Mayor, would you like to proceed? >> Yes, please. >> Good evening. This is the meeting of the Burough Highlands Mayor and Council regular meeting on Wednesday, November 5th, 2025. The notice requirements provided for in the open public meetings act have been satisfied. Notice of this meeting was properly given by
transmission to the Aspberry Park Press and the Two River Times and by posting at the Burough Highlands Municipal Building and Bing with the Burough Clerk all on January 1st, 2025. Items listed on the agenda are subject to change. Please stand for the pledge of allegiance. [Music]
I pledge allegiance to the flag of the United States of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all. >> I will now do roll call. Council member
Svantes. >> Council Schlack >> here. >> Councelor Melnik here. >> Council President Oeski >> here. >> Mayor Bulan >> here. >> Thank you. First we have approval minutes. October 15, 2025 meeting minutes. >> I'll second. >> Council member Chilac,
>> yes. >> Councelor Melnick, >> yes. >> Council President Oeski, >> yes. >> Mayor Bulani, >> yes. >> Motion carries to approve October 15, 2025 meeting minutes. Next, we have October 27, 2025 special meeting minutes. >> I'll offer. >> I'll second. >> Council member um Chilac,
>> yes. >> Councelor Melnik, >> yes. >> Council President Oeski, >> yes. >> Mayor Bulai, >> yes. Motion carries to approve October 27th, 2025 special meeting minutes. Next, we have October 27, 2025 executive session minutes. >> I'll offer.
>> I'll second. >> Council, >> yes. >> Council me, >> yes. >> Council President, >> yes. >> Mayor Bullet, >> yes. >> Motion carries to approve October 27, 2025 executive session minutes. Next we have resolution R25195 designating a redeveloper for the
property identified as block 105.107 lot 1.1 on the tax map of the burl and authorizing the execution of a redevelopment agreement. Okay, this is for the uh shadow property. The current uh redeveloper is
the conditional redeveloper. This is just formalizing them as the redeveloper removing conditional from that title. Um, and I will offer this. >> I'll second it.
>> Council member Chalak, >> yes. Council >> Malik, >> yes. >> Council President, >> yes. >> Mayor Bulan, >> yes. >> Motion carries to adopt resolution R25 195. Next, via R25196 authorizing an extended property tax
grace period for qualifying taxpayers during federal government shutdown pursuant to PL 2209 C4.91 and local finance notice 2020-25.
Um this is uh we have a a a number of federal employees that live in town uh that are not being paid um because of the government shutdown. So what we're doing is extending their um their tax
payment into February of next year because they don't have the funds to pay their taxes. We don't want anyone to default on their mortgages. Um, so that's why we did this ordinance. And uh, with that, I will offer.
>> I'll second. >> Councilman Schlack. >> Yes. >> Councelor Mel. >> Yes. >> Council President. >> Yes. >> Mayor Bulan. >> Yes. >> Motion carries to adopt resolution R25 196. Next we have R25197 amending resolution 25-127
entitled approving renewal of liquor licenses for the 2025 2026 term as pertains to liquor license number 1317-33-004-014 >> and this is the one that had a typo correct that we're changing the text to
>> yes okay so you know typos happen so uh we just need to formalize this for the uh uh for the uh ABC laws to uh have the correct text in there and um that is why
this resolution is up here and I will offer this resolution. >> I'll second. >> Council member Chuck, >> yes. >> Council Malik, >> yes. >> Council President, >> yes. >> Mayor Bulan, >> yes. >> Thank you. Motion carries to adopt
resolution R25197. Next we have consent agenda. Mayor, would you like me to read the resolutions by title? >> Yes, please. >> R25198 appointing member to the Highlands Housing Authority Board of
Commissioners. R25199 accepting donation of a 2007 Steuart Stevenson M1085A1 military cargo unit from the county of Mammoth. R25200 increasing contract amount for expert witness services on behalf of the Burough of Highlands in
amat pending before the American Arbitration Association. R251 um 2011 directing tax collector to cancel property taxes on block 65 lot 3. R25202 authorizing auction of burough property.
R25203 awarding a fair and open contract for realy data collection and verification services in accordance with the assessment demonstration program. R25204 authorizing the execution of a shared services agreement between the burrow of highlands and burrow of Atlantic
Highlands for basic life support response. R25205 authorizing payment bills. R25206 authorizing execution of a transportation agreement with the county of Mammoth for the ride in Mammoth program formerly referred to as SCAT.
R25207 awarding a contract to Mammoth Dock works LLC for tide valve installation. R25208 authorizing execution of agreement between the Burough Highlands and JFK University Medical Service um medical center for EMS services.
Does anyone have any questions on the consensus agenda? >> I like that they're getting rid of the gas as a >> as a an acronym. Yes. It's kind of silly. >> Yes. >> All good. >> You're all good. >> Yeah.
>> All good. All right. Then I'll offer the consent agenda. >> I'll second. >> Councilman Clark. >> Yes. >> Council me. >> Yes. >> Council passes. >> Yes. Mayor Berlin. >> Yes. >> Motion carries to adopt resolutions R251898
through R25208. Next we have oath of office Ellen Lum [Music] [Music] that I will support the Constitution of the United States that I will support the Constitution of the United States
and the Constitution of the State of New Jersey and the Constitution of the State of Teachers and that I will bear true faith and allegiance and I will bear true faith and allegiance to the Senate to the state and the government established by the United States and the government established by the United
States and this state and this under the authority of the people under the authority of the people and I faithfully I'm faithful and partially impartially and justly perform Just perform all of the duties all the duties of the office
of plans, county, authority, board of commissions. According to [Music] [Applause] [Music] Thank you again. Next, we have introduction of proposed
ordinance 02524 approving the application of a long-term tax exemption and authorizing execution of a financial agreement. Okay. This is uh an ordinance that will have a public portion at our next council meeting which would be the first
uh Wednesday in December. And this is what is commonly referred to as a pilot which is a payment in lie of taxes. Um and this is for the proposed development at uh at Shadowon. Just to go over a couple of quick points about
this is um in the agreement that we've already voted on um that is the redevelopers agreement. It lays out all of the steps of um how they need to uh abide by certain rules. So
the agreement um gives them gives the developer up to 18 months to get all government approvals. This includes geotechnical freehold soil DP um all of those other um state agencies that they're going to uh need to pass all of
these tests before they can do anything. Um then after that so that's a year and a half then after that they have an additional 6 months to close on any financing that they are going to seek out to do the project. So that brings us
to 2 years. Uh then the commencement of construction is up to uh 12 months which brings us to three years in total 36 months and then they have another 36
months or 3 years to complete construction um because we want everyone to get all their approvals, take their time, do it right the first time and have that time to do it. So if you add up all of these different months, it is 6 years in total
from the clock starts today until 6 years in the future to get all of these approvals and construction approvals and and you know state um and all of the acronym agencies uh to weigh in on this. So it's not saying it's going to take 6
years. It will take up to six years. Um, and I'm sure that they would rather have their properties rented as soon as possible, but we have to be able to allow um time in order for for that to happen. I'm sure we're going to be
talking about this in public portion some more, but I just wanted to lay that groundwork um out there. And do I have an offering for this ordinance? >> I'll offer it. >> I'll second. >> Council Schlack. >> Yes. Council Melnik. >> Yes. >> Council President Oeski.
>> Yes. Mayor Berlin. >> Yes. >> Motion carries to pass 02524 on first reading with the public hearings to be held on December 3rd, 2025. Next, we have reports. Mayor's report. >> Yes, the October reports is not
attached. So, let me go find it. Um, sorry about that. It's just opening up. Okay. So, the report for October busy month, lots of things going on. Um,
as what we have just done is uh we've reached an agreement with the redeveloper for Shadow Lawn, which we are signing off on today, 11:5. Um some highlights of the plan for the property is uh a five-story building with 292 units 45 44
of which will be affordable units and those units will be deed restricted for a period of 40 years >> 40 years deed restricted as affordable and that is going to be a range hang on sir please hang on there's a time for
public portion and I'll answer any of those questions there I just need to get through the report. Um but um some of the things some of the other highlights is that there will be a scenic overlook for the public to use. Um and they will
be installing curbs and sidewalks from London A to uh Scenic Drive. So that well trotten path of uh people walking in the dirt will actually be a sidewalk. Um, so there's there's other things that
could come up during uh the time that they're at the land use board, but um that's uh what I have to report on that. Um at the last meeting, we had uh the developer at 289 Bay Avenue. Uh their de
developers agreement was also approved and uh they are currently waiting for county approvals for that property. And if you're not familiar with the address, it's that empty lot that used to be a small bungalow right next to uh Valerinati's um the VW um
I guess it's that's a auto body shop, you know. Um so we're waiting for that to happen. That's going to be exciting. It would be our first build in the um in first new build on Bay Avenue in quite some time since we've had the um
area in need of redevelopment. Uh for an update on regionalization with Sebrite, the New Jersey Supreme Court heard oral arguments that was on October 21st. So generally um the Supreme Court
takes about one to two months before they do their rulings. So we're just waiting for them to see which way it's going to go and and pretty much that court case is about if Sebrite has legal standing to leave the schools that
they're in now and come into our regional at Henry Hudson. Uh for emergency services in October we had um and this is the incidents report uh first aid had 25 fire responded to 24
and police responded to 771. Um, for code enforcement, we had two summons, five warnings, nine reports, 14 inspections, 25 permits, and nine OPER requests uh completed. For the building
uh building department, we had um 68 inspections, of which 56 passed, nine failed, and two were not ready, and they issued 19 permits. Um,
for current projects, we had uh the water company put in a new water man on North Street. First time they've ever had a water mane. Uh, they used to always get their uh water either from Shoesberry or Bay or Miller Street. So, uh, that was new and exciting and that
happened on uh, completed on October 9th. uh the Marine Place elevated walkway uh both east and west where we were making those improvements that is uh was substantially complete.
Um I would say probably around Halloween it was substantially complete and they are looking to be all the way complete before the end of November. Um, Frank Hall Park and Overlook Park. Uh,
we are getting there. They're looking to be, uh, substantially done by the end of November. And then in the spring, we're going to be able to put in the plantings, um, the shrubs and all that other kind of good stuff. So, that's
going to be very exciting next spring. Um, let me see what else do we have. Um there's no real updates on other um we've won a few grants that we haven't been able to move on because we're waiting for county approvals and for
state approvals. Um and then uh we also we won the uh Mammoth County open space grant and that's going to be to resurface uh some play the playgrounds and also to fix the um the courts at uh
Snug Harbor for both basketball and for um these tennis/ pickle ball courts. And we continue to go through our community rating system so that uh working towards getting lower flood plane rates uh flood insurance rates
that is and uh that's my report for the month of October. Any questions? >> Okay then. Next would be do you have anything that you'd like to add? >> Not at this time. >> Not at this time. Engineering legal.
Anything you'd like to add? >> Okay, then I guess we would be going to public portion. >> Public portion. Individuals wishing to address the council shall be recognized by the presiding officer and shall give their name, address, and the group, if
any, they represent. Although the council encourages public participation, it reserves the right through its presiding officer to terminate remarks to and or by any individual not in keeping with the conduct of a proper and efficient meeting. If any individual refuses to conduct themselves in the proper manner, they will be removed from
the meeting. The council will not during the public portion of the meeting discuss matters involving employment, appointment, terminations of employment, negotiations, terms and conditions of employment, evaluation of the performance of promotion, or discipline of any specific or prospective or
current employee. There's a 3minut time limit for your comments. >> If you could just please stand and state your name and address for the record. for one city drive East Point. >> Thank you, mayor. Sure, inviting my
course. I also represent as the president of the board of East Point. So, I'm here with a number of my board members and a number of unit members here. >> We're excited to see shadowing being developed because it is definitely a light to our neighborhood. And at the
same token, we do have some trepidations as to what's going on. So, a couple of questions. If I could, mayor, the purchase agreement for the property, is that going to be made public or has it been made public already? Can we get a copy?
>> It is. It is not in our chaton is a private piece of property. >> We have nothing to do with the sale of the property. >> This is only for the the what we did here today is just for an agreement with
the developer. Once that happens. >> Okay. Do we have a copy of the Can we get a copy of the developers agreement? >> Uh that becomes a public I mean after tonight that is now a public document. Absolutely. >> Because some of the things that we've
been discussing at our meetings of course we're concerned about the traffic study. Obviously the geological study that's going to be done. Has there been any preliminary studies done? because we all live on the same rock and roll special with not rolling down the hill.
Number one. Number two, of course, the construction of the new complex is going to be put in. How does that impact us? You know, the vibrations, ground movement, so on and so forth. That's been an ongoing discussion at some of our building needs with overall contour
of the lay of the land. This is very hard to distinguish from any one location. Sure. Um to the best of my knowledge and our attorney is here. Um the only um application that has been made is the pre-application
to uh de for D. Um I'm not aware of any other um I was going to say if Francancy if you can come up here and snag a chair with the boys. Good evening. I'm Fran McManam in
McMahon in Scotland and Bowman. We serve as redevelopment council to the burough. So to answer your question, um there we are not aware I mean they've done some preliminary studies as part of designing the project the concept plan. They will be required the redevelopers required to
get all of the applicable and required governmental approvals. So they will have to get all the approvals that are necessary to develop that site in consideration of geological parameters around the site. >> I'm not questioning if they're going to or not going to. Yes. Just that easier
for us to answer all the questions that we're confronted with at our unit building because we have 166 contained people living in one building. And if we have some of the answers, it always makes life simpler and easier to see what the design would be, what how it's
going to be constructed, how it would impact our building. Do we have to have an engineer come in and evaluate our building prior to construction? Is it cracking or anything else that may occur? So, traffic safety, where the
sidewalk is going to be put in, what's the intersection at the bottom of our entrance going to be safety? And of course, also, we're partners with this because we have an easement. So, we have an easement agreement on that property.
So, I've spoken to the mayor about some of the things that we're looking for, additional lighting, additional security for that area. I mean, to the credit of the board members and the people of East Point, we paved their property last year
because their property was in such terrible condition. The potholes were pain in driving in. So, we actually spent our money to fix their piece of property. Now, we have to know what partners on that piece of property. How is the new owners going to address us?
How are we going to interact with? >> Understood. And as far as what the concept plan is, that is attached, as the mayor mentioned, the redevelopment agreement is now going to be available to the public. The concept plan is attached to that redevelopment agreement. >> So that will be made available. >> I'm sure it'll be on the burrow site
probably tomorrow. >> Yes. >> Okay. Very good. >> And a lot of the particulars that you were speaking about are going to be brought up when they go to the land use board because they are going to have to there's going to be many public meetings. Um, as I'm as we can see,
there's 20 people here that are normally not here. So, um, there's going to be many public meetings. It is exciting. It's it's, uh, it's a pretty big deal. So, um, and we do everything
all decisions are made in the public. So, I encourage you to to come back out when it's when they get to the spot that they're going to be at the land use board because a lot of the things that you've asked about like um extra lighting and things like that can be
addressed during the land use process during those land use approvals. >> Very good. >> Can I get a card from you? >> Absolutely. Sure. >> Thank you very much. >> Absolutely. Thank you, Louis. If you could just get to the microphone
so that uh the clerk can have a clear um >> matter for the record. >> My name is David Stanley. Address is one as well. I just have one question. Earlier you mentioned something about
giving them a break on taxes during the period of time they have licensing construction etc. That sounds great. I have two questions on that. One is well hang on it they're not getting any the pilot agreement does not happen until
they have their certificate of occupancy and completion. So that means it's after the um building is built. >> Good. So before that being taxed as undeveloped land >> well because it is vacant land >> right so I just
>> yes oh no >> it was never going to be zero >> it was yes it was never going to be zero >> yes >> and then the next question was and I don't know where I saw this >> I saw that it means approximately $51
million in benefits to the world over 30 Correct. >> I was just curious how does that come about? >> What is what is the makeup of that? >> It comes about in the developers agreement. >> It it shows a it comes about from uh the
collection of the rents because it's 100% rental property. Um and that is a portion of their profits from the rents and that'll come to the burough. Thank you. >> You're welcome. >> That was it. >> Okay. Thank you, sir.
Does anyone else have any uh questions or comments? Come on, Don. [Music] Yes. >> Yeah. That way Lewis can sit back down follow up on question. >> Just your name and address for the
record. >> Um the pilot program, we know that it's going to be 51 million over 30 years. Do we know the timing of the payments? What they might look like if we get it all up front in the first year and nothing? >> No. Oh, no. That's not how it works. It
is a year it's a yearly payment that uh gradually increases uh over time. Um and it is a percentage of their profits from the rents. And uh if if we become if it becomes
more desirable, the rents will be higher. It could be more than $51 million. >> 51 million. >> It's that's Yes, that's the proposed amount. >> Okay. Thank you. >> You're very welcome. [Music] >> Hi, my name is Teddy Beten.
You said that proposed based on your profits. What if they don't have sufficient profits? Uh based on what's going on at Port Mammoth and with Netflix, I don't feel that they're going to have any problem
um getting the the rents that they're looking for. Um so I I don't think that's going to be an issue. And I also just wanted to mention for the record that these affordable units are not going to be managed by the town and they're not going to be managed by the
developer or the owner. We have stipulated that there must be a professional um firm that deals solely in affordable housing that is going to manage that process. So it is going to be a
completely open and fair process. >> You say you don't anticipate. My question is is it guaranteed the 51 no matter what their benefits are? Um, Francancy, I I would say no because
nothing I mean it's it's life. Nothing's guaranteed. Uh, but that's what they that's what they are proposing. Yes. >> I was going to say I defer to the attorney once again. >> So, what's locked in and what's guaranteed are the percentages of their
profits or the uh the net revenues that they're generating. So, there's no guarantee as to what their those amounts will be. there's locked into the percentages that that's what's guaranteed, but this is what's been estimated based on the projections from the bureau's financial um financial
analysis. the bureau analysis or committed >> the bureau the bureau has their own financial advisor who will be attending the meeting for the final uh adoption of the ordinance and they that's NW um financial and they will provide the information as to the uh like provide a
pre presentation on the pilot and the uh anticipated revenues from the pilot. >> Thank you very much. >> Sure. Go ahead. Go ahead. It's important. Go ahead. >> Sure.
>> Microphone please. >> Yeah. >> David stand on. So my question is this profits are defined. There's a formulation that includes revenues and expenses. There's cash flow which includes expenses but
not cash expenses. So if the depreciation is accelerated on the accounting crop, they will be showing a lot less in crop. Is NW financial going to be demanding
that the depreciation not be accelerated or is the calculation on our share of the profits going to be based on cash flow as opposed to what they committed to books to a back? Yeah, there are statutory requirements under the
long-term tax exemption law as to how the revenue will be calculated. And again, NW will be providing a presentation on this, but so there are uh there's an understanding of what's going to be included and what is permitted to be included under the
statute as far as calculating what their revenue is and what percentage the B, you know, that will be based on what the the percentage the burrow will be getting. >> This will be presented to us. >> Yes. And again, that'll be at the first
meeting, uh, the first Wednesday. No, >> it's hang on. It's >> revenues. >> Yes. >> Not expenses. Some expenses are permitted to be taken
out per the statute but uh there again it's a formula per the statute. There's no discretion as to what they will be calculated. They're required to provide annual audits. There's significant oversight and monitoring of what their revenue is and the the documents they
have to provide for that to be reviewed. >> Tell us which statute is >> I can uh yes I can. Um, whose name is NJSA4A 20-1
JSA SA >> 40A col 20-1 and it's called the longterm tax exemption law. And while you're writing that down,
the council meeting that um our financial adviser is going to be making this presentation to you is going to be on December 3rd right here 7:00. >> Thank you. >> You're welcome.
Anyone else? >> Yeah, I have a question. >> Okay. How is this? Oh, my name is John Rantion, East Point. I'm also on the board. The question I have is how is this going to reflect the taxes for
Highlands? Is this going to try to stabilize with the taxes going up every year or we're going to still be getting these big increases? That's my question. >> Um, well, I mean, t
Yes, it will stabilize the tax rate. I'm sorry. I can't agree. I asked you to raise the value of >> it will stabilize the tax rate. >> Okay. >> And as I said, as the years go by, the percentage of the rents goes up. So, as the years
goes by, the dollar amount that we get is going to go up as well. So, it starts at just under um I want to say it's just under a million and then it goes up and up and up every year. All right. Thank you.
>> You got it. >> Oh, boy. >> Yeah. I I [Music] >> feel for you, Louis. >> Does anyone else have any questions that we can answer? Sure. Go right ahead.
just get into the microphone so we can have it for the record. >> How soon this project is going to start? >> Well, that's what I went over a little bit before we open this up. So, we have
um they have 18 months from today to um well, not from today, from when both of us sign off on it um to get their all of their government approvals. So, that's a year and a half. And then they have another 6 months, so that's 2 years to
get their financing together. And then they start construction um within the next year after that. So, now we're up to three years. So that that's the that's the longest time it will take because all the way
that we structured um well we the way that Francancy restructured the redevelopment agreement is up to those many months and years. >> Okay. >> So it's nothing's happening tomorrow. Nothing's going to probably happen for
>> Yes. Yes. >> Okay. Very good. Thank you so much. Appreciate it. Anyone else have a question, comment, anything? >> Go right ahead. >> My name is and I live 62 hours and I
just want to be this in the nation and I think it's finding to a place that is phenomenal. islands from whether it was the finance and energy commences.
So great job. >> Thank you. >> Thank you. >> Okay. Not seeing no one else making a comment. I'm going to close public portion. >> Executive session. >> Oh yes. Executive session will be held following the regular council meeting
prior to each executive session. The burough council will convene an open session at which time a resolution will be adopted in accordance with NJSA 104-13. No formal action will be taken during executive session. Resolution to enter executive session. Be it resolved that
the following portion of this meeting shall not be open to the public. Be it further resolved that private consideration is deemed required and is permitted because of the following noted exception set forth in the act litigation. Be it further resolved that is anticipated that the matters be considered in private may be disclosed
to the public at a later date when the need for privacy no longer exists. >> I will make that offer. >> I'll second. >> All in favor? >> I thank you. Executive session starts at 7:37. Please exit everybody.
>> Thank you all for coming out. Uh motion to journ. >> All in favor? I >> thank you. Meeting adjourned at 7:43. [Music]