Posts in Real Estate Services
Adaptive Reuse and Planning Study for Englewood

Client: City of Englewood, NJ

Overview

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.

Roosevelt Island Main Street Retail Study

Client: Roosevelt Island Operating Corporation (RIOC), New York, NY

Overview

RIOC retained Phillips Preiss to conduct a retail market analysis and planning study to help Main Street realize its potential as the true town center of Roosevelt Island. The report revealed significant potential for more retail on Main Street and recommended a series of policy and urban design interventions to revitalize the commercial district.

Results

Within one year of the completion of the study, RIOC moved forward with a central recommendation of the report by soliciting proposals for a master leaseholder for the Main Street retail spaces.

Epstein’s Downtown Area Rehabilitation Plan

Client: Town of Morristown, NJ

 New mixed-use buildings face the Morristown Green. Upper floors are stepped back, per one of the design standards required in exchange for a height bonus.

New mixed-use buildings face the Morristown Green. Upper floors are stepped back, per one of the design standards required in exchange for a height bonus.

 Courtyard and mid-block pedestrian connection behind the mixed-use building that faces the Morristown Green.

Courtyard and mid-block pedestrian connection behind the mixed-use building that faces the Morristown Green.

 The new LEED-accredited office building for the Morristown Parking Authority.

The new LEED-accredited office building for the Morristown Parking Authority.

Overview

With its City Council and Planning Board at odds over approval of a major downtown redevelopment project, Phillips Preiss brokered a compromise and brought the project to a close on behalf of the Town of Morristown. Many Town leaders and residents were alarmed by the height and bulk of the project, and were also unhappy with its original design. The proposed project involved the complete redevelopment of several key, underutilized blocks abutting the Town Green, with new mixed-use development. Phillips Preiss worked with the Town to impose a series of design standards, including LEED certification, as a condition of approval in exchange for allowing building heights in excess of the current zoning.

Results

The first phase of the project, New Jersey’s first LEED Platinum building, has been completed. The plan won four statewide awards: the New Jersey Chapter of the American Planning Association’s Outstanding Smart Growth Plan, the New Jersey Planning Officials Award for Innovative Design, Downtown New Jersey’s Excellence in Downtown Award and New Jersey Future’s Smart Growth Award for Creative Downtown Redevelopment Strategy.

Radburn Development and Preservation Strategies

Client: Radburn Association

Overview

Radburn, a planned community designed by Clarence Stein and Henry Wright in 1929, has been an inspiration for planners and architects around the world and a thriving neighborhood for over 80 years. Phillips Preiss, in coordination with Fradkin and McAlpin Architects, created Guidelines for Architectural Control intended to help preserve the character of this National Historic Landmark planned community. The firm has also advised the Radburn Association in the expansion of Radburn school, the reconstruction of the historic Plaza building and in the design and planning for the development of a major vacant site.

Planning Services and Amendment to the Waterfront Redevelopment Plan - Asbury Park, NJ

Client: Asbury Partners LLC / iStar Financial

Overview

Phillips Preiss is providing ongoing planning services to Asbury Partners LLC, the designated Master Developer of a 50-acre redevelopment area on the waterfront within the City of Asbury Park, NJ. The firm’s work has included drafting a comprehensive amendment to the Waterfront Redevelopment Plan in coordination with the City, preparing economic and fiscal impact analyses, and providing expert testimony in condemnation matters.

Results

Asbury Partners LLC’s VIVE townhome development is under construction. The amended Waterfront Redevelopment Plan was adopted by the City of Asbury Park.

Condemnation Proceedings

Clients: various

Overview

Phillips Preiss works on behalf of both private property owners and public agencies in eminent domain proceedings to provide expert planning and market evaluations of taken properties before the courts.

  • Advisement to agencies and property owners on land use issues affecting negotiations and potential litigation.
  • Preparation of expert planning reports for use by agencies and property owners in negotiations and litigation.
  • Appearance and the provision of expert testimony before Commissioner’s hearings; and where property acquisitions are subject to litigation, in New Jersey courts.

Phillips Preiss' services have provided the basis for fair and equitable valuation of property, resulting in voluntary settlement between “taking” agencies and property owners; or where litigation has ensued, have provided the courts with a basis for informed rulings on value.

Relocation Services for Governmental Agencies and Municipalities

Clients: Governmental Agencies and Municipalities throughout New Jersey

Overview

Phillips Preiss provides both project-specific and ongoing/on-call services to a variety of governmental agencies and municipalities where their activities – such as capital improvement programs and redevelopment projects – result in the displacement of residents and businesses. For example, Phillips Preiss has managed the relocation process for the New Jersey Turnpike Authority as their on-call relocation consultant for no less than seven of its roadway projects over the last 20 years, including the major Interchange 6 to 9 expansion project currently under construction. Phillips Preiss has overseen the relocation process for eight redevelopment projects in Jersey City, NJ, as the on-call relocation consultant to the Jersey City Redevelopment Agency, including three redevelopment projects currently underway. Phillips Preiss provided statutory relocation management services for three redevelopment, road widening and park development projects, as the on-call relocation consultant to the Borough of Fort Lee. Phillips Preiss has also provided services to governmental agencies and municipalities on a project-specific basis for improvement and redevelopment projects resulting in displacements. For the City of Pleasantville, Phillips Preiss was called in when difficulties arose in the relocation of a vocational training school. For the Rockaway Valley Regional Sewerage Authority, where damage from Hurricane Irene in 2011 necessitated the construction of a sewer pump station, Phillips Preiss was retained to conduct the relocation of the families displaced by the project. For North Arlington, NJ and Bloomfield, NJ, Phillips Preiss developed and managed the statutory relocation program related to acquisition of properties for major residential redevelopment projects.

Results

In the 20 years Phillips Preiss has provided statutory relocation services to governmental agencies and municipalities, the firm has successfully relocated over 150 families and over 50 businesses. In all cases, Phillips Preiss was able to “rationalize” the relocation process for the residents and businesses involuntarily displaced by community-benefit projects, and often devised unique solutions to relocation issues not foreseen in the relocation statutes. Phillips Preiss has been successful in ensuring that the displacing agencies meet their statutory responsibilities to the displaced residents and businesses, and that the displaced residents and business are successfully relocated.

Vision Plan for Downtown Woodbridge

Client: Township of Woodbridge, NJ

 Street section redesign for Main Street, Woodbridge, adding bicycle lanes, street trees that will grow to a taller height than the current trees, and wider sidewalks with bulb-outs.

Street section redesign for Main Street, Woodbridge, adding bicycle lanes, street trees that will grow to a taller height than the current trees, and wider sidewalks with bulb-outs.

 Main Street, Woodbridge

Main Street, Woodbridge

 The creek-side park in Woodbridge

The creek-side park in Woodbridge

Overview

Downtown Vision Plan for downtown Woodbridge, NJ. The town has a nearly continuous streetwall of retail stores extending for several blocks, a beautiful creek-front park, and a train station providing direct service into Manhattan. However, the downtown has little foot traffic. While downtown has a large parking supply, it is not allocated or managed efficiently. The design of the streets and private property frontages and facades does not contribute to creating an interesting and intriguing environment for pedestrians. Several large parcels with low-intensity development offered opportunity sites for infill and intensification. Phillips Preiss developed a Vision Plan that spells out a wide range of short- and long-term improvements that would help bring more residents downtown, transform the downtown into a dining destination, and create attractive public spaces to gather and linger.