The Hopewell Township Planning Board began its review of an application for The Venue, a 600-unit, age-restricted (55+) residential development on the Deer Valley Tract at Nursery and Scotch Roads. At its Feb. 26 meeting, the board heard initial testimony from Lennar, the project’s developer and one of the nation’s largest homebuilders.
While Lennar representatives described The Venue as an ideal location for senior living, board members and residents raised concerns about traffic, neighborhood impact, and access to amenities for affordable housing residents.
Project Overview
The preliminary and final major subdivision and site plan application for The Venue includes 600 residential units, made up of 480 market-rate, age-restricted units and 120 affordable units:
- Four-bedroom single-family dwellings: 272 units, market-rate / age-restricted
- Two-bedroom attached single-family dwellings (duplex): 30 units, market-rate / age-restricted
- Three-bedroom attached single-family dwellings (duplex): 88 units, market-rate / age-restricted
- Two-bedroom stacked flats: 90 units, market-rate / age-restricted
- One-bedroom stacked flats: 90 units, affordable
- Two-bedroom stacked flats: 30 units, affordable
Mitch Newman, Vice President of Land and Senior Vice President of Venture Operations at Lennar, testified as the first witness for the developer, providing an overview of the project’s design and purpose. Newman emphasized that the development is designed to provide “a variety of housing types to meet the needs of a variety of residents,” with different price points across single-family homes, duplexes, stacked flats, and affordable housing units.
The development will include a 10,000-square-foot clubhouse with a fitness center, theater, billiards, bocce courts, and an outdoor pool. However, access to these amenities requires a higher-tier membership with market rate units automatically included and affordable housing residents having the option to opt in on an annual basis.
During the meeting, Planning Board Chair Karen Murphy questioned this policy. “I thought the affordable units had full access to the clubhouse and pool just like everyone else,” Murphy said.
Newman explained that affordable homeowners can decide annually whether to opt in, a model also used at Hopewell Parc, another Lennar development in the Township. He clarified that while some amenities, like a tot lot and walking trails, are open to all, the clubhouse and pool fees are segmented out. Murphy also asked about a separate common area for affordable housing residents, to which Newman responded that the space will be used for resident gatherings and medical services.
Resident and Board Concerns
Beyond amenities, board members and residents raised broader concerns about how The Venue would fit into the surrounding area.
- Traffic impact: Residents questioned whether the area’s two-lane roads with no shoulders could handle increased congestion.
- Stormwater management: A Jacobs Creek neighbor asked where runoff water would be directed.
- Neighborhood integration: Some residents requested buffer zones or additional separation between The Venue and existing homes.
- Connectivity and walkability: Suggestions were made to add bike paths to improve accessibility.
Planning Board member Paul Kiss raised concerns about the impact on nearby residents, particularly those to the west.
“You respected everything you have no control over, but it seems like you’re not respecting the neighbors to the west by putting houses literally in their backyards,” Kiss said.
Given the number of traffic-related concerns, Lennar’s attorney agreed to begin the next hearing with testimony from a traffic engineer before moving to the architectural design overview and civil engineer testimony.
Legal Background & Next Steps
The Deer Valley Tract has been at the center of legal disputes and township planning efforts for over a decade. A 2023 appellate court ruling rejected an attempt by local residents to block the development, affirming the township’s 2019 zoning ordinance that allows the site’s redevelopment. The court found that the project balances affordable housing requirements with environmental protections.
The Deer Valley site was included in Hopewell Township’s “Global Settlement Agreement” on affordable housing, which rezoned the land for up to 625 age-restricted housing units and allowed for potential commercial development, including a hotel, conference center, and restaurant.
The Hopewell Township Planning Board will continue reviewing the application at its next meeting on March 27 at 7 p.m. via Zoom, where traffic concerns will be addressed first.
For more details, the full application and renderings can be accessed here:
Application
Renderings
Surveys
Related Reading
Court Rejects Neighbors’ Appeal to Stop Senior Housing Development
Developer Gets in Line for Affordable Housing in Hopewell Township
