So the University Square project in Princeton, with sitework just underway by Reckson Associates Realty, is more than a little unusual for this market--it totals 316,000 sf, all on spec, and the building will rise five stories. Smaller space users aren't being targeted: "It is designed for tenants who need large blocks of space but don't have many options," explains Jeff Schotz, SVP and managing director for Reckson's New Jersey operations, which are based in Short Hills.

Because lenders are still leery about financing speculative construction, Reckson is financing the $45 million University Square from internal sources.

University Square will have 60,000-sf floorplates and, according to Schotz, the target will be tenants who need at least half a floor. Rents will start at just under $33 per sf (the current market average is about $29 per sf), and tenants will pay their own electricity. Completion is slated for a year from now.