HOWELL – K. Hovnanian, which constructs adult communities throughout the region, is proposing to build Four Seasons at Colts Farm at Route 33 and Colts Neck Road, Howell.
Representatives of the company appeared before the Howell Planning Board on Aug. 15 to present the application. No decision was made that evening and the application was carried to the board’s Oct. 3 meeting.
K. Hovnanian is the applicant and the McElwee Family Partnership is the owner. Together, they are seeking preliminary and final major subdivision approval, preliminary and final major site plan approval, and woodlands management plan approval.
The applicant is proposing to remove all existing site improvements and to subdivide a 71-acre tract into 111 lots for age-restricted single-family homes, a clubhouse/recreation lot, a storm water basin and a sanitary pump station facility.
The property’s address is 1191 Route 33 and 481 Colts Neck Road. The parcel is the location of Farmer Brown’s Golf Center.
Attorney Salvatore Alfieri called on engineer Timothy Lurie to provide testimony about the proposed adult community.
“We are proposing 111 lots conforming to the Highway Development 3 zone. The required lot area is 6,500 square feet per lot. All of our lots are larger than the minimum requirement and they all conform to all of the setbacks of the zone,” Lurie said.
He said each home would have four parking spaces, consisting of two spaces in a garage and two spaces in a driveway.
Lurie said the proposed clubhouse would be 3,670 square feet in size, with 39 parking spaces provided. He said sidewalks would be constructed on Route 33 and Colts Neck Road.
David Fisher, vice president, governmental affairs, with K. Hovnanian, said the adult community would be constructed in four phases.
He said that after a previous hearing regarding the application concluded, the applicant considered the restrictions that would be in place at the community’s main entrance on Route 33. That access to the state highway will be right in, right out only.
“In other words, cars that are heading east on Route 33 cannot turn into Four Seasons and cars that are exiting the community cannot turn left to head east on Route 33,” Fisher said.
He said a temporary access road would be constructed on Colts Neck Road during phase one of construction. There would also be access from Route 33 during construction. At a later point in development, the access on Colts Neck Road would be made permanent, he said.
Traffic engineer John Rea described a traffic study, which was conducted at the intersection of Route 33 and Colts Neck Road.
The intersection is controlled by a full traffic signal. There is a Quick Chek convenience store/gas station on one corner and a 19 Petroleum gas station on another corner at the location.
Rea said the intersection operates at a C level of service (on a scale of A to F), which he called acceptable. He said the proposed right in, right out access for Four Seasons on Route 33 was calculated and he said the intersection of Route 33 and Colts Neck Road would still operate at a C level of service with the construction of the adult community.
“The Colts Neck Road access, because of the more limited traffic flow on Colts Neck Road, will actually operate at an A level of service during (morning and evening) peak hours,” Rea said.
All movements – right and left turns in and right and left turns out – will be permitted at the Colts Neck Road access to the adult community.
Rea said the New Jersey Department of Transportation would restrict the adult community’s Route 33 access to right in and right out turns.
Deputy Mayor Evelyn O’Donnell, who sits on the board, expressed concern about the proposed 30-foot-wide streets in Four Seasons. She asked if two vehicles would be able to pass each other if vehicles are parked on both sides of a street.
Rea said in that instance, one driver would probably have to yield to the second driver.
“That is exactly my point,” O’Donnell said, adding she believes the width is “way too snug.”
Rea said drivers would get used to the situation.
“I always concern myself for the once-in-a-lifetime thing, with cars parked on both sides (of the street) and (someone) needs an emergency vehicle. I always worry about the one time in a million where somebody’s life could be at stake,” O’Donnell said.