The Borough of Highlands, located along Sandy Hook Bay and the Shrewsbury River, has a compact main street (Bay Avenue) with small-scale lots anchoring the downtown, ferry service to New York City, a substantial waterfront, and easy access to Atlantic Ocean beaches. However, nearly the entire downtown lies within the FEMA AE flood zone, making ground-floor retail  prohibitively expensive. Many properties were badly damaged by flooding from Hurricane Sandy in 2012, and few businesses have reopened. In 2018, the Borough overhauled the downtown zoning, hoping to spur more restaurants, retail, and activity through mixed-use development. However, onerous parking requirements and restrictive height and FAR limits, combined with stricter floodproofing requirements, continued to make it nearly impossible to build a mixed-use building with ground-floor retail. Most recent construction and renovations have been single-family homes with front garages, resulting in less pedestrian activity on downtown sidewalks.

Examples of recent home construction and renovations to place living spaces above the Design Flood Elevation, resulting in a growing “garagescape” along Bay Avenue, the retail spine of Highlands. Some homes have a more friendly appearance than others.

Example of a house with its living areas raised above Design Flood Elevation, with a friendly second floor porch that is linked to the public sidewalk with a prominent staircase.

Through a competitive bidding process, Highlands retained Phillips Preiss to determine if a redevelopment approach could be used to spur new investment across downtown. After careful analysis of existing zoning, built form, building heights, and patterns of recent construction and renovations, the firm suggested a series of dramatic changes. Parking ratios were reduced, FAR was removed as a factor, and maximum permitted building coverage was increased. Most significantly, the firm created an optional height bonus program for several overlay areas where larger-scale new construction could be added downtown without unduly impacting adjoining single-family areas. The two-tiered bonus program awards higher heights in exchange for features that contribute to active, inviting, downtown-style streetscapes, including attractive, landscaped front “pocket parks” or plazas to create “breathing room” along the narrow, constrained Bay Avenue sidewalks and active uses on a floodproofed “Lowest Floor” – either the ground floor or the second floor. The additional heights will allow for more residential units on upper floors, creating more foot traffic and helping support new restaurants and retail.

The bonus program requires that if the active use is provided on the second floor, over an open level of parking, a front porch or deck with a substantial staircase or a series of terraced ramps is required within the front setback to maintain an inviting connection to the public sidewalk. In addition, front setback areas must have porous paving and landscaping for infiltration as well as seating areas to foster activity. The top floor of buildings must be stepped back to help reduce the perceived height and bulk. The Plan was well received and unanimously adopted in May 2022.

Aerial view of downtown Highlands, showing the narrow lots and regular grid of pedestrian-friendly streets.

Client: Township of Plainsboro,NJ

Overview

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.

Results

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.

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.

Main Street, 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.