EMERSON—Mayor Danielle DiPaola surprised those attending the borough’s Jan. 7 council reorganization meeting with a hot take on the Block 419 situation: a pre-trial settlement of the borough’s long-delayed case against the downtown redeveloper is a possibility.
The annual meeting also featured the installation of new councilors Ashley Sayers and Megan Ciolino. DiPaola swore the women in after both handily won election in the Nov. 5 general election. Sayers was selected to fill former councilwoman Kelly Moore’s seat after she resigned last summer.
Nicole Argenzia was unanimously elected council president. She succeeds Michael Timmerman in the role.
Work seen resuming
While the swearing in ceremonies drew a crowd to Borough Hall, DiPaola broke the news that the borough’s court case to recoup $500,000 in lost construction services might possibly be resolved out of court by retired judge Harry Carroll, the affordable implementation monitor appointed by the court in 2021.
DiPaola told residents that construction workers were seen recently at the long-delayed 147-unit Emerson Station mixed-use housing project, and that was a good sign.
Moreover, she told residents that just before the case was due to go to trial Dec. 2, Judge Nicholas Ostuni asked the sides to meet with the retired judge to try to work out issues regarding affordable housing and other related issues before heading to trial.
DiPaola said Block 419’s status was “the most asked about issue in town” and that it was now in the hands of Judge Carroll, adding that she and council were “eager to see” the project completed.
She said Ostuni ordered the parties to meet with their affordable implementation monitor to discuss resolution of “all outstanding issues” relating to Block 419, and the seven proposed off-site affordable units.
She said the council’s Litigation Committee (Nicole Argenzia, Michael Timmerman, and DiPaola) were “eagerly awaiting word” from Carroll “so that he may successfully guide us to global resolution of this matter.”
No timetable for a possible resolution was made public. It was unclear whether Emerson Redevelopers Urban Renewal or the borough might decide to challenge Judge Carroll’s proposed settlement. All of Carroll’s efforts would be in hopes of reaching a pre-trial settlement. DiPaola also told us most judges prefer opposing parties to settle out of court if possible.
DiPaola said the “good news” is that workers are on site again and officials are being told that work is continuing inside the building. As approved in late 2018, Emerson Station is a 147-unit, four-story luxury apartment building, with about 15,000 square feet of ground-level retail space.
Both sides, Emerson and the redeveloper, Emerson Redevelopers Urban Renewal, have been at odds since Emerson filed suit in June 2020 to recoup $500,000 in construction services originally promised in exchange for former ambulance property deeded to the redeveloper. The 29 affordable units planned as part of the 147-unit complex include 22 onsite units and seven offsite units. The units comprise the bulk of the borough’s third round Mount Laurel obligations.
New councilors speak
Sayers, who replaced former councilwoman Kelly Moore in August after she resigned, was reelected to a three-year term. Megan Ciolino, her running mate, was also sworn in by the mayor. Ciolino fills the seat vacated by Brian Gordon, who declined to run for reelection.
Sayers said her election to council and swearing in “is the culmination of not just my dedication but also the unwavering support of my family, friends, and the residents who place their trust in me,” she said. Sayers said being part of the council means “being part of the solution. It’s about fostering collaboration, listening to diverse perspectives, and making thoughtful decisions that strengthen our town,” she said.
She said having a husband that serves as a municipal employee in a neighboring town has given her a “unique perspective” to how “instrumental” a governing body can be to the success and morale of town employees.
Ciolino said she has been a lifelong resident, and continues to live in and raise her family in town, including husband Mike, and three boys.
She thanked Emerson residents for their “trust and support.” She said, “I promise to listen to your voices, address your concerns, and work tirelessly to ensure that Emerson remains a place that we can all be proud to call home.” She thanked her husband and her three boys. She thanked her father, Mark, a former local councilor. “His commitment to public service and community engagement has always inspired me. Dad, thank you for instilling in me the values of hard work, integrity and the importance of giving back,” she said.
DiPaola said she campaigned door to door with Sayers and Ciolino, “and I got to know them even better, and I can’t wait to actually work with them,” said the mayor. She said both councilwomen “exceeded” all of her expectations, noting that they have her “full, undivided support.”
DiPaola’s 2024–2025 report
In a short year-end recap and 2025 preview, DiPaola said the borough was glad to provide programs that promoted community well-being; 2024’s summer concert series that promoted local artists; and hopes to resume walks with the mayor and coffee with the mayor in 2025. She praised the recreation commission for its summer and fall programs.
She highlighted new raised planting beds in the community garden and ongoing library programs that offer free educational programs. She said more community events are being planned in 2025. She said seniors over 55 should consider joining the senior group due to trips and parties offered. She urged residents to consider joining the volunteer ambulance corps and fire department.
The mayor said the borough purchased a tree trimming truck to enable the DPW to trim and maintain trees borough-wide, which has saved costs. She said the street sweeping shared service with Washington Township has been successful in cutting costs, and a new fire truck was acquired by the volunteer fire department at a “substantial discount” off the vehicle’s listed price.
And she said a shared service with the school district for upgrading tennis courts and adding pickleball courts at the Junior-Senior High School would open this year, and Ackerman basketball courts were upgraded and would be officially opened this spring.
Mayor DiPaola said nearly $2 million in federal funds was obtained to help “mitigate” stormwater and drainage issues that often leads to flooding on Forest Avenue and Jordan Road, as well as Vivian Avenue and Dorchester Road. Projects are planned to start in 2026, DiPaola said.
And she said the “long-awaited” streetscape project on Kinderkamack Road, between Etna Avenue and the Oradell border, should begin this summer. She said the second phase of a veterans’ homes project should break ground in spring. The new facility will serve as meeting space for American Legion Post 269 veterans.
DiPaola said PSEG expects to complete upgrading of gas lines in the spring and repave roads sometime after finishing. She said to increase pedestrian and roadway safety, additional stop signs have been added and audible devices will be added to traffic signals at Van Wagner Avenue, near Stop & Shop, and at the Old Hook Road and Main Street intersection.
She added that a full website redesign will be coming this year.
Following the reorg, officials held a small party with refreshments at Emerson Hotel to celebrate the new councilors, along with scores of other volunteers and citizens appointed to committees, commissions, and boards.