At its April 23 meeting, the Hopewell Township Planning Board took key steps on two major land use efforts: advancing a new affordable housing zoning district tied to the Weidel tract and approving a subdivision plan for the long-discussed “Wedge” property along Scotch Road.
The meeting also included continued discussion of the township’s Round 4 affordable housing obligations and broader planning considerations tied to future development.
Affordable housing district moves forward on Weidel tract
The board reviewed an ordinance creating a new AH-1 affordable housing district, designed to enable a 100% affordable development on township-owned land off Denow Road known as the Weidel tract.
Planning consultant Frank Banisch told the board the proposal would allow for approximately 70 units on roughly 10 acres of the site, with the remaining land to be subdivided.
The project is being structured to pursue competitive state tax credits, which requires preliminary approvals on a tight timeline. Banisch emphasized that urgency, noting the township is seeking to “get into a funding round” that could significantly reduce financial contributions.
Board members raised questions about building design, height, and site layout, including concerns about the appearance of multi-building configurations and how they would fit into the township’s character.
In response, Banisch said the buildings are expected to be two-and-a-half to three-and-a-half stories, designed to resemble market-rate housing and remain consistent with surrounding development patterns.
The board ultimately voted that the ordinance is “not inconsistent” with the township’s master plan — the legal standard required for advancement — while recommending several refinements, including:
- Adjustments to building height limits tied to roof design
- Clarification of setback standards
- Consideration of architectural details such as roof pitch
Members also discussed pedestrian access, including the need for sidewalks and safe connections to nearby commercial areas along Route 31, though many of those details will be addressed during future site plan review.
The board is expected to hear testimony on a site plan around this development in the coming months.
“Wedge” subdivision approved between Hopewell Parc entrances
The board also approved a preliminary and final subdivision application for the property known as “The Wedge,” located at 445 Scotch Road and situated between the two entrances to the Hopewell Parc development.
The application, submitted by CF Hopewell, was limited in scope but significant in impact: it divides the approximately 34-acre parcel into two separate lots to allow different types of future development.
As described during the hearing, the subdivision creates:
- A front commercial lot of roughly 16 acres along Scotch Road
- A rear residential lot of about 18.5 acres intended for future inclusionary housing
An 80-foot-wide easement through the commercial parcel will provide access to the rear residential portion, which otherwise lacks direct road frontage.
Applicant attorney Jason Tuvel described the subdivision as a necessary step to allow separate development tracks — with retail-focused development along Scotch Road and residential development to follow later under a separate site plan.
Township engineer Mark Kataryniak said the subdivision is similar to others the board has approved to facilitate phased development, noting that “this is one step in the process,” with more detailed design work to come.
No variances were required for the subdivision itself, though the board granted several design waivers related to technical and environmental submission requirements, which will be addressed at the site plan stage.
Connectivity and long-term planning considerations
Board members also revisited earlier discussions about connectivity between the Wedge property and surrounding neighborhoods.
A previously approved pedestrian bridge connects the site to the Hopewell Parc development, and additional pathways are expected to link future commercial and residential areas. The exact layout of those connections will be finalized during later phases of review.
The subdivision aligns with the township’s broader redevelopment plan, which envisions up to 100,000 square feet of commercial space along Scotch Road to support nearby housing growth.
What comes next
The subdivision approval does not authorize construction but clears the way for future applications including a site plan for commercial development and a separate residential proposal for that portion of the property.
Meanwhile, the affordable housing ordinance tied to the Weidel tract also moved forward at the Township Committee for final consideration, with additional planning board review expected as detailed plans are submitted. The Township Committee will have a public hearing and vote on the ordinance at the May 4 Committee meeting.
