Palmer Square housing plan debuts with positive review

Revised 100-unit apartment, townhouse project termed big improvement.

By: Jennifer Potash
   Preliminary plans for Palmer Square’s 100-unit housing development at Hulfish North gained a positive response from the Princeton Regional Planning Board on Thursday night.
   The developer, Palmer Properties Corp., presented a concept plan for the 100 apartments and townhouses. The plan reflects changes the developer and Princeton Borough reached in an agreement signed last year including an increase in the total number of units from 97 to 100.
   Palmer Properties will file more detailed plans for a final site plan review around May, said Donald Daines, attorney for the developer.
   Planning Board members praised the design.
   Not only did the developer incorporate the changes proposed by the Planning Board’s Landscape Review Subcommittee but concerns by the public were addressed, said Planning Board Chairwoman Wanda Gunning.
   "It looks great," said Gail Ullman, Planning Board co-vice chairwoman. She commended Palmer Square for widening passageways to create a better connection to the adjacent John-Witherspoon neighborhood.
   William Enslin, a member of the Planning Board and the Township Committee, said the plans were greatly improved since the original 1990 approval by the board.
   "I commend you for making the exterior much more interesting," Mr. Enslin said.
   The Hulfish North development has languished for 15 years since the Planning Board granted its previous approval in 1990. That plan called for 114 townhouses — of which 17 units were built. Due to a downturn in the housing market and a dispute with Princeton Borough over affordable-housing contributions, the 97 remaining units were never constructed.
   In late 2003, the borough and Palmer Square reached an agreement over the affordable housing and other outstanding issues that were preventing the Hulfish North development from proceeding.
   As a result of the developer’s agreement, approved by the Borough Council in February, the borough agreed to support Palmer Square’s request to the Planning Board for an additional 5,000 square feet, or three more units for a total of 100.
   The mix of units also changed from exclusively townhouses to 81 apartments and 19 townhouses.
   Only a few members of the public attended the presentation.
   Yina Moore, a Green Street resident, said she was pleased that the mix of units — from all townhouses to a mix with more apartments — had changed with the revised plan.
   "Not only will it have an impact on who might buy or rent these apartments but it will have an impact on the neighboring neighborhood," said Ms. Moore, who is a member of the Planning Board but recused herself from hearing the application because her residence is within 200 feet of a Palmer Square-owned property.
   The proposed development — designed by West Windsor-based Hillier Architecture and Minno and Wasko Architects and Planners of Lambertville — is intended to exhibit a more animated façade along Paul Robeson Place with balconies, elevated walkways and wider openings that will serve as thruways from Paul Robeson Place to Hulfish Street and Palmer Square.
   "We think it’s going to be a successful project for the borough and the wider community," said David Minno of Minno and Wasko. "It will be great to see that ugly garage covered with great architecture and landscaping."
   The townhouses will be mostly located along the street frontage on Paul Robeson Place with the apartments located above and in the interior of the development, he said. The townhouses will have the option of interior elevators and the apartments will have private elevator access from the garage, he said.
   No decision has been made on the cost of the new housing. It is likely some will be for sale and others for rent, said David Newton, vice president of Palmer Square Management.
   "Can a non-American citizen plead the fifth?" quipped Mr. Newton, who is British, when queried by Mr. Enslin about the sale price or rent for the new units.
   Providing parking for the new tenants and current tenants may be an issue when the plan comes up for final review.
   Palmer Square proposed the same number of parking spaces included in its original proposal — 421, with an additional 18 parking spaces created by tandem parking. Some existing parking spaces in the garage will be lost due to the new elevators installed for the apartments.
   The borough adopted an ordinance last year that does not allow applicants to count tandem, or shared parking spaces, toward meeting a parking obligation.
   Princeton Regional Planning Director Lee Solow said Palmer Square will need a variance for nine spaces and will have to submit a parking plan with the final application.
   Princeton Borough Zoning Officer Frank Slimak said at first glance, without knowing the number of rooms in each of the housing units, at least 100 parking spaces would be needed for the proposed development.
   The developer maintains the Hulfish Street garage has ample parking for the new housing as well as current Palmer Square tenants.
   Another issue that must be worked out is Palmer Square’s affordable-housing obligation. The developer and the borough agreed that 10 affordable units would be provided among all of Palmer Square’s residential properties. But new state Council on Affordable Housing rules require 12 to 13 affordable units. Mr. Solow said the new growth share COAH regulation will require the borough to make up the two to three units elsewhere in its affordable-housing plan.