsite structures were investigated for non-scope considerations.
No onsite threatened/endangered species study was performed for this report.
No opinion or warrant, express or implied, is made or offered to the proposed purchaser regarding the subject property.Sale of the property shall be strictly “as is”.
No field- delineation of freshwater wetlands was performed for this report.
The geographic information system (GIS) data presented in NJ-GeoWeb is not survey grade and is intended for visual representation and estimation purposes only. The information provided across all layers, may not be precise or current. Users are cautioned against relying solely on this data for critical decision-making or legal purposes. For accurate and up-to-date information, it is recommended to consult official surveys, authoritative sources, or professional land surveyors. The creators of this application do not assume any liability for the accuracy, completeness, or reliability of the GIS data displayed herein.

Conclusion

We have evaluated the subject property’s existing conditions/constraints, assessed its value, and presented the implications (both positive and negative) of the proposed sale pursuant to N.J.S.A. 40A:12‐13.5 (Requirements for the sale, long‐term lease, exchange, or capital improvement of county‐owned property). In summary, there appear to be no areas of concern that would provide a basis for rejecting the proposed sale request. The advantages of proceeding with the sale appear to substantially outweigh any disadvantages.

I WANT TO…

How Do I…

Pay…

Parking Tickets