1	Princeton, New Jersey Plan for Downtown & Its Neighbors Thinking about Zone 1 & the Developer Proposal
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4	Presentation Agenda Redevelopment Project Goals Analysis of the Developer’s Proposal Princeton Future Recommendations
5	Downtown Redevelopment Goals Remember: we are here to reach a common agreement Civic social goals: Create a new and lively public square Create new active mid-block walkways Add needed shopping (market, services, “things people need”) Add residential,including affordable housing Connect the public square to the Library Create new buildings that are compatible in size and scale with the rest of downtown
6	Downtown Redevelopment Goals Civic economic goals: Increase the parking supply Increase Borough revenues while meeting the social goals Exceed revenues received by the existing parking lots Developer goals: Profitability Pride in the result
7	Civic Design Issues Squares Make public spaces that are useful to all Provide for diverse and lively activities Link to surrounding buildings Support adjacent shops and Library Walkways Make lively, varied, and safe Make continuous, and connected to existing walkways Link to squares and shops
8	Civic Design Issues Garage Provide access to both Wiggins and Spring Streets Serve a variety of users Include convenient pedestrian access Be of a scale, rhythm, and materials that are compatible with downtown Provide an appropriate number of spaces for the needs of this development, the Library, and Downtown Include retail on Spring Street Architecture Create a design that relates to the real history of Princeton Create a design that relates to the new Library Clearly express the uses - apartments, retail, parking Develop an architectural rhythm that is expressive of the urban-like setting
9	Developer’s Proposal: Plan
10	Developer’s Proposal: Architecture
11	Analysis: Separation of Uses Three distinct buildings legally clarifies ownership conditions, reduces costs No large underground parking, and no garage bridge, reduce costs
12	Analysis: Square & Adjoining Buildings Residences at ground floor will “privatize” the public space will require private gardens and window grates as security buffers will face delivery/garbage pick up for Spring St. shops will not encourage Spring St. retail to open to the Square Are inconsistent with the Community Master Plan There is a general sense that the Square will be a private yard for suburban- type apartment building
13	Analysis: Design & Use of Walkways Blank walls and private residences face all walkways Spring St. walkway must accommodate truck service to Spring St. shops Length of the “L” shaped walkways separates Spring St. and Library entrance from the Square The Spring St. “walkway” will act and feel like a service alley The continuity of the north-south walkways has been lost
14	Analysis: Garage Car circulation permits flexibility of entrance and exit on both Spring and Wiggins Sts. Shoppers will resist making more than 5 turns in a garage; this plan has a maximum of 11 turns Who will park on the upper floors? Employees? Residents? Library users? A tall garage increases impacts of lighting, exhausts, and noise on adjacent properties A pedestrian entrance/ elevator will be required on Spring St. Are 535 parking spaces actually needed in this area of downtown?
15	Analysis: Architecture The façade designs shown are a collection of historical features that have no reference in downtown Princeton, or in history The design is inconsistent with the adjacent Library The center residential entrance indicates that the Square will serve the private needs of the residents Princeton should expect a sensitive and original design for a project as prominent and important as this
16	Princeton Future Recommendations: Summary Squares Include retail on the ground floor that faces the Square Increase the size of the Square by moving the residential/retail building back Plan the open spaces and walkways to support the “two squares, three walkways” principle for this part of downtown Include a public open space and walkways at the heart of the Tulane St. block Walkways Include retail that faces the walkways Reduce the length of the walkways adjacent to the Garage Create views from Spring St. into the Square
17	Princeton Future Recommendations: Summary Garage Plan truck service needs to be compatible with the pedestrian quality of downtown Decrease the height of the garage by at least one level Reevaluate actual parking needs Consider changing zoning requirements Plan for future garage expansion onto PSE&G site Consider one additional underground level Architecture The architectural vocabulary should be simple, expressive of use, and domestic in scale, and should include large windows, articulation of the apartments, expression of the retail base, and an urban-like rhythm Use fine, durable materials similar to those used elsewhere in downtown
18	Princeton Future Recommendations: Walkways & Squares
19	Princeton Future Recommendations: Ground Floor
20	Princeton Future Recommendations: Upper Floor
21	Princeton Future Recommendations: Cross Sections
22	Princeton Future Recommendations: Cross Section
23	Princeton Future Recommendations: Architecture The architectural vocabulary should be simple, expressive of use, and domestic in scale The facades should have real (nothing “fake”) materials, large windows, articulation of apartments , and an urban-like rhythm of vertical elements
24	Summary: Facts Agreed Developer Recommend Public Square 21,000 sf 14,000 sf 18,000 sf Walkways Links squares & streets Yes No Yes Lined with active uses Yes No Yes Garage Total Spaces 483 (354) 525 425 Underground level 1 under garage 1 under garage 1 under garage & square only & square No. of Levels 4 7 6 No. of Aboveground Levels 3 6 5 Average Height 30’ 55’ 45’ Residential Total 20 d.u. 65-85 d.u. 65-85 d.u. Affordable 20%/4 d.u. 16%/10-14 d.u. 20%/12-17 d.u. Uses & Quality of Public Uses Private Uses Public Uses Public Spaces Linked & Active Unlinked/Inactive Linked & Active
25	Implementation Suggestions Reaffirm all public Goals Create up-to-date General Development Plan (including phasing) Create Board of Design: Developer Mayor/Council Princeton Future/local architects
26	Remember the Goals Remember: we are here to reach a common agreement Civic social goals: Create a new and lively public square Create new active mid-block walkways Add needed shopping (market, services, “things people need”) Add residential,including affordable housing Connect public square to the Library Create new buildings that are compatible in size and scale with the rest of downtown Civic economic goals: Increase the parking supply Increase Borough revenues while meeting the social goals; Exceed revenues received by the existing parking lot Developer goals: Profitability Pride in the result