West Windsor council shelves draft development regulations

A decision to wait until broader station-area redevelopment plan is created

By: Molly Petrilla
   WEST WINDSOR — Despite pleas from several residents, the Township Council decided Monday night to shelve a draft ordinance that would have restricted development along Princeton-Hightstown Road just east of the railroad tracks.
   After a long discussion that included comments from the Planning Board’s attorney, Gerald Muller, and its consultant, John Madden, council members agreed to wait until a more comprehensive plan is created for the 350-acre redevelopment area, which includes the Princeton Junction train station.
   The council also decided that the Planning Board — and not the council — will help the Zoning Board of Adjustment evaluate construction applications that come in for the site during the redevelopment process.
   The draft ordinance concerned acreage east of the train tracks at the intersection of Route 571 and Cranbury Road. The draft referred to the site as "Town Center District," and called for a combination of commercial, office, civic and residential buildings in a pedestrian-friendly setting.
   It stated that "all Town Center development shall reflect traditional village planning and design principles," including a minimum building height of two stories and a maximum of three.
   According to Mr. Muller, the document came out of an earlier discussion about the application of Rite Aid Corp. to build a pharmacy within the redevelopment area on Princeton-Hightstown Road.
   In July, the zoning board approached the council for guidance on the Rite Aid application and others that may be submitted during the redevelopment process. Zoning board members said they were unsure how to handle applications in the redevelopment area — particularly submissions that did not match the overall vision for the site.
   Even though Mr. Muller and Mr. Madden worked along with other township officials for several months to create the draft ordinance, both men urged the council to shelve it Monday night.
   "The zoning board is appropriately asking for guidance here," Mr. Muller said that afternoon, "but in my own personal view — and I think the view of many others — trying to do it through the ordinance route just creates too many problems."
   At the council meeting that evening, Mr. Madden agreed, adding that he was "happy with the ordinance" but "would not recommend you adopt (it) or put it into place."
   Mr. Muller described the Route 571 acreage as "a key site" in the redevelopment area, and said that creating guidelines for one portion of the site but not the rest was like "putting the cart before the horse."
   Rather, a comprehensive plan should be created that takes into account both sides of the tracks and the rest of the redevelopment area, he said.
   He added that the draft ordinance — which had been created by township officials — did not match the resident-driven redevelopment process West Windsor has prided itself on over the past year.
   Though Councilmen Charles Morgan and Will Anklowitz indicated they were willing to move forward with the draft ordinance, they and the rest of the council ultimately decided the Planning Board will assist the zoning board in reviewing site applications.
   In addition, Mayor Shing-Fu Hsueh said Tuesday that the township’s newly selected planning firm, Hillier Architecture, will create an ordinance in the coming year that deals with the entire redevelopment area, rather than just one section of it.
   Mayor Hsueh said he was pleased by the outcome of Monday night’s meeting, adding that the council’s decision "seems to be more or less in line with what I had in mind."
   The meeting "set a very good example of how we can all work together," he added.
   Councilman Franc Gambatese — who voiced concern about the draft ordinance Monday night — said Tuesday that "council did the right thing."
   He added, "Even if it’s not convenient for us right now, in the long term, it’s what’s better."