By Anne Levin
At a special meeting on Monday, December 1, Princeton’s Historic Preservation Commission (HPC) reviewed a revised application for an apartment building in the parking lot behind the 18th century Hornor House at 344 Nassau Street. The HPC voted to approve the new plan and send it along to the Princeton Environmental Commission, the next step before the Zoning Board.
Developer Daniel Barsky of R.B. Homes first brought the proposal for the site, at the corner of North Harrison and Nassau streets, to the HPC in May 2024. Strong opposition about scale, massing, and the impact on the historic fabric of the neighborhood, by a group of residents known as Save Jugtown, and grave concerns on the part of the HPC, led the commission to reject the original plan.
But a unique collaboration between the developer and Save Jugtown has led to a new proposal that is amenable to both sides. The new design by architect Marina Rubina is for no demolition to the Hornor House, and for three stories instead of four, and one third the amount of square footage for the new building. The original design was for zero setback from Harrison Street; the new plan calls for five feet. Two of the 10 units are to be designated affordable.
“I’m really excited that we’re finally here, and finally hearing this, and that we’re finally able to acknowledge the collaboration that is so unique and wonderful, and absolutely should be on the head [lines] of the New York Times,” said HPC chair Julie Capozzoli. “It is groundbreaking in the United States that we can do this.”
Leighton Newlin, Princeton Council’s liaison to the HPC, echoed that sentiment. “This is a first,” he said of the collaboration. “We have people on two different sides that have come together on an agreement.”
The primary objections to the original plan were focused on the impact to the exterior and interior of the historically designated Hornor House — the earliest section of which dates from 1760. Longtime HPC member Elric Endersby, who died in October, was particularly concerned about how the originally proposed design would affect the interior of the historic building.
“Elric was a proponent and I’d like to believe he would be very pleased to see this revision,” said Barsky in his presentation at the Monday meeting. Later, Clifford Zink of Save Jugtown paid particular homage to Endersby “for showing us a lot of the significance of this building. He very eloquently showed and illustrated how it relates to other houses.”
Bruce Afran, attorney for Save Jugtown, told the HPC that after the original plan was rejected, “both sides immediately reached out, really demonstrating what planning is about when it works.”
Not everyone was completely on board with the revision. HPC member Shirley Satterfield said that while she likes the look of the new design, the project is another example of Princeton being unaffordable to workers.
“Here’s another apartment building — yes, it is beautiful; yes, it is architecturally fine; but the day laborers can’t live in it. I’m just concerned that we talk about historic Princeton, but we’re taking away all of the history. And that’s a historic building right in front of those apartments. So whether you live on Nassau or Clay, I’m really concerned about developers coming here and taking every bit of land we have, and you’re making all the money. And those day laborers will not be serving you because they have no place to live.”
HPC member David Schure expressed concerns about the number of parking spaces, which will be reduced in the new design. Some of the existing tenants who are accustomed to parking in the lot will have to park elsewhere.
Eight variances and one design waiver are required for the new plan. Included in the HPC’s recommendation that the Zoning Board approve the plan are notes on the variances, parking, the color of the new building, and related topics.
The Zoning Board meeting will take place early next year. Capozzoli said that she and maybe another member of the HPC will commit to attending in support of the plan.