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Village of Ridgewood : Irene Habernickel Family Park – HealthBarn FAQs #1

Habernickel Family Park 2

Irene Habernickel Family Park – HealthBarn FAQs #1

The below document represents answers, approaches  and comments to questions, concerns and issues that were raised by residents and the Council regarding the leasing of Habernickel’s Gate House to Health Barn, USA.  The Village Council will discuss two resolutions at the Wednesday, February 3rd meeting: one to change the use of the Gate House for recreational and educational purposes, and the second to authorize the signing of the lease between Health Barn and the Village. The vote on these resolutions will not be held until the Council session on February 10th.   Any comments or questions can be directed to Roberta Sonenfeld (rsonenfeld@ridgewoodnj.net) and Janet Fricke (jfricke@ridgewoodnj.net).

 

Habernickel Family Park3

Gate House at Irene Habernickel Family Park – HealthBarn, USA

Response to Frequently Asked Questions

1.27.16

Traffic Safety Issues

Ridgewood Police Department completed a traffic study on Hillcrest Road in the Habernickel Park area during the fall recreational season; additional studies are planned – one for winter, another for spring recreation season.  The traffic study shows that the average speed falls within a safe area and even though there were a couple high end speeds that percentage was minimal.  As far as existing volume, the street has a low volume even though this area is a known “cut through” street.  Traffic study was passed on to the Engineering Division for review and implementation.

The Village Engineer recommended:

Short Term:

Stripe 2 crosswalks- at Norman and at Hillcrest.  Double yellow center line on Hillcrest Rd. (Morningside to Monroe); signage to alert motorists that they are approaching a crosswalk.
Paint white “Tic” marks on Hillcrest at private driveway openings to allow for better egress.
Amend ordinance to allow for parking on the park side (north) of Hillcrest and not the opposite (south) side. Ordinance  #3517
Plans were presented and approved at the monthly Citizen’s Safety Advisory Committee Meeting held December 17th, 2015.  Resolution #16-21

ii.         Long Term:

Extend sidewalk in front of park to Andover Terrace;
Installation of sidewalk on south side of Hillcrest – Morningside to North Monroe.

Speed humps/ bumps are not recommended by Police or Engineering Division; the double center line is recommended for traffic calming.
Bus Drop Off (M-F 10am -3pm only) – Procedures will include drop off at entrance to Gate House. Buses may park in parking lot or return to premise for pick up.  Engine idling prohibited.

Operation of Facility

When the Village purchased the Habernickel property in 2004 using Green Acres funding, a conservation easement was required to be placed on the deed.  The easement states that Green Acres rules and regulations must be followed for this property.  Green Acres requirements have been followed by Ridgewood, including most recently, the hearing to alert the public to the proposed change in use.

The Village Recreation Department will establish a satellite office on the second floor of the Gate House. The office will be used to provide any assistance or support necessary and will be staffed as needed.

No zoning changes were necessary for the Village to make this change in use.

The change will allow Recreational/ educational programing for the Gate House; no overnight accommodations or private counseling sessions in the Gate House are defined in the Lease.

HealthBarn will be required to follow procedures in the lease to make any improvements to the Gate House.  The cost of improvements (including permits) will be covered by tenant.

Community Gardens are allowed in parks with permission from the Director of Parks & Recreation.  All maintenance and related costs will be responsibility of HealthBarn. There will be no use of the Horse Barn itself.

Signage – A sign is allowed on the Gate House. Location and size is addressed in the Lease. Prior to installation, approval from Director of Building Department and a permit is required.

Security/lighting analysis will be made by Ridgewood Police for the exterior of the Gate House and will recommend appropriate action.

The hours of operation of any of the programs will be in accordance with the items listed on Schedule A – Monday through Saturday – 9:00AM to 5:30PM; Wednesday and Friday evening. 6:30PM to 9:00PM.  The Tenant will be permitted to open and close the facilities a half hour before and after the operation of the programs.  Any temporary adjustments to days/hours of operation must be requested five (5) business days in advance, in writing, to the Director of Parks and Recreation or the LANDLORD.

The Gate House facility provides space for additional education/recreational programs for local youth that cannot be held elsewhere in Ridgewood as facilities are being used to full capacity.

Building Code Officials and the Fire Inspector have inspected the Gate House.  They will make professional recommendations when questions arise in their area of expertise.

Park areas to be used by HealthBarn – the Gate House , Teaching Community Garden, and potentially some Habernickel field areas will be used by HealthBarn as approved by the Director, Parks & Recreation.

Green Acres does not deny public access to parks that are in the Green Acres program.

Student drop off and pick up area will be at the entrance to the Gate House.  If parking is needed during classes, 12 onsite spaces will be used in the parking lot.  In addition 3 staff parking spaces are available in the Gate House garage/driveway.

Mini buses carrying up to 14 may drop off at the Gate House entrance; mini buses may park in the parking lot for no more than 2 hours. No engine idling is permitted for any buses. Full size buses (carrying not more than 48 passengers) are permitted only during the hours of 10:00AM to 3:00PM Monday through Friday to drop off at the Gate House entrance.  Buses can park in any offsite designated parking lot and return at agreed time for pick up.

Animals are not allowed unless by special request for a program or a certified service animal.

HealthBarn is a vendor to the Village of Ridgewood and as such all programs will be regularly inspected, reviewed and monitored by the Director, Parks and Recreation.

The Tenant understands that it is expressly prohibited from operating and holding private consultation sessions at the Gate House and on Habernickel parklands.  One upstairs room will serve as an office.  The building shall not be used for living quarters.

The Gate House and all programs shall be open for inspection by Landlord at any time.

Health Barn’s curriculum has been reviewed by Green Acres and Ridgewood Parks and Recreation to ensure that the educational and recreational standards are of high quality for each age group.  It is not a daycare or babysitting operation.  This enrichment educational experience provides families with nutritional guidance to facilitate better mealtime behaviors for a healthy lifestyle.

The Tenant will have appropriate number of students attending programs for each age and program type as approved through Ridgewood Parks & Recreation Department.

Habernickel Family Park

Business Issues

HealthBarn moved due to Abma’s Farm wanting to use their space to expand their own business.  Ridgewood staff visited the HealthBarn operation at Abma’s Farm.
A local real estate professional conducted an analysis of the location to determine the base bid for this lease.  The lease requires an annual Tri State CPI increase.

The initial lease is for 5 years with renewal for 1 more year adhering to Green Acres rules.  A capital improvement of $50,000+ entitles the tenant to a 6 year lease.

The Lease document will be available to the public when it is complete.

Required Insurance coverage is $1,000,000 per occurrence and $2,000,000 is aggregate. The Village of Ridgewood is listed as additionally insured.

All employees, agents and representatives of HealthBarn must have satisfactorily passed background checks.  Documentation will be kept on file.

The Gate House will provide program space as well as office space for registration, planning and operational needs.  No overnight accommodations are permitted.  The Gate House will be regularly monitored by the Parks and Recreation Department and will be inspected by the Ridgewood Building, Fire and Health Departments and comply with all of their requirements.

The Village is not entitled to the Tenant’s business plan.

The Lease includes legal language to protect the Village if the tenant does not follow lease requirements and termination is needed.

The tenant of the Gate House is required in the lease to submit a quarterly listing and analysis of classes and programs, including attendance, staffing, and related costs to the Director, Parks & Recreation Department for review.  The tenant’s current listing of programs is part of the Lease as Schedule A and is the standard (baseline) for all HealthBarn programs.  Birthday parties are an approved use by Green Acres.  If the tenant wishes to make changes to programs, it must be cleared five days in advance by the Director of Parks & Recreation.

 

https://www.ridgewoodnj.net/news/561-irene-habernickel-family-park-healthbarn-faqs-1

22 thoughts on “Village of Ridgewood : Irene Habernickel Family Park – HealthBarn FAQs #1

  1. Tic marks painted outside the entrance to my driveway so that we can accommodate a business operating within a RESIDENTIAL zone? Absolutely not!!!

    If I wanted to live in the business district, I could’ve saved hundreds of thousands on the cost of my home. I chose to live in a residential district. Let’s keep it residential and prevent it from devolving into something you’d see in Hackensack!!

    Stacy — locate your business in a business district and all of these issues will be eliminated immediately!

    Common sense, people…

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  2. How about a double yellow line ? All this was done for the business

  3. Has there ever been a village rep in the gate house?

    Who makes sure the buses do not idle?

    And the programs are up to BIgIOs her buddy to control and we pay BIGIOS salary?

    Who monitors all the above requirements listed in the above faq? Are the tax payers paying for all this to allow a PRIVATE business in a public park. NO THANK YOU

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  4. Let the park be a park knock down that rundown house in a major flood zone. It is slowly sinking into the pond anyway
    Imagine a nice gazebo for bird watching and relaxing a shelter from the sun for park goers and moms and dads watching games
    Use the stable for storage and make a little hub to put 2 permanent Porto John’s in for the play ground and the fields. Right now kids have to go to the parking lot to pee

  5. How did this ever get pushed through? Step up council and undo what the three amigos and Roberta did

  6. NO BUSINESS OF ANY SORT BELONGS IN A PARK

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  7. Rip down the house and install half dozen pickle ball courts.

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  8. The old mayor and council and manager were so full of shit. And what makes us so sick is their followers were up their ass so far just amazing what ass kissers. Amazing that they had no backbone they couldn’t stand up for themselves they were so scared. And a manager before Roberta, another empty suit scammer. What are they find These nitwits. It’s one after the other is there a special school that develops these jackasses. This is been going on for a long time.

  9. It’s very clear that Bernadette Walsh doesn’t give a sh*t about what the residents of Hillcrest think (either because she doesn’t live in this neighborhood or she’s in Stacy’s pocket). She hell bent on Stacey continuing with the lease, and that’s very clear.

    What Bernie doesn’t get?
    1) the lights
    2) the parties (“a BYOB twice per week” according to Susan), which is shameful!!!!
    3) the double yellow line on Hillcrest that has “commercialized” and ruined the tranquility of the road
    4) the fact that Ridgewood probably *loses* money renting to Healthbarn (show us the P&L statement!!!)
    5) the traffic
    6) the parking
    7) the proposed tic marks outside of peoples’ driveways
    8) the buses

    This is a much more serious issue than the pickleball skirmish that everybody is up in arms about!

    It’s time to get Healthbarn (and all other businesses) out of the Hillcrest neighborhood.

    Thank you Susan and Lorraine for your leadership in this matter. Bernadette, you should be ABSOLUTELY ASHAMED of yourself.

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  10. We paid $10 million to the Habernickel family for that property . . . Above market value. They robbed the Village . Why is it named for them? Disgraceful them; disgraceful now. Change the damn name.

  11. People wake up if you love healthbarn the business it can operate anywhere. It’s a business making money and utilizing ridgewood resources

    If you are happy with the philanthropy that healthbarn the foundation does that can and should continue because it has nothing to do with Habernickel park it is in Lynhurst

    Know the difference

  12. Come on it’s a business in a park that changed the dynamics of the entire neighborhood . Lights, buses, chartered buses, field trips, summer camps, holiday camps, dinner with alcohol for adults when the park should be closed,birthday parties on saturdays and her cooking classes on top of it all. And under BIGIOS’ supervision the business does what ever it wants! Lights, ticking marks, double yellow line, signage, cameras, park and rec guys working their asses off constantly at that house, $20,000 ramp put in, window replacement, central air, water supply for the garden. Yes you tax payers paid for it all. And you get nothing except the neighbors get a business in the park . the garden is locked up. It is NOT for public use yet it is on public property. Bernie thought you were smarter than that. Doesn’t town expenses, town employee use and just losing money mean anything to you.? Get a grip lady

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  13. I’m more interested in the comment that it is a practice of the Village to award single bids all the time. Susan was at a loss for words when Bernie challenged that topic.

  14. If employees of any well-run business ever engaged in these sorts of practices, they would be fired instantaneously. It is truly shocking how some of these council members think. It’s almost like they have no business training at all. (Actually Bernadette studied sociology at a small liberal arts college, so there you have it)

    That said, I’m impressed with Susan’s leadership in dismantling the fiasco that Healthbarn has become.

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  15. If you creep on Bernies LinkedIn she went to two prestigious schools. Johns Hopkins and an undergrad from Pitzer College. Not too shabby.

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  16. If that is true about bernies education why is she acting so ignorant. Maybe tax payers dollars mean nothing to her. Do some research on what this is costing the tax payers and what are they getting back from it. Simple math. Ignorance isn’t always bliss Bernie. Wake up

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  17. While she went to Johns Hopkins, the Arts degree was in “diversity studies” (not something challenging like engineering, math, or science). I’m not impressed by that…

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  18. @Jon then there you go no concern for simple math or simple research or tax payers dollars. do some research Bernie

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  19. Blah blah blah. Susan doesn’t even have a single degree. So quit your bitchen about Bernie. And btw Mike pushed for a no bid contract last night. No axe to grind with him?

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  20. Did Paulie and Gwen have a rendezvous in the stable…?

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  21. If you are so annoyed why hide behind this blog and come out and speak at public comments. Else keep quiet. Susan approved massive money night football lights down at graydon and the lights shine into all the homes. She didn’t care. All the parks parking overflows to residential streets in town. Stop being such snobs up there on the west side. Kids love the programs, seniors get free food and the town gets revenue. Like the pickle ball neighbors… they moved so should you.

  22. @Taxpayer, who says “… Else keep quiet.”

    No, we’re not going to keep quiet. We’re going to tell you to f$ck! (and use our names instead of a weak ass “Taxpayer” handle)

    “ Like the pickle ball neighbors… they moved so should you.”

    We’re not moving so that we can accommodate Stacey, who flagrantly violates the rules that were established for her to run a business in a residential neighborhood.

    Stacey got a sweetheart deal because she and Roberta are friends. Let’s take the lights and parking out of the equation for a moment. We still have a business operating in a residential neighborhood. The neighborhood is zoned as **residential**, not a business district. And therein lies the problem!!

    If we wanted to live in a business district, we would’ve moved to Hackensack and saved a chunk of change. We moved to Ridgewood for peace and tranquility. We’re not getting it due to the Stacey’s antics. That’s a problem.

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