Haddonfield Downtown Visioning WorkshopBrown & Keener Bressi • Urban Partners •melvin|kernan • Charles Carmalt

Kings Hwy

Euclid Ave

Redman Ave

Hopkins AveWindsor Ave

Merion AveHawthorne AveRhoads AveWayne Ave

Kings Hwy

Lincoln Ave

Haddon Ave

Tanner St

Chestnut St

Centre St

Walnut St

Washington Ave

Linden Ave

Westmont Ave

Euclid Ave

Haddon Ave

Kings Hwy

Character Zones

South of KingsKings Hwy

TannerNorth Haddon

Historic District Boundary

Ellis Avenue

Allen

West Kings

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ParkSquare

SOUTHSIDE

DOWNTOWN

GARDENDISTRICT

PARK SQUARE

LAKESIDE

WEST AVENUE ParkSquare

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R e a l E s t a t e D e v e l o p m e n tS e r v i c e s

RBA was founded in 1968 to provide new town planning services for rapidly expanding suburban areas across the country. Columbia, Mary-

land—one of the few completely planned communities in the US—was one of RBA’s signature projects. RBA was a dynamic partnership of

engineers, architects, planners, and landscape architects working together in a team environment to plan and design new towns. For the past

45 years, the company has continued its mission of delivering high-quality innovative, consulting services to our clients and expanded its core

services. Today, RBA offers an integrated multi-disciplined approach to design and engineering solutions. The firm employs more than 200

talented professionals working in offices located in New Jersey, New York, Connecticut, and Pennsylvania.

RBA provides a full range of design and technical services for the planning and implementation of real estate development projects—all in one

company. Our designers and engineers work collaboratively, enhancing the efficiency, feasibility, and creativity of plans and designs.

Our cities, and the increasingly urbanizing areas surrounding them, continue to grow and change in ways that present new opportunities and

challenges in real estate development. RBA offers broad experience in the design and engineering of buildings, landscapes, and supporting

infrastructure. To meet the challenge of creating dynamic and engaging places that attract people, RBA continues to expand and evolve, provid-

ing technical expertise and a fresh perspective across a variety of service areas.

Design seRvicesLand Planning

Urban Design

Technical services

Cultural Resources

Environmental

Land Surveying

Architecture

Landscape Architecture

Civil Engineering

Structural Engineering

Traffic Engineering

iiiiii

Planning Places 1

Destination Downtown 5

New Neighborhoods & Towns 7

Building Places 11

The Team 20

Ta b l e o fC o n t e n t s

New Cassel Community Center, Hempstead, NY

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Haddonfield Downtown Visioning WorkshopBrown & Keener Bressi • Urban Partners •melvin|kernan • Charles Carmalt

Kings Hwy

Euclid Ave

Redman Ave

Hopkins AveWindsor Ave

Merion AveHawthorne AveRhoads AveWayne Ave

Kings Hwy

Lincoln Ave

Haddon Ave

Tanner St

Chestnut St

Centre St

Walnut St

Washington Ave

Linden Ave

Westmont Ave

Euclid Ave

Haddon Ave

Kings Hwy

Character Zones

South of KingsKings Hwy

TannerNorth Haddon

Historic District Boundary

Ellis Avenue

Allen

West Kings P l a n n i n g P l a c e sThe real estate development process involves many steps—from initial land acquisition to the disposition of built assets—and a wide range of legal, consulting, and government facilitators and partners. A/E development teams typically include a long roster of companies, each

providing specific skills. RBA has many of these capabili-ties in one company. This enables clear and efficient com-munication, which can lead to the timely preparation of designs and engineering plans. Real estate development processes does not always occur in a straight line; adjust-

Site Analysis/Due DiligenceRBA understands that developing real estate is more com-plicated than ever, and in many ways: physically, economi-cally, politically, and legally. RBA’s interdisciplinary team of planners, engineers, and allied professionals provide exper-tise that supports a thorough site analysis during the due diligence process.

ments and restarts are part of the process. RBA works with clients to design a program that meets pro forma objec-tives, regulatory standards, and community goals.

downtown area master plan, HAddONfield, NJ

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Zoning/Form-Based CodeRBA can help navigate zoning issues and work with opportunities and in-centives that a community’s regulatory framework might provide. RBA’s planners have crafted master plans, redevelopment plans, RfQs for de-velopers, and zoning codes for municipalities, including innovative form-based and hybrid codes.

Concept Development Mixed uses, walkability, and public amenities are integral to many proj-ects, both to serve the people who live there and to add enduring value to real estate. it takes interdisciplinary talents to effectively integrate these attributes into development projects. RBA’s planners, urban designers, landscape architects, and architects work together with its traffic and civil engineers to prepare viable concepts that depict building massing and form, development density and orientation, mobiility networks, and land-scape elements.

Design & DevelopmentRBA’s architects can design a wide range of building types with a variety of environmentally sustainable systems and features. Our structural en-gineers advise on the structural integrity and design of the building sys-tem. Our landscape architects and civil engineers are up-to-date on the latest materials, products, and technologies and work together to design green stormwater infrastructure into sites, paths, and roadways to help reduce costs and improve environmental quality.

(a) Typical Condition / Siting Example

(e) Zone Application

D2D1 D4D3

(b) Description

(c) Local Examples

section 135-38 | downtown districts

(d) Character ExamplesPhotographs show general principles only and may not meet all standards

For illustrative purposes only

D1 D2

(15) Sideyard Building SB

A detached building that abuts one side lot line, with the primary yard to the other side. The Sideyard Building (often called a Charleston House, after the city in which it is most common) is a building type appropriate for lots in those blocks for which street frontage is valuable but interior block space is ample. Lots in such blocks tend to be narrow and deep. The Sideyard Building type is correspondingly narrow and deep, and is often developed in series, so that rooms face south onto porches, and porches on to side yards whose privacy is maintained by a blank north wall on the adjacent house.

Sideyard Buildings have been used elsewhere in the region to develop narrower lots with greater yard privacy. They may not be found in Haddonfield today as built for this purpose, but they are similar to older homes that are not directly oriented to their primary street or where a corner building is oriented differently than the rest of the block.

Page 3-33HaDDonfiElD Downtown CoDE

Mid-Block Condition

End-Unit/Corner Condition

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N e w N e i g h b o r h o o d s & To w n s Working with RBA provides several key advantages:

• A virtual “one stop shop.” RBA’s professionals span the design and technical disciplines, from land surveying and wetlands analysis to architecture and structural en-gineering.

• Significant expertise working with state and local gov-ernment agencies. RBA staff are well-versed in rules and processes that apply to real estate development projects.

• Strong experience in designing sustainable buildings, landscapes, and infrastructure.

Where cities were once centers of industrial production, they are now centers of knowledge, information, and cul-ture. The gradual demise of heavy industry left behind large tracts of contaminated real estate near rivers and city centers—both open land and the shells of industrial buildings. Through partnerships between public agencies and private investors, many of these fallow areas have been successfully transformed into new places. Apart-ments and condominiums capture the growing demand for living space in transit-accessible urban areas. Retail stores and restaurants complement the “walking wallets”

and draw customers from other parts eager to explore a new frontier. New parks and open spaces provide places to recreate and add value to residential projects. Small-to-medium sized cities and suburban communities are also leveraging former industrial land—in addition to failing shopping centers and office campuses—to expand their centers, create new destinations, and grow their tax bases.

Since its founding more than 40 years ago, RBA has partici-pated on development teams to design and engineer new neighborhoods and towns.

Cedar Crest Village, PeQuANNOCk, NJ

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The Planning Frameworkin designing a project, our approach is to under-stand the natural and built context of a place, the market trends that might shape futures, and our client’s capabilities and aspirations. From there we can envision possibilities that capture the imagination, are calibrated to demand, and have a clear path to implementation.

RBA staff prepared the open space master plan for the Washington Town Center in Robbinsville, New Jersey. The plan called for a mixed-use downtown, a boulevard, and five neighbor-hoods around the downtown, each with their own unique pattern of lots and open spaces. The 400-acre Washington Town Center is nearly 80 percent complete. downtown has attracted a range of high-quality retail, commercial, and medical tenants, and the residential compo-nent, which consists of a variety of single-family and multi-family housing and unit types, is virtu-ally sold out.

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ParkSquare

SOUTHSIDE

DOWNTOWN

GARDENDISTRICT

PARK SQUARE

LAKESIDE

WEST AVENUE ParkSquare

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Revitalizing BrownfieldsRBA developed full concepts for a 200-acre brownfield re-development project in Palmyra, NJ. Architects and land-scape architects developed site-specific sketches, render-ings, and a development document for a transit village proposal. The existing property included a sanitary land-fill, abandoned drive-in movie theatre, and multiple gas stations. The program included: age-restricted housing, commercial/retail development, a community center, ac-tive and passive recreation, a train station along the South Jersey light Rail line, and pedestrian/vehicular links to the adjacent nature cove and heritage trail.

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Making Complete NeighborhoodsSince RBA’s founding, its focus has been on designs that enhance quality of life. This applies to both some of our earliest projects, such Columbia Town Center in Maryland (pictured to the right), and to our latest projects.

Parks an open spaces are key elements that add to quality of life in neighborhoods and cities. RBA designed a new $38 million park along the banks of a 1.5 mile-long stretch of the Bronx River. An important part of park is a new recreation facility that features a playground, boat launch, dock, walking path, synthetic turf athletic field, and interpretive and wayfinding signs.

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D e s t i n a t i o n D o w n t o w n Working with RBA to undertake development in downtowns provides several key advantages:

• The skills and experience to integrate new projects into often constrained urban environments.

• Experience navigating multiple government agency process-es for permitting, utility coordination, and design review.

• Skills to design buildings, landscapes, and supporting infrastructure that add value to the project and to the vi-brancy of downtown life.

Downtowns have regained their luster. A recent U.S. Cen-sus Bureau report reveals that since the 2000 census, metro areas with more than 5 million people experienced double-digit population growth rates within their downtowns. With more people living in downtowns, they’ve become more vibrant places for commerce, education, culture, and social life. Smaller cities are also experiencing a downtown renais-sance. These trends are being fueled by the desire among young people, empty nesters, and seniors to live in walk-

able, transit-friendly places with a full range of resources and amenities from shopping to healthcare. Developers have responded to this shift by building apartment, loft, condominium, and mixed use projects in downtowns. New retail, entertainment, and office projects have followed the growing residential population. RBA has planned and de-signed numerous projects that have contributed to down-town revitalization projects in cities.

photo simulation of New development, eAST ORANge, NJ

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The Downtown CampusColleges located in urban centers have been investing in new educational and mixed-use facilities, transforming campuses into vital parts of the downtown fabric. for Pas-saic County Community College in downtown Paterson, NJ, RBA designed a 30,000 sf academic facility that includes classrooms, lecture halls, and a library. The lower floor houses a childcare facility that serves the campus com-munity. The design of the façade along Broadway features a repeating series of pillars and windows, which creates a rhythm that adds to an interesting street environment along Broadway. Façade lighting contributes to a feeling of vitality and security at night.

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Downtown LandscapesRBA is skilled at designing landscapes in urban en-vironments for all types of developments. RBA de-signed two spaces for residents of this multi-family housing project in New York City: a landscaped rear courtyard with seating, and a 9,000 square-foot in-tensive and extensive ‘green-roof’ atop the adja-cent parking garage that includes walkways and plaza spaces on a raised pedestal paving system, fixed and moveable seating areas, raised planters, shade structures and a playground.

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Filling In DowntownsMany downtowns still have the potential to be more com-plete, more economically-productive places through a com-bination of public and private investment. Public investment can make streets safer for pedestrians and streetscape im-provements can make downtowns more lively, green, and inviting to people. RBA staff helped the resort town of Ocean City, NJ, which has a growing year-round population, envi-sion how a combination of public and private investment could make its downtown more complete and vibrant. infill development at a prominent corner across from City Hall along 9th Street could serve as a prominent gateway to the beach and provide new retail and residential options for visi-tors and residents.

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B u i l d i n g P l a c e sThey also demonstrate the following:

• Collaboration between RBA’s designers and engineers to create effective solutions to technical challenges while also incorporating beautiful structural and landscape features.

• Excellence in creating environmentally sustainable fea-tures and systems that conserve energy and reduce storm-water runoff.

The worlds of designers and developers are coming to a point of mutual understanding where the idea of making great, sustainable places can have both enduring civic value and economic return. People are choosing to spend their time and money in places where the environment offers a multidimensional experience, RBA’s interdisciplinary staff

is experienced in creating sustainable places that appeal to people, whether it’s a home, a place of work, a shopping or entertainment venue, a street, a park, a neighborhood, or any combination of these. The projects on the following pages demonstrate various elements and features that to-gether, can create more complete, sustainable places.

Grand Cascades Lodge at Castle springs, HARdYSTON, NJ

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2013 aCeC New York – siLVer awardNassau County Community College, Hempstead, NYRBA designed a 20 acre/1400-car green parking lot and connecting roadways that incorporate the use of perme-able pavers, bio-retention swales, rain gardens, led light fixtures, raised planted islands and walkways, modern roundabout, decorative pedestrian crosswalk mixed-in-place recycled base course.

Delaware River Trail, Philadelphia, PARBA is working on several related assignments for the Dela-ware River Waterfront Corporation (DRWC) that all share the same goal, realization of a continuous recreational and com-muter trail along the Delaware River waterfront opposite Central Philadelphia. first hired to prepare preliminary de-sign plans for the entire 5-mile long proposed trail, RBA has since completed final design for the first piece of this new trail along a portion of delaware Avenue and Penn Street (the Penn Street Trail) and is now preparing design develop-ment plans for the section of the trail that runs through Penn Treaty Park.

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Awardsaia reCoGNitioN award2013 aCeC New York - GoLd award

NJ BiZ Good

NeiGHBor award

Grand Cascades Lodge at Castle Springs, Hardyston, NJRBA provided complete architectural design services for this new $50 million condominium/hotel facility. Set in a mountainous wooded region of New Jersey, the charac-ter of the lodge conveys a rustic country feeling in a an elegant way through the use of lavish interior appoint-ments along wit natural colors and materials. The upscale tone creates a warm and inviting space geared for relax-ation, fun, and breath taking views. The expansive project is approximately 300,000 sf and encompasses 210 units with additional underground parking. RBA also designed a permanent connection to the Wild Turkey golf Course Clubhouse that aesthetically complements both facilities. The lodge also offers an enclosed biospshere that features rock outcrops, waterslide, and variety of plant life.

New Castle Community Center, North Hempstead, NYRBA designed this Leed platinum rated building. The 60,000 sf center includes sustainable features such as: photovoltaic, solar wall, daylight controls, recycled water for toilets and urinals, rain water for irrigation, geothermal heating and cooling, native plantings and high-efficiency lighting systems. The building offers a broadcast TV and sound recording studio, a performing arts rehearsal area, which doubles as a stage, two basketball courts, passive recreation, game rooms, computer training rooms, read-ing room, senior meeting room, youth lounge, fitness cen-ter, dance and aerobic studio, emergency management facilities, 311 call center, conference rooms and a multi-purpose social gathering space. RBA also provided civil engineering services.

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38 Varick Street, Brooklyn, NYRBA provided site planning, site engineering, architectural, and landscape architectural services for the a new two sto-ry Soil Vapor extraction “SVe” facility. The 8,000 sf building houses a combination of industrial processing equipment, workshops and administrative offices. Both the building and the site design incorporate sustainable “green” design features, including rain gardens to reduce impervious cov-erage and receive water from both the roof and parking lot and an array of solar photovoltaic panels on the roof pro-vide 100 percent of the facilities electrical needs.

Reconstruction of West 11th, 12th and 13th Roads, New York, NYThe community of Broadchannel in Queens has been long suffering with the effects of coastal flooding, which has progressively worsened over recent years with rising sea levels. RBA evaluated and prepared a feasibility analysis to mitigate concerns. Following the recommendations of the study, RBA prepared construction plans for new com-posite sheeting bulkheads at the end of each street and detailed design of over 150 adjacent properties to miti-gate issues from raising the street grade almost 3-feet to reduce flooding.

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County Route 58, Suffolk County, NYWith ever-increasing commercial development making traffic delays worse each year, the County determined a need to widen one of the busiest roads on the East End of long island, County Road 58, from 3 to 5 lanes. However, early analyses estimated that costs for this expansion could be up to $40 million with 2 years of additional time needed for the condemnation process.

RBA crafted a plan that centered on the development of a two-lane roundabout at the corridor’s most congested intersection (CR58 / CR73) and successfully designed a narrowed roadway section within a constrained right-of-way. As a result, $32 million was shaved off the projected price tag, and construction was completed in less than 10 months – on time and on budget.

2011 aCeC New York - diamoNd award

16NY CoNstruCtioN maGaZiNe award

The New York Botanical Garden - Leon Levy Visitor Center, Bronx, NYArchitect Hugh Hardy selected RBA to design the connecting open spaces and surrounding landscape of the new leon levy Visitor Cen-ter. The design is built around a 450 foot long native, New York State, bluestone-paved central promenade lined with custom designed steel planters, teak benches, low railings, bollard lighting and terminated by a reflecting pool with granite coping. The design also features an outdoor dining terrace and plant shop.

“The land[scape] instead presides over the building, breaking down pat geometries so that they frame views, respond to the terrain, and skirt existing trees.”JosepH GioVaNNiNi, New York maG

“A welcome entry to our greatest museum of plants... a transcendent simplicity that’s all the more impressive.” martiN FiLLer, House & GardeN

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mark keeNer, aia aiCp pp ra Mr. keener is director of urban design at RBA with 20 years of experience in plan-ning and design consulting. A planner, architect, and ur-ban designer Mr. keener’s work has consistently led to successful preservation and development strategies that reconcile the goals of private entities and the concerns of public agencies. His planning work in cities such as Hobo-ken, South Orange, and Hartford has been implemented, leading to millions of dollars in public and private invest-ment and new life and vitality in these places.

daN mCGoVerN, ra Mr. Mcgovern is director of Architec-ture at RBA. He has more than 35 years of experience in the field with private and public clients. He coordinates and participates in the full range of tasks from programming through design, contract documents, and construction ad-ministration. He has extraordinarily diverse experience in terms of building types, ranging from hotels and recreation centers to multi-family residential complexes and industrial buildings. Mr. Mcgovern has also designed higher education buildings, municipal facilities, and senior housing.

T h e D e v e l o p m e n t Tea m

JaCksoN waNdres, rLa Mr. Wandres has over 25 years of experience in the design and reconstruction of public and private open spaces. His extensive experience as an urban landscape architect includes plazas, streetscapes, courtyards, gardens, neighborhood parks, playgrounds and recreational facilities. His experience in urban plan-ning and design includes site master planning, downtown redevelopment and regional trail networks. Mr. Wandres believes in a collaborative approach to planning and de-sign that results in holistic design solutions for sustain-able infrastructure.

LiNda reardoN, pe Ms. Reardon has 28 years of experi-ence managing the design of street and roadway reconstruc-tion projects for city and state government agencies with specialized expertise in projects that integrate urban design amenities and improvements. Her strength is completing large-scale complex projects on time and within budget. She is experienced in community outreach and agency coordina-tion enabling her to expedite project approvals. Recently, linda has worked to implement green infrastructure initia-tives for a variety of clients including Brooklyn Navy Yard, del-aware River Waterfront Corporation, NYCddC, and others.

1919

New York

27 union Square West New York, NY 10003 212.741.8090

LoNG isLaNd

40 Marcus drive Melville, NY 11747631.891.3200

pHiLadeLpHia

1315 Walnut Street, Suite 900 Philadelphia, PA 19107 215.751.1133

CoNNeCtiCut

20 North Main Street Norwalk, CT 06854 203.956.0512

New JerseY

7 Campus drive, Suite 300 Parsippany, NJ 07054 973.946.5600

www.rbagroup.com