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Hello everyone. This meeting is called to order in accordance with the open public meetings act. Notice of this meeting was provided to the Home News Tribune, the Star-Ledger, and the Highland Park Planet on January 12, 2026, and was posted on the borough website at www.hpboro.com,

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and on the bulletin board at Borough Hall, 221 South 5th Avenue, Highland Park, New Jersey, and has remained continuously posted as required by law. Fire exits are to the left and right of of the room. And as always, please remember to speak into the microphone.

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This is our June 11, 2026 meeting of the Highland Park Planning Board. So, uh we will start with our first order of business, the Pledge of Allegiance. If you'd all join me. >> [clears throat] >> I pledge allegiance to the flag of the

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United States of America, and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all. >> Thank you. Thank you. All right. >> [clears throat] >> All right, we'll take a roll call,

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please. Ms. Van Dyke. Mr. Bruskin. >> Here. >> Mr. Chin. >> Here. >> Ms. Elhage. >> Here. >> Mr. Hale. >> Here. >> Mr. Ho. >> Yes. >> Mr. Lenares. Mr. Melamed. >> Here. >> Mr. Perlman. >> Yeah, here. >> Mr. Sternadori. >> Here.

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>> Mr. Williams. >> Here. >> And Mr. Thomas. >> Here. >> Mr. Crisafulli. >> Here. >> Thank you so much. All right, we'll start with some preliminary items. We had some amendments to our February 12, 2026 minutes, uh and I hope everyone had a chance to

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review them. Did anyone have any comments or changes on their revised minutes? Go ahead, Alan. >> I have a comment on page >> Three for the February 12 minutes. I believe the word combination should be condemnation. Uh in two places in the paragraph.

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I like it. combination myself, but I don't >> [laughter] >> Very good. I promise one of these days it will be right. >> [laughter] >> I will not say combination. Any other comments? >> Just some minor minor things like on page three of February 12th.

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Um, road diet second last paragraph is just not capitalized. It's not It's just Yeah, it does not. >> The phrase road diet doesn't need to be capitalized. It should be lower case R and lower case D. >> [clears throat] [snorts] >> Okay. >> Yeah, I'm not sure which minutes this

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is. It's in uh >> February 12th. >> It's February 12th? >> Yeah. >> Okay, it says under the consistent >> Which which minutes? >> It's the >> Which second page? >> No, it's under the heading February 12th regular meeting and it says action any other business.

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>> in April. >> Yeah, that's April. That's what I meant. So >> [laughter] >> I move to accept. >> Okay, I got you. >> It says Mr. Gibbons Esquire sworn in. It should be sworn in. >> Yes. >> And we also don't need the dash in front

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of hits. I looked up the name of the firm. That's not there. But I would When we get to do the April 16th minutes, we'll make a note of that. On the April on the February 12th minutes >> Okay. >> we have the one, two, three corrections. Any other comments to the February 12th

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minutes? Okay, seeing none, I'll solicit a motion to accept our February 12th minutes subject to those revisions. >> Motion to accept. >> Second. >> Seconded by Alan. Uh we do a voice vote on this? >> You can. >> All in favor?

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>> Aye. >> Aye. >> All opposed? Any abstentions? >> I abstain. >> I abstain. >> Colleague Matt and is Patriot want to abstain? >> Yeah, sure. >> Okay. >> [laughter] >> Sure, why not? >> I did read them, so technically I can

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say I did. All right, so we accept the meeting the meeting minutes for our February 12th meeting subject to those revisions. So, turning that to our April 16th meeting minutes and pointing out the two corrections brought up by Patrick that on page two two in the middle of the

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page it should say it should say Mr. Gibbons swore in Miss Elaine and um Clark County hints doesn't need that little dash. And then my one comment further down on the page where it is that online probably is either one word or needs a

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dash. It's not a word. The word on and then the separate word line. Online refers to the internet. [laughter] >> I have a comment [clears throat] on the April 16th. >> Yes. >> Um and so there's a little minor things. The

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first reference to a CO by Elaine Christiansen is on page three, second paragraph, last the last letters. If we could say certificate of occupancy and then cuz then then there'll be see you know, question of public and then you know, parenthesis CO and then other

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references to CO they don't need to spell it out. >> All right, so the first reference to CO on page three will be fully spelled out as certificate of occupancy. Okay. Any other comments?

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We we love proper layout. It's great. That way someday far in the future when people are reading thoroughly through our notes they'll know that word they they really understood grammar properly. [laughter] >> Yeah. The decision was a little screwy, but your grammar is great.

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>> Okay. Not hearing any other amendments to our April 16th, 2026 minutes, I'll solicit a motion to approve the minutes as amended. >> Mhm. Thank you. >> All in favor? >> Aye. >> [clears throat] >> Okay, and the list of abstentions,

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please. >> I abstain. [clears throat] >> Collier? Uh Paul's not here to abstain, and then there was just our professional, so that covers it. All right, very good. >> [cough and clears throat] >> Oh, um Dan. >> Thank you.

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>> All right, very good. Moving right along past our minutes, that takes us to our new business, a master plan consistency review for the proposed capital project, also referred to as the South 3rd Avenue Plaza project, under [clears throat] resolution number 6-26-155,

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resolution referring a proposed capital project, South 3rd Avenue Plaza, to the planning board, pursuant to NJSA 40:55D-31. I think our standard is not inconsistent with the master plan on this one. >> Unfortunately, that is the language. >> And there we go. So, with that, I'll turn it uh this over to Chris for

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presentation on why this proposed project is not inconsistent with our master plan. >> So, I won't really do a full presentation, but I do believe that in the your packet, you have the presentation that's given to the arterial common park

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uh meeting December 15th, 2025, entitled South 3rd Avenue Plaza. This was the presentation at arterial common park meeting. I think I have it on public. Uh pardon the really Spanish on public data that I have today in the listening sessions.

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Uh and it is shown as a concept plan for South 3rd Plaza. It entails uh in the presentation, you'll see a comparison with the uh Transit Village and our homes uh project with the proposed South 3rd Plaza

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on the same >> [clears throat] >> page. comparison and really show the relationship between the two properties the tracks leading to the property also have its own public gathering space. Generally speaking, the chapter Plaza is tri-part sign scheme

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really three parts consisting of Plaza on the street and pedestrian treatment with crosswalks as well as furniture and street sections as well as a public plaza as streets eight however fire trucks can't go through. Plaza is part of the review of the Iron

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Mountain County as well as a public court which is really a expansion of the existing municipal lot with the two properties both to the north and south. They presently have three dwellings. One of them used was used as a

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vacant facility so the borough now will have ownership of those structures so it'll be a three lot uh >> [clears throat] >> and three lots using to the right of the parking lot which will have some sort of access from South >> [clears throat and snorts]

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>> Fourth. So this parking court provides much more parking for municipal persons on a day basis but also serves as a emergency vehicle access as well. Um in the concept renderings you'll see this is a series of plan view concept renderings as well as perspective views.

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I think these are they great images. [clears throat] Material is beautiful. Planning and engineering Lanski architect [clears throat] and planning and engineering firm so kudos to the borough for hiring a great consultant. I have worked with

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them before. Uh so this is sort of building on the success of the town tables initiative back during the COVID. And after that the borough was to secure a street intersection permit and NJDOT really it's a pedestrian space and

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pedestrian mall which you see throughout the state and country. Um through ordinances adopted in December 2022. This has been something we've talked pre-board on for several years. And it's really rooted on a lot of master planning efforts in 2003. It sought some sort of public gathering space. In

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the recent master plan effort, one of the goals related to land use was specifically says, "Establish a public gathering space." Like the town square in order to bring together at a special place, add activity for new businesses, provide a venue to bring people to ours

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and to special events. Um and I believe there's another recommendation in the land and recreation plan, which also sought to implement [clears throat] the Burr Square project. That, while it's not a public plaza per se, the track stadium project in in

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itself will also have a public gathering space within the Burr Square area. So, that's the main achievement goal for this project. This is what this grade is to see. Um [clears throat] As I said in this letter, so the bid process and the understanding is that um since these concept plans were shared

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with the public in December 2025, um we've recently received 75% construction documents, and we are in the process of reviewing them, which includes the plaza schematic, of which um Councilman Hale, um Ms. Ann and Mr. Jim Rhaon, as well as

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rehearsal of the main town park, as well as um Aaron Watson, I believe, from the music and there will be other staff members and consultants reviewing the plans that as this Um but before we finish the project with 100% CDs and going out to bid, [laughter] it's not only necessary, but also

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required by statute, that um before the governing body expends all the funds for this project, it's reviewed by the planning commission. That's why we're here today. So, we want [clears throat] to do that as we go through taking the conceptual plan towards construction documentation. We're almost

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there. Um so, we just want to get your review. And based on my reading of the land use plan and the recreation plan for that matter, I cannot find any reason why this would not be consistent. So, I therefore find this consistent. >> Thank you very much. I will open this up

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to comments by the board. >> [clears throat] >> Okay. So, I have been very publicly not in favor of making the plaza on 3rd Ave. And I have to be honest, I wanted to hate this, but this looks really, really

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good. >> [clears throat] >> It looks really good. The only question I had, well, I have a couple questions. So, one, um >> [clears throat] >> with regard to the footprint of the farmers market, I see that there are

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[clears throat] there's space for the farmers market in the open plaza, and the plan is to also use the parking lot for additional farmers market space, which creates even more space than the current farmers market allows, which is

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fantastic, but I'm concerned about where are the vendors parking for the farmers market? If they you know, set up all their tents and all of their things, where do where do their vehicles go? >> Based on the rendering of the concept plan, the renderings appear to be parked

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inside the plaza. The density space situated so that you could come in with vehicles. But, I will ask those on the committee to >> It only demonstrates like three vans parked in the plaza in between some of the tents, which is a good use of that

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space in between the tents. I'm just curious if there's been some thought given to where other vendors might park, given the limited parking outside of this. So, that's number one. And then,

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my other question was, not so much a question, but more of just a consideration. I see that all the furniture and materials palette, there's um engraved brick bands.

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Are is the borough considering allowing people to purchase or make a donation to have an engraved like brick in the plaza so that it like as

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sort of a fundraising initiative to build funds for plaza, people can get an engraved brick that lines the plaza somewhere. Like in memory of or, you know, whatever dedication that they want to.

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Just an idea. That's not so much a question. >> I'll leave that comment to that, but I just want to respond to your first point on the vendor trucks. So, I have seen these concept plans in the previous steering committees. If you turn to one that says bird's eye view

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two, it looks like this one. Looks like this one. If you look along here, cuz this came up obviously, where the vendor trucks going to park. This area space here with the trees along the the wall in this closest corner here.

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Instead of trees, I think there was more of a narrower band of trees and the discussion being that the trailers could pull in along this long stretch right there and that we'd have a stronger greenscape to separate that truck parking from the neighbor, but in theory

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that's where a bunch of long trucks could pull up, camp out while all the tents are up and then when the tents break down, they can pull out again into the main area. >> Right, but like where are they supposed to park in the meantime? >> They're not doing the >> Right. Farmers market? Cuz so like when

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when Main Street does the um, fair, right? Sometimes the center school opens up their parking lot and the vendors for the street fair are all told to park in that lot. So,

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>> That's an excellent question. We can ask Rebecca [laughter] Hirsch about. >> Yeah, no, I'm just I mean, just brainstorming. Just kind of like where people can park. >> Cuz I mean, you don't need your vehicle, obviously, during the farmers market, but we just want to take that into consideration for a lot of parking.

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>> Oh, not all of >> Some of the trucks or some vendors have to keep going back and forth to get stuff shipped whatever. >> Mhm. >> So, the truck needs to be >> accessible. >> accessible. Yeah. >> Alan, uh, was pointing out that some of the trucks need to be Some of the

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vendors need to be accessible to their trucks, right? And so, the ones that need that, um, are the ones where these spaces that are close and either in the middle or down here, down >> Well, that wouldn't make any sense because how are you If you're the red truck, now this person has to move or you're

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the You know what I mean? Like >> So, the the the idea is that the trucks Some of the trucks that need to be close, right? Would be here and their tent would be here. This tent would be here. This tent would be there. >> Right. >> Right? So, and the same here. So, they can park essentially behind their tents.

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>> Right. That That I understand. I'm I misunderstood. I understood Alan's meaning if people needed to move their vehicle. >> So, the It is a coordination issue. So, the idea is that the the the vendors come in, they know where their spots

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are, they know what their check-in time and their roll-in time is, and they have to be there by that time. Um, I mean, at the end of the day, vendors set up well before the farmers market happens. >> Right. >> They're they're they're they're significant. The Two other things that I just wanted to mention, um,

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as is listed in the plan, we are uh, uh, working towards and anticipating a from Rite Aid a path through Rite Aid through the Rite Aid parking. We're working closely with the owner of Rite Aid to make that happen.

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There is a possibility there could be additional parking for those trucks in >> Rite Aid >> in the Rite Aid. You know how >> Like overflow. >> As an overflow. >> Yeah. >> Um >> [clears throat] >> on on spring on on the um

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the the the festivals and things like that. That's a little bit different because the volume [clears throat] of vendors requires us to be able to have additional parking. That that doesn't seem to be a problem with either the existing parking at the market or the expanded farmers market.

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They said in our discussions with them too that they they think that they'll have enough parking in these two areas plus potentially the old bank. >> Okay. Do we know what the Rite Aid building is going to be? >> We don't. >> I understood maybe there might be a preschool going in.

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>> We we do not know at this point but prior to that happening is when we intend to have the We will have that in place ideally before we get into that issue. Yes. >> Um and then in terms of pavers and paying

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for you know and and things like that, we are very happy to take checks if you'd like to be the [laughter] first one. We'll be we'll be happy to do that. We're that's a little premature obviously. >> No, I know but I'm just saying like as an idea to you know fundraise in the

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future for this, I think there is a lot of people who would love to have a dedication paver >> And I >> in the plaza. >> I think it's an excellent idea and we'd be happy to take you as the first customer. >> How about the story about food trucks? >> So

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food trucks um We're figuring out food trucks. The idea is that there is, um, food trucks do add a certain ambiance to it. Um, food trucks right now are currently on Rittenhouse and they may stay on there. Um, rather than than come into the

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plaza. Um, we haven't made that determination yet. We haven't decided, um, which way we're going on that. So, um, we understand that some people love food trucks. We also understand that other people hate food trucks. And so, it's, um, uh, it's it's to be determined.

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Okay. >> I have a This is a very, very small thing. I I know these are not plans, these are just renderings. Um, but on if we look at that same perspective rendering bird's eye view two and a couple others, the arrow, uh, for the

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exit to the parking lot I think is facing wrong way down that one-way. >> That's correct. >> I just want to make sure someone points that out so we don't have a lot of traffic being very confused. >> I think it needs to be changed. >> Yeah, either way. Either way. >> [laughter]

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>> I mean, they only leave to the right. >> I noticed. >> Yeah, I noted that in my in my comments. But, it's a it's a rendering. >> Yeah, I think I figured. I just wanted to make sure. >> [clears throat] >> Anyone else? >> Uh, yes. Uh, one question. Um, these were These look like they were

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dated December and were you presented at that public meeting? Um, are these the final plans or will there be changes based on the public comment at that meeting? >> So, >> They >> Oh, sorry. Go ahead. >> Oh. >> Well, you probably know much more than I do, Catherine and all, but generally

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speaking, these were purely conceptual plans. They have been advanced after receiving comments from the public through not just that meeting, but a series of listening sessions and public meetings. And what we have now is what we brought to this board are 75% construction documents and even then,

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it's still going to change. It's still under review. We'll have more comments as we proceed tonight to be considered. So. >> So, so, you know, I I did make I did make one comment at that meeting and I'll I'll make it again. Um the the

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potential access uh uh to um to the Rite Aid property uh where it's shown and shown on the right, the southern part of the parking lot, right? Um I I I believe [clears throat] my comment or

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my recommendation is to consider moving that uh across that access to the northern part of the parking lot. Uh doing that, I think just the way the Rite Aid lot is shaped, that uh it it potential redevelopment could allow for a mixed uh an apart- another building

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that could frame uh that space much better. Um if you look at the way the Rite Aid property jumps out in the back, um and I went out with Alvin and we paced it one night. You could put a You could put a you know, you could put a residential

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And then you have a residential building right next to this new space, this great new space. Um and I think with the with the cross access on the southern side, I think it could make it more difficult to sort of, you know, uh redevelop that property

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other than what it currently is. And I'm drawing in conversations we've had as a as a board when we um when we adopted the redevelopment plan for Rite Aid, and we talked a lot about potential re- not just reusing the building, but really tearing the building down and and doing, you know, long-term doing something different. And

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I I think if the cross access easement was uh closer to the northern side, closer to where where developer road used to be, right? Um that keeps a a developable piece of that Rite Aid in play. >> Yeah, as far as I understand, obviously

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since you you were here prior to the center of the property to communicate. >> Yeah. So, the looking at the concept plan rendering, the render plan view looking down, uh it shows the southerly front connection between the two. That has

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changed significantly. Um it's more or less going to be what the existing condition is now, which is using the driveway turning toward and then cutting [clears throat] in that way, which is >> Is it set on which if you [clears throat] pursue cross

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access across access with access to the radio property, >> [clears throat] >> is it set on that that design or you're open to [snorts] >> No, we're we're not set on this design or even that design. It's still a work in progress. Obviously, we can we can deal with this for the whole year. >> Yeah, I think so.

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I'm I'm just going to reiterate, I think, you know, I think [laughter] consider moving that and really, you know, as you work with Rite Aid, you know, cuz I do I do believe we have an opportunity to, as you know, long-term, you know, if we start to build out that property and really strengthen uh this space as, you know, once it's

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built out. >> [clears throat] >> Uh the Jenga Um what is that Is that a big Jenga? >> [laughter] >> It's like 20 ft tall, is it? By the way, you can need a zoning, you can need a building permit for >> [laughter] >> It's a Jenga that's falling.

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>> It's a falling Jenga. >> Any other comments from the board? Okay, uh then I'll open up this meeting to public comments. Seeing no members of the public in our uh in-person audience, is there anyone at home who wishes to be heard?

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>> There was no one. >> Okay. All right, I will close the public portion of comments on the plan, and unless the board has any final comments, I will solicit a motion to see uh if

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this is not inconsistent with our town master plan. >> I move so. >> Motions? >> Second. >> Seconded. I'll take a roll call vote, please. >> Uh do I understand then you are accepting the plan as presented and that the comments are not to be included?

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>> The I believe what's been referred to us is whether the expenditure the capital project for this public works is not inconsistent with the master plan. I don't think we're obligated to approve or disapprove the specifics of the >> You You're not obligated. I'm just There were some comments. I just wanted to So

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if the motion is what it was said, that's fine with me. >> Okay. I I trust Matt to bring back the commentary to council and I will also do so at the steering committee with him because I think it's >> This is not a site plan. This is a master plan. >> a site >> Yes, correct.

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>> Similar [snorts] to the master plan. We're just voting on the idea. >> That it that the town It's not inconsistent with the town's master plan to undertake this capital expenditure for the purpose of developing the South Avenue Plaza. So,

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hope that's the motion I'm making. >> That is the second. >> There you go. >> Yes. >> All right. >> That's definitely what I wanted to do. >> [laughter] >> I'll second it again. >> Thank you. I will take a roll call vote, please. >> Mr. Brusher? >> Yes. >> Mr. Chin? >> Yes. >> Ms. Hatzi? >> Yes. >> Mr. Hale? >> Yes.

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>> Mr. Ho? >> Yes. >> Mr. Malay? >> Yes. >> Mr. Pearlman? >> Absolutely. >> Mr. Stern-Cottereau? >> Yes. >> Mr. Williams? >> Yes. >> Ms. Ann? >> Yes. [clears throat] >> All right. And with that, we'll just look at Scott to see if there's any good

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gossip around town about stuff that's going on. >> I don't need that thing. >> [laughter] >> Um You know, it's actually been pretty quiet. We're still waiting to hear about the uh the little fifth house. >> Yes, that's going to an interpretation to the zoning board. I think on the

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27th. >> Yeah. >> All right. So, that'll be part of the zoning board. >> Okay. >> All right. >> Well, they were be working there today. That house. >> I didn't put a stop construction. >> Okay, thanks. You can go ahead. >> All right.

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Very good. All right, so with that I'll open up this meeting to members of the public wishing to be heard on items not on the agenda. Continuing to see no members of the public having joined us in the last 5 minutes and nobody at home, I will close the public portion of this meeting and I will solicit a motion to adjourn.

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>> Woah, so solicitous. >> [laughter] >> So moved by the mayor. >> Come on. >> Seconded by by Dan. All in favor? >> Aye. >> Thank you so much. And