Board favors residential home for East Britton property

Niagara Wheatfield Tribune, February 22, 2006

The Town of Niagara Town Board accepted an offer of $45,100 for a property at 8108 East Britton Drive, the old town hall, at its last meeting on Feb. 13.

The board had two offers, one from the Ancient Order of Hibernians, and another from a local resident David Curtis. The AOH had offered $45,000.

David Curtis’ bid was accepted by a vote of 4-1, with Councilman Robert Clark casting the lone vote against.

Curtis was represented at a work session and a later regular board meeting by Shari Palmer, a real estate buyer representative from Hunt Real Estate. The AOH was represented by Dennis R. Collins of Dennis Collins Realty on Military Road in the Town of Niagara. David Stefik represented the town on the sale.

Board members looked favorably on both bids.

Town of Niagara Supervisor Steve Richards said the AOH offer was contingent on the fraternal organization receiving variances and any zoning permits that would allow the building to fit in the neighborhood. Richards said he worried that the AOH would face opposition from neighbors.

Town Attorney Michael Risman said the building’s new use as a social club would have to meet modern fire codes, and that could make it cost prohibitive. “I doubt the building meets current fire codes,” he said.

At a work session on Feb. 8, Risman made two points about the sale, saying that any buyer must take the property “as is,” and that the building inspector may require variances or a zoning change if the building is used as a social club.

He noted that if the town should sell the property to the AOH, there could be neighborhood opposition to the proposal, and the AOH may not be able to use it for their intent. Meanwhile, the town could lose the other purchaser.

Asked at the work session if the AOH planned to use the building as a bar, AOH representative Mike McNerney, said the club’s purpose is to promote Irish heritage, culture and Catholicism. Their intent is to hold meetings for its 30 to 40 male and female members, and maybe watch a Notre Dame football game.

“It’s perfect for our meetings,” McNerney said.

McNerney, president of the AOH, said his group is a not-for-profit organization.

“We expect to pay full taxes,” he said.

Palmer said Curtis intends to use the building as a single family home worth $150,000. He would remove a parking lot, add a two-car garage, and “bring another family to the Town of Niagara.”

Palmer said Curtis was “not asking the town for anything. He could close next week.” She described Curtis as a licensed contractor and teacher.

Councilman Charles Teixeira said the Curtis bid “would be a better fit for that neighborhood,” noting that surrounding properties are residential homes. Turning the property into a remodeled home would benefit the town’s tax base, while the AOH may choose to sell the property in the future, leaving a business building in a residential neighborhood.

“In the long term, I think it’s just a better fit,” Teixeira said. “Nothing against either party. I think they are both very nice people, and I just think that there may possibly be a better fit somewhere else for (the AOH) if they would like to stay in the town.”

He agreed with one comment that the surrounding properties would increase in value with a $150,000 home.

Carpenter said he felt the Curtis proposal “suited the neighborhood better, in keeping with the R1 residential zoning.” He also liked that the property would have a normal driveway and garage.

Clark felt the opposite, saying neighbors liked having the parking lot there. He had concerns after receiving calls from residents in the neighborhood and said he was also swayed by comments by residents who attended the work session and regular board meeting. Mark Loveland, who lives next door to the property, and Rich Halleen, who lives directly across the street from it, spoke in favor of the AOH at a Feb. 8 work session where the matter was discussed.