A draft report by West Windsor Township Planner John Madden finds that the entire area surrounding the Princeton Junction train station qualifies as a redevelopment area.##M:[more]##
The report, will be discussed by the Planning Board on Wednesday, November 2. The 350-acre area being studied is bounded by Little Bear Brook to the north, the township boundary with Plainsboro and the Millstone River to the east, the train tracks and commercial zones to the south, and Alexander Road to the west.
According to the report, the entire area qualifies because it is not in keeping with smart growth planning principles. Designating the area as a redevelopment zone would allow the township to implement those principles.
“The study certainly indicates that the delineated area meets the criteria for designating it as an area in need of redevelopment,” says Planning Board Chairman Marvin Gardner. “It’s pointing the township in the proper direction.”
With that said, he says that the study is “quite limited” at this point. “As we move forward with a redevelopment plan, there will be more than ample opportunity for public input and creative ideas emanating from the community, along with the introduction of smart growth concepts from professionals and private developers.”
The state Office of Smart Growth, according to the report, defines smart growth principles as mixed land uses; compact, clustered community design; a range of housing choice and opportunity; walkable neighborhoods; distinctive, attractive communities offering a sense of place; open space, farmland, and scenic resource preservation; future development strengthened and directed to existing communities using existing infrastructure; and transportation option variety.
“The study area, as currently developed, provides for none of the applicable principles, with the exception of transportation option variety,” states the report. “All of the properties in the proposed redevelopment area potentially meet the smart growth principles in that they are all within the influence area of the Princeton Junction train station and therefore are appropriately situated for redevelopment as a future Transit Village.”
The report also states: “The Study Area seems especially underutilized considering the commonly held smart growth planning policy that asserts mixed use and increased residential density are most appropriate within walking distance of public transit, especially of the quality of existing and proposed service in Princeton Junction.”
Gardner says that he intends to meet with Madden to further refine the report before the November 2 meeting. He also points out that just because a property is in the redevelopment area doesn’t mean it will be targeted for redevelopment.
“The mere fact that we delineate a redevelopment area doesn’t necessarily mean that we are looking forward to making changes to each and every property in those geographical confines,” says Gardner. “We hope to work with developers and landowners in the form of negotiations that will encourage future redevelopment and serve as an incentive to these developers to build consistent with our philosophy and our township’s needs.”
The state’s Local Redevelopment and Housing Law allows towns to designate public or private parcels that are abandoned or under-performing as redevelopment areas. The designation provides officials with tools to spur redevelopment including the use of tax exemptions, favorable bond financing, and the creation of revenue allocation districts.
The initiative is separate from the township’s plans to create a transit village at the train station. Officials are hoping that by naming the Junction both a redevelopment area and a transit village, they will be able to increase the number of sources of funding.
Township officials have said they do not plan to target any residential neighborhoods for redevelopment, and will not condemn any properties to force redevelopment of a parcel.
Meanwhile, as the planning board looks at the issue of Junction redevelopment, the Princeton Junction Neighborhoods Coalitions is looking to present information about transit villages to the public through the use of public forums.
Earlier this month, the group hosted an open meeting featuring George S. Hawkins of New Jersey Future to speak on the possibility of locating a transit village in West Windsor.
The group will sponsor a second forum on Monday, November 7, 7 p.m. at the West Windsor Senior Center. The meeting will feature Professor Jan Wells, from the Voorhees Transportation Center, Rutgers University, who will talk about the “Demographics of the New Jersey Transit Villages.”
