Princeton Future’s view of limits praised by planners

Group says borough’s future lies in redevelopment, not new construction.

By: Jennifer Potash
   Downtown Princeton Borough is at full buildout and the future lies in redevelopment as opposed to new construction projects, according to a proposed downtown master plan prepared by Princeton Future, a nonprofit volunteer group.
   "There is a limit to what you can do downtown," said Robert Brown, an urban planner and architect who drafted the plan for Princeton Future, the nonprofit volunteer group that seeks a holistic approach to downtown planning.
   Princeton Future, which successfully lobbied the Borough Council to adopt the nonprofit group’s vision of a downtown garage project with residential and retail components and a plaza, is seeking to add its suggestions for development in the rest of the downtown.
   The group presented a downtown master plan Thursday to the Princeton Regional Planning Board. Princeton Future would like to see the proposals incorporated into the Princeton Regional Master Plan — the development and growth blueprint for Princeton Borough and Princeton Township.
   Princeton Future’s proposed plan identifies five zones within the borough for study, and calls for planning that incorporates the group’s seven overall principles while addressing the unique needs and issues of each neighborhood. Those general principles include preserving the character of the neighborhoods, maintaining the scale and density of the downtown, requiring new buildings to have retail use on the ground floor and residential above, preserving racial and economic diversity, making sure affordability is part of every project, connecting the downtown and neighborhoods with walking and bike paths and increasing revenues to the borough.
   Mr. Brown said the plan does not call for changes in zoning regulations to permit building higher than 65 feet or to encourage "downtown creep," the spreading of the central business district into the adjacent residential neighborhoods.
   In fact, he said, the opposite is true.
   For Zone 5, the neighborhoods along Nassau Street between Vandeventer Avenue and Harrison Street, one portion of the current zone permits buildings up to 65 feet in height, but it would be more appropriate to limit building heights to 35 feet for the entire zone, according to the plan.
   Despite these recommendations, some citizens said the plan would encourage Princeton to become a city, not a town.
   "I’m scared that in a few years in my backyard will be five-, six-, seven- or eight-story buildings," said Tina Clement of Vandeventer Avenue, who has been active in Concerned Citizens of Princeton, a nonprofit group opposing Princeton Borough’s garage development on Spring Street.
   Jim Firestone, a member of Concerned Citizens, said Princeton Future’s suggestions do not represent a consensus of borough residents on downtown development.
   Princeton Future’s plan was formed from the observations and suggestions of residents over a two-year period and ranged from small gatherings in private homes to large public meetings at Princeton University and Princeton Borough Hall.
   "What is so special about Princeton is the neighborhoods come together so wonderfully within it all," said Robert Geddes, an architect and co-chairman of Princeton Future.
   The Planning Board, which reacted positively to the plan, unanimously voted to refer the plan to its Master Plan Subcommittee for review.
   Peter Madison, a Planning Board member, said many of Princeton Future’s suggestions should be included in the Community Master Plan.
   Princeton Borough Mayor Marvin Reed said the proposed downtown plan provides the borough with an excellent guide for future development.
   "I look forward to this as a continued and ongoing relationship that will keep us moving from one project to the next project to the next project," the mayor said.
   Maureen Smyth, a member of the borough’s Historic Preservation Review Committee, said that group is reviewing the plan and will submit its suggestions to the Planning Board at a later date.