MORRISTOWN - Those venturing into this historic town for the first time in years often remark how things "have changed."

That's right, No more Epstein's, the landmark department store. No more Cutters, once an iconic bar. And much more development.

Tim Dougherty, the mayor first elected in 2009, thinks it is all for the better.

Downtown, which includes The Green, is vibrant, such major companies as Valley National Bank and Sanofi have relocated to town, and with its wide variety of restaurants and shops, Morristown has been rated nationally as a great place to live.

And that is why Dougherty says he deserves another term as mayor.

This year it is a three-person race.

Challenging Dougherty, a Democrat, are Republican Bruce Meringolo and Andea Lekberg, an independent.

Morristown is a solid Democratic town. Kamala Harris carried the town a year ago by almost a 2-1 margin. In some years recently, local Republicans did not even field candidates.

That changed this year with Republicans in Morristown and neighboring Morris Township more energized than they have been in years.

Still, it's a heavy climb.

The three candidates - Dougherty, Meringolo and Lekberg - met recently for a virtual debate hosted by the local League of Women Voters.

Right off the bat, Dougherty stressed all the good things that have happened under his watch. Besides large-scale development, he spoke of reducing the number of empty storefronts and the opening of two new parks.

Some of the new development was facilitated by PILOT, or Payment-in-lieu-of-Taxes, programs. This arrangement, which is designed to encourage needed development, involves a property owner making a direct payment to the municipality as opposed to paying standard property taxes.

Dougherty said that without the development induced by PILOT agreements, property taxes would be about $3,000 higher a year.

Meringolo was not so sure. A former mayor in Long Hill Township, he said Morristown is a destination town and as such, development likely would take place without PILOT agreements.

Lekberg, who owns a local bakery, said of what is being built in Morristown:

"Everything is a luxury. I have a problem with that."

This prompted a related discussion about affordable housing. It is no secret that much of the new residential development in town is high end.

Dougherty said the town is doing a lot in that regard. He mentioned the development of 200 low-cost units and a partnership with Habitat for Humanity and other housing organizations.

Meringolo countered that the town's own website speaks of getting credits for units already developed, not building anything new.

More broadly, both of Dougherty's opponents argued that he has been in office too long.

Lekberg said the town needs "something new."

She spoke of developing a senior center and/or community center. As a business owner for 17 years, Lekberg said she has worked with many local organizations, including the Market Street Mission and the Seeing Eye, experiences that would help her as mayor.

Meringolo spoke of a "new generation of leadership." If Dougherty is reelected, he will be mayor for 20 years. Meringolo said that's just too long. He also complained about what he said was an 11 percent tax increase.

Dougherty is the incumbent and he has two challengers.

That suggests that any anti-Dougherty vote could be split, an advantage for the mayor.

Meringolo had another take, or perhaps hope.

He surmised that Lekberg is more likely to take votes from Dougherty since their philosophies, he said, are not that different.