Borough Hall Special Workshop Meeting Shows Hightstown Still Divided
Hightstown mayor, council members, borough employees, and members of the public made their cases for or against rebuilding Borough Hall in its existing location
For many, the Hightstown Borough Hall has been a point of contention for more than a year now, and Wednesday night’s special workshop meeting showcased the various viewpoints and forces at work in the borough.
Councilman Robert Thibault illustrated with a PowerPoint presentation the flooding that occurred due to Hurricane Irene last year, as well as the many options council considered for the location of the new Borough Hall building. He highlighted that the council has done a thorough job in researching the borough’s options.
“Council did a great job of due diligence,” Thibault said. “We worked very hard, we fought for information, and I think we uncovered it.”
According to Thibault’s presentation, the administrative building took on between 3 and 4 inches of water, while the police department took on between 28 and 30 inches of water, and the public works garage saw 30 inches of water.
Two studies were completed to assess the cost to remediate and restore Borough Hall or demolish Borough Hall and rebuild it. In scenario one, the borough would keep the front of the building, which housed the administrative offices, and demolish the back of the building. This would cost just under $1 million.
Scenario two would include remediating, repairing, and upgrading the front portion of the building and the police station, while demolishing the public works garage, which would cost up to $1.9 million.
The currently proposed plan to demolish the entire building and rebuild Borough Hall up to code would cost up to $3.7 million. This would include raising the back of the building three feet and raising the front of the building one foot.
The borough council also considered off-site options, including on the Lucas Property and Bank Street Lot.
The Lucas property is 7 3/4 acres. It was purchased in 2004 for $1.5 million and has since been assessed at $2 million. It pays property taxes at almost $65,000.
For the borough to purchase the property, it would have to shell out around $1.7 million. On top of that, Borough Hall demolition would cost around $260,000. Thibault also factored in a 10-year lost tax revenue of between $325,000 and $650,000.
“It is a tax paying property–one of the largest in the borough–and we would lose that if we purchased that property,” Thibault said.
Renovations would cost about $2.4 million, bringing the total cost of the project up to $5 million.
Thibault also discussed the Bank Street Lot, which he said he and Councilman Larry Quattrone had proposed for use previously. Comprised of four lots spanning about half an acre, the property is above the flood plain and is part of the Rug Mill. The property is assessed at about $149,000 and pays approximately $1,312 in taxes.
Thibault suggested acquiring the lots for the Borough Hall, which he said would address the issue of the building being located in a flood zone. He said this would also give the mill property Main Street frontage.
Based on a needs assessment conducted by Borough Architect Rick Perez in August, the ne Borough Hall should be, at minimum, 14,000 sq. ft., although the optimal building size would be 16,000 sq. ft.
“I think Rob’s presentation shows how much we have researched this, how we have discussed this and given it a lot of serious thought, and looking at different options,” Councilwoman Lynne Woods said.
According to Mayor Steve Kirson, if the borough were to consider any other option than what is currently in the resolution, the borough would have to renegotiate with Lexington Insurance Co.
“I would think that if moving the building takes it out of a high risk area and puts it in a lower area that the insurance company would approve of that,” Woods said.
Kirson said, and Borough Administrator Mike Theokas later confirmed, if the borough wanted to move elsewhere, they would have to agree to a settlement with the insurance company.
“I think there’s an opportunity, or safe haven, going outside downtown, and I think that will allow us, if we’re not here, to revitalize our downtown,” Kirson said.
Kirson said, considering the sale of the current Borough Hall property, the cost to the borough of purchasing the Lucas property would likely go down from $1.7 million to somewhere close to $500,000.
“So maybe if we build it, it wouldn’t cost more than $2.5 million,” Kirson said.
He said of the taxes the borough would lose from the sale, the borough would only have to make up about $23,000. He said that adds up to an additional $12 to $13 in taxes a year, which he compared to six cups of coffee.
“I don’t get it myself–I think we’re giving up an opportunity,” Kirson said. “We’re staying in a flood zone, we are giving up this opportunity to have one of the prime locations in the borough filled with a borough hall–I see no value to that personally.”
Woods reiterated several times that the point of the meeting was to discuss the next step after passing the resolution.
“We can go around in circles. We can get in–and I don’t want to use an inappropriate word–a pissing contest, or we can all start working together,” Woods said.
“That horse left the barn with the resolution that we passed,” Thibault said.
Thibault disagreed with Kirson’s assessment of how much taxpayers would have to pay to make up for the tax loss from the Lucas property purchase.
He asked, if it’s only$23,000, could the borough cut taxes this year.
“They don’t think that way–nobody thinks that way,” Thibault said.
He said $23,000 adds up a great deal for many Hightstown residents. $27 might not be a lot of money to the Mayor, Thibault argued, but for some residents, it means the difference between eating hamburger and cat food.
At that point, Kirson corrected Thibault, stating it would add up to $12 a year. A very brief discussion broke out, and Thibault reprimanded Kirson for interrupting him.
Kirson then accused Thibault of spinning numbers and left the special meeting. Quatronne then took over the meeting.
Thibault continued the discussion, saying the council decided again the Lucas property because it was not a good deal for tax payers. In addition, the property is polluted, he said.
After council’s discussion, Quattrone proposed that the planning board present their findings. The council voted down Quattrone’s motion to allow the planning board to speak formally at the meeting, although Planning Board Chairman Steve Misiura spoke during the public comment portion of the meeting.
In the Hightstown Planning Board’s memo to the Mayor and Borough Council Members, the board stated it is not wise, nor is it in the best interests of the Borough, to build within the limits of a flood zone.
“Regardless of the eventual map determination regarding the flood limit locations, the Borough Hall property clearly has the propensity to flood, and has flooded on numerous occasions over the past 100 years,” the memo reads.
Borough Engineer Carmela Roberts said stormwater runoff into the Peddie Lake may also increase due to the Turnpike widening, which the planning board believes could increase the frequency and magnitude of future flooding.
Misiura said he is particularly concerned that global warming will increase the severity of future storms, which could greatly impact the definition of a 100-year and 500-year flood zone.
According to a Feb. 13 article in MIT news, Hurricane Irene was dubbed a “100-year event,” or by current definition, a storm that only comes around once in a century.
However, MIT and Princeton University researchers have found that with climate change, 100-year storms could make landfall every three to 20 years, and 500-year floods could occur once every 25 to 240 years.
After receiving the planning board’s decision, the council may reconsider its position on the location of the Borough Hall, or it may continue with the project. If the latter is the case, the council would have to articulate in a resolution the reasons for proceeding in spite of the planning board’s contrary recommendations.
Several people commented at the meeting that the Borough Hall is the command center during an emergency event. Easy access may not be guaranteed to the building if it is built within a flood zone, even if it is raised above flood levels. Therefore, the planning board believes it may be a better option to avoid building in a floodplain altogether.
The same goes for emergency services Quattrone said.
“The people you use the most you’re going to use the least, because you’re tied up in your own problems,” he said.
The fire and police departments require access to equipment so they can respond to an emergency event efficiently.
Quattrone said the police department’s backup equipment was in the firehouse when Hurrican Irene hit. Police were forced to use limited equipment, and the borough was lucky there were no serious injuries, he said.
“I do not want–and I suggest this to the council and the public–I do not want emergency equipment in a flood zone,” he said.
Resident JP Gibbons said he is less concerned about building a Borough Hall that will last 500 years.
“We build a community as a community–we don’t build it as a bunker to survive the Armageddon,” he said.
Resident Scott Caster suggested the council “get creative” and “think outside the box” in terms of finding a solution.
“This is Hightstown–we’re different from everybody else,” he said.
B.Bennett
8:29 am on Thursday, October 18, 2012
You have to be kidding me! The Mayor left the meeting - if this is the kind of leadership we have in Hightstown, no wonder we are in a mess. He doesn't care if our taxes are raised as he is quite well off - I understand - and lives in Enchantment. Again noticed in the picture, not many people showed up as the Hightstown residents are not respected and they don't listen to us....as most of you know....many stores were flooded downtown and they cleaned up within two weeks and if the borough had done this instead of doing nothing, the building would be okay. Also think there was flood in town maybe three times in the last hundred years? Some neighbors of ours lost everything in their cellar and cleaned up and replaced in within two - three months. Place this on your list with the rug mill, minute maid, consolidation, enforcing of codes and everything else the council doesn't do....how embarrassing fo the residents.
Denny Hansen
10:14 am on Thursday, October 18, 2012
This Council's decisions on the location of Borough Services will have the largest impact of any decision in years. We at least can expect that the financial presentations have accurate basis and numbers. The presentation last night had the same inflated numbers on the Lucas property option cost estimates and tax loss implications as originally presented a few months ago. It seems obvious that Council will not reconsider their decision on "Location". Why not reconsider reducing the scope of the Borough Services occupy the rebuilt site; namely find a permanent location for the Police Department in another part of town and keep our emergency services out of the flood prone area. Also negotiate a Shared Service Agreement for Court. We could build a Borough Hall for Admin Offices and Common Meeting area.
This would reduce the footprint allowing for enhancement of the site for future Rug Mill Development AND allow a new structure (Borough Hall) to designed and built to meet the asthetic needs of the North Main Street (downtown) location. I have attended 90% of the Planning Board, Council and Special Meetings since March. I still have hope that Council's decision can be impacted by our comments.
Hightstonian
11:41 am on Thursday, October 18, 2012
Kirson left the meeting? WTF? Are we going to see anything more about that in another story? Sounds like he left in a huff, but can't really tell from this article. But the bit about Kirson interrupting Thibault and accused him of spinning numbersdoesn't sound like it was a friendly "by the way." Anyone know what happened?
Rachel Gillett
12:27 pm on Thursday, October 18, 2012
Hi Hightstonian,
I did not want to fixate on the event and take away from the rest of the article. However, you could certainly say the parting was not amicable. Some strong language was used on Kirson's part before he left.
clara
1:00 pm on Thursday, October 18, 2012
Good article, I wasn't at the meeting but so much detail is provided, I can get a sense that there is some movement on this finally. I am confused about two things though and maybe Rachel or another meeting attendee can explain: why wasn't the planning board allowed to present their recommendation and why isn't the council's resolution to keep Borough Hall at the current location moving ahead with specifics (e.g. razing/rebuilding vs rehabbing the existing building)?
Also, Kirson's "parting" seems really extreme--can anyone explain? Why is there so much pressure to buy a contaminated property that has sat on the market for at least 5 years without a buyer?? And why, if no private buyer/developer will touch another contaminated property (the rug mill) should we expect taxpayers to purchase it? The entire borough is flood-prone, so maybe we really ought to consolidate with East Windsor and move our "Command Center" there...I would really encourage Denny Hansen to stop listening to the same people and get our more and ask Hightstown residents for their thoughts on this issue. I think you'll hear a lot of "I don't care where Borough Hall is located, just get it done and without raising my taxes!" Please, God, just make it stop! :-)
Rachel Gillett
1:28 pm on Thursday, October 18, 2012
Hi Clara,
I'll try and clarify a few things. Let me start with your first question:
Councilman Quattrone, who led the meeting after Kirson left, suggested the council allow the planning board to formally present their findings and discuss what the consequences would be if the council did not follow their suggestions. However, the rest of the council contested this, saying that it was not part of the agenda, nor appropriate for that evening's discussion. Councilwoman Woods suggested it would be more appropriate to hear from the planning board at the next council meeting, and Councilwoman Doran and Councilman Thibault suggested the planning board could speak during public comment.
Quattrone then said that if the council could ask to speak to the professionals in attendance at the meeting, specifically the borough architect, planner, and engineer, which was not on the agenda, then he could ask to speak to the planning board chair. Quatttrone invited the planning board chair up to the podium at that time, but the council protested and asked to call a vote as to whether the planning board could speak then.
"I think this is silly because the intent of this meeting is to move forward on council working out what we want to do with the Borough Hall," Doran said. "If the planning board would like to speak, they are certainly part of the public and we do have a public comment session in the meeting."
Quattrone was voted down in a 5 to 1 vote.
Rachel Gillett
1:36 pm on Thursday, October 18, 2012
To address your second question, the council decided about a month ago to move the process forward in stages. The first stage is to pass a resolution stating the council wants to keep the Borough Hall where it is. Further determinations will be made down the line. You can read more about it in this article: http://eastwindsor.patch.com/articles/plans-for-borough-hall-move-forward
B.Bennett
1:48 pm on Thursday, October 18, 2012
don't think Kirson wants to be Maayor as he has said he will finish his term indicating he wants to go....strong language on Kirson's part - interesting - aren't public figures supposed to conduct themselves professionally? Hightstown - hmmm- anyone read the flyer for Quatrtrone and Doran - reads "Hightstown is getting better and better" - where do they live as they don't see it has gone downhill in the last few years -
Lee Stults
2:56 pm on Thursday, October 18, 2012
It seems as though Council voted to move ahead keeping Borough Hall at the existing location before they consulted the Planning Board. While I can't begin to imagine how difficult it is to be elected to make these decisions, I do not understand this lack of cooperation. Someone needs to maintain a vision for the town and I thought was the main role of the Planning Board.
As to the Borough hall remaining where it is, did any of the Council 'reports' account for the fact that rebuilding onsite will also require raising the elevations of the parking and access roads? Perhaps we would like Borough Hall to become an island again.
Furthermore, in weighing the economic potential of the existing site, has anyone considered how many people walk to Borough Hall on a daily basis and then actually decide to take a walk around downtown and support the retail? My guess is it's not as many as would be provided by a thoughtfully redeveloped mill property, specifically one in which there is some connection to Main Street.
Based on these critical issues, Council needs to quickly remove itself from the role of Redevelopment Authority for the Mill and get some folks on board who can see beyond tomorrow and may have actually visited other similar redevelopment projects. While I have the utmost respect for all involved, I am not alone in my concern about the town planning decisions made to date.
Curtis Crowell
5:09 pm on Thursday, October 18, 2012
I am missing something in the argument for moving the location of Borough Hall away from its current site. What is the plan then for the current site?
Given the Mayor's suggestion that revitalizing the downtown would proceed if, as he puts it "We're not there" - what would be built in the same location ( a 'prime location' as he terms it) if the site is not suitable to build on? The Mayor's objective suggests that revitalization might in fact speed up if parts of Borough Government were to willingly place themselves in a flood zone and wait for rain.
With respect to the flood zone exposure, would there not be a greater critical need to consider relocating the water plant, from which our drinking water is produced?
clara
5:39 pm on Thursday, October 18, 2012
Thanks for answering my questions Rachel!
Lee Stults
5:44 pm on Thursday, October 18, 2012
There are procedures that must be followed such as raising the first floor level to one foot above the flood elevation but a new building can be placed on the existing site. The tipping point, however, lies with the need to also raise the elevation of the parking and access roads as Borough Hall is a public facility. See Borough Engineer's Report. Aside from code, why would we raise the new building and not also raise the parking lot. I, for one, don't want to stare at Borough Hall across a river as I did last year. A private developer is not required to raise the elevation of the parking or roads, only the first floor.
As far as possible uses for the site, there are a myriad of options including outdoor spaces, ampitheatres, water features and parking that could be part of the Mill development as a link to Main Street. A small, mixed use building could possibly be placed on a portion of the site along Main to help act as a gateway to the Mill.
Relocating the Water Plant, while also in harms way, is a topic for future discussion. We have the opportunity, now, to relocate most of our vital services out of harms way due to Irene. In doing so, we can increase the potential for the Mill and the overall growth and improvement of our downtown.
D.Mair
7:52 pm on Thursday, October 18, 2012
We would not have these issues if we would have merged with East Windsor. It appears we have a non working town government that can't seem to get their act together long enough to come to a resolution on anything. This should have been resolved 3 times over yet here we go again. My taxes are double ( in my opinion ) than what they should be yet the money is wasted on an overpriced bridge that looks like a joke and a council that wants to continue raising taxes with ideas that do not serve the community but an ideology that we are Hightstown and nothing is too good. The insurance company agreed to pay for the structure so let them perhaps you can focus on drainage. Nevertheless elections are coming and I feel if this is the best we can do maybe it's time for a change.....
Gary H. Lucas
8:07 pm on Thursday, October 18, 2012
Everyone wants to buy buy buy. I think we should sell sell sell. Sell all the borough property and close the borough government down. I'd like to see how the donut kicks the hole out if it doesn't want to leave. Occupy East Windsor?
B.Bennett
6:45 am on Friday, October 19, 2012
Read today's article in Trenton Times...."the Mayor threw up his hands and walked out" - why - because he didn't get his way - we have immature, irresponsible running this town and that is why we go backwards - never forward - many houses and businesses were flooded in Hurricane irene and cleaned up and stayed where they were....the town needs to clean up the borough hall and get going - if you go by their theory - because it flooded there three times in a century (if that is true) we need to leave there and go somewhere else - I guess that indicates that everyone else who flooded should do the same and sell their houses and businesses and go elsewhere HOWEVER those people cleaned their houses up within two weeks and they are functional now.....the council is an embarrassment to town and not much we can do other than vote out two candidates this year and replace them with two new ones - don't know if that will help however have to try that as apparently nothing else is working - Hightstown has become a joke which is sad as it used to be a nice town - Hightstown is not getting better and better as stated by the Democratic candidates - it is getting worse and worse - how sad to watch this onoce beautiful town go to hell....
Hawkeye
8:44 am on Friday, October 19, 2012
If you were there, it was apparent that this was not going to be a workshop for public input or for the members of the planning board to work in a professional environment. It was the Robert Thibault Show , starring his brainless power point review (how many times have we seen this show) and throwing budget numbers on the wall which have no validity what-so-ever. I would guess that is why the mayor left in a huff. He has seen this movie before and decided to leave before everyone was going to rush out of that building. Rob has that ability to frustrate the best in people.Just ask his former Republican Party which kicked him to the side of the road. It is sad to see elected officials act like they do. Gail < Embarrassment , Susan < No Clue, Selina < VOH and Lynn < VOH need to wake up and use common sense and common decency in dealing with borough business. Larry kept it together but with this council that's an uphill battle. But when all is said and done they go to the special guest JP who dances and sells VOH and the council turns into zombies. It is so pathetic. I can't take it any longer, I feel like the mayor.
Well I know what I'm going to do, Nope I'm not moving out but "I will be voting for Larry Quattrone and Denise Hansen on November 6th.
clara
10:53 am on Friday, October 19, 2012
There's a reason you feel like the mayor...you are the mayor
GenXer
11:39 am on Friday, October 19, 2012
Dude, I think you and the mayor need to get back your meds.
Hawkeye
12:27 pm on Friday, October 19, 2012
To Clara > Did I strike a nerve councilwoman ? To Xer > The meds have all be taken by the 2012 council. We'll all see the results on Nov. 6th.
Observer
1:30 pm on Friday, October 19, 2012
Unfortunately, this is what too often passes for political discourse among people of a certain ilk. Instead of addressing the issue, they spew forth personal attacks and insults. I'm sad to say that based on what I've read here, our mayor has fallen into this group.
It is good to see that other commenters focused on the borough hall issue and contributed reasoned opinions both pro and con without resorting to mindless name-calling.
B.Bennett
10:22 am on Friday, October 19, 2012
I will be voting for Denny Hansen and George Serrano - Quattrone is a nice guy however there too long and is 70 - sometimes we need changes and younger people -
B.Bennett
10:24 am on Friday, October 19, 2012
Curtis Crowell - I agree with you as if it isn't okay for the borough hall, why is it okay to build other structures there? Hmmmm ..........
B
9:36 am on Friday, October 26, 2012
Hmm, looks like "Sandy" wants to join the discussion on where borough hall ends up as well!!!
B.Bennett
10:09 am on Friday, October 26, 2012
should be interesting and IF it gets flooded again, I guess there won't have to be - a so-called executive - lol - decision - left to the jokers called the council....
Hawkeye
5:11 pm on Friday, October 26, 2012
@ B.Bennet. Why should all of Hightstown hold their collective breathes each year that a storm occurs. Our council needs to realize that - OUR BOROUGH HALL IS IN A FLOOD ZONE.
Please wake-up Hightstown voters and elect the candidates that will deliver us from another disaster. Thank you.