On the agenda: Phillipsburg Town Council Meeting September 22, 2026 — ALPR (Sep 22)

TOWN OF PHILLIPSBURG
COUNCIL MEETING AGENDA
September 22, 2026 — 6:00 P.M.
1.

CALL TO ORDER

2.

OPEN PUBLIC MEETING ACT STATEMENT

This meeting is called pursuant to the provisions of the Open Public Meetings Law. This meeting
of September 22 2026 was included in a list of meeting notices sent to newspapers of record and posted
on the bulletin board in the Municipal Building and has remained continuously posted as the required
notice under the statute. In addition, a copy of this notice has been available to the public and is on file in
the office of the Municipal Clerk.
3.

PLEDGE OF ALLEGIANCE

4.

INVOCATION

5.

ROLL CALL

6.

APPROVAL OF MINUTES – Regular Meeting Minutes September 8, 2026

7.

BILLS LIST

8.

MAYOR’S REPORT

9.

PUBLIC DISCUSSION ON AGENDA ITEMS

10.

HABITABILITY HEARING – 109 Chambers St.

11.

ORDINANCES – 2nd Read and Public Hearing
O2026-26 ORDINANCE OF THE TOWN OF PHILLIPSBURG, COUNTY OF WARREN,
STATE OF NEW JERSEY, CREATING CHAPTER 380 ENTITLED “MINORS AND
PARENTAL RESPONSIBILITY” TO IMPOSE CERTAIN RESPONSIBILITIES OF PARENTS
AND/OR GUARDIANS OF MINORS ENGAGING IN CERTAIN OFFENDING BEHAVIOR

12.

ORDINANCES – 1st Read – Introduction
** 2nd Reading and public hearing will occur at 6:00 p.m. on Tuesday, October 13, 2026 at
which time any interested persons may speak for or against the ordinance **
O2026-27 ORDINANCE OF THE TOWN OF PHILLIPSBURG, COUNTY OF WARREN,
STATE OF NEW JERSEY, AMENDING AND SUPPLEMENTING THE PHILLIPSBURG
TOWN CODE BY INCREASING CERTAIN FEES PROVIDED THEREIN
O2026-28 ORDINANCE OF THE TOWN OF PHILLIPSBURG, COUNTY OF WARREN,
STATE OF NEW JERSEY AMENDING THE REDEVELOPMENT PLAN FOR THE
PROPERTIES REFERRED TO AS THE RIVERFRONT REDEVELOPMENT AREA,
DISTRICTS 1 THROUGH 6

13.

RESOLUTIONS ** CONSENT AGENDA **
Matters listed on the Consent Agenda Resolutions are considered routine and will be enacted by
one motion of the Council and one roll call vote. There will be no separate discussion of these
items unless a Council member requests an item to be removed for consideration.

R2026-137 GOVERNING BODY CERTIFICATION OF THE ANNUAL AUDIT
R2026-138 RESOLUTION APPROVING THE CORRECTIVE ACTION PLAN
R2026-139 RESOLUTION OF THE TOWN OF PHILLIPSBURG, COUNTY OF WARREN,
STATE OF NEW JERSEY, AUTHORIZING THE EXECUTION OF A MINOR SUBDIVISION
DEED CONCERNING A PORTION OF BLOCK 1218, LOTS 8 AND 9
R2026-140 AUTHORIZING THE NJ STATE CONTRACT PURCHASE OF EMERGENCY
LIGHTING AND EQUIPMENT INSTALLATION FOR POLICE VEHICLES FROM ELITE
VEHICLE SOLUTIONS
R2026-141 RESOLUTION OF THE TOWN OF PHILLIPSBURG, IN THE COUNTY OF
WARREN, STATE OF NEW JERSEY AUTHORIZING TOWN OFFICIALS TO
UNDERTAKE CERTAIN ACTIONS IN CONNECTION WITH THE ISSUANCE AND SALE
OF NOT TO EXCEED $24,992,000 BOND ANTICIPATION NOTES, SERIES 2026
CONSISTING OF $20,492,000 GENERAL IMPROVEMENT NOTES, SERIES 2026 AND
$4,500,000 SEWER UTILITY NOTES, SERIES 2026
R2026-142 RESOLUTION DESIGNATING HANDICAP PARKING SPACES WITHIN THE
TOWN OF PHILLIPSBURG
R2026-143 RESOLUTION OF THE TOWN OF PHILLIPSBURG, COUNTY OF WARREN,
STATE OF NEW JERSEY AUTHORIZING THE AWARD OF CONTRACT FOR THE TOWN
OF PHILLIPSBURG 2026 DOWNTOWN PAVING PROJECT
14.

OLD BUSINESS
Tabled August 11, 2026

Check #5579

15.

NEW BUSINESS

16.

MOTIONS – Special Event Applications – Pork Roll Palooza, Oct 10th at Shappell Park
Halloween Parade, Oct 25, South Main St.

17.

PUBLIC PETITIONS

18.

COUNCIL OPEN TIME

19.

EXECUTIVE SESSION – if required

20.

ADJOURNMENT

ORDINANCE NO. 2026-26
ORDINANCE OF THE TOWN OF PHILLIPSBURG, COUNTY OF WARREN, STATE
OF NEW JERSEY, CREATING CHAPTER 380 ENTITLED “MINORS AND PARENTAL
RESPONSIBILITY” TO IMPOSE CERTAIN RESPONSIBILITIES OF PARENTS
AND/OR GUARDIANS OF MINORS ENGAGING IN CERTAIN OFFENDING
BEHAVIOR
WHEREAS, the Town Council of the Town of Phillipsburg, County of Warren, State of
New Jersey wishes to amend and supplement the Phillipsburg Town Code by creating a new
chapter – Chapter 380 – imposing certain rules, regulations, and responsibilities onto parents
and/or legal guardians of minor children who commit certain enumerated offenses; and
WHEREAS, the Town Council believes that the creation of this Chapter is in the best
interest of the Town and its residents.
NOW, THEREFORE, BE IT ORDAINED by the Town Council of the Town of
Phillipsburg, County of Warren, State of New Jersey that the Phillipsburg Town Code is hereby
amended and supplemented by the creation of Chapter 380, entitled “Minors and Parental
Responsibility” imposing certain rules, regulations, and responsibilities onto parents and/or legal
guardians of minor children who commit certain enumerated offenses, as follows:
SECTION I:
CHAPTER 380 – MINORS AND PARENTAL RESPONSIBILITY
§ 380-1. Definitions.
Minor – Any individual under the age of eighteen (18) years of age.
Parent – Any natural parent or any adult person over of at least twenty-one (21) years of age or
who is responsible for the care, custody, and control of a minor child.
Legal Guardian – A person, other than a parent, to whom legal custody of the minor child has
been given by court order, or who is acting in place of the parent, or is responsible for the care and
welfare of the minor.
Public Place – Any place to which the public has access, including, but not limited to, a public
street, road, throughfare, sidewalk, plaza, park, recreation or shopping area, public transportation
facility(ies), vehicle used for public transportation, parking lot, or any other public building,
structure, and/or area.
Supervision – The exercise of control over a minor child, knowing his whereabouts, with whom
he associates, and in what activities he may engage in which could affect or offend the public
peace, safety and morals.

§ 380-2. Enumeration of Offenses.
A. Offenses against public peace, safety and morals shall be punishable as herein provided.
B. Offenses against the public peace, safety and morals are hereby defined to include the
following:
a. A felony, high misdemeanor, misdemeanor or other offense.
b. Violation of any penal law or municipal ordinance.
c. Any act or offense for which he could be prosecuted in the method partaking of the
nature of a criminal action or proceeding.
d. Being a disorderly person.
e. Knowingly visiting gambling places, or patronizing other places or establishments,
his admission to which constitutes a violation of law.
f. Deportment endangering the morals, health or general welfare of said child.
g. Including any and all state statutes under Title 39 of the Motor Vehicle Act as to
violations in the operation and use of a motor vehicle but not including violations
for parking.
h. Sale and use of narcotics or other drugs.
i. Defacing the property of another (graffiti).
j. Destroying any property of another.
k. Assaults and battery.
l. Littering or destruction or defacing of public property owned by the governments
of the Town, county, or state.
m. Destruction of playground equipment and public parks.
n. Public intoxication and/or consumption of alcoholic beverages on a public street,
highway or property.
o. Lack of supervision by a parent, legal guardian or other person having the care or
custody of a minor child under the age of 18. A "person" is defined to include
parents, guardians or persons having custody or control of minor children.
p. Indecent exposure.
§ 380-3. Parental Responsibility.
It shall be unlawful for any parent, legal guardian or other person having the care or custody of a
minor child under eighteen (18) years of age by any act or word, or the failure to act or by the lack
of supervision and control over said minor child to encourage, contribute toward, cause or tend to

cause said child to violate this Ordinance by reason of the activity of said minor child within the
Town of Phillipsburg.
§ 380-4. Assisting in Encouraging Violations.
It shall be unlawful for any parent, legal guardian, or other person having custody and care of any
minor child to assist, aid, abet, allow, permit, or encourage said minor to violate the provisions of
this Ordinance, either by overt act, by failing to act, or by lack of supervision and control over said
minor child.
§ 380-5. Apprehension of Violators.
When any person under the age of eighteen (18) years is apprehended in violation of this Ordinance
or violation of any laws of the state as outlined in this ordinance and has been brought before the
Judge of the Division of Warren County Juvenile and Domestic Relations Court and upon the
Court’s determination that the child is guilty of the offense within the purview of this Ordinance,
the parent, legal guardian or other person having care and custody of said minor may be summoned
before a Judge of the Municipal Court of the Town of Phillipsburg and ordered to provide
supervision of the minor. The failure of said parent, legal guardian or other person having legal
custody of said minor child, upon a second offense, shall cause the parent, legal guardian or the
other person having custody of said minor child to be subject to the penalties herein.
§ 380-6. Violations and Penalties.
Any person(s) found to be in violation of the provisions of this Chapter shall, upon conviction
thereof, be liable for penalties or any combination thereof as set forth in Title 2C of New Jersey
Statutes and/or Chapter 1-15 of the Phillipsburg Town Code, in the discretion of the Judge of the
Municipal Court before whom such violation is heard and conviction made. Each day that a
violation occurs shall be deemed a separate and distinct violation, subject to the penalty provisions
of this Chapter.
SECTION II: Repealer.
All ordinances, or parts of ordinances, inconsistent with this Ordinance are hereby repealed to the
extent of such inconsistencies.
SECTION III: Severability.
If any article, section, subsection, paragraph, phrase, or sentence of this Ordinance is, for any
reason, declared to be unconstitutional or invalid, such article, section, subsection, paragraph,
phrase, or sentence shall be deemed severable.
SECTION IV: Effective Date.
This Ordinance shall take effect immediately upon final publication, as provided by law.

NOTICE
NOTICE is hereby given that the foregoing Ordinance was introduced to pass on first
reading at a regular meeting of the Council of the Town of Phillipsburg held on September 8, 2026,
and ordered published in accordance with the law. Said Ordinance will be considered for final
reading and adoption at a regular meeting of the Town Council to be held on September 22, 2026,
at 6:00 PM or as soon thereafter as the Town Council may hear this Ordinance at the Envision
Center Community Room, 535 Fisher Avenue, Phillipsburg, New Jersey, at which time all persons
interested may appear for or against the passage of said Ordinance.

CERTIFICATION
I, Susan Turner, Acting Municipal Clerk for the Town of Phillipsburg, do hereby certify that the
foregoing is a true copy of an Ordinance duly adopted by the Town Council at their meeting.

______________________________
Susan Turner Acting Municipal Clerk

ORDINANCE NO. 2026-27
ORDINANCE OF THE TOWN OF PHILLIPSBURG, COUNTY OF WARREN, STATE OF NEW
JERSEY, AMENDING AND SUPPLEMENTING THE PHILLIPSBURG TOWN CODE BY
INCREASING CERTAIN FEES PROVIDED THEREIN
WHEREAS, the Town Council of the Town of Phillipsburg has reviewed the Town Code and has
made a determination that certain fees are below the requisite amount and – therefore – require an increase;
and
WHEREAS, the Town Council now wish to increase certain fees provided in the Town Code and
believes that such amendment to the Town Code is in the best interest of the Town and its residents.
NOW, THEREFORE, BE IT ORDAINED by the Town Council of the Town of Phillipsburg,
County of Warren, State of New Jersey, that certain sections of the Town Code are hereby amended and
supplemented to increase certain fees pronounced therein, as follows:
SECTION I:
Additions to this Section shall be delineated by underlined text, thusly.
Deletions to this Section shall be delineated by strikethrough text, thusly.
The following amendments are hereby made to certain Sections of Chapter 235 entitled “Construction
Codes, Uniform”:
§ 235-3. Fees.
A. [. . .]
D. Building subcode fees. The fees for new building construction or alterations shall be:
(1). [. . .]
(a) The new construction fee shall be in the amount of $0.038 $0.050 per cubic foot of
volume for buildings and structures of use groups B, E, H, I, R-1, R-2, R-3, R-4, and
R-5.
(b) The fee shall be $0.021 $0.025 per cubic foot of volume for groups, A-1, A-2, A-3, A4, A-5, F-1, F-2, S-1, and S-2, and the fee shall be $0.011 $0.015 per cubic foot for
structures on farms, including commercial farm buildings under N.J.A.C. 5:23-3.2(d),
with a maximum fee for such structures on farms not to exceed $1,602 $1,700.00.
(2). [. . .]
(a) For Use Groups A-1, A-2, A-4, A-5, B, E, F-1, F-2, H, U, M, R-1, R-2, R-4, S-1, S-2,
and U, the fee shall be $56 for the first $3,000 of estimated cost of work; and $24
$50.00 per $1,000 of value for the cost of work exceeding $3,000 up to and including
$50,000; and $12 $35.00 per $1,000 of value for the cost of work in excess of valued
between $50,000; and $100,000; and $35 per $1,000 of value for the cost of work in
excess of $100,000.
(b) For Use Groups A-3, R-3, and R-5, the fee shall be $46 for the first $3,000 of estimated
cost of work; and $16 $50.00 per $1,000 of value for the cost of work exceeding $3,000
up to and including $50,000 and $12 $35.00 per $1,000 of value for the cost of work
in excess of valued between $50,000 and $100,000; and $35 per $1,000 of value for
the cost of work in excess of $100,000.

(3). [. . .]
(5). The fee for tents, in excess of 900 square feet or more than 30 feet in any dimension, shall
be a flat fee of $92 $150.
(6). The fee for roofing and siding work completed on a structure in Use Groups R-3 and R-5
shall be a flat fee of $48 $75.
(7). The fee for an aboveground swimming pool shall be $65 $100. The fee for an in-ground
swimming pool shall be $150 $250 [. . . .]
(8). The fee for premanufactured garden and utility-type yard sheds, which are from 100 to 200
square feet or greater than 10 feet in height and accessory to Use groups R-3 or R-5 of the
building subcode, shall be $36 $75. The fee for utility yard sheds for all other use groups
or sheds constructed on site shall be $48 $100 [. . . .]
(9). The fee for the installation of a fence over six feet in height and accessory to Use Groups
R-3 and R-5 of building subcode shall be $46 $75. For all other use groups, the fee shall
be $120 $150.
(10).

[. . .]

(a) The fee for a retaining wall with a surface area greater than 550 square feet that is
associated with a Class 3 residential structure shall be $120 $150.
(b) The fee for a retaining wall with a surface area of 550 square feet or less that is
associated with a Class 3 residential structure shall be $65 $100 [. . . .]
E. Plumbing subcode fees; plumbing fixtures and equipment.
(1). For plumbing fixtures and equipment, the minimum fee shall be $90. The fee shall be in
the amount of $13 per fixture for the first four (4) fixtures, and for every fixture in excess
of four (4), the fee shall be in the amount of $25 per fixture, piece of equipment or appliance
connected to the plumbing system and for each appliance connected to the gas piping or
oil piping system, except as indicated in Subsection E(2) below.
(2). The fee shall be $65 $125 per special device for the following: grease traps, oil separators,
refrigeration units, utility service connections, backflow preventers equipped with test
ports (double check valve assembly, reduced pressure zone and pressure vacuum breaker
backflow preventers), steam boilers, hot-water boilers (excluding those for domestic water
heating), active solar systems, sewer pumps and interceptors. There shall be no inspection
fee charged for gas service entrance.
(3). There shall be a flat fee of $52 $90 for four or fewer plumbing fixtures, appliances, or
pieces of equipment connected to the gas or oil piping system.
F.

Electrical subcode fees; electrical fixtures and devices.
(1). The fee for the first block of outlets consisting of one to 25 receptacles, fixtures or devices
shall be $46 $100, and for each additional block consisting of 25 receptacles, fixtures or
devices, the fee shall be $8 $25. For the purpose of computing this fee, receptacles, fixtures
or devices shall include lighting fixtures, wall switches, convenience receptacles, sensors,
dimmers, alarm devices, smoke and heat detectors, communication outlets, light standards
eight feet or less in height including luminaries, emergency lights, electric signs, exit lights
or similar electric fixtures and devices rated 20 amperes or less including motors or

equipment rated less than one horsepower (hp) or one kilowatt (kw). The minimum fee
shall be in the amount of $90.
(2). For each motor or electrical device rated from one hp or one kw to 10 hp or 10 kw; for each
transformer or generator rated from one kw or one kva to 10 kw or kva; for each
replacement of wiring involved one branch circuit or part thereof; for each storable pool or
hydromassage bathtub; for each underwater lighting fixture; for household electric cooking
equipment rated up to 16 kw; for each fire, security or burglar alarm control unit; for each
receptacle rated from 30 amperes to 50 amperes; for each light standard greater than eight
feet in height including luminaries; and for each communications closet, the fee shall be
$13 $50.
(3). For each motor or electrical device rated from greater than 10 hp or 10 kw to 50 hp or 50
kw, for service equipment, panel board, switch board, switch gear, motor control center, or
disconnecting means rated 225 amperes or less; for each transformer or generator rated
from greater than 10 kw or 10 kva to 45 kw or 45 kva; for each electric sign rated from
greater than 20 amperes to 225 amperes including associated disconnecting means; for each
receptacle rated greater than 50 amperes; and for each utility load management device, the
fee shall be $54 $100.
(4). For each motor or electrical device rated from greater than 50 hp or 50 kw to 100 hp or 100
kw; for each service equipment panel board, switch board, switch gear, motor control
center or disconnecting means rated from greater than 225 amperes to 1,000 amperes; and
for each transformer or generator rated from greater than 45 kw or 45 kva to 112.5 kw or
112.5 kva, the fee shall be $116 $150.
(5). For each motor or electrical device rated greater than 100 hp or 100 kw; for each service
equipment, panel board, switch board, switch gear, motor control center or disconnecting
means rated greater than 1,000 amperes; and for each transformer or generator rated greater
than 112.5 kw or 112.5 kva, the fee shall be $576 $800.
(6). The fee charged for electrical work for each permanently installed private swimming pool
as defined in the building subcode, spa, hot tub or fountain shall be a flat fee of $65 which
shall include any required bonding and associated equipment such as filter pumps, motors,
disconnecting means, switches, required receptacles, and heaters, etc., excepting panel
boards and underwater lighting fixtures. For public swimming pools, the fee shall be based
on the basis of number of electrical fixtures and ratings of electrical devices involved in
accordance with Subsection F(1) through (5) above.
(7). The fee charged for the installation of single- and multiple-station smoke or heat detectors
and fire, burglar or security alarm systems in any one- or two-family dwelling shall be a
flat fee of $29 $50 per dwelling unit. For fire, burglar and security alarm systems and
detectors in buildings, other than one- or two-family dwellings, the fee shall be charged in
accordance with Subsection F(1) and (2) above.
(8). For photovoltaic systems, the fee shall be based on the designed kilowatt rating of the solar
photovoltaic system as follows:
(a)For one to 50 kilowatts, the fee shall be $58 $90.
(b) For 51 to 100 kilowatts, the fee shall be $116 $150.
(c) For greater than 100 kilowatts, the fee shall be $576 $800.

(9). [. . .]
(14).
For the inspection of an electrical service and the issuance of a cut in card, as part
of an electric utility request to install or unblock an electric meter, the fee shall be $54 $90.
(15).
The fee for the annual electrical inspection of swimming pools, spas or hot tubs,
which are required to be inspected pursuant to N.J.A.C. 5:23-2.18C, shall be $54 $90.
G. Fire protection subcode fees. For fire protection and hazardous equipment, sprinklers, standpipes,
detectors (smoke and heat), pre-engineered suppression systems, gas- and oil-fired appliances not
connected to the plumbing system, kitchen exhaust systems, incinerators and crematoriums, the fee
shall be as follows:
(1). The fee for 20 or fewer heads shall be $82 $150; for 21 to and including 100 heads, the fee
shall be $115 $250; for 101 to and including 200 heads, the fee shall be $289 $350; for 201
to and including 400 heads, the fee shall be $748 $950; for 401 to and including 1,000
heads, the fee shall be $1,036 $1,500; for over 1,000 heads, the fee shall be $1,323 $2,500.
(2). The fee for one to 12 detectors shall be $72 $100; and for each additional 25 detectors or
portion thereof, the fee shall be in the amount of $15 $50.
(3). The fee for each standpipe shall be $289 $450.
(4). The fee for each independent pre-engineered system shall be $116 $200.
(5). The fee for each gas- or oil-fired appliance that is not connected to the plumbing system
shall be $58 $100.
(6). The fee for each kitchen exhaust system shall $58 $100.
(7). The fee for each incinerator or crematorium shall be $365 $500.
(8). For single- and multiple-station smoke or heat detectors and fire alarm systems in any oneor two-family dwellings, there shall be a flat fee of $36 $75 per dwelling unit. For detectors
and fire alarm systems in buildings other than one- or two-family dwellings the fee shall
be charged in accordance with Subsection G(2) above.
(9). The fee for the installation of a flammable or combustible liquid storage tank in excess of
275 gallons' capacity in use groups R-3 and R-5 shall be $46 $75. For all other use groups
the fee shall be $72 $150 per tank.
H. Fees for certificates and other permits are as follows:
(1). For a demolition or removal permit for a building or structure less than 5,000 square feet
in area and less than 30 feet in height; for one- or two-family residences (Use Group R-3
or R-5) and structures on farms including commercial farm buildings under N.J.A.C. 5:233.2(d), the fee shall be $82 $100. For all other use groups the fee shall be $150 $200. For
the removal of a structure, accessory to use group R-3 or R-5 and less than 200 square feet
in area, the fee shall be $36 $50.
(2). For the removal or abandonment of an underground flammable or combustible liquid
storage tank and accessory to a Use Group R-3 or R-5 of the building subcode the fee shall
be $46 $75. For all other use groups, the fee for underground storage tanks shall be $120
$150. The removal of an above-ground combustible or flammable liquid storage tank up
to 660 gallons in capacity for all use groups shall be $39 $75. For above-ground tanks over
660 gallons, the fee shall be $120 $150.

(3). The fee for a permit to construct a sign shall be in the amount of $1.45 $1.75 per square
foot of surface area of the sign, computed on one side only for double-faced signs. The fees
for signs with a surface area of 32 square feet or less shall be a flat fee of $46 $75
(4). [. . .]
(12).
For cross connections and backflow preventers that are subject to testing and
requiring an annual re-inspection, the fee shall be $65 $75 for each device when they are
tested. In occupancies where multiple backflow preventers are inspected and tested on the
same day, requiring one commute to the inspection site, the fee shall be $65 $75 for the
first device and $13 $25 for each additional device. For other inspection arrangements
requiring additional commutes to the inspection site the fees shall repeat and be in addition
to the initial inspection fees.
(13).
The fee for a mechanical inspection in a Use Group R-3 or R-5 structure by a
mechanical inspector shall be a flat fee of $58 $90 for the first installed devise, appliance
or piece of equipment and $16 $25 for each additional devise, appliance or piece of
equipment. No separate fee shall be charged for the gas, fuel oil or water-piping
connections associated with the mechanical equipment inspected.
I.

[. . . .]

SECTION II:
Additions to this Section shall be delineated by underlined text, thusly.
Deletions to this Section shall be delineated by strikethrough text, thusly.
The following amendments are hereby made to Article IV – Emergency Management/Fire Department Fees
– of Chapter 290 entitled “Fees”:
§ 290-4. Fees Established.
The Town of Phillipsburg is hereby authorized to charge the following fees:
Item/Service

Fee

Materials

$6 $10.00 per bag

Auto dry absorbent
[. . .]
Foam (AFFF)

$35 $55.00 per gallon

Flares

$12.50 per dozen $2.50 per single unit

Small Hand tools

$25 $35.00 per hour

Power tools

$35.00 per hour

Vehicles
Command Vehicle
Use of van/pickup/fire
Utility Pick-Up

$75 $125.00 per hour
police

van $75 $125.00 per hour

Rescue Vehicle

$200.00 per hour

Boat

$75 $125.00 per hour

Pumper

$200 $400.00 per hour

Tower Ladder

$250 $500.00 per hour

SECTION III:
Additions to this Section shall be delineated by underlined text, thusly.
Deletions to this Section shall be delineated by strikethrough text, thusly.
The following amendments are hereby made to Section 555-23 entitled “Application Fees” of Article VII
– Miscellaneous Provisions– of Chapter 555, “Subdivision of Land”:
§ 555-23. Application Fees.
A. [. . .]
B. Fees for informal applications shall be $25 $75.00.
SECTION IV: Repealer.
All ordinances, or parts of ordinances, inconsistent with this Ordinance are hereby repealed to the extent of
such inconsistencies.
SECTION V: Severability.
If any article, section, subsection, paragraph, phrase, or sentence of this Ordinance is, for any reason,
declared to be unconstitutional or invalid, such article, section, subsection, paragraph, phrase, or sentence
shall be deemed severable.
SECTION VI: Effective Date.
This Ordinance shall take effect immediately upon final publication, as provided by law.
NOTICE
NOTICE is hereby given that the foregoing Ordinance was introduced to pass on first reading at a regular
meeting of the Council of the Town of Phillipsburg held on September 22, 2026, and ordered published in
accordance with the law. Said Ordinance will be considered for final reading and adoption at a regular
meeting of the Town Council to be held on October 13, 2026, at 6:00 PM or as soon thereafter as the Town
Council may hear this Ordinance at the Envision Center Community Room, 535 Fisher Ave, Phillipsburg,
New Jersey, at which time all persons interested may appear for or against the passage of said Ordinance.
CERTIFICATION
I, Susan Turner, Acting Municipal Clerk for the Town of Phillipsburg, do hereby certify that the foregoing
is a true copy of an Ordinance duly adopted by the Town Council at their ____meeting.

______________________________
Susan Turner Acting Municipal Clerk

ORDINANCE NO. 2026-28
ORDINANCE OF THE TOWN OF PHILLIPSBURG, COUNTY OF WARREN, STATE
OF NEW JERSEY AMENDING THE REDEVELOPMENT PLAN FOR THE
PROPERTIES REFERRED TO AS THE RIVERFRONT REDEVELOPMENT AREA,
DISTRICTS 1 THROUGH 6
WHEREAS, the Town Council of the Town of Phillipsburg, in the County of Warren,
State of New Jersey (the “Town”), a public body corporate and politic of the State of New Jersey
(the “State”), is authorized pursuant to the Local Redevelopment and Housing Law, N.J.S.A.
40A:12A-1 et seq. (the “Redevelopment Law”), to determine whether certain parcels of land
within the Town constitute an area in need of rehabilitation and/or an area in need of
redevelopment; and
WHEREAS, in 2005, the Town adopted the Riverfront Redevelopment Plan (“Plan”) via
Ordinance 2005-30 on August 2, 2005; and
WHEREAS, the Plan has undergone at least six (6) amendments since 2005; and
WHEREAS, the Town Council believes it is in the interest of the public to amend the Plan
in order to coalesce the various amendments into one (1) complete plan as well as to make certain
amendments to the Plan; and
WHEREAS, the Planning Board must review the Redevelopment Plan and transmit its
recommendations relating to the Redevelopment Plan to the Town Council in accordance with the
provisions of N.J.S.A. 40A:12A-7 of the Redevelopment Law.
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE
TOWN OF PHILLIPSBURG, COUNTY OF WARREN, STATE OF NEW JERSEY AS
FOLLOWS:
Section 1.
at length.

The aforementioned recitals are incorporated herein as though fully set forth

Section 2.
Contingent upon the receipt of the Planning Board’s recommendations, the
Redevelopment Plan, attached hereto as Exhibit A and made a part hereof, is hereby adopted
pursuant to the terms of N.J.S.A. 40A:12A-7 of the Redevelopment Law.
Section 3.
The zoning district map in the zoning ordinance of the Township is hereby
amended to include the “Redevelopment Area” per the boundaries described in the Redevelopment
Plan.
Section 4.
If any part of this Ordinance shall be deemed invalid, such parts shall be
severed and the invalidity thereby shall not affect the remaining parts of this Ordinance.
Section 5.
A copy of this Ordinance and the Redevelopment Plan shall be available for
public inspection at the office of the Municipal Clerk during regular business hours.
Section 6.

This Ordinance shall take effect in accordance with all applicable laws.

RIVERFRONT
REDEVELOPMENT
PLAN

TOWN OF PHILLIPSBURG,
WARREN COUNTY
Presented On: xxx xx, 2026
Anticipated Second Reading on xx
xxx, 2026
Effective Date xx xx, 2026
per expected Ordinance O:2026-XX

Prepared by:

Timothy M. O’Brien, PE, PP, CME
License #PP-650900

Acknowledgements
The Town is grateful for the volunteer effort put forth by the following
group of designers from the Edward J. Bloustein School of Planning &
Public Policy at Rutgers University: Juan Ayala - Paul Drake - Tristan
Harrison - Trevor Matthew - Julio Mora - Ardin Jia – XiongYeo, Founding
Members of DESIGNejb – Drawing to Engage Students in Graphic
Negotiations, for their contributions
to the initial Riverside
Redevelopment Plan.
Executive Summary
The Town of Phillipsburg is amending the redevelopment plan to enable
within District 1 the provision for Drive-through windows and related
infrastructure in support of permitted principal uses as an accessory use.
It will also adds the principal uses of restaurants and fitness centers to
the list of permitted principal uses, in District 1 – Industrial.

With funding provided by
the New Jersey Highlands Council

Further, this amendment incorporates a historical revision summary of
prior amendments. Also, language was added to reflect that this overlay
redevelopment plan/zones are implemented as an overlay not as
replacement (provisions of 2013 ordinance reference the redevelopment
as being as overly as aligned with the 2004 Masterplan and 2005 edition,
and continued to be noted in subsequent editions of the redevelopment
plan. As such, the provisions of this Redevelopment Plan shall only apply
to subdivision and site plan applications within the districts proposed as
redevelopment projects, else standard Town of Phillipsburg Zoning
Ordinance standards and procedures apply.

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Revision History
The Riverfront Redevelopment Plan has been re-examined and amended
several times since initial adoption in 2005. A brief top-level summary,
not inclusive of all revisions enacted by the ordinances mentioned, of
these revisions is provided below. Refer to the ordinances cited for full
details regarding their modifications to the redevelopment plan.
1. Initial adoption of the consolidated Riverfront Redevelopment Plan
was approved by Council via Ordinance O-2005-30 on August 2, 2005
which was prepared by Schoor DePalma.
2. In October of 2013, Ordinance O-2013-19 amended the Riverfront
Redevelopment Plan to incorporate recommendations made by a
2013 Reexamination of the Redevelopment Plan. The Reexamination,
conducted as part of the Highlands Center Planning process,
recommended that the original plan’s sub-areas be reorganized into
redevelopment area districts, with changes to boundaries and uses
aimed at creating more focused goals for each district.
3. In November of 2018, Ordinance O-2018-23 amended the Riverfront
Redevelopment Plan to incorporate updates to District 2 – Union
Square. These updates broadly (but not exclusively) incorporate
feedback from a public workshop process held in 2017 to solicit a
community-sourced vision for the Plan’s central waterfront district.
The same amendment also revised permitted uses in District 6 –
Riverside Commercial to allow for the storage of empty waste
disposal containers and trucks.
4. In June of 2022, Ordinance O-2022-20 altered several site-specific
standards, including parking standards, permitted ground floor uses,

and apartment size requirements, in District 2- Union Square, SubArea 3 – Main Street, to enable more flexibility in development options
within the district, particularly regarding residential uses and
development.
5. In November of 2022, Ordinance O-2022-30 incorporated
recommendations from the Riverside Industrial Redevelopment Plan
to revise District 5 – Riverside Residential to the current Riverside
Industrial District. The same amendment also included a map
amendment to move Block 2102, Lot 1 from District 3 –
Recreation/Heritage to District 5 – Riverside Industrial,
6. In September of 2024, Ordinance O-2024-14 reaffirmed industrial
principal uses and increased the permitted height for principal
structures in District 5 – Riverside Industrial, the ordinance include
additional detail on the actions and implications for prior ordinances.
7. In November of 2024, Ordinance O-2024-27 revised permitted uses
in District 1 – Industrial to allow one Class 5 cannabis retailer.
It bears repeating that the aforementioned revision history represents
only a brief summary of the relevant ordinances and their amendments.
Interested parties are encouraged to refer to the ordinances cited for a
complete understanding of the revisions and intents of each amendment.
This plan document resolves to reflect the most recent state of applicable
regulations as of the date of adoption on the cover page.

CONTENTS
SECTION 1. INTRODUCTION................................................................................................................................................................................................................... 7
1.1 Statutory Basis for the Redevelopment Plan........................................................................................................................................................................... 7
1.2 Description of the Redevelopment Area.................................................................................................................................................................................. 7
SECTION 2. THE PUBLIC PURPOSE........................................................................................................................................................................................................ 8
2.1 Redevelopment Goal and Objectives ...................................................................................................................................................................................... 8
2.2 Relationship to Local Objectives.............................................................................................................................................................................................. 8
SECTION 3. REDEVELOPMENT PLAN................................................................................................................................................................................................... 10
3.1 Plan Overview........................................................................................................................................................................................................................... 10
3.2 Definitions ................................................................................................................................................................................................................................ 11
3.3 Waivers ..................................................................................................................................................................................................................................... 11
3.4 Review Procedures .................................................................................................................................................................................................................. 11
3.5 District 1 – Industrial................................................................................................................................................................................................................ 14
3.6 District 2 – Union Square ......................................................................................................................................................................................................... 19
3.7 District 3 – Recreational/Heritage .......................................................................................................................................................................................... 50
3.8 District 4 – Mixed-Use .............................................................................................................................................................................................................. 53
3.9 District 5 – Riverside Industrial ............................................................................................................................................................................................... 55
3.10 District 6 – Riverside Commercial ........................................................................................................................................................................................ 61
3.11 Riverfront Heritage Trail System ........................................................................................................................................................................................... 50
SECTION 4. GENERAL PROVISIONS..................................................................................................................................................................................................... 51
4.1 Relationship to the Zoning Ordinance ................................................................................................................................................................................... 51
4.2 Off-Site Improvements ............................................................................................................................................................................................................ 51
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4.3 Affordable Housing .................................................................................................................................................................................................................. 52
4.4 Acquisition and Relocation ..................................................................................................................................................................................................... 52
4.5 Environmental Impact Statement .......................................................................................................................................................................................... 53
4.6 State and Federal Regulations................................................................................................................................................................................................ 53
4.7 Relationship to Other Plans .................................................................................................................................................................................................... 54
4.8 Redeveloper Incentives / Pilot Program................................................................................................................................................................................. 54
SECTION 5. PROCEDURAL REQUIREMENTS ....................................................................................................................................................................................... 56
5.1 Amendments & Duration ........................................................................................................................................................................................................ 56
5.2 Certificate of Completion and Compliance............................................................................................................................................................................. 57
5.3 Approval Process ..................................................................................................................................................................................................................... 57

LIST OF TABLES:
Table 1: Multi-family & Attached – Riverfront
Table 2: Townhouse – Broad Street
Table 3: Subarea 1 – Waterfront North
Table 4: Subarea 2 – Waterfront South
Table 5: Subarea 3 – Main Street
Table 6: District 2 Permitted Uses
Table 7: District 2 Additional Residential Standards – Minimum
Dwelling Size
Table 8: On-site Parking Standards for Subarea 1
Table 9: Parking Structure Standards for Subarea 1
Table 10: On-site Parking Standards for Subarea 2
Table 11: Bulk Standards for District 4 – Mixed-use
Table 12: Bulk Standards for District 5 – Riverside Industrial
Table 13: Bulk Standards for District 6 – Riverside Commercial
Table 14: Potential Properties for Acquisition

LIST OF FIGURES:
1: Riverfront Redevelopment Area
2: District 1 – Industrial
3: District 2 – Union Square & Subareas
4: Priority Parcels for Redevelopment
5: Proposed Site Plan for Union Square
6: Zoning
7: Land Use Plan
8: Elevated Walk
9: Temporary Spaces
10: District 3 - Recreational / Heritage
11: District 4 – Mixed-use
12: District 5 – Riverside Industrial
13: District 6 – Riverside Commercial
14: Heritage Trails

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SECTION 1. INTRODUCTION
The vision of the entire Riverfront Redevelopment Plan is to encourage the
appropriate uses along appropriate sections of the 2.5-mile riverfront; that
was the impetus for dividing the riverfront into characterizing districts
where various uses would be directed. The Town envisioned a reimagined
Union Square at the heart of the riverfront, flanked on either side by the uses
important to the founding of the Town: Industrial uses to the north and
south, as well as a celebration of the historic transportation routes
traversed by trains and canal boats. This Redevelopment Plan has been
through several iterations since the first in 2005 and provided herein is the
culmination of those efforts rolled into one Riverfront Redevelopment Plan.
It includes the various amendments that have been made to the Plan over
the years and represents the Town’s most current vision for activity on the
riverfront – “to adhere to its riverfront industrial roots while incorporating
and celebrating the historic transportation routes that will provide visual
access to the river for all to enjoy.”

1.1 STATUTORY BASIS FOR THE REDEVELOPMENT
PLAN
The Riverfront Redevelopment Area was designated an “area in need of
redevelopment” pursuant to the Local Redevelopment and Housing Law
by the Phillipsburg Town Council in August 2005.
The initial Riverfront Redevelopment Plan was adopted in August 2005
and was preceded by the 1998 Vision Plan for South Main Street, 1999
Redevelopment Plan for the Delaware River Area, 2001 Union Square
Redevelopment Plan, and 2002 Gateway Plan. The 2005 redevelopment
plan was an attempt to coordinate and consolidate the earlier plans:
expanding their boundaries and incorporating portions of those plans
while proposing new standards and initiatives.

Pursuant to the Local Redevelopment and Housing Law, a Planning Board
may, at the request of the Governing Body, conduct a review of an
adopted redevelopment plan and prepare a report. This report shall
include an identification of any provisions in the proposed
redevelopment plan which are inconsistent with the master plan and
recommendations concerning these inconsistencies and any other
matters as the board deems appropriate. The Governing Body may then,
once presented with the report, accept, reject, or alter any
recommendations therein by a vote of a majority of its full authorized
membership, recording in its meeting minutes the reasons for any
decision not to follow its recommendations. This amendment process
was first exercised for the Riverfront Redevelopment Plan in 2012 as part
of the Highlands Center Planning Process. The recommendations of that
reexamination report were incorporated into this redevelopment plan the
following year.
Since this initial amendment, all subsequent amendments to the
Riverfront Redevelopment Plan have followed this same basic
procedure.

1.2 DESCRIPTION OF THE REDEVELOPMENT AREA
As illustrated in Figure 1: Riverfront Redevelopment Area, the
redevelopment area stretches the length of the Delaware River
waterfront from approximately Fifth Street at the northern end to Pursel
Street at the southern end.

SECTION 2. THE PUBLIC PURPOSE
2.1 REDEVELOPMENT GOAL AND OBJECTIVES
The goal of the redevelopment plan is to capitalize on the recreational
and cultural assets of the riverfront district to support the revitalization
of the historic downtown through the creation of new business,
residential, and eco-tourism opportunities.
The redevelopment plan objectives are as follows:
1. To encourage redevelopment in a manner that is compatible with the
character of adjacent neighborhoods and land uses; and to minimize
negative impacts on new and existing residential neighborhoods.
2. To provide for an increase in the economic base by redeveloping
underutilized and non-productive properties.
3. To create new residential neighborhoods and support facilities, which
will provide an economic stimulus for existing businesses and create
new opportunities for growth.
4. To enhance riverfront areas and river views, improve accessibility to
the water, and promote recreational use and water -related activities to
attract and increase the use of riverfront lands.
5. To utilize the existing railroad properties and riverfront to create a
system of footpaths and bikeways that will link the entire waterfront to
local attractions and neighborhoods along the river, including routes
extending inland to Walters Park and north and south to the regional trail
system.

7. To promote tourism opportunities based on the transportation history
of the town and region, through the use of such facilities as the original
rail station, Black Bridge signal tower, excursion railway, miniature
railroad, and the Morris Canal arch, and creating new facilities to
showcase the Town’s rail and canal heritage.
8. To provide adequate infrastructure to support redevelopment,
including roadway accessibility and safe, convenient, and accessible
parking to adequately serve the existing and future commercial and
residential needs of the redevelopment area.
9. To attract educational and cultural amenities and provide links to a
variety of tourist, recreational and cultural facilities in Phillipsburg and
the region.

2.2 RELATIONSHIP TO LOCAL OBJECTIVES
The 2005 redevelopment plan cited various goals and objectives from
Phillipsburg’s 2004 Reexamination Report and Master Plan update that
supported the redevelopment activities proposed for the Riverfront
Redevelopment Area. In particular, it cited the fact that the planning board
identified the Delaware River as one of the Town’s primary, and currently
under-utilized, assets; and that the master plan proposed a Waterfront
Overlay District encompassing essentially the same area as the
redevelopment area.
Specific objectives contained in the 2004 Master Plan Update that are
supportive of the redevelopment plan include the following:

6. To enhance accessibility to, and use of, Delaware River Park.
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Conservation
1. Protect critical environmental features and areas. Identify
environmental features such as steep slopes, rock outcrops and
streams, canal and river corridors and develop design standards and
regulations for the protection and preservation of these areas.
2. Increase public access and use of the Delaware River and preserve
Lopatcong Creek as a natural greenway. Create a Riverfront
Development Plan for the entire length of river frontage, providing for
river related activities, businesses, housing, and access plans for
trails and view areas.
3. Preserve and develop the Morris Canal as an historical transportation
corridor and trail link to an expanding County-wide trail system.
4. Identify, remediate and reuse brownfield sites.
Land Use

5. Encourage and aid incompatible non-residential uses to find alternate,
more appropriate locations within the Town.
Housing
1. Review areas along the river to determine appropriate locations for
new market rate housing.
2. Continue to provide a variety and mix of housing options for all ages and
incomes.
Circulation
1. Reduce congestion on downtown streets to improve traffic flow and
accessibility to local businesses.
2. Provide off-street parking in critical locations for both non-residential
and residential uses. Develop an off-street parking plan as part of all
development/redevelopment plans, neighborhood development
plans, and any private development proposal.

1. Prepare individual neighborhood plans to address the multitude of
planning, land use, development, redevelopment, traffic, and social
issues related to that neighborhood.

3.

2. Maintain South Main Street from Union Square to Hudson Street and
from Mercer Street to McKeen Street as a mixed-use Central Business
District, retaining each section’s unique attributes.

Recreation and Open Space

3. Maintain and support neighborhood businesses in moderate and highdensity residential areas in a manner that enhances both the business
and residential uses.
4. Provide distinctive design standards for streetscape improvements,
landscaping, signage, and lighting for each of the Town’s commercial
areas.

Develop and implement a pedestrian/bicycle circulation plan to
provide access to major community attractions such as shopping,
services, schools, community facilities, parks and greenways.

1. Develop a recreation and open space plan to provide a broad range of
easily accessible neighborhood recreation opportunities as well as
larger scale recreation facilities strategically located throughout the
Town.
2. Preserve natural areas for passive and active recreational uses.
3. Enhance access to and use and enjoyment of the Morris Canal and the
Delaware River and Lopatcong Creek.

Historic Preservation
1. Capitalize on the Town’s past role as a major transportation center
to promote local business and tourism.
2. Incorporate historic preservation/planning in future redevelopment
plans.
3. Continue the façade improvement program as a means of preserving
the historic appearance of downtown area.
Economic
1. Continue to build and improve local infrastructure to promote
economic growth.
2. Use the redevelopment process to identify and redevelop vacant,
underutilized, or blighted properties, to expand the Town’s economic
base, enhance employment opportunities for its residents and
improve its fiscal balance.
3. Develop public-private partnerships and use outside funding sources
to leverage local tax dollars to plan and implement projects to
promote business and industrial development in the Town.
4. Encourage the type and location of non-residential development that
will minimize negative impacts on local residential neighborhoods,
with special emphasis on traffic generation and accessibility to the
regional highway network. Assist poorly located industries to relocate
to appropriate locations within the Town.
5. Develop a regional marketing plan, including Easton, to promote
Phillipsburg as a regional business and tourism center.

SECTION 3. REDEVELOPMENT PLAN
3.1 PLAN OVERVIEW
The redevelopment plan is designed to foster the revitalization of the
riverfront district, particularly the historic downtown, by encouraging
good design, accommodating quality business enterprises, and creating
new housing opportunities; and by utilizing the Delaware River and the
Town’s railroad/canal heritage as a major attraction and focal point to
build a thriving eco/heritage tourism industry.
For the purposes of this Plan, the zone districts and standards outlined
herein shall constitute overlay zones supplementing standard Town of
Phillipsburg Zoning Ordinance regulations for those districts shown in
Figure 1. Only those subdivision and site plan applications submitted by
developers acting as redevelopment entities shall be bound to these
standards; standard Town Zoning Ordinance provisions remain in effect
for all other applications.
This redevelopment plan makes strong recommendations that every
effort must be made to ensure the quality of life for residents in the
nearby neighborhoods is protected and that the ongoing efforts to
revitalize South Main Street are not deterred in any way. In fact, this plan
amendment makes recommendations for protecting the character of the
adjacent neighborhoods and downtown and integrating the new uses as
much as possible. This can be accomplished by ensuring connections
with South Main Street, wherever possible and ensuring that any new
truck traffic to industrial areas is able to access those areas without
traversing downtown.
This plan also makes recommendations for integrating the Town’s
historic trail system into any site plan that will be submitted for
development review. Figure 12 shows the proposed changes to District 5
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along with the proximity to the Town’s Heritage Trail system. There are
many opportunities to provide trail access to and from the South Main
Street area.
The redevelopment area contains six distinct districts, which are
delineated in Figure 1 and further defined in the sections below. The
districts are as follows:
District 1 – Industrial
District 2 – Union Square
District 3 – Recreational/Heritage
District 4 – Mixed-Use
District 5 – Riverside Industrial
District 6 – Riverside Commercial
All permitted uses are subject to the requirements of the redevelopment
plan bulk and design standards or as otherwise stated in this plan. Uses
permitted by specific provision of the Municipal Land Use Law are also
permitted in the redevelopment area.

3.2 DEFINITIONS
All terms used herein shall have the same meaning as defined in the
Phillipsburg Zoning Ordinance unless otherwise specified in this
redevelopment plan.

permitted by this plan will require an amendment of this redevelopment
plan in accordance with Section 5.1.

3.4 REVIEW PROCEDURES
The review procedures for this Plan are as follows:


The Town Council, acting as the Redevelopment Entity, shall review
any proposed redevelopment project within the Riverfront
Redevelopment Plan Area governed by this Amended
Redevelopment Plan to ensure that such project is consistent with
the Redevelopment Plan and relevant redeveloper agreement. Such
review shall occur prior to the submission of the redevelopment
project(s) to the Planning Board for site plan approval.



A developer will have the option to choose to develop all or a portion
of the lot in accordance with the uses and standards for the
underlying zoning, or to develop all or part of the lots / redevelopment
area in accordance with the standards outlined herein.



As part of its review, the Redevelopment Entity may require the
redeveloper to submit a proposed site plan application to a
subcommittee of the Redevelopment Entity prior to the submission
of such applications to the Planning Board. Such Committee may
include members of the Redevelopment Entity and any other
members and/or professionals as determined necessary and
appropriate. Such Committee shall make its recommendations to
the full Redevelopment Entity for formal authorization to proceed to
the Planning Board for development approval.



In undertaking its review, the Redevelopment Entity shall determine
whether the proposal is consistent with this Redevelopment Plan
and the relevant redeveloper agreement. In addition, the review may
address the site and building design elements of the project to

3.3 WAIVERS
Variation from the requirements set forth in this redevelopment plan may
be necessary in certain unusual circumstances or to meet state or
federal permit requirements. In such an instance, the Phillipsburg Land
Use Board may waive certain bulk, parking, or design requirements if the
designated redeveloper demonstrates that such waiver will not
substantially impair the intent of the redevelopment plan and will not
present a substantial detriment to the public health, safety and welfare.
Any changes considered substantive or involving a use that is not

ensure that the project adequately addresses the goals and
objectives of the plan.


Following this determination, the development application shall be
submitted to the Town of Phillipsburg Land Use Board through the
normal site plan and subdivision procedures as outlined in N.J.S.A.
40:55-1 et seq.



The Planning Board shall deem any application for redevelopment
subject to this Redevelopment Plan incomplete if the applicant has
not executed a redevelopment agreement and the applicant has not
been designated as the redeveloper by the Redevelopment Entity.
Additionally, the Land Use Board shall deem any application for
redevelopment subject to this Redevelopment Plan incomplete if the
applicant has not received approval from the Redevelopment Entity
or any committee that it may designate for such purpose, stating that
the application is consistent with the Redevelopment Plan and
Redevelopment Agreement.



The Land Use Board shall not grant any deviations from the use
provisions of this Redevelopment Plan. Any proposed changes to the
Redevelopment Plan involving specific permitted or conditionally
permitted land uses shall be in the form of an amendment to the
Redevelopment Plan adopted by the Mayor and Council, in
accordance with the procedures set forth in the Local
Redevelopment and Housing Law, N.J.S.A. 40A:12A-1 et seq.

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Figure 1: Map of Redevelopment Area from previous version of the Redevelopment Plan

3.5 DISTRICT 1 – INDUSTRIAL
The intent of this district is
to relocate businesses that
Figure 2: District 1 - Industrial
have operational needs that
can’t be properly met at
their current location and
redeveloping/ rehabilitating
older industrial sites in the
area to more modern
standards; and to introduce
a
new
residential
component with associated
structured
or
surface
parking. Access to and
through the waterfront
portion of this district needs
to be addressed. Third
Street dead-ends at the
railroad. Riverside Way
dead-ends at the toll bridge
at the entrance to the
Gulbranson property (Lot 2
in Block 301). Since
additional access to the
north side of the Union
Square district is an important component of the area’s redevelopment,
Riverside Way should be extended through to Third Street, requiring an
additional rail crossing to connect the two roads behind Lot 4 in Block 301.

3.5.1 PERMITTED USES
A. Principal
1) Industrial uses per the I-1 Zone, e.g. manufacturing,
fabrication, and packaging, research laboratories, office
buildings, and wholesale businesses on 15,000 square foot
lots.
2) Multi-family and attached residential dwellings on
properties with direct waterfront access.
3) Attached residential dwellings (townhouse) on properties
fronting Broad Street.
4) Parks and recreation facilities.
5) One (1) retail cannabis dispensary.
6) Health and fitness clubs and indoor recreation facilities.
7) Restaurant and banquet facilities.
B. Accessory
1) Surface and structural parking that service a principal use.
2) Retail establishments that are related to and serve users of
a principal use.
3) Offices that service a principal use.
C. Conditional Accessory Use
1) Drive-thru windows and access roads for pick-up and/or
drop-off of goods associated with a permitted principal use.

3.5.2 BULK STANDARDS
A. Industrial
1) Same as the I-1 Light Industrial standards in the
Phillipsburg Zoning Code.
B. Residential (see tables on page 15)

3.5.3 DESIGN STANDARDS
A. Industrial - Industrial uses shall comply with the design standards
in the Phillipsburg Zoning Code and the following:
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1) New or renovated buildings shall be designed to retain the
prevailing façade setback adjacent to the sidewalk.
2) No loading areas shall face or exit directly onto the street.
3) Parking and outdoor storage should be located to the rear
or side of the building, and be screened by walls, fences, or
landscaping.
4) The streetscape standards of the 2002 Gateway Plan
should be used on both sides of North Broad Street,
including sidewalks, street trees, and pedestrian
crossings.
B. Residential
1) Noise attenuating construction methods shall be used
adjacent to the railroad tracks.
2) Parking for riverfront multi-family units should be provided
on the ground floor to reduce lot coverage and stormwater
runoff.
3) All townhouse units fronting Broad Street will adhere to the
following standards:
i. All units will be arranged to face Broad Street.
ii. Roofs should be either gable or hip; dormers are
encouraged. Flat roofs are prohibited.
iii. Garages and parking areas will be accessed from a
rear alley.
iv. Parking is prohibited in the front yard.
4) Townhouse developments will include a rear alley to
provide access to garages and additional parking as well as
for deliveries and garbage pickup. The alley is to be
designed to discourage through-traffic, accommodate safe
pedestrian circulation, and minimize paved areas.

C. Cannabis Retail
1) Class 5 Cannabis Retail uses shall comply with the design
standards in the Phillipsburg Zoning Code and the
following:
a. Parking areas should be located to the front or side of
the building and screened by landscaping along Broad
Street.
b. Parking should include a minimum of 5 spaces per
1,000 square feet.
c. The property shall maintain a 1,500-foot buffer between
the building and any other building or roadway. Buffering
shall provide a year-round visual screen to ensure privacy
and minimize adverse impacts from traffic, noise, glaring
light, and abutting uses. Buffering may consist of a
combination of either fencing or evergreens, or
combinations of materials, to achieve the stated buffering
objectives.
D. Health & fitness clubs
1) Health and fitness clubs and indoor recreation businesses
uses shall comply with the design standards in the
Phillipsburg Zoning Code and the following:
i. Parking areas should be located at the front or side
of the building and screened by landscaping along
Broad Street.
ii. Parking should include a minimum of 5 spaces per
1,000 square feet.
F. Drive-thru or pick up windows
1) Such uses shall require an application to the Land Use
Board.
2) Applicant shall demonstrate safe and sufficient traffic
circulation at the site.

3) Applicant shall demonstrate through traffic studies and
counts that the site driveways and nearby intersections will
operate in acceptable condition.
4) Drive throughs shall be limited to display/order screen not
greater than 24” x 36” and may not internally illuminated.
5) Noise levels adjacent shall not exceed Town Standards for
all noise limitations and shall ensure noise level limiters are
installed to ensure volume levels are lowered during lower
ambient background noise levels.
6) Shall adhere to all setback requirements of the principal
use, but not less than 50’ front yard setback.

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Table 1: Multi-Family & Attached - Riverfront
Minimum
Tract Area

5 acres

Maximum
Density

20 units/acre

Maximum
Height

3 stories plus 1 ground level parking or 50 ft

Maximum
Coverage

65%

Minimum
Setbacks

Given the unique location, environmental constraints, and
access issues associated with the riverfront tract, there are
no pre-determined setback requirements. The final layout of
all structures will be subject to a concept plan approved by
the Town Council and a site plan approved by the planning
board in accordance with Section 5.3. In all cases structures
will be arranged to provide adequate light and air, a safe and
efficient pedestrian and vehicular circulation system, the
maximum amount of open space, access to the river,
appropriate access for the maintenance of all structures,
and a visually pleasing environment.

3.5.4 RIVERSIDE WAY EXTENSION
To accommodate the traffic generated by any riverfront residential
development, Riverside Way will need to be extended from its existing,
northern terminus near the Route 22 toll bridge to the proposed
extension of Third Street from Broad Street.

Table 2: Townhouse – Broad Street
Minimum Tract Area

3 acres

Individual Lots
Minimum Lot Area

3,000 sf

Minimum Lot Width

30 ft;

Minimum Front Yard

15 ft

Minimum Side Yard

0 ft interior; 5 ft on
corners

Minimum Rear Yard

45 ft

Maximum Density

20 units/acre

Maximum Height

3 stories or 35 ft

Maximum Impervious
Coverage

65%

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3.6 DISTRICT 2 – UNION SQUARE
This district incorporates several modifications to the original
redevelopment area and zoning standards. There are also detailed design
and architectural standards for this district. The intent for this district is
to strengthen the core of the historic downtown by providing a welldesigned commercial base with opportunities for mixed-use
commercial-residential buildings to provide for an “after-hours”
presence. This district is also strongly aligned with and anchors the ecotourism opportunities associated with the river, canal, and railroads. This
amendment to the Revised Riverfront Redevelopment Plan (2013)
restates the Goals & Objectives of that Plan as they relate to the Union
Square District and provides updated language as needed.
This amendment to the redevelopment plan was developed under the
provisions set forth in the “Revised Riverfront Redevelopment Plan”
(“Redevelopment Plan”) adopted by the Phillipsburg Town Council on
November 4, 2013, the results of the Union Square Design Charrette, held
on May 19 & 20, 2017, and the recommendations made in the Union
Square Market Analysis & Recruitment Toolkit, prepared by the JGSC
Group in October 2017. For the purposes of the Design Charrette, the
Union Square District was reorganized into subareas that differ slightly
from their original delineation in the Redevelopment Plan. Due to the
presence of environmental constraints in the waterfront subareas, the
consultant team and participants of the charrette determined that the
permitted uses along the waterfront would likely be different to the north
of the Northampton Street Bridge versus to the south of the Northampton
Street Bridge. During the planning charrette, subarea planning groups
were formed based on this information. While much of the language
remains the same as in the Redevelopment Plan, this amendment
identifies planning and zoning objectives within these subareas: Subarea
1 - Waterfront North, Subarea 2 - Waterfront South, and Subarea 3 - Main
Street (Figure 3: District 2 - Union Square & Subareas).

3.6.1 CONTEXT
The Union Square District consists of a total of 32 lots on five tax blocks
consisting of approximately 8.83 acres and is located along the Delaware
River Waterfront and South Main Street. The parcels making up the
District are known as the lots described in the tables. The District’s
location within the Town is shown on Figure 1 and its subarea boundaries
are shown on Figure 3.
Land uses in the Union Square District and vicinity are characterized by a
mix of uses, including residential, commercial, and office, although a
majority of properties within the District are vacant. An example of this is
the largest property in the District in the Waterfront North subarea (Bl 902
Lot 7). It is a 1.6-acre parcel owned by the Town of Phillipsburg. It is
currently used as a parking lot for the various businesses in Union Square,
but also for special event parking. This parcel (highlighted in Figure 4) was
the impetus for crafting redevelopment language and design guidelines.
It is currently underutilized and has potential for redevelopment into
something that will attract new businesses, residents and visitors to the
area. Similarly, Block 917 Lot 29 is the largest parcel in the
Waterfront South subarea. It is approximately two acres in size and
currently consists of a gas station and restaurant / bar. A canoe and kayak
rental outfit also occupies the southernmost corner of the property.
The District’s setting in the immediate surrounding area and these priority
parcels are shown on Figure 4: Priority Parcels for Redevelopment.
Not shown in this plan are design guidelines for properties north of the
Route 22 Toll Bridge and to Third Street. This area is currently in
commercial and industrial use and poses additional opportunities for
redevelopment. Although not included in this redevelopment study and
plan, this area should be considered for multi-story townhomes with
parking on-site.

This area could also consist of new shops and restaurants to cater to new
residents and visitors and would complement the entertainment, green
spaces, and commercial areas proposed for the Union Square District.
Any changes to this area would require the relocation of the existing
industrial businesses to an area north of Third Street where other
industrial uses already exist.

20 | P a g e

Figure 3: District 2 - Union Square & Subareas

Table 3: Sub Area 1 - Waterfront North
Block

Lot

Owner

Area

Table 5: Sub Area 3 - Main Street
Block

Lot

Owner

Area (ac)

901

1

DRJTBC

0.74

901

2

Town of Phillipsburg

1.325

303

12

Town of Phillipsburg

0.045

901

3

DRJTBC

0.05

303

13

Town of Phillipsburg

0.074

902

3

902
902
902

4
5
6

JDT Collision, LLC
Wardell RLTY of NJ VEZ/LLC
SMB Development, LLC

0.095
0.174
0.06

303
303

14
15

CLD Associates, LLC
CLD Associates, LLC

0.044
0.022

303

16

Seyler, Daniel Z.

0.03

303

17

12-20 N Main LLC

0.033

902

7

Town of Phillipsburg

1.6

902

8

Walker, Charlotte

0.519

303
903

18
21

12-20 N Main, LLC
Town of Phillipsburg

0.034
0.527

903

23

TBD

903

28

Stable at Union Square, LLC

0.293
0.272
0.159

PENNSYLVANIA LINES LLC C/O NORFOLK

Total Acreage in the Subarea

4.563

Table 4: Sub Area 2 – Waterfront South
Block

Lot

Owner

Area

903
903

30
32

Union Square Hotel, LLC c/o Guerra, J.
Square to Square, LLC, c/o J. Guerra

0

903

40

TBD

903
903
903
911
911

41
48
47
7
8

The Del-High, LLC c/o J. Guerra
Delaware & Lehigh Land & Trans, LLC
Vincent M. Tarsi, LLC
61,75&83 S Main Street Phillipsburg
61,75&83 S Main Street Phillipsburg

0.208
0.117
0.13
0.902
0.167

917

1

Pennsylvania Lines LLC c/o Norfolk

0.13

917

2

Diee, James & Carole

0.032

917

3

Diee, James & Carole
Total Acreage in the

0.052
3.271

917

25

Bel-Del B.R. c/o Kean Bureanga

917

26

Bel-Del B.R. c/o Kean Bureanga

917
917

27
29

Bel-Del B.R. c/o Kean Bureanga
Kobble, Edward & Mary Ann
Total Acreage in the Subarea

Source: NJ Association of County Tax Boards, Records Search
http://tax1.co.monmouth.nj.us/cgi-bin/prc6.cgi?menu=index&ms
user=monm&passwd=data&district=1301&mode=11

2.066
2.066

22 | P a g e

This Plan outlines the Goals & Objectives,
Development Regulations, and Architectural
Standards that will guide the development of the
Union Square District.

Figure 4: Priority Parcels for Redevelopment

3.6.2 GOALS & OBJECTIVES

One of the main reasons for identifying Union Square as its own District
was because of the historic character of the buildings and its significance
as a destination for commerce. The vision of the 2013 Revised Riverfront
Redevelopment Plan was “to capitalize on the recreational and cultural
assets of the riverfront district to support the revitalization of the historic
downtown through the creation of new business, residential, and ecotourism opportunities.” While this is largely still the case, the vision
statement could be revised to include the intention for any added benefits
gained from this revitalization to be a catalyst for economic growth
throughout the town. A revised statement could read:
The vision of the Riverfront Redevelopment Plan is to
capitalize on the recreational and cultural assets of
the riverfront district to support the revitalization of
the historic downtown through the creation of new
business, residential, and eco- tourism opportunities
and to encourage economic growth town-wide.
Figure 5 offers a proposed site plan for Union Square that advances the
message of this vision statement. Similarly, the Goals and Objectives for
the Union Square District should be the guiding principles for any future
development in the District:
A. DISTRICT GOALS & OBJECTIVES
1. Encourage redevelopment in a manner that is compatible with
the character of adjacent neighborhoods and land uses; and to

2.
3.

4.

5.

6.
7.

8.

minimize negative impacts on new and existing residential
neighborhoods.
Provide for an increase in the economic base by redeveloping
underutilized and non-productive properties.
Create new residential neighborhoods and support facilities,
which will provide an economic stimulus for existing businesses
and create new opportunities for growth.
Enhance riverfront areas and river views, improve accessibility
to the water, and promote recreational use and water-related
activities to attract and increase the use of riverfront lands.
Utilize the existing railroad properties and riverfront to create a
system of footpaths and bikeways that will link the entire
waterfront to local attractions and neighborhoods along the river,
including routes extending inland to Walters Park and north and
south to the regional trail system.
Promote tourism opportunities based on the history of
transportation in the town and region.
Provide adequate infrastructure to support redevelopment,
including roadway accessibility and safe, convenient and
accessible parking to adequately serve the existing and future
commercial and residential needs of the redevelopment area.
Attract educational and cultural amenities and provide links to
a variety of tourist, recreational and cultural facilities in
Phillipsburg and the region.

24 | P a g e

Figure 5: Proposed Site Plan for Union Square

3.6.3 RELATIONSHIP TO THE RIVERFRONT REDEVELOPMENT
PLAN
The redevelopment plan will foster the revitalization of the riverfront
district, particularly the historic downtown, by encouraging good design,
accommodating quality business enterprises, and creating new housing
opportunities; and by utilizing the Delaware River and the Town’s railroad/
canal heritage as a major attraction and focal point to build a thriving eco/
heritage tourism industry.
All permitted uses are subject to the requirements of the redevelopment
plan bulk and design standards or as otherwise stated in this plan. Uses
permitted by specific provision of the Municipal Land Use Law are also
permitted in the redevelopment area.
3.6.4 ZONING & LAND DEVELOPMENT REGULATIONS
The Union Square District is located in the RRA-2 Union Square
Redevelopment zone, as depicted on the Town of Phillipsburg Zoning
Map, June 2013 (Figure 6: District 2 – Zoning). As stated in this
redevelopment plan, the District is divided into three Subareas: A)
Waterfront-North; B) Waterfront-South; and C) Main Street. It is
approximately 8.8 acres in total with approximately 6.5 acres along the
waterfront.

event/sports area and Ferris wheel would provide a unique identifier for
Phillipsburg.
To make it easy for visitors to stay in the area, the town should develop the
areas between the Northampton Street Bridge and the Route 22 Toll
Bridge into an active recreation area with a marina, fishing pier, a
restaurant or two, shops, and a hotel with parking. This will require the
acquisition of the auto repair shop, the DRJTBC building, and the private
residence to assemble the parcels for redevelopment. The goal for this
area is to attract visitors to the recreational activities, shops and
restaurants and to stay at the nearby hotel.
To make it easy for visitors to access these uses, Riverside Way should be
reconfigured to become a one-way street so that traffic will flow from
south to north only with a new entrance located across from the Route 22
ramp at North Main Street/Broad Street. Ultimately, the entrance from
Union Square should be closed to vehicular traffic altogether and only
available to pedestrians and bicycles. The street should also be re-routed
away from the riverfront so that a new boardwalk-type sidewalk can be
installed along the waterfront.

A. SUBAREA 1 – WATERFRONT-NORTH
The areas north of Northampton Street Bridge, along the waterfront, are
best suited for a mix of uses that would attract a variety of users of all ages
and would focus on active recreation. Uses should also include public
spaces like an indoor event/sports area for multi-seasonal use, or a
“special events” area that would accommodate “pop-up” events and
other temporary uses such as Fairs, Farmers Markets, and Flea Markets.
As an example, at the northern end of the waterfront, an indoor

26 | P a g e

Other design elements should include:











Mixed-use buildings intertwined with green space for either casual gatherings or more formal events.
Buildings oriented toward the river with parking underneath or behind;
Parking that does not impede access to the riverfront and access to water sports;
Pedestrian and Bicycle connections to Union Square, the Riverfront, South Main Street and the Commercial
districts, as well as to Easton, PA;
A 4- to 5-story hotel situated next to the Route 22 Bridge with parking and landscaping;
One new access point from Broad St. to access a hotel across from the Route 22 ramp;
Temporary uses under the Route 22 Bridge such as a theatre, small concerts, and outdoor exercise classes like
yoga;
Green infrastructure in the form of swales that follow the contour of the topography and the Delaware River;
Trails along the waterfront for ease of access to the River and linkages to the Heritage Trail system; and
Connections to the Riverfront and Union Square from under the Route 22 Bridge, as well as under the
Northampton Street Bridge.

Figure 6: Zoning

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Table 6: District 2 Permitted Uses
Use

Waterfront N

Waterfront S

Main Street

Retail and specialty shops

x

x

x

Retail & personal services

x

x

x

Hotels and B&Bs

x

x

x

Restaurants (excluding drive-through)

x

x

x

Retail sales of prepared food for consumption outside of a building

x

x

x

Taverns and brewpubs

x

x

x

Craft distilleries
Offices above ground floor

x
x

x
x

x
x

Offices on ground floor but only with open shop/display windows

x

Cultural facilities such as museums, nature/science center, aquarium, theater, art galleries, libraries

x

Instructional facilities such as dance, music, fine art, martial arts, and fitness schools and
studios including recital and concert halls

x

Banquet facilities

x

Outdoor recreation–oriented retail sales, services and rentals such as but not limited to
bicycles, hiking, fishing, canoes and kayaks

x

x

Visitor center for the dissemination of information and retail sale of gifts, souvenirs, and other
sundry convenience items in support of a local or regional tourist, cultural or educational facility

x

x

Public recreational facilities

x

Multi-level parking structures

x

Principal – Non-Residential

x
x

x
x

Principal – Residential (see additional standards below)
Multi-family residential only above the ground floor*

x

x

Multi-family residential only above the ground floor if the building fronts Union Square*

x

Accessory
Outdoor dining in conjunction with a restaurant

x

Outdoor storage of rental recreational equipment such as canoes, kayaks or bicycles

x

x

Mobile vendors, farmers markets, fairs

x

x

*Residential use is permitted on the ground floor provided that commercial uses are the majority
percentage on the Main Street frontage.

x

x

B. SUBAREA 2—WATERFRONT SOUTH
The area south of Union Square along the riverfront is a critical component
as a destination and as a connection for pedestrians and cyclists from the
commercial area of Union Square to more ecologically focused areas. The
goal for this area is to acquire the property currently occupied by the gas
station and Sandbar and permit development that revives the historic
“square” of Union Square. The gas station should be removed, the historic
train station should be rehabilitated, and the square should be completed
with a comparable building to the Union Square Hotel, in height and
massing, setbacks from the street, and parking behind.
Concepts for this area indicate the desire to allow for new development
along the street, but to keep the riverfront area in open space with
intertwining trails of natural materials that are durable and low
maintenance. The trails should connect Union Square and South Main
Street (via pedestrian bridge) to the riverfront and points north of the
Northampton Street Bridge and south toward Delaware River Park.
Viewpoints should be established with interpretive signage to explain the
historic significance and the views of this unique area where the Delaware
and Lehigh Rivers come together. Pockets of open areas will be used for
informal gatherings like picnicking or for formal events such as festivals
and outdoor concerts. It should also have seating that allows visitors to
enjoy river views and lighting to provide safety. The town should also
attempt to acquire or gain right-of-way access to parcels owned by the
railroads and bordering the Delaware River for uses aligned with
pedestrian and/or bicycle access.
C. SUBAREA 3 – UNION SQUARE & MAIN STREET
Results of the Design Charrette specified that a more defined “square” at
the intersection of the Northampton Street Bridge and South Main Street
would anchor the area as a gateway and a defining feature of the
riverfront. This can be accomplished using the existing buildings and

lining the existing square with trees. Traffic flow will need to be considered
and possibly reconfigured to allow for more pedestrian and bicycle traffic
than vehicular traffic.
Standards in this subarea are recommended with a vision of South Main
Street being transformed into a place for commerce, public gatherings,
and connecting to the other subareas. A redesigned Union Square should
include a tree-lined “square” or plaza, with existing buildings to the north
and east and new construction to the south. To revitalize the area, the
town should develop a business program with the UEZ to recruit new
businesses to the vacant storefronts along South Main Street at Union
Square and moving south toward the Black Bridge. To start, invite property
owners to permit part-time businesses that would operate at times there
are events in the area such as the Delaware River Excursions and other
town events. Businesses would cater to the many visitors to the area and
could include bakeries, cafes, clothing shops, restaurants, art galleries,
etc. As development in the area occurs and more people move in
permanently, as well as visit occasionally, businesses could change their
hours to be open on additional days of the week.
A new deck at the restaurant, SOMA, set the precedent for outdoor seating
in this area. This plan proposes a public gathering space, similar to a patio
or deck, along South Main Street and adjacent to SOMA that is the same
height as the SOMA patio. This area should be large enough to
accommodate tables with umbrellas, benches, lighting, and seating to
enjoy the views of the river. It should also provide a space for pop-up
events like a farmer’s market or concert space, and/or to provide seating
for new restaurants. Either a pedestrian bridge over the railroad from the
South Main St. deck or a set of stairs down from the deck to cross over atgrade with the railroad should be incorporated to allow people to walk
from South Main Street to Union Square and the Riverfront without having
to go to the intersection with Northampton Street.
30 | P a g e

Enhanced landscaping and additional or reconfigured parking should be
considered along South Main Street, as well as retrofitting the roadway
along South Main St. to be a “Complete Street” (see discussion in 3.5.3F)
to accommodate all users, but especially bicycles and pedestrians.
3.6.5
PERMITTED USES
Table 6 outlines the uses permitted within the Union Square District by
subarea and Table 7 describes the residential standards for this area. The
cross-sections on the next two pages illustrate the uses and bulk
standards that should be applied to both the north and south areas of the
waterfront in Union Square.
3.6.6 BULK STANDARDS
SUBAREA 1 – WATERFRONT NORTH
To accommodate pedestrians and cyclists safely in Union Square and
along the Waterfront:







Widen sidewalk from Main Street to entrance to the Northampton
Street Bridge to encourage pedestrian traffic.
Build 4-foot stone wall, adjacent to the sidewalk, with breaks to
allow pedestrian and bicycle crossings.
Plant a row of trees (October Glory Red Maple Trees) along the
inside of the stone wall.
Acquire and/or relocate the auto body shop, the private residence
and the DRJTBC maintenance garage.
Close Riverside Way entrance at Union Square to all vehicular
traffic and convert to a pedestrian walkway.
Relocate Riverside Way along the railroad tracks and create a new
at-grade crossing where North Main Street becomes Broad Street.

(1) Setbacks
Buildings facing the Square shall present a continuous façade to the
roadway with zero side yard setbacks. Front yard setback shall be a

minimum of 12’ and a maximum of 20’ from the curbline. Once
established, the front yard setback shall be the same for all buildings on
the same side of the street. The setback area shall encompass allowed
outdoor uses, sidewalks, landscaping, street furniture and pedestrian
amenities.
Interior buildings shall be located a distance from any property line equal
to at least one-half the height of the building. Where a building adjoins a
railroad property and the building is to be used in conjunction with a
railroad activity, the required setback may be waived. Where a building
abuts the river, the setback shall be measured from the top of bank. The
river setback requirements may be waived based on specific architectural
plans and engineering data addressing the preservation of the integrity of
the river embankment and flood plain.

Table 7: District 2 - Additional Residential
Standards
Minimum Dwelling Size
Type

Min. Floor Area

Efficiency

320 sf

1 – Bedroom

470 sf

2 – Bedroom

615 sf

3 - Bedroom

915 sf

32 | P a g e

Parking shall be set back a minimum of five feet from property lines or
the top of bank to provide for a landscaped area. This setback may be
waived where it is determined that landscaping would interfere with river
views or impede pedestrian flow.
(2) Height
Buildings fronting the Square shall have a minimum height of two stories
and a maximum height of three stories and shall not provide underbuilding parking.
Interior buildings shall vary from one to three stories, with a maximum
height of 35 feet, exclusive of under-building parking, except for a hotel
which shall not exceed five stories and 60 feet, height to be measured to
the eaves of the roof.
(3) Coverage
Building coverage shall not exceed 25% excluding such tourist and
public amenities as gazebos, band shells, covered walkways and transit
stops. Building coverage may be increased to the extent that parking is
provided under the building. Total impervious coverage shall not exceed
85% of the total tract area, excluding the land between the river and the
top of bank.
(4) Parking

items of local interest. The architecture of the garage façade shall be
comparable and compatible with the general architectural style of the
surrounding buildings or area.

Table 8: On-site Parking Standards for Subarea 1
Use

Required Parking

Retail and specialty shops,

3 per 1,000 sf of Gross Floor

personal services offices

Area (GFA)

Hotels, B & B’s

1 per room plus
appropriate number for other
uses in the building

Restaurant and banquet
facilities

0.3 per seat

Drinking establishments,
lounges

10 per 1,000 sf GFA

Cultural and educations

4 per 1,000 sf GFA

uses
Studios for arts and
instruction
Residential

4 per 1,000 sf GRA
Per RSIS

On-site parking shall be provided for all permanent uses in accordance
with the requirements below. In Subarea 1, for every parking space
required below, an additional one-half space shall be provided for
seasonal, temporary, and off-site uses. See Table 8.
(5) Parking Structures
For garages located within a developed area, the fascia of the parking
garage shall be designed with a “false front” having the appearance of a
retail business when viewed from the street, including windows which
may be used to display goods and services provided by downtown
businesses, announcements of local activities and events, or other
34 | P a g e

A. SUBAREA 2 – WATERFRONT SOUTH
Complete the “square” by developing the south side of Union Square
with buildings comparable in size and massing to the Union Square
Hotel. This will help to revive the square back to its original design as a
pedestrian- friendly space for a mix of uses, and with access to riverfront
activities. Elsewhere along the riverfront south of Union Square, the area
should remain an open space for public access.
Standards for the Waterfront-south include:


Widen sidewalk from Main Street to entrance to the Free
Bridge to encourage pedestrian traffic.



Plant a row of trees (October Glory Red Maple Trees) along the
street.
Acquire Block 917 lot 29 to develop a mixed-use building with
size and massing comparable to the Union Square Hotel
Replicate historic features of the existing buildings on the
square.
Define and provide viewpoints that are understood as
extensions of a trail network, without conflicting with the trail’s
movement functions.







Consider the incorporation of the “short duration stop”
facilities in viewpoint design.

Because the area has a history of flooding, any enhancements along the
river will need to address flood storage and protection, bank
stabilization, safe public access to the water (where appropriate) and
aesthetic qualities in a way that protects natural resources and public
and private property. Bio- engineered riverbank solutions are
encouraged where they are compatible with the river’s hydrology and
other adjacent greenway functions.
Native plant species on the riverbank will enhance the riverbank’s
ecological functions. New, diverse communities of riverbank vegetation

should be well integrated so that they are self-sustaining and require
little ongoing maintenance.
Public connections to the river are critical to urban life and help
protect ecologically sensitive areas from random encroachment by
residents and visitors. The integration of public connections and river
edge spaces with bio- engineered riverbank solutions will contribute to
balancing and integrating the functional ecological corridor with the
urban environment. These guidelines should apply to the waterfront
area north of the Northampton Street Bridge, as well.
1) Buildings
Buildings within Subarea 2 shall not be expanded in size, area, square
footage or height, with the following exceptions:
a. Where there is historical evidence of architectural features, such as
second floor porches, these features may be reconstructed to the
original extent, as close as can be determined. Where these
features overhang the public sidewalk, any support structures shall
be located so as not to interfere with the operation and
maintenance of the sidewalk or with vehicular or pedestrian
movements.
In addition, no construction permit or certificate of occupancy for any
structure overhanging a public sidewalk or other public property shall be
issued until the property owner shall file with the Construction Code
Official:
(i) A statement agreeing to indemnify and hold harmless the Town of
Phillipsburg, its agents, servants, representatives, or employees
from any and all damage or liability sustained by any person,
including injury or death arising from or in any way related to the
operation or maintenance of any portion of the building overhanging
public property; and
(ii) A comprehensive general liability policy issued to the
property/business owner by a public liability insurance company

authorized to do business in the State of New Jersey and naming the
Town of Phillipsburg, its agents, servants, representatives and
employees as additional insurers with respect to the operation and
maintenance of that portion of the building overhanging public
property, in the amounts of $300,000 bodily injury/property damage,
each person and $1,000,000 each accident.
b. Fire escapes and similar emergency accesses, as required by State
or local code, at the side or rear of the building only.
c. Decks, balconies, porches, patios, covered entrances, at the rear of
the building only and located within the property lines.
2) Parking
Parking shall be provided in accordance with the requirements below.
Where some or all the required parking cannot be provided on-site,
parking permits shall be purchased annually from the Phillipsburg Town
Council equivalent to the parking deficit.
B. SUBAREA 3 – MAIN STREET
This plan does not propose any new construction on Main Street except
where infill development may be used on vacant lots within the
Redevelopment Area. Main Street has a long history of commerce; retail
and offices were the primary uses here. This plan proposes to revive those
uses within Union Square and promote residential uses above the ground
floor in buildings outside of Union Square, and along Main Street, with the
additional condition that residential use is permitted on the ground floor
provided the fronting use is primarily commercial. (See Figure 7: Land Use
Plan).

1) Buildings

Buildings within Subarea 3 shall not be expanded in size, area, square
footage or height, with the following exceptions:
a. Fire escapes and similar emergency accesses, as required by
State or local code, at the side of the building or abutting Morris Street
only.
b. Decks, porches, covered entrances located on the Morris Street
side of the building only and located within the property lines.
2) Parking
Parking shall be provided in accordance with the RSIS. Where some
or all the required parking cannot be provided on-site, parking permits
shall
be
Table 10: On-Site Parking for Subarea 2
Use
Retail and specialty
shops, personal services
Offices

Required Parking
2 per 1,000 sf of Gross
Floor Area (GFA)
3 per 1,000 sf GFA

Hotels, B & B’s

1 per room plus
appropriate number for
other uses in the building
0.3 per seat

Restaurant and banquet
facilities
Drinking
establishments, lounges
Cultural and educations
uses
Studios for arts and
instruction
Residential

5 per 1,000 sf GFA
2 per 1,000 sf GFA
2 per 1,000 sf GRA
Per RSIS

purchased annually from the Phillipsburg Town Council equivalent to
the parking deficit.

36 | P a g e

3.6.7 UNION SQUARE DESIGN STANDARDS & GUIDELINES
These District 2 design standards extend and/or replace current design
standards in the Land Use Ordinance. They are intended to establish and
reinforce the physical, visual and spatial characteristics of the District
through the consistent use of compatible urban design and architectural
design elements. Such elements relate the design characteristics of an
individual structure or development to other existing and planned
structures or developments in a harmonious manner, resulting in a
coherent overall development pattern and streetscape.
Development plans in District 2 shall address the urban design and
architectural design elements below as part of the approval process for
construction or reconstruction within the District.
A. LAND USE
Figure 7: Land Use highlights the proposed land uses throughout the
Redevelopment Area. As previously stated, the area north of the
Northampton Street Bridge (Waterfront – North) will primarily be a mix of
residential, retail, and entertainment uses with public spaces and the
riverfront trail occupying Block 902 Lot 7. While the plan proposes a
new pier out onto the river, the existing boat launch will be relocated to a
point north of the Route 22 Toll Bridge so that boat access does not
interfere with the rest of the activity along Riverside Way. Figure 8:
Elevated Walk provides an example of activity and land uses that are
recommended along Riverside Way and Figure 9: Temporary Spaces
provides an example of uses and design that are recommended alongside
the river to accommodate temporary or “pop-up” uses, including underbuilding parking for retail uses.
The area south of the Northampton Street Bridge (Waterfront – South) will
consist of a new three to four-story building fronting Union Square with
shops on the ground floor and offices above. The remainder of this lot

(Block 917 Lot 29) will consist of open space, connections to the
Heritage Trail system and Riverfront access.
All subareas should:





Accommodate all roadway users – Pedestrians, Bicycles, and
Vehicles – and preferably in that order.
Utilize the land to its highest and best use. One example would
be to ensure that open spaces are doing “double duty” and
providing stormwater management techniques where possible.
Promote green design in the built environment and in the
landscaping.

B. CONTEXT AND CONTINUITY
1) Individual development or redevelopment plans shall always be
considered in relation to the surrounding physical and historical
context, including the remaining vintage buildings and evidence of
past development through pictures, photographs and such.
2) Individual development or redevelopment plans shall inspire a
sense of continuity with the dominant design features of their
physical and historical context. Continuity can be achieved through
scale, through careful use of the elements of the façade
composition (such as fenestration, cornice or soffit line, floor to
floor elevation, or others), through the use of related materials, by
maintaining a roof pitch, by use of approved street furniture or by
other means.
3) In those cases where the streetscape or buildings abutting a
development or redevelopment application have been adulterated,
these streetscapes or buildings shall be excluded from
consideration as to context and continuity.

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C. STREET DEFINITION
1) Buildings shall define streets and help structure space, forming a
continuous wall with uniform setbacks and coherent openings at
designated locations.
2) On the Square, new structures shall define a continuous street edge
fronting onto the Square, to reestablish the sense of enclosure and
arrival to this space.
3) The streetscape shall be reinforced by lines of street trees, other
plantings, street furniture, and other such features, as provided for in
the 2002 Gateway Plan.

Figure 8: Elevated Walkway

4) Development or redevelopment plans shall recognize and enhance
existing focal points or points of visual termination, such as the Union
Square Hotel building at the east end of the Square and provide for new
focal points to be occupied by structures made more prominent
through the use of enhanced height, distinctive architectural
treatment or other distinguishing features or by such other features as
plazas, garden areas, and river views.

D. PLAZAS, COURTYARDS & OPEN SPACE
1) Plazas, courtyards, and other open spaces should have
recognizable edges defined on at least three sides by buildings,
walls, elements of landscaping, and elements of street furniture, in
order to create a strong sense of place and enclosure.
2) The layout, materials and details used in the treatment of these
spaces shall be selected to enhance their immediate surroundings.
Public and semi-public exterior spaces shall be functional and
provide amenities for their users, in the form of textured paving,
landscaping, lighting, street trees, benches, trash receptacles, and
other items of street furniture, under the guidelines provided for in
the 2002 Gateway Plan.
E. BUILDING SCALE, LOCATION, ORIENTATION
1) Structures should be considered in terms of their relationship to the
height and massing of abutting structures, as well as in relation to
the human scale. Structures shall maintain an appropriate scale in
relation to neighboring structures and contain external architectural
details which maintain a human scale.
2) Buildings and other structures shall present ground level facades
which motivate pedestrian interest, by using architectural details,
openings, arcades, display windows, or other elements of
composition.
3) Buildings shall be located to front toward and relate to public
streets. For a multiple building development, buildings located on
the interior of a site shall front toward and relate to one another and
to the extent possible should be organized around features, such as
the river, courtyards, outside activity areas and quadrangles, which
encourage pedestrian activity and incidental social interaction
among users.

An example of public gathering space within Union Square.
This space should be connected to the Riverfront via sidewalks
and pedestrian trails.

An example of a traffic calming strategy that is recommended
for the intersection of South Main Street and Northampton
Street in Union Square. A treatment like a roundabout would
not only slow traffic but would provide a safer environment
for pedestrians and bicyclists.
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Figure 9: Temporary Spaces

F. COMPLETE STREETS
1) Speed Management
a. Speed management treatments should be used where
feasible to reduce motor vehicle speeds throughout the
Union Square District. Lower speeds improve the
pedestrian and bicyclist’s environment by reducing
instances of vehicles overtaking bicyclists, enhancing
the drivers’ ability to see and react to pedestrians and
bicyclists, and reducing the severity of crashes, if they
occur. Speed management treatments can be divided
into two types: horizontal and vertical deflection. These
treatments can be implemented individually or in
combination to increase their effectiveness. They also
provide opportunities for landscaping and other
community features, such as benches, communal
space, and artistic painted intersections, benefiting all
roadway users and residents.
b. Horizontal Deflections include Curb Extensions;
Chicanes; and Neighborhood Traffic Circles.
Considering the flow of traffic in and around the Union
Square District, a small roundabout at the intersection
of Northampton Street and South Main Street may be
the most appropriate to slow traffic, allow for pedestrian
and bicycle movement, and keep vehicular traffic
moving.
c. Vertical Deflections include Speed Humps; Speed
Tables; Raised Crosswalks; and Speed Cushions.
Considering the narrowness of Union Square District
roadways, deflections such as speed humps and raised
crosswalks may be the most appropriate.

2) Pedestrian Circulation
a. Development and redevelopment plans shall be
designed to facilitate pedestrian circulation, providing
safe, convenient, barrier-free access to all parts of the
District and beyond, and particularly between parking
facilities and existing and future uses.
b. Walkways shall be designed to promote pedestrian
activity throughout the District and to link the with points
of interest and attraction throughout the downtown area
and Easton; to provide a pleasant route and passive
recreation opportunities for users; to create outdoor
interest and activity spaces for abutting uses, such as
display and outdoor eating areas; to provide links to
public and special transportation stations/stops; and to
allow incidental social interaction among pedestrians.
c. Walkways should be constructed of materials that
are compatible with the style, materials, color, and
details of the surrounding buildings or proposed use,
and as provided for in the 2002 Gateway Plan. The
functional, visual and tactile properties of the paving
material shall be appropriate to the proposed function
and use of the walkway.
d. Sidewalk displays, outdoor eating areas, kiosks and
other activities permitted within a sidewalk area shall
maintain a minimum of five feet of open sidewalk to
allow for pedestrian circulation. Store displays and
other temporary uses shall be permitted only during
business hours and shall be stored inside at the end of
the business day.
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3) Bicycle Circulation
a. On-street bicycle facilities should follow the guidance of
the NACTO Urban Bikeway Design Guide FHWA’s
Separated Bike Lane Planning and Design Guide. When
installing bicycle facilities, the following basic and
minimum guidelines should be adhered to:
i. Bicycle lanes shall be 5’ wide minimum adjacent to
curbing, 4’ minimum without curbing. When
adjacent to parking, increased width should be
provided to minimize risk of conflicts with parked
cars.
ii. A striped buffer, when provided, should be minimum
1.5’ feet wide, but preferably 3’ wide.
iii. Vertical separation provided as part of a separated
bicycle lane design must be at least seven (7) feet
from the nearest curb.
iv. The desired total width of a two-way separated
bicycle lane is 10-12’ (8’ minimum).
b. Where it is not feasible or appropriate to provide
dedicated bicycle facilities, shared-lane markings may
be used to indicate a shared environment for bicycles
and automobiles. Shared-lane markings should be used
to connect and provide a designated route to dedicated
bicycle facilities. A shared-lane marking is not a facility
type but can be used to assert the legitimacy of
bicyclists on the roadway and offer directional and
wayfinding guidance. Shared-lane markings help direct
bicyclists to ride in the most appropriate location on the
roadway and provide motorists visual cues to anticipate
the presence of bicyclists. Shared-lane markings are

appropriate on streets with a speed limit of 25 MPH or
less.
c. Indoor bicycle storage areas shall be provided for
building residents. Outdoor bicycle parking shall be
provided to accommodate visitors.
4) Vehicular Access & Circulation
a. Vehicle circulation on-site shall be clearly organized to
facilitate movement into, and throughout, parking
areas. Parking drive lanes and intersections shall align
wherever practical.
b. Service and delivery areas shall be located to the side or
rear of buildings, or in other inconspicuous locations,
where they are generally not noticeable from public
rights-of-ways. Where possible, adjacent parcels or
buildings should share service and delivery areas,
and/or access to such areas.
c. Circulation and parking for service areas shall be
designed to minimize disruption to the flow of vehicular
and pedestrian traffic, and to provide efficient turning
movements.

An example of a multi-use trail to connect Phillipsburg’s Heritage
Trails with other regional connections.

d. Contiguous developments are encouraged to combine
access points to minimize curb cuts, and to provide
connections between adjacent properties.
e. Development projects that require multiple or frequent
deliveries should provide separate customer and
service access drives where possible.
f. Where feasible, access to parking areas should be from
an alley. Shared service alleys along rear lot lines are
encouraged.
g. Demolish gas station and Sand Bar and replace with a
riverside park with trails, benches, and lighting.
(Vehicular traffic into the park will be restricted to only
those that need access for maintenance, events or
activities).
h. Prohibit left turns from onto Riverside Way from the
west.
i. Convert Riverside Way into a “one-way” street so that
the flow of traffic is from south to north, only.
j. In the longer term, close Riverside Way entrance at
Union Square
k. Create a new entrance to Riverside Way from North Main
St at the end of the ramp to Route 22.
l. Conduct a traffic study to determine the most effective
configuration and timing of traffic lights and if the
current configuration needs to be altered. m. Conduct
an audit of parking within a 10-minute walk of Union
Square.
G. LANDSCAPING
1) For new developments, landscaping shall be required in
accordance with an approved landscaping plan that is

consistent with the standards provided in the 2002 Gateway
Plan.
2) All areas of a site not occupied by buildings and other
improvements shall be planted with trees, shrubs, hedges,
groundcover, gardens and/or grass. Landscaping should be
integrated with other functional and ornamental site design
elements, such as recreational facilities, ground paving
materials, paths and walkways, fountains and other water
features, trellises, pergolas and gazebos, fences and walls,
street furniture, art and sculpture.
3) Walls and fences shall be consistent in material and
appearance to the style of the surrounding buildings and shall
be designed to create visual interest, to define space, to
differentiate between public, semi-public and private space, to
provide a sense of enclosure and to guide pedestrian
circulation.
4) Street trees shall be provided along streets in accordance with
standards in the 2002 Gateway Plan. Shade trees should be
provided at critical points to provide pedestrian shelter, frame

Example – Green Infrastructure in existing Riparian
Forest, trees, and other green spaces.

views, accent architectural features and buildings.
44 | P a g e

5) Landscaping in conjunction with at-grade parking areas shall be
in accordance with the standards in the 2002 Gateway Plan.
6) Landscape plans shall consider plant suitability, appropriate
plant selection, compatibility with the site and location of
placement, and regular maintenance programs.
H. GREEN INFRASTRUCTURE
1) Inclusion of green infrastructure for stormwater management
will be analyzed for any project proposed for the Union Square
District.
2) Green infrastructure facilities will capture, filter, absorb and/or
reuse stormwater on site.
3) Site inventory and analysis will occur before any design work
and will be in accordance with NJ Stormwater Rules at N.J.S.A.
7:8, the NJ DEP’s Best Management Practices Manual and
Rutgers Cooperative Extension Service’s Green Infrastructure
Guidance Manual for New Jersey.
4) A final concept plan will detail appropriate locations and sizes
of green infrastructure features appropriate for the site,
including, but not limited to:
o Bioswales along sidewalks / streets
o Downspout planters at the base of buildings
o Enhanced Tree Pits
o Tree filter boxes
o Pervious concrete or paver sidewalks
I. STREET AND SITE LIGHTING
1) Work with the DRJTBC to restore the lighting on the Free Bridge,
including outlining the structure and providing down-lights onto
the river surface.
2) Explore opportunities to light the buildings of Union Square to
further convey visual appeal to consumers on Main Street.

3) Trim trees and overgrowth along the Delaware River to restore
views of Union Square and Main Street from the Easton side of
the river.
4) Street and site lighting shall be adequate for safety and security,
while minimizing glare on adjacent properties and the public
right-of-way. House-side shields shall be provided to eliminate
light trespass into residential portions of the building or abutting
residential uses.
5) Lighting shall be provided along all sidewalks, walkways,
courtyards, plazas, parking lots and other areas which will be
used at any time between dusk and dawn.
6) Specifications for lighting and lighting standards shall comply
with the requirements of the 2002 Gateway Plan.

Example – Signage and Trail Lighting

J. STREET FURNITURE

Elements of street furniture, such as benches, waste containers,
planters, phone booths, transportation shelters, bicycle racks, and
bollards shall be compatible with the character of the area and
consistent with the standards provided for in the 2002 Gateway Plan.
K. SIGNAGE AND WAYFINDING
Signage shall provide a wayfinding system that allows for easier
navigation in and around the Union Square District, the Riverfront, and
South Main Street. Signage shall not be in conflict with the existing general
requirements of “Article VIII. (§ 625-38) Signs” of the Town of Phillipsburg
Land Development and Zoning Ordinance, but may include directional
systems, directories, and interpretive and regulatory signs. Permitted
signs shall:
1) Conduct an audit of all public signage and assess the presence,
condition, and relevance of signage. Remove unnecessary signs
and repair or replace signs that are damaged or weather-worn.
2) Install lighted parking signs to direct motorists to available
parking.
3) Install parking signs perpendicular to the roadway so they are
visible to motorists.
4) Use wayfinding signs with a coordinated design so that visitors
can easily find Union Square, nearby attractions, parking lots,
the Heritage Trail, restaurants, and other points of interest.
5) Define the sense of place and enhance the overall brand of the
community by using a consistent and coordinated system of
approved graphics, colors, logos, materials, and nomenclature
that support the overall structure and experience of the place.
6) Highlight complementary destinations such as Union Square,
the Riverfront, the Transportation District, and the South Main
Street Commercial Corridor.

7) Aid motorists in efficiently identifying both public and private
parking lots and garages.
8) Create safer driving conditions by providing drivers with clear
directions at strategic locations, thus reducing driver confusion
and distraction while traveling on busy streets.

Example – Signage and Trail Lighting

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L. SUSTAINABLE DESIGN
1) Building and site design in the Plan Area shall seek to minimize
environmental damage, strain on municipal utilities and impact
on adjacent uses. Broadly speaking, green building design goals
include reduced energy and water use; use of sustainable,
renewable, non-toxic and locally-produced materials; improved
indoor air quality; and environmentally-conscious site planning.
2) As much as practicable, mechanical systems and kitchen
appliances should be located above the ground level of any
development in the Union Square District, so as to avoid total
loss during major storm events and flooding. Examples include,
but are not limited to, HVAC, utility meters, ovens, ranges,
refrigerators, freezers, etc.
3) Development should meet the United States Green Building
Council’s Leadership in Energy and Environmental Design
(LEED) requirements for green building design or similar
certification programs.
4) These requirements include, but are not limited to, green
building design goals that promote reduced water use; use of
sustainable, renewable, non-toxic and locally-produced
materials; improved indoor air quality; and environmentally
conscious site planning. Formal certification is encouraged but
not required.

3.6.8 UNION SQUARE ARCHITECTURAL STANDARDS
A. LOCAL CONTEXT
The intent of these standards is to capitalize on Phillipsburg’s
architectural assets, particularly of the high quality, turn of the twentieth
century buildings that line South Main Street and give the Town its unique
character.

1) Existing building facades shall be restored consistent with their
original architectural style, with special attention to color,
window treatment, and materials, finishes, and architectural
details, visually similar to the originals. Where possible,
architectural features should be repaired rather than replaced.
In the event that replacement is necessary, the new material
should match the material replaced in design, color, texture,
and other visual qualities. Special consideration should be
given to the use of new products that replicate the appearance
of the original materials, using more durable and lower
maintenance materials.
2) New buildings or buildings of a style inconsistent with the
immediate area should mirror the late Victorian and Second
Empire styles of South Main Street, as reflected in existing
buildings, vintage pictures of the area and other historical
sources. Within this architectural period, diversity of styles is
acceptable, provided that the style of individual buildings shall
be consistent throughout the façade of that building. Selection
of building design elements, such as building materials, roofing,
fenestration, trim, color, texture and such, shall be similar to
and harmonious with existing buildings.
3) Infill and new construction shall reflect neighborhood continuity
by way of uniform building heights, maintaining base courses,
cornice lines and horizontal lines of fenestration, and echoing
architectural materials, details, colors or design themes found
in surrounding buildings.
4) Special use buildings and structures shall reflect the turn of the
twentieth century style appropriate for that use.
B. ARCHITECTURAL STANDARDS
1) The architectural treatment of the front façade shall be
continued, in all its major features, around all visibly exposed
sides of a building. All sides of a building shall be architecturally
designed to be consistent with the style, materials, colors and

2)

3)

4)

5)

details. The main façade of a building shall be architecturally
emphasized, and display windows shall be required on the
ground floor level, regardless of the use. Buildings with more
than one frontage on public or semi-public space should
provide “front” faces on all such frontages.
Front façade first floor building offsets and architectural
features, such as arcades and covered walkways, should be
provided to add architectural interest and variety and to
humanize the street scale of the building.
All visibly exposed sides of a building shall have an articulated
base course and cornice, in order to break the wall surface into
smaller components and humanize a building’s scale. The base
course shall align with either the kickplate or sill level of the first
story. Horizontal courses shall be considered an integral part of
a building’s design and shall be architecturally compatible with
the style, materials, colors and details of the building.
The cornice shall terminate the top of a building wall, may
project out horizontally from the vertical building wall plane and
may be ornamented with moldings, brackets, and other details
appropriate to the building’s architectural style.
The type, shape, pitch, texture and color of a roof shall be
considered an integral part of the design of a building and shall
be architecturally compatible with the building’s style,
materials, color and detail. Roof pitch shall be considered as a
function of context and building height. Architectural
embellishments that add interest to roofs, such as dormers,
belvederes, masonry chimneys, cupolas, and other similar
elements shall be encouraged, provided they are architecturally
compatible with the building. In the rehabilitation of older
buildings, the design and pitch of the roof shall be maintained,
along with other functional and/or decorative elements such as

6)

7)

8)

9)

cornices, dormers, gutters, cupolas, and flashing.
Replacements shall match as closely as possible with the
original element in color, material, size and design.
Fenestration shall be architecturally compatible with the style,
materials, colors, and detail of a building. Large pane display
windows shall be required on the ground level, not to exceed
seventy-five percent of the total ground level façade area and
framed by the surrounding wall. To the extent possible, the
location of windows on the upper stories of a building should be
vertically aligned with the windows and doors on the ground
level. In buildings designed in an architectural style that
normally has windows with muntins or divided lights, these shall
be required and snap-on types may be permitted.
In the rehabilitation of older buildings, original windows and
doors shall be maintained in number, size, location and
expression. In particular, the expression defined by lintel,
frame, sill and head shall not be subdued if the original window
is replaced by one of modern design. Windows and doors shall
not be filled-in or downsized to fit standardized
manufactured components.
When appropriate to the architectural style of a building,
shutters should be provided on all windows fronting a street or
visible from the public viewshed. Shutters may be paneled or
louvered, shall be appropriately fastened to the window frame
and shall be proportioned to cover half the window.
All entrances to a building shall be defined and articulated by
architectural elements such as lintels, pediments, pilasters,
columns, porticos, overhangs, railings and balustrades, where
appropriate and compatible with the style, materials, colors
and details of the building as a whole. In the rehabilitation of
older buildings, the original entrance features shall be
48 | P a g e

maintained wherever possible. Modern metal or aluminum
doors shall not be permitted.
10) Storefronts shall be an integral part of all buildings and shall
maintain a consistency with the upper floors in terms of
composition, materials, style and detailing. The building’s
façade shall dictate the storefront’s composition in terms of
spacing and alignment of doors and windows. New storefronts
shall be designed to be compatible with the overall character of
the façade, to maximize pedestrian interest and to maintain a
pedestrian scale. In the rehabilitation of older buildings, the
traditional storefront elements such as entrances, transoms,
kickplates, corner posts, signs and display windows, shall be
unified through the use of architecturally compatible styles,
colors, details, awnings, signage and lighting features.
11) All air conditioning units, HVAC systems, exhaust pipes or
stacks, elevator housings, satellite dishes and such, shall be
thoroughly screened from public view by use of walls, roof
elements, penthouse screening devices or landscaping,
designed to be architecturally compatible with the building’s
style, materials, color and details.
12) Solid metal security gates or solid roll-down metal windows
shall not be permitted. Link or grill type security devices may be
permitted only if installed from the inside, within the frame of
the window or door. Security grilles shall be recessed and
concealed during normal business hours.
13) Exterior building materials should be selected to convey a sense of
dignity, permanence and appropriate age to the building. A building
designed of an architectural style that normally includes certain
integral materials, colors and/or details shall incorporate them into
its design. The preferred materials are stone, cast stone, brick and
horizontal clapboard. Modern construction techniques and
materials may be used, provided they recreate the style,
ornamentation and visual quality of the period.

14) In renovations, the original materials should be retained and
repaired, where practical, or replaced with materials that retain the
same visual quality. Consideration should be given to the use of
new, durable, low maintenance materials that replicate the look,
style and design of the original materials, where possible, or with
other appropriate materials, if not possible.
15) Lighting fixtures attached to the exterior of a building shall be
architecturally compatible with the style, materials, colors and
details of the building and with any requirements of the lighting
section of the 2002 Gateway Plan.
16) Signage affixed to the exterior of a building shall be architecturally
compatible with the style, composition, materials, colors and
details
of
the
building, as well as
with other signs used
on the building or its
vicinity, and with any
requirements of the
lighting section of the
2002 Gateway Plan.

Example – Union Square Gateway

3.7 DISTRICT 3 – RECREATIONAL/HERITAGE
Figure 10: District 3 – Recreational /

i

*Note - The original Riverside District had been reconfigured into the following new districts: District 3 – Recreational/Heritage; District 5 – Riverside Residential; and District 6 – Riverside
Commercial, to be er define the vision for these areas. See Sections 3.8 and 3.9 for details on Districts 5 and 6.

This is a new district consisting of the original Union Square Subarea 2
(see Section 3.5) and the northern portion of the 20 05 Riverside
District – primarily the railroad rights-of-way and Delaware River Park
(green area above and on Map 1). As indicated by the title, this new
district is focused on recreation and railroad/canal heritage uses and
is intended primarily for public recreational use such as parks and
trails and associated tourism activities. It can also accommodate
certain private tourism enterprises that complement the
recreation/heritage experience such as the excursion train. This
district will also be the hub for the Riverfront Heritage Trail system
discussed in Section 3.10.

3.7.1 PERMITTED USES
The following uses are permitted in this district:
1) Railroads and related activities for passenger, freight, and
tourist operations.
2) Parks and outdoor recreation facilities.
3) River, railroad and canal related tourism facilities.
4) Interpretive displays for the purposes of enhancing the heritage
and recreational experience of the riverfront district.
5) Educational facilities related to local and regional heritage
and/or river ecology.
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3.7.2 DEVELOPMENT STANDARDS
Development and design standards for this district will be determined
by the Town Council and Planning Board during the approval process
outlined in Section 5.

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3.8 DISTRICT 4 – MIXED-USE
The original plan for District 4 was to develop a transit village centered
on a new railroad station. As discussed in the 2012 Riverfront
Redevelopment Study, the extension of passenger service to
Phillipsburg is unlikely at this point. In addition, two of the other
proposed anchors - a new municipal complex and a County College
satellite – are also unlikely to happen. As a result, the district uses and
standards have been revised, although the configuration of the district
remains the same. The district has substantial frontage on South Main
Street and should be redeveloped to enhance the downtown by
fostering new residential and commercial uses at a relatively high
density. Redevelopment activities will also complement and provide
access to the existing miniature railroad & museum and the proposed
Railroad Heritage Trail discussed in Section 3.10.
The uses presently permitted in this district are still appropriate with the
exception that multi-family residential uses are only permitted as part
of a transit village plan; and that retail and office space are only
permitted as accessory uses. The list of permitted uses has been
revised to remove the transit village references and permit a wider range
of uses.

3.8.1 PERMITTED USES
A. Principal
1) Multi-family residential (minimum of 3 stories).
2) Mixed use residential/commercial buildings with a minimum of
three floors of residential units above the ground floor.
3) Retail sales and services.
4) Offices.
5) Museums, educational and cultural facilities.
6) Heritage tourism related facilities.
7) Indoor and outdoor recreation facilities (public or private).

B. Accessory
Permitted accessory uses include any accessory use located on the
same lot with and customarily incidental to a principal use permitted
in the district.

3.8.2 BULK STANDARDS—SEE TABLE 11.

Table 11: Bulk Standards for District 4 –
Mixed Use
Minimum Lot Area
15,000 sq ft
Minimum Street

100 ft

Frontage
Minimum Front Yard

10 ft; 0 ft with
retail on
ground floor

Minimum Side Yard

0 ft with
common walls;
10 ft if detached

Minimum Rear Yard

30 ft

Minimum Setback
from an Active

35 ft

Railroad
Maximum Density

35 units/acre

Maximum Height

60 ft/5 stories

Maximum Coverage

75%

3.7.3 DESIGN STANDARDS
All buildings in this district shall be developed to ensure that an attractive
streetwall is created, that public spaces such as plazas are incorporated
into the development, that all buildings will provide access to the existing
miniature railroad/museum and the proposed Railroad Heritage Trail
described in Section 3.10, and that the development is mindful of and
complements the adjoining senior citizen apartment building.

Figure 11: District 4 – Mixed-Use

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3.9 DISTRICT 5 – RIVERSIDE INDUSTRIAL
The purpose of this district is to provide ample space for future industrial
development that is appropriately located adjacent to other similar
industrial and commercial uses, and away from residential. This reflects
amendments resulting through by O-2024-14.

3.9.1 PERMITTED USES
A. Permitted Principal Uses:
1) Processes of manufacturing, fabrication, packaging and
treatment of conversion of products.
2) Scientific or research laboratories devoted to research,
design and/or experimentation and processing and
fabricating incidental thereto.
3) Office buildings for business, professional, executive and
administrative purposes.
4) Warehouses and storage yards.
5) Wholesale businesses.
6) Retail sales associated with the principal use of the building.
7) Trucking terminals.
8) Lumberyards and similar operations requiring bulk storage of
materials, such as plumbing and building construction
supplies, including the retail sale of such materials.

B. Permitted Accessory Uses:
1) Off-street parking and loading spaces in accordance with
Article VII of the Town Code.
2) Signs in accordance with Article VIII of the Town Code.
3) Other uses which are customarily associated with and
incidental to the uses listed in §625-71.

The following bulk standards are also required:
A. Bulk Requirements
1) Same as the I-2 Heavy Industrial standards in the
Phillipsburg Town Code
B. Additional Area, Yard, and Building Requirements
1) No more than one principal structure shall be permitted on
a single lot, provided the principal structure has direct
public or private street access.
2) New or renovated buildings shall be designed to retain the
prevailing façade setback adjacent to the sidewalk.
3) No loading areas shall face or exit directly onto the street.
4) Parking and outdoor storage should be located to the rear or
side of the building, and be screened by walls, fences or
landscaping.
C. Streets
1) All public and private streets, both external and internal
(including street grading and paving), driveways, parking
areas, sidewalks, curbs, gutters, street lighting, shade trees,
water mains and water systems, culverts, storm sewers,
and such other improvements as may be found necessary in
the public interest shall be installed in accordance with the
standards adopted for subdivisions of land, and the building
permit therein shall not be issued unless and until an
adequate performance guarantee for the purpose of
insuring proper installation of the improvements is posted
with the Town Clerk in a form approved by the Town Attorney
and in an amount determined by the Town Engineer to be
sufficient to insure the completion of all required
improvements.
2) A traffic impact study inclusive of a computer simulation of
projected traffic impacts is required at the time that the
redevelopment agreement is negotiated. The scope of the
traffic impact study shall be based on the data of existing

traffic at key intersections leading to the redevelopment
area and how new traffic from the redevelopment projects
would be distributed so that any necessary improvements
to the street network and traffic control measures can be
assessed and addressed in the agreement.
D. Off-street parking
1) RSIS shall be followed for residential uses. Shared parking is
encouraged between uses and between parcels, subject to
approval of the Redevelopment Entity in the redevelopment
agreement and the Land Use Board at the time of site plan
approval.
2) All parking lots shall be adequately lighted; either with wall
mounted or post-mounted ornamental fixtures. Lights shall
be adequately shielded from adjacent properties.
E. Pedestrian accessibility
1) Sidewalks shall be provided along all street frontages
2) All sidewalks shall be a minimum of five feet wide
3) All sidewalks shall be designated to provide access for the
physically disabled
4) Access ramps shall be conveniently placed and sloped to
provide easy connection to streets and sidewalks, in
conformance with the Americans with Disabilities Act
F. Signage
1) The redevelopment project shall include a comprehensive
signage plan for review and approval of the Redevelopment
Entity and Land Use Board.
G. Recreation
1) An area dedicated to recreation shall be developed with
facilities suitable to serve the public.
a. Such a facility must be in the form of a multi-use
path and include connections to the adjacent
Delaware River Park and the Heritage Trail System.

b. It shall be located in an area which will not be
detrimental to adjacent property owners by virtue of
noise, light, and any other objectionable feature
emanating from such facility.
c. The recreation facility shall not be located at the
front of any structure on the site and it should
incorporate appropriate signage, lighting, and other
amenities (e.g. benches) along a multi-use path.
H. Sewage Disposal
1) No development shall be approved until approval of plans
for disposal of sewerage, in accordance with the standards
set forth by the County Sewerage Authority, are met. The
performance guarantee outlined in this section is also
applicable to sewerage disposal.
I. Screening
1) Where the development abuts commercial uses, an
evergreen planting screen having a minimum width of five (5)
feet shall be provided. The screen shall consist primarily of
evergreen trees to provide visual obstruction. The planting
material shall be at least six (6) feet high at the time of
planting. It shall be the responsibility of the owner or
developer to carry out this planting and to promote such
maintenance and care as is required to obtain the effect
intended by the original plan.
J. Affordable Housing
1) The redevelopment project will be subject to the Town’s
Non-Residential Development Fee.

3.9.2 BULK STANDARDS
See Table 12 on the following page.

3.9.3 DESIGN STANDARDS
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Any new building proposed for the Redevelopment Plan Area will have
to be carefully designed and shall abide by the following standards in
addition to the zoning standards stated above.
A. Style
1) The structures or buildings shall incorporate architectural
details such as a well-defined entrance, proportionally
sized windows, cornices and columns. All buildings shall be
constructed with an exterior of brick or stone or concrete.
B. Materials
1) The exterior of a building shall consist of durable, longlasting materials, such as masonry and fiber-cement siding,
and shall be consistent throughout the entirety of that
building but may vary from building to building in a
sequential manner in order to provide some architectural
continuity.
C. Articulation
1) All street-facing building walls shall have a clearly defined
base, body and cap.
2) The body section of a façade may be horizontally divided at
the floor, lintel or sill levels with belt courses.
3) The architectural treatment of a façade shall be completely
continued around all street-facing facades of a building. All
sides of a building shall be architecturally designed so as to
be consistent with regard to style, materials, colors and
details.
4) Building exteriors shall have vertical and/or horizontal
offsets to create visual breaks on the exterior. These offsets
may consist of pilasters, projecting bays, changes in façade
materials, balconies, etc.

Table 12: Bulk Standards for District 5 –
Riverside Industrial
Minimum Lot Area

20 acres

Minimum Setback from a
Public Road

Half the height of the building

Minimum Setback from a
RR ROW

30 ft

Minimum Setback from a
Public Park

30 ft

Maximum Gross Density

17 units/acre

Maximum Height Mid-Rise

55 ft above centerline elevation of
Howard St. to eaves of roof, plus
10 feet for rooftop mechanical
equipment. Total structure not to
exceed 65 ft in height.

Maximum Height Low-Rise

40 ft above lowest floor elevation
to eaves of roof

Maximum Height for other
Prin. Uses

35 ft

Maximum Height Accessory
Uses

20 ft

Maximum Coverage

65%

Minimum Distance between
Buildings:
Principal to Principal
Principal to Accessory
Principal to Internal Road
Principal to Parking Area

Half the height of taller building
Height of the shorter building
25 ft
10 ft

5) Long, blank, windowless, monotonous or uninterrupted
walls are not permitted on the front or side of a building.
D. Entrances

1) All entrances to a building shall be defined and articulated
by architectural elements such as lintels, pediments,
pilasters, columns, overhangs, porticos or awnings. These
elements shall be compatible with the style and materials of
the building.
2) Entrances may also be defined by planters or other
landscape features.

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Figure 12: District 5 – Riverside Industrial

3.9.4 PROPOSED ROAD IMPROVEMENTS
Any proposed industrial development in District 5 will require roadway
improvements to accommodate any projected traffic generated by the
development. The development will be in the area west of Howard
Street. Access to the development will be from Howard Street through
several access road intersections. Generally, the following existing
neighborhood streets shall be promoted as such and truck traffic
discouraged on these streets:
o
o
o
o
o
o
o
o
o

River Street;
Fox Street;
Stockton Street;
Jefferson Street;
McKeen Street;
Cedar Alley;
Mercer Street;
Cherry Alley; and
the portion of South Main Street between Mercer Street
and River Street.

Due to the heavy orientation of site traffic to the east and the
dependence on South Main Street to carry this traffic, improvements are
proposed to accommodate the site-generated traffic going to and from
South Main Street as follows:

movement from Center Street to South Main Street; and a wide
southbound receiving lane is needed to accommodate the
heavy westbound, left turn movement from South Main Street to
Center Street.
(3) The entire intersection of Center Street and South Main Street
must be improved to increase capacity for the projected
condominium/townhouse development site-generated traffic.
Traffic Signal improvements are proposed, including signalphasing modifications that would facilitate the projected heavy
northbound right turn and westbound left turn movements.
(4) The section of McKeen Street between Howard Street and South
Main Street should be improved. At the intersection of South
Main Street and McKeen Street, traffic signal improvements are
also proposed that include phasing that would facilitate the
projected heavy northbound right turn and westbound left turn
movements.
(5) The existing section of Howard Street from Stockton Street to
McKeen Street should be improved to accommodate the access
road intersections with Howard Street. Four-way intersections
with site access roads and Howard Street are proposed at
Stockton Street and McKeen Street.

(1) Howard Street should be extended from its existing eastern
terminus at McKeen Street to Center Street, intersecting at a
point approximately 250 feet south of South Main Street.
(2) The section of Center Street between the new extension of
Howard Street and South Main Street should be widened and
improved to create at least a two-lane northbound approach to
South Main Street. An exclusive right turn lane is needed to
accommodate the projected heavy northbound right turn
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3.10 DISTRICT 6 – RIVERSIDE COMMERCIAL
District 6 covers the light industrial component of the original Riverside District – the blue area on the map. The 2012 Riverfront Redevelopment Study
recommended that this area be designated “District 6 – Riverside Commercial” with the intention of shifting the focus away from industrial uses while providing
a broader range of commercial and residential options that may be more compatible with the riverside theme and the proximity to the Andover Morris School.
Except for the properties fronting Howard Street and McKeen Street, this district has minimal road frontage. Any large-scale development will need to address
circulation including but not limited to providing new roads through the district such as the extension of Howard Street to Center Street.

3.10.1 PERMITTED USES
A.
1)
2)
3)
4)
5)
6)
7)
8)
9)

Principal
Retail sales and services.
Offices for executive, administrative or business purposes.
Attached residential units.
Lumber and building materials sales and storage.
Health & fitness clubs and indoor recreation facilities.
Museums, cultural and educational facilities.
Railroad rights-of-way and trackage.
Storage of empty Waste Disposal containers.
Storage of empty Waste Disposal trucks.

B. Accessory
Permitted accessory uses include any accessory use located on the same lot with and
customarily incidental to a principal use permitted in the district.

3.10.2 BULK STANDARDS— SEE TABLE 13.
3.10.3 REQUIRED BUFFERS

Figure 13 – Riverside Commercial

Where permitted principal and accessory uses abut the boundaries of the Andover Morris elementary school, a 20-foot-wide vegetative buffer will be
installed consisting of natural materials that will effectively screen the view of the adjoining uses during all four seasons of the year.

Table 13: Bulk Standards for District 6 – Riverside Commercial
Min Tract Area
Max Residential
Density
Maximum Height

Residential – 5 acres; Non-residential – 2 acres
20 units/acre

Residential – 3 stories or 35 ft; Non-residential – 40 ft

Maximum Imp
Cover

65%

Minimum Street
Frontage

100 ft

Minimum
Setbacks

Given the unique location and access issues associated with the majority of this
district, there are no pre-determined setback requirements. The final layout of all
structures will be subject to a concept plan approved by the Town Council and a site
plan approved by the planning board in accordance with Section 5.3. In all cases
structures will be arranged to provide adequate light and air, a safe and efficient
pedestrian and vehicular circulation system, the maximum amount of open space,
appropriate access for the maintenance of all structures, and a visually pleasing
environment.

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3.11 RIVERFRONT HERITAGE TRAIL SYSTEM
Located at the nexus of two rivers, three canals and five railroads,
Phillipsburg has a long association with the history of transportation
in the region. Recent developments such as the restoration of the
Morris Canal arch, the Morris Canal greenway initiative, success of
the excursion train, and opportunities for a rail- trail connection to
Easton provide new and exciting opportunities. Phillipsburg’s
proposed Riverfront Heritage Trail system represents a sustainable
economic development initiative that will provide unique
eco/heritage tourism opportunities to fuel Phillipsburg’s downtown
revitalization efforts.
A major element of the 2005 redevelopment plan is a proposed
bicycle/pedestrian system connecting the entire riverfront area.
Central to the 2005 proposal is “River Walk” or “Riverfront
Promenade,” a paved trail linking the entire riverfront from Third
Street to Lopatcong Creek including Main Street and Walters Park;
with connections to regional trails such as the Warren Highlands Trail
and the Morris Canal Greenway. The only elements that have been
built to date are the boat ramp and the paved path in Delaware River
Park.
The trails recommended in the 2005 plan have recently been the
subject of a more focused effort to establish a comprehensive trail
system (see the 2013 Riverfront Heritage Trail Report). All future
development within the Riverfront Redevelopment Area will be
required to incorporate or accommodate applicable portions of the
proposed Riverfront Heritage Trail. Specific responsibilities for the
trail will be outlined in the redevelopment agreement. See Figure 14:
Heritage Trails.
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4.2 OFF-SITE IMPROVEMENTS

SECTION 4. GENERAL PROVISIONS
4.1 RELATIONSHIP TO THE ZONING ORDINANCE
The standards contained within this redevelopment plan supersede any
conflicting regulations in the Phillipsburg zoning ordinance. In the case
where a particular land use or site standard is not covered in this
redevelopment plan, compliance with the Phillipsburg zoning ordinance
or other applicable Phillipsburg code or ordinance will be required.
The Phillipsburg zoning map is hereby amended to include the newly
reconfigured redevelopment districts as illustrated on Figure 1.

4.1.1 TERMS AND DEFINITIONS
Any terms or definitions not addressed within this Redevelopment Plan
shall rely on the applicable terms and conditions set forth in Chapter 625
of the Zoning Ordinance of the Town of Phillipsburg

4.1.2 OTHER APPLICABLE DESIGN & PERFORMANCE
STANDARDS
Any design or performance standards not addressed within this
Redevelopment Plan shall rely on the applicable design and performance
standards set forth in the Zoning Ordinance of the Town of Phillipsburg.

4.1.3 CONFLICT
Any word, phrase, clause, section or provision of this plan, found by a
court and other jurisdiction to be invalid, illegal or unconstitutional, such
word, phrase, section or provision shall be deemed severable and the
remainder of the Redevelopment Plan shall remain in full force and effect.

The designated redeveloper or other such party responsible for the
development of a property in the redevelopment area will be responsible
for their fair share of any installation or upgrade of infrastructure related
to their project whether on-site or off- site. Infrastructure items include
but are not limited to gas, electric, water, sanitary and storm sewers,
traffic control devices, telecommunications, streets, curbs, sidewalks,
street lighting and street trees. The extent of the redeveloper’s
responsibility will be outlined in the redevelopment agreement with the
Town. Off-site responsibility for properties not covered under the
redevelopment agreement will be determined during the permit and/or
site plan review phases.
All infrastructure improvements will comply with applicable local, state
and federal codes including the Americans With Disabilities Act. All
utilities will be placed underground.
Streetscape improvements such as street furniture, trees, and signs will
be installed in accordance with Section III – Streetscape and Landscape
Plan for South Main Street of the 2002 Gateway Development plan or as
otherwise directed by the Town Council during the project review process
outlined in Section 5 of this redevelopment plan.

4.3 AFFORDABLE HOUSING

Table 14: Potential Properties for Acquisition
Block 301

Lot 1 (Raub - Lumber)
Lot 2 (Gulbranson)
Lot 4 (rear corner for extension of Riverside Way)
Lots 5 & 6 (DRJTBC)

Block 901

Lot 1 (DRJTBC)

Block 902

Lot 4 (Kleedorfer - Auto repair shop)
Lot 8 (Walker - Residence) Lot 9 (DRJTBC)

Block 911

Lots 7 & 8 (ME Realty - Elks)

Block 917

Lot 25 (Bel-Del)

Block 1502

Lot 37 (Norfolk Southern)
Lot 38 (Pistol Club)

Block 2201

Lot 1 (Warren Lumber)
Lot 9 (White Rox Chemical)
Lot 11 (Ellerin – Scrap Yard)
Lot 12 (Norfolk Southern)

Block 2101

Lot 6 (Norfolk Southern)

4.4 ACQUISITION AND RELOCATION

Bock 2007

Lot 9 (Norfolk Southern)

4.4.1 ACQUISITION PROPOSAL

Block 1411

Lot 83 (Wright)
Lot 84 (SMB Development - Carty & Son Supply)
Lots 85 & 86 (Wynkoop)
Lot 92 (NJ Transit)

The redeveloper is responsible for providing any affordable housing
obligation generated by the redevelopment activities in compliance with
the most current rules and regulations of the Council on Affordable
Housing or its successors and the most current Phillipsburg housing
element and fair share plan. The exact number and method of providing
the units will be specified in the redevelopment agreement.
N.J.S.A. 40A:12A-7 requires an inventory of all housing units affordable to
low- and moderate-income households, as defined pursuant to section 4
of P.L.1985, c.222 (C.52:27D-304), that are to be removed as a result of
implementation of the redevelopment plan. The properties in the
redevelopment area are primarily commercial and industrial sites, parks
or vacant land. The redevelopment plan does not contemplate the
removal of any housing units affordable to low- and moderate-income
households.

To implement the redevelopment plan, public or private acquisition of
parts or all of certain properties may be required. Such acquisition may be
required to provide for additional road rights-of-way, pedestrian
circulation and river access, pedestrian paths and bikeways,
environmental clean-up, and redevelopment in accordance with this
redevelopment plan. Specifically, these properties may include those in
Table 14. As per the Town’s 2021 Redevelopment Plan Amendment which
pertained only to Block 2102 Lots 1, 2, and 11

4.4.2 RELOCATION PROPOSAL
The Town of Phillipsburg, its agencies and/or the designated redeveloper
will be responsible for providing relocation assistance as required by law.
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All costs associated with said acquisition and relocation will be borne by
the designated redeveloper. Details related thereto will be determined
within the context of the redevelopment agreement negotiated between
the Town and the redeveloper.

7) Sewage disposal.

The Town, its agencies and/or the designated redeveloper will be
responsible for preparing a Workable Relocation Assistance Plan (WRAP),
which must be filed with and approved by the New Jersey Department of
Community Affairs prior to the physical relocation of any households or
businesses. Relocation compensation and assistance would be provided
in accordance with the approved WRAP.

11) Destruction of scenic and historic features.

4.5 ENVIRONMENTAL IMPACT STATEMENT
The redeveloper will prepare a comprehensive environmental impact
statement (EIS) for review by the planning board as part of the site plan
review process. The redeveloper will retain one or more qualified
professionals to perform the necessary work. The EIS will be presented in
a detailed descriptive report which will include written, graphic or other
explanatory material. Certain requirements may be waived by the
planning board if the redeveloper can prove conclusively that specific
requirements are unwarranted. The EIS will discuss both the positive and
negative on-tract and off-tract impacts of the development; and identify
any negative impacts that are unavoidable and how those impacts will be
mitigated.
The specific concerns to be considered include, but are not limited to, the
following:
1) Soil erosion and sedimentation resulting from surface runoff.
2) Flooding and floodplain disruption.
3) Degradation of surface water quality.
4) Groundwater pollution.
5) Water supply and water conservation.
6) Site-specific Karst concerns, e.g. the potential for sinkholes.

8) Solid waste disposal.
9) Vegetation destruction.
10) Disruption of wildlife habitats.
12) Air quality degradation.
13) Noise levels.
14) Energy utilization and conservation.
15) Traffic congestion.

4.6 STATE AND FEDERAL REGULATIONS
Certain redevelopment activities proposed in this plan may be subject to
state and federal standards, regulations and permit requirements. The
redeveloper is responsible for ensuring compliance with all applicable
standards and obtaining necessary state and federal permits prior to the
issuance of any construction permits.

4.7 RELATIONSHIP TO OTHER PLANS
4.7.1 PLANS OF ADJACENT MUNICIPALITIES
Phillipsburg’s riverfront is shared by Lopatcong Township to the north and
Pohatcong Township to the south. The riverfront redevelopment area does
not, however, abut any municipal boundaries in New Jersey. The Delaware
River forms the boundary between Phillipsburg and the Pennsylvania
communities of Easton and Williams. The activities planned for the
redevelopment area will benefit surrounding communities with enhanced
goods and services, and recreational and cultural opportunities.

4.7.2 WARREN COUNTY STRATEGIC GROWTH PLAN
The Warren County Strategic Growth Plan was adopted in 2005. The
Riverfront Redevelopment Plan is consistent with the following county goals:







Preserve and enhance natural, environmental, historic and open
space resources.
Focus growth in existing centers and provide financial incentives to
local government, school districts and developers to achieve this
goal.
Provide safe and efficient alternative modes of transportation to
reduce auto dependence.
Encourage desirable development that provides local employment
opportunities in existing centers.
Increase educational and cultural opportunities.

while adding two additional goals to proactively address climate change
and equity-related challenges. Phillipsburg’s Planning Area 1 (Metro)
designation on the State Plan Policy Map remains unchanged. The
Riverfront Redevelopment Plan’s goals and objectives remain broadly
consistent with all State Plan goals and objectives.
The redevelopment area is located in a designated Highlands Center and
as such is targeted for sustainable economic development and
redevelopment activities.

4.8 REDEVELOPER INCENTIVES / PILOT PROGRAM
With the designation of the properties regulated by this Redevelopment
Plan as an Area In Need of Redevelopment, this redevelopment project
will be eligible for tax exemptions for 30 years from the completion of the
entire project, or unit of the project if the project is undertaken in units,
or not more than 35 years from the execution of the financial agreement
between the municipality and the urban renewal entity under the Long
Term Tax Exemption Law (N.J.S.A. 40A:20-1 et seq.).
Any tax exemption(s) for the redevelopment of the three properties
(Block 2102, Lots 1, 2 and 11) would need to be addressed as part of the
Redevelopment Agreement. Such tax exemptions will be set forth in a
Financial Agreement between the redeveloper and the Town. The Town
is under no obligation to offer or otherwise agree to a Long-Term Tax
Exemption and any such agreement shall be only upon the mutual
agreement of the redeveloper and the Town.

4.7.3 STATE PLANS
Since the previous amendment to the Riverfront Redevelopment Plan,
the New Jersey State Planning Commission has adopted a new State
Development and Redevelopment Plan. The new State Plan carries
forward all eight of the previous plans statewide goals and strategies,
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SECTION 5. PROCEDURAL REQUIREMENTS

the redeveloper and such parcel will be deemed no longer in need of
redevelopment nor rehabilitation.

5.1

This Redevelopment Plan will remain in effect until Certificates of
Completion have been issued for the designated Area, or until the
Redevelopment Plan is deemed no longer necessary for the public
interest and repealed by Ordinance of the Mayor and Council. At such
time the provisions of the Redevelopment Plan, as amended, shall be
codified into the Zoning Ordinance of the Town of Phillipsburg.

AMENDMENTS & DURATION

5.1.1 AMENDMENTS TO THE REDEVELOPMENT PLAN
This plan may be amended from time to time by the Town Council in
accordance with the procedures of the Local Redevelopment & Housing
Law (LRHL). To the extent that any such amendment materially affects
the terms and conditions of duly executed redevelopment agreements
between one or more redevelopers and the Town of Phillipsburg, the
provisions of the redevelopment plan amendment will be contingent
upon the amendment of the redevelopment agreement to provide for the
Plan amendment.

5.1.2 REDEVELOPMENT AGREEMENT PROVISIONS
While the Riverfront Redevelopment Plan provides an outline for the
redevelopment of the redevelopment area, the details of how the
redevelopment will be implemented will need to be specified in the
redevelopment agreements that are negotiated between the Town and
the redeveloper(s). No development shall proceed to the Town of
Phillipsburg Planning Board for site plan approval until after a
Redevelopment Agreement is executed by the Town of Phillipsburg in
accordance with Section 9 of the Local Redevelopment and Housing Law.
The Redevelopment Agreement shall conform to the provisions of this
Redevelopment Plan.

5.1.3 CERTIFICATES OF COMPLETION & COMPLIANCE
Upon the inspection and verification by the Mayor and Council that the
redevelopment of a parcel subject to a redeveloper agreement has been
completed, a Certificate of Completion and Compliance will be issued to

5.1.4 SEVERABILITY
The provisions of this Redevelopment Plan are subject to approval by
Ordinance. If a Court of competent jurisdiction finds any word, phrase,
clause, section or provision of this Redevelopment Plan to be invalid,
illegal or unconstitutional, the word, phrase, clause, section or provision
shall be deemed severable and the remainder of the Redevelopment Plan
and implementing Ordinance shall remain in full force and effect.

5.1.5 SELECTION OF REDEVELOPER(S)
In order to assure that the vision of the Redevelopment Plan will be
successfully implemented in an effective and timely way in order to
promptly achieve the public purpose goals of the Plan, the Mayor and
Council, acting as the Redevelopment Entity, will designate the
redeveloper(s) for any redevelopment project in the area governed by this
Redevelopment Plan. All redeveloper(s) will be required to execute a
redevelopment agreement satisfactory to the Redevelopment Entity as
one of the requirements to be designated as the redeveloper(s).
It is anticipated that the implementation of this Redevelopment Plan may
designate a pre-selected redeveloper or utilize a process for the
competitive selection of one or more redeveloper(s). The intent of this
section of the Plan is to set forth procedural standards to guide
66 | P a g e

redeveloper selection. The Mayor and Council, acting as the
Redevelopment Entity may, at any time, proactively solicit potential
redevelopers by utilizing appropriate methods of advertisement and
other forms of communication, or may, in its discretion, entertain an
unsolicited proposal from a prospective redeveloper(s) for
redevelopment of the Redevelopment Plan Area.
The following provisions regarding redevelopment are hereby
included in connection with the implementation of this
Redevelopment Plan and the selection of a redeveloper(s) for any
property included in the Redevelopment Plan and shall apply
notwithstanding the provisions of any zoning or building ordinance or
other regulations to the contrary:
1. The redeveloper, its successor or assigns shall develop the property
in accordance with the uses and building requirements specified in
the Redevelopment Plan.
2. Until the required improvements are completed and a Certificate of
Completion is issued by the Redevelopment Entity, the redeveloper
covenants provided for in N.J.S.A. 40A:12A-9 and imposed in any
redeveloper agreement, lease, deed or other instrument shall
remain in full force and effect.
3. The redevelopment agreement(s) shall contain provisions to assure
the timely construction of the redevelopment project, the
qualifications, financial capability and financial guarantees of the
redeveloper(s) and any other provisions to assure the successful
completion of the project.
4. The designated redeveloper(s) shall be responsible for any
installation or upgrade of infrastructure related to their project
whether on-site or off-site. Infrastructure items include, but are not
limited to gas, electric, water, sanitary and storm sewers,
telecommunications, recreation or open space, streets, curbs,
sidewalks, street lighting and street trees or other improvements.
The extent of the designated redeveloper’s responsibility will be

outlined in the redeveloper’s agreements with the Town. All utilities
shall be placed underground.
5. All infrastructure improvements shall comply with applicable local,
state and federal law and regulations, including the Americans with
Disabilities Act and the Prevailing Wage Law, where applicable.
6. In addition to the provision of the infrastructure items set forth
herein, the Redevelopment Agreement may provide that the
redeveloper(s) will agree to provide amenities, benefits, fees and
payments in addition to those authorized under the Municipal Land
Use Law.

5.2 CERTIFICATE OF COMPLETION AND COMPLIANCE
Upon the inspection and verification by Phillipsburg’s redevelopment
entity that the redevelopment of a parcel subject to a redevelopment
agreement has been completed, a Certificate of Completion and
Compliance will be issued to the redeveloper and such parcel will be
deemed no longer in need of redevelopment.
This redevelopment plan will remain effective until the redevelopment
area has been redeveloped and deemed no longer in need of
redevelopment by the Town Council.

5.3 APPROVAL PROCESS
In order to ensure maximum compliance with the redevelopment plan,
the following procedures will be followed for all properties in the
redevelopment area.

5.3.1 GENERAL
Projects that consist solely of repair, renovation, or façade improvements
of existing buildings, and do not alter the footprint of the building or
otherwise intensify the use of the site, may proceed directly to the
planning board in accordance with standard application procedures and

other applicable provisions of this redevelopment plan. All other projects
must first proceed to the Town Council acting as the redevelopment
entity pursuant to Section 5.3.2 below.

5.3.2 TOWN COUNCIL
The Phillipsburg Town Council acting as the redevelopment entity will
review all proposed redevelopment projects within the redevelopment
area brought before it pursuant to Section 5.3.1 to ensure that each
project is consistent with the redevelopment plan and any applicable
redevelopment agreement. The Town Council’s review will occur prior to
the submission of a redevelopment project to the planning board.

The planning board may grant certain waivers from the requirements of
this redevelopment plan in accordance with Section 3.3. All other
proposed deviations from the plan would require a request to the Town
Council for an amendment to the redevelopment plan. The Town Council
is under no obligation to grant an amendment but may do so in its sole
discretion.

In addition to determining whether the proposal is consistent with this
redevelopment plan and any applicable redevelopment agreement, the
Town Council may address the site and building design elements of the
project to ensure that the project adequately addresses the goals and
objectives of the redevelopment plan and make recommendations for
improvements to the proposed development.

5.3.3 PLANNING BOARD
All development applications will be submitted to the Phillipsburg
Planning Board, either directly or through the Town Council as provided
for in Sections 5.3.1 and 5.3.2. The application process will follow the
usual site plan and subdivision procedures outlined in the Municipal Land
Use Law and applicable Town ordinances.
The planning board will deem any application for redevelopment and/or
rehabilitation for any property subject to this redevelopment plan
incomplete if the applicant has not received approval from the Town
Council in accordance with Section 5.3.2 indicating that the application
is consistent with the redevelopment plan and redevelopment
agreement.
66 | P a g e

R2026-137
GOVERNING BODY CERTIFICATION OF THE ANNUAL AUDIT
FORM OF RESOLUTION
WHEREAS, N.J.S.A. 40A: 5-4 requires the governing body of every local unit to have made an
annual audit of its books, accounts and financial transactions, and
WHEREAS, the Annual Report of Audit for the year 2024 has been filed by a Registered Municipal
Accountant with the Municipal Clerk pursuant to N.J.S.A. 40A: 5-6, and a copy has been received by
each member of the governing body; and
WHEREAS, R.S. 52:27BB-34 authorizes the Local Finance Board of the State of New Jersey to prescribe
reports pertaining to the local fiscal affairs; and

WHEREAS, the Local Finance Board has promulgated N.J.A.C. 5:30-6.5, a regulation requiring that
the governing body of each municipality shall, by resolution, certify to the Local Finance Board of the
State of New Jersey that all members of the governing body have reviewed, as a minimum, the
sections of the annual audit entitled “Comments and Recommendations; and
WHEREAS, the members of the governing body have personally reviewed, as a minimum, the Annual
Report of Audit, and specifically the sections of the Annual Audit entitled “Comments and
Recommendations, as evidenced by the group affidavit form of the governing body attached hereto; and
WHEREAS, such resolution of certification shall be adopted by the Governing Body no later than fortyfive days after the receipt of the annual audit, pursuant to N.J.A.C. 5:30-6.5; and
WHEREAS, all members of the governing body have received and have familiarized themselves with, at
least, the minimum requirements of the Local Finance Board of the State of New Jersey, as stated aforesaid
and have subscribed to the affidavit, as provided by the Local Finance Board; and
WHEREAS, failure to comply with the regulations of the Local Finance Board of the State of New Jersey may
subject the members of the local governing body to the penalty provisions of R.S. 52:27BB-52, to wit:

R.S. 52:27BB-52: A local officer or member of a local governing body who, after
a date fixed for compliance, fails or refuses to obey an order of the director
(Director of Local Government Services), under the provisions of this Article,
shall be guilty of a misdemeanor and, upon conviction, may be fined not more
than one thousand dollars ($1,000.00) or imprisoned for not more than one year,
or both, in addition shall forfeit his office.
NOW, THEREFORE BE IT RESOLVED, That the Town Council of the Town of Phillipsburg,
hereby states that it has complied with N.J.A.C. 5:30-6.5 and does hereby submit a certified copy
of this resolution and the required affidavit to said Board to show evidence of said compliance.
I HEREBY CERTIFY THAT THIS IS A TRUE COPY OF THE RESOLUTION PASSED AT
THE MEETING HELD ON SEPTEMBER 22, 2026.

Susan Tur ner , Act ing Munici pal Cl er k

NO PHOTO COPIES OF SIGNATURES
TOWN OF PHILLIPSBURG
STATE OF NEW JERSEY
COUNTY OF WARREN

We, members of the governing body of the Town of Phillipsburg, in the County of Warren, being duly
sworn according to law, upon our oath depose and say:
1. We are duly elected (or appointed) members of the Town Council of the Town of Phillipsburg
in the county of Warren;
2. In the performance of our duties, and pursuant to N.J.A.C. 5:30-6.5, we have familiarized
ourselves with the contents of the Annual Municipal Audit filed with the Acting Municipal
Clerk pursuant to N.J.S.A. 40A:5-6 for the year 2025;
3. We certify that we have personally reviewed and are familiar with, as a minimum, the sections
of the Annual Report of Audit containing the auditor’s findings, comments, and
recommendations .

(L.S.)
(L.S.)
(L.S.)
(L.S.)
(L.S.)

Sworn to and subscribed before me this
_________day of ______________
Notary Public of New Jersey
___________________________________________

--------------------------------------------------------------------------------------------------------------------------The Municipal Clerk (or Clerk of the Board of County Commissioners or the Secretary of the Joint
Meeting/Regional Service Agency, as the case may be) shall set forth the reason for the absence of
signature of any members of the governing body.
IMPORTANT: This certificate must be sent to the Bureau of Financial Regulation and Assistance in the
Division of Local Government Services by uploading the document into the Financial Automation
Submission Tracking system or, in the case of a joint meeting/regional service agency, mailing the
certificate to P.O. Box 803, Trenton, New Jersey 08625.

TOWN OF PHILLIPSBURG
SUMMARY OR SYNOPSIS OF AUDIT REPORT FOR PUBLICATION

Attention is directed to the fact that a Summary or Synopsis of the Audit Report together with
the recommendations is the minimum required to be published pursuant to N.J.S. 40A:5-7.

Summary or Synopsis 2025 Audit report of the Town of Phillipsburg as required by N.J.S. 40A:5-7.

COMBINED COMPARATIVE BALANCE SHEET - REGULATORY BASIS

December 31,
2025

ASSETS

2024

Cash and Cash Equivalents
Taxes, Utility, and Liens Receivable
Property Acquired for Taxes Assessed Valuation
Accounts and Grants Receivable
Deferred Charges to Future Taxation
Deferred Charges
Fixed Capital
Fixed Capital Authorized and Uncompleted
Fixed Assets

$

26,416,943.37
1,682,890.51
1,313,300.00
8,502,642.94
25,283,075.00
80,000.00
46,178,944.54
8,476,300.00
36,232,448.40

$

31,979,491.44
1,743,188.32
1,313,300.00
8,359,987.16
24,205,589.45
160,000.00
45,428,944.54
8,390,000.00
35,946,266.61

TOTAL ASSETS

$

154,166,544.76

$

157,526,767.52

Bonds, Loans and Notes Payable
Improvement Authorizations
Other Liabilities and Special Funds
Reserve for Certain Assets Receivable
Reserve for Fixed Assets
Reserve for Amortization
Deferred Reserve for Amortization
Fund Balances

$

30,979,811.57
7,066,690.28
28,547,259.36
3,420,293.59
36,232,448.40
42,139,132.97
1,225,000.00
4,555,908.59

$

30,989,319.02
10,096,686.07
28,543,542.67
3,534,204.87
35,946,266.61
40,633,128.17
1,975,000.00
5,808,620.11

TOTAL LIABILITIES,RESERVES AND FUND BALANCE

$

154,166,544.76

$

157,526,767.52

LIABILITIES, RESERVES AND FUND BALANCE

TOWN OF PHILLIPSBURG
SUMMARY OR SYNOPSIS OF AUDIT REPORT FOR PUBLICATION
(Continued)
Comparative Schedule of Operations and Change in
Fund Balance - Current Fund
Year Ended December 31,
2025
2024
Revenue and Other Income Realized
Fund Balance Utilized
Miscellaneous Revenue Anticipated
Receipts from:
Delinquent Taxes
Current Taxes
Nonbudget Revenue
Other Credits to Income:
Unexpended Balance of Appropriation Reserves
Cancellation of Federal and State Grant Fund
Appropriated Reserves
Cancellation of Accounts Payable
Cancellation of Reserve for Legal Settlement
Total Income

$

Expenditures
Budget Appropriations
County Taxes
Municipal Open Space Taxes
Local School District Taxes
Cancellation of Federal and State Grant Fund Receivables
Prior Year Adjustment - County Added and Omitted Taxes
Prior Year Senior Citizens' Deductions Disallowed
Reserve for Legal Settlement
Interfunds and Other Receivables Advanced
Total Expenditures

$

Fund Balance
Balance January 1
Decreased by:
Utilized as Anticipated Revenue
$

2,250,000.00
13,707,774.16

1,021,971.47
32,248,124.30
122,376.47

738,503.12
31,411,144.64
509,537.23

385,242.21

362,719.90

766,277.54
6,520.25
4,022.49
47,018,769.93

186,318.07
29,518.93
49,195,516.05

25,613,662.75
5,850,391.73
141,816.09
13,626,898.00
766,277.54
1,926.46
2,362.33

Excess in Revenue

Balance December 31

2,500,000.00
9,964,235.20

28,658,330.76
5,703,364.84
143,176.80
13,362,440.00
149,739.90

41,648.50
46,044,983.40

490,000.00
54,099.41
48,561,151.71

973,786.53

634,364.34

4,012,455.96
4,986,242.49

5,628,091.62
6,262,455.96

2,500,000.00

2,250,000.00

2,486,242.49

$

4,012,455.96

TOWN OF PHILLIPSBURG
SUMMARY OR SYNOPSIS OF AUDIT REPORT FOR PUBLICATION
(Continued)
Comparative Schedule of Operations and Change in
Fund Balance - Sewer Utility Operating Fund
Year Ended December 31,
2025
2024
Revenue and Other Income Realized
Fund Balance Utilized
Rents
Miscellaneous
Reserve for Sewer Improvements
Other Credits to Income:
Cancellation of Prior Year Accounts Payable
Appropriation Reserves Lapsed
Total Income

$

Expenditures
Budget Expenditures:
Operating
Capital Improvements
Debt Service
Deferred Charges and Statutory Expenditures
Total Expenditures
Excess in Revenue
Fund Balance
Balance January 1
Decreased by:
Utilization as Anticipated Revenue
Balance December 31

$

736,500.00
5,170,828.39
591,977.55

$

752,000.00
4,729,893.97
496,362.36
654,910.59

1,242.08
309,265.01
6,809,813.03

510.00
236,860.44
6,870,537.36

4,683,000.00
50,000.00
1,069,211.07
93,000.00
5,895,211.07

4,675,000.00
729,910.59
841,074.66
93,000.00
6,338,985.25

914,601.96

531,552.11

1,060,637.65
1,975,239.61

1,281,085.54
1,812,637.65

736,500.00

752,000.00

1,238,739.61

$

1,060,637.65

TOWN OF PHILLIPSBURG
SUMMARY OR SYNOPSIS OF AUDIT REPORT FOR PUBLICATION
(Continued)
RECOMMENDATIONS
It is recommended that:
1) Purchase orders are approved prior to the order of goods and services.
********
A Corrective Action Plan, which outlines actions the Town of Phillipsburg will take to correct the findings listed
above, will be prepared in accordance with federal and state requirements. A copy of it will be placed on file and made
available for public inspection in the office of the Municipal Clerk in the Town of Phillipsburg within 45 days of this
notice.
The above summary or synopsis was prepared from the Report of Audit of the Town of Phillipsburg, County of
Warren, for the calendar year 2025. This Report of Audit, submitted by Heidi A. Wohlleb, Registered Municipal
Accountant, of Nisivoccia LLP, is on file at the Town Clerk's office and may be inspected by any interested person.

Su san Tur n er , Act i n g Muni ci p al Cl er k

TOWN OF PHILLIPSBURG
COUNTY OF WARREN
STATE OF NEW JERSEY
RESOLUTION # 2026-138
RESOLUTION APPROVING THE CORRECTIVE ACTION PLAN
WHEREAS, the Division of Local Government Services has promulgated a regulation
that each municipality shall prepare and submit a Corrective Action Plan that "shall cover all
findings and recommendations in the audit report, including state, federal, and general findings,
as well as the status of all prior year findings and recommendations" and that the governing body
shall approve the Corrective Action Plan, and
WHEREAS, the members of the governing body have reviewed the Corrective Action
Plan submitted by the Chief Financial Officer, as evidenced by the group affidavit form of the
governing body, and
WHEREAS, such resolution of certification shall be adopted by the governing body no
later than forty-five days after the receipt of the annual audit, as per the regulations of the Local
Finance Board, and
WHEREAS, all members of the governing body have approved the Corrective Action
Plan submitted by the Chief Financial Officer, and
WHEREAS, failure to comply with the promulgations of the Local Finance Board of the
State of New Jersey may subject the members of the local governing body to the penalty
provisions of R.S. 52:27BB-52 to wit:
R.S. 52:27BB-52 -"A local officer or member of a local governing body who, after a date
fixed for compliance, fails or refuses to obey an order of the director (Director of Local
Government Services), under the provision of the Article, shall be guilty of a misdemeanor and,
upon conviction, may be fined not more than one thousand dollars ($1,000.00) or imprisoned for
not more than one year, or both, in addition shall forfeit his office."
NOW, THEREFORE, BE IT RESOLVED that the Council of the Town of
Phillipsburg hereby states that it has complied with the promulgation of the Local Finance Board
of the State of New Jersey dated July 30, 1968 and does hereby submit a certified copy of this
resolution and the required affidavit to said Board to show evidence of said compliance.
CERTIFICATION
I, Susan Turner, Acting Municipal Clerk for the Town of Phillipsburg, do hereby certify that the
foregoing is a true copy of a resolution duly adopted by the Town Council at their September 22,
2026 meeting.
______________________
Susan Turner
Acting Municipal Clerk

RESOLUTION NO. 2026-139
RESOLUTION OF THE TOWN OF PHILLIPSBURG, COUNTY OF WARREN, STATE
OF NEW JERSEY, AUTHORIZING THE EXECUTION OF A MINOR SUBDIVISION
DEED CONCERNING A PORTION OF BLOCK 1218, LOTS 8 AND 9
WHEREAS, the Land Use Board of the Town of Phillipsburg approved a lot line
adjustment / minor subdivision approval of Block 1218, Lots 8 and 9; and
WHEREAS, the Town of Phillipsburg is the owner of Lot 9, consisting of approximately
40,089 square feet; and
WHEREAS, Jeffrey and Nicole Allegar are the owners of Lot 8, consisting of
approximately 4,209 square feet; and
WHEREAS, the Town of Phillipsburg and Jeffrey and Nicole Allegar propose to adjust
the shared lot line between the two (2) lots by annexing approximately 625 square feet from Lot 9
and conveying same to Lot 8; and
WHEREAS, the Town’s property will decrease to approximately 39,464 square feet; and
WHEREAS, Jeffrey and Nicole Allegar’s property will increase to approximately 4,834
square feet; and
WHEREAS, the Town Council now wishes to authorize the execution of a Minor
Subdivision Deed concerning Block 1218, Lots 8 and 9, as described in the relevant Land Use
Board Resolution, dated June 25.
NOW, THEREFORE, BE IT RESOLVED by the Town Council of the Town of
Phillipsburg, County of Warren, State of New Jersey, that the Mayor, Town Administrator, Clerk,
and/or other duly authorized representative are hereby authorized and directed to execute the
Minor Subdivision Deed and all other attendant documents concerning the lot line adjustment of
Block 1218, Lots 8 and 9.
CERTIFICATION
I, Susan Turner, Acting Municipal Clerk for the Town of Phillipsburg, do hereby certify
that the foregoing is a true copy of a resolution duly adopted by the Town Council at its September
22, 2026, meeting.
________________________
Susan Turner
Acting Municipal Clerk

RESOLUTION 2026-140
AUTHORIZING THE NJ STATE CONTRACT PURCHASE OF
EMERGENCY LIGHTING AND EQUIPMENT INSTALLATION FOR
POLICE VEHICLES FROM ELITE VEHICLE SOLUTIONS
WHEREAS, the State of New Jersey adopted legislation which requires all
municipalities who purchase under New Jersey State Contract to award said purchases
by resolution and contract,
WHEREAS, sufficient funding is available as evidenced by the attached certification
of funds.
NOW, THEREFORE, BE IT RESOLVED, by the Town Council of the Town of
Phillipsburg, that it hereby authorizes the NJ State Contract purchase of emergency
lighting & equipment installation for police vehicles from Elite Vehicle Solutions in
an amount not to exceed $40,474.73 pursuant to state contract number #17-Fleet00749 and based on quote#C14469 and quote #C14468.
CERTIFICATION
I, Susan Turner, Acting Municipal Clerk for the Town of Phillipsburg, do hereby
certify that the foregoing is a true copy of a resolution duly adopted by the Town
Council at its September 22, 2026, meeting.
________________________
Susan Turner
Acting Municipal Clerk

AVAILABILITY OF FUNDS CERTIFICATION
I, Robert J. Merlo, Chief Financial Officer of the Town of Phillipsburg do hereby certify as follows:
1. I have examined the accounts of the Town to determine if sufficient funds are available to
award a contract for the following:
A.

X

Professional Services

State Contract #

Bid Award

Co-op Name

Contract

Co-op Number

17-Fleet-00749

Emergency
B. Resolution #

R2026-140

Change Order
Resolution #
Change Order
Resolution #
Description

C. Vendor:

Purchase of Emergency Lighting and Equipment

Elite Vehicle Solutions

Vendor #

1342

D. Vendor Address:

E. Amount:

F.

$

40,474.73 2026 Not to exceed

$

40,474.73

Project #

G. Purchase Order #:
H. Drawdown:
2.

Yes

I have determined that funds are available as follows:
A.

Account Numbers

Account Titles

2026 Cert of Funds

(1)

04-215-55-948-003

Public Safety Vehicles

$

3,054.94

(2)

04-215-55-949-003

Police Department-Vehicles

$

37,419.79

(3)

$

-

(4)

$

-

(5)

$

-

$
B.

40,474.73

I have determined that NO funds or insufficient funds are available at this time:

3. Only amounts for the 2026 Budget Year have been certified.
Amounts for future years are contingent upon sufficient funds being appropriated.

Shannon Quick

September 17, 2026

Shannon Quick, Chief Financial Officer

Date

Elite Vehicle Solutions
4168 Dunroamin Rd
Wall, NJ 07727
732-534-2377

Estimate
Estimate #: C14468
Date: 04-13-2026

Customer info:
Phillipsburg Police
675 Corliss Avenue
Phillipsburg, NJ, 08865

Ford Police Utility 2025
Qty

Part Number

Description

Location

Unit Price

Total

1

CM Ant Cable 30ft
NMO

30ft coax antenna cable 3/4 nmo
mount

Roof

$29.00

$29.00

1

CM NMO Cap

Cap to protect unused NMO cap

Roof

$7.61

$7.61

1

SO NXT 54 RB/WA
W/ Strobe

Sound Off Signal NXT Lightbar
54" Dual Color Red/Blue White
Front, Amber Rear. Includes
Strobe Opticom and Solar Panel

Roof

$3,042.05

$3,042.05

1

SO Utility LB Hook
Kit

Ford Explorer/PI SUV w/o Roof
Rack (2020)

Roof

$90.20

$90.20

1

EM Int Dome 5 x 3
Grey C

Interior Dome Light Grey with
Connector

Roof

$69.66

$69.66

1

CM Ant Cable 30ft
NMO

30ft coax antenna cable 3/4 nmo
mount

Roof

$29.00

$29.00

1

CM Antenna 1/4
wave whip VHF
Black

LAIRD 152-162 MHz Unity gain
1/4 wave antenna in black.
Brass button contact provides a
superior match at feedpoint.
Order mount separately.

Roof

$20.00

$20.00

1

SO Int Dome LED
R/W

SOUND OFF SIGNAL LED
DOME LIGHT, UNIVERSAL
MOUNT W/ RED LED NIGHT
LIGHT WHITE LENS

Roof

$79.20

$79.20

1

EM Utility EB Kit

Ford Utility Front End Harness
System, Includes BluePrint
Node

Front

$486.00

$486.00

1

EM Spkr 100J - CW

100 Watt Siren Speaker, With
Waterproof Connector

Front - Grill

$279.18

$279.18

Qty

Part Number

Description

Location

Unit Price

Total

1

SO Utility Spkr Bkt

Sound Off Signal Speaker
bracket for 2020+ Ford Utility

Front - Grill

$35.75

$35.75

2

EL NF SD
Red/Blue/White - CW

Nforce Deck/Grill Led Light
Red/Blue/White with Waterproof
Connector

Front - Grill

$189.00

$378.00

1

EM Utility Grill Light
Bracket

Vehicle Specific Mounting
Bracket for Grill Lights, Ford
Utility 2020+

Front - Grill

$37.26

$37.26

1

EM UC Insert Blue CW

Soundoff Signal UC LED Insert Blue with Waterproof Connector

Front Headlights

$97.20

$97.20

1

EM UC Insert Red CW

Soundoff Signal UC LED Insert RED, with Waterproof
Connector

Front Headlights

$97.20

$97.20

2

SO UC Twist-lock
Adapter

SoundOff Signal Twistlock
adapter for LED Inserts
PLUCTCL1

Front Headlights

$3.85

$7.70

1

SO 25 Utility Mirror
Bkt DS

Sound Off Signal Under Mirror
Mount Bracket Kit (each) for SM
Intersector Light on Ford Utility
25+ Drivers Side

Side - Mirrors

$29.15

$29.15

1

SO 25 Utility Mirror
Bkt PS

Sound Off Signal Under Mirror
Mount Bracket Kit (each) for SM
Intersector Light on Ford Utility
25+ Pass Side

Side - Mirrors

$29.15

$29.15

2

SO Inter SM R/B/W

Intersector Surface Mount Light,
932 Vdc, Black Housing, 18
LED, Tricolor Red/Blue/White

Side - Mirrors

$210.10

$420.20

2

EL NF SD
Red/Blue/White - CW

Nforce Deck/Grill Led Light
Red/Blue/White with Waterproof
Connector

Side - Rear
Window

$189.00

$378.00

1

EL 25 Utility Taillight
Kit - WH

Ford Explorer, Taillight Flasher
Kit, For use with Harness
System

Rear Taillights

$229.50

$229.50

1

EM Utility Hatch Kit

Ford Utility Hatch Harness
System, Includes BluePrint
Node

Rear - Hatch

$486.00

$486.00

Qty

Part Number

Description

Location

Unit Price

Total

2

EM Mpwr 4 STM
RBW - CW

Mpower 4in Fascia Light wth
Stud Mount, Black Housing, 18
Led, Tri Color Red/Blue/White,
with WaterProof Connector

Rear - Hatch

$175.50

$351.00

1

EM Mpwr 4 STM B CW

Mpower 4in Fascia Light wth
Stud Mount, Black Housing, 18
Led, Single Color Blue, with
Connector

Rear - Hatch

$137.70

$137.70

1

EM Mpwr 4 STM R CW

Mpower 4in Fascia Light wth
Stud Mount, Black Housing, 18
Led, Single Color Red, with
Connector

Rear - Hatch

$137.70

$137.70

2

EM Int Dome RW - C

6 Inch Round Interior Dome
Light Red/White Chrome Trim
Ring, with Connector

Rear - Hatch

$113.40

$226.80

1

EL Utility Console

Ford Police Utility Console Kit
with Armrest and cupholders.

Console

$823.50

$823.50

1

Troy C FP 500 Series

Faceplate for Soundoff 500
Series Controller

Console

$41.50

$41.50

2

Mag Mic

Magnetic Mic Adapter and
mount

Console

$46.00

$92.00

1

Troy C FP Harris
XG-25 1-Piece

Troy 4 inch Faceplate for Harris
XG-25M 1 Piece Mobile Radio

Console

$41.50

$41.50

1

EL 500 Knob
Controller

Sound Off Signal 500 Series
BluePrint Knob Siren / Light
Controller

Console Electronics

$280.26

$280.26

1

SO BP Sync

SoundOff Signal BluePrint
Cartocar Sync module

Console Electronics

$284.90

$284.90

1

C3 Dash Emitter

Code 3 Dash mount Emitter
traffic preemption system

Console Electronics

$292.79

$292.79

1

EM Utility Cabin Kit

Ford Utility Vehicle Specific
Main Harness System, Includes,
BluePrint Siren & Control
System, Node, Power
Distribution, Electronics Tray
and Harness

Electronics

$1,485.00

$1,485.00

Qty

Part Number

Description

Location

Unit Price

Total

1

SM Utility 10XL

Setina Front Partition #10XL
Recessed Panel, Coated Poly

Cages

$900.15

$900.15

1

SM Utility 12VS Poly

Setina Rear Partition #12VS
Coated Polycarbonate

Cages

$551.65

$551.65

1

SM Utility Seat
Replacement W/
Seat Belts

Setina Full Replacement
Transport Seat TPO Plastic, with
Center Pull Seat Belts

Cages

$866.15

$866.15

1

SM Utility Window
Bar

Setina Window Barrier VS Steel
Vertical

Cages

$279.65

$279.65

1

EL DTR 2 XL - C

Dual Weapon Lock, 2 Universal
XL Weapon Locks with
Connectors

Cages

$850.50

$850.50

1

FIEP Custom
Cabinet

Custom Cabinet as per
approved spec

Cabinet

$4,768.75

$4,768.75

1

AMER 5lb Vehicle
Bracket

Amerex 860, Rubber Strap
Bracket 2.75?- 4.5? cylinder

Misc

$33.08

$33.08

1

AMER Fire
Extinguisher 5LB

Fire Extinguisher 5LB with
Vehicle Bracket

Misc

$67.65

$67.65

40

Hourly Labor

$95.00

$3,800.00

Per Vehicle
Qty of Vehicles

$22,669.24
1

Subtotal

$22,669.24

Tax (0%)

$0.00

Total

$22,669.24

Notes
Roof top Standard Patrol Supervisor with Command Box no E-ticket install
Will include MDT install
NJ State Contract 17-Fleet-00749

EliteVehicle.com
4/4

4168 Dunroamin Rd
Wall, NJ 07727

Is Your Fleet Elite?
843 NJ-12 UNIT B16,
Frenchtown, NJ 08825

100 Concord Rd Unit 101,
Aston, PA 19014

Elite Vehicle Solutions
4168 Dunroamin Rd
Wall, NJ 07727
732-534-2377

Estimate
Estimate #: C14469
Date: 04-13-2026

Customer info:
Phillipsburg Police
675 Corliss Avenue
Phillipsburg, NJ, 08865

Ford Police Utility 2025
Qty

Part Number

Description

Location

Unit Price

Total

1

CM Ant Cable 30ft
NMO

30ft coax antenna cable 3/4 nmo
mount

Roof

$29.00

$29.00

1

CM NMO Cap

Cap to protect unused NMO cap

Roof

$7.61

$7.61

1

SO NXT 54 RB/WA
W/ Strobe

Sound Off Signal NXT Lightbar
54" Dual Color Red/Blue White
Front, Amber Rear. Includes
Strobe Opticom and Solar Panel

Roof

$3,042.05

$3,042.05

1

SO Utility LB Hook
Kit

Ford Explorer/PI SUV w/o Roof
Rack (2020)

Roof

$90.20

$90.20

1

EM Int Dome 5 x 3
Grey C

Interior Dome Light Grey with
Connector

Roof

$69.66

$69.66

1

CM Ant Cable 30ft
NMO

30ft coax antenna cable 3/4 nmo
mount

Roof

$29.00

$29.00

1

CM Antenna 1/4
wave whip VHF
Black

LAIRD 152-162 MHz Unity gain
1/4 wave antenna in black.
Brass button contact provides a
superior match at feedpoint.
Order mount separately.

Roof

$20.00

$20.00

1

SO Int Dome LED
R/W

SOUND OFF SIGNAL LED
DOME LIGHT, UNIVERSAL
MOUNT W/ RED LED NIGHT
LIGHT WHITE LENS

Roof

$79.20

$79.20

1

EM Utility EB Kit

Ford Utility Front End Harness
System, Includes BluePrint
Node

Front

$486.00

$486.00

1

EM Spkr 100J - CW

100 Watt Siren Speaker, With
Waterproof Connector

Front - Grill

$279.18

$279.18

Qty

Part Number

Description

Location

Unit Price

Total

1

SO Utility Spkr Bkt

Sound Off Signal Speaker
bracket for 2020+ Ford Utility

Front - Grill

$35.75

$35.75

2

EL NF SD
Red/Blue/White - CW

Nforce Deck/Grill Led Light
Red/Blue/White with Waterproof
Connector

Front - Grill

$189.00

$378.00

1

EM Utility Grill Light
Bracket

Vehicle Specific Mounting
Bracket for Grill Lights, Ford
Utility 2020+

Front - Grill

$37.26

$37.26

1

EM UC Insert Blue CW

Soundoff Signal UC LED Insert Blue with Waterproof Connector

Front Headlights

$97.20

$97.20

1

EM UC Insert Red CW

Soundoff Signal UC LED Insert RED, with Waterproof
Connector

Front Headlights

$97.20

$97.20

2

SO UC Twist-lock
Adapter

SoundOff Signal Twistlock
adapter for LED Inserts
PLUCTCL1

Front Headlights

$3.85

$7.70

1

SO 25 Utility Mirror
Bkt DS

Sound Off Signal Under Mirror
Mount Bracket Kit (each) for SM
Intersector Light on Ford Utility
25+ Drivers Side

Side - Mirrors

$29.15

$29.15

1

SO 25 Utility Mirror
Bkt PS

Sound Off Signal Under Mirror
Mount Bracket Kit (each) for SM
Intersector Light on Ford Utility
25+ Pass Side

Side - Mirrors

$29.15

$29.15

2

SO Inter SM R/B/W

Intersector Surface Mount Light,
932 Vdc, Black Housing, 18
LED, Tricolor Red/Blue/White

Side - Mirrors

$210.10

$420.20

2

EL NF SD
Red/Blue/White - CW

Nforce Deck/Grill Led Light
Red/Blue/White with Waterproof
Connector

Side - Rear
Window

$189.00

$378.00

1

EL 25 Utility Taillight
Kit - WH

Ford Explorer, Taillight Flasher
Kit, For use with Harness
System

Rear Taillights

$229.50

$229.50

1

EM Utility Hatch Kit

Ford Utility Hatch Harness
System, Includes BluePrint
Node

Rear - Hatch

$486.00

$486.00

Qty

Part Number

Description

Location

Unit Price

Total

2

EM Mpwr 4 STM
RBW - CW

Mpower 4in Fascia Light wth
Stud Mount, Black Housing, 18
Led, Tri Color Red/Blue/White,
with WaterProof Connector

Rear - Hatch

$175.50

$351.00

1

EM Mpwr 4 STM B CW

Mpower 4in Fascia Light wth
Stud Mount, Black Housing, 18
Led, Single Color Blue, with
Connector

Rear - Hatch

$137.70

$137.70

1

EM Mpwr 4 STM R CW

Mpower 4in Fascia Light wth
Stud Mount, Black Housing, 18
Led, Single Color Red, with
Connector

Rear - Hatch

$137.70

$137.70

2

EM Int Dome RW - C

6 Inch Round Interior Dome
Light Red/White Chrome Trim
Ring, with Connector

Rear - Hatch

$113.40

$226.80

1

EL Utility Console

Ford Police Utility Console Kit
with Armrest and cupholders.

Console

$823.50

$823.50

1

Troy C FP 500 Series

Faceplate for Soundoff 500
Series Controller

Console

$41.50

$41.50

2

Mag Mic

Magnetic Mic Adapter and
mount

Console

$46.00

$92.00

1

Troy C FP Harris
XG-25 1-Piece

Troy 4 inch Faceplate for Harris
XG-25M 1 Piece Mobile Radio

Console

$41.50

$41.50

1

EL 500 Knob
Controller

Sound Off Signal 500 Series
BluePrint Knob Siren / Light
Controller

Console Electronics

$280.26

$280.26

1

SO BP Sync

SoundOff Signal BluePrint
Cartocar Sync module

Console Electronics

$284.90

$284.90

1

C3 Dash Emitter

Code 3 Dash mount Emitter
traffic preemption system

Console Electronics

$292.79

$292.79

1

EM Utility Cabin Kit

Ford Utility Vehicle Specific Main
Harness System, Includes,
BluePrint Siren & Control
System, Node, Power
Distribution, Electronics Tray
and Harness

Electronics

$1,485.00

$1,485.00

Qty

Part Number

Description

Location

Unit Price

Total

1

SM Utility 10XL

Setina Front Partition #10XL
Recessed Panel, Coated Poly

Cages

$900.15

$900.15

1

SM Utility 12VS Poly

Setina Rear Partition #12VS
Coated Polycarbonate

Cages

$551.65

$551.65

1

SM Utility Seat
Replacement W/
Seat Belts

Setina Full Replacement
Transport Seat TPO Plastic, with
Center Pull Seat Belts

Cages

$866.15

$866.15

1

SM Utility Window
Bar

Setina Window Barrier VS Steel
Vertical

Cages

$279.65

$279.65

1

EL DTR 2 XL - C

Dual Weapon Lock, 2 Universal
XL Weapon Locks with
Connectors

Cages

$850.50

$850.50

1

AMER 5lb Vehicle
Bracket

Amerex 860, Rubber Strap
Bracket 2.75?- 4.5? cylinder

Misc

$33.08

$33.08

1

AMER Fire
Extinguisher 5LB

Fire Extinguisher 5LB with
Vehicle Bracket

Misc

$67.65

$67.65

39

Hourly Labor

$95.00

$3,705.00

Per Vehicle
Qty of Vehicles

$17,805.49
1

Subtotal

$17,805.49

Tax (0%)

$0.00

Total

$17,805.49

Notes
Roof top Standard Patrol / W/O ALPR Install W / E-ticket install
Will include MDT install
NJ State Contract 17-Fleet-00749

EliteVehicle.com
4/4

4168 Dunroamin Rd
Wall, NJ 07727

Is Your Fleet Elite?
843 NJ-12 UNIT B16,
Frenchtown, NJ 08825

100 Concord Rd Unit 101,
Aston, PA 19014

TOWN OF PHILLIPSBURG
RESOLUTION NUMBER 2026-141
RESOLUTION OF THE TOWN OF PHILLIPSBURG, IN THE COUNTY OF
WARREN, STATE OF NEW JERSEY AUTHORIZING TOWN OFFICIALS
TO UNDERTAKE CERTAIN ACTIONS IN CONNECTION WITH THE
ISSUANCE AND SALE OF NOT TO EXCEED $24,992,000 BOND
ANTICIPATION NOTES, SERIES 2026 CONSISTING OF $20,492,000
GENERAL IMPROVEMENT NOTES, SERIES 2026 AND $4,500,000
SEWER UTILITY NOTES, SERIES 2026
WHEREAS, pursuant to, and in accordance with, (i) the Local Bond Law of
the State of New Jersey, N.J.S.A. 40A:2-1 et seq., as amended and supplemented (the
“Local Bond Law”); and (ii) various bond ordinances duly adopted by the Town Council of
the Town of Phillipsburg, in the County of Warren, State of New Jersey (the “Town”),
approved by the Mayor (if applicable), and published as required by law (the “Bond
Ordinances”), the Town is seeking to authorize the sale and issuance of not to exceed
$24,992,000 aggregate principal amount of Bond Anticipation Notes, Series 2026,
consisting of $20,492,000 General Improvement Notes, Series 2026 (the “General
Improvement Notes”) and $4,500,000 Sewer Utility Notes, Series 2026 (the “Sewer Utility
Notes” and together with the General Improvement Notes, the “Notes”); and
WHEREAS, the General Improvement Notes are being issued to (i) refund,
on a current basis, a $13,430,200 portion of prior bond anticipation notes issued in the
principal amount of $13,753,000 on October 23, 2025 and maturing October 22, 2026
(the “Prior Bond Anticipation Notes”) (the remaining amount of the Prior Bond Anticipation
Notes will be paid with a 2026 budgetary appropriation in the amount of $322,800), and
(ii) temporarily finance various capital acquisitions and improvements in and for the Town
in the amount of $7,061,800, including paying the costs associated with the issuance of
the General Improvement Notes; and
WHEREAS, the Sewer Utility Notes are being issued refund, on a current
basis, prior sewer utility notes issued in the principal amount of $4,500,000 on October
23, 2025 and maturing October 22, 2026; and
WHEREAS, the Town, in order to issue the Notes at competitive market rates,
seeks to, among other things, authorize the preparation and distribution of a Preliminary
Official Statement (as hereinafter defined) and an Official Statement (as hereinafter defined);
and
WHEREAS, the Town, also seeks to, among other things, authorize the
preparation, execution and delivery of, as applicable, the Notes, a Continuing Disclosure
Certificate (as hereinafter defined), and any other documents required for the authorization,
sale, issuance, execution and delivery of the Notes.

#95532466.1 152740.010

NOW THEREFORE, BE IT RESOLVED BY THE TOWN COUNCIL OF THE
TOWN OF PHILLIPSBURG, IN THE COUNTY OF WARREN, STATE OF NEW JERSEY
as follows:
Section 1. The recitals set forth above are incorporated herein as if fully set
forth herein.
Section 2. The Town is hereby authorized to issue not to exceed $24,992,000
aggregate principal amount of Notes, consisting of $20,492,000 General Improvement
Notes and $4,500,000 Sewer Utility Notes.
Section 3. The Chief Financial Officer is hereby authorized, in accordance
with the Local Bond Law and the Bond Ordinances, to sell the Notes on a competitive basis
and award the Notes to a bidder based upon a conforming and acceptable bid of the lowest
net interest cost or true interest cost. The Chief Financial Officer is also authorized, at his
discretion, in accordance with the applicable provisions of the Bond Ordinances, to offer and
sell the Notes on a negotiated basis.
Section 4. The distribution by the Town of a Preliminary Official Statement
(the “Preliminary Official Statement”) to be used in connection with the marketing and sale
of the Notes is hereby approved. The Mayor, Town Administrator and Chief Financial Officer
of the Town (each an “Authorized Officer(s)”) are each hereby authorized and directed, on
behalf of the Town, to execute and deliver a certificate that “deems final” the Preliminary
Official Statement in accordance with the Rule (as herein defined).
After the sale of the Notes, the Preliminary Official Statement shall be modified
to reflect the effect of the sale of the Notes and any other revisions not inconsistent with the
substance thereof; and said Preliminary Official Statement, deemed “final” by an Authorized
Officer in accordance with the Rule, as so modified, shall constitute the final Official
Statement (the “Official Statement”). The Authorized Officers are each hereby authorized
and directed on behalf of the Town to execute and deliver said Official Statement.
Section 5. All actions taken to date by the Authorized Officers, employees,
professionals and agents of the Town with respect to the authorization, sale, issuance,
execution and delivery of the Notes, including, but not limited to, as applicable, submissions
and applications to rating agencies and the distribution and dissemination of the Preliminary
Official Statement and Notice of Sale for the Notes are hereby approved, ratified, adopted
and confirmed, and each Authorized Officer is hereby authorized and directed to execute
and deliver the Notes and any such agreements, documents or submissions required for
the authorization, sale, issuance, execution and delivery of the Notes, and the Acting Clerk
is hereby authorized and directed to attest to the signatures of the Authorized Officers and
to affix, imprint or reproduce the seal of the Town on such Notes and, as applicable, on any
such agreements, documents or submissions related to the authorization, sale, issuance,
execution and delivery of the Notes.

#95532466.1 152740.010

2

Section 6. All other details or requirements of, as applicable, the Bond
Ordinances and the Local Bond Law shall be determined and approved by an Authorized
Officer of the Town, upon consultation with Wilentz, Goldman & Spitzer, P.A., Bond Counsel
to the Town (“Bond Counsel”), Nisivoccia, LLP, Auditor to the Town (“Auditor”), and Phoenix
Advisors, a division of First Security Municipal Advisors, Inc., Municipal Advisor to the Town
(“Municipal Advisor”), and such approvals are to be conclusively evidenced by his or her
execution of the Notes as provided herein or on any other document, certificate or
agreement related to the authorization, sale, issuance, execution and delivery of the Notes.
Section 7. The Town hereby covenants and agrees to comply with the
secondary market disclosure requirements of Rule 15c2-12, as amended (the “Rule”),
promulgated by the Securities and Exchange Commission pursuant to the Securities
Exchange Act of 1934, as amended, and agrees to covenant to such compliance, as
required, in a Continuing Disclosure Certificate (the “Continuing Disclosure Certificate”)
related to the Notes. In connection therewith, an Authorized Officer of the Town, in
consultation with Bond Counsel, the Auditor, and the Municipal Advisor to the Town, is
hereby authorized and directed to enter into and execute the Continuing Disclosure
Certificate, evidencing the contractual undertaking of the Town to comply with the
requirements of the Rule, and to deliver the Continuing Disclosure Certificate in connection
with the offer and sale of the Notes. Notwithstanding the foregoing, failure of the Town to
comply with the Continuing Disclosure Certificate shall not be considered a default on the
Notes; however, any Noteholder may take such actions as may be necessary and
appropriate, including seeking mandamus or specific performance, to cause the Town to
comply with its obligations hereunder and there under. The Authorized Officers, and any
professionals or agents of the Town acting on its behalf, are each hereby authorized and
directed to execute and deliver all certificates, documents and agreements in connection
therewith and, if necessary, to file budgetary, financial and operating data on an annual
basis and notices of certain enumerated events as required to comply with, and in
accordance with, the provisions of the Rule.
Section 8. The Chief Financial Officer of the Town is hereby authorized and
directed, upon consultation with Bond Counsel, the Auditor, and the Municipal Advisor to
the Town, to, if applicable, submit information and financial data to rating agencies to obtain
a rating on the Notes.
Section 9. This resolution shall take effect immediately.

#95532466.1 152740.010

3

CERTIFICATION
I, SUSAN TURNER, Acting Clerk of the Town of Phillipsburg, in the County of
Warren, State of New Jersey (the “Town”), DO HEREBY CERTIFY that the annexed
resolution is a true, complete and correct copy of a resolution duly adopted by the Town
Council of the Town at its meeting duly called and held on September 22, 2026, in full
compliance with the Open Public Meetings Act, N.J.S.A. 10:4-6 et seq., at which meeting a
quorum was present and acting throughout, and which resolution has been compared by
me with the original thereof as officially recorded in the Minute Book of said Town Council,
and that said resolution has not been amended, modified or repealed and is in full force and
effect on and as of the date hereof.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the
corporate seal of said Town this ____ day of __________, 2026.

(SEAL)
____________________________________
SUSAN TURNER,
Acting Clerk of the Town of Phillipsburg

#95532466.1 152740.010

4

R2026-142
RESOLUTION DESIGNATING HANDICAP PARKING
SPACES WITHIN THE TOWN OF PHILLIPSBURG
BE IT RESOLVED by the Town Council of the Town of Phillipsburg that the following locations be
designated as “Handicapped Parking Space” within the Town of Phillipsburg as permitted under Chapter
414 of the Town Code:
Name of Street

Side

Location

Filmore Street

West Side

Across from 249 Filmore Street

Fulton Street

West Side

In front of 58 Fulton Street

Morris Street

East Side

In front of 125 Morris Street

Washington Street

West Side

In front of 158 Washington Street

Sitgreaves Street

South Side

In front of 250A Sitgreaves Street

CERTIFICATION
I, Susan Turner, Acting Municipal Clerk for the Town of Phillipsburg, do hereby certify that the foregoing
is a true copy of a resolution duly adopted by the Town Council at their September 22, 2026 meeting.
___________________________
Susan Turner
Acting Municipal Clerk

THIS RESOLUTION IS BEING USED AS A “PLACE HOLDER” ON THE AGENDA. AN
UPDATED RESOLUTION WITH THE HIGHLIGHTED AREAS COMPLETED WILL BE
DISTRIBUTED AT THE SEPTEMBER 22, 2026 TOWN COUNCIL MEETING.

RESOLUTION NO. 2026RESOLUTION OF THE TOWN OF PHILLIPSBURG, COUNTY OF WARREN, STATE
OF NEW JERSEY AUTHORIZING THE AWARD OF CONTRACT FOR THE TOWN OF
PHILLIPSBURG 2026 DOWNTOWN PAVING PROJECT
WHEREAS, the Town Council of the Town of Phillipsburg, County of Warren, State of New
Jersey solicited competitive bids for the 2026 Downtown Paving Project; and
WHEREAS, said bids were solicited pursuant to the Local Public Contracts Law, codified
under N.J.S.A. 40A:l l-l, et seq.; and
WHEREAS, said bids were to be received by and opened on September 22, 2026 ; and
WHEREAS, the Town received bids and insert contractor company name & Town & State
was the lowest responsive bidder for a total bid of insert dollar amount; and
WHEREAS, the Town Council believes it to be in the best interest of the Town to award
the contract for Town of Phillipsburg 2026 Downtown Paving Project to insert contractor company
name & Town & State
NOW, THEREFORE, BE IT RESOLVED by the Town Council of the Town of
Phillipsburg, County of Warren, State of New Jersey that the contract for this project shall be and
hereby is awarded to insert contractor company name & Town & State in the amount not to exceed
insert dollar amount for the insert Bid award options; and
BE IT FURTHER RESOLVED that the award of the subject project is contingent on the
certification of funds by the Town CFO and the approval of the award of the EPA.
BE IT FURTHER RESOLVED that the Mayor and the Municipal Clerk shall be and are
hereby authorized and directed to execute a contract for same.
CERTIFICATION
I, Susan Turner, Acting Municipal Clerk for the Town of Phillipsburg, do hereby certify
that the foregoing is a true copy of a resolution duly adopted by the Town Council at their
September 22, 2026 meeting.
Susan Turner
Acting Municipal Clerk

October 10, 2026
Norwescap
Norwescap
350 Marshall Street

Phillipsburg

908-454-7000x1162

350

NJ
1-225-610-6072

✔

[email protected]

MALIA BORGES / SUSAN LUDWIG
Pork Roll Palooza 2026
If you wish to upload an event description at the end, please say so in the fields below.
Food festival in Shappell Park with food, craft and community vendors. Festival kicks off at 10am with a bicycle ride
vendors start at 11am , live music and entertainment for the family.

10:00AM

5:00PM

October 11, 2026
8:00 PM

6:00 AM
Shappell Park AND Surrounding Streets
Shappell Park

Sitgreaves, Jersey Street, Cross St, & Spruce Alley
n/a

n/a
Shappell Park 353 South Main Street
3,000

100

SOUND SERVICES FOR ENTERTAINMENT

SOCIAL MEDIA CAMPAIGN, PRINTED POSTERS
LAWN SIGNS

Phillipsburg Downtown Association,

Applicant/organization

Name of event

Norwescap

Program Manager, Community Development

April 25, 2026