Holmdel Heights: Back to the Drawing Board

At their June 21 meeting, the Holmdel Planning Board heard testimony for the proposed “Holmdel Heights” subdivision. The 5.33 acre parcel located at the corner of Bethany and Telegraph Hill Roads sits between the High Gate development, the NJ Transit rail line, and Flat Creek.

Engineer David Cranmer of Cranmer Engineering, P.A., of Shrewsbury spoke on behalf of developer Pantheon Homes LLC, Red Bank, NJ.

The plan is to consolidate Lots 39 and 40 (Block 50.19) into a single flag lot and construct seven single-family residential dwellings in a cul-de-sac, according to Cranmer. Lots will range in size from 15,000 sq. ft. to 42,000 sq. ft. with a single point of entry off of Telegraph Hill Road.

Fourteen variances would be necessary for the plan as currently proposed, including reduced frontage, lot depth, set backs, lot coverage, and driveway widths. While Township ordinance requires a 100 ft. buffer between development and a waterway like Flat Creek, the developer is seeking a variance for a 50 ft. buffer.

But halfway through testimony, Board Chairman Peter Nelson interrupted to express concerns about fire, traffic, and pedestrian safety, school bus access, the encroachment into the stream buffer, and the scope of the plan in general.

“I'm a little distressed at this point,” said Nelson. “I feel that a lot of what you're presenting may be unworkable, and I'm having trouble reconciling the previous plan and it's painstaking negotiations with this current plan.”

Nelson was referring to a previous plan submitted in 2010 which involved only Lot 39. It called for six of the single family dwellings to have access from Bethany Road, with the seventh unit sitting on a flag lot with one private driveway off of Telegraph Hill Road. It was approved in January 2010.

“Three of your proposed homes cut right through the buffer stream,” said Mayor Patrick Impreveduto, who sits on the Board. “I think you need to go back to the drawing board, because as it is, I don't see this working.”

Cranmer pointed out that the new plan incorporated suggestions from previous negotiations, such as improving traffic safety by closing off egress from Bethany Road and relocating it to Telegraph Hill Road. He also pointed out that the current plan is still NJDEP compliant and has the approval of Holmdel fire officials.

“But we're very willing to accept your new suggestions,” said Cranmer. “We're willing to make adjustments if you'll give us some direction.”

Board member Kim LaMountain said the Board was just trying to maintain Holmdel's character of spacious homes with sufficient lot size, not a tight squeeze.

“These plans seem to be trying to do too much on too little land,” she said.

Member Robert Reina suggested that the current plan doesn't allow enough room to install a backyard deck or a pool, creating hardships for future homeowners and headaches for future zoning boards.

“It's too many buildings,” said Reina.

Several neighbors attended the meeting, worried about what the new plan will mean for school children getting on and off buses and how it will impact their quality of life.

“Why don't they keep the entrance through Bethany Road?” asked Andy Mendoza, who lives on Bethany Road. “We come in and out of Bethany, so why not them? And people speed up at the light to make a left onto Telegraph Hill Road. That's a blind corner,” he said. "I don't understand what they're doing."

In the end, no action was taken, but all parties agreed to a site visit which is scheduled for September 10, 2011 at 9 a.m. at the Telegraph Hill Road entrance, and is open to the public.

The next planning board meeting is scheduled for September 20, 2011, 7 p.m. At Town Hall, also open to the public.