To the Editor,

Borough Council (BC) recently voted to introduce an ordinance that would give a density bonus to “any developer” who builds on the almost “old” Princeton Hospital site. AvalonBay (AB), a national builder of residential complexes (the likely developer), has requested a density bonus of 44 rental units that are NOT fully subject to the standard 20 percent set-aside for affordable housing. The ordinance, if passed, would allow AB to bypass affordable housing in the bonus units (44, in addition to the 280 units allowed under current zoning) by making a per-unit payment to Princeton Borough’s Affordable Housing Trust.

The ordinance tramples historical commitments to diversity of opportunity in the Princeton housing market, which are here diluted by substitute provisions for “workforce housing.” While most Council members voted for the ordinance to “get the ball rolling,” AB has seemingly won the first round against a full commitment to affordable housing. What has Borough Council gotten in exchange for this variance-by-means-of-ordinance? Nothing. Why has BC initiated rezoning without getting a quid-pro-quo?

AB has submitted a preliminary/final site plan (unexpectedly bypassing the “concept plan” phase) that is incompatible with neighborhood needs and concerns: a four- or five-story monolith fronting residential streets that have one- or two-story houses — without any setbacks. Residents are upset and disturbed. Environmentally, the plan shrugs off Princeton’s push towards sustainability; we are proud of our Bronze certification from Sustainable Jersey. For example, the roof could have solar panels or gardens — the plan shows neither. Nothing indicates high-performance measures for energy-conservation.

AB has apparently agreed (in writing?) to comply with Energy Star standards (less stringent than LEED). But why should a company that vaunts its LEED-Silver headquarters on its website (for 13 pages under the “Sustainability” link: go look!) be permitted to do anything less than LEED-Silver in Princeton? The Princeton Regional Master Plan in its most recent revisions gives high priority to the following: diversity in Princeton, maintaining the integrity of neighborhoods, “continuing to provide Princeton’s ‘fair share of affordable housing,’” satisfaction of LEED requirements (strongly recommended by the Princeton Environmental Commission) — all of these issues are at stake in Ordinance 2012-05. Borough Council should honor the master plan, now.

And Borough Council and the Planning Board should insist that AB seek LEED-certification at the Silver level. They must reject Ordinance 2012-05 as written and restore full commitment to 20 percent affordable housing, along with major provisions for sustainable building. If “any developer” disappears because it can’t get everything for nothing, so be it. Consolidated Princeton is not a town impoverished in resources, networking, or reputation. Another builder will appear, and in short order. Princeton Hospital, which owns the land, will soon find another buyer; it has no stake in paying taxes on land it will not use after May 2012.

Jane Buttars
Dodds Lane