On Feb. 3 in township hall, Beazer’s neighbors will begin working on replicas of proposed developments.
By John Tredrea
Beazer Homes has told neighbors of its three southern Hopewell Township tracts that it wants to develop each tract with the minimum amount of construction needed to make the ventures financially worthwhile.
If the neighbors want Beazer to provide amenities, such as public open space or bringing in sewers for existing neighborhoods, more development would have to be allowed on the three tracts.
Beazer says it has to have sewers for the three tracts or the projects would not be feasible economically. The nearest sewer service provider is the Ewing-Lawrence Sewerage Authority (ELSA), which already serves the Brandon Farms development.
Paul Schneier, president of Beazer’s New Jersey and Pennsylvania division, says Beazer already owns 22 commercially zoned acres off Denow Road, between Route 31 and Brandon Farms.
A minimum of 164,000 square feet of floor space would have to be developed on this land for a venture to make a profit, Mr. Schneier said during a meeting with neighbors at township hall Jan. 20. Beazer, which only does residential construction, would sell the land rather than handle the development itself, he added.
Beazer also is the contract purchaser of 75 acres, known as the Weidel tract, west of Route 31. "This land would be accessed by Denow Road if it were extended across Route 31 to its western side," he said.
The break-even numbers for the Weidel tract are 70 single-family houses on 20,000-square-foot lots or 140 single-family, age-restricted houses on 6,000- to 7,000-square-foot lots. At least one resident of each age-restricted house would have to be at least 55 years old.
In addition, Beazer is the contract purchaser of another 80 acres, located behind ShopRite, on the western side of Route 31 at the Pennington Circle. On this tract, known as the Hutchinson tract, Beazer could go three ways, Mr. Schneier said: build 80 single-family houses on 20,000-square-foot lots; 160 single-family, age-restricted houses on 6,000- to 7,000-square-foot lots; or build 360 townhouses in multiunit buildings.
"These are the break-even numbers," Mr. Schneier said. "It’s too early to say how many more units a given amenity might require." He said all the break-even numbers he gave neighbors reflect work that would be permitted to do under the township zoning code.
It might be possible, Mr. Schneier said, for there to be a mix of different types of development on the sites; or, some development might be transferred from site to another. Such moves would probably require amending the township zoning code, he said.
Working with the neighbors and Beazer on the negotiations is Tamara Lee, a Hopewell Township-based professional planner who is being paid by Beazer. Mr. Schneier said the expense of paying her is well worthwhile, since it could help produce a plan with which the neighbors could live.
Lack of opposition from neighbors would lessen the likelihood of lawsuits and expedite the expensive process of gaining Planning Board approval, he said. Under state law, Beazer must get the go-ahead from the township Planning Board before it can build.
Ms. Lee said that, during a Tuesday night meeting, there was discussion of the possibility of clustering development on the Hutchinson and Weidel tracts. "There are wetlands on both sites, which could lead the neighbors to favor clustering," she said. Clustering could help preserve open space on the tracts, she noted.
Ms. Lee said that at the next meeting, scheduled for 7 p.m. Feb. 3 in township hall, neighbors will begin working on replicas of proposed developments by putting model buildings and sidewalks and the like on a large copy of an aerial photograph set up on tables.
When the neighbors reach consensus on a proposal, Beazer will study it and make a counteroffer.
"It’ll probably go back and forth a few times between Beazer and the neighbors before consensus is reached on something that could, hopefully, go to the Planning Board," Ms. Lee said.

