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Affordable Housing FAQ

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1. What is an intervenor?

Any Hopewell Township Landowner (or builders who have a contract with a landowner) who agrees to provide Affordable Housing on their site has the right under NJ law to “intervene” in the lawsuit described above. As part of this, they can independently develop a plan to provide the Township’s obligation for affordable units and submit it to the Court. 

This includes being able to specify the number of market rate units required to build a given number of affordable units.  During the trial, the Court encouraged municipalities to work with their intervenors to agree on a plan for each prospective site. 

2. What if The Township didn’t enter the litigation?

If the Court believed the Township was not acting in good faith to ensure its obligation was met, it could have let the Intervenors make their own plan, called a Builder’s Remedy Lawsuit.  In South Brunswick, that is exactly what happened and the Court determined that their obligation was more than 2,900 units of affordable housing (plus thousands of market rate units).  The judge also determined that this plan could be implemented by the builders themselves versus by the Town’s Planning Board in a public setting, working in conjunction with court-appointed professional planners and cutting the Township entirely out of the process, from determining where the units would be built to what they look like, who would live there and how the rentals would be managed.

In a Builders Remedy Lawsuit, any property owner can propose their site for development, including lands that are not currently in sewer service areas.  In the 1990’s, in a prior COAH round, Hopewell Township was subject to a Builders Remedy lawsuit because it failed to make sufficient progress towards meetings its affordable housing obligations.  This resulted in Brandon Farms, a new development with over 1200 homes and a ratio of 8-9 market rate units for each affordable unit.

3. Why did Hopewell Township agree to a negotiated settlement on Affordable Housing?

As a result of our negotiations, Hopewell Township secured a lower Affordable Housing obligation (653 affordable units) than we would have gotten had we carried through to the end of the litigation. In the multi-town Mercer County trial that continued on after Hopewell Township reached a settlement, the Court ultimately ruled that Hopewell Township’s obligation for Affordable units would have been almost 100 units more, resulting in roughly 500 more housing units.  The Court also ruled that West Windsor, one of two towns that did not settle in Mercer County, must produce approximately 1500 new affordable housing units, as well as at the associated market rate units. These municipalities also took on the costs of many months of additional litigation – in the tens if not hundreds of thousands of dollars, and will bear the cost of any appeals.

Importantly, Hopewell Township will receive credit If there is new legislation, Supreme Court rulings or a Constitutional amendment that reduces municipalities’ third round affordable housing obligations.  If this happens, Hopewell Township will be entitled to reduce its Third Round obligation further. It is, however, protected if any of those legal changes results in a higher obligation for Hopewell Township.

4. Why do we have to have more housing? We have enough!

It is not something the Township had a say in.  The Mt. Laurel NJ Supreme Court decision (also known as the COAH law) requires that each municipality in NJ must provide a “fair share” of these units of housing.  In 2015, the NJ Supreme Court ruled that all NJ municipalities were responsible to meet a present and prospective affordable housing need for the 26 years from 1999 to 2025. In the lawsuit, the Township fought to reduce the number and was successful in reducing it from the proposed 1756 units by Fair Share Housing Center to the final number of 653. 

It’s important to note that Hopewell Township’s obligation is only to provide a “realistic opportunity” for these units to be built.  If there is not sufficient market demand for this many units to be built or if there is another real estate crash, these units will not be built.  Similarly, if the financial cost of building all of the new water, sewer and other infrastructure to support the development is too high, the Township is not obligated to assist the developers.  Again, the units will not be built if a project proves to be economically infeasible.

5. Who exactly qualifies for Affordable Housing?

The income restrictions that govern who qualifies to live in affordable housing are established by HUD.  They look at the census, usually of a county, and figure out what the median income is.  Then they set out tables for different size families for different income tests.  The affordable housing in Hopewell would be for low and moderate income.

Moderate-income people who would qualify for the affordable housing include our teachers, firefighters, healthcare professionals, trades people and the like.  It is a place our seniors can retire to and a place our young people can rent as their first home.

6. I heard that there are going to be a lot of market rate houses too. Why?

As part of the lawsuit, the intervenors stated that they wanted to provide the Township’s obligation of affordable housing in exchange for being allowed to also build market rate homes. The law typically provides for 15% of rental housing to be affordable, but Hopewell Township was able to reduce this ratio across the board, resulting in less market rate housing for each affordable unit. 

Some people would have liked to see 100% Affordable Housing built.  Others would have been furious if 653 units of 100% Affordable Housing were built in one or two locations.  In the first incarnation of the third-round rules, COAH indicated a preference for “inclusionary” housing, which is housing that is a mix of market and affordable. 

Affordable Housing can be funded either by: 1) offsetting profit from contemporaneously built market rate housing units, 2) through investment via tax credit programs administered by the New Jersey Housing and Mortgage Finance Agency, 3) subsidized by a federal program such as HUD, or 4) financed directly by the municipality through taxes.  Hopewell Township’s solution utilizing option 1 ensures that taxes will not be used to pay for this Affordable Housing obligation.

Between the breakdown in NJ's Council of Affordable Housing (COAH) third round process and the resulting lack of rules/funding for Affordable Housing, and new 2018 federal tax plan, which substantially lowers corporate taxes and thus lessens their need for credits to offset profits, relying on tax credit funding is extremely unlikely.  Funding for 100% tax credit projects is awarded after a lengthy and expensive application process and is most often given in amounts to fund no more than 85 units at a time.  Application rounds are usually only announced once every three years and are extremely competitive, especially in this new landscape where every town in New Jersey is being pressured by the Courts to carry out its Affordable Housing Plan. With an obligation of 653 units, the Courts have found that it would not be realistic to rely on 100% Affordable Housing developments, 85 units at a time. 

7. I don’t object to the 653 Affordable Housing units we need to build, but why didn’t Hopewell Township move forward with 100% Affordable Housing across the Township?

The courts have ruled that it is not “realistic” for a town’s Affordable Housing plan to only have Affordable Housing units, as there are not sufficient tax credits and other public monies to exclusively build 100% Affordable Housing.  In one nearby community, where planners wanted to build two small, 100% Affordable Housing developments, a judge required the municipality and its taxpayers to bond upfront for the full cost of these projects, resulting in a financial obligation of almost $40 million.

The average cost to construct one Affordable unit in New Jersey is currently $250,000 to $300,000, so building 100% Affordable Housing units would have resulted in a taxpayer bill for $150 to 200 million in Hopewell Township.  For perspective, our current total tax levy, including schools, is just over $100 million.  This would have resulted in an unbearable tax burden for our residents. 

Now that the Township has met its constitutional mandate to provide a realistic opportunity for Affordable Housing, if construction begins builders would  be responsible for financing and building all of the Affordable Housing in Hopewell Township using the plan approved by the court. They will be responsible for the full cost of building these units, including the monies needed to extend sewer and water infrastructure to each site.

The current Township Committee also believe that building inclusive developments will help better integrate these units within our community and that this approach is a better overall solution. This is supported by the decisions of every Township Committee going back at least to 2012 when the Zaitz property was purchased.  In Brandon Farms, market rate and affordable units co-exist side-by-side and one can’t tell the difference.

8. Why do we need affordable housing? There are plenty of houses in town that haven’t sold.

To qualify as affordable housing, the unit must be deed restricted for 30+ years to only house people who have a low-to-moderate income (as determined by the median income charts published by HUD).  While there are currently some affordable units for sale in Hopewell Township, we have five pre-qualified buyers for every available unit; on affordable rental units, there is a significant wait list in the Township, particularly for 2+ bedroom units.

9. I heard that it’s just going to be house after house after house. Not that there is anything wrong with housing developments, but shouldn’t it be walkable and maybe some ratables?

In fact, as we work with the landowners who will develop the new housing areas, we have set many goals including sidewalks and bike paths, and connections to existing trail systems.  We also expect that some stores will be built that will be walkable to the new community and accessible to all the rest of us as well. The Redevelopment process (discussed below) will allow the Township greater control over those things.  The Township is committed to protecting existing viewsheds with buffers, protecting the environment, and retaining the rural nature of the Valley.

10. How soon is this going to happen?

As a result of the Court Settlement, Hopewell Township has met its obligation to provide affordable housing in that the Court agreed the Township has provided a “realistic opportunity” for the intervenors to build it. 

That said, there are many more steps the intervenors must take before any shovels hit the dirt, including an extended site plan review and permitting process (all open to the public).

It’s important to note that Hopewell Township’s obligation is only to provide a “realistic opportunity” for these units to be built.  If there is not sufficient market demand for this many units to be built or if there is another real estate crash, these units will not be built.  Similarly, if the financial cost of building all of the new water, sewer and other infrastructure to support the development is too high, the Township is not obligated to assist the developers.  Again, the units will not be built if a project proves to be economically infeasible.

With all of the required environmental, traffic and water studies, the planning and permitting process is expected to take 18 to 24 months once initial plans are submitted.  Additionally, the construction of new water and sewer infrastructure to these sites could further delay building.  In addition to the requirements of site plans and planning and zoning board approvals, builders may have issues with DEP, DOT, DVRPC and other State agencies.  Brandon Farms took 15 years to build.  These projects could easily take more.  Hopewell Township’s court ruling anticipates a significant portion of any construction may occur after 2025.

And since we are talking about timing, please note that the affordable and market units on any given tract need to be built concurrently.  The market rate units may not reach 50% completion until the affordable units also reach 50% completion.  The market rate units may not reach 90% completion until the affordable units are 100% complete. 

11. Do our taxes have to pay for this?

No. The Township has no financial obligation to pay for any of the affordable housing, the market rate housing that comes with it, or any of the infrastructure (water/sewer/roads) that is needed to support it.  In fact, the Intervenors are on the hook for paying for everything that is associated with constructing the housing that is approved in connection with this settlement.

12. Our schools are already filled up! Are we going to have to build a new school, too?

The School District has done extensive studies of the school populations.  Currently they are well-below capacity.  In total, there are more than 600 open seats across the District.  We, the Township, working with the School District plan to complete more detailed demographic studies, but initial analyses suggest that any additional children that will come to the school district via these new developments will be absorbed within the existing capacity through 2025. 

Just like any other neighborhood that has been built in Hopewell Township, if the Township sees a need for additional services in decades to come that might cost taxpayers money, we will look very closely at how to raise and spend those funds.  As one example, because these sites have been put into redevelopment areas, the Township has the option to negotiate a Payment in Lieu of Taxes (PILOT) with the developers, which can provide significantly more tax revenue to the municipality.  This strategy has already been employed for the Klockner tract on Federal City Road, resulting in incremental revenues to the Township of ~$750,000 in the first year after the project is completed.  This is equivalent to 5% of the current municipal tax levy and this one development will contribute almost as much revenue to the Township coffers as our largest employer does today (5.9% of tax base).

13. Where will the developments be?

1.  Scotch Road – A significant portion of the development will be on the east side of Scotch Road (Merrill Lynch side), including a new Continuing Care and Rehabilitation Center and an age-restricted community next to Capital Health to establish a new, affordable continuum of care for our senior residents.  There will also be development on the West side, but it will be restricted to land right across Scotch Road from the main Merrill entrances.  Landscape buffers have already been agreed to, so the vista from Pennington-Washington Crossing Road will not be impacted.  It also will end far away from the Jacobs Creek.  We hope that the long-wished for bike paths between the Municipal building and Bear Tavern will be developed as a side project.

2.  Behind Shop Rite (“Zaitz Tract”) – The development behind Shop Rite and the redevelopment of the ShopRite, Exxon and Wells Fargo site will enable us to significantly improve the traffic patterns at the Circle, including moving the main entrance/exit to Shop Rite and providing secondary means of egress through the Development.  The redevelopment of the commercial parcels at the Circle will also bring new tax revenues to the Township.  We also plan for this to be the future site of a new Senior and Community Center.  The developer will be responsible for bringing sewer and water infrastructure as well as other utilities to the entire site,, and will complete rough grading and storm water management for the Community Center at no cost to Hopewell Township. 

3.  Federal City Road (“Klockner Tract”) – This development will contain multi-story luxury rental housing.  It is located on the south side of I-95 along Bull Run Road, adjacent to Lawrence and Ewing Townships.  It will be marketed to young professionals.  A community center in the project will be available to their residents. 

4.  BMS – There is a possibility that as BMS moves out of Hopewell by 2020, they may provide an opportunity for a developer to construct some housing on their site to support the attraction of new commercial tenants for the existing research and office space.  This will help preserve our tax base, and BMS will have to give up existing development rights (for additional research buildings) to offset any residential development.

14. Why do you have to build in the southern tier? It’s not fair! We have all the development!

From a practical standpoint, development on this scale can only occur where infrastructure already exists, including having existing sewer service or being in a sewer service area. In fact, for the intervenors to qualify to be part of Hopewell Township’s plan, they had to show that they had or could have the infrastructure available to support the housing it proposed.  This includes making it as walkable as possible as well as having access to public transportation. 

The proximity of the hospital, Merrill Lynch and other major employers makes the sites on Scotch Road the best sites for development.  They also will have much less impact on traffic than a development of this magnitude would have on Rt. 31. Siting the new housing south of Washington Crossing Pennington Road and establishing traffic calming measures and accessory roads will divert traffic south to I-295 and minimize the impact on Route 31.

15. I am concerned about how all this new development will impact traffic in Hopewell Township. Why wasn’t this considered upfront?

We are also concerned about potential traffic impacts.  To help address this, Hopewell Township’s Affordable Housing obligation was proactively distributed across three different I-295 interchanges, with the highest density occurring where the road system is most developed (Scotch Road).  We also reduced the proposed density on the Route 31 circle by approximately 25% vs. the preliminary 2015 housing plan, as we were concerned that it called for too many units (500) on an already-busy roadway.  Further, we will be consolidating existing commercial driveways on the northwest and southwest corners of the circle to improve traffic flow, and will eliminate the wrong-way exit coming out of the Shop Rite across the Circle. 

As proposed projects come forward to the Planning Board, each developer will be required to conduct a comprehensive traffic study and mitigation plan.  The Township will have its experts review each study in-depth and ensure appropriate actions are being taken to minimize traffic impact on roadways and neighborhoods. 

16. Why do we have to build on the field on the west side of Scotch Road?

It’s important to note that this site is currently zoned and pre-approved for over 1.5 million square feet of new office space, as the result of prior litigation.  The intervenors who own this site successfully demonstrated to the courts that this site could meet the legal requirements for the provision of Affordable Housing.  If we had not been able to accommodate the 400+ Affordable units on this site, the Township would have had to place them on other large land parcels on Scotch Road, on the Route 31 Circle, adjacent to the golf course or on Pennytown, and in other parts of the Township.

The Township is trying to make the best of what it has been handed.  As part of this settlement, the Township was able to contain development and protect other largely rural areas across Hopewell Valley.

17. Why did land have to be classified as a Redevelopment Zone?

The Planning Board was asked by the Township Committee a very narrow question: do each (or any) of the tracts owned by an intervenor in the affordable housing lawsuit meet the criteria of “in need of redevelopment” that is part of New Jersey law?  The Planning Board was not asked whether they thought building any kind of housing on that land was a good idea, they were only asked whether the land in question met the criteria.  In each case, the Planning Board found that they did.

What a Redevelopment Plan does is give the Township a larger degree of control over how the development will be built on the land owned by the intervenors, what it will look like and how we can ensure it best benefits our existing residents. Through Redevelopment, we will direct the projects to contain such things as sidewalks, bike paths and commercial ratables, landscaping to minimize the visual impact of the structures and other green infrastructure like solar-ready roofs and cutting-edge storm water management features. 

Being in a redevelopment area also makes any affordable units eligible for bonus credits, reducing the net number of units needing to be built, and PILOT (Payment in Lieu of Taxes) programs, which could benefit our residents financially.

18. What if Pennytown had been built? Would we still be getting all of this?

It certainly would have had an impact as we went through the litigation.  Part of what the Court looked at in this suit was what progress the Township had made over the years in providing its fair share of affordable housing.  Had we built affordable housing at Pennytown, it might have helped mitigate the results of this current lawsuit.

19. If we hadn’t spent the Affordable Trust Fund money on Pennytown, couldn’t we could have paid for all of the affordable housing now required without market rates?

The amount that was spent to purchase Pennytown was $7 million.  The development of our required 653 units of affordable housing with the concomitant infrastructure required, including connecting to ELSA, would cost $150-200 million.  If Hopewell Township chose to develop the Affordable Housing on its own, each Township household would be on the hook for over $30,000 in added taxes.

Pennytown is currently for sale, and we expect to recoup monies that can be put towards reducing the Township’s debt.  Please keep in mind that both the purchase of Pennytown and the decision to remove it from consideration for affordable housing development were bipartisan decisions made over nearly 10 years (2008 to 2016) and multiple Township Committees. 

Click HERE for a complete list of Township Committee decisions.

20. What about sewers? I live on Pennington-Washington Crossing Road and my septic system is failing. I thought we were promised no high-density housing near us. What is going to be done to help us?

The Intervenors’ right to build housing and to install the infrastructure necessary to support it has nothing to do with existing housing.  The Township is not obligated to provide infrastructure for the new housing and the Intervenors are not obligated to provide infrastructure for existing housing.  However, as we recently demonstrated with Diverty Road (which is in an existing sewer service area), we are able to negotiate with developers to help provide sewer and water infrastructure to impacted area residents.

21. I am concerned that bringing more Affordable Housing to Hopewell Township is going to negatively impact our community and bring down property values.

Similar concerns were raised in the 1990s when Brandon Farms was first proposed.  The Brandon Farms community has become a strong vibrant part of Hopewell Township, helping bring in more young families and diversifying our housing stock, including several wonderful age-restricted communities like Four Seasons and Wellington Manor.  Since Brandon Farms was built, home values have increased across Hopewell Township, as families that originally bought homes in Brandon Farms have traded up to larger single-family homes in other parts of Hopewell Valley. 

We are working towards a similar end result with these new developments.  We will have new housing options for our teachers, firefighters and police officers to move into, as well as new, more affordable starter homes for young couples and other professionals working in the Princeton-Hopewell-Lawrence area.  Similarly, there will be new options for older residents whose kids have left the school system and who want to downsize.  We are planning for mixed use, inclusive neighborhoods so that affordable housing is not concentrated in any one area.  Using the control retained via the Settlement and the Redevelopment process, the Township will be very strict with owners of the rental units with how these developments are managed, both in how lower income tenants are certified and how properties are maintained. 

22. How was the public involved in this process? Is this all a done deal?

Hopewell Township’s final Affordable Housing plan incorporates many elements from the preliminary housing plan that was developed and submitted to the courts in 2015.  There was extensive public input to this preliminary plan, with discussion of Affordable Housing at all 25 Hopewell Township Committee meetings in 2015, and extensive public comment during the actual plan development of the plan in 7 regular and special Planning Board meetings in the summer and fall of 2015. 

Public input has been incorporated in many elements of the plan, including the reduction of planned density on the Route 31 circle and the creation of alternate means of ingress and egress from this site.  Extensive environmental protections and green infrastructure requirements have been built into each site’s redevelopment plan.  Additionally, in 2016, the public had additional opportunities at the Planning Board to provide input on potential retail development on Scotch Road. 

In our December 2016 compliance hearing, Judge Jacobsen recognized Hopewell Township for having the most public and inclusive process in Mercer County, if not the state.

Looking ahead, we have continued to seek public input as each site’s redevelopment agreement has been developed and vetted by the Township Committee.  We have successfully been able to change and improve plans at each step in the process; for instance, on the proposed Zaitz development behind Shop Rite, we held a series of special outreach meetings at the high school and municipal building, in addition to hearings at regular Committee meetings. 

As a result of community input and the concerns we heard, as well as a thorough review by our Planning Board, we made more than 30 specific changes that improve the proposed redevelopment plan for that site.  We will likely make additional changes and improvements as a formal site plan application is submitted, when we have additional data from traffic, water and other required studies.

If you have additional suggestions on how we can improve communication and this process moving forward, please share your thoughts in-person or via email with our Township Administrator, George Snyder, or with our Community Development Director, James Hutzelmann. Click HERE for Hopewell Township contact information.

23. Questions have been raised recently regarding the PILOT (Payment in Lieu of Taxes) agreement for the Zaitz Tract behind the Shop Rite. First, is the Zaitz PILOT a good deal for Hopewell Twp taxpayers?

Yes, it’s a very positive deal.  Instead of receiving $18.5 million in revenue over 30 years, Hopewell Township is projected to receive over $110 million over this same time period through the PILOT agreement.

This will enable us to pay off outstanding Township debt and reduce taxes, plus reinvest in our community.  Options under consideration include added investment in our Fire District and other first responders, building a new Senior + Community Center, and making voluntary additional contributions to the School District, in addition to reducing residential property taxes.

The PILOT will bring in roughly $3 million per year, which is fully 20% of what is raised by the current tax levy, all from just one small tract.

24. Will Hopewell Township taxes go up because of this PILOT?

No.  In fact, by enabling the Township to reduce debt (currently over 20% of total expenditures) and bring in new revenues, we are hopeful we can reduce the burden of residential property taxes.

Communities like Jersey City and Hoboken had successfully employed PILOTs for a number of years to reduce Municipal and School taxes.

25. What’s the impact on our schools?

There’s none.  The PILOT does not take money away from the schools, not one penny.

As Dr. Smith’s presentation outlined in a Township Committee meeting, the School District will still raise the monies they need; they are indifferent to where this money comes from.

There are currently over 600 open seats in HVRSD schools due to changing demographics and declining enrollments, so with the minimal number of school children generated by the Zaitz project, we expect that these children can be accommodated within the District with little or no additional School costs.

Additionally, Hopewell Township residents will save money as the School tax obligation is more fairly redistributed through this PILOT and The Boroughs pay their fair share. This agreement will help end the higher taxation of Township residents vs. the Boroughs.

As it stands, Hopewell Township currently pays 34% more per enrolled student in Hopewell Valley Schools than the Boroughs ($22,269 vs. $16,674).  If we had gone a conventional path with this project, Township residents would have paid an even higher share of school taxes, even if there were no additional school costs.

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Building & Construction

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1. What type of improvements require a permit?

Interior work such as painting, paneling, tiling, replacement fixtures and / or cabinets do not require a permit. Replacing electrical wiring, plumbing, constructing or removing walls does require a permit. Permits are also required for decks, fences, and shed. Contact the Construction Department at 609-737-0612 for more information.

2. If I need a permit, who should I contact?

Contact the Construction Department at 609-737-0612 for more information. The staff will guide you through the permit process and requirements. If your questions are of a technical nature, you will be asked to speak with the sub code officials.

3. Can I download a permit application?

Uniform Construction Code applications are available from the State of New Jersey Web Site. Some permits applications are available on our Forms, Permits and Documents page.

4. Why is a permit necessary?

Permits are required to ensure that all work being performed is in compliance with the proper codes, and being constructed in a safe manner. Contact the Construction Department at 609-737-0612 for more information.

5. How do I go about obtaining a permit?

First you should contact the Construction Department for a list of criteria required for each specific type of work. Once you have all of the information / paperwork required, you can complete a construction permit application. Once this process has been completed, the department staff will review your permit for the proper criteria, and process for approvals. Contact the Construction Department at 609-737-0612 for more information.

6. If I need a permit for certain types of improvements, does that include my basement, or adding a pool?

Both basement work and a pool require a construction permit. Contact the Construction Department at 609-737-0612 for more information.

7. Do I need a certificate of occupancy?

A certificate of "approval" is issued on all permits / types of work once all the proper finals have been approved. A "certificate of occupancy" is issued on all new construction. Contact the Construction Department at 609-737-0612 for more information.

8. Do I need a zoning permit?

In the Township certain land uses are allowed in areas where such use is appropriate. Depending on the area and the use a zoning permit may be necessary. Contact the Construction Department at 609-737-0612 for more information.

9. Do I need to retain an engineer or architect for my home improvements?

The code states that a homeowner may draw their own plans. Homeowners who draw their own plans take full responsibility for the design. Plans must be signed by the owner "Personally prepared by John / Jane Doe" It is strongly suggested that if a homeowner is unfamiliar with the codes and construction, they have an architect or engineer draw the plans.

10. Where do I find out about setback requirements?

Please contact the Zoning / Planning Department to learn about setback requirements, a representative can be reached at 609-737-0605, ext. 6430.

11. What zone is my property in?

The zoning officer can help you determine what zone your property is in. A representative can be reached at 609-737-0605, ext. 6430.

12. How can I find out about water and sewer availability?

Contact the Township Health Department Department 609-737-0605.

13. Where do I find out about septic systems?

Septic system installation and requirements are handled through the Health Department. They can be reached at 609-737-0605.

14. How long does the Construction Department keep my permits?

A permit is kept in the Construction Department archives for the life of the dwelling. Contact the Construction Department at 609-737-0612 for more information.

15. How do I schedule a Construction Inspection?

Please make sure that you have all necessary information available before calling. When you are ready please call our Inspection line at 609-737-0612, ext.6280.

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Footer - FAQs

Show All Answers

1. Do I need a zoning permit?

In the Township certain land uses are allowed in areas where such use is appropriate. Depending on the area and the use a zoning permit may be necessary. Contact the Construction Department at 609-737-0612 for more information.

2. What type of building and construction improvements require a permit?

Interior work such as painting, paneling, tiling, replacement fixtures and / or cabinets do not require a permit. Replacing electrical wiring, plumbing, constructing or removing walls does require a permit. Permits are also required for decks, fences, and shed. Contact the Construction Department at 609-737-0612 for more information.

3. When are taxes due?

Taxes are due on the first day of February, May, August and November.

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Guide to Municipal Court

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1. What is the Municipal Court?

The municipal court is a local court created by state law, whose jurisdiction is confined to the city or community in which it is located. Practices and procedures are governed by New Jersey Court Rules. The municipal court judge is responsible for overseeing the administration of the municipal court. The Assignment Judge of the Superior Court of Mercer County (whose office is located in Trenton) is responsible for overseeing the administration of all of the municipal courts in the county.

There are 13 municipal courts in Mercer County. Each municipality appoints its own municipal court judge or judges. Other court personnel may include the court administrator, deputy court administrator, violations clerk and sound recorder.

2. What type of cases are heard in Municipal Court?

Cases heard in municipal courts are divided into four general categories:

- Violations of motor vehicle and traffic laws

- Violations of disorderly and petty disorderly persons offenses, (criminal matters which may result in fines or jail)

- Violations of Fish and Game laws, Parks and Forests, Weights and Measures, SPCA and Boating Regulations

- Violations of municipal ordinances (local laws)

More serious offenses, known as indictable offenses, are sent to the county prosecutors office. The County Prosecutor decides whether to present the case to a grand jury or to return the case to the municipal court as a less serious offense (a downgrade).

3. When is a court appearance required?

A court appearance is required in criminal matters, such as an assault, shoplifting, harassment or drug charges. If "court appearance required" is checked on a traffic summons, you must appear in court at the time and place indicated, even if you wish to plead guilty. If "court appearance required" is not checked on the traffic ticket, you must still appear in court if:

- You wish to have a trial

- The charge is not listed on the Statewide Violations Bureau Schedule or Local Supplemental Violations Bureay Schedule (it cannot be paid by mail or in the court office)

- Personal injury is involved

Please notify the court of disability accommodation needs.

4. How do I enter a Not Guilty Plea?

If you intend to plead not guilty to the offense charged on the summons and you want to have a trial, you must notify the court at least seven days before your scheduled court date (address and other instructions can be found on your summons). If you fail to notify the court, it may be necessary for you to make two court appearances.

It is imperative that the person directly involved with the case, not a friend or relative, contact the court. This will help speed inquiries. It is also imperative that you have your summons/complaint number when calling or writing so that we may be better able to assist you.

5. What happens on your day in court?

It is very important that you arrive in court on the day and time stated on your ticket, summons, subpoena or court notice. Before the session starts, or once court begins, roll call is generally taken. If you arrive late, or if your name is not called, you should notify court personnel immediately.

If the defendant does not appear, the judge will advise all witness when they may leave. Witnesses will be notified through the mail when they are to return. A warrant may be issued for the defendant who fails to appear, and his or her driving privileges may be suspended.

All municipal court proceedings are tape recorded. Therefore, it is necessary for everyone in the courtroom to remain quiet until it is their turn to speak. The length of time you will be in court depends on many things. Some cases take longer than others. Please be patient so that the court may give each case the time and attention it deserves.

At the beginning of the court session, the judge will give an opening statement, explaining court procedures, Defendants' rights, and penalties. As each case is called, the judge will individually advise each defendant of his or her rights. A case may be postponed to permit the defendant to hire a lawyer. If the defendant wishes to go ahead without a lawyer, the judge will ask for his or her plea. If the defendant pleads guilty, the judge will ask questions regarding the offense charged to make sure there is a basis for the guilty plea.

If the defendant pleads not guilty and all involved parties are present and prepared, the case will proceed to trial. Once the judge has heard the testimony, he or she will decide if the defendant is guilty, not guilty, or if the case should be dismissed. If the defendant pleads guilty or is found guilty after a trial, the judge will impose a sentence.

6. In what order are cases called?

The order in which cases are called is controlled by the New Jersey Court Rules. Cases are generally called in the following order:

1. Requests for postponements

2. Unlitigated motions

3. Arraignments (Advising defendants of rights and penalties)

4. Guilty pleas
a. Where defendant is represented by an attorney
b. Where defendant is not represented by an attorney

5. Litigated motions

6. Not guilty pleas
a. Where defendant is represented by an attorney
b. Where defendant is not represented by an attorney

7. What are "indictable charges"?

The more serious Criminal offenses, called indictable offenses, are scheduled for an "arraignment or first appearance" in the Municipal Court. The charges will be explained and your right to an attorney will be discussed. These charges are forwarded to the Mercer County Prosecutor. An application for public defender representation in Superior Court will be completed at the municipal court and forwarded to the Superior Court.

8. What happens at an "arraignment" or "first appearance"?

The first time the defendant will appear before the judge to be advised of the charges against him or her and what the possible penalties can be is called an arraignment or first appearance. In some instances, only the defendant will be required to appear at that date. If this is the case, an opportunity to present both defendants' and complainants' case will be scheduled for a future date.

In other instances both the defendant and the complainant are noticed to appear on that first date. If this is the case, the judge may proceed with a plea or trial. At this appearance, the judge may also order all parties to mediation.

9. Who are the people involved in court?

Complainant:
The complainant is the person who signed the complaint. This can be a private citizen or police officer. The State's representation in municipal court is the municipal prosecutor. Once a complaint has been filed, it cannot be withdrawn and it cannot be dismissed without the consent of the municipal prosecutor. The complainant may be called as a witness for the state.

Defendant:
The defendant is the person formally accused of the violation. The defendant will be informed of the charges, possible penalties, and his or her right to an attorney. The defendant is presumed innocent until proven guilty beyond a reasonable doubt. The burden of proof is always on the state. The prosecutor must prove that the defendant committed each part of the offense charged. The defendant has the right to testify or not testify.

Victim:
If there is a trial, the victim may be called as a witness. If the defendant pleads guilty, no trial is needed but the victim has the right to address the court before the judge decides what sentence to impose.

Prosecutor:
The prosecutor is the lawyer hired by the municipality to represent the state.

Public Defender:
The public defender is the lawyer hired by the municipality to represent those defendants who cannot afford an attorney.

Defense Attorney:
The defense attorney is the lawyer hired by the defendant.

Witness:
The witness is someone who testifies or offers evidence in court.

10. Who is entitled to a public defender?

A defendant is entitled to be represented by the public defender when:

- The charge presents a risk of the defendant going to jail, losing driving privileges, or receiving a substantial fine, and

- The court determines that the defendant is unable to afford an attorney

The defendant will be required to complete an application form that can be obtained from the court. The judge will review the application and based on eligibility guidelines established, decide if the defendant qualifies for a public defender. If the town has established an ordinance, a fee of up to $200 may be imposed on the defendant for services of the public defender. Hopewell Township has adopted such an ordinance.

11. What is a Plea Agreement?

Before trial, a defendant may speak with the prosecutor to try to settle his or her case through a plea agreement.

The New Jersey Supreme Court allows plea agreements to be made within the municipal courts, except in drunk driving and certain drug-related cases. A plea agreement is an agreement between the defendant and the prosecutor about how the case will be resolved. In exchange for a guilty plea, the prosecutor may amend the charge to one that is less serious or that may result in fewer points on one's license. Certain charges may be dismissed or a specific sentence may be recommended. The judge must approve all plea agreements.

12. What happens during a trial?

There are no jury trials in the municipal court. On the trial date, the judge will take testimony from all witnesses under oath. The defendant and his or her lawyer, if represented, will sit at one table. The prosecutor will sit at the other table. Witnesses may be asked to stay outside the courtroom until it is their turn to testify. The prosecutor will go first and will present any witnesses or evidence needed to prove the charge against the defendant. Each witness will either swear or affirm to tell the truth. As each witness for the prosecution testifies, the defendant or his or her lawyer, if represented, will have an opportunity to ask questions about the testimony. This is called cross-examination.

Once the prosecution is finished, it will be the defendant's turn. The defendant may present witnesses or other evidence to disprove the prosecutor's case. The defendant does not have to provide any information and does not have to testify. It is up to the prosecution to prove the case "beyond a reasonable doubt."

When all the witnesses have testified, the defendant or his or her lawyer may tell the judge why the case was not proven against the defendant.

The judge, after hearing all the testimony and witnesses, will make the decision whether the case has been proven beyond a reasonable doubt. If the judge finds the defendant "not guilty," the case is over.

If the judge finds the defendant "guilty," the judge will sentence the defendant.

13. What are the possible penalties?

Fines:
The judge must follow the law in deciding the amount of any fine imposed. Sometimes there are minimum penalties and mandatory assessments that must be imposed by the law. Fines are generally expected to be paid at the time they are imposed.

The judge may allow the fine to be paid in installments if the he/she is satisfied that payment cannot be made in full. You may apply for partial payments by filling out a form. The judge will then make a decision about your payment arrangements. You will sign a court order that will explain the terms of your payments. Failure to comply with this order may result in a warrant for your arrest and/or suspension of your driving privileges.

Jail:
The maximum jail term that can be imposed for offenses heard in municipal court is six months. The sentence is served at the Mercer County Correction Center. Work release or SLAP is coordinated through the Mercer County Correction Center Work Release Administrator.

License Suspension:
Some offenses require suspension of your driving privileges for a minimum period. You cannot drive for any reason until the period of suspension ends, you have paid your restoration fee to the Motor Vehicle Commission, and have received written notification from the Motor Vehicle Commission that your driving privileges have been restored. If your license has been suspended for failure to appear, pay fines or comply with a condition of your sentence, it generally will not be restored until your case is completed.

Community Service:
By law, the judge must order community service for certain traffic and criminal offenses. The Mercer County Probation Division is responsible for the placement and monitoring of defendants who have been sentence to community service. Failure to perform community service may result in the case being returned to court.

Points/Surcharges:
In addition to penalties imposed by the court for moving traffic violations, the Motor Vehicle Commission may also assess points on your driving record. Most violations result in two points, but it can be as high as eight for a single offense. The New Jersey Department of Insurance may also assess surcharges on insurance payments.

14. What is mediation?

The judge or court administrator may suggest that the parties try to settle their differences through mediation. This is a confidential process which allows the parties to meet with mediators who will aid them in resolving their dispute. You may request mediation before your court date and the court will decide if your case is eligible. Often mediation takes place on the same day as court. If this is not possible, a future date will be assigned. You may request mediation instead of filing a formal complaint.

15. What is a Conditional Discharge?

This procedure allows defendants charged with certain drug offenses to be monitored for a period of time determined by the court. The judge may require the defendant to attend drug counseling and have random drug tests. To be eligible, a defendant must have:

- Never been convicted of a drug offense in any state or federal court, and

- Never been granted a conditional discharge before, and

- Never received pre-trial intervention or pre-trial diversion in any state or federal court

If granted a conditional discharge, the defendant must pay mandatory assessments and the judge may suspend their driving privileges. If during the monitoring period no additional offenses have been committed, and there is compliance with all conditions (including satisfying all financial obligations), the original charge(s) will be dismissed.

16. How can I appeal my case?

If you do not agree with the Court's decision, you may appeal to the Mercer County Superior Court. The appeal does not involve a new trial. No new testimony or new witnesses may be considered. The Superior Court reviews the transcript of the municipal court trial and the decision of the municipal court judge, and will reverse the decision only if there has been a mistake regarding the facts of the law.

An appeal must be filed within 20 days of the municipal court judge's decision. A filing fee and transcript deposit is due at that time. Upon request, the court administrator will supply the defendant with all of the necessary forms to be filed with the court office to appeal the decision. The defendant may request that his or her penalty be stayed pending the appeal. The municipal court judge will decide whether or not to do so.

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Health Department FAQ

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1. What do I do if I am involved in, or witness, a bite by a domestic animal or wildlife?

DOMESTIC ANIMAL BITES
All domsestic animal (dogs / cats) bites must be reported to the local health department. If the bite occurs during normal business hours (Monday through Friday – 8:30-4:30) contact Animal Control at (609) 737-0120. Contact the Police Department at (609) 737-3100 at all other times.

Be sure to obtain the name, address, phone number and description of the animal's owner at a minimum. If an involved party is leaving without providing information, write down a license plate or other information that would assist in locating the individual. Do not attempt to detain anyone.

Domestic animal bites involving humans requires a 10 day quarantine of the biting animal for rabies observation. This will help the bitten person avoid post exposure rabies prophylaxis.

WILDLIFE BITES

If bitten by wildlife, it is critical to maintain sight of the animal until police or animal control arrive and capture the animal. If the animal cannot be tested for rabies, the bitten individual will require post exposure prophylaxis.

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Marshall's Corner Pennytown Redevelopment Task Force

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1. Why purchase Pennytown?

There are three reasons why the Township Committee is considering buying Pennytown:

- First, because it is available.

- Second, because it is a unique site in the township in that it has its own sewage treatment plant and is part of a sewer service area.

- Third, because it can help the Township meet its pressing need to build affordable housing.

2. Are we paying fair market value for the property?

Yes, we are paying fair market value for the property. Three appraisals have been done on the property, each by a state-certified appraiser. Two of the appraisals were commissioned by the Township and one was commissioned by the seller. The two Township appraisals valued the property at $6,100,000 and $6,000,000, while the seller's appraisal valued the property at $5,825,000. All three appraisals were consistent with the assessed value of the property for tax purposes, which is $6,100,000, a number that was affirmed by the Tax Court in 2007 after the owner filed a tax appeal. The price the Township would pay is $6.1 million.

3. Why is the property available now?

The property has not been maintained by its current owner, and is in foreclosure. The holder of the mortgage anticipates taking title and has shopped the property to different commercial buyers. He also approached the Township and asked whether we would be interested in purchasing the property.

4. What is the development potential of the property?

The property is in the SC-1 shopping center zone. This zoning permits retail sales, personal services, offices, clinics, theaters, banks, night clubs, bars, restaurants, motels, and other uses. Given the limits on development imposed by the size of the treatment plant, a commercial development could be between 112,000 and 140,000 square feet, depending on the use. By way of contrast, the existing development – two houses, an office, two restaurants, a motel and retail stores -- fill approximately 60,000 square feet, which is just half of what could be built at the site.

5. What is unique about having sewers at the property?

Hopewell Township has limited sewage treatment capacity. There is no large-scale treatment plant in the Township, and the Township is not a full member of a regional treatment authority like the Stony Brook Regional Sewerage Authority (SBRSA) or the Ewing-Lawrence Sewage Authority (ELSA). In fact, the EPA has said that Hopewell cannot build a treatment plant because of concerns about water quality in the Delaware River. In the southern portion of the township some neighborhoods, such as Brandon Farms, have tied into the ELSA system, but approximately 90% of the land in the Township still has no access to sewer service and must rely on septic systems for waste treatment. Other than Princeton Farms, which was forced to tie into the SBRSA system in 1989 after its small treatment plant failed, and the BPG site on Carter Road, which has its own limited treatment potential, the only area north of the Pennington Circle that has sewage treatment capacity is Pennytown. Without sewers, the township is unable to develop at the density needed to meet its affordable housing requirement.

6. Why do we have a pressing need to build affordable housing?

Two reasons. First, the New Jersey Supreme Court's Mt. Laurel decisions in 1975 and 1983 established that municipalities have a constitutional obligation to provide real housing opportunities for low and moderate income households, and that towns cannot enact exclusionary zoning that prevents affordable housing from being built. The Council on Affordable Housing (COAH) was created in 1985 to help towns meet this constitutional obligation. As a state agency, COAH develops formulas for determining what a municipality's "fair share" of affordable housing will be, and if a municipality complies with COAH rules, it is immune from lawsuits from developers who claim that the town has not meet its affordable housing obligation.

Second, since 1985, COAH has enacted three separate sets of fair share calculations for each of three separate rounds of review. The most recent, known as the "Round Three" rules, were adopted in June, 2008. However, COAH's third round actually began in January, 2004. The town's fair share obligation that accumulated from 2004 until this year, when the new rules were finally adopted, must be filled within two years of COAH certifying the township's affordable housing plan. As a result, Hopewell must plan to meet this "retroactive" need immediately.

7. Who qualifies for affordable housing?

The guidelines for qualifying for affordable housing are set by the Council on Affordable Housing. "Low income housing" is housing that can be afforded by a household earning up to on half of the median income for a household of that size in the region. At present, a family of four with a gross income of $42,283 would qualify for low income housing. "Moderate income housing" is housing that can be afforded by a household earning between 50 and 80% of the median income for a household of that size in the region. At present, a family of four with a gross income of $67,653 would qualify for moderate income housing.

8. What is our affordable housing requirement?

The COAH rules are complex, but we have calculated Hopewell's current affordable housing requirement to be 419 units. Of that, approximately 130 units are required to meet Hopewell's retroactive need.

9. What is the deadline for meeting our Round Three requirements?

We must submit a Round Three compliance plan by December 31, 2008. The compliance plan provides for phasing the construction of affordable housing over the next 10 years, through 2018.

10. What happens if we fail to meet our affordable housing requirement?

If a town does not meet its affordable housing requirement, it looses its immunity from lawsuit, and a developer would then be permitted to sue the town and ask the court to allow the developer to build the affordable housing. These lawsuits, known as "builder's remedy" lawsuits, are costly to defend, but more importantly, they can cause the town to lose control of its zoning and planning process. In a builder's remedy lawsuit, the planning process takes place in the courtroom, rather than at the Planning Board and Township Committee. Furthermore, developers that build affordable housing are entitled to build market-rate housing as well. By including these market rate units in the development, a developer could be permitted to build five times the amount of housing that would otherwise be required. Finally, if we fail to meet COAH's deadlines, COAH can seize the funds that the township has been collecting from developers for its affordable housing trust fund under the theory that if the town won't use the money to provide affordable housing, the state will.

11. Is a developer's remedy lawsuit realistic in this economy?

Yes. As residents, we know Hopewell to be a wonderful place to live. We take pride in our beautiful landscape and our unique rural-suburban mix. Hopewell is appealing to developers for these very same reasons. Right now, developers and their attorneys are looking closely at towns like Hopewell. One prominent law firm's website says, "Towns that are subject to this [December 1, 2008] deadline and who fail to file with COAH by that date loose their immunity from exclusionary zoning until they do file. Because these towns have an urgent need to prepare and adopt new housing plans over the next ten weeks, this is an opportune time for property owners and builders to propose projects that include both residential and mixed use low and moderate income housing."

Developers understand that the best way to force towns to accept development is to claim that they are meeting an unmet affordable housing need. For Hopewell, risking a developers-remedy lawsuit is the ultimate gamble: the town has spent ten years and hundreds of thousands of dollars formulating and defending its 6 and 14 acre zoning, all of which could be overturned by a developer who successfully argues that the township has not met its constitutional obligation to provide for affordable housing. Such a lawsuit could easily result in high density development throughout the Township.

12. How would development at the Pennytown site affect firefighting in the area?

Development of affordable housing at Pennytown would have no adverse impact on firefighting in the area. Currently, the pond at the site provides water that can be used for firefighting, and that would not change. On the contrary, if the pond is dredged as part of the development, it will become a better fire protection resource.

13. How would development at Pennytown affect wells in the area?

We have asked Matt Mulhall, the hydrogeologist whose research formed the basis for the Township's current zoning, to look at the groundwater resources at the site. Mr. Mulhall reported that "the Pennytown site has unique attributes with respect to water supply and wastewater treatment that make the property favorable for converting from existing commercial operations to affordable housing." He noted that the reported yields from the existing wells at the site were more than enough to meet anticipated residential demands; and that in addition, the site is located near a fault zone that is a significant groundwater resource, and is above a rock formation that is the best water supply aquifer in the township.

14. How would development at Pennytown affect traffic in the area?

A detailed traffic study will be performed as part of the detailed site planning process. However, the estimate of the total trip load for a 70-unit residential development is significantly less than the trip load for a commercial development that could be built at the site under the current zoning. Seventy affordable units at the site would generate 474 total daily trips. This is 13% of the 3,612 total daily trips the site as it currently exists is calculated to generate, and 27% of the 1,728 total daily trips the site would generate if it were converted to a 140,000 square-foot office use.

15. How is the township protected against environmental damage at the site?

Under the agreement of sale, the township has the right to perform Phase I and Phase II environmental audits and a groundwater assessment. If the results of the audit are unsatisfactory to the township, it has the right to declare the agreement null and void.

16. Who would demolish the existing buildings, and when?

The seller must demolish the existing buildings before closing, with the exception of the office building on Route 654 and the HI Ribs restaurant. The restaurant lease runs through April 30, 2010, and therefore the restaurant property will be subdivided from the remainder and then deeded to the Township after the lease expires.

17. What is the timeline for development of the site?

The Township would close on the property (with the exception of the HI Ribs parcel) by June 30, 2009. The site is slated for development between 2011 and 2012, according to the Township's proposed affordable housing implementation phasing plan.

18. Pennytown is isolated and located on a state highway. Is this a reasonable location for affordable housing?

Pennytown is actually next to residential zoning districts or land uses on all sides, except for a small portion on the southern end near the pond and across Pennington Hopewell Road (Route 654) at the Kootronics/Pennwell site. That adjacent Kooltronics/Pennwell site has been designated as a "hamlet" in the township's zoning ordinance, meaning that a small compact development with a mix of uses could be built there. The use of Pennytown for residential purposes fits well with this "hamlet" concept. Also, Pennytown's access to Route 31, its location between two traffic signals, and its proximity to Hopewell Borough (which is four minutes away) and commercial services to the south make it a reasonable site for affordable housing. We also anticipate that by the time the site is developed, it will be served by New Jersey Transit.

Building affordable housing at the Pennytown site also has the advantage of distributing the township's affordable housing obligation in a fair and equitable manner. The township's affordable housing should not be concentrated in any single area of the township.

19. What would the houses look like?

It's too soon to tell. Affordable housing can take many different forms. The township would work with the selected developer to ensure that the end product is aesthetically pleasing, fits the character of the area, and enhances this stretch of Route 31.

20. Will the houses be sale or rental units?

Again, it's too soon to tell. We will work with the developer to come up with a product that makes the most economic sense and provides stability for the site.

21. How will the township pay for the property?

We have proposed that the Pennytown property be purchased with a combination of affordable housing funds (which are only available if the property is used for affordable housing) and municipal borrowing. The down payment would be from the Township Affordable Housing Trust Fund, while the balance will be financed over40 years. It is anticipated that this financing will be reimbursed through the trust fund as that fund is replenished by developers paying development fees.

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Tax Collector

Show All Answers

1. When are taxes due?

Taxes are due on the first day of February, May, August and November.

2. Is there a grace period?

Yes, the Township allows 10 calendar days of grace. If the tenth day falls on a holiday or weekend, the grace period is extended to the next business day. During August only, the grace period may be extended beyond the 10th of August. You will be notified on the face of the tax bill of the last day to pay August taxes.

3. When will I receive a new tax bill?

Tax bills are mailed in July. Each bill contains 4 tear off stubs for the 3rd and 4th quarters of the current year, and the 1st and 2nd quarters of the next year. Original bills are mailed to those who pay their own taxes, banks and mortgage companies.

Property owners who pay their taxes through their mortgage company receive advice copies of the tax bill. This advice copy can be used to make tax payments if a mortgage has been paid off by the property owner. Please read both the front and back of the bill.

If improvements to the property have been completed prior to October 1st of the tax year, a second tax billing will be made to the owners of that property. The Assessor will notify you of the additional assessed value and what time period it covers. The amount of taxes due for November, February and May will be the sum of the two bills. For questions, contact the Tax Assessor.

4. How can I make payment?

Taxes can be paid with cash, personal or certified checks, and money orders. You may bring in your payment, use the drop box, or mail the payment. If you are using the drop box, be aware that the payment will not be considered received until the next business day. If you are mailing, please give it at least 3-5 days to reach us. Postmarks are not accepted. If you use your bank’s in-line payment feature, be aware that a check is cut and mailed to us by the bank. Give at least 7-10 days for this process.

Once the tax sale process has begun, only cash, certified checks, or money orders will be accepted. If you require a receipt, please send the entire bill back with your payment, along with a self-addressed, stamped envelope. Your bill will be receipted and returned to you.

Effective on or about May 15, 2010, on-line payments will be accepted for ACH and credit cards. The fees associated with using this feature do not go to the Township; they are paid to the site provider. If you are listed for tax sale, you may not use this system after the 50th day preceding the tax sale date. (NJSA 5:30-9.2) Pay taxes and sewer bills online.

5. How do I change my address?

All address changes must be made in writing. They may be included with your payment, emailed to mkennedy@hopewelltwp.org, faxed to 609-737-1232, delivered to the Tax Collector's office in the Municipal Building during office hours, or dropped in the dropbox after hours. Phone changes can not be processed. 

6. I need to change my mortgage information, what should I do?

All requests to change a mortgage provider must be made in writing. If you are escrowing for taxes with a mortgage company, we need an Initial Authorization From the mortgage company. This form, when signed by you, authorizes us to send your tax bill to the mortgage company. If you have paid off your mortgage and are now making payments directly to the Township, we need a signed, written notice to stop sending the original bills to the mortgage company.

Initial Authorization Form

7. How do I pay off a lien?

You must request in writing to the Collector a statement of redemption. At no time should you approach the lien holder. The request must include the date that you anticipate making payment and a statement of your legal interest in the property. The Collector will provide you with a payoff figure that is computed to the next Committee meeting date. You may be required to provide proof of identity: New Jersey Tax Sale Law only allows "interested parties" the right to redeem.

Upon receipt of the redemption figure, payment must be made at least one week prior to the scheduled Committee meeting. The only accepted forms of payment are cash, certified check, or money order. The Collector will notify the Lien Holder that payment has been received, and request the lien certificate from the holder. This certificate will be forwarded to you; you will then have the lien removed at the County.

For more information, view Municipal Lien Process.

8. My taxes are too high, what can I do?

Taxes are determined by applying the Township tax rate to the assessed value of your property. Every property in the Township pays the same tax rate. Property values, however, are unique to each property. To lower your tax exposure, you need to lower the assessed value. In order to appeal, you must file by April 1, and taxes must be current through the first quarter of the year. The Office of the Tax Assessor can help you file your appeal. Contact Tax Assessor.

9. What programs are available to reduce taxes?

The State of New Jersey offers two deductions at the local level; one for Seniors and Disabled citizens, and one for Veterans. Each deduction reduces taxes by $250.00 per year. There is also an exemption for disabled Veterans, where the disability was caused by their service in the Armed Forces.

For more information, view Tax Benefits.

10. How are taxes computed?

The total tax levy to be collected is the sum of the local budget and the budgets of the School board, County, Fire Districts, and Open Space programs. This figure is divided by the total assessments in the Township to produce the tax rate. That tax rate is then applied to individual assessments.

The first half of your tax bill is estimated, and equal to one-half of the total prior year taxes. It is estimated because the rate cannot be computed until all budgets have been approved; that occurs in June. The second half tax bill is computed by applying the new tax rate to the current year assessment, then deducting the amount billed in the first half.

11. What is the interest rate on late payments?

NJSA 54:4-67 states that if payment is not received by the end of business hours on the 10th day of the grace period, interest is to be charged. Interest is 8% per annum on the first $1,500.00 of delinquency; balances in excess of $1,500.00 have an interest rate of 18% per annum. This 18% rate remains in place until the taxes are brought current. Interest is charged from the 1st of the month that the payment is due, or the date of last payment.

In addition, if the total balance (tax and interest) exceeds $10,000.00 on December 31, a 6% penalty shall be added to the amount due the Township.

Under this statute, the collector must have physical possession of the payment; no postmarks are accepted. Also, any payment placed in the Township drop box is considered as received the next business day. For questions, call the Tax Collector.

12. I don’t have a tax bill, why am I charged interest?

NJSA 54:4-64 states that failure to receive a bill does not invalidate the tax due; it is the property owner’s responsibility to ascertain from the proper official (Tax Collector) the amount due. If you have recently purchased the property, or lost your bill, you should call the Tax Collector to obtain the amount due, and request a copy of the bill.

Call Tax Collector.

13. What is a tax sale? Can I buy property at the tax sale?

Delinquent prior year taxes, utility charges and other Township charges will be sold to the highest bidder in the form of liens. The Township holds an annual tax sale for those properties delinquent for the prior year.

The State requires that any property listed for tax sale be publicly published and posted in the Township. The costs of publication and sale are added to the amount to be sold. Upon the sale of these liens, the purchasers (Lien Holders) may pay current year delinquencies, and add those balances to the lien. Lien Holders must wait two years before they can begin to foreclose a property. The property owner may redeem the lien at any time prior to foreclosure, through the Office of the Tax Collector.

The Township does not sell properties for unpaid taxes. To obtain more information on the tax sale process, view Municipal Lien Process.