Council unanimously approves boundaries of 350-acres around train station as an area in need of redevelopment
By: Emily Craighead
WEST WINDSOR The Township Council voted unanimously Monday night to designate the area surrounding the Princeton Junction train station as an area in need of redevelopment.
By approving the boundaries of a 350-acre area set forth in a report by township consultant John Madden of Maser Consulting, the council has agreed to send that report to the state Department of Community Affairs for approval. Designating the redevelopment area is the first of four separate phases required for any redevelopment project.
The redevelopment area report was approved unanimously by the Planning Board on Nov. 2.
"The public had the opportunity to express their views and question the town planner and the Planning Board," Planning Board Chairman Marvin Gardner told council members. "I think we were quite responsive in terms of questions asked of us at that time."
He also urged the public, which has been divided over whether redevelopment is the best way to move toward creating a town center, not to "mar this effort by public rancor or personal attacks."
The designated area, including 65 properties, is centered around the Princeton Junction train station. 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.
Residents fearful of being excluded from the planning process if the redevelopment boundaries were approved questioned the need for the township to designate a redevelopment zone in order to accomplish its goal to create a transit village.
Several individuals asked the council to table the redevelopment resolution, citing the need for more information about a future development’s impact on taxes, traffic and schools. Others questioned the logic of redeveloping an area without demonstrable blight, and asked for legal assurances that the township will not exercise eminent domain, will minimize negative impacts to the surrounding area, and will not take the process behind closed doors.
"I don’t believe we can proceed without these answers," Sherbrooke Estates resident Hemi Nae said.
According to township attorney Michael Herbert, the purpose of designating an area in need of redevelopment is to allow the township to focus on that particular area and to bring in developers to partner with the township, as well as take advantage of state and federal grants. Furthermore, projects such as cleaning up 30 acres of contaminated land within the boundaries of the redevelopment area could be paid for through private developers, but only if there is a redevelopment plan, he said.
Seeking to allay residents’ fears, Mayor Shing-Fu Hsueh insisted the township would use the power of eminent domain only as a last resort. The redevelopment designation does not alter the process the township would have to go through to seize property it deems essential for a public project.
"Whatever you have been hearing is happening in other (redevelopment projects), I can assure you, it will never happen in West Windsor," Mayor Hsueh said.
Supporters of the redevelopment area designation spoke of a need to move ahead with creating a town center and capitalize on the opportunities a train station could provide.
"One thing that is clear is the need to redevelop the Princeton Junction train station area," said Patrick Boyle, who served on the vision study committee that came up with a transit village proposal earlier this year. "Let’s not make this a false start."
To those individuals wary of the government misusing its powers through the redevelopment process, he said, "If they don’t do what we like, we elect someone else."
In addition to the resolution designating the redevelopment area, the council considered a resolution outlining guiding principles for the redevelopment. No vote was taken on that resolution as of The Packet’s press time.
That resolution would affirm the township’s commitment to an open process in response to the community’s fears about increased traffic, strain on the schools, and the possibility of the council awarding imprudent tax breaks to lure businesses to the township.
"There’s a golden opportunity ahead of us," council Vice President Franc Gambatese said. "I know I’d like to see a town center. That may or may not be a transit village. What we have to say is, ‘What’s in it for us?’"
He encouraged residents to keep the council and administration "on the straight and narrow" as the redevelopment process moves forward.
If the Department of Community Affairs approves the redevelopment designation, the Planning Board will draw up a redevelopment plan, or "mini-master plan," specifying land uses such as parking and how to deal with contaminated areas. The Township Council must also approve that plan.
The third phase includes selecting developers to redevelop the area according to the council-approved plan. The fourth phase requires any redevelopment project to undergo the same site plan application process required for any new development.
It also gives the township access to additional federal and state grants. Furthermore, projects including the cleanup of the 30 acres of contaminated land could be paid for through private developers, but only if there is a redevelopment plan.

