Subcommittee hashes out tentative compromise that paves the way for final approval of luxury condo plan
By: Courtney Gross
Members of an ad hoc subcommittee of the Regional Planning Board of Princeton and representatives of Palmer Properties have reached a tentative agreement that paves the way for final approval of a luxury condominium development in Palmer Square a residential complex that first received approval in 1990.
Hulfish North, a 100-unit development slated for Paul Robeson Place that includes single-family dwellings, a flat and townhouses, was given preliminary approval in June by the Planning Board dependent upon the review of a parking plan by the ad hoc subcommittee.
At the group’s second meeting Friday morning, the three-member committee, which is advised by municipal professionals and representatives of Palmer Square Management, hashed out a tentative compromise. The proposed agreement assures borough officials that other nearby parking facilities will not be overburdened by the influx of residents, while it also allows Palmer Square to proceed with its long-awaited residential development.
To solidify the compromise, Palmer Square attorney Anne L.H. Studholme will incorporate conditions agreed upon Friday into a new draft parking plan and submit it to municipal professionals, including Borough Engineer Carl Peters and Planning Director Lee Solow.
As long as the conditions are within the drafted agreement, Palmer Square is given the go-ahead.
The parking plan outlines future management practices for the square’s three garages, including Upper Hulfish Garage, Lower Hulfish Garage and Chambers Street Garage, following the construction of 100 new residences.
On Friday, the group discussed the number of residential parking spaces that would be allocated in the Upper Hulfish Garage a matter of contention among the subcommittee and Palmer Square representatives. The compromise would allocate at least 100 spaces for residents in the upper level a location borough professionals felt was convenient to the proposed residences.
"Just from a practical standpoint," Mr. Peters said, "who wants to carry their stuff all over town?"
As part of the agreement, occupants of the existing 17 rental units in Hulfish North will be given parking priority if they elect to park in the upper level.
In previous discussions, Palmer Square representatives allocated only 57 spaces on the upper level in hopes of creating flexibility for residents.
Flexibility is one aspect Palmer Square representatives have continuously argued for over the past several months. Palmer Square representatives said nearly 17 years have passed since their original agreement with the borough, and borough professionals should recognize the garages have been operated by the square’s management for even longer.
"All I can say is the F-word flexibility," Palmer Square Management Vice President David Newton said Friday morning.
The group also discussed the importance of relying on the experience of a full-time Palmer Square parking manager, a position that already exists, and ensuring that future residents’ right to park in Palmer Square garages is included in their deeds.
Although the parking debate seems to be coming to a close, some issues were left unsettled and could resurface.
As a precaution, part of the agreement mandates Palmer Square submit parking reports to the borough twice annually. This measure could alleviate any future problems, but certain aspects of the plan, including the allocation of permanently reserved spaces, are expected to resurface.
On Friday, Palmer Square representatives requested an increase of entirely reserved spaces in anticipation of older residents with possible handicaps who would request parking spots convenient to their respective units.
Mr. Peters, who argued reserved spaces ultimately decrease the amount of parking in the garages, quickly rejected the proposal. Much of the details of shared parking spaces used by both residents and Palmer Square’s commercial tenants must still be ironed out.
To keep Palmer Square residents parking in the Palmer Square garages, members of the subcommittee suggested forcing future residents to purchase a space in the Hulfish Street garage.
After strong opposition to the idea from Palmer Square, the group eventually agreed to not force future residents to purchase spots. To ease the subcommittee’s concerns, Palmer Square representatives assured the group they would, in good faith, attempt to persuade residents to park in the garages and not elsewhere in the borough.

