Plans For Hightstown Borough Hall Move Forward

Residents could see a new Borough Hall on North Main Street in three years

Hightstown’s Borough Hall could be reconstructed on the North Main Street municipal-owned property within three years, funded for the most part by the borough’s insurance company.

During the Hightstown Borough Council Meeting Tuesday, the council passed a resolution with a 5-1 vote stating they believe it is in the best interests of the borough to undertake a municipal capital project to re-use the property for some or all of the municipal operations of the borough.

Borough Hall has yet to reopen after Hurricane Irene hit last August, which forced administrative offices to relocate to the Public Works building on Bank Street and the Police Department to move to the Lucas Electric building on Mercer Street.

The resolution states that the council wishes to reuse the property in the same general area as where the former Borough Hall was located for the administrative offices and Police Department.

The resolution also allows for the possible inclusion of the Department of Public Works and the Municipal Court at that same location subject to further determinations made by the borough.

During the meeting, council members discussed much of the wording of the resolution. Upon approval, the resolution will be presented to the Hightstown Borough Planning Board.

The original wording stated that Hurricane Irene caused the former Borough Hall building, as well as all adjacent and accessory structures located at the property, to become uninhabitable. However, according Borough Engineer Carmela Roberts, the building is considered one structure. Council therefore agreed to strike mention of adjacent and accessory structures from the resolution.

Council also agreed to indicate the reason for their decision to stay at the North Main Street location was “for cost and other considerations.”

Additionally, rather than state their intentions to “restore” the property, council decided to indicate that they would be “reusing” the property.

“I think I have to say overall this resolution captures what we were talking about very well,” Councilwoman Gail Doran said.

Doran said the Planning Board has requested as much detail about the project as possible, and the council intends to provide information to the Planning Board during each stage of the decision process.

She said this would give the Planning Board the opportunity to reply to each stage in a timely manner, rather than be overwhelmed by an onslaught of ideas and details all at once.

“I think this resolution is a nice balance between a preliminary decision and the detail that they wanted,” Doran said.

The resolution dictates the Planning Board will have 45 days to review the plan and make recommendations in conjunction with the borough Master Plan.

According to Borough Attorney Frederick Raffetto, however, the Planning Board asked the council to consider providing them with additional time beyond 45 days to review the resolution.

He said the board is concerned that 45 days would only allow them to discuss the resolution during one meeting, and they have therefore requested a period of 60 to 90 days to review the resolution.

Doran objected to this request, stating the council will provide details to the Planning Board piece by piece and not in “one fell swoop.”

She said if the latter were the case, she could understand the board needing more time to review the materials before them, however, as they will be receiving details about the project in parts, they need to deal with that information in a timely fashion.

“They need to deal with it in the timeframe that we are dealing with it,” Doran said.

Councilman Robert Thibault said it is important to note the council does not plan on changing the use of the property, but simply plans to use the property for the same functions it served before Borough Hall was damaged during Hurricane Irene.

Hightstown Resident J.P. Gibbons said the council does not need the Planning Board’s approval to rebuild Borough Hall in its existing location.

“It’s a question of whether or not you are violating with your concept the Master Plan, and how could you violate the Master Plan when Borough Hall was at that location doing that function when the Master Plan was created?” Gibbons asked.

Soon after the council passed the resolution, with all but Councilman Larry Quattrone voting in the affirmative, Mayor Steven Kirson informed the council that he, along with council members Lynne Woods and Quattrone, Borough Administrator Mike Theokas, architect Rick Perez, and construction official George Chin, met with representative from Lexington Insurance Co. this week.

According to Kirson, the company estimates the cost of demolishing the existing Borough Hall structure and constructing a new one above the flood plain with minimum code upgrades would cost between $3 million and $3.7 million.

Kirson said the company representatives agreed it is within the borough’s policy that the insurance company would reimburse the borough for the project minus a $.5 million deductible.

According to Woods, the council will need to work with the insurance company every step of the way during construction. With each code upgrade the borough makes, the borough would be reimbursed by the insurance company upon their approval of the upgrades.

Kirson said any embellishments above minimum code would be on the borough’s dime.

The mayor said this is an improvement from when the storm first hit Hightstown in 2011, when the company reportedly said the borough would not receive compensation for the project.

He said over the past year the borough worked to establish that while its policy did not cover loss of property, the existing borough hall was so old and out of code in almost every aspect that it would have been deemed uninhabitable. Therefore, the policy would cover tearing down the hall and rebuilding up to current code standards.

The borough must submit a letter from Roberts stating the borough is in a flood zone to receive funds.

Kirson estimated it would take a year to break ground, since the borough would need a number of permits from the Department of Environmental Protection. The project could take three years overall to complete, he said.

Under the policy, Lexington is also responsible for providing temporary housing for borough administrators and police, Kirson said. The borough will compare costs for remaining in the public works building, renting office space in town, or renting office trailers.

Woods said the possibility exists for the insurance company to provide a lump sum up front, pending they agree with the borough’s demolition and construction estimates.

“What am I missing? Why weren’t people walking on air walking in here tonight?” Doran asked after hearing the update.

“I’m going from ‘zero dollars’ to ‘Merry Christmas, Happy New Year,’” Councilwoman Selena Bibens said.

Woods and Kirson noted upon inquiry from Councilwoman Susan Bluth that the insurance company would not confirm the meeting in writing, as the company reportedly said it is not standard practice to do so, and everything discussed during their meeting this week is outlined in the borough’s insurance policy.

While it appears the borough will be compensated for most of the project, the borough is still contesting its claim with the Federal Emergency Management Agency.

Maps created in 1977 put Borough Hall in a high-hazard flood zone. However, if the county retroactively accepts maps created by FEMA in 2008, that would remove the flood zone designation, as well as the $1 million insurance deductible the borough would have to pay to FEMA before it receives its payout.

While there is currently no timeline for an answer on the flood zone designation, the borough council had hoped to file a Letter of Map Amendment to speed up the process.

The borough would have had to submit mapping and survey information to FEMA to request that they issue a document that officially removes the structure from the Special Flood Hazard Area. The LOMA could have allowed the borough to receive new maps within three or four months.

Roberts, was charged by the council two weeks ago with surveying Borough Hall and determining if it fell within the 100-year floodplain area.

However, Roberts said her survey determined Borough Hall is in fact within a flood zone.

“It’s close, but not close enough,” she said.

According to Roberts, the amount of the building below the 100-year floodplain area ranges from one-tenth of an inch to 7 1/2 inches of the structure. She said about one-third of the building is in the flood zone.

“The differences were just far too great for you to be eligible for the LOMA application,” she said.

B.Bennett September 21, 2012 at 10:36 AM
Another plan by the council that will never take place. First of all, why didn't they go in and clean this up immediately after this happened as many businesses on Main Street were flooded and they reopened within a couple months. The consolidation plans started in 1969 - (information in library and old Hightstown Gazette on microfiche) - and 43 years later - no consolidation and continue to talk about it....the borough hall will not be rebuilt in the next ten years - if ever - as the council accomplishes nothing - oh, wait - they managed to ignore all the Hightstown residents re unlimited taxis and didn't listen to us - hundred plus people at that meeting - then wonder why approximately ten people showed up at the next meeting....we stopped going as they don't listen to our suggestions and we have found their minds are already made up before we get there....I thought they were supposed to represent us however they don't - why was Quattrone the only holdout on this vote? Hmmm....suggest everyone vote out Doran and Quattrone this year....need new people there and we are voting for Hansen and Serrano even though we are registered Democrats.
JP Gibbons September 21, 2012 at 12:56 PM
The simple reason that the borough hall has been closed for a year while everyone else ahs cleaned up and moved on is due to the Mayor , the Borough Administrator and others who do not want a Hightstown. They ahve tried their best to purchase the Lucas property and thought that wa a slam dunk until light was shined on the cost and effect that would ahve on Hightstown. It was the Borough Council that six months ago demanded answeres and action. It was members of the Council that researched the insurance claim issue and placed pressure on the insurance company to settle the claim in Hightstown's favor. We are now at the point we should ahve been 9 months ago. A decision on where and a funding sourse identified other than the tax payers. I agree Council meetings are a drain and very upsetting. Try being on the Council and being lied to and misled for almost a year.
B.Bennett September 21, 2012 at 01:33 PM
Who lied to the council? And why one "no" vote on this?
B September 21, 2012 at 01:54 PM
Simple city planning: you don't put your local govt and emergency services in a flood prone area. It doesn't matter what the flood maps say - our downtown will flood again. It may not be for 10 years or even 25 years but it could be next year. Then we will be right back where we started again. My other issue with this decision is that leaving borough hall where it is arrests the progress of getting the rug mill redeveloped. In my opinon the redevelopment of the rug mill property is going to be the catalyst that kickstarts the revitalization of our entire downtown district. Leaving borough hall in its current location disconnects the rug mill from main street basically cutting off the head of the entire project. The problems that face our town are immediate but the solutions to these problems need to be approached with the vision of where our town needs to be 5 or 10 years from now.
Lee Stults September 21, 2012 at 02:10 PM
What happens if the Planning Bd responds with a comment along the lines of not agreeing borough hall should be kept in the same location. Oh wait, I believe they already said that publicly, along with Downtown Hightstown, GHEWIP, and several residents and business owners who have been invested in the town for generations. These groups and residents actually and have a vision for an improved downtown business district which is highlighted by the Mill. Kudos to Mr. Quattrone for voting no. If this is a done deal, as it appears to be, at least work out some sort of plan that takes the future success of the mill redevelopment into consideration. Tearing down Borough Hall is a great start. However, rebuilding it in the same exact spot is a horrible mistake. If it is to remain downtown, at least be sure to allow for some visual connection from Main Street to the Mill by placing the new borough hall up against Bank Street.
Hightstown Blues September 21, 2012 at 04:57 PM
Do you really think a developer is waiting in the wings and would swoop down, buy the mill and develop it if only it had frontage on Main Street? Seriously? I don't know exactly how long the mill has sat empty, but it's at least 20 years. And suddenly the geniuses of GEWHIP have identified the problem as Borough Hall being in the way? The fact that it is an ugly, decrepit old building on a polluted site that overlooks a water treatment plant has nothing to do with it I supposed...
Hawkeye September 21, 2012 at 05:06 PM
B. and Lee , very well stated. I have been to so many meetings on this subject and this council with the exception of Mr. Quattrone do not listen or have a vision, unless your JP who they really do listen to . The bottom line is a flood prone area is no place to rebuild upon. The downtown business owners should be heard. This tract of land needs so sorely to be redeveloped and connected to the Mill Project. Council should have the same enthusiasm as the re-developer of the Mill as it has for being the developer of Boro Hall. This is a very important time for our town. We need to move forward and not back to the flood zone. Mr. Quattrone knows this and so does Mrs. Hansen !
Hightstown Blues September 21, 2012 at 05:32 PM
Oh yes, it will be much better to buy the Lucas Property and inherit PCB and ground water contamination. That is a much better deal for residents.
Torry Watkins September 21, 2012 at 06:09 PM
Spend the next three years rebuilding? In a flood zone? Why not spend part of it in a H-EW study that will lead to a referendum on consolidation?
Great Potential September 21, 2012 at 08:59 PM
JP - I can respect your opinion and appreciate your spin, but it is not helpful to attack and call the mayor & administrator liars & then send in your girlfriend as reconnaissance during the meetings with the insurance company. Does Lynn think Mike Theokas & Steve are liars too?
E September 22, 2012 at 01:33 PM
It appears that this Council, like those before them, has forgotten that they work for the people of Hightstown and not the other way around. The lack of respect they have shown towards our residents is a disgrace and goes to show how unethical and unprofessional their decision making process is. Furthermore, I think that JP Gibbons has a lot of influence on the voting decisions of Ms. Woods and the other four Council members that voted to keep Borough Hall in the center of town. Rumor has it that when a Council decision is to be made Gibbons has been observed giving thumbs up or down gestures. Conflict of interest Ms. Woods? Additionally, Woods and Doran have managed to undermine the wishes of the people of Hightstown to move Borough Hall to another location. Doran needs to be voted out of office on November 6th and Woods should be booted out when she’s up for re-election before the two of them cause further harm to the stability and quality of life of our residents.
E September 22, 2012 at 02:17 PM
Council points fingers at the Mayor and Borough Administrator for the woes of Borough Hall, but where were they in the decision making process to keep this building ventilated after the flood? Why didn’t they insist on immediately bringing in a professional crew to clean up the mess in this building? You are the decision making body of this town, do your job and stop the pettiness! Another issue of great concern that Miss Woods, Doran and Council have managed to overlook is the mental, emotional and psychological well being of the staff located at the Public Works Building. Borough Hall staff was supposed to be located at this facility for approximately two weeks. However, this ill planned move has been in effect for over one year. These folks are working in conditions that are unacceptable and unhealthy. For example, staff is cramped into work spaces, there is no privacy, and room to move in and out of certain areas is limited, and I’m sure there are other issues the public is not aware of. Based on the speed by which things are not accomplished in this Borough, I say move these folks temporarily to another location because the revitalization of Borough Hall will probably take another 10 years to come to fruition!
J September 24, 2012 at 01:02 PM
The people of Hightstown don't want Borogh Hall to move to another location for the sake of a business plan that has little to no chance of becoming reality. If that area is a floofd plain, what business would rightly build there? Too risky. Also, after the borough hall property, where will business explan along North Main? That seems like a dead end since it runs into residential propoerty. Main street business area expansion is more logical going up Mercer Street, not into the spot of Borough hall. Not to mention we, the people of Hightstown, do not want to fund , via higher taxes, a move to another area of town where 1) we would remove from the tax rolls a tax-paying business and 2) where a buiness is more logically located (on a relatively major highway!). All this talk of vision is funny considering those wanting to relocate Borough Hall seem to be blind to these facts. My vision of Hightstown is one where we are not saddled with more debt and highr taxes. If Luicas want to donate the property and GHEWIP wants to pay for the relocation, have at it. Unitl then, let's do what is cost effective and satisfies our needs.
B.Bennett September 26, 2012 at 01:18 PM
Great Potential, Lynn is JP's girlfriend? Hmmm - didn't know that....


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