Facing a fast-approaching state deadline, the Hopewell Township Planning Board held a three-hour public hearing Tuesday night to review and take comment on a revised affordable housing plan that would guide development through 2035.
No vote was taken during the June 24 special meeting, which will continue virtually at the board’s regular meeting on Thursday, June 26 where they will vote on the document. If it passes, the Township Committee is expected to vote on the final plan the following morning, Friday, June 27, at a 10 a.m. special meeting in order to meet the state deadlines.
Planning Board Chair Karen Murphy acknowledged the difficult and time-compressed nature of the process. “This is a very difficult process for everybody,” she said. “But it’s our obligation. If we don’t meet it, we risk losing control over how and where affordable housing is built in Hopewell Township.”
Under state law, municipalities must adopt compliant plans by June 30 or risk losing immunity from “builder’s remedy” lawsuits. These suits allow developers to override local zoning if a town is deemed noncompliant with its affordable housing obligations—potentially enabling dense market-rate housing in zones not designed to accommodate it.
“We have to act,” said Township Attorney Steven Goodell. “If we don’t meet this deadline and adopt a valid plan, we lose our immunity. That means developers could come in and do whatever they want, and we’d have little or no ability to stop it.”
The revised Housing Element and Fair Share Plan identifies a mix of 100% affordable housing and inclusionary development sites to satisfy the township’s fourth-round obligation of 449 affordable units, which includes 50 carried over from the prior round. Board Planner Frank Banisch said the draft exceeds that requirement, accounting for 463 qualifying units and credits.
The plan concentrates most development in the southern part of the township where sewer infrastructure exists. Key sites include the township-owned Weidel tract off Route 31, the long-discussed Pennytown property, and multiple parcels south of I-295 associated with The College of New Jersey and American Properties.
The Bull Run Road site tied to American Properties drew the heaviest volume of public comment. More than a dozen residents voiced concerns about flooding, increased traffic, environmental impacts, and potential strain on schools. Several who spoke said they live in Ewing Township but directly abut the site and would bear the effects of any large-scale construction.
Lauren Walter, a Flower Hill Terrace resident in Hopewell Township, said the proposal threatened both the surrounding environment and the character of the community.
“Much of the proposed site includes sensitive wetlands and open space that help regulate our water tables and protect local streams,” Walter said. “Once this green space is gone, it’s gone forever… These natural areas are not just aesthetic — they’re essential to our quality of life, our health, and our sense of community.”
Several residents also pressed for clarity on how many total housing units—including market-rate homes—would be built at each site. The township’s plan accounts for the required 449 affordable units but does not specify the total number of residential units that would result from inclusionary development. That omission drew criticism from residents and board members alike, particularly in reference to the American Properties and TCNJ parcels. Township planners said final unit counts would depend on future site approvals and negotiations.
Vice Chair Paul Kiss acknowledged the emotional and practical concerns raised by residents. “I feel for the people who live near these sites,” he said. “This isn’t easy, but we have to make the best decision we can for the township as a whole.”
Several Planning Board members expressed frustration with the compressed timeline and evolving state mandates. Vanessa Sandom pointed to the difficulty of digesting such a complex proposal in limited time.
“This is a very short window to digest something of this size,” she said. “And yet we’re expected to finalize it in time to protect the township from very real consequences.”
Sandom also pushed back on how the plan was being communicated to the public.
“I really think you’re speaking a different language because I don’t understand what you’re saying,” she said to the board planner. “I can’t follow what you’re saying, and if I can’t follow it, I guarantee the public can’t either. We need to explain this in a way that everyone can understand.”
Board Chair Karen Murphy acknowledged the broader public concern and added that the township was bound by state-level requirements. “If people want to see change, that needs to happen at the state level,” she said.
The revised plan must also account for feasibility and implementation. Under current rules, all 100% affordable projects must be shovel-ready within two years to remain eligible for credit—adding pressure to deliver on proposals for properties like Pennytown and the Weidel tract, where infrastructure and environmental assessments may delay timelines.
The Planning Board will reconvene virtually at 7 p.m. Thursday, June 26, via Zoom. The Township Committee will hold its special public meeting at 10 a.m. Friday, June 27, at the Hopewell Township Municipal Building and on Zoom.
