Honeywell Redevelopment
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Phillips Preiss worked with the Morris Township Planning Board to plan the redevelopment of the 147-acre former Honeywell International Inc. corporate campus. The work included amending the Land Use Plan Element of the Master Plan to create a new Office and Research Laboratory/Planned Unit Development (OL-40/PUD) designation. The PUD permits a mix of office, laboratory and townhouse uses subject to a series of development standards and contingent upon the submission of a general development plan.

Green at Florham Park: Planning Services
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Phillips Preiss has provided planning services including fiscal and community impact analyses to Rockefeller Group with regard to its master planned redevelopment of a 268-acre former Exxon-Mobil corporate campus site in Florham Park known as The Green at Florham Park. The development is now home to the BASF North American Headquarters, Summit Medical Group, and The New York JETS . The Green at Florham Park is also the future home of AVE Florham Park, which provides 256 corporate suites, The Archer Hotel, a sophisticated 161-key boutique hotel, Summit Medical Group / MD Anderson Cancer Center, providing world class cancer care, and a residential community. 

Morris Township Reexamination Report


The firm prepared a Master Plan Reexamination Report for the Township of Morris in 2017. Phillips Preiss worked closely with the Planning Board to catalogue progress that had been made on the Township’s previous plan, describe the changes experienced in the municipality over the last ten years, and to develop recommendations for future land use. The recommendations were broken down into a short-, medium-, and long-term implementation schedule.

Fort Monmouth Planning Services

Client: Fort Monmouth Economic Revitalization Authority (FMERA)

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Since 2011, Phillips Preiss has provided ongoing planning consulting services to the Fort Monmouth Economic Revitalization Authority (FMERA). FMERA is the entity responsible for overseeing the redevelopment of Fort Monmouth with an emphasis on job creation, economic development, conservation of natural resources, and housing creation. PPG has provided planning advisory services to FMERA including the preparation of redevelopment plans, amendments to the Reuse and Redevelopment Plan, and open space analyses among other tasks.

Fort Monmouth Historic Preservation Design Guidelines

Client: Fort Monmouth Economic Revitalization Authority (FMERA)

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As part of its ongoing planning consulting services for the Fort Monmouth Economic Revitalization Authority (FMERA), Phillips Preiss prepared design guidelines for the historic resources in the former Fort Monmouth.  The Historic Preservation Design Guidelines provide details on historic features and convey recommendations on renovations, restorations, and new additions to Fort Monmouth’s contributing historic resources.

Adaptive Reuse and Planning Study for Englewood

Client: City of Englewood, NJ


Phillips Preiss was retained by the City of Englewood to conduct adaptive reuse feasibility analyses for two key public buildings: the Liberty School, a handsome historic school building, and the Wright Arena, a semi-enclosed ice rink. PPG provided the City of Englewood with a feasibility analysis for several reuse ideas which had been advocated by various constituencies in the community.

Zoning Regulating “Bulky Houses"

Clients: Villages of Scarsdale, Larchmont, and Roslyn, NY


A number of suburban communities in the New York metropolitan area are grappling with the development of houses that are out of scale and/or out of character with the established neighborhoods in which they are located. Several municipalities have retained Phillips Preiss to craft zoning controls to prevent the proliferation of these so-called “bulky houses." The firm concluded that the size (i.e., floor area and height) of the house is not always the problem, but that the design is equally important in determining how a bulky house appears. Phillips Preiss developed an innovative approach that imposed a baseline cap on building size, with a floor area bonus for architectural design that successfully avoids an oversized appearance.

Municipal Planning Services for New Milford, NJ

Client: Borough of New Milford, NJ


The Borough of New Milford is a nearly fully developed municipality located a short distance west of New York City. When the largest redevelopable parcel in the Borough became available for development, New Milford selected Phillips Preiss through a competitive process to evaluate the development application for the site and to advise the Mayor and Council on zoning and affordable housing matters. Phillips Preiss has assisted the New Milford Zoning Board of Adjustment with the review of a contentious application for the development of the property. The Borough’s Mayor and Council subsequently selected Phillips Preiss as the Borough Planner. The firm’s work has included analyzing zoning options for the property, evaluating changes to the municipality’s affordable housing plan, reviewing other development proposals, and preparing a thorough update of the Borough’s Master Plan.


The Borough has adopted zoning changes to implement various Master Plan recommendations.

Redevelopment Studies and Plans for Newark

Client: City of Newark, NJ


Phillips Preiss has provided redevelopment planning services to the City of Newark for over a decade. The firm has prepared numerous area in need of redevelopment investigations on behalf of the City and advised municipal staff on redevelopment issues. Projects have included sites throughout the downtown and other parts of Newark.


The Prudential Center, a major professional sports arena, was built in an area designated in need of redevelopment by a study prepared by Phillips Preiss. Teachers Village and One Rector Street are also being built in redevelopment areas that were designated based on studies prepared by the firm.

Study to Amend Secaucus Transit Village Redevelopment Plan

Client: New Jersey Meadowlands Commission (NJMC)


In 2004, the NJMC adopted the Secaucus Transit Village Redevelopment Plan to encourage a transit-oriented mixed-use development in the area surrounding the Secaucus Junction train station. At the same time, a new interchange on the New Jersey Turnpike at Secaucus Junction greatly enhanced the value of the existing warehouse and manufacturing facilities in the area. After years of inactivity in the Station Square district, NJMC retained Phillips Preiss to analyze and recommend potential amendments to the Redevelopment Plan to stimulate redevelopment. The study concluded that a substantial increase in allowable residential densities will be necessary to provide sufficient economic incentive for existing industrial property owners to redevelop.

Form-Based Code for Fort Monmouth

Client: Fort Monmouth Economic Revitalization Authority

Phillips Preiss prepared a form-based zoning code and development and design guidelines for Fort Monmouth, a former military base which closed in 2011. The Fort encompasses over 1,100 acres that lie in three different “host municipalities:” the Boroughs of Tinton Falls, Eatontown and Oceanport. A reuse and redevelopment plan for the fort envisioned the development of mixed-income neighborhoods; creation of mixed-use, neighborhood centers; provisions for enhanced mobility; and the creation of an open space network. Phillips Preiss worked closely with FMERA and the three municipalities to translate the design concepts in the reuse and redevelopment plan into land use regulations that are flexible enough to respond to market conditions, based on sound sustainable planning principles, and conform to all New Jersey statutory requirements.

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