To the Editor:
InterCap Submits Its Own Transit Plan
During the past 16 months, InterCap Holdings has spared no effort in building consensus for a redevelopment plan that is supported by a strong majority of West Windsor Residents.
In light of the October 21 Council meeting, we are convinced that the West Windsor Council under Charlie Morgan’s leadership will continue to merely engage in an endless series of meetings and studies, while further adding to the Township’s bill to date of nearly $1 million for studies and professional fees.##M:[more]##
We believe that the most likely outcome six months from now is a plan that is not economically viable. This is a terrible disappointment and unnecessary outcome.
Accordingly, we have reluctantly concluded that we have no choice but to submit to the planning board a request to rezone our property for 1,”440 condominiums and 88,”000 square feet of office and retail space. Unfortunately for West Windsor residents, because this project will occur outside of the redevelopment process, it will not provide funding for the public improvements that redevelopment would have paid for, including $50 million of traffic improvements, a 1,”000 car parking deck at current prices for West Windsor residents and a new, vibrant Main Street.
This decision is a painful one for me personally and it is one that has been reached only after it became evident that the leadership to support redevelopment does not exist.
It is clear that under Charlie Morgan’s leadership the intent is simply to “process redevelopment to its death.” It is unfair to residents and to the majority of people who support redevelopment to continue down a path that is achieving nothing but a higher tax bill to pay for studies and hopes and expectations that will not be met. As a resident, I know that our supporters believe that we made every effort to help them achieve their dreams of creating a better West Windsor and we are very grateful for all of their support.
The plan submitted today, October 22, requests a rezoning to allow for the construction of a significant mixed-use project, solely on our 25 acres, that will serve to provide a substantial amount of affordable housing within the township, as well as to address the state’s public policy of focusing development in transit oriented locations. We are ready, willing and able to help the township meet its affordable housing obligations on our site, but also to establish the greater context that public policy and sound statewide, regional and local planning effectively mandate the much larger scope of development of the scale we have proposed.
The backdrop of this public policy is the ongoing efforts by the state and state agencies to eliminate growth opportunities in portions of the state deemed unsuitable for development, such as areas of the Highlands.
Those efforts, presumably, are intended to result in a simultaneous increase in the need of other communities, like West Windsor, to provide greater housing opportunities in locations consistent with the same public policy. Our property has long been recognized by the Township, dating back to the Township’s own testimony in the Toll Brothers litigation, as being well-suited for high density residential development.
Steve Goldin
InterCap Holdings
Hsueh States Goals For Redevelopment
Editor’s note: The following letter was submitted prior to the October 21 redevelopment meeting.
Now that we have finally received the first draft redevelopment plan, I believe that it is critical for me to define my position in terms of what I need to see as the mayor of West Windsor to approve this plan. Also, I would like to document a number of issues to watch for as we move this plan forward to its implementation.
First of all, we all need to examine this plan in view of the state Council on Affordable Housing’s (COAH) third round requirements. Under the Appellate Court decision, all municipalities are required to submit the adopted affordable housing plan (AHP) by December 31. Otherwise, the township could be subjected to a builders remedy lawsuit. At present, the number of affordable housing units (AHUs) within the redevelopment area is to be included in the redevelopment plan. In the absence of a final redevelopment plan in the foreseeable future, it means the additional AHUs need to be calculated and included in the AHP.
Secondly, the redevelopment plan must support the township in its negotiations with state and county agencies for financial and technical assistance. Without a plan we could use the recommendation derived from the study to rezone the district. However, it would not help strengthen our position in negotiations with higher levels of government.
Thirdly, the redevelopment plan should allow the township to benefit from the authorities allowed under the redevelopment statute. These authorities include the application of a timed growth approach based on availability of capacity of public infrastructure such as the school district and traffic circulation. Additionally, according to the MLUL, the property owners select their developer(s). With a redevelopment plan, the township would have control over the developer(s) that are allowed to execute the plan.
A redevelopment plan should also allow the township to amend the adopted plan from time to time based on monitoring the progress of implementation. It is clear that the plan must be implemented in multiple phases and monitored step-by-step. As the mayor, what I expect to see together with any redevelopment plan are the following:
1. Taxpayer money will not be used to fund the project.
2. Negative impact will not be allowed on the school district.
3. Positive improvements must be made for traffic circulation.
4. Clear commitments from the state and county agencies must be received.
5. A comprehensive bicycle/pedestrian friendly design must be included.
6. Green design in accordance with LEED criteria must be considered.
7. Additional parking for West Windsor residents must be pursued.
8. More than the minimum State mandated conservation of environmentally sensitive areas must be met.
9. Positive property tax revenue for the township operational budget must be achieved.
10. A transparent decision making process must be employed.
Shing-Fu Hsueh
West Windsor Mayor
Gross Misconceptions
There is a lot of emotion across our community about redevelopment — do we need it, what should it look like, when should it start. My read is that people who are the strongest advocates are those who need a parking spot. And, believe me, I’m on your side in that area and think that everyone who lives in West Windsor who needs a parking spot should be guaranteed a parking spot.
The gross misconception pushed by the developers is that we need 1,”000 condos to get parking and Route 571 improvements. This is completely not true. The only need for 1,”000 condos is profits for the developers at the expense of West Windsor residents. Goldin could build 1,”000 condos — and we could have zero additional parking spots. Goldin is not building parking — he is building condos. Goldin is not building retail — he is building condos. And once they’re built there is no “do over” if things don’t play out as painted to us by the developers.
The Acme shopping center eyesore was just purchased by the Dreher group and they want to improve it. Maybe they could use the Goldin plan for what the area could look like. I like what Goldin proposed and felt it would be great for our community. You don’t need 1,”000 condos for the Dreher group to make improvements. I’d hope they are smart enough to recognize that they make the area look good and have the right combination of businesses that they’ll make a pile of money.
And why would anyone want retail and restaurants to be adjacent to the railroad tracks? Not only will parking be a bear to manage, you would have commuter traffic intermixed with people going to the retail area, and why do you want the close proximity train noise when you are sitting down for a meal at a restaurant?
And then there is the statement that the 1,”000 condos will attract primarily young, single professionals who want to commute to New York. Now let me think about this: I’m a 25 year old – do I want to live in West Windsor and pay $300+ to commute to New York City 1.5 hours on the train or live in Hoboken and hop on the PATH for a couple bucks in be in NYC in 15 minutes and to live around a bunch of other people my age who have similar profiles. West Windsor’s draw is great schools and great quality of life for families.
And, again, back to the school age children estimates — 3 kids/100 condos in one of the best school districts in the country? Sure, and then there is the tooth fairy. Stan Katz estimated 300 to 600 kids for the 1,”000 condo development.
Let the parking authority plan parking for West Windsor residents. They don’t need 1,”000 condos for more parking. Let the township develop a plan for main street zoning/planning — and, they don’t need 1,”000 condos. And, most importantly, West Windsor does not need 1,”000 more condos.
Mike Baxter
Landing Lane
Alexander Delays
I, along with many of my neighbors, are frustrated with word that the Alexander Road bridge will be closed for another three months. We were told in June that the work wouldn’t stretch past September, a timeline that burst with the discovery of a hidden gas line.
I don’t think our state transportation department realizes how important this bridge is for the hundreds of commuters who use the Princeton Junction train station. This ongoing detour serves as a painful reality of the chronic traffic issues that West Windsor faces, and why the redevelopment of our train station is so direly needed.
We can all assume that traffic in West Windsor will only worsen if we do not widen and upgrade the major arteries surrounding the station. We can not just wait to see if the situation will solve itself, a position that Council President Charlie Morgan still seems to advocate.
This ongoing bridge closure should serve as a major eye-opener for West Windsor residents who remain on the fence about the township’s redevelopment plan. The traffic you see on Alexander Road offers the perfect glimpse into the future — if we do not pursue the redevelopment plan.
I appreciate Mayor Hsueh and members of Council who are pushing the redevelopment plan forward, as they recognize the issues affecting this community and are responding before it is too late. They are the type of get-it-done leaders that West Windsor needs as we sit at this crossroads.
Dennis Cruz
West Windsor
Thank Yous
As stated in our latest press release, our Farmers Market is nearing the closing of its current and fifth season. Saturday, October 25, will mark the closing .
Your support for our endeavor has been evident, consistent and supportive throughout. We simply thank you on behalf of the “Market.” Sam Van Chama
West Windsor
On behalf of the faculty and staff at High School South, we recognize the community spirit of Wayne Kalinowski and John Martel of the Windsor Farm. They were very generous in their donation of Fall mums to beautify our school for Back to School Night on Oct. 7.
Charles D. Rudnick
Principal, High School South
