What is Hopewell 57?
Hopewell 57 consists of two properties, one located at 57 Hamilton Avenue (Block 18, Lot 1) that includes the Hopewell 57 building, and another located on the opposite side of Somerset Street (Block 12, Lot 7) which contains a parking lot. Together, these two properties occupy an area of approximately 4.28 acres. From 1900 to 1999, the property was used for industrial manufacturing. Since 1999, the building has been used on a limited basis for office space and storage. Today the Hopewell 57 building is mostly vacant.
Does Hopewell Borough own the property?
No. Hopewell 57 is privately owned.
Why redevelopment of this site?
The Borough has long recognized that this mostly vacant former manufacturing facility does not represent the highest and best use of the property. Beginning in 2015, working cooperatively with the property owner, the Borough took initial steps to facilitate the redevelopment of this site, to enable more beneficial uses for the property.
What is the redevelopment process and where are we in that process?
Redevelopment is formal process under the New Jersey Local Redevelopment and Housing Law (Redevelopment Law). It is intended to promote reinvestment and redevelopment of properties or areas that are in a state of decline, disinvestment, or abandonment, to restore them to more productive and beneficial uses. There are public hearings at several stages of the redevelopment process, as required under the Redevelopment Law, so the community can participate and ask questions. The key milestones in the redevelopment process for Hopewell 57 are:
- Designation as an “Area in Need of Redevelopment”. Hopewell, 57 is part of a larger area designated by the Borough Council in November of 2016 as an “Area in Need of Redevelopment”, as defined under the Redevelopment Law, following a public hearing on the matter and presentation of a report by the Borough Planner (a link to the report is found below).
- Redevelopment Plan. In 2016, the Borough Council directed the Borough Planning Board to prepare “Redevelopment Plan” for Hopewell 57 (not to be confused with a “Site Plan”), which provides a general framework for re-zoning of the property. It includes the Borough’s vision and objectives for the site, requirements for Site Plan review, standards to be met, the types of development permitted in the zone, affordable housing requirements, limitations on overall building density, maximum height, setbacks from the street, etc. The draft Redevelopment Plan was posted on Borough website and discussed in public session during the July 1, 2024 Borough Council meeting.
- Redevelopment Ordinance. On June 6, 2024, the Borough Council introduced a “Redevelopment Ordinance” (Ord. 887) to establish a new “M-F Multi-Family Residential Zone” at Hopewell 57, based on the framework described in the Redevelopment Plan. Following a public hearing on July 1, 2024, the Borough Council adopted the ordinance, which is now part of the Hopewell Borough code: https://ecode360.com/36401490#45470054. New M-F Zone would permit up to 30 multi-family residential units (apartments and townhomes) per acre of land (i.e., up to 128 multi-family units) at the site, along with a clubhouse, and parking areas. At least 20% of the new units must be low- and moderate-income affordable housing. Adoption of the Redevelopment Ordinance does not amount to development approval for site, which requires approval of a “Site Plan Application” by the Borough Planning Board (please see the Site Plan Application section below).
- Appointment of a Redeveloper. Once a Redevelopment Ordinance is in place, the next step in the process is to formally appoint a Redeveloper for Hopewell 57. This is done in public session through a resolution by the Borough Council.
- Redeveloper’s Agreement. The Redeveloper’s Agreement is a contract between the Borough and the appointed Redeveloper. It includes specifications and requirements for redevelopment, long-term maintenance, and financial requirements, including a performance bond to guarantee completion of the project. It also enables the Borough to impose and enforce standards and conditions on redevelopment that might not be covered by our Borough ordinances (e.g., protecting public health & safety during building demolition and construction). The Redeveloper’s Agreement for Hopewell 57 will be discussed in public session by the Borough Council. The Council will then adopt a resolution authorizing the Council President and Borough Clerk to execute the Redeveloper’s Agreement, after making any changes requested by the Borough Council. After adoption, the agreement will be posted on the Borough’s website.
- Site Plan Application.
A Site Plan provides the specifics of the proposed project, (e.g., actual density, lot coverage, building setbacks, etc.), which must comply with the framework established in the Redevelopment Ordinance. Redevelopment of Hopewell 57 will require Site Plan Application review and approval by the Borough Planning Board (no application has yet been submitted). This will take place in a public hearing(s), during which, the public may ask questions and comment on the application. The owners of properties located within 200 feet of Hopewell 57 will receive advance notice of the public hearing by Certified Mail, and the complete Site Plan Application package will be posted on the Hopewell Borough website in advance of the public hearing(s). The Planning Board professionals (Planner, Engineer, and Attorney), will review the application and advise the Board on their findings, any deficiencies in the application, and additional information or measures that should be required from the applicant as conditions of approval.
The Site Plan Application must include (at minimum) the following information:
- Boundary and topographic survey showing existing conditions and underground utilities.
- Demolition plan and a description of health and safety measures to protect the community during building demolition and removal.
- A description of environmental remediation to be performed in conjunction with the redevelopment, and measures to protect public health and safety during remediation.
- Site plan showing locations of the proposed buildings as well as building elevations and floor plans, renderings, etc.
- Architectural details showing how the redevelopment will fit in with the historic character of the Borough and neighborhood.
- Details of the proposed site layout (e.g., buildings, on- and off-site parking, curbs, sidewalks, driveways, fences, open space, trees, plantings, landscaping, trash receptacles, etc.).
- A lighting plan that includes design details to prevent light pollution and glare on neighboring properties.
- Utilities, stormwater, and flood control structures (if applicable).
- Information on permitted, existing, and proposed lot coverage area and impervious cover, along with building heights, distances from property boundaries (setbacks), etc.
- The result of traffic impact studies and proposed traffic control and mitigation measures such as engineered traffic calming structures.
- Details concerning on- and offsite parking facilities and mitigation of parking impacts to the surround neighborhood.
- A Floodplain Development Permit Application and engineering information demonstrating that the proposed redevelopment will not cause an increase in flooding risk to surrounding properties.
- Detailed plans of stormwater runoff management measures.
For information about the Site Plan Application process, please see links to the Borough Zoning and Site Plan Review ordinances below.
Does the designation of an Area in Need of Redevelopment absolve the redeveloper of any statutory requirements?
No. The redeveloper will be required to adhere to all environmental, stormwater management/Best Management Practices, and all construction codes during demolition, site preparation and construction. State agencies, such as the NJDEP, as well as Borough professionals will be reviewing and involved in the construction process throughout to completion.
- Payment in Lieu of Tax (“PILOT”) Agreement.
A Payment In Lieu of Tax (PILOT) Agreement involves payments by a redeveloper to a municipality in lieu of conventional taxes. Hopewell Borough is contemplating a PILOT Agreement but has not made any decisions or taken any action at this time. The purpose of the PILOT is to provide a financial incentive to the Redeveloper in the form of a tax abatement, to allow redevelopment that might not otherwise be economically feasible. The duration of the agreement is typically between 5 and 30 years, after which the property owner pays conventional taxes. During that period, 5% of the payments must be given to the county, and the municipality can decide how the rest of the funds are to be used. (For example, Hopewell Borough could choose to allocate some of the funds to the School District to the cost of educating the additional students associated with redevelopment.) To be eligible for a PILOT, the Redeveloper must provide a detailed fiscal analysis that includes the expected payments to the town during the lifetime of the agreement and the projected impact of the redevelopment on schools and other public services. The Borough’s professionals will independently evaluate that proposal and fiscal analysis, and determine the most beneficial structure and terms for the PILOT Agreement. The PILOT Agreement must be established through the ordinance process, which requires a public hearing. During that hearing, the Borough’s financial experts will present their findings and recommendations to the Council on the best course of action concerning the PILOT Agreement.
How would the Borough benefit from a PILOT Agreement?
A PILOT Agreement would provide the Borough with a predictable revenue stream that could then be used to lower Borough Property Taxes and/or complete capital projects without increasing Borough Property Taxes to fund such projects. How many additional children would redevelopment of Hopewell 57 bring to our community and how will that affect our schools and school taxes?
The likely number of additional school-age children associated with the redevelopment of Hopewell 57 and the effect on our schools and taxes will be evaluated by the Borough as part of the fiscal analysis associated with the PILOT Agreement. The results will be presented during the public hearing on the PILOT Agreement ordinance.
Would the school district be negatively impacted by a PILOT Agreement?
No. The Board of Education is guaranteed its budget regardless of what the municipality collects. Each year, the school district receives 100% of its budget through traditional taxation. Changes in municipal receipts to the positive or negative do not affect that budget.
The schools are not harmed because under state law, PILOT programs do not exempt a redeveloper from all property taxes. Under a PILOT Agreement, redevelopers are still responsible for paying taxes on the value of the land, so the schools continue receiving their portion of the land taxes.
How much tax revenue could be generated by redevelopment of Hopewell 57 and how would redevelopment affect our taxes?
The estimated additional tax revenue the proposed redevelopment and the impact on our taxes will be evaluated by the Borough as part of the fiscal analysis related to the PILOT agreement. The results will be presented during the public hearing on the PILOT agreement ordinance.
What will be the impact of redevelopment of Hopewell 57 on public services such as fire and emergency medical services?
The estimated additional tax revenue the proposed redevelopment and the impact on public services will be evaluated by the Borough as part of the fiscal analysis related to the PILOT Agreement. The results will be presented during the public hearing on the PILOT agreement ordinance
How will the Borough ensure that redevelopment of Hopewell 57 fits in with the historic character of the Borough and neighborhood?
Hopewell 57 is located within the “Historic District Buffer Zone” and is subject to review by the Historic Preservation Commission, who will provide recommendations to the Planning Board on the visual aspects of the design, as part of Site Plan Application review process. For more information on the Historic Preservation Commission review process, please see the Borough website link below.
What guarantee is there that the Redeveloper will finish the project?
Under the Redeveloper’s Agreement the Redeveloper must post a Performance Bond equal to 120% of the estimated project costs. In the unlikely event that project is not completed by the appointed Redeveloper, the Borough would have access to those funds to complete the project with another redeveloper.
How will flood risk be managed at the property?
Flood risks must be addressed as part during Site Plan Application process. The Borough Planning Board will not approve a proposed development that is determined by the Borough Engineer to result in an increased risk of flooding to neighboring properties. Development within flood hazard areas is strictly regulated under the New Jersey Department of Environmental Protection (NJDEP) “Inland Flood Protection Rule” and the Borough “Floodplain Management Regulations”, both of which were updated in 2023 to account for increased severity of flooding due to global climate change. (For more information on flooding and flood protection rules, please see the website links below).
How will stormwater be managed at the property?
Stormwater management will be addressed as part of the Site Plan Application process. Development in Hopewell Borough is subject to the NJDEP Stormwater Management Rules, and the Borough’s local “Stormwater Management” ordinance (for more information, please see the website links below). Under these rules, the redevelopment of Hopewell 57 would be considered a “Major Development”, which would be require mitigation of the effects of new “impervious cover” on stormwater runoff quantity and quality. During Site Plan Application review, the Planning Board Engineer will review the stormwater mitigation measures proposed by the Redeveloper to ensure that they comply with all applicable rules.
How will redevelopment of Hopewell 57 impact parking?
Parking requirements and impacts to the surrounding neighborhood will be addressed as part of the Site Plan Application process. The Redeveloper will be required to provide an estimate of the likely number of additional cars associated with the proposed redevelopment, and details concerning the number and location of parking spaces required. Under the Redevelopment Ordinance, a maximum of 10% off-site parking is permitted (all other parking must be located onsite).
What will be the traffic impacts from redevelopment of Hopewell 57 and how will they be managed?
The effect of redevelopment on traffic must be addressed as part of the Site Plan Application process. The Redeveloper will be required to perform a study of existing traffic conditions, provide a model of the likely traffic impacts associated with development, and a detailed proposal for on- and off-site improvements (e.g., traffic calming measures) to mitigate traffic impacts. The Planning Board Engineer will review this information and advise the Planning Board on whether the proposed traffic mitigation measures are adequate and any additional requirements that should be imposed.
Does our water system have the capacity to supply the redevelopment at Hopewell 57?
Yes. We currently enough capacity to meet the additional water at maximum density permitted under the Redevelopment Ordinance.
Do we have enough sewer treatment capacity to meet the increased flow from redevelopment of the Hopewell 57?
Hopewell Borough owns and maintains our own sewer collection system. Sewer treatment is provided by the Stony Brook Regional Sewerage Authority (SBRSA) at their Aunt Molly Road Plant (https://sbrsa.org/). As a condition of Site Plan Application approval, the Borough Planning Board will require a letter from the SBRSA confirming that they have enough sewer treatment capacity for the proposed redevelopment. The SBRSA has informed the Borough that they are required under state rules to expand their treatment capacity, if needed to meet our demand for projects involving affordable housing.
Is Hopewell 57 a “brownfield” site and what does that mean?
The term “brownfield” generally applies to previously developed industrial or commercial properties with environmental contamination. Soil and groundwater at Hopewell 57 were contaminated during historical manufacturing operations. Rockwell Automation, Inc., which formerly owned the property, has been cleaning up the site since 1999, under an Administrative Consent Order executed with the New Jersey Department of Environmental Protection (NJDEP). The remediation is currently managed by a New Jersey Licensed Site Remediation Professional (“LSRP”) licensed by the NJDEP. Remediation of exposed soils at Hopewell 57 is complete. However, soils in inaccessible areas beneath the building will require further evaluation after the building has been removed, and may require remediation. A vapor intrusion mitigation system (like a radon removal system) is currently installed beneath the Hopewell 57 building to prevent volatile organic compounds in groundwater from entering the building. Vapor intrusion systems will be required in new buildings constructed at the site.
How public health be protected during building demolition and soil remediation?
The Redeveloper’s Agreement includes detailed specifications to protect the public and the environment during building demolition and environmental remediation. These measures are designed to prevent public exposure to airborne dust and prevent tracking of soil and sediment into nearby streets and the stream running through the property. The Borough Engineer will have the authority to inspect the site and enforce these requirements during redevelopment.
_________________________
For more information, please see the following links:
