By Jennifer Kohlhepp, Staff Writer
WEST WINDSOR — The Township Council has decided against asking the Planning Board to investigate whether the Howard Hughes property can be designated a redevelopment area.
The council sent the Howard Hughes Corporation a letter stating that it did not provide enough details about its plans for the property to warrant the Planning Board investigation. The council also stated in the letter that the corporation is welcome to go to the Planning Board with a conceptual plan for the property.
The Howard Hughes Corporation owns the 658-acre property located on Quakerbridge Road and Route 1 formerly known as the American Cyanamid site.
"To frame the current situation, on Sept. 22 we gave a pretty detailed presentation to the Township Council," Howard Hughes Corporation Project Manager Chuck McMahon said. "We made the case that we believe the property is qualified for redevelopment under New Jersey law."
The property, which has been vacant for 10 years, currently contains 47 dilapidated and deteriorating buildings and is zoned Research, Office, Manufacturing (ROM-1), which allows office, research and development and limited manufacturing uses.
The current zoning does not support the Howard Hughes Corporation’s plans for the property, which includes "a compact walkable people-scale village" with residential units, restaurants, hotels, civic centers, etc. as well as "a potential community services zone" with parks, schools, places of worship, arts and culture centers, sports and recreation facilities, etc.
During the Sept. 22 presentation, Howard Hughes representatives said designating the property for redevelopment would allow for payments in lieu of taxes (PILOTS) for the township. The corporation would benefit from the redevelopment designation by receiving cost breaks on demolition.
"For two months we have not heard anything," Mr. McMahon said. "We have not heard the council deliberating. We did not hear any public discussion or questions about the property. Then we received a letter indicating that the council determined it is not a candidate for examination for lack of information. The letter goes on to suggest that we present a concept plan to the Planning Board."
Mr. McMahon said presenting a concept plan to the board "does not have any basis in New Jersey land use law" even though it is "an informal process the township has used in the past."
He added, "We’re trying to determine how the process would not return us to the request we made on Sept. 22."
Mr. McMahon said the Howard Hughes Corporation started discussions with the community last spring and is "very eager to continue to work with the township under a process that we all understand and that will lead to progress."
He said the first step is to get a better understanding of what the council is asking them to do.
"We will seek some additional information about what the council wants to learn about the property during the concept plan process," he said. "We’re really committed to continuing an open and positive dialogue with the township and community. We just need to understand what they’re asking."
The Howard Hughes Corporation has a website with information about the West Windsor tract at www.hhcwestwindsor.com.
