After a packed agenda dominated by approving an affordable housing plan, the Hopewell Township Planning Board resumed—but did not complete—its review Thursday night of a proposed residential development near Nursery and Scotch roads known as Deer Valley, or “The Venue.”
The application by U.S. Home, LLC, originally scheduled for focused discussion, was squeezed into the final 45 minutes of the three-hour virtual meeting, with project testimony extending into detailed landscape plans and sightline renderings before being tabled for a future session.
The Venue proposal includes 600 residential units—480 market-rate, age-restricted homes and 120 affordable units—along with community amenities on more than 180 acres. The site is part of the township’s 2019 affordable housing settlement and was upheld for redevelopment in a 2023 appellate court decision. The continued hearing was carried over from the Board’s meeting last month.
Sean Delaney, a professional engineer representing the applicant, walked the Board through a revised landscaping plan, noting that approximately 5,500 trees and 12,000 shrubs are proposed for the site, including perimeter buffers to screen the project from neighboring properties.
Delaney said that more than half of the development footprint overlaps with previously disturbed farmland, with nearly 37 acres of forested land expected to be preserved. He emphasized that the applicant is proposing mature plantings to create immediate visual screening.
“We’re planting a larger tree in these buffers,” Delaney said, noting that deciduous trees will be three-and-a-half to four-inch caliper and evergreens will range from six to ten feet tall. “We went a little large on these, knowing the concerns of neighboring residential homes.”
The Planning Board had previously requested that the applicant provide sightline renderings to help assess the visual impact of the proposed development from surrounding roads and properties. On Thursday, the applicant shared multiple cross-section exhibits showing how the homes would appear from locations such as Nursery Road.
“This is really helpful,” said Planning Board member Vanessa Sandom. “It really does help me understand what you’re doing.”
Landscape plans also called for adjustments in the placement of street trees, moving them closer to the road right-of-way to allow for better growth while maintaining required setbacks from homes.
While the applicant’s team had hoped to complete testimony Thursday night, the Board voted to carry the application to its next regular meeting.
The application is scheduled to resume at the Planning Board’s July 24 virtual meeting, at which time additional testimony is expected. A public comment period will be held once the applicant has finished presenting its full case.
