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Developer asks council to consider sewer service-area extensions for two Vineland housing projects
Summary
Representatives for K. Hovnanian presented two single-family housing proposals and asked the City Council to indicate whether it would be open to amending the state-designated sewer service area to serve the sites; no formal council vote was taken.
Representatives for K. Hovnanian Homes told the Vineland City Council they will seek sewer-service-area amendments that would be required for two proposed single-family subdivisions, and asked the council for a preliminary indication of support before committing to the cost of formal planning work.
The developer presented concept plans for two sites: the Landings at Cedar Branch, a proposed 89-lot single-family subdivision with 70-by-160-foot lots (11,200 square feet) where the city zoning currently sets a minimum lot size the consultants described as 100,000 square feet; and a second, 140-home “executive” subdivision near Fairview Manor between Ants Bridal Road and Pennsylvania Avenue. Both projects would require zoning variances and an amendment to the water-quality management plan so the properties would be fully inside the sewer service area, the developer said.
Why it matters: council direction or willingness to seek a sewer-service-area map amendment is an early, determinative step. If the governing body declines to support an amendment, the developer said it would not pursue the expense and time of detailed site planning and zoning applications.
Joseph Lipanovsky, the land-acquisition manager presenting the concept, said the Landings at Cedar Branch would use 40-foot and 50-foot wide home models with basements and 2-car garages; he described price points in “high fives to mid sixes” (as stated by the developer). He and other representatives said the site is adjacent to existing sewer lines on Landis Avenue but only part of the property now lies inside the state-mapped sewer service area. Jason Shulo, a consulting engineer, said the site includes flood-hazard areas and wetlands along the northern edge but that a gravity sewer run to Landis Avenue would be technically straightforward if the map were amended.
The developer said the earlier concept for 55+ active-adult housing was changed to general-market single-family homes after discussions with city planning and because another large over-55 project is also coming online. The firm said stormwater-management requirements and larger lot widths drove the change in product type and density.
Council members did not take a formal vote. Council members and staff repeatedly said planning department review and zoning-board processes would follow if the council were open to the concept. The council chair said staff would expect the developer to return after they have formalized a plan and completed planning-department review; the developer said it would continue dialogue with planning and return if a plan and preliminary approvals make financial sense.
Details and next steps: the developer requested the council’s “temperature” on pursuing a water-quality management-plan amendment and noted that applying for that amendment carries time and expense. No resolution or formal direction was adopted at the meeting; planning and the local sewer authority would have roles in any map amendment and future approvals.
