Paul Phillips, AICP, PP
Mr. Phillips joined the firm in 1977 and became its managing principal in 1983. In addition to his land use planning and master plan work, Mr. Phillips directs Phillips Preiss’ real estate, redevelopment and condemnation-related assignments. For over 30 years, he has served as the planning consultant to various municipal boards and governing bodies, and has also obtained approvals for hundreds of private development projects.
As a highly regarded expert witness, Mr. Phillips displays an outstanding knowledge of New Jersey zoning, redevelopment and condemnation law. He has testified on numerous occasions as an expert in New Jersey Superior Court and was the planning witness in several landmark rulings by the Appellate Division/Supreme Court. Mr. Phillips is widely recognized as one of New Jersey’s prominent redevelopment planners, advising such public sector clients as Bloomfield, Fort Lee, Hoboken, Millburn, Montclair, Morristown, Newark and Woodbridge, New Jersey. He has been a featured panelist on redevelopment issues, including recent case law, at conferences organized by the New Jersey Chapter of the American Planning Association, New Jersey Future and the New Jersey League of Municipalities. His work has won awards from the NJ Chapter of the American Planning Association, New Jersey Future, New Jersey Planning Officials and Downtown New Jersey. Mr. Phillips has a master’s degree in urban planning from Hunter College.
Richard Preiss, PP
Mr. Preiss joined the firm in 1981 and became a principal in 1984. He directs most of Phillips Preiss’ land use regulation and physical planning related work, including zoning ordinance preparation, feasibility analyses, urban design studies and recreation and open space planning.
Mr. Preiss has testified in several trials and before planning boards, zoning boards and governing bodies on over 2,500 occasions as an expert planning and zoning witness. Mr. Preiss has drafted zoning ordinances for entire municipalities, including the City of Yonkers, City of Rahway and the Village of Roslyn Harbor. Mr. Preiss’ clients include the Village of Larchmont, the Borough of Woodcliff Lake, Cranbury Township, and the Radburn Association. In 2012 Mr. Preiss received the Achievement in Planning Award from the New Jersey Planning Officials.
Mr. Preiss is also the co-author of the Illustrated Book of Development Definitions (4th edition).
Paul Grygiel, AICP, PP
Mr. Grygiel joined the firm in 2000 and became a principal in 2002. He specializes in comprehensive and neighborhood planning, development review and zoning analysis. Mr. Grygiel is an experienced expert witness who has appeared before planning and zoning boards in over 120 municipalities throughout New Jersey, as well as in Superior Court. He also regularly presents at planning conferences and seminars, and is a member of the New Jersey Planning Officials' Board of Planning Advisors.
Mr. Grygiel directed the preparation of the City of Hoboken Master Plan, which won the New Jersey Chapter of the American Planning Association (APA-NJ) Outstanding Comprehensive Plan Award. His recent projects include preparation of a master plan update and zoning amendments for Maplewood, New Jersey, a new land development ordinance for Union City, New Jersey and multiple redevelopment studies for Newark, New Jersey. He also is the Borough Planner for New Milford, New Jersey, has reviewed complex development applications on behalf of land use boards in municipalities including Waldwick, New Jersey and Mineola, New York, and is currently serving as the consulting Planning Director for the Township of West Orange, New Jersey. Mr. Grygiel received a Master of Regional Planning degree from the University of North Carolina at Chapel Hill and a Bachelor of Arts in Urban Studies from Rutgers University in New Brunswick, New Jersey.
Elizabeth Leheny, AICP, PP
Ms. Leheny joined Phillips Preiss in March 2005. Ms. Leheny has expertise in master planning, zoning, affordable housing compliance, expert testimony, redevelopment, and historic preservation. In addition to private sector work on behalf of developers, Ms. Leheny has also worked as a consulting planner for a number of municipalities throughout New Jersey providing services such as development review, writing of master plans and zoning ordinances, and affordable housing compliance. Ms. Leheny authored historic preservation plans for the City of Bethlehem, PA and Fort Monmouth, worked on an overhaul of the zoning code for the City of Newark and prepared studies and plans for redevelopment sites in Fort Lee, Netcong, and Cranbury. She is the co-author of the Fort Monmouth land use rules and has worked closely with FMERA on the redevelopment of the former fort. Ms. Leheny holds an M.S. in Historic Preservation from Columbia University and a Master of City Planning from the Massachusetts Institute of Technology.
Keenan Hughes, AICP, PP, LEED AD
Keenan joined Phillips Preiss in 2008 and became a principal of the firm in 2011. He specializes in redevelopment, economic/fiscal impact analysis, historic preservation and downtown/transit-oriented plans. He provides expert witness testimony and support services to governmental and private entities in connection with development applications as well as various real estate and land use litigation matters. He advises iStar Financial, the master developer of the Asbury Park Waterfront Redevelopment Area, and has consulted with a number of developers and municipalities on large-scale redevelopment projects. He has worked with clients in New Jersey, New York and Pennsylvania, including the City of Bethlehem, PA, the New Jersey Meadowlands Commission and the Port Authority of New York and New Jersey. Keenan has a graduate degree from Pratt Institute and a bachelor's degree from Kenyon College. He has also been a visiting instructor in the graduate planning program at Pratt. He is a licensed Professional Planner in the State of New Jersey, a member of the American Institute of Certified Planners and a certified LEED Accredited Professional.