SALIENT FACTS - DEC, 2017
Property Owner: Matthew S. Jordan, Phone 845-380-3041
Name/Address: Sky View Apartments
1611 Route 376
Wappingers Falls, NY 12590
Property ID: Grid #6259-03-494306
& #6259-04-503292
(Town of Wappinger)
Property Type: Apartment Complex
Property Size: Land: 1.8 acres
Building: 17,376 Square Feet in four buildings
Construction/Age: Masonry and wood frame/1960’s, 4 Buildings
Tenancy: Multi-tenant
Interest Appraised: Leased Fee Estate
Highest & Best Use: Continued use as an apartment complex
Zoning: “GB; Highway Business” with a wide rage of
Commercial uses including office, retail,
wholesale, recreational, cultural, etc. Subject
property considered to be a pre-existing
non-conforming use.
Water/Sewer: 2 wells & 4 septic fields
(pumped on a scheduled basis)
IMPROVEMENT DESCRIPTION
As of March 7, 2002, Sky View Apartments consists of four one-story structures containing a total of 30 units and a rental/maintenance office. Total gross building area is 17,376 square feet. Unit breakdown consists of one (2) studios, two (1) efficiency, fifteen (15) one-bedroom units, and twelve (12) two-bedroom units. Construction details of the improvements of the apartment complex are as follows:
FOUNDATIONS : Poured concrete and concrete block.
BASEMENTS : None in 3 apartment bldgs, 1 in house
STYLE : Simplex style apartments.
FRAMING : Wood Frame.
EXTERIOR WALLS : Aluminum or vinyl siding with brick fascia;
aluminum soffits.
ROOF/ROOFING : Wood gable roof with asphalt shingle covering.
Aluminum gutters, leaders, and downspouts.
The house has a new roof.
WALKWAY : Macadam; some concrete or wood stoops.
WINDOWS : Wood double hung or casement windows;
Some with storms & screens.
FLOORS/FLOORING : Carpet or vinyl covering over poured concrete
slab. Resilient flooring in kitchens.
CEILINGS/INTERIOR
WALLS : Painted drywall
BATHROOMS : Ceramic or vinyl tiled floor, ceramic tile
wainscoting walls; standard porcelain fixtures.
Plastic laminate countertops.
KITCHEN : Linoleum or vinyl tiled floors, wood or laminate
cabinetry and plastic laminate countertops,
stainless steel sink, electric ranges, and
refrigerators.
PLUMBING : Copper, lead and galvanized.
HEATING/HW : The three apartment buildings were
converted from oil to gas, saving us 45%, as
we used latest technology System 2000
rapid heating boilers. The house has a new
efficient oil fired furnace. THE IN GROUND
OIL TANKS WERE LEGALLY ABANDONED.
ELECTRIC : Adequate. Individually metered; 125 amp/unit.
LIGHTING : Incandescent and fluorescent.
ENTRANCES : Each unit has individual entrance from outside
through wood entry door. Some units with
storm doors.
AIR CONDITIONING : Provided by electric window units mounted in
through wall sleeves.
REFUSE REMOVAL : Refuse is placed in designated areas in
parking lots.
PARKING : Ample in parking lots.
BUILDING AREA : # of Bldgs. Sq. Ft. Total
2 6,336 12,672
1 3,696 3,696
1 1,008 1,008
17,376
Boiler Rooms : 200
Rental Office : (Above Grade) 100
FIN. LIVING AREA : 17,076
BASEMENT OFFICE : (Finished) 800
TOTAL : 18,076
UNIT BREAKDOWN : No. Sq. Ft. Total SF
Studio 1 400 400
Efficiency 2 500 1,000
One Bedroom 15 540 8,100
Two Bedrooms 12 630 7,560
Total Square Feet 17,876
SITE DESCRIPTION
Sky View Apartments are located on a 1.8 acre irregular shaped parcel with 325 feet of frontage on the westerly side of Route 376 (a/k/a New Hackensack Road). North and south boundary runs a depth of 244 and 241 feet, respectively. Western (rear) border runs
a length of 325 feet.
Topography of the site is at grade with the state highway and consists of basically level land. On-site improvements consist of paved and concrete curbs; paved side-walks and parking areas, enclosed refuse areas, exterior signage, post & rail as well as stockade fencing and landscaping. There are 3 new gas fired heat/HW boilers and 1 new oil fired heating furnace in the house with 2 apartments & offices.
The area is served by electric, telephone and gas. In the absence of municipal services, an on-site well and sub-surface septic systems are utilized.
NOT IN FLOOD ZONE
According to FEMA Community Panel #361387 0005A, dated June 15, 1979, the subject parcel is not located in a flood hazard area (Zone C).
APPRAISAL: $2,500,000
ZONING
As of the date of appraisal, the subject property was situated in a zoning district designated “GB; Highway Business”, by the official Zoning Ordinance of the Town of Wappinger.
The “GB” zone permits the following principal uses:
1. Professional, banking, business or governmental offices (not exceeding 10,000sf).
2. Retail stores or shops (not exceeding 6,000sf).
3. Restaurants and other places serving food or beverage not including fast food facility with drive-thru.
4. Personal service businesses, funeral homes, day car center and day nursery.
5. Places of worship, including rectory, parish house and religious school.
6. Library, museum or art gallery.
7. Temporary outdoor sales.
8. Special permit uses include public garage; gasoline filling stations; private, community & fraternal recreational clubs; neighborhood scale recreational uses; contractor’s supply or lumber yard (8 acres or more) and motel.
“GB” Zone Area and Bulk Schedule
Minimum Lot Area : 15,000 SF
Minimum Lot Width : 100 Feet
Minimum Setbacks:
Front Yard : 75 Feet
(measured from state highway)
Rear Yard : 30 Feet
Side Yard : 20 Feet
Maximum Building Coverage : 25% FAR - .4
Maximum Building Height : 2 ½ stories or 35 Feet