Posts in Land Use Regulation
Honeywell Redevelopment
Honeywell Redevelopment_plan.jpg
Honeywell Redevelopment.jpg

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.

Fort Monmouth Historic Preservation Design Guidelines

Client: Fort Monmouth Economic Revitalization Authority (FMERA)

Fort Monmouth Historic Preservation Design Guidelinesv2.jpg

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.

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.

FormBased Code Fort Monmouth_v2.jpg
Waldwick Zoning Ordinance Overhaul

Client: Borough of Waldwick, NJ


Phillips Preiss completed an overhaul of the Borough of Waldwick code that includes a merger of the subdivision, site plan, land use procedures, soil movement, and zoning chapters into a unified land use and development ordinance. Phillips Preiss also modernized the ordinance to eliminate any inconsistencies of the current text with general planning practice. This includes an evaluation of ordinance definitions, permitted uses, parking requirements, and an update of the zoning schedule. Additionally, Phillips Preiss added a new section regulating solar panels and wind energy devices.

Planning Advisor, Edgewater Harbor Mixed-Use Development

Client: National Resources


Edgewater Harbor is a mixed-use development on the former Unilever research site, which is located across from New York City in Edgewater, New Jersey. This major redevelopment project involves the adaptive reuse of an industrial building, restoration of a pier and construction of new roads and commercial, residential and mixed-use buildings, and a new municipal building for the Borough of Edgewater. Its focal point is a new traditional “Main Street” with apartments above storefronts and pedestrian-friendly design.

Phillips Preiss has served as planning consultant to the redeveloper, National Resources, since 2004. The firm has provided a range of services including analysis of affordable housing, demographic and fiscal impact issues; expert planning testimony before the Borough’s Planning Board; and drafting of amendments to the redevelopment plan.


Despite the difficult economic climate in recent years, the project has moved forward and is nearing completion.

University Medical Center of Princeton Campus - Plainsboro, NJ

Client: Township of Plainsboro,NJ


Phillips Preiss has provided ongoing planning services to the Township of Plainsboro in connection with the development of a world class health care-oriented mixed-use campus anchored by the University Medical Center of Princeton (UMCP) at Plainsboro on a former industrial property located along Route 1.

Phillips Preiss prepared the area in need of redevelopment investigation in 2007 which qualified the entire industrial site as a redevelopment area and subsequently prepared the redevelopment plan which set forth a detailed regulatory framework and design guidelines for the development of the property.

The firm has since worked with the Township and the redeveloper on amendments to the plan. The vision now is focused on broadening the medical facilities and ancillary uses to be provided within the redevelopment area to include a pediatric care/medical-office facility, a day care center, medical offices, and age-restricted and other residential health care facilities.

Walking paths, open spaces, water features, a green corridor and other common design elements will ensure that physical linkages between the various uses are provided. In addition, the plan is based on the idea that creating an attractive and engaging outdoor environment is beneficial to the health and well-being of not just patients, but also doctors, employees, visitors and other members of the community.


The first project developed to implement the redevelopment plan was the Merwick Care Center, a skilled nursing facility. It was followed by the hospital and medical offices of the UMCP. This building sets a high standard for environmental sustainability in building design by including features such as a high-performance curtain wall system, solar panels, a cogeneration facility, and water-saving fixtures, which create significant reductions in energy and water usage. Subsequently, a 32-acre public park was completed. The redevelopment plan was the recipient of a New Jersey Planning Officials Achievement in Planning Award.

Fort Lee Downtown Area Redevelopment Plan
Rendering by Elkus | Manfredi Architects

Rendering by Elkus | Manfredi Architects

Client: Borough of Fort Lee, New Jersey

Rendering by Arquitectonica

Rendering by Arquitectonica


Redevelopment Area 5 is a 16-acre site between downtown Fort Lee and the George Washington Bridge approach ramps which has been vacant for 40 years. Phillips Preiss prepared a redevelopment plan for the site which permits 1,377 residential units, 175,000 square feet of retail shops and restaurants, a 175-room hotel, a Borough museum, an art-house movie theater, and publicly accessible open space. The $1 billion project is intended to rejuvenate the Borough’s struggling downtown, create jobs, provide tax revenue to the local and regional economies, and serve as an iconic gateway to Bergen County.


The Fort Lee Planning Board approved major site plan and subdivision applications for the project in the spring of 2012. Phillips Preiss reviewed the development proposals on behalf of the Planning Board.