HOWELL — The Planning Board has granted preliminary approval to the Walters Group to construct the Howell Family Apartments at the intersection of West Farms and Fort Plains roads, Howell.
There will be 72 apartments for individuals of all ages and the apartments will be rented in accordance with New Jersey’s affordable housing laws and count toward Howell’s obligation to provide opportunities for the development of affordable housing.
The board took the action during a meeting held on Oct. 29 after representatives of the Walters Group presented their plans for the development.
Engineer Edmond Speitel, representing the applicant, said nine two-story buildings containing 72 apartments will be built on the 27-acre site. Of the total parcel, 12.5 acres will be developed.
Speitel said there will be 14 one-bedroom apartments, 43 two-bedroom apartments and 15 three-bedroom apartments. There will be 143 parking spaces on site. A one-story community building will contain an office and an exercise room.
Howell Family Apartments will be served by public water (New Jersey American Water) and sewer, Speitel testified.
“The sanitary sewer right now is in the township (sewer system) service area, but New Jersey American has the closest and only available sewer line. They have a sewer manhole that is directly across Fort Plains Road from the site. However, that downstream pump station is not large enough to handle our site.
“There is an additional manhole about 1,000 feet down Fort Plains Road and that is where we will have to connect. We have had preliminary discussions with New Jersey American about the water and sewer (service) and these are items that have to be worked on between preliminary and final (approval). We are confident that will be accomplished,” Speitel said.
The applicant is not requesting any variances.
During public comment, Carmine Longo asked how the management will prevent tenants from subletting their apartments.
Attorney John Giunco, representing the Walters Group, said, “It is the management’s obligation to meet the state’s standards. That is one of the duties they would have.”
Attorney Joseph Del Duca, also representing the Walters Group, said, “There are rules. They are enforced. The state comes frequently to check on our community. We check our communities frequently. We control it. We watch it.”
Several residents expressed concern that endangered species and wildlife may be present on the site and could be impacted by the development of the apartment complex.
Resident Charles O’Donnell said, “I believe … that several known threatened species do in fact inhabit the area. I would like to add to your observations the black vultures, the skunk … numerous species of owl like the barn owl … snakes, turtles and the red-headed woodpecker, all of which are in that area.”
Environmental consultant Anthony Silva, representing the Walters Group, said, “the applicant is relying on the most updated (information) that we received which indicates only the presence of bobcat on or within a quarter-mile of the site. There is no reference to the barn owl or any other endangered species.”
Del Duca said at this time the applicant is only seeking preliminary approval for Howell Family Apartments. In his summation to the board, he said, “The application seeks no variances, no waivers, proposes off-site improvements such as the right turn lane on Fort Plains Road, the bypass lane in front of the entrance.
“ … We have done extensive studies and there is more to be done in order to continue the financing program involved. I think this application has met all the standards imposed by the municipality and … I am going to ask the board to approve this in preliminary form,” Del Duca said.
A motion was made to grant preliminary approval to Howell Family Apartments. Board Chairman Stephen Johnson, Vice Chairman Paul Schneider, Mayor Bill Gotto, Deputy Mayor Robert Nicastro, Arthur Fankhauser, Brian Tannenhaus, Kenneth French, Thomas O’Donnell and Thomas Boyle voted yes on the motion to grant preliminary approval.