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. 

Show All Answers

1. What is an intervenor?
2. What if The Township didn’t enter the litigation?
3. Why did Hopewell Township agree to a negotiated settlement on Affordable Housing?
4. Why do we have to have more housing? We have enough!
5. Who exactly qualifies for Affordable Housing?
6. I heard that there are going to be a lot of market rate houses too. Why?
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?
8. Why do we need affordable housing? There are plenty of houses in town that haven’t sold.
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?
10. How soon is this going to happen?
11. Do our taxes have to pay for this?
12. Our schools are already filled up! Are we going to have to build a new school, too?
13. Where will the developments be?
14. Why do you have to build in the southern tier? It’s not fair! We have all the development!
15. I am concerned about how all this new development will impact traffic in Hopewell Township. Why wasn’t this considered upfront?
16. Why do we have to build on the field on the west side of Scotch Road?
17. Why did land have to be classified as a Redevelopment Zone?
18. What if Pennytown had been built? Would we still be getting all of this?
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?
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?
21. I am concerned that bringing more Affordable Housing to Hopewell Township is going to negatively impact our community and bring down property values.
22. How was the public involved in this process? Is this all a done deal?
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?
24. Will Hopewell Township taxes go up because of this PILOT?
25. What’s the impact on our schools?