To the Editor:
Delman’s Allegations, Responses from Goldin, Hsueh and Goldner##M:[more]##
Delman:
WW Redev Needs Financial Model.
If we plan it, they will surely come or that is what Planning Board chairman Marvin Gardner means when he demands Council’s assent to the results of the planning exercise before the planning starts.
But what precisely is it that Messrs. Shing-Fu Hsueh and Gardner do not understand when Council directs the Planning Board to study the Main Street scenario and to reject the four Hillier, two Madden/Davies, and the “as of right” scenarios? Could it be that the Hsueh-Gardner fascination with the Taj Mahal of redevelopment projects prevents them from acceding to the wishes of the West Windsor electorate when the latter voted for a small east side redevelopment that would transform Route 571 into the Main Street we all want?
When Council repeatedly directs the Planning Board to study the combination of a parking garage and 571 redevelopment with apartments above retail, not unlike Plainsboro’s approach, what compels Mayor Hsueh to call this political posturing and what drives Gardner to want to throw it all away if they can not have their giant legacy instead?
One answer is that now that Hsueh and Gardner have their 350-acre area in so-called need of redevelopment — the precise concept the voters, and increasingly the courts, rejected — they are committed to finding the means whereby their political financial backers, including one of the mayor’s major sources of funds, Steve Goldin, have the opportunity to build seven-story office buildings.
But this is more than just a payback to Goldin. What Hsueh and Gardner understand, but what has yet to be publicly stated, is that the amenities associated with Main Street and indeed Main Street itself, with the needed affordable housing, probably can not be built without funding from the millions in profits Goldin et al will be making from the west side construction.
What has also not been said is that Goldin’s “as of right” opportunity on the west side yields so little in profits as to render this option totally unworthy of a planning exercise: Goldin didn’t take his option on the 25 acres of area zoned “office only” simply to build comparable two-story office buildings that are already in excess supply in West Windsor.
Instead, he wants to leverage a public train station and public property to bring in giant office buildings with lots of residential units not currently zoned for. Goldin’s private equity backer is not in this for chump change.
What has also not been said is that to get this off the ground a subsidy from West Windsor taxpayers in the form of a bond will be necessary, raising the question of just why the taxpayer should subsidize developer profits just so some of these profits can later flow back to the taxpayers in the form of amenities.
The risk that Hsueh is taking in pursuing his grand vision is precisely the risk that Goldin’s other financial recipient took with redevelopment in Hamilton with the very real possibility that Hsueh’s fate in the next election may well follow Gilmore’s in the recent one. No doubt some on Council are hoping for precisely this reality.
There still may be a chance to save this redevelopment even though it has become all too clear that this exercise is all about money and power. Isn’t it about time that our elected representatives lay out the financial model that could make redevelopment possible without burdening the West Windsor taxpayer financially given the already considerable burdens those in and near the Junction will be assuming during construction?
Isn’t it about time that the residents know how much the state through DOT and New Jersey Transit are going to put on the table to make redevelopment possible — assuming, of course, that Hsueh’s claims of government money hold any water at all especially now that the bankrupt nature of our state makes these claims increasingly shaky.
Once we have a financial model that describes the share of profits taken by developers vs. the share that goes for township amenities, once we know how a redevelopment authority or some other body will determine the real costs and the real profits since the developer’s word is just that, and once we have a commitment from Council and the Mayor that this redevelopment will cost the taxpayer nothing from Day 1 — once these assurances are in place and shares deemed reasonable, we can then do the traffic and other planning needed to determine the optimal number of square feet of office and retail space and the optimal number of residential units etc. that are feasible within the constraint of “no cost to the taxpayer.”
Without a financial model acceptable to the taxpayer we need to take Gardner at his word and kill the redevelopment now. Otherwise, they will come and we will be forced to leave.
Farrell Delman
102 Bear Brook Road, West Windsor
Goldin: No Pay-to-Play
I typically do not respond to letters to the editor based on partisan politics and personal bias.
But a writer whose letter appeared in your Nov. 16 edition made several outrageous claims that are simply false.
As a West Windsor resident whose company owns property near the train station, I’m compelled to set the record straight.
The fact is my company, InterCap Holdings, has a strict policy not to donate money to local politicians or campaigns. Furthermore, neither InterCap, any of the former companies I owned, or I personally have given any donations to West Windsor politicians, state or county parties, or political action committees that support West Windsor politicians. That is an indisputable fact.
When InterCap Holdings proposes a redevelopment plan for underused property, we want township officials and the community at-large to weigh the merits, provide input and work with our professionals to develop a final plan that truly benefits the community.
Political donations are not an appropriate part of such an open process.
To ensure a transparent process, InterCap Holdings meets directly with local residents and holds public meetings to maximize community participation in the planning of our communities. It is important to work with local residents and get their ideas and comments before we seek formal local approvals. We pursue redevelopment projects based on our experience and a positive vision for a community, not politics.
I recognize that developers have traditionally been known to make political contributions to local officials. It is my hope that such a practice is coming to a close, as people are tired of “pay to play” and want their elected officials only beholden to the constituents they’ve sworn to serve.
I am enormously proud that InterCap Holdings is one of a small number of development companies in New Jersey who flatly refuse to contribute to political coffers. The policy ensures our projects focus on what is best for the community, not backroom politics.
Steven E. Goldin
West Windsor
Hsueh: Allegations are False
To the Editor
It is regrettable to read the letter written by Farrell Delman in the Views & Opinions section dated November 16, 2007, where he alleges that one of my major sources of funds is a prominent local developer. Let me make this very clear – this is absolutely false. I do not accept contributions from any developer.
Being one of the major promoters in local politics against “pay-to-play,” I am proud to be one mayor who successfully pushed to adopt one of the most restrictive, zero-tolerance “pay-to-play” ordinances in the State of New Jersey. In fact, I was the first mayor in the State to propose that no developer be allowed to contribute to any local officials. Unfortunately, there are still loopholes under the current ordinance (e.g., donations from labor unions is legal) which should be amended. Nevertheless, as an advocate against all forms of “pay-to-play,” it is important to keep my own political campaign records clear and clean.
It is unfortunate that these are those who will continue to twist the truth and mislead the public for their own political agenda.
Shing-Fu Hsueh
Mayor, West Windsor
609-799-2400
To the editor:
Your article in the November 16, 2007 edition under “”Views and Opinions”” has certain severe deficiencies and misinformation.
There were accusations made without backup or any factual source. The article stated that the mayor and Marvin Gardner have political financial backers. If one donates money to a political party of an insignificant amount to call that person a “”political financial backer”” creates an incorrect connotation in the mind of the reader. This is an irresponsible accusation. Farrell Delman, the writer of the letter is looking to get even with the mayor and Marvin Gardner, because they were against property that Delman owns to be re-zoned for a seven story office building. This is using a personal vendetta without regard to the public good.
People who are against the development of the “”Transit Village”” are selfish in that they are not giving cognizance to those who come after. In the real world, there is no static neighborhood, either you go forward or backward. Doing nothing is going backward. Look at any public works project and the answer is quite evident. At a point in time some rational thoughts have to be exercised, rather than some self serving penny pinching approach.
Sincerely,
Stanley Goldner
32 Honeyflower Lane
Letters to Council:
From Anklowitz
Prior to the November 7 special meeting on redevelopment (see story, page 15), members of the West Windsor Council received an 18-point memorandum from the Council president, and a rebuttal from the mayor. Excerpts are printed below:
Practical management of the redevelopment project rests on matching the amounts of funding and planning. Pursuit of a moderate plan that the residents of West Windsor want means setting certain standards. Please accept the numbered points below to help start our discussion.
1. In a move to maintain the option of creating a redevelopment authority we could include annual capital funding within Council’s line items in the annual budget for further unforeseen expenses. Should Council create such an authority, five of the seven members of the governing board can be Council Members.
2. Town Center should be a small village main street located in the Town Center zone as originally designated prior to the creation of the Princeton Junction Overlay District.
3. Convenient parking at the train station is the priority for the land adjacent to the station platforms.
4. The West Windsor Parking Authority shall have jurisdiction and veto authority as to the Planning Board on commuter parking. Council retains ultimate authority on the redevelopment plan.
5. Council can set the maximum number of affordable housing units as a parameter for moderation. This should be, for example, 25 units and, for sake of integration, the maximum market units should be 25 units. These units should be part of a mixed use main street at 571. Even construction of a parking garage triggers a growth share number of affordable residential units, albeit 1 unit for about every 125,”000 square feet of parking garage. Reconstruction of existing and utilized square footage does not require more affordable housing.
Since the COAH regulations are still under revision the Council is unable to know the specific direction on this highly controversial and important element. Council recognizes that many residents have expressed the desire to have housing in West Windsor that they can downsize to when they become empty nesters and many residents believe that vibrancy in a retail zone is based on a strong housing component. Council recognizes that many residents are concerned that more housing requires more infrastructure and would make West Windsor even more expensive. That infrastructure would include roads to handle cars, schools for any additional children, or emergency services to support an aging population. Council’s decision on these two mutually exclusive positions is to proudly accept the Township’s fair share of affordable housing and still maintain the Township’s policy for integrated COAH housing. This resolves the issue in terms of addressing what housing is required without volunteering for more.
6. Another parameter Council can set is the size of the Vaughn Drive connector. Setting a road as six lanes rather than two lanes changes the scope of the project. For example, Vaughn Drive should be a 2 lane road.
7. A retail node on the Princeton side of the tracks should be a B-l zone. The Village Square Shopping Center, where Capuanos is located, is a B-l zone. Such a node should be given high consideration for location at the Maneely property outside of, but near to, the redevelopment zone. That property seems amenable to a Project Freedom campus, day care, and retail.
8. Additional retail, such as coffee shops and dry cleaners, located at the train station as support for the commuters should be limited to no more than 2,”000 square feet, but should include at least 1,”000 square feet,
9. Pursuit of commercial ratable office space is a prized goal. Office space utilized by premier companies helps bring the kind of jobs West Windsor’s working families and commuters want into our Township. However, the amount of office space should be directly related to and limited by the road infrastructure capacity with due regard for traffic generators of all relevant sources in and out of West Windsor.
10. In light of the Gallenthin court decision, each decision made by the Planning Board must include an evaluation of whether the designation as a redevelopment zone is necessary or merely coincidental. Gallenthin indicates that merely underutilized suburban lands, as opposed to truly blighted areas, may be constitutionally insufficient to support a redevelopment zone.
11. No financial plan may include any funding from the State of New Jersey or any agency or department thereof without clearly reliable and written commitment of the same being publicly disclosed. However, the Administration is fully supported by the Council in pursuit of as much State funding for all Township matters as possible.
12. The Council is committed to paying the reasonable fees and costs of the Township’s professionals, but expressly demands that the Hillier contract and payments be limited by the original contract. The Administration is authorized to negotiate such codicils to the Hillier contract as are necessary to clarify that time is not of the essence as to the September 30 estimated end date. Council is concerned that the redevelopment has become a gravy train for professionals and directs the Administration to enter tough negotiations for these services with the West Windsor taxpayers in mind.
13. The selection of redevelopment attorney should be based on the ability to process the quantity of information and documents anticipated in this project, the ability to provide experience in redevelopment, and sufficiently nearby location to realistically facilitate intimate participation of the legal team in this project.
14. The Planning Board is expressly authorized to consider the Hillier proposals, but should consider that the parts of those plans proposing retail and housing on the Princeton side of the tracks are largely rejected. The Princeton side of the tracks should focus on convenient parking and commercial office space. The Junction side of the tracks should focus on a main street. The overall plan should include vastly improved circulation for cars, pedestrians and bicycles.
15. West Windsor residents demand excellent schools. Redevelopment is not at all meant to fill the schools until they are bursting at the seams.
16. The idea of a movie theater near a train station has reportedly created law enforcement problems in nearby Hamilton Township. Criminal activity and gangs are facilitated by urbanized environments. Both concepts are to be avoided.
17. Moving the transformer station, moving Schlumberger and having a bowl under the train tracks are meritorious ideas, but are prohibitively expensive and complicated. They are to be avoided.
18. Should convenient parking garages be constructed next the the train station such that the Vaughn Drive parking lot is no longer needed there exists myriad possibilities, such as additional pursuit of office space, that will need to be given further consideration of the Parking Authority and the Council.
These points and such others as you may deem worthy should be formed into a joint resolution of the Council and Planning Board as a pre-condition to the introduction of any further funding or bond ordinance.
Will Anklowitz
Council President
From Mayor Hsueh
I intended tonight to urge the Township Council to approve the bond financing for the consulting services by the Planning Board consultants, John Madden, Gary Davies, and Jerry Muller, to assist in the preparation of a long delayed Redevelopment Plan for the West Windsor/Princeton Junction Train Station area. However, on November 5 I received a memorandum from the Council President setting forth an apparent ultimatum that funds would not be available to the Planning Board unless the Board agreed to a number of conditions.
With all due respect to the Council President, those conditions would handcuff the Planning Board and its consultants to proceed with an agenda that defies every basic principle of sound land use planning and common sense. Indeed, if the conditions set forth in the Council President’s memorandum are to be adhered to, I believe it would be a waste of the taxpayers’ money to proceed further with a process that has already consumed over three years and countless meetings and discussions.
For example, the Council President’s memorandum will discard any idea of creating a Town Center in its most logical location, with a connection between both sides of the train station. In fact, it appears that only parking would be permitted, in the most logical area to be part of a Town Center, the under developed surface parking areas north of the station.
His memorandum would limit housing in the entire redevelopment area to no more than 50 units to be spread along Route 571. Whether that number is appropriate or even fits in that area has never been determined. In addition, the proportion of affordable units is too high. To prioritize office space on the one hand and not recognize that COAH regulations would require one (1) affordable housing unit for every 8,”333 square feet of office is contradictory.
The Council President’s memorandum extols the need for “convenient parking” at the train station and a need for more commercial ratable office space but does not address the traffic problems that would be generated without infrastructure and road improvements. The memorandum even suggests that the long awaited Vaughn Drive connector be limited to two lanes, without having any traffic analysis.
The memorandum suggests that retail use be limited to no more than 2,”000 square feet, even though establishment of retail businesses is at the very heart of creating a walkable, viable Town Center. In fact, 2,”000 feet would amount to about half the floor area of a typical Wawa store.
I also found the allusion to “criminal activity and gangs being facilitated by urbanized environments” to be most unfortunate. The very idea of a Town Center Redevelopment Plan is to concentrate future growth around a mass transit facility, thereby reducing automobile traffic and sprawl. Creating a Town Center is not the equivalent of generating “criminal activity and gangs.” It is instead sound land use planning intended to create a safe and viable community center.
Somehow amidst all of the political rhetoric, we have lost sight of the very purpose of redeveloping the train station area. That purpose was to provide for a Town Center, with parking structures that would be financed, not by taxpayers, but by one or more private developers who would be allowed to construct housing, retail and commercial structures with additional funding from the State. The conditions proposed by the Council President would make that prospect impossible.
Finally, the Council President’s memorandum contains a demand that the Hillier payments be limited to the original contract. In fact, Hillier has only been paid 50 percent of the $330,”000 in its contract but has had to incur another $139,”000 in additional charges because of the numerous additional meetings and demands that were not provided for in that consultant’s original contract. As I advised Council on October 3, I have conferred with Hillier representatives and they have agreed to make certain adjustments in costs to date, provided they are allowed to proceed with the completion of the Redevelopment Plan without the necessity of still endless meetings and political debates about what their mission should be.
In sum, I am asking Council to provide the resources for consultants to assist the Planning Board without that Board being straight-jacketed by conditions that doom any sensible Redevelopment Plan to failure. If that can be accomplished, then perhaps we can see real progress toward a plan acceptable to all. Although you are being asked to approve a bond ordinance for the Planning Board consultants, the work they propose will not duplicate that of Hillier.
If Council is unwilling to allow the Planning Board to do its job, then the time has come to put an end to a process which has been crippled by political posturing, so that we can move on to other important issues.
Shing-Fu Hseuh
Mayor, West Windsor
Better to Plan Than Not
I have to express my dismay at the lack of progress in the redevelopment project for West Windsor. This project represents planned growth for our community. Without this plan the development of this area will happen anyway — the developers are chomping at the bit to get into West Windsor. Their developments (one high density housing development after another) will not be beneficial to the town.
As residents we should be more afraid of NOT having a redevelopment than having one. We need this plan to ensure that the growth in our area, which cannot be stopped because of our location, is consistent with our needs for a center where residents can sit at an outdoor cafe, socialize, shop, etc.
We are fortunate to have been given the opportunity by the state to develop a plan. We cannot let this opportunity go by the wayside. Do we need to question every word the professional planners say or do? They know their job. Please support this project.
Lindsay Diehl Lott
3 Grovers Court, West Windsor
