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The Firm

HMR ARCHITECTS is a firm committed to providing clients with the highest quality architectural services for projects that range from civic and institutional buildings to custom homes. Originally founded in 1965 as Holt & Morgan Architects, HMR is based in Princeton, New Jersey.

Architectural and planning projects for institutions, museums, libraries, and residences make up a large part of HMR’s practice. Additionally, the firm’s notable expertise in historic preservation has garnered a wide-ranging reputation for excellence in preservation and rehabilitation of historic structures and landscapes. The firm’s team shares a passion for individual and social needs, is sensitive to existing natural surroundings, and insists on clear and thorough understanding of the context to which each project contributes.

Whether a new building, restoration of a historic building, an adaptive use project, an addition to an existing building, an interior, or a residence, everyone from the partners to key personnel and expert consultants brings a high level of experience and knowledge to each project regardless of the size or scope. HMR’s design solutions are created synergistically and within the ever-present limitations of budget and time. Working collaboratively with the client is a hallmark of HMR’s successful design process.


Phil Holt and Perry Morgan, founding partners of HMR Architects, first met at Princeton University in 1947 as young architectural undergraduates. After graduation they worked together in New York and then Princeton, before founding Holt and Morgan, Architects in 1965. They quickly developed a reputation for well-designed modern private residences, and thoughtful institutional and municipal projects.

The new firm of Holt and Morgan started out at 10 Nassau Street in Princeton where they shared space with other promising young architects of the period. In 1979, in an early example of adaptive re-use, they renovated a bankrupt carwash at 350 Alexander Street in Princeton for use as their offices. The office remained at this location until 2007, when it moved to its current location.

Throughout the 1970’s, 80’s and 90’s, the firm of Holt and Morgan grew with their reputation, as their portfolio expanded to include significant projects at Rutgers University, Drumthwacket, Princeton University and the Institute for Advanced Study - clients which the firm continues to serve today. Residential work flourished, with many repeat commissions from prior clients. Holt and Morgan also developed a reputation for sensitive work on older buildings, establishing the firm as a front-runner in the field of Historic Preservation.

Phil has been recognized as an early leader of historic preservation among architects in New Jersey, while also producing a significant portfolio of elegant modern design. His design work is noted for its integrity, innovation, restraint, and contextual appropriateness. His projects have included new construction, renovation, adaptive re-use and restoration of historic structures, sites and landscapes. Phil served as the president of the Princeton Historical Society, and went on to become the Chair of the New Jersey State Review Board for many years.

Perry was planner and architect of the residential redevelopment of Constitution Hill, a historic community in Princeton, NJ. Forward thinking in his design sensitivity, Perry preserved the original Jacobean-style mansion and successfully developed key accessory buildings. He was active in the Princeton community as trustee of Dorothea’s House, member of the Princeton University School of Architecture & Urban Design’s Advisory Council and Chairman of the Princeton Regional Environmental Design Review Committee.

Phil and Perry’s vision has been carried on by partners Bob Russell, managing partner since 1991, and Eric Holtermann, who joined the firm in 1999. Now in its 53rd year, HMR Architects continues to practice according to the principles of design and service established by the founding partners five decades ago.

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Phil Holt
Perry Morgan
Fuld Hall, Institute for Advanced Study, Princeton, NJ
Founding Partners at 10 Nassau Street, Princeton, NJ
Spring Grove, Lawrenceville, NJ
Phil Holt
Private Residence on the Hudson
Private Residence, Mantaloking, NJ
Watchung Stables, Watchung, NJ
Private Residence, Princeton, NJ
Constitution Hill, Princeton, NJ
Private Residence, Amagansett, NY
Ski House, Stratton, VT
Watchung Stables, Watchung, NJ
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HMR ARCHITECTS has a well-established process in which the client’s participation is paramount to the success of the project. Establishing consensus early is critical and ultimately results in collaborative final designs. Over the years, developing strong relationships with our clients has not only created positive outcomes for the projects, but also lasting partnerships with clients who return with new projects.

  • Borough of Madison
  • Borough of Somerville
  • Centenary College
  • City of Jersey City
  • County of Mercer
  • County of Sussex
  • Drew University
  • Institute for Advanced Study
  • Mid-Atlantic Center for the Arts & Humanities
  • Montclair State University
  • New Jersey State Library
  • NJ DEP, Parks & Forestry
  • Princeton University
  • Rutgers University
  • The Craftsman Farms Foundation
  • The Lawrenceville School
  • The Morristown & Morris Township Library
  • Township of Monroe
  • Township of Parsippany – Troy Hills
  • Township of Weehawken


Rockingham Dutch Barn

2017 NJ Office of Historic Preservation Historic Preservation Award for Rockingham Dutch Barn.

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Van Wagenen/Apple Tree House

2018 Jersey City Landmarks Conservancy Excellence in Preservation for Van Wagenen/Apple Tree House
2017 Preservation New Jersey Building Industry Network Award for Van Wagenen/Apple Tree House

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Somerville Borough Hall

2015 Building Industry Network Construction Award from Preservation New Jersey recognized HMR for outstanding professional achievement for the ceiling restoration of Somerville Borough Hall.

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Mount Tabor

2013 New Preservation Initiatives Award from Preservation New Jersey recognized HMR for outstanding achievement for the preparation of the Mount Tabor preservation plan.

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2010 Building Industry Network Award

Preservation New Jersey recognized HMR for outstanding preservation work which contributes to the understanding and promotion of historic preservation and history in New Jersey.

Fire Control Tower #23

2009 Historic Preservation Award, New Jersey Historic Preservation Office

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Jersey City Council Chambers

2009 Historic Preservation Award, New Jersey Historic Preservation Office

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St. Nicholas of Tolentine

2008 Best Historic Preservation Project, Honorable Mention, General Building Contractors Association

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The Joint Free Public Library of Morristown & Morris Township

2007 Merit Award for Excellence in Architecture, AIA New Jersey

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Jacobus Vanderveer House

2004 Historic Preservation Award, New Jersey Historic Preservation Office and NJ Historic Sites Council
2005 Somerset Hills Historical Society Preservation of Princeton Historical Society Preservation Award

Range Finder Tower at Fort Mott State Park

2003 Historic Preservation Award, New Jersey Historic Preservation Office and NJ Historic Sites Council

The Steuben House/Historic New Bridge Landing

2002 Historic Preservation Commendation Award, Bergen County Department of Parks
2002 New Jersey Historic Preservation Award for the Historic New Bridge Landing Park Initiative, New Jersey Historic Preservation Office

The Palmer House

2000 Excellence in Adaptive Use & Rehabilitation Award, Historical Society of Princeton, New Jersey

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Craftsman Farms

2021 Preservation New Jersey Preservation Project Award Stickley Museum Craftsman Farms Education Center
1996 National Preservation Award
1994 New Jersey Historic Preservation Award, New Jersey Department of Environmental Protection Historic Preservation Office

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