Princeton Junction
Neighborhoods' Coalition

Principles Applicable to Redevelopment Zone, West Windsor Township

DRAFT 12-11-2005


  1. "Redevelopment" is defined herein to include both the western and eastern side of the train station which is to be redesigned with a common over-arching plan that incorporates:
    1. Route 571 improvements and associated financial support from Mercer County
    2. The Orth-Rogers Bike and Pedestrian study's input specifically with respect to the Alexander Road and Washington Road bridges and related pedestrian and bike access
    3. The planned park across from Acme
    4. A redesign for the Acme strip mall
    5. The new Alexander Road bridge
    6. Other studies that have been or are being completed
    7. The AINR will not include residential areas even, as it may go through change, without the express permission of the residential owners

  2. The process will not only be open to the public, and fully inclusive at all stages, but will be driven by a citizens redevelopment authority (RA) to be appointed by council that will:
    1. Develop a full and complete financial plan for the redevelopment to ensure that the project is fiscally beneficial to West Windsor taxpayers
    2. Develop an over-arching strategic plan for the phased implementation of the redevelopment
    3. Develop a forms-based (as opposed to zoning-based) model for the entire area in a public charette-type process that ensures that those most affected by the Transit Village development, especially those represented by the Princeton Junction Neighborhoods Coalition, have significant input into determining its design as well as related implementation issues such as phasing (see point d below)
    4. Develop a series of tactical implementation plans for the phased redevelopment ensuring that neighborhoods in and around Princeton Junction are not negatively impacted by the redevelopment at any point during redevelopment
    5. Evaluate and recommend to council all publicly available developer proposals for all development prior to the granting by Council of any rights to build based on the leverage provided by the needed zoning changes under existing law

  3. There will not be any private or secret "deals" with developers
    1. All proposals will be solicited on a non-exclusive basis
    2. Competitive bidding shall be required for all aspects of the project
    3. The RA will recommend specific proposals to Council for approval so the requisite zoning changes can be made to allow for construction

  4. The project must be revenue-positive for existing West Windsor taxpayers by amounts that are at least commensurate with the profits made by the developers and property owners and defined in the financial plan (1(a)) above
    1. Since the project needs to be revenue-positive, the issue of how many residential units can be constructed with the attendant number of students generated, and the associated negative fiscal impact, is subsumed within the broader fiscal objective
    2. There will be no tax breaks or tax favors provided to any developers, property owners, or other constituencies
    3. Since the project will be a net revenue generator for West Windsor taxpayers in the way described above, full developer financial disclosure needs to be a precondition of the granting of a right to build
    4. Some, but not all, of the taxpayer profits can be taken by West Windsor taxpayers in the form of amenities such as parks to be built in Princeton Junction with the share of such payments in kind determined as part of the public process described in (1(c)) above

  5. Through the application of Smart Growth principles related to public transit, redevelopment will generate no additional car trips through Princeton Junction than is present prior to the initiation of the redevelopment. Furthermore:
      Washington, Alexander and Bear Brook Roads will not be expanded.
    1. The project will be phased to integrate with the Penns Neck bypass.
    2. All sidewalks and bike access will be provided per the Orth-Rogers report
    3. Public transit will be developed and enhanced before redevelopment begins including the creation of satellite parking stations around town where appropriate especially since creation of the Vaughn Drive connector is likely to eliminate parking anyway
    4. The total number of parking spaces at the train station will be reduced by 10% in keeping with Smart Growth principles

  6. The Amtrak/New Jersey Transit power substation shall be moved

  7. The AINR will retain its name Princeton Junction

  8. The power of eminent domain shall not be exercised except as required as a last resort to fulfill an unambiguous public purpose and not for private gain in any form;
    1. The power of eminent domain will not be used to take any private residential property for delivery to a developer for any purpose whatsoever
    2. Properties that represent barriers to achieving important project objectives shall be acquired by negotiation:
      1. The property owner shall be paid fair market value for properties.
      2. The property owner shall be provided every reasonable opportunity to move to its new facilities of choice prior to any acquisition.
      3. The power of eminent domain shall be used solely as a last resort in cases where:
        1. The property owner is refusing to accept generally-accepted determinations of fair market value, and
        2. The taking of the property is essential to achieving an unambiguous public purpose.