By Amy Batista, Special Writer
HIGHTSTOWN – The Borough Council and Planning Board held a joint meeting Jan. 25 at the firehouse to discuss the Rug Mill Property Redevelopment Concept.
The former rug mill site is looking to get a facelift after several decades of being vacant and rundown. The site’s previous tenant was lightbulb manufacturer Philips Lighting Co.
Mayor Larry Quattrone welcomed everyone And then turned the meeting over to borough attorney Frederick Raffetto to explain details of the redevelopment concept and also to councilman Steve Misiura to explain why and how the concept is being pursued.
Mr. Raffetto spent a few minutes reviewing the redevelopment process.
“The redevelopment process in New Jersey is governed by the Local Redevelopment and Housing Law,” he said. “Under the law, redevelopment essentially means the clearance, re-planning, development or redevelopment of certain property, which may include conservation and/or rehabilitation of any structure(s) or improvement(s) located thereon, in accordance with a redevelopment plan.”
He said in order to commence the redevelopment process, a municipality must first cause a preliminary investigation to be undertaken in order to determine whether a particular property is in need of redevelopment.
“This preliminary investigation is undertaken by the Planning Board, at the request of the Governing Body, and is guided by specific criteria as set forth in the Redevelopment Law,” he said. “A determination that a property is in need of redevelopment may be premised upon, among other things, the fact that existing buildings in the proposed redevelopment area are substandard, unsafe, dilapidated or obsolescent, or that the discontinuance of the use of certain buildings previously used for commercial, manufacturing or industrial purposes has caused them to fall into a state of disrepair that is not in keeping with the general welfare.”
Mr. Raffetto said that redevelopment efforts were initially discussed in Hightstown back in 2003.
At that time, following the public hearing held by planning board, the mayor and council determined that an area known as the Main Street Redevelopment Area satisfied the statutory criteria to be determined an “area in need of redevelopment,” said Mr. Raffetto, adding that the area was divided into three parts.
He said when the governing body adopted the first redevelopment plan for the Main Street Redevelopment Area in 2004, it indicated that the goal of the plan, which was consistent with the borough’s 1998 master plan, was to revitalize the central downtown business district and improve the economic viability of the borough.
“It also recognized that pedestrian movement must be a priority,” he said. “At that time, the governing body recognized that each of the sub-areas could be treated as independent phases, and may be undertaken by different redevelopers and at different times, independent of each other.”
With that in mind, the governing body in 2004 determined that it was most important to concentrate redevelopment activities on the former rug mill site, which is located within Sub-Area I (or the “Bank Street” area), he added.
“The original 2004 redevelopment plan was subsequently revised in 2006, and then again in 2008, as negotiations with a prior potential redeveloper ensued,” he said. “Unfortunately, for various reasons, including the downturn in the economy and real estate market at that time, negotiations with that prior potential redeveloper of the rug mill site never came to fruition.”
In 2015, however, with market conditions improving, the mayor and council adopted further revisions to the 2004 redevelopment plan, in order to make redevelopment of the rug mill site more feasible for any potential redeveloper, he added.
“At or about that time, representatives of the borough were contacted by representatives of developer R. Black Global, with offices out of Brooklyn, N.Y., concerning their interest in redeveloping the rug mill site,” said Mr. Raffetto.
He said that the purpose of the Jan. 25 joint meeting of the council and planning board was to allow R. Black Global and its representatives to make a presentation of its concept plans for the rug mill site and surrounding areas, with the opportunity for questions and answers thereafter.
“Please note that there will be no formal action taken by either the mayor and council, or the planning board, this evening, following the presentation,” he said.
He said that the following this evening’s presentation, the Governing Body is interested in moving forward with the proposal made by R. Black Global and discussed the next steps.
Taxpayers will not be on the hook to fund any of the borough’s expenses in moving the matter forward, according to Mr. Raffetto.
“Presuming that the parties are successful in negotiating and executing a full redevelopment agreement which must be approved by resolution of the governing body in public, the developer will then prepare and submit necessary land use applications, including site plan and/or subdivision, if applicable, to the borough’s planning board,” he said. “Once such applications have been approved by the board, the developer may then commence its construction of the project, all in accordance with the project schedule and the other terms and conditions that will be incorporated into the Redevelopment Agreement.”
The meeting was then turned over to Mr. Misiura who said that the mayor did appoint a subcommittee once R. Black Global expressed interest in the property to work with them.
“This process began last June,” he said, adding they had a kickoff meeting with representatives from R. Black Global and spent the entire morning walking the site.
Mr. Misiura said they discussed what their visions were for this redevelopment and its impact on Hightstown.
“Since then we have met periodically with them,” he said. “Here we are tonight. This is the first public presentation of their concept plan. So far the only people that have really seen their plan have been the council members. The planning board is seeing this for the first time.”
Jim Constantine, a principal at Looney Ricks Kiss, kicked off the presentation on the Rug Mill Property Redevelopment. He said it is about a seven-acre site.
“We hear a lot about something happening in your backyard,” he said. “This site we look at and say it’s in the front yard to everyone who lives or works here in Hightstown, so it is very visible, apparent.”
He said that the master plan talks about promoting and restoring the historic image of Hightstown.
“If we looked at lots of other historic town centers, reuse of old mill buildings is part of that fabric,” he said.
Senior Associate Gonzalo Echeverria with Looney Ricks Kiss said that it is a beautiful site located along Rocky Brook and in an excellent location.
“It is a very interesting structure,” he said. “There are not many places like this left in towns like this which makes it very interesting. I want you to image what the potential of the place could become. What we are envisioning this to become loft buildings.”
He said that they are trying to convert the spaces into places for young couples or empty nesters.
The redevelopment project would connect the former rug mill site with Main Street and Rocky Brook Park and be situated along the Rocky Brook.
“Imagine what could happen along this creek,” he said, as he put up some images of people dining at tables along the creek on a patio deck.
The Federal Emergency Management Agency was in the process of adopting new flood insurance maps in August 2013 and council was inquiring how the maps would affect Hightstown, as previously reported.
Borough Engineer Carmela Roberts, former councilwoman Lynne Woods and former Police Director and Interim Borough Administrator James LeTellier attended a FEMA maps meeting July 24, 2013, as previously reported.
Hightstown is located in the AE zone, according to Ms. Roberts. She said the 100-year storm zone used to encompass the firehouse, the majority of Borough Hall, a lot of the rug mill property and about half of the water treatment plant, as previously reported.
“Now the line is essentially outside the firehouse,” Ms. Roberts said. “It doesn’t touch the Borough Hall area. There is a portion of the rug mill in it, and there is less of the water treatment plant in it.”
Mr. Echeverria said it is a structure that can be used for many different uses and in this case they are thinking of using it for a residential use.
“The Mills at Hightstown concept would consist of commercial and mix use. It would include a public gathering space surrounded by various buildings including a new municipal complex, the existing firehouse, rental lofts and apartment buildings with small stores and possible restaurants on the ground floors and a parking garage. It’s very happening with people living above,” he said. “So it’s an area that is 24 hours, seven days a week, which is something that you need in downtown. You need to see that activity and that’s what we’re proposing here.“
A new municipal complex would be created bringing back together the Borough Hall, police and fire departments under one roof. The old Borough Hall complex has remained closed since Hurricane Irene hit the town as a tropical storm in 2011.
“We are trying to find a better use for this building (firehouse) and have the firemen building including in the project but moved to a more up-to-date building which is needed and keep this building, we don’t know yet, for some public good use because it is a building that kind of belongs to everyone’s memory,” he said, adding it could be used as an open market.
The municipal staff has been operating out of the Public Works building since. The Police Department has relocated to rented space on Mercer Street. Following the storm, council meetings have been held at the First Aid Squad building. The Municipal Court operates out of Robbinsville.
Mr. Echeverria said there would be an opportunity for the existing Hightstown-East Windsor Historical Society to connect through an annex.
He said the other important thing was accessibility.
“The way to access this place is you can do it in many different ways,” he said, as he mentioned drop off areas and ways to access the parking garage located off Stockton Street.
Mr. Constantine said what they heard about this concept, this vision solves many issues and it creates many benefits to the environment, to the history of the community, to the central business district, to the municipality, and to the quality of life of the residents who live there.
“The firehouse will remain as a landmark structure, a gateway that welcomes people into the town as it has for a long time,” he said. “The municipal offices, the police and the fire get a new home.”
He said they add vitality to the central business district and they anchor this end of Main Street.
“There will be more people in downtown,” he said. “That’s a huge issue of having the walkability of having this additional population downtown. All of that means that you more disposable income that is there to help retain and help rejuvenate the businesses that are here but also help attract new ones in.”
Lastly, this is a good commercial ratable to help enhance the tax base of the community, he added.
“It cleans a contaminated site,” he said. “Provides new life for series of historic buildings.”
“After all these years of looking at it and then all of a sudden somebody comes up and shows us the better side of it,” said Mayor Quattrone.
He then opened the floor up for public comment next reminding the residents that it was only a concept and there could be changes.
“I want to start by saying that I’m basically impressed,” said resident J. P. Gibbons.
He inquired how the properties were being acquired.
“The developer either has acquired or will be acquiring the properties that would be part of the redevelopment area,” Mr. Raffetto said, adding that the borough would not be moving forward with any condemnation or eminent domain.
Council member Misiura said the developer is interested in that building they just haven’t or at this time aren’t ready or they just haven’t acquired it.
“In all the past projects that I have listened to over the years, we have had some kind of a tax incentive for them, payment in lieu of taxes (PILOT), that sort of thing” Mr. Gibbons said. “Is there any envision at this point on tax implications for the developer is that in the process?”
Mr. Misiura said no there isn’t at this time.
“I like it so far from what we see,” Mr. Gibbons said. “The proverbial devil is always in the details.”
Jason Rudolph, operations manager at CCL, said that he has been working there for 18 years and with that comes a lot of emotional ties.
“Very impressed with the presentation and the use of the property,” he said.
He said the major concern that they have as a member of the community from a corporate standpoint and speaks as a member of CCL is accessibility to that site through Stockton Street, which is currently a private ownership access road by CCL.
Resident and former council member Robert Thibault agreed it is beautiful.
“I hope if some concerns are addressed it comes to fruition,” he said.
He raised a concern over who the owner of the property was and how many residential units are foreseen.
“I think there is a range,” Mr. Misiura said, adding that it has been totally determined.
R. Black Global Executive Ryan Cowell said it will be based on parking in terms on the number of units in there.
“I think one of the scenarios was around 170,” he said.
A 400-space parking garage is being proposed that would be accessed off Stockton Street with additional parking spaces on the site and along Bank Street.
Resident Walter Sikorski questioned the change of ownership of the current firehouse.
“That would change ownership to the new owners?” he said. An “ah-ha” could be heard from council member Mr. Misiura.
Mr. Sikorski confirmed with the Mr. Raffetto that he was working on getting appraisals on the borough properties.
Resident Eugene Sarafin said that he would rather see the whole thing in commercial/residential rather than municipal.
Mr. Cowell said what they were trying to incorporate with LRK was to not handcuff Hightstown into a municipal building that had to be there for 50 years to make it make sense.
“If Hightstown wanted to leave the design that we built we are pretty comfortable that we would be able to fill that space up and repurpose it,” he said, adding that he thinks that is huge for the town.
Resident Gail Gaspar said she believes if you build it they will come.
“I think the places will fill and it will bring energy,” she said. “I think it will bring pride and I don’t think you can place a financial figure on that.”
The meeting concluded with comments from council. Mayor Quattrone commented that the planning board members could not comment that evening.
“This is one of the most exciting plans that has come before us in years,” said Councilwoman Susan Bluth. “I can’t wait for this to come to fruition.”
Councilman Connor Montferrat said that he believes it is a game changer for Hightstown. Councilman Charles “Lee” Stults said that the project holds a special meaning to him.
“Back in 1995 when I was in architectural school, it was my thesis project,” he said. “I’m extremely excited to see how this moves forward. We just have to consider that this is not just a tax issue, this is a quality of life issue as well.”
Council President Denise “Denny” Hansen said one of the most exciting things about it all is that it feels like it is going to happen.
“It could be a reality quite quickly what we have all lived through in the past,” she said. “I can’t think of any issue that it doesn’t address.”
