West Windsor is looking to redevelop the downtown Princeton Junction area in a process that is “bold, innovative, and extraordinary.” Those were the words of Planning Board Chairman Marvin Gardner as he took charge of the September 20 joint meeting of the township council and planning board. The meeting marked the last leg of the process of choosing a master planner for the redevelopment of the 350-acre area around the Princeton Junction Train Station.##M:[more]##
Street-Works, the first of three finalists being considered by the township for the job, presented its case to be chosen to lead West Windsor through the redevelopment process at the joint session.
“I want to do this project because I think the township is trying to accomplish what I’m trying to accomplish,” said Street-Works founder Richard Heapes. “We are on a specific and critical mission. This country is more than a commercial society, but nobody has built places of community since World War II. We are changing that.”
The other two finalists will make their public presentations next week: Michael Graves and Associates in partnership with Duany, Plater-Zyberk and Company on Monday, September 25; and Hillier Architecture on Wednesday, September 27.
Despite recent political bickering among Council members, and despite the charge by at least one of them that the selection of the planner has been pre-determined by the mayor and his supporters, the September 20 meeting proceeded smoothly. About 50 residents were in attendance, many of whom signed up to ask questions before they had heard the firm speak. (The meeting ended shortly after 10 p.m., with everyone getting their opportunity to ask questions.)
After Council president Linda Geevers read a prepared opening statement, Gardner took control of the meeting. The planning board chairman set forth some rules for public comment, then handed the presentation over to Eric C.Y. Fang, Street-Works’ director of Urban Development. Fang’s history with the township dates to his Vision
Study of the Train Station, commissioned by West Windsor, New Jersey Transit, and the State’s Office of Smart Growth, which was conducted in 2004.
Fang said the redevelopment process would take many years, be done in many stages, and involve many steps. “This area is going to change no matter what,” he said, “We want the changes to give the township a sense of place, create a public network, and have improved streets. We’re called Street-Works for a reason.”
Though Fang led the presentation, the star of the Street-Works show was the company founder, Richard Heapes. Heapes was the only male on the Street-Works team not wearing a tie, projecting the calm confidence of accomplishment. Heapes has on his resume redevelopment of areas in Charlotte, NC, Washington, D.C., San Jose, CA, New York City, and over 40 “Main Streets.” He said the most important thing in this project is creating “a place that looks and feels and smells like your community.”
“We’re passionate, we mean business, and we get stuff built. We are not focused on just the physical features. We have a level of expertise in reality that you’re not going to get anywhere else.” said Heapes of his company. “All three companies will give you a beautiful vision. The difference is you will actually get to see your vision built if you do it with us.”
Heapes called Forrestal Village in neighboring Plainsboro “the mother of all failed mixed-use projects.” He said Street-Works will avoid that kind of failure by making sure the plan for the project matches the market. He said he is concerned about creating a transit village so close to Palmer Square in Princeton, which he believes is one reason Forrestal failed.
Heapes said the job of his firm will not be to tell the township what to include in the plan, rather it will be to “make sure you know what you’re in for.” He said they will hold public meetings and use feedback from various groups and interested parties to take the pulse of the community’s needs and desires, and will tell the township what the trade-offs are for including things like arts centers, urbanized housing, retail centers, and parking structures.
One of the issues brought up most frequently was parking. To address these questions, Street-Works has drafted Tom Calu onto its team. Calu worked for New Jersey Transit for 30 years, retired three years ago and has worked as a consultant ever since. He said he imagines the parking dilemma will be solved with multi-level parking, with at least one such structure but no more than four.
No member of the team could be specific about their plans, regardless of how many questions from the public asked them to speak about details. They stated repeatedly that they didn’t yet know the answers to some of the questions, because of the nature of the planning process.
The company affirmed its commitment to the charrette process, a planning method by which the planner takes the public’s input to form its plan. Street-Works has hired Gloria Bryant from the Writing Company to be its liaison to the public.
Mayor Shing-Fu Hsueh said he would not comment on any of the companies until they have all had a chance to make presentations. He did say that the process the town is using to choose its planner is getting attention from the state. “The state agencies are watching this very carefully.”
The scope of the project has grown since Fang presented the results of his vision study. The study resulted in a conceptual plan for a 120-acre area surrounding the Princeton Junction train station. Fang, who is a graduate of Columbia with a masters degree from Harvard, wrote the following about his vision plan: “West Windsor’s Princeton Junction Station is one the key facilities in NJ Transit’s rail system. A vast increase in ridership and traffic in the Princeton Junction area combined with several major public and private initiatives signal a new era of change for the area.”
“The Vision Plan for the 120-acre area proposes a bold new vision featuring three districts: a mixed-use ‘Village Core,’ a new residential neighborhood anchored by a new park, and a Class A commercial office district.”
“The new transit village is oriented around series of new public places, including a Town Green/transit-plaza, a pedestrian mall connecting the new residential district with the station, and a newly-designed Vaughn Drive. The heart of the new development will be a new main street that will form a gateway to a gathering place for the entire Township.”
“The Vision Plan solidifies Princeton Junction’s position as Central Jersey’s major intermodal hub. The plan rationalizes the various transit modes utilizing the station and increases commuter parking.”
Fang said that his vision study should not and will not influence the final plan presented to the township by Street-Works.
Heapes said his company will remain focused on providing the township with what it wants. One member of the public asked whether they would base their plan around the requests of New Jersey Transit, and Heapes responded, “we’re being hired by the town. That’s who we’re working for. We know how the other guys think, and we think that will help us get the township what it needs from this project.”
