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Public notices have been published announcing the Hopewell Borough planning board’s public hearing on Hopewell Borough’s proposal to designate two areas in downtown Hopewell, one on East Broad Street and one surrounding the former Kooltronic site, as being ‘in need of redevelopment.”

While this process has been in the works for some time, the investigation was specifically limited to a redevelopment process that would not include condemnation or eminent domain. However, in the beginning of this month, the council instructed the planning board to change its course and conduct an investigation so that it might include the use of condemnation in a future redevelopment plan.

On Wednesday June 1 at 7:30 PM, the Hopewell Borough Planning Board will review a report from the town’s planner and consider whether each of the properties in the specified areas meet the criteria outlined by the Local Redevelopment and Housing Law for being “in need of redevelopment.” Property owners in the the area and residents interested in the process are encouraged to attend.

Following the public hearing, the Borough council could then take action on the matter at their own meeting the following night, Thursday June 2, 2016. Once approved by both bodies, the Borough would be permitted to develop and consider a redevelopment plan for all or part of the properties. A later stage in planning would shape what could be built or developed and this later stage would provide additional opportunity for public input and hearings.

MercerMe previously outlined the options for the town and he steps involved here.

Importantly for property owners, once the council approves the redevelopment areas, affected owners must file a lawsuit to challenge the designation within 45 days. Failing filing the lawsuit, if condemnation was ultimately exercised, a defense that the property was not actually “in need of redevelopment” would be waived. Put another way: if an owner disagrees that their property qualifies, now is the time to speak up.

In an open letter to the Borough and property owners in the areas, the council attempts to explain the process and reasoning for changing from a “non-condemnation” to a “condemnation” redevelopment area. For the full text of the letter, see this link. The council’s original request to the planning board in August 2015 did not include the power of condemnation.

Under the State Constitution, the government may only take property by eminent domain for a “public purpose” which traditionally is clear — streets, sewer lines, schools, train stations. However, under the “Blighted Areas” clause of New Jersey’s 1947 Constitution, if a town finds that a property is “in need of redevelopment” (which had been also referred to as “blight”), acquisition to turn over property to a redeveloper is allowed to be considered a public purpose and the property can be taken even without the owner’s consent.

A redevelopment area that allows condemnation versus one that does not shares the same criteria: either a property is “in need of redevelopment” or it is not. While there is no heightened hurdle in cases like this where the municipality takes the extra step to create the condemnation power, one would expect that the stakes may be higher and that property owners will look at the designation with additional scrutiny and a concern that a future redevelopment plan may proceed for the property, potentially without them.

Disclosure: MercerMe contributor Ryan Kennedy is a member of the Hopewell Borough Planning Board that will be considering this matter on June 1. 

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Mary Galioto
Mary Galioto is the founder, publisher and editor of MercerMe. Originally from Brooklyn, Mary has progressively moved deeper and deeper into New Jersey, settling in the heart of the state: Mercer County. Formerly the author of an embarrassingly informal blog, Mary is a lifelong writer and asker of questions and was even mentioned, albeit briefly, in the New York Times and Washington Post. She holds a bachelor’s degree in English from SUNY Binghamton and a Juris Doctorate from Seton Hall Law School. In her free time, Mary fills her life with excessive self-reflection, creative endeavors, and photographing mushrooms. Mary also works as the PR Coordinator at the Hopewell Valley Arts Council, serves on the volunteer Board of Trustees of the Lawrence Hopewell Trail (LHT), holds a seat on the Hopewell Borough Board of Health, and is a member of the Hopewell Valley Municipal Alliance.

4 COMMENTS

  1. Question: How would this affect Kooltronic’s current plans for developing the (up to) 255 units on their land? Wouldn’t the designation of “area in need of development”, with or without condemnation powers, give Kooltronic the right to build at a much higher density? The four units per acre we saw in the Pennytown plan? Giving them a possible 400 units?

    • The Kooltronic property reference in this article is located in Hopewell Borough on Lafayette and not the one in Marshall’s Corner.

    • As Mary noted – different “Kooltronic” property, though the one you’re talking about in the township was also designated as an area in need of redevelopment in 2009. Back then, there was only one redevelopment option and a town did not have to decide up front whether it would be a condemnation, or non-condemnation area… they were all what are now condemnation areas. A redevelopment plan for that area, if ever approved by the Township committee, could potentially allow more or less development than what it is currently zoned for, or what the 255 unit settlement agreement allowed. A redevelopment plan would replace regular zoning and if the plan called for more density, that would give you the extra units you’re talking about. But remember, it would have to be approved by the town (almost in the same way rezoning the property would, etc.); it’s not automatic by any means.

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