Marina Rubina
A Princeton Democrat for the American Dream
A Princeton Democrat for the American Dream
Princeton is one of the most extraordinary towns in America. For too many people, it has become frustrating and unaffordable to stay, grow, or put down roots.
That isn’t the Princeton we believe in.
There are no reasonably priced homes. None.
Our streets prioritize cars, not people.
Opening a business takes longer than having a baby.
Our property taxes are sky high.
Young people, educators, researchers, retirees, and most people who work in Princeton, can't afford to live in Princeton.
This is not the American Dream.
Imagine a Princeton that actually lives its values
This Princeton is within reach if we design our rules with intention, clarity, and results in mind.
A Princeton where:
Young adults can buy a starter home instead of moving back into their childhood bedrooms.
Empty nesters can stay near their friends, children and grandchildren without having to take care of a large property.
People who work in Princeton – teachers, researchers, postdocs, service workers – can walk to work and put down roots.
Kids can bike to school or activities safely, and parents do not have to be full-time chauffeurs.
Opening a business takes weeks, not years, and Princeton (the town) becomes a hub of creativity and innovation on a par with the University.
Our neighborhoods and commercial districts are vibrant, walkable, and people-first.
This IS the American Dream. We can make it a reality.
Can we design practical policies that deliver results?
One of the most powerful tools local government has is land use regulation. It shapes everything from home prices and traffic to taxes and the vitality of our local businesses.
The land-use laws we still use today date back to 1968 (former township) and 1974 (former borough). They were written to freeze Princeton in time and keep people out. Small, organic growth, the kind that makes neighborhoods thrive, was eliminated. Much of what we value predates these laws and is now literally illegal. Our regulations acted like pesticides, killing the natural changes that once created the neighborhoods we love.
The impact is clear. Demand kept rising, and with organic growth gone and supply nearly nonexistent, pressure exploded and prices followed. Under this outdated and hostile rulebook, big, bland developments and businesses take over because they are the only ones that can survive backed by the "steroids of legal action".
The best time to make our land use rules work for us was in 2013, when the Township and Borough consolidated. We missed that moment. The second best time is now.
As a council member, I would be required to suspend my professional work in Princeton to avoid conflicts of interest and focus my practice elsewhere. I’m willing to do that at this critical moment. As our town takes on preparing new, comprehensive land use regulations, we need a council member with real expertise and firsthand knowledge of how these rules work. I’m ready to help ensure the new land use regulations reflect our values and deliver the vision set out in our Master Plan.
It is time to stop killing what we love and start designing practical policies that actually work for things that are natural, local, and organic!
How I can be of help:
A Professional Planner and Architect Who Understands What Is Broken
Affordable homes and reasonable taxes are missing. The types of homes that made Princeton accessible to teachers and nurses, seniors and young families: the Jefferson/Moore duplexes, Tree Street cottage courts, Witherspoon Jackson neighborly homes, they are nearly impossible to create under today’s rules.
I have watched residents, staff, and volunteer board members all struggle to navigate aggregate layers of unnecessary complexity. My podcast, Who Killed the Starter Home? is my way of digging into how we got here and learning from innovators and community leaders across the country.
I would like to help Princeton create real opportunities to build homes people can afford to buy, because there is no clearer commitment to a community than to buy into it. As professional focused on housing, I can't help but to see almost every issue through that lens. A home is not a special interest. It’s the foundation for every other issue we care about.
A Translator Between Experts and Princeton Residents
When my kids were at UNOW, I served on the board to help bridge the gap between what families needed and what consultants proposed for a new building.
On council, I plan to play that same role, making sure technical experts reflect in our new zoning code what Princetonians actually want.
A Champion for Local Businesses and a Vibrant Economy
As a resident and member of the Economic Development Committee of Experience Princeton I am thrilled to see that our storefronts are filling again, but we are also seeing a wave of franchises overshadow the small, community-oriented businesses that give Princeton its soul.
I have lived this firsthand. When Tigerlabs, our only co-working space, was pushed off Nassau Street, my partners and I had to wade through a maze of approvals just to reopen on Witherspoon St. We succeeded, but it should not be that hard.
As a council member, I will work to:
welcome innovative local businesses
create spaces where people meet, collaborate, and build community
make regulations that are logical, predictable and respond to our needs
Princeton should be a regional engine of creativity, not a place where good ideas get stuck in bureaucratic limbo.
Making Princeton Walkable, Bikable, and Healthy
Do you feel safe walking in town? Do you feel safe when your kids bike? I do not. I have held my breath too many times waiting for the “I made it” text from my husband and kids.
I started by changing my own habits: I leave my car at home or parked near the kids’ drop off. I lost a quarter of my body weight walking everywhere and gained a deeper appreciation for Princeton’s hidden paths and neighborhood connections.
I brought others along in this experience by launching Princeton Future’s 'Walks to Coffee.' Together with neighborhood ambassadors, we have helped residents rediscover the walkability of their community, connect with neighbors and visitors, and envision new possibilities.
When we live closer, we do not have to pave over fields and cut trees for parking and driveways. We can keep more of our open spaces for recreation and the simple enjoyment of nature.
On council, I will prioritize:
people-first streets
safe sidewalks and bike lanes
healthier, more active neighborhoods
Walkability shouldn’t be a lifestyle hack, it should be normal.
A Regional Perspective Our Town Desperately Needs
I have testified in Trenton to support laws that would improve life in New Jersey only to watch them die a slow death by a thousand amendments. As my district’s municipal committee member, I’ve worked on election campaigns and met residents from neighboring towns whose futures are intertwined with ours.
No matter how smart we plan and how carefully we budget in our municipality, we cannot solve our biggest problems alone.
Mercer County takes 30% of our property taxes, yet few residents know how that money is used.
Outdated county and state assessment systems push us to overtax small homeowners while large landholders sit on underused, empty and undertaxed parking lots.
I’ve worked with NJ Future and the Great Homes and Neighborhoods for All Initiative and seen how siloed our state’s 564 municipalities are. In our blue state, we can't get anything done, this has to change.
When we help our neighbors, we help ourselves.
Local issues don’t stop at municipal borders, and neither should leadership.
I am honored to be part of the first cohort of Andy Kim’s Next Generation Leaders and the first one to run for office. Although as an immigrant I cannot run for President, as a Democrat I can work to bring about the American Dream.
Leading from a place of fear leads us to a dead end.
With business experience, design expertise, and hands-on knowledge of land use, I am ready to help Princeton achieve our American Dream.
I hope you join me!