Alexi J. Assmus, Daniel Harris and Kate J. Warren, Princeton
As trustees for Princeton Citizens for Sustainable Neighborhoods (PCSN), we respond to the op-ed piece by hospital CEO Barry Rabner.
Affordable Housing: Mr. Rabner writes that the hospital made a commitment to 20 percent affordable housing: “Even though the NJ affordable housing mandates never have required 20 percent affordable housing for rental housing projects, we accepted the 20 percent as an absolute requirement.”
This statement contradicts the contract he signed with AvalonBay (July 28, 2011) which reads: “Prior to the end of the Subsequent Review Period, Buyer shall determine whether or not to pursue a rezoning of the Property [the MRRO zone] to seek development of the Property at a density in excess of 280 total units and/or pursue a reduction of the 20% affordable housing requirement.”
From civil action filed by the hospital against AvalonBay on May 25, 2012 (Mercer County Superior Court, #MER-L-1299-12, count 13).
AvalonBay pursued both a density bonus and a reduction in the 20 percent affordable requirement. The hospital agreed to this attempt in their contingency contract with AvalonBay. PCSN is a strong advocate of affordable housing and helped to defeat AvalonBay’s attempt to reduce it.
Avalon’s non-compliance with code: Mr. Rabner writes of a “preference for open design” by “some.” In fact, this is a requirement of Borough Code that was written specifically for the hospital site. AvalonBay’s plans do not comply with the vast majority of the Designs Standards section of Code (17A-193B). SPRAB, in its Oct. 22 report, lists 14 requirements of Code that Avalon violates and writes, “SPRAB recommends the Planning Board not approve waivers for these standards, nor approve this application which does not comply with them.” Borough Council passed an ordinance in 2006 requiring an open development. Avalon must comply.
Concept Plan : Mr. Rabner writes that the hospital’s plan was to “stimulate public discussion.” At a Planning Board meeting where the concept was discussed (May 26, 2005), the hospital’s consultant architect stated, “we’ve asked the PB to basically give us a concept approval on that idea, and then we’re going to put that out in front of the developers and say, ok, developers, what’s your bid? That developer [that we select] we are expecting to follow the concepts that we will be developing with you in the PB. Yes, he will come in for a site plan approval, but we will in fact be looking for him to follow what we are proposing.”
Environment: Mr. Rabner states “there is no evidence of current contamination at the hospital site.” AvalonBay’s consultant EcolSciences discovered hazardous substances, which are not naturally occurring, and numerous “recognized environmental conditions,” including underground tanks (Phase I, Sept 2011 and Limited Phase II, Nov 2011). The hazardous substances disclosed by EcolSciences are contaminants by definition. The contaminants, base neutral compounds, were detected at levels above New Jersey’s groundwater quality standards.
Princeton Citizens for Sustainable Neighborhoods stands firmly for affordable housing and the primacy of Borough Code. We call for soil and groundwater testing throughout the entire hospital property.
Alexi J. Assmus Ph.D, Trustee, PCSN
32 Maple StreetDaniel A. Harris, Trustee, PCSN
28 Dodds Lane
Kate J. Warren, Trustee, PCSN
Former Chair and Commissioner, Housing Authority of Princeton Borough, 1997-2002, 2007-2010
17 Jefferson StreetFire company officials