Four station-area redevelopment schemes presented for citizen review
By: Nick Norlen
WEST WINDSOR Judging from residents’ comments at the second redevelopment workshop Saturday, the Princeton Junction train station could be in for a "big move."
After watching a presentation of four different redevelopment schemes by Hillier Architecture Chairman Robert Hillier on Saturday, nearly 300 township residents and interested individuals broke into groups to discuss the pros and cons of each.
A majority of the persons who later represented those groups voiced support for at least some elements of one of the plans: Concept D, a scheme dubbed "The Big Move." It calls for replacing the current train station with one located a few hundred feet farther north to provide for improved access and parking.
The plans
Although all of the concepts include 1,000 housing units, each presents a different scheme to balance parking, retail, office and open space as well as factors such as traffic circulation and the estimated number of school children that would be brought into the district.
Concept A, "The Piazza," calls for the creation of a main street lined with retail spaces with apartments above them.
The balance of the housing would be 124 townhouses clustered in an alley format with driveways on the side and yards and garages in the back. It would include 400,000 square feet of retail space and 600,000 square feet of office space, and would allow for 8,100 parking spaces.
The height of parking garages would be limited to five stories on the west side of the tracks, and three stories on the east.
Mr. Hillier said the development would result in an estimated 314 school-aged children. He said Alexander Road would be required to do most of the "heavy lifting" in terms of traffic circulation.
Concept B, "The Squares," calls for a connection with Old Bear Brook Road, a large office building as a corporate headquarters, and the conversion of the Sarnoff property to green space. Housing would be composed entirely of apartments ranging up to eight-stories. Retail space would total 200,000 square feet, with offices accounting for 800,000 square feet. Approximately 6,300 parking spaces would be created using garages of up to seven stories on the west side and two stories on the east. An estimated 300 school children would enter the district. Mr. Hillier said the plan could necessitate the negotiation of a new site for the Schlumberger building.
Concept C, "The Town Green," calls for a cluster of housing units that would create a town square setting.
Like Concept B, only apartments would be included. Retail space would occupy 200,000 square feet and offices would take up 800,000 square feet. Approximately 7,600 parking spaces would be created. Parking garages would be limited to four stories on the west and two stories on the east. Approximately 300 school children would enter the district. According to Mr. Hillier, one idea culled from the first workshop would call for developers to take 120 feet from the back of business properties along the Dinky route in exchange for increased density to build garages along the right-of-way.
He said that after 20 to 40 years, the Dinky could be used to shuttle people from the garages to the trains.
Concept D, "The Big Move," would focus the majority of retail space around the station. Because the station would move north, Schlumberger would stay at its current location.
The balance of housing units would be 148 townhouses and 860 apartments.
Approximately 500,000 square feet would be allotted for retail and office space, respectively.
The plan would include 10,400 parking spaces and a limit of four stories for parking garages on the west and three stories on the east. An estimated 328 children would enter the school district. Although Mr. Hillier told the audience that "all four plans are achievable," he said "one is more pie-in-the-sky than others" Concept D.
The reaction
During the final portion of the workshop, representatives from the group addressed the risk and benefits of all four plans.
Stan Katz, a member of the West Windsor-Plainsboro Board of Education, gave the first presentation. He said his group thought that, of all the plans, the "least objectionable was C."
Other group representatives stated support for Concept C as well, citing reasons such as its proposed creation of a town center on both sides of the train station.
However, Mr. Katz said that his group thought any plan should include the Alexander Road connection from Concept B.
His comment that his group "would like to see no structured parking on the east side of the train station" drew applause from the audience and agreement from later presenters.
Similarly, his statement regarding the risk of the single-tenant corporate building in Concept B was shared by several subsequent presenters.
Mr. Katz said that while his group "sort of ignored A, because A didn’t bring much to the table," the table was divided over Concept D.
"It was considered both a highly objectionable plan by some, and yet also a highly desirable alternative by others. We liked it because it moved the train station, and we disliked it because we felt like it might concentrate everything in one spot, creating potential new traffic problems that don’t even exist now."
Later, participant George March discussed the benefits and risks his group members saw with Concept D.
"It’s recognized that moving all of the facility assets in Concept D is a step up perhaps. But it also phases the plan so there’s the economic risk and trade-off, which perhaps will need further investigation," he said. "It may actually slow the project down a little bit. But both factors not withstanding, this was by far the one favored by this group."
Mr. March also said his group thought that the green concepts of Concept B should be "folded into D."
Lori Mollin said her group "thought it was absolutely brilliant to move the station," but noted that members had concerns about keeping the number of housing units down.
David Siegel said some members of his group supported reducing the number of housing units to 800 by trading housing for office space.
Ronald Slimm said one fraction of his group advocated a town center, while the other pushed for a transit village.
Resident Rob Bacall drew applause by proposing prohibition of high-rise parking garages on the east side and by stating that some residents are still not sure why the township is pursuing a transit village.
Other representatives cited a desire for mixed-use housing.
Lisa Weil said some group members "felt very rushed" during the process.
She said residents need to reassess the importance of some of the issues involved in the process.
"The question is, who are we doing this redevelopment for? Is it for the commuters or is it for the residents?" she said. "We need to be sensitive to where we put parking, how high is it, and how does it influence the neighborhoods it faces."
Ms. Weil also asked whether there are any plans for an outdoor arts presence.
Later, Joanna Mandecki asked whether the farmers market would indeed be included at the site.
Mr. Hillier responded by saying that such aspects will be factored in later when plans become more detailed.
Amy Picco said her table supported "The Big Move," but noted that she wanted to see the inclusion of walkways, improved aesthetics and a community feel for the site.
West Windsor-Plainsboro High School North Student Arjune Kalawar said he hopes the project brings some excitement to the township.
"I just really want a town center to be built because West Windsor is really boring right now," he said, noting that he often hangs out in a coffee shop in Plainsboro. "I’m pouring my money into another township."
The next step
Both Mr. Hillier and Bradley Walters, a senior designer for Hillier’s Special Projects Team, said the firm would definitely allow residents’ ideas to be mixed and matched.
"That’s what we’re hearing a lot of that different folks are seeing great parts of all four options. And then at the same time, they have reservations about all certain parts," Mr. Walters said during the group session. "We’re encouraging them to tell us what all the positives are. It’s a big job, but we’d like to then try to put it together."
Mr. Hillier said his firm would continue to treat the residents as its clients.
"We don’t have a favorite. I don’t care if you do A, B, C or D, as long as it’s the right thing for this community," he said. "The best scheme for you may be a combination that’s lying between these four schemes."
Mr. Hillier said a single plan will be presented at the third workshop, scheduled for 7 to 10 p.m. April 19 at Grover Middle School, 10 Southfield Road.
Until then, updates will be posted on the project Web site, www.wwallaboard.org.
EDITOR’S NOTE: The illustration on the front page of Tuesday’s Packet, provided by Hillier Architecture, does not show Concept D, "The Big Move," but instead another concept plan. To view the actual Concept D, go to www.wwallaboard.org.