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Master Plan Re-Examination Report
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The Hopewell Township 2026 Master Plan Reexamination Report reviews the Township's adopted Master Plan, amendments, and associated development regulations. The report analyzes the plan's policies and assesses their alignment with current conditions, including economic, demographic, and environmental factors. It also incorporates changes in State, County, and municipal policies. The report recommends specific changes to the Master Plan and Land Development Regulations to address current and future planning objectives, with emphasis on affordable housing and the requirements of the amended Fair Housing Act. It recommends consideration for overlay zoning for inclusionary affordable housing and higher density development.
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--- Document: Master Plan Re-Examination Report Document --- Hopewell Township 2026 Master Plan Reexamination Report JANUARY 21, 2026 ADOPTED BY PLANNING BOARD RESOLUTION #2026-5 TOWNSHIP OF HOPEWELL CUMBERLAND COUNTY, NEW JERSEY Source: https://hopewelltwp-nj.com/community/hopewell-township-gallery/# ii 2026 Master Plan Reexamination Report Township of Hopewell Cumberland County, New Jersey Adopted January 21, 2026 Prepared by: Brian M. Slaugh, PP, AICP New Jersey Professional Planner License No. 3743 and Isabel Rodriguez, PP, AICP New Jersey Professional Planner License No. 6554 CLARKE CATON HINTZ, PC 100 Barrack Street Trenton, New Jersey 08608 (609) 883-8383 iii MAYOR AND COMMITTEE Robin Freitag, Mayor Tom Tedesco, Vice Mayor David Miller, Committee Member Jeff Shimp, Committee Member Kelsey Bayzick, Committee Member Tom Tedesco, Interim Township Administrator Rosa Brambila, Township Clerk Matthew Ritter, Esq., Township Solicitor Steve J. Nardelli, PE, Township Engineer Jeffrey R. Surenian, Esq., Affordable Housing Counsel TOWNSHIP PLANNING BOARD Al Caggiano, Jr., Chair Paul Earnest, Vice Chair Tom Tedesco, Committee Member Jeff Shimp, Committee Member Ken Strait, Board Member - Liaison Env. Commission Lee Hepner, Board Member Diane Crispin, Board Member Betty Lewis, Board Member Judy Zirkle, Board Member Jamie Gaunt, Alternate Kyle Johnson, Alternate David Elwell, Zoning Officer Justin White, Esq., Planning Board Solicitor Steve J. Nardelli, PE, Planning Board Engineer Vacant, Land Use Board Secretary iv Table of Contents INTRODUCTION TO THE REEXAMINATION REPORT ................................................................................ 1 CONTENTS OF THE REEXAMINATION REPORT ....................................................................................... 1 MAJOR PROBLEMS AND POLICIES IDENTIFIED IN THE 2023 REEXAMINATION REPORT ............................. 2 CHANGE IN THE STATUS OF THE MAJOR PROBLEMS AND POLICIES OF PREVIOUS PLANS ......................... 3 CHANGES IN THE ASSUMPTIONS, POLICIES, AND OBJECTIVES UNDERLYING THE MASTER PLAN ............. 6 DEMOGRAPHIC CHANGES .............................................................................................................. 6 Population Characteristics .................................................................................................... 6 Table 1. Population Change, Hopewell and Cumberland County, 1950 to 2023 .............. 6 Table 2. Age of Population, 2013 to 2023 ............................................................................ 7 Housing Conditions .............................................................................................................. 8 Table 3. Housing Units in Structure and Tenure of Occupant, 2023 ................................ 9 Table 4. Housing Units by Age, 2023 .................................................................................. 9 POLICY CHANGES ......................................................................................................................... 10 Changes at the Local Level .................................................................................................. 10 Changes at the County Level ................................................................................................ 13 Changes at the State Level .................................................................................................... 14 RECOMMENDATIONS FOR GOALS, MASTER PLAN AND LAND DEVELOPMENT REGULATIONS ................. 18 GENERAL RECOMMENDATIONS ..................................................................................................... 19 Review Development Ordinances ...................................................................................... 19 Environmental preservation, protection, and enhancement ............................................ 19 Stormwater Management Plan Element ............................................................................ 20 Hopewell Business Park ..................................................................................................... 20 SPECIFIC RECOMMENDATIONS TO THE LAND DEVELOPMENT ORDINANCE ...................................... 20 MASTER PLAN .............................................................................................................................. 21 INCORPORATION OF REDEVELOPMENT PLANS INTO THE MASTER PLAN AND ORDINANCES ................... 22 TOWNSHIP TOWN CENTER ............................................................................................................ 22 PUBLIC ELECTRIC VEHICLE INFRASTRUCTURE RECOMMENDATIONS ...................................................... 22 1 Reexamination of the Master Plan INTRODUCTION TO THE REEXAMINATION REPORT The Reexamination Report focuses on the planning activities of the current Master Plan and prior reexamination report in accordance with the governing statute1. A reexamination report analyses the Master Plan’s policies and determines the degree to which those policies have been affected by subsequent events. These events can encompass a wide variety of influences from economic changes in conditions, changes in the demographic characteristics of the population, climatic changes and effects, adoption of different policies at higher levels of government, new direction at the local level and similar factors. The original Master Plan was adopted in 1960, the current Master Plan was adopted in 1978 by the Hopewell Township Land Use Board2 and currently serves the purpose of guiding development and redevelopment in the Township. The 1978 Master Plan included periodic revisions in 1983, 1988, 1994, 2004, 2012, and 2023. The 2023 Reexamination Report determined that the goals and objectives of the Township’s future planning have remained consistent, with its main goal – to provide for its residents a community which respects and desires to maintain its rural characteristics – still its overarching vision. Further, it was determined that the primary mission is to achieve a balance between anticipated growth (business and residential) and the preservation of the Township’s agricultural and natural lands. Several Elements of the Master Plan were adopted following the various reexaminations, including an Open Space and Recreation Plan (2011), a Housing Element (2006), a Fair Share Plan (2006), an Environmental Resource Inventory (2007), and a Farmland Preservation Plan (2018). Most recently, the Township Land Use Board adopted on May 21, 2025a Fourth Round Housing Element and Fair Share Plan (HEFSP) that was subsequently endorsed by the Township Committee on June 12, 2025. This Reexamination Report, and those elements still in effect from earlier planning efforts, are the embodiment of the Township’s vision for Hopewell. CONTENTS OF THE REEXAMINATION REPORT The Reexamination Report is a review of the adopted Master Plan, its amendments, and their associated development regulations which often serves as a catalyst for changes in the Master Plan and zoning ordinance, which is called the Land Use and Development Ordinance in Hopewell. The Land Use and Development Ordinance contains the components of a 1 - N.J.S.A. 40:55D-89. The statute requires the reexamination report at least every 10 years. 2 - The Planning Board, which is a combined planning and zoning board as authorized under the Municipal Land Use Law (MLUL), is known colloquially as a Land Use Board in Hopewell Township. Township of Hopewell Reexamination of the Master Plan January 12, 2026 2 subdivision, site plan, design and performance standards, and land use procedures ordinances along with a zoning ordinance. The Municipal Land Use Law (MLUL) requires that the reexamination report address the following sections, each of which will be dealt with in turn in this document: 1) The major problems and objectives relating to land development in the municipality at the time of the adoption of the last reexamination report; 2) The extent to which such problems and objectives have been reduced or have increased subsequent to such date; 3) The extent to which there have been significant changes in the assumptions, policies, and objectives forming the basis for the master plan or development regulations as last revised, with particular regard to the density and distribution of population and land uses, housing conditions, circulation, conservation of natural resources, energy conservation, collection, disposition, and recycling of designated recyclable materials, and changes in State, county and municipal policies and objectives; 4) The specific changes recommended for the master plan or development regulations, if any, including underlying objectives, policies and standards, or whether a new plan or regulations should be prepared; and 5) The recommendations of the Planning Board concerning the incorporation of redevelopment plans adopted pursuant to the Local Redevelopment and Housing Law into the land use plan element of the municipal master plan, and recommended changes, if any, in the local development regulations necessary to effectuate the redevelopment plans of the municipality. 6) The recommendations of the Planning Board concerning locations appropriate for the development of public electric vehicle infrastructure, including but not limited to, commercial districts, areas proximate to public transportation and transit facilities and transportation corridors, and public rest stops; and recommended changes, if any, in the local development regulations necessary or appropriate for the development of public electric vehicle infrastructure. MAJOR PROBLEMS AND POLICIES IDENTIFIED IN THE 2023 REEXAMINATION REPORT As provided in the 2023 Reexamination Report the major problems and objectives are: A. Preserving and maintaining our agricultural and natural lands remains a priority. While there was no large-scale loss of agriculture lands, scattered residential subdivisions in the agricultural district on existing roads have continued, resulting in some acreage being lost. Encouraging residential development in the R districts, closer to the town center and available utilities, is preferred. The Township encourages participation in the State's Farmland Preservation Program as a method to protect its prime farmlands and maintain the well- established agriculture industry within its borders. B. Planning for a proper balance of developed and non-developed lands has been considered. The Township purchased 50 acres on Rt 49, now known as the "Hopewell Business Park", Township of Hopewell Reexamination of the Master Plan January 12, 2026 3 intending to increase its commercial ratable base and provide additional employment opportunities for area residents. The Business Park will enable new commercial opportunities to be conveniently located in a centralized area near this high traffic corridor. In addition, detailed planning of commercial development along the Route 49 corridor was completed, defining business districts with specified permitted uses. Provisions have been made to allow higher density, residential uses (as conditional uses) in some areas of this corridor, where infrastructure exists and conflicts with commercial uses would be minimized. C. Continued attention to protecting / preserving our natural resources. Significant portions of the Township's lands are in the CAFRA (Coastal Area Facility Review Act) designation, offering some protection guidelines along with various State environmental policies and regulations. Township ordinances in the agriculture districts allows for small residential development on existing roads. While offering landowners this land use opportunity, the intention is to still reduce sprawl deep into the agricultural areas and provide an element of protection to the natural resource areas. D. The Township recognizes the need for residential housing of all types, including for low and moderate-income level residents. The Phase III revision of the State's COAH regulations increased the availability requirements of affordable housing within Municipalities. E. The Township recognizes the need to outreach to neighboring municipalities to increase shared services for community facilities, services and requisite utilities. The intent of municipal sharing is to provide and / or continue services in a cost-effective manner for its residents. Current examples being utilized are the Joint Convenience Center, Construction Department, Municipal Judicial Court, EMS Services and the Senior Center located in Hopewell. The Township, along with Upper Deerfield, recently participated in the re- organization of the Bostwick Lake Commission, with renewed interest in enhancing the passive recreational use of this scenic area for the community. F. Evaluate the opportunities available for residents and visitors to enjoy our natural surroundings. CHANGE IN THE STATUS OF THE MAJOR PROBLEMS AND POLICIES OF PREVIOUS PLANS The problems and objectives identified in the 2023 Reexamination Report remain valid and continue to affect planning and zoning decisions in the Township. However, there have been advancements made to resolve or improve many of the previously identified problems. Changes in the status of some recommendations and policies are discussed below: A. The creation of several Township Community Boards, Plans and Ordinances has better positioned the Township for future residential and commercial development while maintaining its rural character. In particular, the Economic Development Board, Environmental Commission, and the Agricultural Advisory Board continue to work towards preserving and maintaining the Township’s agricultural and natural lands. Additionally, land owners continue to participate in the State's Farmland Preservation Program. The Township ranks #1 in the amount of preserved farmland in Cumberland Township of Hopewell Reexamination of the Master Plan January 12, 2026 4 County, with 69 preserved farms covering 5,636 acres (25.4%) of all preserved farmland in the County as of November 2022.3 To date, a total of 70 farms have been preserved in the Township, totaling 5,672 acres.4 B. There are two commercial developments anticipated in the Hopewell Business Park. First, an approved development on a 2.5-acre site that will expand commercial operations of the existing Greater Bridgeton Amish Market. The development is now under construction. Second, a retail/storage facility is proposed on a 5-acre site and is anticipated before the Land Use Board in 2026. C. One area of renewed interest is "Green Renewable Energy", prompted by State and Federal incentive grants. New Jersey is one of the most aggressive states promoting the use of both wind and solar for residential and commercial purposes. While few would dispute the benefits of utilizing renewable energy, given current solar technology, renewables could have a significant impact on land use in the Township due to the abundance of open space. As renewable energy uses evolve, the Township's Land Use Boards and Governing Body should continue to monitor their allowance for both private and commercial use in line with state mandates and regulations in light of the overall goals of the Township's Master Plan. Since the 2023 reexamination report, the Township has made advancements in renewable energy development with the construction of a solar array system on Block 63, Lot 8.02 located along NJ Route 49. Additionally, the Township is developing bid specifications for a solar project on a closed landfill on Block 76, Lot 35 located along Trench Road. Hopewell Township currently permits solar energy uses as an accessory use in every zoning district subject to certain conditions. In anticipation of potential large scale solar facilities, and in consideration of their full operational lifespan, decommissioning process, and long-term land use implications of such facilities, the Township should consider developing bulk or design standards for such uses. D. The amendments to the Fair Housing Act (FHA) passed on March 20, 2024 (P.L. 2024 c.2) set forth the requirements in the law under which municipalities must address their affordable housing obligations in the Fourth Round and all subsequent rounds. The FHA Amendment represents a significant change from the means by which housing plans were previously devised. These changes are outlined under Section 3: Changes in the Assumptions, Policies, and Objectives Underlying The Master Plan. In addition, on December 18, 2024, the Administrative Office of the Courts issued Administrative Directive #14-24, which established procedures for implementation of the Program and for municipalities to file their Fourth Round Declaratory Judgment 3 - Farmland Preservation Plan for the County of Cumberland, NJ State Agricultural Development Committee https://www.nj.gov/agriculture/sadc/home/genpub/comprehensiveplans.html, November 2022. 4 - State Agriculture Development Committee, https://www.state.nj.us/agriculture/sadc/farmpreserve/, accessed December 26, 2025. Township of Hopewell Reexamination of the Master Plan January 12, 2026 5 (“DJ”) filings. The Directive also set requirements for what must be included in a compliant Fourth Round HEFSP. In May 2025, the Township adopted its Fourth Round Housing Element and Fair Share Plan (HEFSP) to address the Township’s affordable housing obligations under the amended FHA. As part of the Township’s next steps to implement the HEFSP in compliance with the requirements of the amended FHA, the Township recognizes the need to update its affordable housing policy by adopting new ordinances to be compliant with the Fourth Round regulations. As such, the Planning Board recommends the addition of an overlay zoning ordinance to the Land Use and Development Ordinance and Zoning Map to provide the opportunity for inclusionary affordable housing and higher density development through a variety of housing types. The proposed ordinance change is outlined in the Specific Recommendations to the Land Development Ordinance section. E. The Township continues to recognize the need to provide and / or continue services in a cost-effective manner for its residents. Hopewell continues to outreach to neighboring municipalities to increase shared services for community facilities, services and requisite utilities, particularly Upper Deerfield Township and Shiloh Borough. Current examples being utilized are the Joint Convenience Center, Construction Department, Municipal Judicial Court, EMS Services and the Senior Center located in Hopewell. The Township continues collaboration with Upper Deerfield to provide shared services for their residents, especially for the management of Bostwick Lake, with renewed interest in enhancing the passive recreational use of this scenic area for the community. The Township also recently began discussions with Cumberland County to provide shared services, including the creation of a County Park System. Additionally, in further collaboration with neighboring municipalities, Hopewell Township and Shiloh Borough have held joint meetings and begun preliminary discussions for a shared services arrangement. This arrangement would extend existing sewer infrastructure to Shiloh Borough to alleviate septic system challenges within the community. F. Hopewell Township preserved approximately 100 acres east of the Hopewell Crest School along Sewell Road and created a new park for residents. The park consists of walking trails and an area for residents to park vehicles and enjoy this open space on foot. The Township received a FY2024 Local Recreation Improvement Grant (LRIG) grant from the NJ Department of Community Affairs (DCA) to develop a walking trail along the Hopewell Business Park, adjacent to the West Cumberland Senior Center. In January 2025, the Township applied for additional LRIG funding for improvements, construction, and repairs of recreational and parks facilities. Township of Hopewell Reexamination of the Master Plan January 12, 2026 6 CHANGES IN THE ASSUMPTIONS, POLICIES, AND OBJECTIVES UNDERLYING THE MASTER PLAN Migration of residential growth into Southern New Jersey counties during the mid-1990's to present brought with it many challenges for the affected communities, along with the displacement of some of their rural surroundings. The Cumberland County cities of Vineland and Millville experienced an increase in residential development, as well as some commercial growth. Hopewell's neighboring municipality, Upper Deerfield, experienced some of this pressure as well, seeing rural land uses converted to residential and commercial uses. Bridgeton, Cumberland's third urban city and County seat, to which Hopewell shares a border, has experienced some distressed times in recent decades. This fact, along with Hopewell's general location in the County with less access to the regional highway network, its limited utility infrastructure, CAFRA designation and agricultural preservation efforts, may have insulated Hopewell from this development pressure, but not entirely. DEMOGRAPHIC CHANGES Population Characteristics The 2025 Housing Element and Fair Share Plan noted some significant growth in Hopewell Township between 1950 and 2023, with the population seeing its biggest increase from 1950 to 1960 (growing by 45.8%). Similarly, Cumberland County saw its biggest increase during the same period, with a population increase of 20.6%. Both the Township and the County experienced a steady increase in subsequent years up to 2010, with the exception of Hopewell’s 3.4% population decline in 1990. From 2010 to 2020, Hopewell and Cumberland County experienced a population decline of 3.9% and 1.8%. This downward trend continued from 2020 to 2023, where both the Township and County experienced population declines. See Table 1 and Figure 1, Population Change. Table 1. Population Change, Hopewell and Cumberland County, 1950 to 2023 Year Hopewell Change since Last Census (%) Cumberland County Change Since Last Census (%) 1950 2,460 - 88,597 - 1960 3,586 45.8% 106,850 20.6% 1970 3,970 10.7% 121,374 13.6% 1980 4,365 9.9% 132,866 9.5% 1990 4,215 -3.4% 138,053 3.9% 2000 4,434 5.2% 146,438 6.1% 2010 4,571 3.1% 156,898 7.1% 2020 4,391 -3.9% 154,152 -1.8% 2023 4,372 -0.4% 152,915 -0.8% Source: U.S. Decennial Censuses 1950-2020; 2019-2023 American Community Survey 5-Year Estimate (B01003) Township of Hopewell Reexamination of the Master Plan January 12, 2026 7 Between 2013 and 2023, there was a large decrease in the number of Hopewell residents between the ages 35 and 54 (62.3%). The largest growth was in the age 10-14 cohort, whose population grew 63.2% between 2013 and 2023. The second largest growth was residents approaching or at retirement age – i.e., residents between ages 60 and 74 (67.0%). However, there were substantial decreases in the younger cohort, with residents between 15 and 24 years representing the largest decline (77.4%). The combination of these changes brought the median age slightly down from 45.8 to 44.4 years from 2013 to 2023. See Table 2 and Figure 2, Age of Population, for additional detail. Table 2. Age of Population, 2013 to 2023 Age in Years 2013 Percent of Total 2023 Percent of Total Cohort Change Under 5 210 4.6% 256 5.9% 21.9% 5-9 240 5.3% 193 4.4% -19.6% 10-14 190 4.2% 310 7.1% 63.2% 15-19 289 6.3% 167 3.8% -42.2% 20-24 307 6.7% 199 4.6% -35.2% 25-34 430 9.4% 609 13.9% 41.6% 35-44 563 12.3% 479 11.0% -14.9% 45-54 791 17.3% 416 9.5% -47.4% 55-59 275 6.0% 312 7.1% 13.5% 60-64 268 5.9% 356 8.1% 32.8% 2,460 3,586 3,970 4,365 4,215 4,434 4,571 4,391 4,372 88,597 106,850 121,374 132,866 138,053 146,438 156,898 154,152 152,915 0k 20k 40k 60k 80k 100k 120k 140k 160k 180k 0k 1k 1k 2k 2k 3k 3k 4k 4k 5k 5k 1950 1960 1970 1980 1990 2000 2010 2020 2023 Cumberland County Population Hopewell Township Population Census Year Figure 1. Population Change, 1950-2023 Municipal Population County Population Township of Hopewell Reexamination of the Master Plan January 12, 2026 8 Age in Years 2013 Percent of Total 2023 Percent of Total Cohort Change 65-74 425 9.3% 570 13.0% 34.1% 75-84 373 8.2% 372 8.5% -0.3% 85+ 199 4.4% 133 3.0% -33.2% Total 4,560 100.0% 4,372 100.0% -4.1% Median Age 45.8 44.4 Source: 2019-2023 American Community Survey 5-Year Estimate (DP05) There do not appear to be obvious reasons for such divergent changes in age cohorts, such as the closing of a school, or the closing or opening of employment centers either in Hopewell or the region. Housing Conditions The 2019-2023 American Community Survey (“ACS”) estimates that Hopewell Township has approximately 1,779 housing units, with 172, or 9.7%, vacant. The Township’s housing stock consists predominantly of single-family detached units (84.0%), but also contains some multi- family units (12.2%). The share of single-family detached units in the Township is higher than for Cumberland County (67.0%) and that of the state (52.7%). In addition, rental units comprise approximately 17.1% of total units, compared with 33.3% for the County and 33.4% for the state. See Table 3, Housing Units and Tenure of Occupant, for these details. - 100 200 300 400 500 600 700 800 900 Under 5 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55-59 60-64 65-74 75-84 85+ Population Age Cohort Figure 2. Age of Population, 2013 and 2023 2013 Population 2023 Population Township of Hopewell Reexamination of the Master Plan January 12, 2026 9 Table 3. Housing Units in Structure and Tenure of Occupant, 2023 Number of Units Owner Occupied Percent of Total Renter Occupied Percent of Total Vacant Percent of Total Total Occupied Total Units Percent of Total 1, Detached 1,298 73.0% 88 4.9% 109 6.1% 1,386 1,495 84.0% 1, Attached 7 0.4% 0 0.0% 0 0.0% 7 7 0.4% 2 0 0.0% 107 6.0% 0 0.0% 107 107 6.0% 3 or 4 0 0.0% 0 0.0% 0 0.0% 0 0 0.0% 5 to 9 0 0.0% 0 0.0% 0 0.0% 0 0 0.0% 10 or more 0 0.0% 85 4.8% 26 1.5% 85 111 6.2% Other 0 0.0% 22 1.2% 37 2.1% 22 59 3.3% Total 1,305 73.4% 302 17.0% 172 9.7% 1,607 1,779 100.0% Source: 2019-2023 American Community Survey 5-Year Estimate (B25032, DP04) Table 4, Occupied Housing Units by Year Built, illustrates the age of the Township’s housing stock. Slightly more than one-third (36.2%) of the Township’s housing stock was built prior to 1960. The Township’s housing stock grew the most rapidly from 1960 to 1999, when more than half (53.7%) of units were constructed, with the rate of housing construction declining in subsequent decades. Table 4. Housing Units by Age, 2023 Year Built Total Units Percent Owner Renter 2020 or later 0 0.0% 0 0 2010 to 2019 33 2.1% 33 0 2000 to 2009 130 8.1% 130 0 1980 to 1999 432 26.9% 385 47 1960 to 1979 431 26.8% 354 77 1940 to 1959 435 27.1% 280 155 1939 or earlier 146 9.1% 123 23 Totals 1,607 100.0% 1,305 302 Median Year Built 1969 1974 1958 Source: 2019-2023 American Community Survey 5-Year Estimate (Tables DP04, B25036, B25037) Given the current zoning districts and accompanying ordinances, lack of sewer and water service, percentage of State Planning Area 4 (Rural) and preserved acreage, along with State Planning regulations governing the Township, population distribution and land uses should not change significantly in the foreseeable future, and any measurable density increase most likely would occur in the proximity of the existing Rt. 49 corridor land uses located in the center of the Township. The State Planning Map, as well as the Township's zoning map, Township of Hopewell Reexamination of the Master Plan January 12, 2026 10 mirrors the denser residential / commercial uses along the Rt. 49 corridor, surrounded by farmland / rural lands principally used for agriculture. POLICY CHANGES Changes at the Local Level Hopewell Township Objectives The Municipality's objectives have not been greatly altered as stated in the first Master Plan of 1960 and they continue on as the basis for which policies have been developed and adopted since. Through its policies, the Township has continued to be mindful of the needs of its residents as well as the importance of maintaining its rural heritage. The progress the Township has made with the creation of the Business Park, Senior Center, and its many municipal shared service agreements, along with the support of the Farmland Preservation / Green Acres Programs, are evident of its policies supporting its objectives. Hopewell had been a dry municipality for its entire history, but the 2010 voter referendum ended this period when the plebiscite passed. The Township Committee and Land Use Board jointly developed ordinances, under the parameters assigned by the State, to regulate the retail consumption of alcoholic beverages on licensed premises in a manner consistent with the characteristics and goals of a rural municipality such as Hopewell Township. Cross Acceptance The release of the Preliminary New Jersey State Development and Redevelopment Plan (SDRP or State Plan) on December 6, 2024 (further explained under the Changes at the State Level section) marked the beginning of the Cross Acceptance Process. Hopewell Township participated in the 2025 Cross Acceptance Process through Cumberland County, which served as the designated negotiating entity for the County’s municipalities. After the State released the Preliminary Draft State Plan, Cumberland County coordinated outreach and formed local subcommittees, including one for Hopewell Township. A County-wide public information meeting was held on February 13, 2025 to present the draft plan and gather public input. In April 2025, Hopewell Township’s cross acceptance subcommittee and Land Use Board reviewed and discussed the Township’s Cross Acceptance Response Template (CART), documenting areas of consistency and concern with the state plan. The process concluded on June 4, 2025, when the Cumberland County Planning Board formally approved Hopewell Township’s CART and transmitted it as part of the County’s official cross-acceptance response to the State. The State Planning Commission formally adopted the document, 2025 State Development and Redevelopment Plan, on December 17, 2025. 2025 Fourth Round Housing Element & Fair Share Plan In May 2025, the Township adopted its Fourth Round Housing Element and Fair Share Plan (HEFSP) to address the Township’s affordable housing obligations under the amended FHA. Township of Hopewell Reexamination of the Master Plan January 12, 2026 11 Hopewell is currently working towards satisfying the requirements and meeting the deadlines for implementing the Township’s Fourth Round HEFSP in accordance with the procedures and deadlines established by the new law in order to maintain compliance with the amended FHA and receive immunity from builder’s remedy litigation throughout the Fourth Round (until June 30, 2035). The finalization of most of these documents is required by March 15, 2026. Circulation No new roads have been constructed in the Township since the last reexamination. Discussions during site plan applications brought before the Municipal Land Use Board have given careful consideration as to the impact on the existing road patterns with regards to usage and safety when jurisdiction would allow. Conservation of Natural Resources The rural surroundings of Hopewell are comprised of productive farmland and natural resources. The Cohansey River borders the Township on two sides of its triangular form. The Township has been very active in the support of the State's Farmland Preservation Program. Currently, Hopewell has over 5,672 acres deed restricted as farmland. The Township and the Agricultural Advisory Board continue to support the municipal Farmland Preservation Plan, and continues to participate in a Municipal Planning Incentive Grant program through the State Agriculture Development Committee which shares the costs of placing eligible farmland into preservation status. If accepted, final participation for 2026 will be dependent on State funding availability and the municipal budget allowances at that time. Hopewell also has increased its recognition of the importance of its natural resources. The Township Committee created an Environmental Commission, which includes citizens who not only have a great appreciation for the natural resources, but a knowledge base that supports its land use policies. The Township Committee, and the municipality at large, have been well served with the Commission's input during the creation of an Environmental Resources Inventory by Clarke, Caton & Hintz, documenting the Township's land, water, life forms and atmosphere, including historically significant sites. Hopewell's development ordinance specifies that an Environmental Impact Report accompany all major subdivisions and site plans brought before its Land Use Board. The Environmental Commission developed an Open Space and Recreation Plan Element for the Township's Master Plan to assist in the planning of a harmonious relationship between its residents, visitors, and the natural resources, while enhancing its accessibility for public enjoyment. The creation of this Plan was a pre-requisite for participation in project funding sources through the State's Green Acres preservation program, the result of which was the Township preserving approximately 100 acres east of the Hopewell Crest School and creating Hopewell Park as its first initiative. Township of Hopewell Reexamination of the Master Plan January 12, 2026 12 Energy Conservation There has been an increased national awareness as to the environmental and social impacts caused by the country's energy creation and usage practices. Historically, comprehensive land use planning has given consideration to energy conservation with regards to activities performed as part of daily routines within a municipality. This has resulted in efforts to connect residents to neighborhoods, local businesses and the natural surroundings through community sidewalks and on and off-road walking/biking trails. While a rural municipality, such as Hopewell, by its nature is less connected than more urbanized areas, planning concepts such as a Town Center within the Route 49 corridor, residential development standards that foster community connection and concepts such as Rails to Trails could assist in accomplishing this planning objective. Since the 2023 reexamination, the nation continues to see renewed interest in renewable energy creation along with usage that emphasizes conservation. The creation of New Jersey's Clean Energy Program (NJCEP) promotes increased energy efficiency in construction / rehabilitation of homes and buildings, as well as the use of clean, renewable sources of energy (solar, wind, geothermal and sustainable biomass). NJCEP offers financial incentives, programs, and services for residential, commercial and municipal customers. The Township's development ordinance makes provisions for the use of solar energy for homes and businesses in any zone as an accessory use. Wind energy apparatuses are permitted as accessory uses in every zone district except residential. Collection, Disposition and Recycling of Designated Recyclable Materials The Township participates in a shared services agreement with Greenwich in the operation of a trash / recycling collection center located on Township property. This center works in conjunction with the Countywide landfill located in Deerfield Township, which is operated under the Cumberland County Improvement Authority. The Authority provides assistance to the Township with recycling and trash disposal requirements. The diligent use of separate containers for commingled wastes (glass, metal, plastics) and mixed papers by municipal residents has helped to make Cumberland the #3 ranked County Statewide with regards to recycling rates. Municipal Stormwater and Wastewater Regulations Since the 2012 reexamination, the creation and/or updating of Municipal Stormwater and Wastewater Management Plans were required by the State as part of Municipal planning documents. With the goal of reducing non-point source pollution, protection of sensitive environmental conditions, flood control and encouraging groundwater recharge, the Department of Environmental Protection has been enacting and enforcing a variety of regulations affecting water quality and supply. Township of Hopewell Reexamination of the Master Plan January 12, 2026 13 In February 2006, Fralinger Engineering prepared the Township's Stormwater Management Ordinance, specifying the requirement and controls for "major developments", which are defined as developments that disturb one or more acres of land. In 2021, the NJDEP updated the stormwater rules N.J.A.C 7:8. Much stricter guidelines were established to ensure the amount of runoff, the amount of stormwater is recharged back into the ground and the quality of the stormwater remains a top priority. A new Best Management Practice in meeting these goals was adopted using Green Infrastructure. All Major Developments must now incorporate these techniques which promote a more environmentally desirable result to control stormwater. In 2022, Hopewell Township was designated a Tier A municipality for stormwater discharge permit. The previous designation was Tier B, which is less stringent. All Tier A municipalities will be required to modify various stormwater components to meet the more stringent Tier A requirements. Additionally, street sweeping, inlet cleaning, more inspections and public outreach program requirements will be placed on Hopewell Township. For wastewater, Hopewell is served by both a sanitary sewer system and individual septic systems. The sewer system was developed in conjunction with the Cumberland County Utility Authority and their sewer treatment plant located in Bridgeton. This system serves the more developed areas located near the center of the Township. Residential and commercial uses in the more rural areas of the Township utilize septic. Changes at the County Level The County of Cumberland has always recognized the importance of balancing and protecting the characteristics that define the rural municipalities surrounding its three more urban cities. Farmland Preservation Since its inception in 1992, the County has operated a very active and thus successful Farmland Preservation Program in partnership with the State Agriculture Development Committee. Hopewell is a leading municipality in acres preserved, currently at over 5,672 acres, which is almost 25% of the County total. Another 3,500 acres are outlined in the Shiloh/Hopewell target area in the 2022 County Farmland Preservation Plan as eligible for immediate participation. The County also supports municipalities participating in the SADC's Municipal Planning Incentive Grants program for farmland preservation, in which Hopewell Township participates. Open Space The County has adopted an Open Space Plan as an Element to its Master Plan, which will assess and prioritize non-farm open space projects within the County. Although the Plan gives focus to enhancing the current open space offerings in the County, it does stress future acquisition projects would result from partnerships between various entities, among them, State, County, Municipal, and Private. Throughout the development of this Plan, the County Township of Hopewell Reexamination of the Master Plan January 12, 2026 14 invited municipal input, to which Hopewell responded. The County encouraged townships to develop their own open space plans and directives to aid in future open space planning and implementation at the County level. Economic Development The County, recognizing the importance of economic development throughout all its municipalities, offers many outreach and contact support programs to both private and public entities. They also are invaluable in providing a contact source with various State governmental departments. The County has continued to recognize agriculture's role as an economic engine in this area with support and administration of various programs, such as Farmland Preservation and 4-H. Changes at the State Level 2025 State Development and Redevelopment Plan As mentioned, the New Jersey State Development and Redevelopment Plan (SDRP or State Plan) was adopted by the State Planning Commission (SPC) on December 17, 2025. On December 6, 2024, the SPC released a Preliminary Plan proposing amendments to the 2001 State Plan, which began the Cross Acceptance Process – a process of comparing planning policies at different levels of government in order to attain the greatest degree of consistency among municipal, County, regional, and State plans with the new SDRP5 – and included public informational meetings. On September 19, 2025, the SPC released a Draft Final Plan including a Draft Infrastructure Needs Assessment, and in October 2025, six public hearings (two in-person and four virtual) were held to solicit additional feedback. The comment period ended on December 3, 2025, and within 30 days of the conclusion of the comment period, the SPC adopted the Final Plan, which includes the final Infrastructure Needs Assessment.6 The 2025 State Plan identified ten core goals, placing new and stronger emphasis on climate change adaptation and resilience, equity and social justice in planning, revitalization of underutilized developed areas, and modern infrastructure needs. The Plan also includes two new Planning Areas: Metropolitan/Floodprone Planning Area (PA1B) and Suburban/Floodprone Planning Area (PA2B), intended to recognize developed areas facing current and future flood risk. Rather than being delineated as distinct planning areas, PA1B and PA2B are spatially integrated within the established PA1 and PA2 geographic boundaries. Affordable Housing 2024: Amendments to the Fair Housing Act (FHA) On March 20, 2024, the Fair Housing Act (FHA) was amended. This amendment, P.L. 2024 c.2, set forth the requirements in the law under which municipalities must address their affordable housing obligations in the Fourth Round and all subsequent rounds. The FHA 5 - Office of Planning Advocacy, Inter-Agency Coordination & Cross Acceptance, https://www.nj.gov/state/bac/planning/state-plan/coordination/, accessed January 2, 2026. 6- 2025 State Development and Redevelopment Plan, https://www.nj.gov/state/bac/planning/state- plan/development/, accessed December 29, 2025. Township of Hopewell Reexamination of the Master Plan January 12, 2026 15 Amendment in many ways represents a significant change from the means by which housing plans were previously devised. Highlights of the changes are as follows: Formally abolishes COAH; As noted in the introduction, required DCA to promulgate municipal obligations using the methodology set forth in the Act. These obligations are advisory, not binding; Established a timeline within which municipalities need to adopt and submit binding resolutions stipulating to their Fourth Round fair share obligations, in order for them to retain their immunity from exclusionary-zoning lawsuits; Required the New Jersey Housing and Mortgage Finance Agency (“HMFA”) and DCA to update rules and standards governing affordable housing production, trust funds, and affordable housing administration; Established a Court-based Affordable Housing Dispute Resolution Program (“Program”) that will be responsible for challenges to municipalities’ affordable housing obligation determinations and compliance efforts; Established a longer control period – 40 years, rather than 30 years – for new affordable rental units; Changed the criteria for affordable housing bonuses, making various additional categories of affordable housing eligible for bonuses; Established a timeline within which municipalities need to take various steps toward adoption of a Housing Element and Fair Share Plan, in order for them to retain their immunity from exclusionary-zoning lawsuits; Established new reporting and monitoring procedures and deadlines for both affordable units and affordable housing trust funds, and assigns oversight for reporting and monitoring to DCA. In addition, with the establishment of this new body with the court system, on December 18, 2024, the Administrative Office of the Courts issued Administrative Directive #14-24, which established procedures for implementation of the Program and for municipalities to file their Fourth Round Declaratory Judgment (“DJ”) filings. The Administrative Directive also set requirements for what must be included in a compliant Fourth Round HEFSP, though it created some conflicts with the FHA as amended in 2024. Affordable Housing 2024: New Jersey Housing and Mortgage Finance Agency (NJHMFA) releases Emergency Uniform Housing Affordability Controls (UHAC) Regulations On December 19, 2024, the New Jersey Housing and Mortgage Finance Agency released “emergency” revisions to the Uniform Housing Affordability Controls (UHAC), N.J.A.C. 5:80- 26.1 et seq., which contained significant changes to the regulations that govern affordable Township of Hopewell Reexamination of the Master Plan January 12, 2026 16 housing project requirements. Among key changes are revised occupancy standards including unit size requirements, affordable unit dispersion rather than clustering, and phasing requirements, as well as affordability controls and income limits. The rules were formally adopted on December 15, 2025. Coastal Protection Rules On August 5, 2024, NJDEP published the Resilient Environments and Landscapes (REAL) rule proposal, which modified the State's environmental land use rules to respond to effects of climate change due to sea-level rise and increased precipitation that has exacerbated flooding. The REAL rule is part of Governor Murphy’s Protecting Against Climate Threats (PACT) Initiative, as directed by Executive Order No. 100 (January 2020) and includes amendments to the Coastal Zone Management Rules, N.J.A.C. 7:7-1 et seq, Freshwater Wetlands Protection Act Rules, N.J.A.C. 7:7A-1.1 et seq., Flood Hazard Area Control Act Rules, N.J.A.C. 7:13-1.1 et seq., and Stormwater Management Rules, N.J.A.C. 7:8 -1 et seq. The REAL rule proposal has not yet been adopted. Following extensive public comment, NJDEP issued a Notice of Substantial Change (NOSC) on July 21, 2025, revising the proposed coastal rules and opening a second 60-day public comment period. A virtual public hearing was held on September 3, 2025, and the 60-day public comment period ended on September 19, 2025. Adoption of the new rules with NOSC changes incorporated are scheduled for January 2026.7 Inland Flood Protection Rule On July 17, 2023, NJDEP adopted the Inland Flood Protection Rule (IFP Rule) to address inland flooding risk across the state. The IFP Rule – also part of the NJ PACT initiative – adopted proposed amendments to the rules governing Stormwater Management, N.J.A.C. 7:8, and the Flood Hazard Area Control Act Rules, N.J.A.C. 7:13, which were initially released on December 5, 2022. As a response to Tropical Storm Ida, the IFPR is designed to ensure that development in flood prone areas and stormwater management systems throughout the State are constructed to more protective standards that reflect projected precipitation due to a changing climate, especially as to increased precipitation events. Key changes from the new rules include: 1. New Design Flood Elevation (DFE) that raises fluvial (non-tidal) flood elevation mapped by NJDEP by two feet and FEMA 100-year flood elevations by three feet; 2. Requires use of future projected precipitation when calculating flood elevations; 3. Ensures that NJDEP’s Flood Hazard Area permits conform to NJ Uniform Construction Code standards and meet or exceed minimum FEMA National Flood Insurance Program requirements; 7 See https://dep.nj.gov/njreal/nosc/, accessed January 2, 2026. Township of Hopewell Reexamination of the Master Plan January 12, 2026 17 4. Requires stormwater Best Management Practices (BMPs) to be designed to manage runoff for both today’s storms and future storms; and 5. Removes the use of the long used Rational and Modified Rational methods for stormwater calculations. The 2020 Pandemic The COVID-19 Pandemic that affected the world during the preparation of this report had an immediate impact on people's lives. The State of New Jersey along with many other States across the country implemented public safety policies that restricted people's movements. Many sectors of the economy were depressed in one way or another. Certain businesses were not permitted to open and there were various travel restrictions in place. During this period, many businesses that could, implemented remote work for their staff, and businesses that could remain open added curbside pickup services that were not available previously. Also, during this period, many people shifted to buying items online for home delivery that previously would have been purchased in store. Ever since online shopping became readily available for many items, brick and mortar locations have faced consistent pressure from online markets. The overall impact from COVID-19 on shoppers’ buying behavior appears to have been an acceleration of trends towards on-line purchasing and home delivery. Due to the higher volume of on-line purchasing that occurred during the pandemic, one major land use result was an increase in demand for modern warehouses designed to accommodate processing of orders that contained multiple items for packing and delivery. Demand remains for both micro-distribution centers and modern warehouse space in locations with good road access. Electric Vehicles At the time the 2023 Reexamination Report was being drafted, one of the largest producers of internal combustion motor vehicles in the United States announced a goal to shift to producing only Electric Vehicles (EV) by 2035. Other vehicle manufacturers are also increasing efforts to produce more EV in the future. There are generally three (3) types of electric motor vehicles: Hybrid Electric; Plug-in Hybrid Electric; and All Electric. The Hybrid electric type vehicles still utilize an internal combustion engine, whereas the All Electric does not. The following assumptions are made regarding the foreseeable future. The number of EVs are expected to significantly increase on roadways within the next 10-20 years. Depending on EV cost to buy and own compared to traditional internal combustion engines and the type and number of EV models available, it is assumed that there will be a modest increase in the number of EV on the roads beginning to occur 5-6 years from now. If there is a significant drop in the number of internal combustion engine vehicles on the road, there will still be a need for locations to fuel those vehicles. It is assumed diesel motors will continue to be the primary motor driving the heavy vehicle and trucking industry until a better alternative has been proven. Township of Hopewell Reexamination of the Master Plan January 12, 2026 18 Driverless and autonomous vehicle technology will continue to evolve and within the next 10- 20 years, it may be common to see driverless or drone vehicles on the roads depending on the regulatory environment. In 2023, New Jersey Governor Phil Murphy directed the NJDEP to begin the process of adopting the requirement that all car and light trucks sold in the state be zero emission by the year 2035. Smart Buildings and Electricity Use Although vehicles are expected to become major users of available electricity in the future, it is assumed as technology continues to be integrated into devices and structures for convenience and efficiency, homes, businesses, and industry will continue to become more energy efficient. It is also assumed in the future that more people will work remotely and travel less for work and as such, individual use of vehicles for work commuting will be reduced. Conversely, the rapid development of artificial intelligence models requiring vast computing power and concomitant electricity use, will more than offset these efficiencies, at least until data centers themselves become more efficient in their use of energy. Marijuana: Medical and Recreational The "New Jersey Cannabis Regulatory, Enforcement Assistance, and Marketplace Modernization Act," primarily concerns the development, regulation, and enforcement of activities associated with the personal use, by persons 21 years of age or older, of legal cannabis or cannabis resin (the terms provided to distinguish the legalized products from unlawful marijuana or hashish). This would be accomplished through the expansion of the scope and duties of the Cannabis Regulatory Commission (NJS 24:6I-5.1 et seq.) to oversee the State's medical cannabis program, which is primarily set forth in the "Jake Honig Compassionate Use Medical Cannabis Act," (NJS 24:6I-1 et seq.) The law established six "marketplace" classes of licensed businesses as follows: (1), Class 1 Cannabis Cultivator license; (2), Class 2 Cannabis Manufacturer license; (3), Class 3 Cannabis Wholesaler license; (4), Class 4 Cannabis Distributor license; (5), Class 5 Cannabis Retailer license; and (6), Class 6 Cannabis Delivery license. In July 2021, Hopewell Township passed a resolution to prevent any of the six classes of licensed cannabis businesses. The Township may revisit some of the licenses in the future, and an agricultural aspect of the license may be a component of any future considerations. RECOMMENDATIONS FOR GOALS, MASTER PLAN AND LAND DEVELOPMENT REGULATIONS The 2023 Reexamination Report provided a series of general and specific recommendations. This reexamination concludes that the 2023 recommendations are still considered relevant and consistent with the goals and objectives of the Township. The following provides a summary of the 2023 recommendations, an evaluation of their current relevance, and current recommendations for Township planning policies and land use ordinances. Township of Hopewell Reexamination of the Master Plan January 12, 2026 19 GENERAL RECOMMENDATIONS 1. A review of all existing elements and development ordinances shall be completed prior to the expiration of this 2023 reexamination. This review may result into an ordinance addition / change prior to the next reexamination, or as a discussion item for the reexamination. Status: This recommendation continues to be relevant. The Township continues to review and evaluate potential ordinance additions/changes based on the goals and objectives of the Township. Recommended ordinance additions/changes are outlined in the Specific Recommendations to the Land Development Ordinance section. 2. Prior to the next reexamination, if any addition or change to a Development Ordinance which is deemed to require an amendment to the Township Master Plan, the amendment will be done so under the provisions specified under New Jersey MLUL. Status: This recommendation continues to be relevant. Review Development Ordinances 3. The 2023 Reexamination recommended looking at the Highway Commercial Business zone and the Agricultural Business zone as the areas for growth within the Township by forming a subcommittee from the Land Use to review these zones and offer recommendations for potential areas of redevelopment. Past Master Plan recommendations have discussed clustering, and exploring clustering in both the Residential and Agricultural districts should be discussed. Additionally, zones HC and HCB should be reviewed to allow or allow conditional use for certain residential uses, such as mixed use, multi-family dwellings and townhouses. Status: This recommendation continues to be relevant. A subcommittee to review potential redevelopment areas has not been created. Additionally, while the HC and HCB zones have not yet been reviewed to allow for certain residential uses, the Township recommends higher density development and a variety of housing types in some of the residential districts (discussed further in the Specific Recommendations to the Land Development Ordinance section). Recommendation: Evaluate future opportunities and areas for redevelopment potential formation of a Redevelopment Subcommittee and explore the use of clustering in the Residential and Agricultural districts. Environmental preservation, protection, and enhancement 4. The 2023 Reexamination recommended the Township update and evaluate the economic and financial plan component. SADC's PIG (Municipal Planning Incentive Grant) require the plans to be updated every 10 years with regard to farmland preservation. Status: Not Complete. This recommendation continues to be relevant. Township of Hopewell Reexamination of the Master Plan January 12, 2026 20 Stormwater Management Plan Element 5. Since the adoption of the 2012 reexamination report, the Township has adopted ordinance amendments that include minor increases to lot coverage within certain zones. At the time the 2012 report was being drafted, the Township was preparing NJDEP required amendments to the existing stormwater control ordinance. Consistent with new State requirements regarding stormwater control updates, the Township adopted an updated stormwater control ordinance in 2021. In 2023, Hopewell Township was included in the state Tier A requirements. Additional restrictions, inspections, upgrades and other requirements per the Tier A permit will be required in the next five years to maintain the stormwater discharge permit. Status: The Township is in the process of mapping all stormwater systems and changing inlets to meet the stormwater Tier A requirements. Approximately 70% of the mapping of municipal stormwater infrastructure has been completed to date. Recommendations: Continue mapping municipal stormwater infrastructure and monitor the Township’s progress toward meeting the state Tier A requirements. Hopewell Business Park 6. Given the successful operation of a multi-municipal Senior Center and banking office located in the Business Park, along with the success of a retail Amish Market, the Township Committee and Land Use Boards should analyze the development ordinances in the Park's district in light of the governing body's current / future vision for the park. Status: Not Complete. This recommendation continues to be relevant. SPECIFIC RECOMMENDATIONS TO THE LAND DEVELOPMENT ORDINANCE 7. Review the definition of Major and Minor Subdivisions. The Land Use Board is often confronted with major subdivisions for lots that have been divided more than two times. Discussion of expanding the definition of a Minor over the length of time after the first two lots were divided should be discussed. Status: Not Complete. This recommendation continues to be relevant. 8. Livestock -- a comprehensive review of livestock ordinance and zone permitted and non-permitted uses should be reviewed, especially in Residential Zones. Status: Not Complete. This recommendation continues to be relevant. 9. Front yard setback in the A zone. Discussion of reducing the 100' front yard setback should be discussed. Status: Not Complete. This recommendation continues to be relevant. Since the 2023 Reexamination, the Township has seen three development applications in the A zone Township of Hopewell Reexamination of the Master Plan January 12, 2026 21 where this front yard setback issues were raised. 10. Clarify the definition of existing substandard lots and permitted use when related to the adoption of the Land Development Ordinance should be reviewed for clarity. Status: Not Complete. This recommendation continues to be relevant. Recommendations: The Township recommends clarifying the effective date of the ordinance section that governs existing substandard lots to ensure consistent interpretation and application of such provisions. 11. Exploring the use of clustering in both the Residential and Agricultural districts should be examined. Status: Not Complete. This recommendation continues to be relevant. The Township recognizes that should clustering provisions be implemented in the Agricultural districts, these would have to be located along existing road frontages, as Section 220-70 of the Land Use and Development ordinance does not permit the creation of new roads. 12. New Recommendation: RIO Residential Inclusionary Overlay District On May 21, 2025, the Township adopted its Fourth Round Housing Element and Fair Share Plan (HEFSP) to address the Township’s affordable housing obligations under the amended FHA. As part of the Township’s next steps to implement the HEFSP in compliance with the requirements of the amended FHA, the Township recognizes the need to update its affordable housing policy to be compliant with the Fourth Round regulations. The Township recommends the addition of an overlay zoning ordinance to the Land Use and Development Ordinance and Zoning Map to provide the opportunity for inclusionary affordable housing as follows: The RIO Residential Inclusionary zone would apply in the R-2 and R-3 Zoning Districts and would be intended as an overlay district permitting higher density development and a variety of housing types provided certain conditions are met in an application for development, thus ensuring adequate water and sewer are provided. As recognized in the HEFSP and the draft ordinance, water and sewer availability are major impediments to providing affordable housing. MASTER PLAN The Land Use Board does not recommend the preparation of a comprehensive Master Plan at this time. This reexamination evaluates the Hopewell Township Master Plan, as well the status of its policy documents and ordinances. The reexamination also identifies recent and relevant policy changes coming from the state and other levels of government that are affecting Hopewell Township, and it recognizes that certain Township policy documents and ordinances are not up to date. It has evaluated current recommendations and provides new Township of Hopewell Reexamination of the Master Plan January 12, 2026 22 ones to ensure the goals, objectives, policy documents, and ordinance are all aligned with new and developing policies at various levels of government. INCORPORATION OF REDEVELOPMENT PLANS INTO THE MASTER PLAN AND ORDINANCES The 2023 Reexamination Report did not identify any opportunities for redevelopment in Hopewell Township. However, it did recognize that some areas of the Township may be discussed in the future as to their present and future role within the overall planning objectives of the Township. TOWNSHIP TOWN CENTER 13. Past Master Plan Reexamination Reports support the planning of a Town Center surrounding the intersection of West Park and Route 49. It was stated that the sprawling, low-density commercial uses that have developed along the highway over the years are considered inefficient for infrastructure planning and circulation. Concentrating goods and services into a town center provides for a one-stop shopping experience, reducing vehicle trips and increasing opportunities for social engagement. With the current developed uses and private ownership in this intersection area, along with the State jurisdiction of Route 49, successful redevelopment will be dependent on a collaboration of government, private landowners and the Townships residents. In the interim, any proposed changes of existing uses or structures in this area, whether through private ownership rehabilitation or new construction, should incorporate the spirit of this town center concept to the extent allowed by State/County agencies and MLUL, in light of the objectives of the Township. Status: Not Complete. Recommendation: Continue to monitor this area and evaluate redevelopment opportunities. PUBLIC ELECTRIC VEHICLE INFRASTRUCTURE RECOMMENDATIONS The final component of the Reexamination Report concerns recommendations for the locations of development of public electric vehicle infrastructure in each municipality. This part of the municipality land use law was amended by P.L. 2019, Chapter 267, which was put in effect on November 6, 2019. Subsequent to the 2019 law, however, the state legislature passed and Governor Murphy signed P.L. 2021, Chapter 171, often called the “Make-Ready” law, that effectively established electric vehicle charging requirements statewide. The law directed the NJ Department of Community Affairs (DCA) to create a model ordinance that then applied to all municipal land development regulations, but also permits municipalities to craft their own local ordinance as long as the standards are reasonable and do not conflict with the intent of the statewide model ordinance. DCA published their model ordinance on September 21, 2021. Township of Hopewell Reexamination of the Master Plan January 12, 2026 23 14. In the 2023 Reexamination Report, the Land Use Board recommended that all zones be permitted to install electric vehicle (EV) charging stations as a permitted accessory use- structure. Additionally, in all zones where motor vehicle service stations are permitted, EV charging stations should be permitted as part of their fueling operations. The zoning ordinance should be updated as needed to accommodate or clarify EV charging as a permitted or accessory use. The ordinance could be updated to confirm that conversion of a traditional gas pump fueling station to an EV fueling station should not trigger a site plan review unless a change is made to site circulation or additional stations area added. The parking ordinance may also need updating to clarify that parking spaces equipped to charge EV should be counted toward the overall parking onsite when the space does not restrict other vehicles from parking within the space. Status: Hopewell Township amended its Land Use and Development ordinance on June 13, 2024 by Ordinance No. 24-03 to add Section 220-88.1, electric vehicle supply/service equipment. The purpose of this section is to promote and encourage the use of electric vehicles by requiring the safe and efficient installation of EVSE and Make-Ready parking spaces through municipal parking regulations and other standards. The ordinance specifies that an application for development submitted solely for the installation of EVSE or Make-Ready parking spaces shall be considered a permitted accessory use and permitted accessory structure in all zoning or use districts and shall not require a variance pursuant to N.J.S.A. 40:55D-70. The ordinance also clarifies that all parking spaces with EVSE and Make-Ready equipment shall be included in the calculation of minimum required parking spaces. Recommendation: There are currently no bus routes or stops located in Hopewell Township. The closest bus stops are in Bridgeton City along NJ Route 77 (North Pearl Street), approximately one mile east of Hopewell’s border with the City. Regarding potential locations appropriate for the development of public electric vehicle charging infrastructure, the Township may want to investigate opportunities at the Hopewell Business Park. \\cch-fs1\DATA\Documents\5000's\Hopewell - Cumberland\5490.MP2 Reexamination Report\2026 Reexamination Report 1.21.2026.docx
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