Throughout this re-examination report we have discussed changes that have occurred in the Princeton Community. Some of these changes are readily apparent, others less apparent, and some are just beginning to be felt. While there have been changes, many issues continue to be in the forefront of our planning. The community continues to wrestle with the following:

• A shortage of vacant developable land to meet the many competing needs in the community.
• Maintaining affordable housing.
• Meeting the housing needs of a growing senior population.
• Maintaining a range of housing opportunities to ensure a diverse population at all age and economic levels.
• Providing adequate recreation and open space.
• Ensuring an economically healthy downtown and shopping center.
• Balancing institutional needs with neighborhood protection.
• Limiting traffic impacts from regional traffic.

This re-exam recommends that the Princeton Community Master Plan be updated to address the above issues, and incorporate the following items, along with any other issues that come to light upon detailed review and public comment.

A. Land Use

Non Residential Development

1. The zoning for the Princeton Shopping Center should be reviewed, with a view towards developing it as a mixed-use zone. This zone could permit age restricted and other types of housing such as affordable housing, and market rate housing, as well as additional nonresidential development.
2. A review of zoning and development along Nassau Street from Bayard Lane, east to Harrison Street should be undertaken. This review should include capacity analysis, density concerns, historic preservation, development of design standards, and traffic circulation.
3. The service zones along Alexander Road, Route 206, and Nassau Street should be studied to determine if these areas function as service zones or if a new zone designation would be more appropriate.
4. The areas around existing mixed-use zones and nonresidential zones in both the Borough and Township should be examined to determine if these areas need additional protection, have changed and require rezoning, or should be considered for mixed-use development. In the Township the Professional Office-Residence and the Shopping Center zones along Harrison Street and in the RB zones along Witherspoon and North Tulane Streets in the Borough should be reviewed first.
5. The construction of a 400- to 500-space parking garage in downtown Princeton will have an impact on land uses in this area. The Planning Board should review its objectives, policies and zoning for the CBD zone to determine if any changes are warranted based upon the anticipated impacts from the garage.
6. Uncompleted development in the Borough's PUD zone first received approval almost 20 years ago. The underlying assumptions for this zone and the full development contemplated should be reviewed in light of existing conditions in the downtown area.

Institutional Uses

1. The Princeton Medical Center has requested that the long term needs of the medical center's main facility be considered. Additional study and discussion is warranted to determine the extent, if any, of any permitted expansion at the Medical Center.
2. The Planning Board has identified the sites containing the Merwick Unit of the Medical Center, Princeton University's Stanworth development, and the Princeton YM/YWCA as areas that could be redeveloped. Additional study is warranted to review redevelopment potential and to examine what impacts there might be on the John-Witherspoon neighborhood.
3. An update of the long range plans of Princeton University, Princeton Theological Seminary Westminster Choir College, and The Institute for Advanced Study regarding long term development in and around their campuses should be completed. Ensuring that any development at these institutions is compatible with surrounding neighborhoods is critical to the well being of the community.
4. The extension of University Place along the Dinky track and the development of this area should be studied for possible inclusion in a revision to the land use element and the development of a new zone designation.
5. The Quarry Street Nursing home will be relocated to Bunn Drive within the next year. The reuse of the current building will have an impact on the immediate neighborhood, and plans for the reuse of the building should be discussed.

B. Housing

1. The housing element should be revised to include innovative ways to meet the needs of a growing senior population.
2. Maintaining housing that is affordable to all income levels continues to warrant further study and action.
3. Maintaining the existing character of our neighborhoods should be ensured through the development of additional zoning controls on the height, setback, and bulk of homes. Large homes that are out of scale with their neighborhood should be discouraged.
4. Consideration should be given to developing drainage and lighting standards for all residential dwellings.
5. Developing standards for plan review prior to the issuance of any permit for demolition of a single family home should be considered.
6. Rezone to permit an appropriate expansion of Elm Court on the existing lots and on the adjacent lot to the west.

C. Circulation

1. A revision to the existing pedestrian and bicycle section of the circulation element is currently underway. Upon completion of this plan it should be adopted as part of the Princeton Community Master Plan.
2. Regional traffic continues to be a primary issue for the Princeton community. The Board should continue to monitor state and county activities regarding proposed highway improvements along Route 206, Route 1, Washington Road, and Route 92. The circulation element should be amended once more is known about these projects.
3. The extension of University Place should be evaluated for potential safety and circulation improvements as well as land use impacts.
4. Develop a vision for local solutions to local traffic issues.

D. Utility Services

1. The recently passed school bond referendum will permit the Princeton Regional Schools to install new, energy-efficient features throughout the schools. The Board of Education should be encouraged to maximize energy conservation during their reconstruction projects.
2. Undersized storm drains and water lines should be replaced.
3. New or upgraded utility services should be buried underground whenever possible.
4. Both communities should continue to address inflow and infiltration problems along sewer lines.
5. The community's cable provided should be encouraged to provide broadband cable access.
6. Explore the adequacy of source, supply and distribution of electricity.

E. Community Facilities

1. A community center, in one or more facilities, for our senior citizens, young people, and community at large was identified as a pressing community need. With the rehabilitation of the Borough municipal building, reconstruction of the Suzanne Paterson Center and construction of a new Township municipal building, the need for a community center should be reevaluated.
2. The Board of Education has begun to study possible uses for the portion of the Valley Road School Building being vacated by the Township. Any recommendation should be incorporated into the Princeton Community Master Plan in light of overall community needs.
3. A joint public works garage for the Borough, Township, and Board of Education should continue to be investigated.
4. Should the Arts Council vacate their building on Witherspoon Street, the future use of this facility should be considered.

F. Open Space, Recreation and Conservation

1. Community land acquisition goals and priorities should be reviewed to insure all properties have been identified.
2. A review of our open-space policies, goals, and objectives should be undertaken in light of the need to maintain existing facilities.
3. Identification of additional areas for small parks and public gardens.

G. Historic Preservation

1. Historic buffer/transition zones should be identified and created.
2. Additional historic districts should be delineated where warranted.
3. The boundaries and descriptions of existing districts should be examined to determine if additional properties should be included and to evaluate the overall contribution of each property to the district as a whole.
4. The impact of in-fill and redevelopment on the historic districts should be evaluated and guidelines developed for both the Borough and Township.
5. Restudy the significance of historic structures and districts by re-evaluating and supplementing previous surveys.

H. Development Regulations

1. The regulation of home-based businesses should be evaluated in light of today's changing technologies and the way people work. Recent state proposals on how home-based businesses are regulated have been proposed and, if adopted, should be incorporated into our regulations.
2. Permitting residences in business zones such as the SB zone on Nassau Street and the S1 and S-2 zones should be considered.
3. The permitted uses in the Township's service zones should be reviewed and inappropriate uses removed.
4. Both communities' flat/apartment ordinances should be reviewed to determine if they could be modified to encourage senior housing.