The Plainsboro Planning Board on April 21 approved a plan for a 394-unit apartment complex bordering on Princeton Forrestal Village.
The developer, PFV Holdings LLC, is hoping that project will help revive foot traffic and boost commercial activity in the shopping center/office complex.
The development mirrors the unit count of a 2014 plan that was previously approved by the board but never built.
That plan stalled due to financial concerns tied to parking structure requirements. The new project retains the same number of residential units but incorporates a revised design, updated affordability standards, and improved site integration.
The application, which was for amended preliminary and final major subdivision and site plan approval, maintains that adding a residential component to the site will help revitalize Forrestal Village, which has struggled with a high number of vacancies and reduced foot traffic since it was build almost 40 years ago.
Originally approved in 1985 as a mixed-use destination featuring upscale retail, dining, hotel, and office uses, the center opened in 1986 but never reached its envisioned potential.
Forrestal Village was first marketed as a high-end shopping village, later pivoting to a factory outlet model and eventually transitioning to a mix of restaurants and office uses.
Notable additions in the mid-2000s included Salt Creek Grille and Ruth’s Chris Steak House, as well as a short-lived Can Do Fitness health club that closed in 2016. In the years since, retail and office occupancy at the site have steadily declined, leaving a number of storefronts and suites vacant.
For years, planning professionals and property owners have floated the idea of introducing housing to the site to provide a permanent population of residents who would live, dine, and shop in the village—increasing commercial activity and ensuring long-term sustainability.
“Over the years there has been talk about the need for residential development at the PFV to help bolster the retail and restaurant market for this center,” states the application.
“Previous owners of the center shared that perspective, explaining how a well-designed residential development could be built in a manner that would not only provide a high quality residential environment, but would enhance the overall design and appearance of the center.”
The residential component could provide “an enhanced pedestrian environment around the proposed buildings and open spaces, and would provide a permanent neighborhood population of several hundred residents that could patronize existing and new restaurants, and neighborhood serving shops and services,” states the application.
The project, designed by Minno & Wasko Architects and Planners and engineered by Van Note-Harvey Division of Pennoni, is planned in three phases.
Two of the buildings, each with 160 units, would be constructed on parcels along Main Street and College Road West. The third building, with 74 units, would occupy the site of the existing Market Hall, which is slated for demolition.
A total of 67 apartments — 17% of the overall unit count — would be set aside for affordable housing, up from 50 affordable units approved in 2014.
The affordable units would include one-, two-, and three-bedroom layouts and would comply with the Uniform Housing Affordability Controls regulations set by the state of New Jersey.
The 67 would be interspersed among the market rate units in all three buildings and contain the bedroom mix and mix of very low-, low- and moderate-income units as required under UHAC.
The four-story buildings would include structured parking below ground, offering 428 private residential spaces. Additional surface parking would be available near each building.
The parking plan complies with township zoning rules and incorporates bonuses for electric vehicle charging spaces, which are credited at a 2-for-1 ratio under current state and local ordinances.
Each building would include indoor and outdoor amenities such as a hotel-style lobby, a fitness center, a yoga room, coworking space, and an upscale club suite. Outdoor features would include a resort-style pool, grilling areas, landscaped plazas, and a number of green space areas.
According to the application, architectural materials would reflect the character of Forrestal Village and its surroundings, including brick veneer, cast stone, fiber cement siding, and dimensional roof shingles. The exterior palette would maintain a neutral tone, while modern design details like varied cornice lines and enhanced lighting would offer contemporary accents.
The proposed site plan also envisions extensive pedestrian infrastructure improvements. New sidewalks and tree-lined streets would enhance walkability around the development and connect to existing businesses.
A new entrance at the intersection of Seminary Drive and College Road West would link the residential community with Lions Gate Drive and the future Princeton Nurseries mixed-use development across the street.
The plan states that the project would strengthen pedestrian links to surrounding neighborhoods. It would help connect residents to the existing retail, restaurants, and public transportation options within the commercial center.
Landscaping improvements include preserving mature oak trees along Main Street, redefining berms along College Road West, and adding new plantings and street trees throughout the site.
The application also requests a five-year vesting period from the date of amended plan approval. The original site plan approval from 2014 expired in 2019.
Under the state’s Municipal Land Use Law, planning boards may retroactively extend vesting periods when warranted. The applicant argues that the scope, complexity, and economic conditions surrounding the development justify the extension.
The project also includes a subdivision request to redraw lot lines and consolidate parcels to better accommodate the three buildings.
The applicant’s engineer submitted a traffic analysis that accounts for the removal of a 61,869-square-foot health club and 10,000 square feet of retail. The analysis shows a net reduction of 123 morning peak-hour trips and 221 afternoon peak-hour trips compared to the 2014 plan.
Properties adjacent to the proposed project are the undeveloped Princeton Nurseries Property to the South, Eden Autism Services to the east, the existing Princeton Forrestal Village and Route 1 to the west and Princeton Windrows and Carnegie Post Acute Care at Princeton to north.
