Rebuilding, Planning, and Always Caring2018 Annual Report to the Community

67 very low-income

rental apartments for the elderly at Harriet Bryan House.

1,000 Princeton residents

served by PCH’s communities.

1,800 households

currently on PCH’s waiting lists for affordable

rental homes.

<10%

of housing in Princeton is classified as affordable.

52 years of serving

Princeton

Dear Friends,

This year’s annual report — “Rebuilding, Planning, and Always Caring” —documents the remarkable success that emerged from collaborating with the entire community. With the generous support of local institutions, organizations, businesses, and individuals, Princeton Community Housing (PCH) was able to be proactive in improving our buildings and responsive to unexpected challenges, all while keeping residents at the heart of what we do.

Our concern for residents was most apparent in early January, following the accidental fire at Griggs Farm. PCH and generous donors pledged funds to provide emergency housing for those who were displaced until temporary housing was secured.

The fire’s aftermath brought a mix of shock and sorrow, but also gratitude for the support we received from every part of the Princeton community. It reminded us that where one lives has an immense

impact on one’s life. A safe, sustainable and stable PCH home connected to the Princeton fabric of opportunity, with access to good schools, jobs, transit, and health care, is the foundation for a better life.

No individual organization can flourish without the assistance of like-minded, local partners. Your generosity and commitment to equal housing opportunities have been the catalyst for PCH’s stability and growth for 52 years. Let’s continue working together to build community – our common goal unites us.

With appreciation,

Edward TruscelliExecutive Director

on behalf of the Trustees of Princeton Community Housingwww.PCHHomes.org

FROM THE EXECUTIVE DIRECTOR

Princeton Community Housing provides, manages and advocates for affordable, safe and well-maintained homes, offering all people the opportunity to build more productive and fulfilling lives.

Princeton: a vibrant, inclusive community that is home to persons of all income levels.

Toshi AbeElizabeth Bidwell BatesCecilia X. BirgeDaniela Bonafede-Chhabra

Tony Capozzoli Sonia Chadha Thomas W. Charles Benjamin J. Colbert

C. VanLeer DavisRobert FernholzJohn W. GilmoreRichard Gittleman

Margaret GriffinRuppert A. HawesValerie W. HaynesSara Just

Chad KlausJeannette KlinkLinda MeiselBeth Ogilvie-Freda, Emerita

Alexander Peña Alice K. Small Catherine Stroup KyuJung Whang

Thomas E. WhiteElizabeth West WolfeElizabeth Wood

T R US T EE S O F PR I N CE TO N CO M M U N I T Y H O USI N G

O U R M I SSI O N O U R V I S I O N

REVENUEU.S. Govt grants and contracts .................................. $2,051,015State grants and contracts ................................................. 81,409Tenant rents and other charges ................................. 4,496,809Affordable housing management .................................. 25,686Affordable housing certifications .................................. 104,960Private grants and contributions ................................... 390,627Investments and Other revenue .................................... 145,551TOTAL REVENUE ..................................................... 7,296,057

EXPENSESPROGRAM SERVICESSalaries, benefits, and payroll tax ............................... 1,421,252Occupancy expenses ......................................................... 962,497Operating and maintenance ........................................ 1,351,539Mortgage interest ............................................................... 599,845Payment in Lieu of Taxes .................................................. 536,213Insurance ............................................................................... 261,325Social service expenses .................................................... 273,283Information technology ...................................................... 70,676Training and other ............................................................... 114,671PROGRAM SERVICES, before depreciation ......... 5,591,301

Management & General .................................................... 507,757Fundraising ............................................................................. 63,005TOTAL EXPENSES, before depreciation ............... 6,162,063

REVENUE LESS EXPENSES, before depreciation .. 1,133,994

DEPRECIATION – Noncash program expense ..... 1,075,224

REVENUE LESS EXPENSES .......................................... 58,770

2018 COMBINED CONDENSED FINANCIAL INFORMATIONFrom IRS Form 990s for the 12 month period ending December 31, 2018

How we use our funds

Program Services 90.7%

Fundraising 1.0%

Management and General

8.2%

Capstone Sponsors: $5,000 and up

Anonymous (2)Daniela Bonafede-Chhabra and

Ashvin ChhabraBorden Perlman Salisbury & KellyJohn C. Borden, Jr.Church & DwightVanLeer and Lynne DavisRobert and Luisa FernholzJeffrey HoisingtonMargaret Griffin and Scott SillarsPNC FoundationPrinceton UniversitySt. Paul Parish of PrincetonThe McAlpin Fund of the Princeton Area

Community FoundationThe Zvilin Fund of the Princeton Area

Community Foundation

Cornerstone Sponsors: $2,500 to $4,999

Kirk BryanChad Klaus and Greg Thompson

Nassau Presbyterian ChurchAlex Peña and Chris ColemanAlice and Joseph SmallWilliam and Elizabeth Wolfe

Keystone Sponsors: $1,000 to $2,499

All Saints’ ChurchRobert Baldwin and Margaret SieckAnthony and Julie CapozzoliConrad Hilton FoundationDawn DayEdward & Elizabeth Gardner FoundationChristopher Eisgruber and Lori MartinWilliam EnslinFellowship In Prayer, Inc.Janet GardnerAndrew Gomory and Margaret DavisInstitute For Advanced StudyJoshua Zinder Architecture + Design LLCSara and Steven JustJustin Tree ServicesCarolyne LedermanDuncan and Nancy MacMillanRoderick Montgomery

Pepper Hamilton LLPPNC Wealth ManagementPrinceton Monthly MeetingPrinceton Theological SeminaryRobert Wood Johnson FoundationJohn and Chrystal SchivellSoros Fund Charitable Foundation

Matching Gifts ProgramJohn SpearsBarry and Marilyn SteinerStone Hill ChurchCatherine StroupGail UllmanSaiba UlrichUnitarian Universalist Congregation of

PrincetonKyu and Eileen McCoy WhangRalph and Joan WidnerYvonne Wilson-RiceWitherspoon Street Presbyterian Church

Foundation Sponsors: $500 to $999

AKS Foundation Inc.Jeffrey Albert and Marian Bass

AnonymousAnonymousGerald and Sheila BerkelhammerBlawenburg Reformed ChurchCarol BuckCallaway Henderson Sotheby’s

International RealtyCraig CarnaroliChristine’s Hope For KidsWilliam and Angela CreagerJonathan and Jenny CrumillerMichael and Susan FalconMark Freda and Beth Ogilvie-FredaMartha FriendJohn and Linda GilmoreRuppert HawesMartha HimmelfarbJon HlafterPhiletus and Nancy HoltJohnson & Johnson Matching Gifts ProgramLance and Latonya LivermanBurton and Nancy MalkielManors At Fieldwood Homeowners

Association, Inc.Thomas and Leslie Owsley

Peter J. Polcari, CPAPrince Of Peace Lutheran ChurchPrinceton Academy Of The Sacred HeartPrinceton Regional Education AssociationWill and Nancy RobinsSeva Jaffe Kramer and Peter Kramer

Charitable Giving FundPatrick Simon and Marc WeinerThe Cedar Grove FundJeanette and Michael TimmonsEdward and Betty TruscelliAdrienne TymiakKeith Wheelock and Georgia WhiddenBrian Zack and Ginger AugustMatias Zaldarriaga and Tamara Dujovne

Bedrock Sponsors: $1 to $499

Ayesha AftabBrett AlgaierAllen H Kassof Giving FundSomia AluwaliaJim AmickCarolyn AngoffRussell Annich, Jr.

• PCH worked with the Griggs Farm Condominium Association to reconstruct the homes that were damaged during the accidental fire in December 2017. During this time, PCH took the opportunity to upgrade equipment and finishes in several of the apartments in the building not impacted by the fire.

• The community room, dining room, hallways, and other common areas at Elm Court were renovated to provide beautiful, welcoming and functional spaces for our residents and their guests.

• A new, wireless emergency call system was installed at Harriet Bryan House to provide residents with direct communication to an emergency services operator.

Rebuilding

HEARTFELT THANKS TO OUR GENEROUS CONTRIBUTORS FOR 2018

Beth PlankeyBefore relocating to Princeton, Beth took the bus every morning from Trenton to volunteer at the Princeton Library, leading a writer’s workshop. Because of her fondness for our town, she told people that she lived in Princeton, but slept in Trenton. Since Beth moved to Elm Court six years ago, her financial stress has been relieved by the income-adjusted rent. She loves living at Elm Court, with easy and free transportation around Princeton, a safe, quiet, friendly atmosphere, and the community’s natural setting, which fulfills her dream of living in nature. In her spare time, Beth volunteers with children’s programming of Homefront, a nonprofit that works to end homelessness in Mercer County.

Anonymous (4)Fredrick Appel and Marilyn BesnerSanjeev Arora and Silvia WeyerbrockRita AschNorma BalazaElizabeth Bidwell BatesEarlene Baumunk-CancillaKate Bech and Nicholas HegedusNancy BeckNancy BeckerBeth Ann Behrend and Robert EatonMichael Bell and Jane McCartyFrancesca BensonCarroll BeverDeepinder and Nandini BhatiaTLC&E Bianchine Black Bear Builders, LLCMichael and Beatrice BloomJoachim and Mic BoekelmannMolly BordeauxNat BottigheimerNaomi and David BrahinskyBristol-Myers Squibb FoundationThe Henry and Barbara Broad Fund of the

Princeton Area Community Foundation

Jonathan and Sandra BrownBecky and Doug BunnellSam BuntingGregory and Leland BurnhamPeter and Debby BurtCharles and Judith BushnellJim and Jo ButlerBen and Gail CahillBevin CahillElizabeth CallerySharon CappellaEllen Hoenig CarlsonCarol Nyikita Moran and William MoranHarsh and Sonia ChadhaDavid and Mary Beth ChartersPascal and Laurence ChaussonJian ChenRoxanna ChoeStephanie Chorney and Orlando FuquenMolly ChreinChrist CongregationRose ChristianAnita CohenDavid and Liz CohenSteven S. Cohen, Architect, PC

Benjamin Colbert and Deborah Raikes Colbert

David and Susan ColbyCommunity Without Walls, Inc., House IIJames and Josephine ConstantineElizabeth CounselmanAmy Craft Jessica CraigBilly Craigens and Andrea GrahamMarcy CrimminsBarbara and Alan Cuneo-KesselhautDavid A. Goldfarb Charitable FundRonald and Lauren DavisAmy and Paul DeckerJohn deGrouchyJoel Deitz and Barbara BerkoPaul DiMaggio and Carol MasonChip and Leslie Dobbs-AllsopJay and Betty DominickDoor Tech, LLCCharles DorioDorothy Sue Cobble and Michael MerrillCheryle and Robert DraperDrinker, Biddle & Reath, LLPArlo and Doreen Duba

Louise G. DunhamRobert K. DurkeeSharon EastburnKenneth EllisonPamela ElmiBillie EmmerichLaura EncinasPeter ErdmanPamela and Thomas EspenshadeKaren Evanko and Raymond Lauricella, Jr.C and S Evans FamilyKathy FedorkoJill FeldmanStacie FeldmanAlice Sandy FetterMatthew Feuer and Carol BlumClement and Joanna FioriAllen and Nancye FitzpatrickStephen Fitzpatrick and Alexandra RadbilEllen FoosFowler’s GulfSteven Frakt and Marlaine LockheedBarry and Bobbi FreedmanClaudia Gaviria-SalazarCharles Gear

Ellyn GellerEliane GerenMark and Kate GermondIrene GianopoulosFrieda GilvargJoyce GlazerPeter and Helen GoddardDaniel GoldbergDavid Goldberg and Wilma SolomonSally and Joseph GoldfarbLaura GoldfeldRobert and Ruth GoldstonGoogle Inc.Dawn GordonMickey GrahamThomas Green and Constance Via GreenJ GreenbergFred and Barbara GreensteinJane GriggerVerna Elaine GrooKali GrossLilian GroszDarrell and Judy GuderLaura Hagan and Thomas BozzickJeffrey Hall

• PCH worked collaboratively with the Municipality and Princeton Housing Authority to enter into a Memorandum of Agreement to build 80 new affordable homes on Franklin Avenue as part of the Municipality’s affordable housing plan.

• With matching financial support from the Municipality, PCH began to explore the concept of building additional affordable homes at Princeton Community Village.

• In response to resident requests, and in concert with sustainable landscape and stormwater design, plans were approved for 25 additional parking spaces at Princeton Community Village.

• PCH solicited proposals and awarded a contract to replace the roof at Holly House, the midrise apartment building at Princeton Community Village.

Planning

HEARTFELT THANKS TO OUR GENEROUS CONTRIBUTORS FOR 2018

Shelly HowardOriginally from Princeton, Shelley Howard moved to Elm Court over two years ago. She missed the beauty, safety, and friendliness of Princeton and wanted to return to the town she calls home. After her husband passed away, Shelley no longer felt safe living alone in Trenton, especially after her home was burglarized. She learned about Elm Court through family members who were already residents of the community. Shelley now lives down the hall from her father and aunt, and close to her other family members and friends living in Princeton. The safe environment and kind people at Elm Court are Shelley’s favorite aspects of the Princeton Community Housing community.

Always Caring

Hannye-Scurato, MarieSusan HansenHapper Family FundMaurice HardingLeigh and Dan HarmanHarold Borkan and Hazel StixCatherine HarperDaniel Harris and Jane ButtarsGeorge and Laurel HarveyRobert HaugValerie HaynesHilary HaysJeanine Hearne-BarsamianJohn HeilnerRobert and Cynthia HendricksonCatherine and Alan HendryDebbie HermanPamela HershAdolf and Patty HerstRobert and Barbara HillierCarol HollingsworthJeaninne and Robert HonsteinHoward Tomlinson and Kathrin PooleKatherine HuangChristine Hugick

Nancy IrenasTed IrenasSteven IsaacsonMark Itzler and Keren BergmanKim IveyDavid and Claire JacobusJennifer JangSteve and Marilyn JardinEdith JeffreyMichael and Susan JenningsJester Pool Service, LLCJohn Smiley and Maryellen SmileyCurtis Johnson and Melissa HagerJoyce and Michael RappeportMaria JuegaMichae and Carol KagayMatthew KapcalaRobert Karp. and Linda OppenheimJeremy and Rakefet KasdinAly Kassam-Remtulla and Lee JamesJohn KastellecKevin KellyTatiana KennedyDana Kessler KramerAlex Kibbey

Kent KilbourneVirginia KingMichael and Louise KingstonBarbara KnappCarol KniggeJean KorelitzDennis and Linda KujawskiJohn and Robin LacorazzaRaj and Sushma LakhanpalMartha LamarSamuel and Karen LambertMaxine LampertJoanMarie LandHannah LaneseMary LatorreLynda LeeElizabeth Lempert and Kenneth NormanMeg LeoneMichael and Judith LeopoldCraig LevesqueJudy LevineHoward Levy and Riva Jaffe-LevyJosh Lichtblau and Linda SchwimmerDavid and Susan LidstoneStuart Lieberman

Andy and Kate LindsethJames and Cathleen LitvackLiz Loetscher-ChaseBertha LoganMary LufenKirsten LumKeli LynchAndrea MalcolmJuan and Maria MaldacenaAlan MallachIndur and Susan MandhyanTimothy ManessKaren MardyDevin MarimanClayton and Margaret MarshDouglas Marsh and Susan FiskeMary and Steve MayburyKevin McCarthyJanet McClaffertyGeorge McColloughMcCredie PaintingChuck McEnroeDenise McGoughRuth and Carl MeierArthur and Linda Meisel

Rose Meyers and Martin BenderskyKim and Jim MillarBernard and Ruth MillerDavid and Katherine MillerKaren Miller-MoslinJosh MilsteinKimberlee MineoWarren Mitlak and Tirza Wahrman MitlakChristopher MonroeEmma MooreJim and Cynthia MoorheadTeresa MoorheadMary MoormanPerry and Elisabeth MorganDonna MorganMollie MorganCarol MoserKatherine MurtaughKate and Tim NolanEve NoonStephanie NovielloWilliam OgilvieLouis and Amy OndreykaOrantes LandscapingPatricia and Marvin Ostberg

• PCH worked with community partners to assist the displaced households at Griggs Farm in transitioning from emergency housing to temporary housing after the accidental fire in December 2017.

• The PCH staff and Board of Trustees, with support from many individuals, organizations, and corporations in the Princeton community, coordinated the distribution of funds, goods, and services to ease the emotional and financial stress experienced by the displaced residents.

• In 2018, PCH added two Social Service Coordinators with extensive social work experience and education.

• Collaborating with Housing Initiatives of Princeton (HIP) and Stone Hill Church, PCH provided financial counseling services and information sessions to PCH residents and applicants experiencing temporary financial challenges.

• The Congregate program at Elm Court and Harriet Bryan House, communities that provide affordable rental homes to seniors and those with mobility impairments, saw an increase in the number of residents being served, particularly those seeking transportation and personal aide services.

HEARTFELT THANKS TO OUR GENEROUS CONTRIBUTORS FOR 2018

Reverend Ramon OrostizagaThe Orostizaga family loves living at Princeton Community Village. Commuting to work at Riverside Elementary School is quite easy for Ramon’s wife, Marlene. Their daughters have been educated in the Princeton Public School system. Their eldest two are now students at Stockton and George Washington University; the youngest is in her last year at John Witherspoon Middle School. Ramon’s home in Princeton is easily accessible to his two jobs in New Brunswick, where he is a Bilingual Chaplain at Robert Wood Johnson Hospital, and a Pastor at Suydam Street Reformed Church. Speaking both Spanish and English allows Ramon to communicate with and support individuals who otherwise feel isolated or unsafe due to language barriers.

Always Caring

Martha OtisPatrolmen’s Benevolent Association

Local 130Lois PauleyChristy PeacockJonathan PeeleJanet PerkinsSandra PersichettiHelen PettitPfizer Foundation Matching Gifts ProgramMarco PianaNorman and Carol PickerPinneo ConstructionPinpoint Inspection & Testing, Inc.Alexandra PinzCharles and Dorothy PlohnDavid and Alison PolitzinerLori PolzelloDavid PopenoeAllen and Rhona PorterJamie PortrudeJohn and Mary PotterPrinceton United Methodist ChurchElizabeth RanneyRCP Management Charity Committee

Wayne and Rachelle RebarberMarvin and Ingrid ReedEmily ReevesJames Richardson and Constance HassettCathy RizziThomas and Janice RoddenberyAdrienne RodewaldMartin and Rogie RomeKermit RooseveltRichard and Elisa RosenSherry RosenAnn and Bob RussellJeff Saltzman and Laurel RogersAnat SamidKenneth and Rachel SamoilDiana SandbergJoshua and Rebecca SarettAngeli SargentiniFrank Sauer and Miranda MirfakhraiRobert Schapire and Roberta SloanPaul SchindelEdwin and Pamela SchmiererSydell Ruth SchulmanSurinder SharmaDorothy Shepard

Steven Sheriff and Michelle AlperinDenis ShishkinFarhat SiddiquiGrace SindenRichard and Arlene SindingAbel SmithSandra SmithMarcia SnowdenSourland Mountain SpiritsFern SpruillMarjorie SteinbergAnne StewartEd and Judy StierStockton Real EstateD. Hunt and Margaret StockwellAnn StrootmanSturges Giving AccountRichard TalloKaren TankJere TannenbaumJoseph and Marietta TaylorJeffrey TenerCarol ThameAaron ThayerThe League of Women Voters of the

Princeton AreaEdward and Millicent ThomasEmily ThompsonTom Dunlap and Maureen KearneyMildred TrotmanLewis TsaiWayne TuanJeanne TurnerCraig and Janice TylMichael and Lisa UllmannUnitedHealth GroupVan Note-Harvey AssociatesDavid and Roslyn VanderbiltMelissa VerheyRobert VichnevetskyMatthew ViscoJ. Michael and Joyce WalkerJohn and Happy WallaceCaroline WalradtMichael and Judith WalzerJill WarringtonJohn Weingart and Deborah SpitalnikAndrew Weiss and Eve NiedergangJoan and Morris WestJames and Martha Wickenden

Edna and Avi WigdersonRobert Willig and Virginia MasonLouise WilsonSusan WilsonJoshua and Wendy WiltonNed Wingreen and Rachelle SimonLara WinnWarren and Marcia WoodRichard and Karen WoodbridgeBarbara WrightWyeneth Giving FundMitsuru YasuharaCharles and Shelly YedlinLee YonishSharon and Bill ZeruldMary ZikosRon and Sallye ZinkRichard and Ann Zultner

HEARTFELT THANKS TO OUR GENEROUS CONTRIBUTORS FOR 2018

COMMUNITY ORGANIZATIONSFifty-two years ago, a group of community leaders

recognized the need to ensure that people of all backgrounds, cultures, and levels of income have the opportunity to find a welcoming and affordable rental home in Princeton. PCH’s Board of Trustees, which is comprised of at-large members and representatives from the following 18 community organizations:

COMMUNITY ORGANIZATIONSFifty-two years ago, a group of community leaders

recognized the need to ensure that people of all backgrounds, cultures, and levels of income have the opportunity to find a welcoming and affordable rental home in Princeton. PCH’s Board of Trustees is comprised of at-large members and representatives from the following 18 community organizations:

All Saints’ Church

Christ Congregation

First Baptist Church of Princeton

Institute for Advanced Study

Jewish Center of Princeton

League of Women Voters

Mt. Pisgah AME Church

Nassau Presbyterian Church

Princeton Monthly Meeting

Princeton Regional Education Association

Princeton Theological Seminary

Princeton United Methodist Church

Princeton University

Saint Paul Parish of Princeton

Trinity Church

Unitarian Universalist Congregation of Princeton

Witherspoon Street Presbyterian Church

YWCA of Princeton

PRINCETON COMMUNITY HOUSING STAFFPCH DEVELOPMENT CORPORATION AND GRIGGS FARMEd Truscelli, Executive DirectorJanet McClafferty, Director of FinanceCatherine Jaeger, Development and Communications CoordinatorNecall Durrant, Griggs Farm Property ManagerOlga Shishkina, Princeton Rental and Hopewell Sales ManagerRosa Reyes, Administrative Assistant

PRINCETON COMMUNITY VILLAGESusan O’Malley, Property ManagerMary Maybury, Assistant ManagerGil Enamorado, Maintenance SuperintendentJorge Aviles, Maintenance TechnicianSusana Solano, Property Management AssistantMario Villatoro-Lainez, Maintenance TechnicianMario Pacheco-Alonzo, Maintenance TechnicianMiguel Hernandez-Santiago, Maintenance TechnicianJordan Goodwin, Social Service Coordinator

ELM COURT AND HARRIET BRYAN HOUSEKerri Philhower, Property ManagerEdith Juarez, Assistant Property ManagerDolores Johnson, Assistant Property ManagerKate Hall, Social Services CoordinatorPablo Hernandez, Maintenance Superintendent

Noelle Aguilar, Office AssistantYoni Soto, Maintenance TechnicianGilberto Segura, Maintenance TechnicianAnthony Williamson, Maintenance TechnicianBeliyu Ashagria, Congregate Housekeeper

PRINCETON COMMUNITY HOUSING1 Monument Drive, Lower Level, Princeton, NJ 08540

609-924-3822 • www.PCHHomes.org

25 professional,

diligent and sincere employees.

67 very low-income

rental apartments for the elderly at Harriet Bryan House.

2Boards

of Trustees dedicated to serving

Princeton’s housing needs.

88 very low-income

rental apartments for the elderly and mobility impaired at Elm Court.

238 low- and

moderate-income family rental apartments at

Princeton Community Village.

70 low-income rental

apartments for families within the Griggs Farm

community.

JOIN US PCH ensures equal housing opportunities by building and managing affordable, welcoming homes that change lives for the better and enrich our community.

Please contact us to learn how you can help advance our mission.