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Builders plan hundreds of homes
Sunday, July 24, 2005
By Pat Mindos, Herald Staff Writer

More than a decade ago, Andover Borough and Franklin approved projects for hundreds of homes that were never built.

In recent months, Beazer Homes USA has approached both municipalities seeking to build on the formerly approved sites. Beazer Homes, a national builder with corporate headquarters in Atlanta, has plans to build a total of 833 homes in two projects, 590 homes in Andover Borough and 243 age-restricted homes in Franklin.

"I think the draw to Sussex County is the suburban atmosphere and the distance from any major cities," said Rob Stout, executive vice president of Whippany-based Beazer Homes.

Beazer's $189.6 million proposal to build on 233 acres of farmland off Route 517 in Andover Borough would more than double the tiny borough's population. In Franklin, the developer wants to build a $75 million project on 134 acres off Musonhurst Road that includes a clubhouse recreation center.

In Franklin, the builder plans to share road construction costs and affordable housing obligations with K. Hovnanian, a New Jersey-based builder of planned communities, which is proposing a 546-unit, age-restricted development on 103 acres nearby. Hovnanian estimates its project to be worth $175 million.

The builders met with Franklin's Planning Board last week. No decision was reached and the board carried the application to its 7 p.m. Aug. 15 meeting, according to Jim Kilduff, the borough's planning and community development director.

The Andover Borough Planning Board last week granted Beazer a one-year extension for its project, to Oct. 1, 2006, according to board secretary Doris Lewis. Beazer has not submitted a formal application to the borough, she said.

Residents in both municipalities have objected to the large-scale projects.

Franklin mayor supports projects

Franklin Mayor Doug Kistle supports the Beazer and Hovnanian projects planned in the borough but said the number of units could be a problem.

"I've been dreaming about it at night," he said. "I believe that's the preferred site for senior housing (because) it's back off the highway (Route 517) quite a way."

Wilhelmia Kuzma and some of her neighbors on Fox Hill Drive are concerned the emergency access road for the development will bring more traffic to their road. Stout responded that the gated road off Fox Hill Drive will be designed to allow only emergency vehicle travel.

The main entrance would be a 30-foot wide, two-lane road from Munsonhurst Road (Route 517).

"Both developers could share in the cost of road construction," said attorney Kevin Kelly, who represents Hovnanian in Franklin. Beazer's Franklin project is represented by attorney Donald R. Daines.

Although the borough granted approval in 1987 for 350 units on the Beazer property, it refused to grant an extension of that approval after 2001. The borough then changed the zoning of the property to one unit per three acres, which allows a maximum of 45 single-family homes on the land. Beazer and the property owner, Indian Ridge, filed a lawsuit in April challenging the zoning change.

Beazer says its proposed age-restricted community would provide more tax revenue than current zoning for single-family homes. Franklin's zoning for adult communities requires that residents be 55 or older and have no children under 18.

There may be another benefit. As part of the project, Beazer has agreed to drill a third well for the borough to supplement its existing two wells.

"There is a need for another well," according to Kistle, the former chairman of the board of public works.

Numerous developers have asked for rezoning in Franklin to allow for senior housing. In response, the Borough Council asked the Planning Board to review the existing ordinance and master plan and consider including high-density, age-restricted housing. A suitability study commissioned by the Borough Planning Board recommended April 14 that high-density, age-restricted housing should be built only on the Hovnanian property.

The Hovnanian site was chosen for high-density, age-restricted housing because it is close to the Town Center, can be hooked into the borough's sewer system and lacks wetlands, according to the study prepared by Heyer, Gruel & Associates.

The property, like Beazer's, is now zoned for one unit per three acres, which would permit about 30 homes. A lawsuit opposing the zoning change was filed in November and Hovnanian has requested that the allowable units be increased to 546.

Should both the Beazer and Hovnanian applications be approved in Franklin, the borough's affordable-housing obligation would increase by 98 units — 30 from Beazer and 68 from Hovnanian. Kelly said the affordable housing could be built on the project sites or in another part of the borough. Or the borough could pay another municipality to take on its obligation.

Kistle does not consider Beazer's development to be high-density and said the original 350-unit project, Franklin Commons, has already helped the borough, even though it was never built.

"They dug two brand-new wells, installed the pump and controls and they put in (water) lines down to Cork Hill Road. For Franklin, that's kind of a big thing they did."

Andover proposal raises questions

The land on which Beazer Homes wants to build in Andover — between Routes 206 and 517 — was approved for 590 mixed-use housing units in June 1989. No site plan was submitted to the borough, but Beazer Homes says the general plan approval remains valid.

With an October deadline to submit a site plan, Beazer requested a one-year extension, which was granted last week.

"We will meet with the board in the next couple of months," said Kelly, who represents Beazer in Andover Borough.

Once approved, construction could take 10 years.

At least one neighboring township official is watching how the 590 additional homes could affect his municipality.

Byram Mayor Eskil "Skip" Danielson attended Beazer's informational session on June 25.

"I can see that there are issues for (additional) traffic," he said. "We certainly want to keep our eyes on the progress of the application and project."

Danielson also wants more information about how the development's wastewater will be managed.

The original project, which was approved for condominiums, single-family homes and garden apartments, did not include senior housing.

"The current plan we are proposing includes about 200 senior homes, which would lessen the traffic impact and the impact to the school system," Stout said.

Beazer also redesigned the original plan to lessen environmental impacts to the borough.

"The plan we are proposing has more contingous open space and disturbs less of the steep slopes," Stout said.

The project includes off-site traffic improvements and a water system. The developer is also seeking to build 30,000 square feet of retail space and 150,000 square feet of industrial space on the Route 206 side of the property. Beazer intends to build a sewer plant in Andover Borough, which would connect about 150 existing homes within the borough that have failed septic systems, Stout said.

Besides more than doubling the borough's population of 660 residents, Beazer's project would also increase the number of homes by more than 200 percent. There are 273 homes in the borough, according to the 2000 U.S. Census.

Resident Fred Direnzo said he is worried about the proposal's effect on the borough's water supply. Residents also question how the development will affect the borough's budget, including costs to maintain infrastructure and roads, and police and other service costs.

"We're (also) afraid that it will create higher school taxes in order to educate the children who will live there," Direnzo said.

Andover Borough

Developer: Beazer Homes USA of Atlanta, Ga.

Estimated value: $189.6 million

The project: 590 homes, including 200 units of age-restricted housing and more than 300 town homes

Location: 233 acres of farmland between Routes 206 and 517

Current zoning: Agricultural

History: Property previously approved for 590 mixed-use housing units — single-family homes, condominiums and garden apartments

Franklin

Developer: Beazer Homes USA

Estimated value: $75 million

The project: 243 age-restricted homes and a clubhouse recreation center

Location: 134 acres on Munsonhurst Road (Route 517)

Current zoning: Residential, allowing one unit of housing per three acres

History: Property previously approved for 350 condominiums

Developer: K. Hovnanian of Whippany

Estimated value: $175 million

The project: 546 age-restricted units

Location: 103 acres along Munsonhurst Road, near the Beazer site

Current zoning: Residential, allowing one unit of housing per three acres