Transit village site comprises 350 acres
By: Emily Craighead
WEST WINDSOR Mayor Shing-Fu Hsueh describes the current phase in the redevelopment process thus: "We’re deciding to go to a restaurant, but we haven’t decided whether we want Italian, French or Chinese. And we’re not even close to picking something off the menu."
The township moved one step closer Wednesday to making reservations with the Planning Board’s unanimous decision to recommend that the Township Council declare the area surrounding the Princeton Junction at West Windsor train station an area in need of redevelopment.
The area under consideration comprises 350 acres and 65 properties, and it is considered one of the fastest-growing areas in the township. Twenty-five of the properties are vacant lots, parking areas or properties related to railroad operations.
About 110 acres are in municipal, public or railroad ownership, and 240 acres are privately owned.
The entire area is eligible for redevelopment under the Local Redevelopment and Housing Law, according to township consultant John Madden. The applicable provision states, "The designation of the delineated area is consistent with smart growth planning principles adopted pursuant to law or regulation."
Fifty-four properties meet additional criteria, such as being "unused," "publicly owned" or "vacant for 10 years," or having buildings that are "detrimental to the safety, health, morals or welfare of the community."
"All 65 properties should be included, because this is a consistent planning area," Mr. Madden said. "It makes sense not to have any holes in the planning area."
Smart-growth planning principles, the basis for the provision cited by Mr. Madden, include redesigning an area to meet its economic potential, a key factor in Princeton Junction.
"We can restore an area, which is in a state of disinvestment and under-utilization, so it can become an economically and socially viable part of the community," Mr. Madden said.
To achieve this, Mayor Hsueh stressed that he wants to work with property owners, and acquisition of properties through eminent domain procedures will be a last resort.
Several property owners have expressed their support for redeveloping the area, but they need further direction from the township, Mr. Madden said.
Architects, planners, attorneys and property-owner representatives are already banding together to defend their interests.
Architect Jeremiah Ford III, of Ford3 Architects of Princeton, laid out the concerns of JAW ("Junction Area Works" or "Junction at West Windsor" the exact name is still undecided) at Wednesday’s public hearing.
JAW, which also includes prominent West Windsor-based architect J. Robert Hillier, is an organization being created to represent property owners through the redevelopment process. Their cooperation, according to Mr. Ford, is "based on the premise that property owners would generate, at their own expense, the master plan for the development of the transit village."
In a letter to the Planning Board, Mr. Ford wrote, "Our hope is that the Planning Board and the Township of West Windsor will consider and incorporate our proposals."
Among the concerns Mr. Ford listed were owners’ participation in planning, a guaranteed time frame, minimum disruption to commuters, coordination among township, state and county agencies, and tax relief for gaps in rental income due to construction.
The size and density of the development should also be calculated to ensure a viable town center, said Mr. Ford, who represents Washington Park Development.
In contrast, attorney Jeff Gordon questioned the rationale for including in the study the property from 34 to 44 Washington Road, owned by his client, Berk Cohen Associates.
He argued that the 9-acre property is well taken care of and well used, and therefore does not meet the criteria for an area in need of redevelopment.
"We’re not married to each property," Planning Board President Marvin Gardner said, responding to a later comment by a member of the public. "Some properties may not be redeveloped."
Furthermore, the development will be focused on public lands, Planning Board Attorney Gerald Muller said.
The redevelopment plan is far from being finalized, but by endorsing this study, the township will be eligible for additional grants and will retain greater control over the redevelopment process, according to Mayor Hsueh.
"By making this commitment, we’ll put West Windsor in a stronger position with the state to show that we want to put this all together," Mayor Hsueh said. "The state DOT indicated that once we start moving in this direction, they are going to make us a high priority."
Local residents spoke of the need to consider residents’ quality of life, traffic in and around Princeton Junction, and environmental and economic issues.
"We really need to protect ourselves financially, as well as in planning, to make sure we get what we want," West Windsor resident Susan Abbey said. She suggested the township assess the financial impact of redevelopment on every township agency, each step of the way.
Three residents from Windsor Haven, a nearby development, offered strong support for the redevelopment plan.
"If it weren’t for the train station and railroad, this wouldn’t be a place for me," said Robert Suto, who has lived in West Windsor for about 18 months. "I trust you to do your job."
The next step in the redevelopment process is for the Township Council to approve the plan before it is sent on to the state Department of Community Affairs for review. A date for council consideration has not yet been determined.

