Dispute over scope clouds WW redevelopment planning

At issue is fiscal viability of train station-area project

By Greg Forester
Staff Writer
   WEST WINDSOR — Serious disagreement between township officials continues to cloud the future of redevelopment in Princeton Junction as the Planning Board prepares to begin work on a concept plan for the 350-acre target zone around the train station.
   An outline presented at last week’s joint meeting of the Planning Board and Township Council would limit the board’s work to creation of a Main Street, additional parking for residents, and traffic circulation improvement in West Windsor.
   But the fiscal viability of a project confined to those elements, was challenged on Monday by Mayor Shing-Fu Hsueh and Planning Board Chairman Marvin Gardner. Both said that those three aspects would have to be included in a larger comprehensive plan for the entire redevelopment zone, or else the private and public funding resources that make the redevelopment process attractive for the township would be at risk.
   However, Township Council members Charles Morgan, Will Anklowitz, and others have said that the improvements covered in the outline are the only ones with enough community support to be pursued.
   Mr. Gardner said he had no problems with the initial limited improvements — originally proposed by Mr. Morgan — which the community had long desired, but only a comprehensive plan for the 350-acre redevelopment area would provide the means to deliver those amenities to the West Windsor community.
   The plan would provide public and private funding sources necessary to finance the amenities without a major tax impact on the West Windsor taxpayer, according to Mr. Gardner.
   ”To isolate these parameters without a comprehensive plan for the entire area would negate the funding opportunities provided by the redevelopment process,” Mr. Gardner said.
   Mayor Hsueh said the three features, if included in a comprehensive plan, would receive necessary funding from the state that would significantly reduce the fiscal impact on West Windsor residents.
   ”The comprehensive plan is what is needed to secure state funding,” said Mayor Hsueh. “To move to the next level we have to prove that we have a comprehensive plan so that the state can appropriate the money we need to do what we want to accomplish.”
   But Mr. Morgan and Mr. Anklowitz said the community would not accept a plan with anything more than parking, a Main Street and traffic circulation improvements.
   ”Those three portions of the project are where we need to start, and that is where the Planning Board should start out,” said Mr. Anklowitz.
   It would be difficult to take the entire 350-acres and create a plan for everything all at once, which is why starting with the parking, Main Street and circulation improvements was attractive, according to Mr. Anklowitz.
   Mr. Anklowitz said he had not yet seen many developers coming forward offering to fund the numerous amenities hashed out in earlier plans created by project planning firm RMJM Hillier, as forecasted by some proponents of the larger plans. “Show me the money,” he said.
   He said he was not aware of any entities — besides property owner InterCap Holdings — that had come forward and were willing to provide the private funding that made the comprehensive redevelopment plan beneficial to the township.
   ”It had been said developers who were interested in the project would be brought in, but where are they?” said Mr. Anklowitz. “We are not going to fund all the public works in some of the plans with this single developer.”
   Councilwoman Heidi Kleinman said she saw the necessity for a comprehensive plan if there was to be a plan that was fiscally positive for West Windsor residents.
   She said she had no problem with phasing as long as it was within a comprehensive plan, which would provide funding for the amenities of the project desired by West Windsor residents.
   ”We need to discuss the parking and what it would cost to build it, and then when all the facts are on the table, people will be able to see what it would cost,” said Ms. Kleinman. “They will see then that building parking and amenities without a comprehensive plan would not be fiscally prudent, and that is why we need the facts in place.”
   Township Council members suggested last week that the Planning Board start its work of developing a plan for the 350-acre redevelopment area, but some want conditions in place before that happens.
   Mayor Hsueh and Planning Board Chairman Gardner said they want a foundation of funding and a structure for collaboration between the board and the Township Council before the Planning Board begins its work of developing a concept plan for the redevelopment area.
   They said with these conditions in place the work of the Planning Board would be productive, and would avoid spending unnecessary taxpayer dollars.
   ”I think we need to operate jointly so the Planning Board does not get too far ahead of the curve and find the council, for whatever reason, has problems or reservations with our final work product,” Mr. Gardner said.
   Township Council members said fears about collaboration were unfounded.
   The governing body already revised a resolution stating the two bodies should work collaboratively whenever needed, and it was the duty of the other entities to discuss concerns with council.
   ”If this is a collaborative effort some responsibility falls on the Planning Board and the administration to report and check in and make sure they’re listening to the reactions of the Township Council,” Mr. Morgan said.
   Mayor Hsueh said he plans to recommend the Planning Board have a discussion about which conditions would have to be met before it began the development of a concept plan, and the provision of funding for that planning was crucial.
   ”The Township Council needs to approve a budget for the Planning Board for what work the board will have to do,” said Mayor Hsueh, who said the funding would give the board the authority to seek outside planning advice. “In the absence of all of this, I do not think the Planning Board would be able to do its work.”
   Township Council members, who would be required to vote on the funding for work of the Planning Board and its professionals, said they would decide on appropriating additional funding once they received a funding presentation.
   Mr. Morgan said it was not the responsibility of the Planning Board to take the initiative.
   ”It is incumbent on the part of the Planning Board and mayor to say what resources they need to accomplish what the Township Council lays out,” Mr. Morgan said.
   Mr. Anklowitz said he would be willing to listen to the funding needs of the Planning Board and the administration, but he had been told that the previous $400,000 in funding was all that had been needed.
   ”We have asked the administration to come over and give us a proposed budget on what is needed, but at this point I am proud of the project being under budget,” Mr. Anklowitz said. Mr. Morgan agreed, saying the Township Council would provide funding once the Planning Board and administration suggested what was necessary for continued work on the project.
   Mr. Morgan said discussion about creating conditions and other concerns were unnecessary because there had been no deviation from the process that had already been outlined last year.
   ”The whole conversation I find to be dumbfounding when we discussed this entire process last November,” said Mr. Morgan. “We delegated the whole writing of the plan to the Planning Board, and now we are suggesting the Planning Board do that,” he added.
   ”Based on history, I have warned Township Council to look at this process as a joint effort and not an opportunity to take political potshots,” said Mr. Gardner, repeating comments he made at the joint meeting. “I don’t think this should be a political issue, and as elected officials they should discharge their duties outside of the political arena.”
   Mr. Morgan responded, “Frankly I was appalled at Mr. Gardner’s comments last week. Mr. Gardner is the one taking political potshots.”
   Mr. Morgan said there was a difference between a constructive political process in determining what the West Windsor community wanted and Mr. Gardner’s comments, which he called destructive.