##M:[more]##1.) I believe the 1,”000 housing units recommended by Hillier was based on consideration of a number of factors including: student populations that will not require building new schools in foreseeable future, a balance of land uses that will attract and sustain economic development and support financing of infrastructure improvements; promotion of property values for West Windsor taxpayers; promotion of the continual vitality of a pedestrian friendly village center to support enhanced commercial, recreational, and cultural activities.
While I respect the professional reputation of the world renowned Hillier Group, I think somewhat fewer than 1,”000 units should be considered and analyzed.
While all factors are equally important, I am particularly concerned about the number of students that would bring in to the WW-P school district by the redevelopment. According to the data presented by Stan Katz to the Council earlier, 1,”000 properly mixed housing units seems to be reasonably conservative without the need to build a new school if the project did not become reality until around 2014-2015.
However, any projection based on historical data may incur a certain marginal error. Based on my public health and engineering background, I assigned a factor of plus or minus 20 percent. In other words, we can build 800 to 1,”200 units. To be conservative, I believe 800 mixed use housing units would be the threshold to provide a viable condition for potential builders and impose insignificant impact to class sizes.
With that said, my position to the recommended 1,”000 housing units is still open. As far as I know, several analyses, including traffic impact, environmental impact, financial and tax impact, will be included in Hillier’s final redevelopment recommendation. As a council member, if I am elected, I will recommend Hillier to conduct these impact analyses based on 800 units. Depending on the results of these analyses, the number can be properly adjusted either upward, downward, or even none at all, accordingly.
If 1,”000 units turn out to be acceptable, then the justification needs to be clear. With my work, research, and Planning Board experience, I believe my expertise will be critical for the decision.
2.) Affordable housing obligation is a New Jersey State mandate. West Windsor needs to comply with the obligation whether or not that housing is part of the redevelopment area.
Being a liaison between the Planning Board and Affordable Housing Committee since 2000, I am aware of the intent and complexity, sometime confusing, of the program. A brief review of the program may assist the readers in understanding the issue.
Since the creation of Council on Affordable Housing (COAH) in 1986, after the so-called first and second rounds of COAH rules, West Windsor was required to provide 951 affordable housing units. In order to fulfill the obligations, we developed a Fair Share Plan which was approved by the State. Due to subsequent changes of the rules, West Windsor earned 1,”063 affordable housing credits based on the programs implemented, i.e., exceeding our requirement of 951 units. West Windsor was rated seventh or eighth in the State in the production of affordable units since COAH was formed.
Unfortunately, COAH adopted third round rules in December, 2004, which changed fundamentally how fair share obligations are calculated. In December, 2005, West Windsor submitted its Housing and Fair Share Plan to COAH to satisfy its first-third rounds fair share obligations. The third round rules require an additional obligation of 271 units. The total obligation is now 1,”222 (951 plus 271) units. The WW Plan provided 1,”364 credits, based on the programs implemented so far and the COAH third round rules.
However, in January this year, the Appellate Division struck down a number of COAH rules, and COAH must adopt the revised rules by July 25, 2007. The new rules may increase the number of obligation. No one knows what our obligation will be at this time.
In short, West Windsor needs to revise our Fair Share Plan once the final COAH third round rules are adopted. The Planning Board and the Council need to address the following affordable housing program elements in formulating a complying plan:
• The need to satisfy the on-site obligation for the Redevelopment Area and other sites such as the Wyeth tract;
• Proper number and mix of the housing units in the Redevelopment Area; the appropriateness of for-sale vs. rental affordable units in the area;
• The appropriateness of age restricted units in the area;
• Identification of sites in WW but outside to the area to meet our obligation fair share obligation;
• The possibility of municipal construction of a 100 percent affordable housing site; and
• The permissibility of utilizing Regional Contribution Agreements (RCA) to meet part of our fair share obligation.
3.) Although 48.2 percent of the West Windsor land is open space, I am in favor of purchasing more undeveloped parcels if they are fairly priced, or to utilize techniques such as the Transfer of Development Rights if feasible. I don’t believe the tax payers should pay for environmentally sensitive areas.
While we try to secure more open spaces, we also need to pay attention to the maintenance and development of the current open spaces for the community. The referendum passed last November allows township to use up to 25% of the open space fund for maintenance and development of the open spaces for active and passive recreational purposes. I support the Administration’s decision to follow an open process to develop the Individual Open Space Parcel Plan (IPP) to justify for the annual fund distribution for that purpose.
4.) Other than the issues mentioned above, I think the following issues should be addressed:
• Improve high safety risk township-controlled roadways and intersections identified in 2005;
• Affirmatively promote road improvements in the Route 1 Corridor to facilitate increased traffic on roads in West Windsor endangered by construction of the regional hospital in adjacent Plainsboro;
• Implement bicycle/pedestrian safety plan adopted in 2004;
• Support senior transportation services;
• Support the sustainability plan and green building design; ensure all future development projects, including the redevelopment project, are environmentally and economically sustainable and pose no negative impact on the safety and health of residents;
• Minimize the flood impacts through better ecological and storm water management;
• Explore the feasibility of sewer services for those areas currently served with septic systems;
• Promote civility and harmony in the community; and facilitate better communication among the Administration, Council, and School Board
5. I believe that my professional background in industrial health, safety, and environmental protection, 26 years residence in West Windsor, and more than 10 years services in the Planning Board will bring a unique perspective to the Township Council.
I made independent decisions while serving the Planning Board in the past, and addressed health, safety, and environment protection related issues on development projects. More importantly, I offered cost-effective solutions to ensure that they were environmentally sustainable and posed no negative impact on the safety and health of residents. In my opinion, none of my fellow candidates can deliver comparable quality of services to the community in these areas as I do. Finally, I value my maturity and honesty in every aspect of my life.
