Posts in Land Use Regulation
Montclair Center Gateway Redevelopment Plan

Client: Township of Montclair, NJ

Overview

Phillips Preiss drafted the Montclair Center Gateway Redevelopment Plan to encourage a mixed-use development at the western edge of Montclair’s downtown which advances its sustainability and Smart Growth agenda. In early 2011, the Township formed a Redevelopment Subcommittee consisting of elected officials, business owners and other members of the Montclair community to work with Phillips Preiss on crafting the plan. A series of public meetings were held to gain input from the community on their vision for the site. A widely felt aspiration to attract a hotel to downtown Montclair, which could serve its cultural arts institutions, businesses and local residents, resulted in a density bonus provision in the plan. In fulfillment of Montclair Township’s environmental sustainability agenda, the project requires a minimum level of LEED certification, which must include on-site renewable energy facilities (i.e., roof-mounted solar panels), green roof areas and public transportation access (i.e., shuttles to train stations).

Results

Since the adoption of the plan, the Township has designated Pinnacle Companies as the redeveloper. Pinnacle and the Township are currently moving forward on the first phase of the project.

Affordable Housing Fair Share Plans

Clients: Numerous New Jersey municipalities

Overview

Phillips Preiss has extensive experience assisting municipalities throughout New Jersey in all aspects of affordable housing compliance and litigation. From the original Mount Laurel case, to navigating the current state regulations, Phillips Preiss has prepared housing elements and fair share plans on behalf of dozens of municipal clients, such as Franklin Lakes, Hoboken, Lebanon, Netcong, Newark and Teaneck. Related services provided by the firm have included preparation of affordable housing ordinances, marketing plans, affordability controls, economic feasibility analyses and expert compliance reports related to affordable housing litigation.

Larchmont Zoning and Design Guidelines

Client: Village of Larchmont, NY

An example of the large, older homes in the neighborhood.

Overview

Phillips Preiss worked for the Village of Larchmont, NY to prepare zoning and design guidelines for a residential neighborhood with large-lot single-family homes, challenging topography, and waterfront views. The firm's efforts focused on mitigating height, mass, and perceived bulk of single-family homes, particularly new construction. Revisions to zoning code and subdivision standards included grading, retaining walls, location and screening of parking, and building bulk and articulation. 

Cranbury High Point Design Guidelines

Client: Township of Cranbury, NJ

View of new open space framed by townhouses. Special attention paid to making front and rear facades of townhouses both pedestrian-friendly.

View of new open space framed by townhouses. Special attention paid to making front and rear facades of townhouses both pedestrian-friendly.

View of the mixed-use retail buildings and public plaza. Rendering by Zampolin Architects.

View of the mixed-use retail buildings and public plaza. Rendering by Zampolin Architects.

Overview

Design guidelines and redevelopment plan for a mixed-use infill project. Street-facing retail with apartments overhead, and to the rear, a series of townhouses flanking a new public open space. The guidelines focused on ensuring pedestrian connectivity, active ground-floor uses, and human-scaled architecture. 

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.