Now that West Windsor has hired Hillier to incorporate the public’s vision in the plan for its town center, how will it stop developers from building in the redevelopment zone before the draft plan is created?
Council has anticipated this problem since at least this summer, when it was originally requested by council that a redevelopment-area zoning overlay be created. Gerald Muller, planning board attorney, wrote the ordinance at that time, and Charles Morgan requested that it be put to vote at the November 13 meeting. One person, however, made a convincing argument not to take action: Muller himself.
“I thought we did a good job with the ordinance and it made sense,” said Muller. “The problem is we don’t know what is going to come out of the redevelopment, and having just hired a planner, to pass this now would be working at cross-purposes. It may be useful for the planner to take this overlay into account when creating the draft plan. I have concerns about how adopting this will skew the redevelopment process.”
Council agreed to defer action on the ordinance until after it is reviewed by the planning board.
“It is my understanding that the overlay has been tabled temporarily. It has been drafted as a response to the Rite Aid application which has come before the Zoning Board,” said Planning Board Chairman Marvin Gardner. “While the motives surrounding the drafting of that overlay ordinance are quite clear, there have been serious concerns with the fact that the site plan for the Rite Aid application is somewhat inconsistent with the way the area is intended to be developed.”
“It could create problems for the future,” added Gardner. “We’re faced with a dilemma. If we enact an ordinance without adequate consultation of all stakeholders, we would be subjected to criticism for not following the fundamental principles of the charrette process. I’m hopeful that the planner will move forward expeditiously with the process so the township is not faced with that dilemma.”
Muller believes that the ordinance could eventually be absorbed into the plan for the redevelopment, but should not be adopted before the drafting of that plan.
Muller said if the ordinance were passed, it could create a deluge of development prior to the completion of the redevelopment plan. “If we adopted this, it creates an intensity of use, and that would encourage development in the area,” said Muller.
Muller and planning board advisor John Madden both say they do not believe the ordinance will be able to be adopted by January.
The question now becomes, will Rite Aid, proposed for a key site in the redevelopment zone at the corner of Sherbrooke and Princeton-Hightstown roads, be constructed in a style inconsistent with the stakeholders’ visions for the area?
The zoning board can decide not to grant a variance necessary to Rite Aid project, effectively stalling construction until the draft plan or an ordinance dictating what type of buildings should be permitted in the redevelopment zone is approved.
Gardner expects the Planning Board will make recommendations to the Zoning Board on Wednesday, November 29,prior to the zoning board hearing on the current Rite Aid application on January 4.
