The West Windsor Planning Board finished tackling issues like a proposed trail through the Acme Woods and traffic circulation through the Windsor Plaza shopping center on November 30, but it did not have time to consider another hot discussion item — signage for the site.
Rather, the Planning Board carried over, for the third time, hearings over the development plan for the revitalization of the 13.5-acre Windsor Plaza shopping center site that once housed the Acme grocery store. Hearings are expected to continue on Wednesday, January 12.
The board began consideration of a site plan by Cyzner Properties in October, but three multi-hour meetings have failed, much to the developer’s distress, to yield a conclusion and vote on the plans for the site. The application is being deemed as the first major project in the 350-acre Princeton Junction redevelopment area.
“Our budget for our soft costs and for getting our approvals was finished one meeting ago,” said Irv Cyzner, owner of Cyzner Properties, who reluctantly agreed to provide a sketch of future plans for the site as part of conditional approval.
Planning officials had urged Cyzner during the meeting to provide a simple drawing of what could potentially be envisioned for the site in the future — even though those conceptual plans would not be binding — to ease concerns from board members, who felt that not enough was being done to create a downtown atmosphere and gathering place for residents on the site.
Planning Board members wanted to know where future buildings could possibly be placed on the site, specifically those fronting on Route 571.
“I think this is the first major component of the redevelopment plan in which we are dealing with a site plan approval,” said Planning Board Chairman Marvin Gardner, who said it was important for the board to set a tone. “I suggest a simple linear drawing be placed on your plan as Phase II with some dimensions and with some notes on the plan pertinent to your intention.”
Cyzner and his attorney felt that submitting simple ideas that may never come to fruition were a “waste of time” and could end up costing more money and creating more concerns and questions from Planning Board members, further delaying the process.
“I don’t see a purpose for it other than making another issue,” said Cyzner, who told the board during an earlier hearing that it was possible he would like to put another building along Route 571 in the future. “Our concern is that we go off-track.”
Mayor Shing-Fu Hsueh, who sits on the board, told Cyzner officials all they have to do is provide a sketch. “I can even do that in 10 minutes,” he said.
“The board is entitled to know how it all fits together,” said Planning Board Attorney Gerald Muller of the overall site.
Aside from that change, Cyzner came into the meeting with plan changes that addressed the concerns of the board’s consultants, including some that would provide better pedestrian access to the site from Route 571 and the Gables development.
One of the changes, as suggested by the township’s traffic consultant Gary Davies, was to change the circulation pattern for truck traffic onto the site from counter-clockwise to clockwise, which would direct delivery trucks in through the second entrance off Alexander Road (across from Harris Road), through the back of the building, and out onto Route 571.
While the developer specified it would require delivery trucks to come in through Alexander Road, and would put up signs directing them, there was no clear answer as to whether the second Alexander Road driveway across from Harris Road would be limited to regular traffic associated with customers traveling in and out of the site through the new driveway.
However, Davies testified that he felt there would be no increase of people coming into the site from the new driveway. Davies said that through tenant agreements, Cyzner Properties would “exercise quite a bit of control” in managing the truck traffic flow. “It’s going to be a low-volume entrance,” said Davies.
Some Planning Board members said they would like to see the Township Council adopt an ordinance in the future that would limit that entrance to truck traffic only.
“The driveway is safe and effective in any event, and if you get the council to adopt an ordinance, all the better,” said Davies. “I’d rather it was an all-vehicle access.”
When asked specifically by board members whether that driveway would increase or decrease traffic on Harris Road, Davies said: “No effect.”
Prior to the meeting, Cyzner also added a patio/seating area near the proposed site of the Starbucks to try to ease concerns from Planning Board members who said in prior meetings they wanted to provide a community seating area.
The seating area would be located on the south side of the property, on the Alexander Road side of the property, near the proposed Starbucks, which would occupy the corner of the building. The paver-covered sitting area will be created through elimination of three parking spaces and will be 25 feet wide by 30 feet long. It would be protected by bollards on the edge and decorated with seasonal landscaping pots. The area will most likely be utilized by Starbucks patrons and could contain a water feature, like a pond.
Also prior to the meeting, Cyzner officials met with township consultants on the site of the Acme Woods to show them how the detention basin has been drained and cleaned up and will function as it was originally designed.
While there, township consultants testified that they saw some pedestrians walking through various trails that already exist on site, but found that creating formal trails would be a disturbance to the natural wildlife in the area.
“Encouraging people to walk through there with a formal trail is not recommended at this time,” said Cyzner attorney Frank Petrino. “Any trail would have to cross ditches, and there are wetlands that would have to be affected.”
Township consultants agreed, saying that the Acme Woods should remain as is because of wetlands, permitting, and maintenance issues.
Cyzner also included plans for zebra crosswalks at the intersection of Princeton-Hightstown Road and Sherbrooke Drive as well as on Alexander Road at the Gables. Cyzner also agreed to work with Mercer County to implement pedestrian improvements at the main entrance with Route 571.
Planning Board consultants want rapid-flash beacons to be installed in that area to make it safer for pedestrians. “We will work with the county,” said Petrino. “We can’t agree to do anything because it’s a jurisdictional issue.”
Petrino said he does not think county officials want to go as far as to include the rapid-flash beacons, and Cyzner would rather not have to cover the expense of installing and maintaining them. “But if county wants to do it, then we’ll talk to them.”
Planning Board officials suggested that as one of the conditions of approval, the township should be invited to participate in those discussions.
There was some discussion about extending the main sidewalk in front of the building by six feet. Planning Board consultants also suggested creating “bump-outs” in which the sidewalk would extend in certain areas — not in the sidewalk’s entirety — to allow for tables to be placed outside of restaurants.
Davies said that the township’s emergency professionals did not want the entire sidewalk extended by six feet because it would create an issue with access for fire trucks.
Cyzner officials, however, did not agree to the bump-outs because they said it created hazards for drivers who would be driving on a road in which the width changes in various spots. The township’s professionals, however, said the bump-outs would not be located on an open road and were part of a controlled site.
Petrino pointed to the benches and bicycle racks that Cyzner added. “That’s what we think is appropriate, and that’s what we think will work, and we have a lot of experience to back that up,” he said.
He also said that Cyzner officials would allow a restaurant tenant to place a table outside on the sidewalk so long as the tenant takes responsibility for cleaning any trash left behind by patrons.
The plans for the site feature a facelift for the shopping center that include a cupola on the side of the building closest to Alexander Road. Although there are no current plans for additions to the center, there will be significant site landscaping, renovations, and esthetic improvements to the existing buildings.
The plans also call for the rear of the former supermarket to be divided into storefronts for businesses that require smaller spaces. Some examples include a dance academy, karate school, or insurance agency office.
However, the board did not get to discussion of what is expected to be a controversial topic: two new “monument” signs — one on the Alexander Road frontage and another on the Route 571 frontage — proposed by Cyzner.
The signs require waivers, since Cyzner is proposing two 90-square foot signs as high as 15 feet, even though the ordinance only permits one sign at a maximum 30 square feet.
Signage is expected to be discussed on January 12. Cyzner officials asked the board to hold an earlier hearing date, but were denied by the board.
Few residents attended the November 30 meeting. Jerry Foster, the president of the West Windsor Bicycle and Pedestrian Alliance, asked whether the current prohibition of trucks over 4,000 pounds — as stated on a sign he saw on Alexander Road— affected the new circulation pattern. Officials said they would look into it. He also said he did not think that the Acme Woods were dangerous and that formal trails would help make it safer. “Putting more people on trails in the woods would prevent unsavory activities,” he said.
Resident David Siegel also suggested the township look into efforts to preserve the Acme Woods so that it can work to create its own trails on site. He also said a number of resident still have concerns about car traffic at the new proposed driveway. “If you open it, people will drive into it, even in spite of signs,” he said.
