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.

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. 

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.

Client: Morris Township, NJ

Overview

Honeywell International, Inc. has maintained its nearly 150-acre corporate headquarters in Morris Township, New Jersey for some time. Because of changing business needs coupled with a multitude of outdated and/or obsolete buildings on-site, Honeywell approached Morris Township to establish a more modern campus that could respond to current operational and technological demands as well as provide for other development opportunities within the campus. Phillips Preiss worked on behalf of the Morris Township Planning Board in master plan and zoning amendments designed to provide for a new mixed-use, planned development district that will allow Honeywell to refurbish existing buildings, construct new office and lab space, develop up to 235 townhouse units, and provide passive as well as active recreational space on-site.

Results

The Planning Board adopted the Master Plan amendment and the governing body held public hearings on the zoning ordinance amendment.

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.

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.

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.