Willingboro, NJ is one of three original Levittowns in America (the others being in New York and Pennsylvania). The project site, developed as Willingboro Plaza in 1959, provided the main retail/commercial tax base for the residential population of 33,000. The 1990 failure and abandonment of the 56 acre shopping center and its 380,000 ft.-<= of retail buildings was disastrous for the community. If this wasn't bad enough, there was extensive environmental contamination (PCBs/transformers, leaking underground oil, gasoline and lubricant tanks/Sears Auto, asbestos, lead paint, etc.) Following the pattern of many abandoned commercial centers in the "First Ring" suburbs of America, the final years of this downhill slide were characterized by drug-related crimes and the reputation as a teen crime 'hotspot.'

Program: lead the consensus creation of a Sustainable Master Plan with community participation and develop the zoning ordinance to support these new objectives. Pursue an EPA grant for Brownfield remediation and achieve an economic "turnaround," through the attraction of new development, utilizing as many of the existing structures as possible.

Sustainable Concept: Increase density and utilization with a diversity of uses (residential, commercial, retail, Town Center / Park, pharmaceutical, library) to achieve inherent security (24/7). Utilize extensive sustainable landscaping strategies of vegetated swales, rain gardens and, above all, transform the old parking areas, a massive sea of asphalt, through reforestation of the site.

The pivotal first project under the Sustainable Master Plan required the brave commitment of the Township of Willingboro to relocate their Public Library onto the site. This was the 'exemplar,' the first commitment to the new park and green space at the heart of the Master Plan.

A first principle of sustainability is to value all existing assets, to be resourceful in every decision. Therefore, we committed to using 100% of the structural steel, framing joists and foundations of the existing Woolworth's Building in the new Willingboro Public Library. (In re-using 100% of the foundations and steel of the Woolworth's Building we met with initial resistance from client and potential users.) Now that we have demonstrated that a modern facility can still be realized through re-use and accomplish significant cost savings (11%) and time savings (3 months), we are sure that the next suggested recycle with this client will be an easier sell.

Although the library function is primary, there is also an attached row of retail stores (new construction and mixed-use now permitted under the new site zoning) as well as a community art gallery, computer room, and multi-function community meeting room.

A perfect example of loose fit is the extra height in the larger of the two structures that made up Woolworth's (this is the front portion facing the entry.) Here we were able to introduce an entirely additional line of upper windows (perfect for daylighting) and give the Children's Storytelling Room a soaring ceiling with double height window looking out on their adjacent Park. By also creating an open and unobstructed fit-out, there is a great "open canvas" for the reutilization or renovation of this structure for the use of future generations.

Willingboro presents a perfect example of large-scale displacements resulting from a new Interstate Highway and 'Big Box' retail which had apparently killed the commercial viability of this small, diverse community. The creation of a new Town Center (Park, amphitheater, fountain, Public Library) founded on a community consensus sustainable initiative and realized over a five-year period by a Town Council with minimal resources at hand is a powerful leadership lesson. The transformation of auto-centric, suburban, single-use projects to multi-purpose, diverse, secure and community centered environments promises the best of possible futures within the Greater Philadelphia urban influence area.

The most recognizable feature of the Library grows out of two concerns that were voiced in the community charettes, that is, visibility from Highway 130 and well-lighted exterior pathways and entrances to ensure security and comfort into the evening hours. Therefore, since the Library needed to be the visible 'banner' for the new civic heart of the site, a dramatic cantilevered entry canopy supports a signature marquee of letters that are visible from Highway 130 and, at the same time, provides well-lighted and secure pedestrian perimeters.

Although built for a market-rate $175/sf, the rigorous energy modeling and whole system integration delivers powerful performance metrics: Peak Electrical Demand Reduction = 57%, Global Warming (CO2) Reduction = 44%, Acid Rain Reduction = 49% and Energy Savings = 46%. The gas-fired heater/chiller has zero ozone depletion refrigerants and easily transitions to biofuels.

The defining element of water management is the removal of the original 100% imperious asphalt site and 100% closed pipe stormwater. The introduction of curved, treed medians alternating with wide, open, vegetated swales are the signature changes in the area of water and outdoor environmental comfort. The introduction of the tree canopies coupled with an integrated pattern of open vegetated swales and 'rain gardens' connected to the original water pathways leaving the site on north and south have completed a new open, resilient and high volume system (creating this massive 'natural' engine for water reclamation was felt to be the highest-value strategy).

The project was a recipient of a 2007 AIA National COTE 'Top Ten' Green Projects award, recognized as the profession's highest award for sustainable design excellence.

The Public Library conserves 100% of the structural steel frame and concrete foundations of the original building, Woolworths. Daylighting is the defining strategy and the roof incorporates multiple clerestories and major skylights. These true north/south clearstories for daylighting create a criss-cross infill of existing beams and joists which achieve 95% diffuse light with transitory 'dappled light' effects. These are the 'signature' elements defining the center hall of the library, front-to-back.

Although built for a market-rate $175/sf, the rigorous energy modeling and whole system integration delivers powerful performance metrics: Peak Electrical Demand Reduction = 57%, Global Warming (CO2) Reduction = 44%, Acid Rain Reduction = 49% and Energy Savings = 46%. The gas-fired heater/chiller has zero ozone depletion refrigerants and easily transitions to biofuels.

In addition to the commercial uses that have returned to the site, there is construction of 218 garden-style apartments (Willingboro Square) located behind Burlington County College, is fully leased up and will place in excess of 500 full-time residents on-site (pedestrians! less traffic!). The site also provides a park-and-ride connection to 'Bur-link' Bus Service and NJ Transit (light-rail). Parking counts have been reduced by 30% over mandated ratios to reflect non-simultaneous demand. However, the on-going development and negotiations for future sites has not allowed a quantified analysis of parking/visitor ratios.

The most important selection criterion for materials on the project is human health. The firm consistently employs the 'precautionary principle' to institute 'temporary suspension of use' until more definitive information is available. For this reason there is a screening for PVC, chromic acid, lead, cadmium and products of a similar deleterious nature. (Note: these go beyond current LEED/USGBC standards) In rough order, after human health impact, the issues would be functionality, provenance and recycled content, aesthetics (if applicable), cost, durability, maintainability, ease of disassembly and re-use; embodied energy, nature of extraction (unless grievous), etc.