The Hopewell Township Planning Board voted Thursday to begin a preliminary investigation into whether a group of properties near Route 31 and Denow Road qualifies as a non-condemnation “area in need of redevelopment.”
During the discussion, Planner Frank Banisch said the study footprint is broader than a single lot and includes land around Denow Road—notably the former Har Sinai campus and a nearby doctor’s office—along with several Route 31 frontage buildings.
Why this study now
Board members tied the timing to the Township’s Round 4 affordable-housing schedule. Planning Board member and Township Committee representative Kevin Kuchinski said the time pressure relates specifically to 100%-affordable projects, while Banisch explained those projects must be “shovel-ready within two years from the compliance certification”—that is, after the court certifies the plan. Although there will be many discussions and court cases throughout the state on these 100% affordable housing projects, since the Township approved a Round 4 plan on June 30 to meet the state’s deadlines it is possible a development on the original Weidel property could need to be shovel ready by June 2027.
Banisch told the Board he expects to deliver the investigation report before the end of Sept., though not in time for action at the September meeting—placing review more realistically in October. The Board discussed that even if the area is designated, an additional redevelopment plan and any eventual site plan process would extend into 2026.
What’s included
To orient the Board to the property, Mark Kataryniak, the Township redevelopment engineer, described the property off Denow Road on the Har Sinai side, an abandoned home sits to the left before the former temple; the drive continues past Har Sinai and a medical office building, plus frontage buildings on Route 31—the assemblage to be tested against redevelopment criteria. And the Weidel property that was included in the Round 4 affordable housing proposals is also next to the properties to be examined.
What happens next
Linnus walked through the process. The Board’s job at this stage is a yes/no determination on whether any or all of the identified properties meet the statutory criteria for a redevelopment area under the Local Redevelopment and Housing Law. If yes, a public hearing on the investigation follows; if designated, the Township Committee would direct preparation of a redevelopment plan, which then returns for Planning Board review before any developer can seek site plan approvals. The board voted to move forward with the study.
Venue application moved to Sept. 25
Earlier in the meeting, the Board carried (or postponed) theU.S. Home/“Venue” preliminary and final site plan to Sept. 25 at 7 p.m. during the Planning Board’s Sept. regular meeting. The meeting will be virtual, on Zoom, and all of the details will be located on the Township’s website. The applicant also consented to extend the time for the Planning Board to act until Oct. 31 allowing the Board to discuss this in Oct. before voting.
More details on the Sept. 25 meeting will be on the Township’s website here.
