K. Hovnanian Begins Pitch for 199-Home Development
Application proposes townhouse development on Route 34 tract at Allaire Road
Photos
An application to build nearly 200 townhomes on a Route 34 tract inched forward on Wednesday when the Board of Adjustment heard from the first witness called for the developer.
The application ran out of its 50-minute time limit and was scheduled to continue on March 20.
K. Hovnanian, of Red Bank, wants to build 199 townhouses on a roughly 37-acre tract on the state highway and Allaire Road. About 20 percent, or 40 of those homes would be reserved for affordable housing, according to the plan.
The property is zoned for office buildings and commercial development, with a small piece zoned for residential development. The developer is asking the board to combine the three zones into one residential zone, allowing for the development.
The Township of Wall objects, arguing that the development runs afoul of the town’s master plan, which does not allow for housing in the Route 34 corridor. The Township Committee has sent its affordable housing attorney, Jeffrey Surenian, to represent the township at the hearing.
But K. Hovnanian plans to argue that the project should be built because it provides needed affordable housing and therefore it is an “inherently beneficial use’’ – a designation normally associated with churches or schools.
The hearing started with a good amount of legal jockeying between the two sides.
K. Hovnanian argued that the township had no standing to object to the development and should not be heard in that capacity. Surenian argued that there were technical issues with K. Hovnanian’s legally required public notice of the hearing, which should call for a postponement.
Both sides were told to stand down by the board’s attorney and the hearing continued.
Testifying for K. Hovnanian was David Fisher, a K. Hov vice president. He was the applicant’s only witness Wednesday.
Fisher, a professional planner, said an idea to develop the Route 34 tract had been kicked around for more than a year. Twice, he said, K. Hov met with township officials with different proposals, mainly consisting of residential development.
Twice, township officials told K. Hov they were not interested, including the last time, in August 2012, when Surenian sent a letter detailing exactly why the township wasn’t interested in the proposal.
His letter, read into the record Wednesday, included objections to residential development in that area and that what K. Hovnanian proposed for affordable housing – at the time, a 10-percent set aside – fell short of the usual 20 percent set aside.
This time, K. Hovnanian brought a plan with the full 20 percent affordable housing component, Fisher said.
Fisher said the townhouses would be 2- and 3-bedroom units of up to 2,200-square feet, with a starting price in the “high $300,000 to mid $400,000’’ range.
The affordable units would be peppered throughout the development, but would be smaller – 1,000 to 1,200 square feet -- and would not be equipped with a garage as the market rate homes would.
Fisher said the development would include a clubhouse and pool area and would have one entrance/exit on Route 34 and two on Allaire Road. He said the development would cover only about 1/3 of the property and that the density would be about 6 units per acre.
“We don’t feel its an intense use of the property,’’ Fisher said.
Allenwoodie
7:23 am on Thursday, February 21, 2013
Ok folks. We don't like this project but we have to rally and fight it. We need to appear at the board meetings. We need to patiently listen. This is going to be a long process. It may take a number of meetings before the public will have a chance to be heard. The meetings can be confusing. They can be frustrating. But the applicant has the right to be heard and the public does as well. If you can't attend meetings, write a letter to the planning board sooner than later. Please come out and fight this development with us!
Tom Coyle
7:38 am on Thursday, February 21, 2013
Agreed Allenwoodie. This needs to be met with vocal dissent from the people of Wall. We should attend Township Committee meetings and apply pressure during public comment there as well. Letters to the Coast Star can't hurt either. This development would be a terrible move for our quality of life in Wall.
tom
8:17 am on Thursday, February 21, 2013
Agreed, Khov should not be allowed to bully their way into town here in this location. The zoning prohibits residential use. PERIOD!!!!
Allenwoodie
8:27 am on Thursday, February 21, 2013
Just an FYI. The Town Committee already sent a letter to the Planning Board voicing opposition to the development. The Town Committee went so far as to hire an attorney to fight the proposal. If your time is limited, it is best spent at the Planning Board meetings. The number of people showing interest may affect the Planning Board's view of the project. Write letters too. Please always be respectful though. It doesn't help to alienate the members of the Board
Mickey Brewster
8:30 am on Thursday, February 21, 2013
So. If I'm reading this correctly, Hovnanian can sue Wall Twp to have the right to build Affordable Housing just because we have to satisfy more of our obligation? So. If this is correct, Hovnanian gets to build it, sell it and walk away leaving us holding the bag for the education of the children who move in there and other town services the occupants will need ? The next meeting can't come soon enough. I will be asking the Affordable Housing Attorney if we can sue Hovnanian to build a new school, and other infrastructure needs that will come about from a new development. I bet Hovnanian has some really expensive Lawyers that will be happy to put the screws to us.
Clare Fittin
9:02 am on Thursday, February 21, 2013
The Town should approach this development with the attitude "what's in it for me". Khov should at the very least build classrooms and amenities for the community. They will realize millions of dollars in profits while the residents will be stuck with the bill for bigger schools and municipal services. Don't back down! Make a fair trade.
bill sandow
9:17 am on Thursday, February 21, 2013
Go build along the shore. They desperately need housing.
W E Lang
9:34 am on Thursday, February 21, 2013
This proposal, while it makes sense for KHov, does not nor cannot make sense forthe township and the persons who use Rte 34 and Allaire Road daily. It is an immense bottleneck waiting to happen. While affordable housing might be mandated it must be located in places that would be safe and away from the hazards of the road. If KHov must build then maybe a 25% surtax on each unit as well as paying for updates to water, sewer and roads that will be necessary. It is time to take a stand against developers feasting at the expense of local taxpayers.
Mickey Brewster
9:54 am on Thursday, February 21, 2013
I like that idea Lang.
Walter McInerney
11:05 am on Thursday, February 21, 2013
Where are the comments prior to Thursday Feb 21st on which I agreed. I also agree to the Feb 21st comments. Good job.
Too many houses and too many affordables which doesn't work for anyone.
Here is my prior comment of Feb 19 (but the other comments of the 19 are missing):
I agree with the objections presented on the townhouses as to location, transportation (many additional cars), and cause for crowding schools.
I add an issue against 20% affordable housing; large numbers of affordable housing types failed in the 1930's through 1960's, government fault. Housing with 2 to 4% pocket, affordable one-two family housing may work, resident owned or rented, must clear hurdle as good parents, good kids.
Tom Coyle
1:56 pm on Thursday, February 21, 2013
@ Allenwoodie: Also agree that if you have limited time, make sure your voice is heard by the Planning Board. However, the Township Committee directly appoints the members of the Planning Board. The Committee member's feet need to be held to the fire on this as well.
Keith Brown
1:59 pm on Thursday, February 21, 2013
Just for clarification: The Board of Adjustment, or zoning board, is hearing this application. The Planning Board, a separate quasi-judicial board, has nothing to do with this application. Thanks.
Allenwoodie
8:22 pm on Thursday, February 21, 2013
oops. Thanks for pointing that out!!
Jack Horse
4:41 pm on Thursday, February 21, 2013
Does anyone know who the realator is for this land?
Maybe I do not understand but if Wall has said no why is the zoning board hearing the project?
I thought part of that was open space.Wasn't there a sighn there at one time?
Stephen Greene
8:20 pm on Thursday, February 21, 2013
Why can't a town say No? No we do not want your cheap houses. No thank you take your extra people and traffic and go home. No we have little space left, we are saving it for a rainy day. The cost of your development will cost us way more than we gain. So the answer is Flat Out NO!
Allenwoodie
8:37 pm on Thursday, February 21, 2013
We would all like that but the applicant has a right to submit an application to appear before the Board of Adjustment. They have a right to be heard.
Stephen Greene
8:50 pm on Thursday, February 21, 2013
Right and like any applicant they can be turned down with a simple No. Happens to individuals all the time.
Tom Coyle
8:02 am on Friday, February 22, 2013
Steady pressure needs to be applied to both the Board of Adjustment and the Township Committee. They need to be constantly reminded that the citizens of Wall are watching every move made by them, as well as by the representatives of KHov. When there is this much money to be made, it is sure to be spread around. Be vigilant.
Dissenting Opinion
9:49 am on Friday, February 22, 2013
So are Wall residents actually saying that they don't mind quite as much seeing property taxes go for schooling the kids who dwell in 2200sf units but they oppose educating the kids who live in an "affordable" 1000sf unit? I live in a condo that's about 1000sf and let me tell you - it's not space that will accommodate more than 2 occupants. But 2200sf can house a large family quite comfortably. They'll all be paying property taxes based on the size of the unit and land on which the unit sits - just like we all do. I've got no kids but I'm happy for my tax dollars to go toward Town infrastructure development and the education of future generations. I support the creation of new housing and the additional tax dollars that will be generated by the new residents. Should I invest in a bullet proof vest now?
Allenwoodie
5:57 pm on Friday, February 22, 2013
This is not about our taxes going to educate more kids. It's not about low or high income levels. This is about overcrowding the schools and roadways. This is about stopping this traffic nightmare from being approved. This is also about stopping the environmental damage from happening. This property contains wetlands and the headwaters that drain to Hannabrand Brook. Just downstream, this brook runs through Green Acres that taxpayers purchased for preservation purposes. If we allow the farmland upstream of the preserve to be developed we will harm the preserve. All the storm water the currently soaks into the land will be collected along with the oil, fertilizers, pesticides and trash and it will all be discharged into the stream. The banks of the brook will erode and the toxins and trash will float downstream. The toxins and trash will affect the soil, the wildlife and the aesthetics of the preserve. This is not what the taxpayers intended when the land was preserved.