FEATURE ARTICLE, JANUARY 2005

MAKING EVERYONE HAPPY
Architects are increasingly responsible for gathering public input.
David J. Minno

Minno & Wasko Architects and Planners worked closely with Princeton, New Jersey, residents and community groups when planning a mixed-use project in downtown Princeton.

If the true spirit of urban renewal is to elevate an existing parcel to its highest and best use, then transforming a vacant brownfield within a blighted big city is, in many ways, like starting with a clean slate.

However, when the land slated for renewal is the site of the most widely used parking lot in a college town where parking is already at a premium, things can get tricky. Add to that a neighborhood of highly educated, deeply involved citizens, and you have the makings of real drama.

This was the task facing Minno & Wasko Architects and Planners about 2 years ago when we were asked to design a mixed-use project adjacent to the new library complex in downtown Princeton, New Jersey.

The developer, Nassau HKT Associates LLC, obtained permission to erect a five-story residential/commercial building with two conditions: provide parking for the new library building, shoppers and residents on the same block, and use a portion of the remaining land to create a public square.

The project called for 24 rental apartments, retail and restaurant components, and a multi-story parking garage, in addition to the public park.

Our mission was to help the various residents and officials get their ideas on paper rather than develop a singular idea for the site.

The amount of input solicited and received was staggering. From the moment the project was announced, community groups, citizens and even faculty from the Princeton University School of Architecture stepped forward to offer their input.

Emotions ran high, and the project became a polarizing issue among some residents. One group even challenged the plan in court. The largest obstacle to overcome was the public perception that the project would completely urbanize the parcel.

Since so many people wanted to play a part in the process, the public meeting schedule doubled. At these meetings, we took to brainstorming with the public and often sketched the ideas on a large pad. The exercise yielded some very specific input on fine details. The participants’ main request was that we do whatever we could to lessen the visual impact of the project.

A compromise included rounding off the roof of the corner of the main building, stepping back the top floors and using a lighter color brick on the uppermost level. Also, the ground floor was cut back to allow for a covered walkway connecting the garage to the new library.

While the public played a key role in determining the aesthetics of the project, participants also helped us focus the lens so that the park became the heart of the project.

The design team developed approximately ten designs for the landscaped square. Some designs included grass, others pavement. The controlling idea was to create a public space that invited activities from the surrounding buildings to “bleed” into the square. The architects envisioned librarians holding story-time outside or restaurants that would feature outdoor dining.

In time, the simple plaza became a beautifully landscaped quad with benches and shade trees. When the design stage was completed, we were satisfied that we had created a design that reflected the wants and needs of everyone, which should be at the heart of all participatory planning projects.

The big challenge was picking out the best ideas and incorporating them into the final design. It was like a gigantic puzzle.

Start early and be patient. Present several alternatives to participants and listen to as many opinions as possible. And make sure to schedule an abundance of public meetings to collect all the input. The more effort design teams put into listening to the public, the greater the chances of reaching a compromise.

Above all else, meaningful communication is the cornerstone of any private-public partnership.

David J. Minno, A.I.A., is a principal at Minno & Wasko Architects and Planners of Lambertville, New Jersey.

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