ROI-NJ's May 13, 2019, Issue

ROI-NJ.COM Mo n d ay, May 1 3 , 2 0 1 9 $2.
50
STRETCH GOALS: COREFIRE founders, just HER OWN PATH: O’ Dwyer is taking different FOCUS ON … REAL ESTATE: The latest trend
30, have built boutique fitness business. Page 4 approach to staid construction industry. Page 6 is high-end residential. Page 25
This year’s
budget
battle
starts early
Sweeney on Murphy:
‘If he wants to see
the economy really slow
… that’s up to him’
BY TOM BERGERON
tbergeron@roi-nj.com
Let New Jersey’s tax incentive programs run

out with a replacement?
State Senate President Steve Sweeney
thinks that would be a horrible idea. But he’s
not afraid to call Gov. Phil Murphy’s bluff on
the issue.
“He’s the governor
— and, if he wants to see
the economy really slow
under his watch, that’s
up to him,” Sweeney
HEALTHY OUTLOOK
(D-West Deptford) said.
Sweeney was speaking
Steve after making remarks at
Sweeney
a forum sponsored by
Garden State Initiative last Thursday night in
New Brunswick.
Shereef Elnahal is leaving the DOH for University Most of his thoughts were the same as
they’ve been for months — he pledged to not
Hospital and, while he is sad to leave public service, he is support the millionaire’s tax and to fight to
looking forward to making a difference in Newark make state employees pay a greater share of
their health care benefits.
A new wrinkle, however, came with the
STORY ON PAGE 16
incentive programs, currently under attack.
Sweeney, looking for comprehensive
CONTINUED ON PAGE 19
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STAFF WRITERS UPCOMING EVENTS PEOPLE IN THE NEWS
05/15/19
Meg Fry
mfry@roi-nj.com KIM GUADAGNO ADRIANA M. PETERS
@megfry3 Fulfill Chiesa Shahinian
Brett Johnson
The former lieutenant & Giantomasi
bjohnson@roi-nj.com Targeting Opportunity Zones
governor and gubernatorial The former general counsel
@reporterbrett
What: ROI-NJ’s Thought Leadership
candidate is of real estate
ART DIRECTOR Series will cover a variety of topics
becoming management
Robert F. Russo including the following: NJ Opportunity
CEO and and
rrusso@roi-nj.com Zones 101, choosing the right location,
president of development
legal and accounting considerations,
BUSINESS the nonprofit firm Lightstone
OPERATIONS making a smart investment, and
formerly Group has
protecting your capital.
EVENTS DIRECTOR known as the joined West
Chrystalin Popp When: Wednesday, May 15, Foodbank of Monmouth Orange-based CSG as
cpopp@roi-nj.com 8 a.m. – 11 a.m. and Ocean Counties. She a member, the law firm
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Where: Green Brook Country Club, will remain with law firm announced. She will be part of
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Editor’s Desk
ELEC aims to educate

‘Reality Check’ campaign aims to provide clarity on energy issues: We need balanced mix of sources
M
ark Longo says he has energy hopes and dreams Longo is eager to tackle the issue head-on. “This is about, ‘How do we keep businesses here in New
like everyone else. And he willingly starts by addressing any concern about Jersey and our five counties in New York? How do we attract
But the director of the Engineer Labor- ELEC’s true interest. new businesses here if there’s not the proper vehicles of energy
Employer Cooperative, better known as ELEC 825, said he Think this is just about getting jobs for his union? Longo consumption for new businesses to come here or stay here?”
always tempers them with reality. can understand why one might. And he can explain why Longo said the campaign will feature social media
“As someone who has lived in New Jersey his whole life and that’s not an issue. activations to educate residents, policymakers, media and other
is now raising two kids here, I would love it if we could institute “While our members work on pipeline projects, they also stakeholders about the dangers of shortsighted energy policy,
something like the Green New Deal,” he work on wind energy projects and solar projects,” he said. which could cripple the state’s economic future, saddle residents
said. “It sounds great that we can have “The old saying around here is that the operating engineers and businesses with higher prices, and lead to energy shortages.
solar power and have offshore wind farms, are constructing and operating the technology that builds the “As elected officials develop policy in 2019 to bring the state
but, even with that, you still need natural future — everything from the steam engine to the coal engines toward a sustainable future in 2050, politicians and consumers
gas and nuclear power in order to realize to the pipeline to the solar and offshore wind farms. Our folks alike need to focus on the facts: The path to 2050 begins with
energy consumption for this region.” are the men and women that are working on that.” clean natural gas and our capacity to move it,” he said. “We
That’s why ELEC has launched “So, we kind of have a unique perspective to bring to it. need to look no further than Westchester and New York City
“Energy Reality Check,” an education We want to see all of it.” as cautionary tales of what could happen in New Jersey without
campaign throughout the state that Longo said not only will Longo said there was no one key moment that spurred intelligent energy policy that accounts for New Jersey’s needs.
promote smart energy policy, but will dispel false claims the campaign — which will cost approximately $500,000 to “Any reckless and ill-informed calls to remove natural
from special interest groups. launch and could increase in spend as needed. gas or nuclear entirely from New Jersey’s energy mix will
The campaign kicked off this week with television, radio “We’ve looked at this for a while,” he said. “This wasn’t a deprive New Jerseyans of 90% of the power we use without
and digital ads. Longo feels the campaign documents the knee-jerk reaction to one specific issue or one news article an alternative, leading to development moratoriums,
risks New Jersey faces if it does not incorporate natural gas or one social media post. We believe that there is a lot of shortages and economic disaster. This is the fate facing New
into its energy mix. misperception, miscommunication on the topic of energy. Jersey without an educated plan about this crucial issue for
The goal, Longo told ROI-NJ, is to foster a sustainable “I think people take for granted that, when they walk all residents, businesses and policymakers.”
economic future for New Jersey. their house and turn their lights on and their heat or AC on, ELEC, Longo said, aims to reset the conversation and
“No issue is more essential to the future of our state’s that it’s going to be there. emphasize the facts that clean natural gas and carbon-free
economy than ensuring we have a balanced, robust and “So, we like to see ourselves as an honest broker here, nuclear are smart, science-based investments that will
affordable mix of clean and safe energy sources,” he said. and the honest fact of the situation is that the technology improve the state’s economy and reduce emissions.
“We want to push through the misinformation and focus doesn’t exist to meet our existing demand.” The campaign will also debut a new, dedicated energy
on the facts: New Jersey needs natural gas to achieve a future Longo, whose group works in New Jersey and in parts of section on the RoadtoRepair.com website, which includes
of renewable energy without disrupting our lives or causing New York, said the energy grid ultimately is what will keep pages on transportation and water infrastructure.
economic distress.” everyone in New Jersey employed. — Tom Bergeron
Publisher’s Picks
Who said breakfast is the most important meal of the day? I’m here to challenge that widely accepted notion. Check out these tasteful
establishments that will give you the energy, but, more importantly, the power to push through the rest of your workday.
Tom Hughes, publisher & chief revenue officer
Tabor Road Tavern La Griglia Highlawn Pavilion Avenue Le Club

Morris Plains Kenilworth West Orange Long Branch
A Harvest Group establishment, Top-notch service, valet parking Lunch on the patio with views of Friday lunch on the way to the
its sister restaurant, the Huntley (no other choice) and tremendous the NYC skyline. Enough said. Shore? Beachfront dining, raw
Taverne in Summit, is equally as seafood offerings. Great spot for bar, extensive wine list and killer
good, making it a hard choice a small group or private lunch views.
between the two. with a custom menu.
3
Health & Fitness
Training
ground
The COREFIRE workout takes just 45 minutes, three times a week to see results, co-owners said. —
COURTESY COREFIRE
At just 30, COREFIRE founders have built

boutique fitness business from ground up
BY MEG FRY as passionate as we are about what we do, intensity, low-impact workout that they say
mfry@roi-nj.com they could not do what we do,” McCaffrey incorporates strength, energy and balance
said. “Motivation can’t push you as far as from both the body and the mind.
Caitlin DiRuggiero and Angela McCaffrey, passion can.” They currently have locations in
both 30, attribute their success to having It only makes sense that McCaffrey Montclair and Ridgewood.
pursued their passions early in life. and DiRuggiero would be co-founders “In the beginning, people saw boutique
“I’m confident that, unless someone was and co-owners of COREFIRE — a high- fitness as a luxury,” DiRuggiero said. “But,
4
now, with time constraints getting shorter

and shorter, people want to be able to gain
the most benefits they can within the shortest
amount of time.
“They want to work out smarter — not
harder.”

DiRuggiero and McCaffrey met while
playing high school sports together at
Montclair Kimberley Academy.
Then, while McCaffrey attended
Providence College to study finance and From top: COREFIRE
DiRuggiero attended the University of members use Mega-
Scranton to study marketing, the duo worked former machines to
together as janitors during an internship for exercise. Co-owners
ABM Industries, a real estate management Caitlin DiRuggiero, left,
company, in 2009, before graduating and and Angela McCaf-
relocating to San Diego together to work in frey. A trainer urges
real estate. COREFIRE members
It was one year later, upon learning their on. —
COURTESY
mutual friend would be battling cancer COREFIRE
at the age of 21, that they decided to run a

marathon to raise funds for leukemia and “We saved enough from our careers in “And the reason why it works so well is
lymphoma research. San Diego to move back and open our own because of our trust in one another as well as
“We both hate running,” McCaffrey said. studio,” DiRuggiero said. the rest of our team.”
“But we both have families with a history of The duo also became certified Pilates The numbers speak to their success.
diabetes and heart failure, and we, too, were instructors and fitness coaches in 2013 
trending in that direction because of the through Equinox and Lagree Fitness, run by COREFIRE — which charges $33 for
weight we had gained. founder and CEO Lagree, the inventor of the a single session and $290 for unlimited
“We decided that, if our friend had to method and the machines DiRuggiero and monthly sessions — now serves more
struggle through something uncomfortable, McCaffrey would license to create their own than 600 active members across its two
we certainly could find it within ourselves to brand and found COREFIRE in Montclair in locations.
do the same.” 2014. And McCaffrey said that, because more
However, their training stalled halfway  than 70% of clients return within 30 days
through, McCaffrey said, until a friend COREFIRE delivers safe and effective of their first visit and nearly 90% of their
recommended they try a workout method 45-minute workouts that combine total- current 11 employees have been with them
created by Sebastien Lagree. body resistance training and cardiovascular since the beginning, COREFIRE has been
“Within a month, we were back up activity using a Megaformer, a moving about looking good, it is about focusing able to grow by nearly 18% annually.
and running — plus our blood sugar and carriage with springs and pulleys. your effort and determination on becoming Their real estate team is doing well,
cholesterol dropped,” McCaffrey said. “It “You will never get the same workout as strong as possible as safely and quickly also, conducting nearly $30 million in
literally changed our lives and we wanted to twice,” DiRuggiero said. as you can while being surrounded and transactions annually.
help change other people’s, too.” “You’ll also never hear a coach say supported by a fun, nonjudgmental Which, McCaffrey said, means she and
DiRuggiero and McCaffrey sold everything anything about losing weight, even though community.” DiRuggiero will be able to open a third
they had to move back to New Jersey in 2012 that is a scientific benefit of our workout,” After achieving success with their first location of COREFIRE within a year.
and bring the workout to the East coast. McCaffrey said. “COREFIRE is not only location, DiRuggiero and McCaffrey said “COREFIRE can thrive in areas where
they decided to open a second in Ridgewood people see our workout as more of a life
in 2016 while also becoming licensed real insurance policy rather than a luxury,”
estate salespeople with the Erin Crawford McCaffrey said. “They want to invest in
Team at Keller Williams NJ Metro Group. themselves and their futures by saving long-
“The skillsets are similar,” McCaffrey term on potential health issues.”
said. “We’re coaching people in community- “Our best audiences are those located
oriented environments to make the best in very busy commuter towns that tend to
decisions, whether that be investing in real support local businesses, where people both
estate or investing in themselves via exercise. work and have kids — and where people
“It’s all about honesty and transparency.” really value their health and well-being, but
To run both businesses, they knew they also need to get the best service as quickly as
would need to rely on the strength of their they can,” DiRuggiero said.
relationship, McCaffrey added. twitter: @megfry3
“We see both of our businesses the same
way we saw our coaches when we were
younger,” she said. “We can’t have our hands
Conversation Starter
in everything, but we can make sure the team
To learn more about COREFIRE,
is running smoothly. So, if Cait is taking care go to: mycorefire.com
of one side one day, I’m taking care of the or call 973-744-0510.
other.
5
Construction & Engineering
O’ Dwyer, CEO of Enovate Engineering, aims to differentiate

herself and her firm in sometimes-staid construction world
Her
own
path Áine O’ Dwyer, above, CEO of Enovate Engineering. Some of its gender-balanced team, opposite. —
COURTESY ENOVATE ENGINEERING
A
BY MEG FRY her business in just a little more than a year. president of engineering,” she said. “I learned Her employer’s response was unusually
mfry@roi-nj.com “It is my family back home and those my biggest lessons from some of the most favorable, she said.
Irish country fields that taught me about difficult and technically complex projects “Professional services was a tiny piece
s CEO of Enovate the hard work and perseverance that was that I worked on, projects that took me out of such a large firm and I had developed
Engineering, necessary for my career,” O’ Dwyer said. of my comfort zone and forced me to figure enough of a rapport and professional
Áine O’ Dwyer O’ Dwyer attended the only technical things out that I was not previously aware of.” relationship with my employer that we were
said there high school in her village, she said, having In March 2017, The Conti Group created able to negotiate,” O’ Dwyer said.
currently is grown up in County Tipperary in Ireland. another company, Conti Professional O’ Dwyer rebranded and relocated
a plethora of It was there that she was exposed to Services, and made O’ Dwyer its CEO. as Enovate Engineering in Cranford after
construction opportunities in STEM and competitive “When you work with teams and many buying out and spinning away from The
work for her to sports — both of which brought her to different personalities, you have to be able Conti Group in Edison.
explore in the tri-state area. the U.S., where she played Division I to navigate through that,” she said. “How do “We were starting all over again,” she said.
And she wants to approach it all with basketball and soccer and earned both her you motivate everyone? It usually is not just “And there were already a lot of construction
entirely new ideas and perspectives. bachelor’s and master’s degrees in civil and in one way.” management and engineering firms out there
“A lot of firms in the industry are set in environmental engineering from New Jersey Then, in December 2017, O’ Dwyer said — so how would we separate ourselves?”
their ways, but we’ve broken through that Institute of Technology. she took ownership of the company. By becoming a technology-focused
barrier,” O’ Dwyer said. “If there is a better, “I don’t miss the 5 a.m. practices, but “I approached The Conti Group and said innovative solutions provider in the industry,
more efficient way of doing something, well, competitive sports did actually prepare me for that I wanted to have more than emotional O’ Dwyer added.
then, let’s explore that now. Why set things work in the construction field,” O’ Dwyer said. ownership in the company, as it was a Today, Enovate Engineering performs
up in a way that is primarily outdated?” O’ Dwyer accepted an internship and a company I had run from the ground up,” she construction management services and
O’ Dwyer is one of the youngest CEOs follow-up job offer with The Conti Group in said. “I wanted to put it to paper.” has a research and technology division to
in her industry, having yet to reach the age 2008, working for nearly a decade on various address solutions that don’t currently exist
of 40. large-scale construction and engineering for problems experienced out in the field.
But, after hailing from her family’s projects. “For example, we do a lot of geostructural
To learn more about
dairy farm in Ireland and then owning “I started out as a field engineer and, over Enovate Engineering, email: monitoring, where a construction project
her own multimillion-dollar construction the years, worked my way up the corporate solutions@enovateengineering. in New York City might be going on
management and engineering firm in ladder to become a project engineer, project com, or call 908-363-5299. next to a historic building, and, with real
Cranford, she has now doubled the size of manager, superintendent and, finally, vice estate being so expensive and there being
6
concerns over lawsuits, we monitor the made up of team members with mega- the size of her team over the next couple of
building for things such as too much project experience,” O’ Dwyer said. years.
vibration or cracking,” O’ Dwyer said. “We At first, O’ Dwyer added, the firm was “For example, we just finished up a project
also develop some of our own hardware working on small-scale, quick-hit type with the Empire State Building and also will
and software to autonomously monitor projects. be working on the New York Islanders arena
and make decisions and changes from our “Companies didn’t know us as a stand- at Belmont Park,” O’ Dwyer said. “I came from
office, as opposed to always having to be alone firm, so we had to build up our a company that worked on mega-projects. For
out in the field.” qualifications,” she said. example, the last project I worked on before
Enovate Engineering does all this with a But, now that projects of a much higher I left was a $2.3 billion international project.
gender-balanced team of 12. caliber are rolling in, with Enovate Engineering “I want to become a key decision maker
“We strike a nice balance between being completing up to 40 projects annually, for projects of that size again.”
a small, nimble firm with big capabilities, O’ Dwyer said she wants to continue to double twitter: @megfry3
Youth and wisdom

Áine O’ Dwyer said she career in which O’ Dwyer meeting, the concerns of key “It has gotten a lot better at
worked her way toward faced “a lot of gray hair in decision makers had been the entry- and mid-levels,
success as one of the the room,” she said. alleviated and they were but at the executive level,
youngest women in her field convinced I knew what I was it is still much lower than
by aligning herself with the “People may make some
talking about.” it needs to be,” she said.
right company. biased decisions based on
“But, don’t be deterred by
appearance, but, at the end of That is sound advice for
“I was lucky enough to be others’ first impressions.
the meeting, the people who woman working in male-
surrounded by managers and Just maintain your level
have a seat at the table are dominated industries, O’
owners of a firm who gave of composure and when
those who speak up, present Dwyer added, with both the
me opportunities, regardless you are asked questions,
the most relevant discussion construction and engineering
of my age or sex,” she said. answer confidently.
points and are able to drive industries severely lacking
But there certainly were decisions,” O’ Dwyer said. when it comes to female “That always has worked
scenarios throughout her “So, usually by the end of a representation. for me.”
7
Focus
On …
EMPLOYMENT
DRIVEN
TO NOT DRIVE
Cecilia McKenney, Quest Diagnostics’ senior vice president and chief human resources officer. —
COURTESY QUEST DIAGNOSTICS
One reason Quest Diagnostics moved to Secaucus:

Location gave it edge with young talent who didn’t want to use cars
I
BY BRETT JOHNSON
bjohnson@roi-nj.com
n Quest Diagnostics’ decision to change addresses from Madison — its

longtime corporate headquarters — to Secaucus, there was one benefit
that prevailed above all others in considerations: It would be going
where the talent was.
Cecilia McKenney, Quest’s senior vice president and chief human resources officer, said that’s
why those in the health care company’s human resource department were the staunchest proponents
of the 2016 move.
9
Focus On … Employment
TAKE ME TO WORK,
COUNTRY ROAD
Selective Insurance’s staff could double Branchville’s population …
but many work remotely — just one benefit that attracts them
Selective Insurance’s headquarters tucked away in tiny Branchville. —

COURTESY SELECTIVE INSURANCE
BY BRETT JOHNSON employee pool has the benefit of a reverse of workers at large companies, Selective was
bjohnson@roi-nj.com commute through Sussex County. The recognized as one of the highest-ranking
difference-maker for the young talent it’s property and casualty insurance companies,
There are some large employers that haven’t bringing in, however, has earning it the designation among “America’s
yet been compelled to move by the magnetic more to do with flexible Best Mid-Size Employers.”
force of major metropolitan areas. work arrangements. Acosta believes that’s owed to the
Selective Insurance has stayed put in “A lot of people opportunity for internal career advancement.
Sussex County’s Branchville for about 90 years. at our company take That’s key for employees, regardless of which
“We laugh and say that, when our advantage of the many generational group they fall into.
employees come into work every day, they opportunities here to That, as well as programs to help people pay
double the population of Branchville,” said Chalina work remotely,” Acosta back student loans as opposed to traditional
Acosta
Chalina Acosta, vice president of operations said. “A lot of folks are tuition assistance, have made Branchville
for the property and casualty insurance primarily based out of their homes, so that an unlikely destination for a lot of young
company. mostly eliminates the commute.” individuals, many of whom never saw a future
And she’s hardly telling a joke. The company has done well enough for its in the insurance industry for themselves.
Of the company’s total 2,300 employees, employees that in a Forbes magazine survey “Not everyone wakes up in the morning
more than 800 are based in Branchville. The and says, ‘Oh, the insurance industry is
small borough’s population is about even where I want to work,’ ” she said. “So, there’s a
with that, according to recent census counts. lot of what I’ll call campaigning involving our
Reach Selective Insurance at:
Although it may lack the public transit selective.com employees that go out and help people see
options of anywhere in the shadow of New or 973-948-3000. what’s great about working in this industry.”
York City, the insurance company’s large twitter: @reporterbrett
10
MORE THAN
MEETS THE EYE
Lion Technology provides training, but it also helps
hazmat handlers with dangers that aren’t so obvious
BY BRETT JOHNSON but we also saw a great need for human resources
bjohnson@roi-nj.com training for these companies as well, so we’ve started
N
offering training courses for them,” she said.
ot all workplace hazards get a bright warning The Sparta-based company provides education
label. on topics such as stress through its new HR
That’s the disclaimer on the website training options. A big focus of the training today
of Lion Technology Inc., a niche business is on situations in which someone is working
that helps employers train workers on a variety of totally independently in facilities with hazardous
hazardous materials handling — dangerous goods materials.
such as those in the petrochemical sector, where the “Because these industries have become so
threats are mostly well-marked. automated, people are no longer in a facility with 20-
But Jennifer Wark, marketing manager for the plus people with individual roles in a plan for who
company, said there’s also a need to keep an eye on does what if an accident arises,” she said. “And there’s
hard-to-spot hazards — drug abuse being one of them also different challenges, such as loneliness and stress,
— in these industries’ dangerous work environments. that also need to be addressed. We can do help with
Reach Lion Technology, Inc. at: lion.com or 888-546-6511.
“We started as a regulatory compliance company, that; that’s why we’re unique.”
mostly for businesses that handle hazardous materials, twitter: @reporterbrett
11
CONTINUED FROM PAGE 9
And they’ve been vindicated.

“In fact, there was a woman we recently
brought in from out of state who wanted to
live in Hoboken,” McKenney said. “She told
me, ‘Cecilia, I park my car on Friday after
work and don’t get in it until Monday and my
commute is 15 minutes. That’s the lifestyle I
want.’
“Attracting that sort of talent is something
we couldn’t have done in Madison.”
The Garden State’s biggest employers are

in a fierce bout, as each one tries to compete
for a shrinking pool of young, talented
individuals still looking for work in this
low-unemployment climate. What those
employers say is that the ease of commute is
often what makes the difference for today’s
millennials.
McKenney said that’s proven true for
Quest Diagnostics, which needed to bring
on additional innovation-focused workers
as the company continues to push for more
advanced technology to complement its slate
of clinical lab result services.
12
“We’ve been here already for about a year,”

McKenney said. “And we’ve been absolutely
attracting talent that lives (in the area) near
us. … Being relevant to talent all around the
metropolitan area is really important to our
long-term success as a company.”
In its recruiting efforts, the company
found that many young professionals living
in or around urban areas choose not to
drive at all, McKenney added. Ostensibly,
the number of younger workers looking for
employment situations in which they can get
away with not having a vehicle isn’t going to
decline soon.
Quest Diagnostics’
new corporate
headquarters
in Secaucus. —

COURTESY QUEST
DIAGNOSTICS
So, as hiring gets more competitive,

Quest Diagnostics now feels like it will have
an edge over other large employers with the
ease of transportation around its Secaucus
location, which now holds around 600 of the
2,000-plus employees the company has in
the Garden State.
twitter: @reporterbrett
13
Tech Trends: Esther Surden
News
you can use
Journalist builds OPRAmachine platform for filing public records requests
BY ESTHER SURDEN FOR ROI-NJ make requests for the same information
esurden@njtechweekly.com from a county or town, and that county or
town would then find itself swimming in
Gavin Rozzi was a journalist in Ocean paperwork. And it was difficult for local
County and finishing up his education at governments to comply with the OPRA law’s
Stockton University when he came up with imposition of a seven-business-day deadline.
the idea for OPRAmachine. “I decided to create OPRAmachine because
OPRAmachine is an open-source I’ve always had a passion for both technology
platform that lets citizens and government and politics, and I felt there
easily file requests for wasn’t any other solution that adequately served
public records to their New Jersey’s needs,” Rozzi said. “We needed a
local governments, and platform like this. Since we launched the site
it makes the requests and in 2017, we’ve seen the platform adopted by
answers available to the a diverse array of stakeholders that have been
public. using it for a variety of applications.”
New Jersey citizens As of April 30, according to the website,
are guaranteed access to public records via a there have been more than 4,693 successful
law that allows them to request such access. requests to 1,119 authorities.
The Open Public Records Act, known NJ News Commons at Montclair
as OPRA, states that “Government State University recently named Rozzi’s
records shall be readily accessible for company, Rozzi Media Group, based in
inspection, copying or examination Forked River, as the winner of this year’s
by the citizens of this state, Excellence in Local News award for the
with certain exceptions, for the category of “Innovate Local.”
protection of the public interest.”
OPEN-SOURCE SOLUTION
FULFILLMENT LIKE THE Rozzi built the site on the open-
LAWLESS WILD WEST source Alaveteli platform.
Cities, towns, counties and “We were the first to deploy this open-
other government entities can source software for public record requests
interpret how this service is to be in the United States,” he noted. “It took a
implemented. So, until the arrival significant amount of effort to customize the
of OPRAmachine, fulfillment of software and get it in a condition that was
this service was like the lawless suitable for New Jersey. I began working on
Wild West: People would this in December 2016, and we had to work
ask for information from out a lot of the kinks.”
local governments through The site is operated via a Debian Linux
a traditional paper process, distribution that runs on the company’s
and then hope their requests servers.
would be accepted, Rozzi said. Rozzi also set up and customized the
Some government agencies infrastructure, to make sure the site worked
would give people the runaround or would smoothly for its users.
request special forms. Making requests “Since our requests are sent via email,
across multiple counties or municipalities email deliverability has been a bit of a
Gavin Rozzi is a journalist in Forked River. —
NJTECHWEEKLY.COM was a chore. Also, multiple people could challenge,” he said.
TECH PARTNERS
ROI-NJ has teamed up with Esther Surden, creator of njtechweekly.com, to bring you insight into the tech world.
14
The data is published though multiple mentorship regarding the OPRA component competition, Rozzi said. “NextRequest and our money from our pro subscribers.”
methods. “We have a JSON REST API that of the project,” Rossi stated. GovQA have been adopted by a handful The website doesn’t offer advice on how
is the industry standard for apps pulling data Another function of the platform was of municipalities in New Jersey. The to frame OPRA requests, but the examples of
from servers, and we also publish an RSS demonstrated by a journalist who used it to difference between us and them is that a successful requests on the site should prove
feed for OPRA requests for every single town figure out if every town in Middlesex County government agency will contract with one helpful. Rozzi said that people should keep
and school district on our site.” was paying its public employees what was of those two software products, and they their requests as narrow as possible with
Whenever someone files a public mandated by New Jersey state labor law. The will spend a few thousand dollars to get regard to the date range and subject matter.
records request, it is automatically published platform has enabled comparative research access to the platform. Our business model Your request will likely be denied if you
on the OPRAmachine site. The request is across towns, and has helped people to gain is completely different, because we don’t submit an open-ended question. Also, he
then tracked, and anyone can make use of a greater understanding of the machinery of charge the municipalities a cent. Instead added, if you do have a voluminous request,
this information. In the traditional OPRA local government. of burdening municipalities and putting the towns will impose fees.
process, one person would make the request, OPRAmachine does have some an addition burden on taxpayers, we make twitter: @njtechwkly
and he would obtain the records himself.
From a data science point of view,
OPRAmachine is the only site that collects
and publishes statistics on OPRA compliance
by agency throughout New Jersey, Rozzi said:
“We are collecting statistics by municipality,
by school district and other agencies that are
subject to OPRA, and tracking to see if those
requests are being fulfilled in the proper time
frame.”
Rozzi believes that the site could be
replicated for other states, but has some
concerns, as it is highly dependent on the
specific legal climate of each state.
“There are equivalent freedom of
information laws in just about every other
state, but some of them have different
requirements,” he said.
He added that a court case settled in New
Jersey allows citizens to file OPRA requests
to their government agencies without having
to fill out any special forms.
OPRAmachine has a free tier of service
that allows people to make up to three OPRA
requests per day at no cost. However, Rozzi
instituted a pro tier of service in November.
He told NJTechWeekly.com that his business
model resembles GitHub, the code hosting
site for technology projects. In the free tier,
OPRA requests are automatically published.
In the pro tier, which costs $12 per month,
users get to make unlimited requests and
have the option to keep their requests private
on the site. He explained that journalists
working on a story, lawyers, private
investigators and others might not want
to tip their hands by having their requests
published.
HOW OPRAMACHINE IS BEING USED

Rozzi gave NJTechWeekly.com an
idea of how the requests could be used.
He recently gave a presentation at Ocean
County College, in Toms River, to a group of
students in an addiction studies class. They
are using OPRAmachine to investigate the
state of the opioid crisis in Ocean County.
A large component of their work involved
submitting their own OPRA requests and
going through the process. They also used
existing records on the site.
“As a part of that project, I, along with
the professor, provided guidance and
15
Q&A: Shereef Elnahal
Opportunity
knocks
University Hospital in Newark. —

FILE PHOTO
Shereef Elnahal talks about what he achieved at Dept. of Health,

why he wanted University Hospital job and what he aims to accomplish there
BY ANJALEE KHEMLANI process. So, I went through several rounds of interviews with the selection committee. I ended
akhemlani@roi-nj.com up having dinner with different groups of board members — because certain board members
can’t be in the same physical location in public. So, I made my case and I think the field was
Shereef Elnahal has been in the seat as commissioner of the New Jersey Department of Health pretty large and competitive. I’m honored to have received the offer. So, after that initial call, it
for just over 15 months, and will stay on until July, before he leaves to take on a new role as the was going through the motions, recusing myself where I needed to.
CEO of University Hospital in Newark.
The switch from a public service leader to a hospital executive is a sudden one for Elnahal, ROI: Why were you interested in it?
who previously spent three years at the U.S. Department of Veterans Affairs, but he said he saw SE: The real answer is, I see a problem at University Hospital that’s fixable, and to be part of a
the position as an opportunity to pursue a dream he has always had — to lead a health facility. story where I joined a team that I believe has what it takes to guide the organization in a way that
In an exclusive interview, his first since being selected CEO for University Hospital, really begins to deliver what the community deserves. … It’s not going to be easy leaving
Elnahal spoke with ROI-NJ about his stint at the DOH and what his goals are when he the administration. It will be very bittersweet. I think the organization and its people,
arrives in Newark in late summer. its employees, are very talented. It’s hard to accomplish what you want to accomplish
without effective leadership. And I’ve heard that (at) every organization that I’ve worked
ROI-NJ: First let’s start with the application for the University Hospital job. Why did in, I heard it in the VA, I heard it at the department, where folks not only had to push
you apply with only a year under your belt at the DOH? the pause button on work, but, in some situations, because of the political climate, were
Shereef Elnahal: Because I believe the community deserves the best hospital in doing work without telling anybody. You don’t want an organization like that.
the state, in Newark. I think that could, I think that’s the right step for my career at this stage.
I’ve always wanted to be a hospital leader in addition to a public health leader … and that ROI: What is one thing you see as an area of innovation?
opportunity was made available and I applied for it. SE: First of all, it’s situated right next to (New Jersey Institute of Technology) — a team
that I’ve loved working with already, which is the New Jersey Innovation Institute. Those
ROI: Sources told us you were approached for the position. By whom and when? folks have already been doing work with UH and there’s a lot of work that can be expanded.
SE: A board member called me (in February) … and thought that we had done a lot of I’ve already prioritized and recruited UH into the New Jersey Health Information Network,
good work at DOH, because, unfortunately, a lot of the inequity in the health care system which will be a very effective care coordination tool, especially for folks who don’t have solid
existed there in addition to Trenton, Camden and Atlantic City — mostly our urban areas, continuous access to care. They have holistic care for transgender care that is connected to
and they thought someone with a public health lens who was already familiar with the issues other best practice sites like the RWJ Barnabas Health Somerset Proud Clinic, which is
at UH, based on what happened last year and this year, could add something to the table. referring patients to UH. And, by the way, everybody wants to get into this, because it’s still a
And, so, I was encouraged to apply. I ended up applying. And, after that, it was a competitive very underserved population.
16
ROI: University Hospital has been a problem for every commissioner for a few administrations more of them, which is what they’ve needed. But the rate of retirement, and without the need to
now. Why do you think you can fix it and what do you think you can fix? think outside the box, the status quo in terms of the trends would have been bad. And, so, I think
SE: The organization has problems. It is not a problem. Here are the problems: we’ve made some changes to turn the page on that. I don’t think the community is seeing them
Quality, which is foundational and absolutely necessary to improve all other problems. So, yet because we have to still cross the finish line on a number of them. So, the electronic licensing
if people don’t think they can bring their family member there for safe care, there’s no way that system, for example, will speed up the time to licensing. We just onboarded several people into
the financial situation will improve. There’s no way the regulatory compliance environment will the licensing team that will double the productivity of mental health and substance use licensing.
improve. There’s no way the relationship between management and the unions will improve.
And there’s no way, more importantly, that patient care itself to improve. And there are models ROI: Speaking of the rate of retirement: There are some who feel that, because you have a
for this that I intend on implementing from former mentors, one of whom is Peter Pronovost, large number of employees retiring shortly, or an older workforce in general, the department is
who directed the Armstrong Institute for Patient Safety and Quality at (Johns) Hopkins, in jeopardy of being understaffed, and that it contributed to your decision to leave. Is there any
which is where I had my clinical training and quality training. truth to that?
The second category is finance. Improving creditworthiness will be very central to increasing SE: I, in fact, believe that the folks that have been here for the longest time have the most
the reputation of the institution, but also more flexibility with capitalizing the institution. I am to add to the organization. The more concerning thing is the rate of retirement — the fact that
baffled by why there hasn’t been an outreach to, at least, the business community of Newark we’re losing those folks just by virtue of them reaching a point where they’d like to retire, which
when the mayor has built, made a centerpiece of his agenda, the economic revitalization of that is natural and what people do. So, my response to that has been to set up a foundation where we
city. Their employees should consider UH a place to send themselves and their kids. They don’t, could bring people across the spectrum into the department as an attractive job. That means
but it’s right there. It’s right near the business district. It’s in the center of the city. (Improving partnering with universities to hopefully get folks during training or shortly after training to
the hospital) is also going to be tying a strategic plan, which didn’t previously exist, which is fill those positions — even if it’s only a couple of years’ stint so that they learn and come back
astonishing to me, to a financial plan that financially tests the assumptions about where the to the private sector. That transit of folks with experience from both sides, I think, would only
organization wants to be in five years. strengthen the department. And, so, the health systems branch has been trying to implement
more work in that area. I think we’ve set up a foundation for all of that to improve. And by
ROI: You got some heat for the department’s handling of the infection spread at University improve, I mean the department would be staffed better.
Hospital not too long ago. What insights did you gain from that situation that will help you?
SE: We were made aware of attempts to move the pediatric unit to Newark Beth (Israel ROI: What are you proudest of from your time at the DOH?
Medical Center). In addition to many patient safety and quality issues that we were made aware SE: What I’m proudest of first and foremost is building, I think, the best team in state
of, as a department, a lot of that came from staff, who called us. Instead of calling their own government. I really believe this team is incredible and part of that made me feel like it was
management team to say, ‘I see a problem here.’ That is a wakeup call to the management team, or OK to leave after a year and a half. The folks that report directly to me are extremely skilled,
it should be, that we are not necessarily the first people you think of when you see a problem. I am knowledgeable, have bought into the vision that I’ve tried to set, which is very reflective of
going to spend a lot of time building trust with everyone, from line staff all the way up to senior course of the governor’s overall vision for health care as a social justice issue. I think regardless
management and the medical staff, to say that we have to be a cohesive team. We have to buy in of whoever takes my seat, they will find themselves with a team that is extremely skilled,
and figure out a way to engage and ask thoughtfully and genuinely the front line what we can do incredibly diverse and is carrying a large swath of initiatives that have incredible momentum.
to improve care conditions. The nurses, the physicians, they know what need to improve and how
to improve it. My question is, have they found the channels to express what they know to be true? ROI: What about the actual initiatives. Where did you succeed?
SE: I think we’ve set the foundation for a targeted, intellectually robust approach to the
ROI: There is a very strong political faction protecting University Hospital and Newark in opioid epidemic. We’ve built the foundation for better data sharing. We’re doing a lot of good
general. How are you going to handle that new environment? And are you concerned about work with the hospital association and reducing prescriptions of opioids. We’ve connected
being seen as Gov. Phil Murphy’s inside man there, even though he does have support from Essex that to the Health Information Network, which now has 6,000 physicians and going to have,
County? soon, all acute care hospitals. Really, every silo of care, or previous silo of care, are going to
SE: I think there are a lot of very passionate people in different positions of service to that be connected. We are doing a lot of good work with syringe access and harm reduction —
community. At the county level, the state Legislature and the city, I found a common thread building upon that foundation that was already set. I think we’re really beginning to reduce all
among all of them. They deeply care about University Hospital improving and they want to see of the adverse outcomes we’ve seen over the last several years.
the organization succeed. There are different opinions about how to get there, and I have to land
there first to understand and come to my own conclusion about the best path. It would be both ROI: Then there’s also the medical marijuana and infant and maternal mortality in
inadvisable and against the mission to not listen to all those stakeholders very carefully. But, I communities of color, right?
think the decisions on where the hospital needs to go should be the board and the management SE: We’ve overseen the biggest expansion of (the medical marijuana) program and its
team at University working with its employees, and that has to be a work in progress when I get history. Not only that, we’ve improved the patient experience. It used to take several months
there. If I have to make a decision that I know one of those stakeholders won’t like, or there’s for folks to become certified and get the therapy. Now it takes two weeks to get certified. So,
a high probability in my assessment that they won’t like, I’ll let them know in advance before these were targeted internal efforts to improve our effectiveness, our service, but externally
it becomes public, explain my rationale, be honest, transparent and forthright — that formula what we’ve been doing to promote the program. The fact that we’ve extended the number of
has worked so far, and I hope it will continue to work when I’m there for them. conditions to things that have always made sense but were unnecessarily suppressed — all
of that is something I’m tremendously proud of. You mentioned the work on maternal and
ROI: What would you say to those who say your sudden move is reflective of a stereotypical infant health. The first lady has just an incredible vision that focuses on the disparities in the
millennial mentality? inequities, front and center, which is exactly what the problem needs. We have a low infant
SE: I would say it was never my intention to leave this soon, because I didn’t know how mortality rate overall, but the disparities are inexcusable.
much progress we would make at the department. But I also didn’t know that this opportunity
would be available, to go to a city that I loved working with and work at a hospital that has ROI: How long will the fixes take to play out?
tremendous public importance, and opportunities arise when they arise. And having a boss SE: We’ve already made progress in building the anatomy for getting into communities of
that is able to understand beyond his own immediate sphere what folks on his team might color in ways that we hadn’t before. It’s the impact model that’s been studied and proven out of
want to pursue in their career — all of that aligned. I wasn’t certain in the beginning, it was a the University of Pennsylvania. We’re taking that statewide. I’m very confident the state’s going
long process to come to the decision, but, ultimately, I think it will prove to be a good decision. to see actual reductions in infant and maternal mortality. We’ve made progress and I’m proud of
that progress, but these aren’t issues you can solve in two years, even four years. To reduce infant
ROI: What is one thing you feel is unfinished or a concern as you leave the Department of Health? mortality in New Jersey is a decade’s worth of work to reduce maternal mortality, based on one
SE: I think the biggest risk the department faces is around the way that we are responding to case study that was successful, is at least five years’ worth of work. And that is focused just on
the needs of the regulated community. Particularly on licensing and surveys. The teams in both quality improvement in hospitals, let alone closing disparities, which is its own challenge.
of those branches are incredible. They’re dedicated professionals, and we’ve managed to hire twitter: @anjkhem
17
CONTINUED FROM PAGE 1 you’re putting big tax incentives in front of

them.”
reform on so many issues, put incentive If you thought you would have to wait
reform in Murphy’s lap. until the end of June to see the real budget
“We put a committee together to look at battles begin, think again.
what kind of incentive program we could put The fight is on now. Sweeney said he’s not
in place,” he said. “But, if he wants to be the backing down.
state with no incentive programs with what’s He said he has no choice. Senate President
going on and businesses start moving out of “This state is in serious financial trouble,” Steve Sweeney, right,
here, he can explain it. He’s the governor.” he said. “And if we don’t start fixing things listens to Sen. Steve
Sweeney repeated his calls to lower the now, it’s going to be too late.” Oroho at the forum.
cost of government in the state. twitter: @tombergeron5 — TOM BERGERON
He does not want to do so, however, with
total giveaways to big business. In fact, he
brought up how he not only supported raising
the Corporate Business Tax, he wanted to do
so more than the state did last budget season.
“Last year, we raised the CBT,” he said.
“(Murphy is) the one that fought us on
raising the CBT and actually had us reduce
the amount of CBT. He fought me over taxing
the C-corps, who were the real benefactors of
the (Donald) Trump tax cut.
“You know, companies went from 35%
(taxes) down to 21%. They were the people
that got more money for doing nothing. So,
why am I going after people that are making
so much money and I’m taking it away from
them rather than focus on the corporations?”
Murphy said he knows he was right for
one simple reason: He didn’t hear a lot of
objections.
“You didn’t hear a whole lot of hollering,
because how do you holler when you’ve got
so much more money for doing nothing?” he
said. “That Corporate Business Tax is going
to come in almost double what we projected.
And if we hadn’t done the Corporate Business
Tax and we had just done the millionaire’s
tax, we would have a deficit right now.”
Sweeney’s disagreements with Murphy
did not stop there.
Sweeney said he plans to counter the
state’s EDA Task Force hearings with some
of his own.
“We’re going to form a committee
on Monday to examine the (Economic
Development Authority) tax incentives
and allow everyone to come to speak, unlike
what Gov. Murphy’s panel is doing,” he said.
“Right now, if you want to defend yourself,
you only can submit in writing — you’re not
given the opportunity to submit publicly like
they’re doing.
“I’m a believer — like when we do budget
hearings and we do hearings in Trenton —
both sides get to present in front of you. So,
we’re going to allow everyone.”
Sweeney said he’s open to modifications.
“We’re going to figure out what’s wrong
with the EDA, what’s right with the EDA and
how do we fix the EDA,” he said. “I agree
these payments are too rich, but it’s because
our state isn’t such a bad place with tax policy.
“People don’t want to come here unless
19
Op-Ed
How can CPAs help keep clients in N.J.?
C
ertified public accountants a top 10.75% marginal tax rate affecting last year. These include shifting from the
often hear objections
about New Jersey’s high
income over $1 million. If enacted, more New
Jersey residents and small businesses that flow New Jersey current defined benefit pension system to a
more sustainable hybrid system.
taxes from clients who are
looking to leave New Jersey
income through their personal returns would
be taxed at rates well above New York state’s remains on a In May, the state treasurer will
brief legislative budget committees on
counterproductive
— and this past tax season 8.82% and Pennsylvania’s flat 3.07% rate. the administration’s updated revenue
was no exception, according to members of It is no wonder a recent NJCPA projections for the current fiscal year that
the New Jersey Society of Certified Public member survey found that 75% of CPAs ends June 30. Murphy had been counting
Accountants. And a Rutgers-Eagleton poll have advised some clients to relocate their path of spending on 7.7% revenue growth to balance the
done in collaboration homes or businesses out of New Jersey. FY 2019 budget; however, through March,
with the New Jersey
Business & Industry
New Jersey must break its destructive
tax-and-spend habit by addressing the
more money than the total growth rate of all major revenue
sources has been only 4.74%.
Association serves to
underscore why.
structural imbalances in its budget in order
to put the state on sounder financial footing.
it has and relying In short, New Jersey remains on a
counterproductive path of spending more
The overwhelming
majority of New Jersey
A recent NJBIA analysis of 10 years’
worth of audited state revenues, expenses
on tax increases money than it has and relying on tax increases
to make up the difference. The changes to
to make up the
Ralph
Thomas residents polled — and debt found state debt increased 382% the income tax bracket in the proposed FY
82% — said they are from 2007 to 2017, and state spending 2020 budget will further undermine the state’s
overburdened by taxes and are not getting
their money’s worth in services. Similarly,
increases outpaced revenue, 45% to 23%.
New Jersey’s combined net pension liability difference. ability to grow and attract businesses.
NJCPA supports policies that produce
81% of respondents said they were dissatisfied and post-employment benefit obligation a fair tax system and economic growth
with the way state leaders are addressing New totals $151.6 billion. so that companies and residents will stay
Jersey’s affordability challenges. Without changes to the pension and for essential state services and making it in New Jersey and thrive. NJCPA stands
Against this backdrop of taxpayer benefit structure, costs will rise from $6.6 more likely the state will resort to additional ready to serve as a resource to the governor,
angst about some of the highest personal billion a year to about $11 billion annually in tax increases to make up the difference. his administration and the Legislature to
and business taxes in the nation, Gov. Phil 2023, according to state Treasury projections The NJCPA strongly endorsed the develop policies that foster economic growth.
Murphy’s Fiscal Year 2020 budget proposes and other health benefit reports. That means pension and benefit reforms spelled out by
more tax increases on top of the $1.6 billion 27% of the state budget would go to support the New Jersey Economic and Fiscal Policy Ralph Thomas, CEO and executive
in tax hikes enacted last year. He is proposing pensions and benefits, leaving less money Workgroup with its Path to Progress report director, New Jersey Society of CPAs
20
Op-Ed
Why tax incentives are important to our economy
W
hy does New Jersey want to The NJEDA’s tax incentive program is critically an open and honest discussion of the program and possible
burn bridges with the business important to our state’s business climate. These tax incentives changes, and not a last-minute agreement with little or no
community by dismantling the should be viewed as tax credits or “discounts” from the taxes public input.
Economic Development Authority’s companies pay in order to remain in New Jersey. The intent Our organization recently hosted a panel discussion
tax incentive program? Our of the program is to keep and attract private-sector jobs. featuring former Govs. Chris Christie, Jim McGreevey and
neighbors effectively use incentives When private-sector jobs are created and/or retained, New Jim Florio, and, while all the governors agreed that these
to attract and grow business. Most states across the country Jersey benefits from the income taxes collected from the programs were key to the economic engine and atmosphere
rely on similar programs to expand their economies. Yet, employees, the corporate tax collected and from the other of New Jersey, it was most surprising to hear Florio give the
New Jersey — which is already straining under the highest taxes that will be generated as a result of those jobs (i.e., tax incentive program credit for the economic revival of his
corporate tax in the nation — can afford people) remaining in New Jersey. hometown of Camden.
to eliminate incentives? It’s ludicrous. New Jersey’s anti-business stigma only grows from the Now is not a time for politics, but, rather, a time for leading
Last summer, it seemed that New rhetoric and actions taken over the last few months, and we New Jersey into economic prosperity for all our residents. New
Jersey was barreling toward a government must begin to turn those tables. Businesses and investment Jersey’s leaders should not be vilifying businesses and they must
shutdown and, at the last minute, Gov. Phil will go where it is welcomed. The late Sen. Jim Whelan appreciate their importance to our State
Murphy and legislative leaders finalized said it best: “If you think business will come to New Jersey CIANJ will continue to be the voice for businesses
a $37.4 billion budget. As this year’s without these tax incentives, you have no business speaking across New Jersey, but we need Trenton lawmakers to
Anthony
Russo budget deadline approaches, it already for business.” understand and appreciate the value our businesses bring
has a contentious feel to it, as the NJEDA’s Assemblywoman and Assembly Budget Chair Eliana to our residents, communities and the state. These tax
tax incentive program is set to expire at the end of June. This Pintor Marin has called for an extension to the program incentives are imperative to the success of New Jersey and to
program has been the talk of Trenton over the last few months, to prevent the incentives from getting caught up in the the success of its residents and must remain an option.
since the release of the state comptroller’s audit, the governor’s horse-trading that occurs during the budget negotiations.
executive order creating a task force charged with investigating The Commerce and Industry Association of New Jersey Anthony Russo, president, Commerce and Industry
prior approvals and the scathing criticism from Murphy. welcomes an extension of the current program to allow for Association of New Jersey
Three Cheers! (or jeers) Show & Tell

THAT’S GENIUS! The Liberty Science Center has Richard Singer is senior vice president and director of
announced its “Genius Award” honorees for tonight’s permanent placement services for Robert Half.
annual Genius Gala event, including the Silicon Valley
grunt who changed the Twitterverse by inventing the We asked Rich about the amount of offers
use of the hashtag, as well as three others. And there’s job seekers are receiving and what local
“
a new award this year, for Strides in STEM, that is
honoring TV personality Karlie Kloss of “Project Runway” fame. Cheers to all! companies need to do to stand out.
Our research found that the many job seekers, 60%, are
NVP’S NINE: Newark Venture Partners has announced its latest Accelerator Program receiving multiple offers.
class of nine startups, chosen from more than 2,000 applicants vying for a spot with In a tight job market, the war for
Audible CEO Don Katz’s organization. Congratulatory cheers to all, especially New talent is raging on. When we
Jersey’s own PeduL and Sensor Transport. talk to clients, the No. 1
TEAMWORK TIME: M&T Bank has joined forces with concern they have is finding
the New York Jets to launch a Small Business Showcase the right talent to fill key
Competition, with the winner earning $100,000 worth of positions. The problem
sponsorship assets with Gang Green during the 2019 some companies have is
season. Maybe you don’t normally cheer for the Jets, but … that when the candidate
cheers to this effort. — Eric Strauss is reviewing offers, the
company is not putting its
organization in the best
spot to be selected. Not
only do you need to make
“Over the past year and a half, Shereef has proven the offer in a timely fashion,
but the salary needs to be
again and again that he was the perfect choice for competitive and organizations
need to consider nonmonetary
our administration’s first commissioner of health. … benefits that will separate
While I am sad to see him leave the Department of them from the
competition.”
Health, I am immensely happy to see him continue
his service to the people of New Jersey.” — Gov. Phil
Murphy, talking about Health Commissioner Shereef
Elnahal, who will leave his administration in July to
take over University Hospital.
21
Food Fella
New Jersey
wineries awarded
45 medals
Let’s hear it for the Garden State Wine Growers Association wineries,
as they once again shined in a blind taste test against wines from
throughout the country — bringing home 45 medals in the prestigious
Finger Lakes International Wine Competition. Plagido’s Winery
in Hammonton won Best of Show for its Cabernet Franc in the
competition.
Plagido’s Winery also took home a double and wine enthusiasts with current, accurate
gold for its 2016 Coeur d’Est red blend and information regarding important wines and
three silver medals, while Sharrott Winery of regions of the world. The publication is not
Hammonton earned a pair of gold medals, just a list of wines with scores; it provides
for its NV Pinot Grigio and 2016 Wicked Port insight and understanding of viticulture and
wine, plus four silver and seven bronze medals. winemaking, appellations, wine styles, pairing
Other winners included DiMatteo food and wine, and market issues.
Vineyards of Hammonton, with six silver and
three bronze medals; Fox Hollow Vineyards
of Holmdel, with two silver and six bronze High points
medals; Old York Cellars, BEST OF SHOW
Ringoes, with a silver and Plagido’s Winery, Best Cabernet
two bronze medals; Villari Franc, 2016
Vineyards of Deptford DOUBLE GOLD
earned three silvers and Plagido’s Winery, Coeur d’Est, Red
a bronze; and Sky Acres Blend (Vinifera + Non-vinifera),
Winery in Somerset 2016
brought home a pair of bronze medals. GOLD
The Finger Lakes International Wine Sharrott Winery, Pinot Grigio (NV)
Competition is one of America’s largest charitable Sharrott Winery, Wicked (Port ),
wine competitions. Masters of wine, master 2016
sommeliers, wine educators, wine journalists, To see the complete list of New
wine makers and other top internationally Jersey medalists and the full
certified wine judges from around the world competition results, go to:
converge each year in Rochester, New York, to fliwc-cgd.com/winners-2019.asp.
evaluate and award thousands of internationally
crafted wine and spirits, all accomplished in two
days of blind judging. Don’t look now, Napa and Sonoma
New Jersey’s wine industry is also getting Valley, California, but New Jersey wine is
international exposure with the release of a nipping at your heels! We are all quite proud
report on New Jersey’s wine region by the of the accomplishments of the GSWGA. This
International Wine Review. IWR reports focus coalition of over 50 wineries, grape growers
on regions and wines currently gaining market and vineyard owners across New Jersey is
prominence. The International Wine Review dedicated to and been doing a great job raising
was launched in 2005 to provide the wine trade the quality and awareness of the New Jersey
(importers, distributors, retailers, sommeliers) wine industry.
Also be on the lookout for an
announcement about a special wine growers
Conversation Starter conference being planned for June 21 at
For more information about
Princeton University. As we find out more
the Garden State Wine
Growers Association, go to: details here, the Food Fella will share them
newjerseywines.com. with our readers.
twitter: @damonriccio
FOOD FINDINGS
Have a question, idea or news about the food business? Reach Damon Riccio at driccio@roi-nj.com or 973-512-7525.
22
Mazars Food & Beverage Forum

discusses changes within industry
I
n the comfortable, elegant setting of
Maplewood Country Club in Maplewood,
Mazars USA, along with Chase Commercial
Bank, hosted their annual Food & Beverage
Forum for New Jersey, which included
a networking and cocktail hour, a very
informative panel discussion from key local
food industry professionals and a growing
favorite of attendees, the Emerging Companies
Contest, featuring some New Jersey-based food
and beverage startups and growing companies.
The panel discussion was moderated by
Judy Spires, chairwoman and CEO of King’s/
Balducci’s Food Lovers Markets, based in
Parsippany. Spires also has the distinction
of being ranked in the Top 10 on ROI-NJ’s
inaugural Food & Beverage influencers list
for 2019. The panel covered hot topics that From left are Kate Edwards, Kate Edwards & Co.; Howard Dorman, Mazars USA; Christine Puglisi, Premio
are changing the overall food industry, with Foods Inc.; Judy Spires, KB US Holdings Inc.; Sue Guerin, World Finer Foods; and Lester Pataki, JP Mor-
panelists Sue Guerin, CEO and president, gan Chase & Co. – COURTESY MAZARS USA
World Finer Foods; Christine Puglisi,
director of marketing, Premio Foods; and engaged. Also included in the discussion in ROI-NJ’s March 4 issue, as it took home
Kate Edwards, founder, Kate Edwards & were the velocity of change in food & the $1,000 prize money and the pride of
Co. The discussion encompassed how beverage, and sustainability, including the knowing its innovative functional water is
manufacturers and retailers are handling environmental and social pillars, followed by gaining acceptance in all the right places!
changes in consumer food choices such as a Q&A from the audience. Congratulations to the team at Mazars
plant-based foods, as well as social media The winner of the Emerging Companies USA, all contributing sponsors, participants
and new platforms some companies are Contest was Altru Brands beverage, which and attendees for once again making this
harnessing to gain and keep consumers was also featured in the Food Fella column must-attend event a huge success!
That’s a Lotte store:

Another Asian grocery chain coming to Edison
As our ethnically diverse population here in New Jersey
continues to grow, so, too, does the food retailing landscape.
A new Korean supermarket chain is hoping to open soon at
1199 Amboy Ave., Edison, township officials said.
The retailer, Lotte Plaza Market, is expected to open in
the former A&P and Superfresh location in Tano Mall, at
the junction of Route 1 and Amboy Avenue, a planning
board official shared with the Food Fella. This will be
the chain’s first location in New Jersey, as well as the
entire Northeast. The company, corporately known as
Sungwon Distributors LLC, is based in Jessup, Maryland,
and currently operates 13 Lotte Plaza Market locations
throughout Maryland, Virginia and, recently, Florida. This additional business opportunities for select entrepreneurs
property is managed and leased by The Wick Cos. who are looking to start their own businesses and need
In addition to typical American groceries and fresh an established flow of foot traffic.
produce, including some hard-to-find fruit & vegetable The company was founded in 1976 as an Asian food
varieties, the market will sell Korean cooking staples, distributor and started retailing in 1989 out of a single
including meats for hot pots, halal meats, and its own store, located in Rockville, Maryland. According to the
store brand of Korean packaged goods, along with a company’s website, its goal for growth is very lofty, as it is
variety of fresh fish and seafood. Similar to the H-Mart planning to open 50 stores by 2020.
Korean grocery store model — also in Edison — the retailer
The plan is also to employ 75-plus workers at the new
is offering tenant space for related businesses such
Edison location.
as Asian restaurant and snack bar operators, specialty
bakers, cosmetics and beauty suppliers, smart phone A Lotte Market representative declined to provide
retailers and realty outlets. This helps provide some additional information on a possible opening date.
23
Focus
On …
New trend in real estate is
REAL ESTATE
high-end residential development
— even in places without
history of successful projects
A rendering of the Asbury Ocean Club, a mix of luxury condos and a boutique hotel. — COURTESY iSTAR
LAP OF LUXURY
N
BY BRETT JOHNSON
bjohnson@roi-nj.com
ew Jersey towns that have shied away from development are now
doing real estate in style.
High-end residential developments are finding their footing
across the Garden State — properties that capitalize on a trend
toward more amenities as well as more space at more of a luxury
price-point.
A price point like $6 million — that’s the most expensive listing in Asbury Park, a beachside town that
hasn’t had success with new development in many decades. It now has the iStar-developed Asbury Ocean
Club, a mix of luxury condos (including that $6 million penthouse) and a boutique hotel.
25
Focus On … Real Estate
Real
creative
Commercial real estate marketing firms find
new twists are paying off for staid industry
Splendor Design Group takes a storytelling spin approach over bullet-pointed details to make an impact in email marketing. —
COURTESY SPLENDOR DESIGN GROUP
BY BRETT JOHNSON details to make an impact in an age of inbox he said. “But it’s important to catch people in
W
bjohnson@roi-nj.com inundation. The goal is to take what should be the daily scrolls and clicks and make more of
an exciting sector — one sculpting the business an impact.”
hen it comes to the commercial real estate landscape throughout the Garden State — and The fact is, Taylor
sector, the fine-grained details matter. make its marketing efforts exciting, too. said, the industry is at
For that reason, an email blast announcing Even when it’s necessary to lay bare the a point of heightened
a property and its estimated parking spaces specifics, the firm’s founder and creative competitiveness. There
per 1,000 square feet — along with a deluge director, Adam Taylor, said the industry is are many properties
of other measurements, locations and learning to be more playful. As an example: being developed and
timetables — might pass for an adequate, Taylor said he’s guilty of bringing emojis leased in the New Jersey
Adam
albeit unimaginative marketing approach. into the email subject line of emails about backyard today —
Taylor
But there are a number of local marketing commercial real estate developments. ramping up competition
firms now deepening their commitments to “Just something small like that can stand between companies for the precious real
this industry. And they’re busy livening up out as unorthodox for a fairly conservative, estate of someone’s inbox.
messages that have only narrowly escaped buttoned-up kind of an industry as a whole,” There’s also a lot of competition now
email spam filters. among marketing firms that see this industry
Splendor Design Group is one of them. as the place to be.
Over the past several years, the firm has taken “And it’s tough, because it’s not like mom-
Reach Splendor Design Group at:
a keen interest in this sector. And it has taken splendordesign.com. and-pop businesses where there’s 100 in
an approach to marketing in this arena that or 732-295-1551. every small town — there’s a finite amount
takes a storytelling spin over bullet-pointed of ideal targets,” Taylor said. “On top of that,
26
the companies doing commercial real estate

have often been doing it for a long time, so
they have an established brand and reputation
already.”
But, even if a firm in the commercial real
estate industry has everything in the brand
department covered, a lot of longstanding
firms are looking for help retooling messaging
to court millennials and their employers.
Christa Segalini of Antenna, a public
relations and digital marketing agency with a
sizable real estate practice that was known as
Beckerman until a recent
rebranding, said that’s a
coveted population for From top: Splendor
developers and brokers. designed and
“But that’s really developed an award
indicative of overall winning and best-
trends that are, for the in-class website for
Christa
Segalini most part, generationally Langan’s multinational
agnostic,” she said. “The operation.
trends that we most often hear about — SJP Properties
swanky amenities, collaborative workspaces, hired Splendor to
pedestrian accessibility — are all part of design and develop
a common theme: Although people are a brand, website
increasingly connected by technology, they and e-brochure for
are relying on their built environment to help this Central Jersey
promote authentic social experiences.” property.
Segalini, executive vice president at SJP also launched
Antenna, added that it all ties into a paradigm its Project Solutions
shift in the messaging of real estate firms. website to bring to
That shift being that properties are designed market a new division.
and ultimately marketed as being places that This was part of a
promote more interaction between people. bigger campaign
At the same time that firms are trying to including email,
convey this new concept, the platforms firms brochure, slide deck
are using to communicate have had to change. and event invites.
“Traditional public relations and Opposite: J&L
marketing efforts continue to evolve along Companies hired
with the wider media and general business Splendor to help tell
landscape,” Segalini said. “Today, (marketing) the story of their
efforts are complemented by other strategies, newly completed
including social media campaigns, search Textile Lofts project
engine marketing, content marketing and in Newark by bringing
other creative digital services.” the historical textile
Firms are going beyond the usual news factory vibe into the
release and email campaigns as they leverage digital age. —
PHOTOS
these new channels for marketing. That’s not COURTESY SPLENDOR
too different from what’s going on in other DESIGN GROUP
industries, but commercial real estate as a

sector has a unique potential for messaging
on these outlets, given that its marketing can
draw on the narratives of the state’s storied
communities.
“One of the several slogans we coined for
ourselves was that we tell the stories behind
the structures,” Taylor said. “We want to
know what’s going on behind the scenes that
makes a project really interesting. And a big
part of that is the community around it.”
27
WAI TI NG GAME
Delays in legalization of recreational marijuana have left
businesses in a lurch when it comes to real estate deals
BY BRETT JOHNSON established rules on which type of cannabis
bjohnson@roi-nj.com business they will allow within municipal
borders.
When the idea was advanced that New Jersey “Some only want these businesses set up
might become the region’s first legalized in discreet areas,” Markin said. “And then
marijuana marketplace, one of the auxiliary some more progressive townships may want
benefits proposed was that it had potential to put it in an up-and-coming area and build
to lift real estate markets that may have gone a commercial center around it. They may feel
overlooked. that dispensary is going to drive people there
As businesses hurried to set up shop, a and become a natural place for expansion in
wave of real estate deals would be a boon for restaurants and other retail shops.”
all, it was said. Even if a municipality’s leaders
Attorney Gene Markin said that are keeping an open mind about these
excitement has been fast fading. businesses setting up in town, that doesn’t
“There still deals being done, but not at mean marijuana businesses can strike a deal
the level that was expected,” he said. “There’s with a landlord there.
a lot of discussion and information gathering “Because if that property has a mortgage
right now, but outside of those with a whole on it, that landlord is subject to various
lot of money, there’s very few that are actually restrictions and covenants,” Markin said.
locking things down at this moment.” “That’s all what he or she agreed to with a bank.
Markin is a partner at Stark & Stark One of those is a prohibition on an illegal use
in Lawrenceville, one of the many law of the property. Even if it’s legal under state
firms now representing cannabis clients on law, that landlord may be in violation of an
matters including real estate transactions. agreement with the financing bank.”
He’s expecting real estate deals involving Knowing that marijuana is classified
his clients in this new sector will become as an illegal substance on the federal level,
more regular with the policy component’s property owners have had some hesitance
completion, but the current activity levels are about completing real estate transactions
low. with businesses selling or growing it for
The plans for legalizing recreational use recreational or medical use.
of marijuana and expanding the medical If policy shifts enough for those concerns to
use program in New Jersey haven’t totally melt away, the businesses in the cannabis sector
gone up in smoke, but the state Legislature will still be left with the question that puzzles
has weighed its options for longer than Gene Markin is a partner at Stark & Stark in Lawrenceville. —
STARK & STARK them now: What makes a good location?
anticipated and now faces a deadline at the The answer is different than what it is for
end of the month to move a bill forward. The business decision is this: What’s the Markin has New Jersey clients who are other industries.
In the meantime, cannabis businesses risk of losing a property with a wait-and-see property owners looking to lease or sell “In this space, what may seem to get
remain in a dicey situation when it comes to approach versus losing capital to secure it locations to potential cannabis industry great properties are not actually going to
purchasing properties. now if legislation doesn’t come soon? tenants as well as those in the state hopeful be suitable for these businesses — and, vice
“It still being very speculative creates “If you’re purchasing a property you can about launching a cannabis business once versa, properties that at first glance seem like
issues for businesses looking to lock down potentially do something else with it in the legislation allows it. throwaways may end up becoming top real
good real estate,” Markin said. “Because, meantime, maybe — so there is that,” Markin Finding properties that are viable for the estate candidates,” Markin said.
if they find a property tomorrow, can they said. “There’s a lot of considerations to take intended use of these businesses already isn’t Given that, there might be a silver lining
afford to hold it and pay whatever holding into account for these businesses right now.” easy. in the continual delays on state Legislature
costs might be for another few months or A primary consideration for these “Dispensaries in particular have issues action on marijuana for those trying to get
even a year before applications are awarded?” companies is that there’s an increasing of visibility — they’re public-facing, meant an early foothold in this industry. ... There’s a
shortage of available warehouse space in to drive traffic like retail stores,” he said. “Is lot of time to think things through.
New Jersey, Markin added. That’s expected a strip mall owner going to let you put in a “There’s still a lot that needs to happen
Conversation Starter to make securing those properties for a dispensary? Probably not.” before we see the big business opportunity
Reach Gene Markin
cannabis manufacturing or growing business Businesses in this sector also have to earn this has been billed as,” Markin said. “Right
of Stark & Stark at:
gmarkin@stark-stark.com — operations that view warehouses in the the support and approval of municipalities now, it’s all about planning and being ready
or call 609-895-7248. Garden State’s industrial quarters as prime that govern a property’s location. Some local for what’s ahead.”
real estate — a competitive endeavor. governments in New Jersey already have twitter: @reporterbrett
28
WEST SIDE STORY

University Place, transformative project in Jersey City, celebrates another stage in its development
T
hey brought nine shovels to the
ceremonial groundbreaking.
They didn’t have enough.
Generations ago, that may
have led to a cliché joke about
Hudson County. Last week, on the
West Side of Jersey City, it represented just
how many officials from top companies, as
well as higher education and governmental
agencies, are working together to start
the second phase of the transformational
University Place project.
This groundbreaking was for the start
of Rivet 2, which will feature 199 residential
units and approximately 10,000 feet of
service-oriented ground retail.
The unit follows the success of Rivet 1,
a 163-unit luxury apartment building that
opened last summer and already is more
than 80 percent full.
The two buildings are part of a master
plan that calls for an eight-building live-
work-play (and learn) destination that will
Xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxx. —
XXXXXXXXXXXX feature more than 1,000 residential units,
30

120,000 square feet of retail, a state-of-the-
art performing arts center (which will house
the Joffrey Ballet School — coming over
from New York City), cafes, three upscale
restaurants and plenty of green space.
For Sue Henderson, president of New
Jersey City University, it is a perfect marriage
of public and private interests.
“This is bringing together a real live,
work and play space with a higher education
and an arts component,” she told ROI-NJ.
“That’s why we are calling it University Place.
It is going to be a place to be — a place where
the city can grow.
“As an anchor institution, you are
supposed to be reaching out to your Xxxxxxxxxxxxxxxxx.
community and being part of the city. You — XXXXXXXXXXXXXX
want to be in and of your city.”
Jersey City Mayor Steve Fulop is certainly “The successful leasing of Rivet 1’s retail make these projects come to fruition.” RFP for the first four buildings of Bayfront
grateful for her exuberance. and residential components is a strong Fulop, who thanked Ward A should go out later this month.”
“When you think about the indicator that our vision for Jersey City’s west Councilperson Denise Ridley and Ward B Together, he said, they will have great
transformation that’s taking place on the end is shared by residents and businesses Councilperson Mira Prinz-Arey, along with impact — and symbolism.
West Side, we’re lucky to have NJCU as an alike,” Sciaretta said. Council President Rolando Lavarro, said the “I think the two will really complement
anchor,” he said. “They are very proactive, Rafael Perez, chair of the NJCU board day’s event marked another day forward in each other,” he said. “The fact that the first
thinking about development, and we want to of trustees, thanked them, and all of the the town. Rivet is ahead of schedule is only going to
be partners with them.” other contributors, including Freeholder Bill Fulop, in fact, already was looking forward serve us on Bayfront. For the people who
Many others do, as well. O’Dea and Strategic Development Group to future groundbreakings, including ones for are skeptical about whether the market can
The development partners were led by CEO Tony Bastardi. Bayfront, the transformative 100-acre project support it, or people want to be here, Rivet is
Hampshire Cos. (Jon and Jimmy Hanson), “The university is not equipped to do this one block over that is gearing up to start. a testament to a fact that it’s ‘Yes.’
Claremont Cos. (Richard Sciaretta) and Circle (by ourselves),” he said. “This is a partnership. “If you think about what this place is “This is becoming just another Jersey
Square Alternative Investments (Jeffrey Sica). “It’s gratifying being here today — after going to look like five years from now, it’s City community that is changing.”
They see the potential, too. many years — knowing what it takes to going to be entirely different,” he said. “The — Tom Bergeron
31
HAMMER
TIME
Newark office building was sold via online auction platform …
but there was no distress, just glimpse
of possible future for deals
BY TOM BERGERON time feel during the sale, he said.
T
tbergeron@roi-nj.com “In a traditional sale, you submit a
first-round bid and you may get invited
he office building at 550 Broad St. in back to the next round,” he said. “But you
Newark was sold earlier this month usually don’t know where you stack up
… by auction. against the other buyers.
But it’s not what you think. “On an auction platform, you get to
This was not a distressed sale. see each click — and
In fact, it may have been a preview of future can see where the
sales in the sector. next guy is clicking.
The building was sold on an online If you want to win the
platform, RealINSIGHT Marketplace, asset, you have to be
which is owned by CWCapital. ready to click.”
The auction, which had 11 registered Schultz said he
Steven
bidders, lasted two days. Schultz has seen interest in
The deal is expected to close this week, the platform grow
so final numbers are not official, but bids as the capabilities of the platform have
started at $12 million — with the final bid on increased.
the platform coming in at $19 million. “The technology has matured and has
James Shevlin, president and chief gotten better, providing real insights,” he
operating officer of said. “The platform acts as the technology
CWCapital, said the in the back of the house and help us with
company has done more marketing, based on the data.”
than $2 billion in sales But while Schultz sees the platform
nationwide since 2017 helping the industry, he doesn’t
— and is growing each necessarily believe it will transform it.
quarter. “Real estate is still a local business,” he
James Shevlin said this was said. “In the end, it’s still a conventional
Shevlin
the first auction sale his local broker working the markets and
company has done in Newark, but the 10th calling the local and the national press.
in New Jersey, and he is expecting to do This just speeds up the process.”
many more. And it can drive up the price.
“It is a trend and it should be a trend,” he “Local buyers pay more attention
told ROI-NJ. when they know that we have national
Newmark Knight Frank Executive buyers coming in,” he said. “In this case,
Managing Director Steven Schultz agreed. we had a lot of New York buyers. So,
“I’ve been doing this for 30 years,” he it was a great way to conjure up all this
said. “At first, I rejected the auction process. interest.”
But, now, I continue to see it growing. We’re Schultz only has one complaint: the
becoming very accepting of this process in name.
the broker industry.” “We always try to find a word
Shevlin thinks more people in the other than auction, especially in this
industry are coming around. In his mind, it current market environment,” he said.
helps both sellers and buyers. “We like to call it more of a controlled
“From a seller’s perspective, you get a sale on steroids. This sale is not any kind
national look from players who normally of a distressed sale. This was the sale of a
would not have been shown the asset,” he said. trophy skyline asset.”
Buyers, meanwhile, get more of a real- twitter: @tombergeron5
32
CONTINUED FROM PAGE 25 investment firm tried to kick development

into high gear a decade ago, following its
Brian Cheripka, the vice president of acquisition of land in Asbury Park from a
development at iStar, a firm that gobbled borrower that defaulted.
up vacant land and abandoned structures “Our CEO, Jay Sugarman, always saw the
in Asbury Park as part of a massive potential of this community and what it could
redevelopment plan, said be,” Cheripka said. “It has this rich history of
the Shore town hasn’t music, architecture and everything else.
had a new hotel in more “From our perspective, we have this
than 50 years. tremendous community and a whole lot of
“This is an area that’s people around the region and the world that
been trying to redevelop have already heard of Asbury Park because of
since the mid-’80s,” he Bruce Springsteen or visiting here. But, for
Brian said. “We’re the third whatever reason, you also had this history of
Cheripka
developer to try to do failed development.”
this. And we’ve shown that, in contrast, Asbury Ocean Club is the centerpiece
there’s a stability we’re able to bring. of plans for what will be a decade-long
“We’ve signaled a change to the redevelopment of the town’s milelong
community (that) in a small way invites waterfront under iStar. And the project’s
people back to this Jersey Shore town.” approach for remaking Asbury Park into a
The leadership of the real estate residential destination is to take a cue from
high-end, amenity-packed developments in
places such as Miami and Manhattan.
It’s not the only story of high-end
development in a place without much history
of it, even if it stands out for how long-stalled
development has been there. There are other
developers that think now’s the time for
luxury.
Another New Jersey exemplar is Mill
Creek Residential, a nationwide developer.
That firm has brought an upscale apartment
community to Parsippany, which never had
a significant high-end residential market to
match its vibrant office market.
In fact, the Morris County township
hasn’t had new multifamily development in
over a generation, said Russell Tepper, senior
managing director of Northeast operations
at Mill Creek.
Clockwise from top left: A model residence at

the Asbury Ocean Club. Its penthouse has ocean
views. —
COURTESY iSTAR; There are billiards and
shuffleboard in a common area at the Modera
Parsippany. A seating area. —
COURTESY MILL
CREEK RESIDENTIAL
34

“It’s a town that almost prides itself on
having modest plans for growth,” he said. “It’s
Bringing Bell Works
not greatly affected by huge improvements beyond N.J.’s borders
in the economy or terribly affected when the No one told Ralph Zucker, “If you build
economy goes in the other direction. And, it, they will come,” but he did it anyways.
for us, it’s a strong demographic with a lot of And they have come — they, being
reliable metrics.” towns far outside New Jersey
Modera Parsippany, which was that were impressed with what
completed and opened a year ago, is a Zucker’s Somerset
212-residence community nestled into Development did
with a massive,
an area that houses headquarters for a
dilapidated
number of big-name companies. The
laboratory, the
property, which was more than half leased famous Bell Labs.
out by the end of last year, aims to provide
After the firm
an upscale living experience for those local
Ralph
recently transformed
employees. that facility into Bell Bell Works, the former Bell Labs. —
COURTESY SOMERSET DEVELOPMENT
Zucker
Tepper said that, in an area that doesn’t Works, an indoor one of the biggest conundrums in real and fitness and of course the office
fit the description of an urban environment, downtown-like setting in suburban estate: What to do with these vacant space — into a facility,” he explained.
such as Parsippany, people focus more of the Holmdel that the firm refers to as a suburban office parks that are all over
metroburb, it was asked to redevelop a “So, while there’s a lot of underutilized
size and quality of the home or apartment the place?” he said. “With Bell Works,
vacant former AT&T campus corporate we really perfected our approach to corporate office parks, the potential
they’ll live in rather than just the amenities for them to become a true metroburb
in Illinois and do something very similar. that, a concept we call the metroburb.”
or location itself. The expected size of is few and far between.”
living quarters is trending upward, even for The firm, which has been redeveloping As much as the idea resonated far
tired real estate assets for about 15 and wide, Zucker said not every Somerset Development moved forward
millennials that want to be close to major
years, was approached by quite a few property is right for this new approach with acquiring the 150-acre property in
metropolitan centers. Hoffman Estates because it was one of
building owners and local governments to building design.
For many reasons, more high-end that wanted their own version of this the few properties that does check all
developments are on the way, and maybe “You have to have the right the boxes, Zucker added. The project is
self-contained urban core concept
where you least expect it. demographics, the right skillset and also going by the name Bell Works.
after the Bell Works project was
job network, the right access to transit
“And right now, there’s plenty of equity completed several years ago.
and the ability to fit in all the different “This (property) really hit all of our
capital available and interest in building “A lot of municipalities took notice and parts you have in an urban core — criteria,” Zucker said. “We’re excited
these developments,” Tepper said. saw that there’s an opportunity to solve residential, retail, hospitality, wellness about it.”
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35
NEXT WAVE
Rising Tide to cut ribbon on new HQ in Jersey City,
featuring accelerator, housing and more
BY MEG FRY
mfry@roi-nj.com
Rising Tide Capital, a nonprofit microenterprise development organization in Jersey

City, will commemorate its 15th anniversary last week by cutting the ribbon on its
new national headquarters at 311 Martin Luther King Blvd., featuring a full-service
business accelerator, classrooms, coworking space and affordable housing for
underserved urban entrepreneurs.
“Since our founding 15 years ago, my co-founder Alex Forrester and I have
always envisioned creating a space that would serve as a hub for innovation and
growth where our entrepreneurs — most of whom are economically disadvantaged
— could gather under one roof to learn, collaborate, create and even live,” Alfa
Demmellash, co-founder and CEO of Rising Tide Capital, said. “311 Martin
Luther King Blvd. represents the realization of that vision and our commitment
to the Greenville section of Jersey City, which has been our home since
our founding.
“It is the keystone of the restorative investing model that we’ve spent
the last 15 years developing and proving.” “311 Martin Luther King Blvd. exemplifies the transformative impact
Rising Tide Capital provides business development resources and of the public sector, the private sector and philanthropic and service
support for nearly 1,000 local entrepreneurs annually from its current organizations coming together to develop neighborhoods,” she said. “This
headquarters at 384 Martin Luther King Drive in Jersey City, with a hub ribbon-cutting is not just a commemoration of a building, but a reimagining
Alfa
Demmellash in Newark and a replication partnership in the South Side of Chicago. of how we build communities and economies that are truly inclusive.
By relocating to 311 Martin Luther King Blvd. — which marks one “We are grateful to Gov. Phil Murphy, Lt. Gov. Sheila Oliver, New Jersey
of the earliest investments in a newly designated New Jersey Opportunity Redevelopment Authority President and CEO Leslie Anderson, Mayor
Zone — Rising Tide Capital can better expand its services to help shape Steven Fulop and the city of Jersey City for their partnership in this project.”
the economic growth of Jersey City with the creation and growth of local Murphy said he is thrilled to see innovation in action at 311 Martin Luther
sustainable businesses, Demmellash said. King Blvd. and looks forward to working together toward making great strides
across New Jersey’s urban landscape.
“Reigniting New Jersey’s innovating economy requires targeted investments
in our people, workforce and long-overlooked urban centers,” Murphy said.
“With plans to include affordable housing, training and coworking space for
underserved entrepreneurs, Rising Tide Capital is demonstrating its commitment
to inclusive economic growth.”
Without financing from the New Jersey Redevelopment Authority,
Demmellash said the project — featuring more than 5,000 square feet of
commercial space, a courtyard and 10 units of affordable housing — would not
have been possible.
Anderson said the Redevelopment Authority is proud to partner with Rising
Tide Capital on the transformational redevelopment project.
“We work to mitigate risk and invest our resources in projects that positively
impact the quality of life in New Jersey’s urban communities,” she said. “311 Martin
Luther King Blvd. embodies our commitment to be there first by investing in
communities that need it most.
“This project redevelops an underutilized property to ensure that local
entrepreneurs thrive.”
twitter: @megfry3
Rising Tide Capital relocated to its new headquarters at 311 Martin Luther King Blvd. in Jersey City, above. The ribbon cutting, top, included Demmellash and Mayor Steve Fulop. — COURTESY RISING TIDE CAPITAL
36
Real Estate Roundup

Real Estate Roundup is an occasional feature describing some of the important real estate transactions in the New Jersey region.
Reports are written by ROI-NJ staff. To see more deals, go to roi-nj.com. To submit your deal, email editorial@roi-nj.com.
90 Columbus, Jersey City

3600 Route 66, Neptune
Mack-Cali Realty Corp. has chosen

real estate firm Newmark Knight
Frank to sell a 188,408-square-foot
office property in Neptune, NKF
announced.
The four-story, Class A building at
3600 Route 66 is 100% leased. NKF’s
Steven Schultz, executive managing
director, and Tony Georgiev and
Adam Silver, managing directors, will
represent the Jersey City-based real
estate investment trust in the sale.
“We are pleased to offer 3600
Route 66 to prospective buyers
on the search for a valuable
office property that continues to be promising in the market,” Schultz said in a prepared statement. “This
well-maintained property has long served as an ideal location to enable executives looking to grow their
businesses as the quality of the amenities in the building and its proximity to a wide array of other vibrant
municipalities in New Jersey is certain to continue to attract skilled local talent.”
The property currently has four tenants with a weighted average lease term of 5.3 years, NKF said.
A Jersey City luxury apartment building has reached 75% leasing
after a five-month rental effort, according to developers Ironstate
5 Boxal Drive, South Brunswick Development Co. and Panepinto Properties.
The property at 5 Boxal Drive is Twin City Shopping Center, Leasing at the new 51-story building known as 90 Columbus,
a 69,000-square-foot industrial Jersey City which features 539 luxury rentals in the downtown area, is run by
building — one of the only the Marketing Directors. More than 400 of the units have been rented
structures of its size in the Exit out since November, the developers said.
8A submarket, where vacancies “Like Jersey City itself, 90 Columbus reflects an evolution in
sit below 1%, according to the lifestyle experience sought by today’s renter, which is centered
Charles Fern, vice chairman, around the best of city living,” Michael Barry, Ironstate’s CEO and
Cushman & Wakefield. president, said in a prepared statement. “We’ve successfully
Fern said the 12.6-acre attracted a wide range of residents through great design, an amenity
property includes excess land package that delivers both recreational and communal work spaces,
for future expansion. and a vibrant location with walkable access to neighborhood dining,
“The owner purchased this property for his own use and has since outgrown retail, nightlife, culture and transportation.”
the building,” he said. “We are bringing this offering to market at a time when there is
virtually no product available for purchase or lease. We anticipate it will draw significant
interest from investors, users and potential owners/occupiers.” Glenpointe, Teaneck
The Twin City Shopping Center in Jersey

City has added three new tenants,
according to real estate services firm Levin
Management Corp.
The North Plainfield-based retail
specialist said in a news release that
children’s entertainment center Kidz
Village, fast-food staple Taco
Bell and wireless retail and repair
store 1HourRepair.com have all opened at
the 94,000-square-foot center.
275 Blair Road, Avenel Alfred Sanzari Enterprises plans to bolster the amenities at
“Existing customers from the
Holliday Fenoglio Fowler L.P. announced it has arranged $35.75 million in its Glenpointe complex through a partnership with the Better
Bayonne/Jersey City area asked us to bring
refinancing for a storage facility in Avenel. Spaces tenant engagement service, it announced this week.
Kidz Village to Hudson County, and we
The property, located at 275 Blair Road, is a 182,154-square-foot Class A are excited to open at Twin City Shopping The service launched recently at the 50-acre campus with
cold storage asset. Center,” Angela Medina, Kidz Village’s more than 650,000 square feet of office space in Teaneck. The
HFF’s debt placement team of Jim Cadranell and Gregory Nalbandian, senior owner and manager, said in a prepared company will occupy 1,500 square feet of space in the facility
managing directors; and Andrew Zilenziger, analyst; worked on behalf of the statement. The indoor play business in what Hackensack-based Sanzari called a first-of-its-kind in
borrower, a partnership between Advance Realty Investors and Greek Development, has existing locations in Kenilworth and New Jersey “agile amenities platform,” featuring a community
for a 10-year, fixed-rate loan with an undisclosed lender. The money will be used to Woodbridge. lounge, meeting spaces, a kitchenette and more.
retire an existing construction loan and return capital to the partnership, HFF said. Levin is the exclusive leasing agent “We consistently look for new ways to ensure that
The property was built-to-suit in 2015 for Preferred Freezer Services, a and manager of the grocery-anchored strip- Glenpointe can continue to be one of New Jersey’s premier
provider of refrigerated warehouses. The asset features one fully refrigerated style shopping center at the intersection of office destinations,” Ryan Sanzari, chief operating officer of
building with 60-foot ceilings and 24 docks. Garfield Avenue and Broadway. Alfred Sanzari Enterprises, said in a prepared statement.
37
Non Profit
Passaic County
In brief
Where: Wayne
Currently serving:
Nearly 50% of
CASA
children in the
Passaic County
foster system.
Court-appointed special advocates Key member: Erica

Fischer-Kaslander,
for children are in midst of fundraiser executive director.
Benefactors
Passaic County CASA
currently is running a
matching fundraising
drive thanks to a
generous donation from
the Pamela and Craig
Goldman Foundation,
which pledged to match,
dollar for dollar, all
donations up to $150,000
between now and May
31.
This money will help the
organization continue
to expand its volunteer
capacity to serve two-
thirds of the county’s
foster children by fall
2020 and eventually to
serve all children in the
Passaic County foster
care system.
Achievements
According to numerous
studies, a child with a
CASA volunteer is more
Passaic County CASA cut the ribbon on its new headquarters in Wayne earlier this month. — PASSAIC COUNTY CASA
likely to find a safe,
permanent home and is
Origin Goals Fundraising Programs Some advocates work
one-on-one with a single four-times more likely
The establishment of To serve and protect the As the need for services Family court is not
child, but many advocate to graduate from high
Passaic County Court rights of every single child increases, Passaic designed to consistently
Appointed Special in the Passaic County focus on the individual on behalf of sibling school.
County CASA is not able
Advocates for children foster care system; to provide an advocate needs of the child, and groups.
occurred in 2006 when that is where Passaic Finally
To engage more for every child in the
a group of concerned County CASA volunteers Passaic County CASA Recently, as a result of
volunteers who can system, which amounts
citizens, led by now-retired are essential. recruits, screens, the opioid crisis, there
commit seven to 15 hours to approximately 525
Passaic County Family trains and supervises has been an increase
of service per month. children. CASA volunteers are
Court Presiding Judge volunteers to serve as in children coming to
Which is why it runs a not foster parents, nor the attention of the
Michael K. Diamond, Mission court-appointed special
fundraising campaign in are they attorneys. child welfare system
decided that a CASA advocates for abused
To advocate for the best observance of National Rather, they are due to parents who are
program was needed in and neglected children in
interests and safety Child Abuse Prevention dedicated members of addicted to opiates
Passaic County. the foster care system.
of abused, neglected Month (April) and National the community whose
or other substances.
Erica Fischer-Kaslander and at-risk youth in the Foster Care Month (May) mission is to act solely in Right now, Passaic More alarmingly, there
was hired as the founding foster care system and to help raise the money to the interest of the child
County CASA is has been an increase in
executive director and to ensure they ultimately serve every single child in as they navigate through
supported by a group newborn babies entering
sole staff member in 2007 are placed in a nurturing the foster care system. the foster care system.
of 125 dedicated foster care directly from
at the age of 22 years old. and permanent home. This means attending
For every $1 donated to advocates, who serve the hospital. More than
court and providing
From a single staff CASA, the community information to the court approximately 50 percent half of the children in
member and five will see $10 in taxpayer system about the child’s of children in the county foster care in Passaic
volunteers, Passaic savings. well-being and needs. foster system. County are affected by
County CASA has grown the opioid crisis. If this
to a staff of 11 and 108 epidemic continues to
volunteers, who together Conversation Starter worsen, the number of
served 250 children in To reach Passaic County Court Appointed children in the foster care
2018. Special Advocates go to: system could climb to a
passaiccasa.kindful.com to donate, or record high.
passaiccountycasa.org to volunteer.
38

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Let New Jersey’s tax incentive programs run

ENERGIZING NEW JERSEY

FREE TUITION PROGRAM

CEO & PUBLISHER

EDITORIAL NJIT LAUNCHING DATA SCIENCE

MANAGING EDITOR LAND-USE PERMIT

STAFF WRITERS UPCOMING EVENTS PEOPLE IN THE NEWS

ELEC aims to educate

Tom Hughes, publisher & chief revenue officer

Tabor Road Tavern La Griglia Highlawn Pavilion Avenue Le Club

Health & Fitness

At just 30, COREFIRE founders have built

now, with time constraints getting shorter

at the age of 21, that they decided to run a

Construction & Engineering

O’ Dwyer, CEO of Enovate Engineering, aims to differentiate

Youth and wisdom

One reason Quest Diagnostics moved to Secaucus:

n Quest Diagnostics’ decision to change addresses from Madison — its

Selective Insurance’s headquarters tucked away in tiny Branchville. —

CONTINUED FROM PAGE 9

And they’ve been vindicated.

The Garden State’s biggest employers are

“We’ve been here already for about a year,”

So, as hiring gets more competitive,

Tech Trends: Esther Surden

HOW OPRAMACHINE IS BEING USED

Q&A: Shereef Elnahal

University Hospital in Newark. —

Shereef Elnahal talks about what he achieved at Dept. of Health,

CONTINUED FROM PAGE 1 you’re putting big tax incentives in front of

How can CPAs help keep clients in N.J.?

Why tax incentives are important to our economy

Three Cheers! (or jeers) Show & Tell

Mazars Food & Beverage Forum

That’s a Lotte store:

Focus On … Real Estate

Focus On … Real Estate

the companies doing commercial real estate

too different from what’s going on in other DESIGN GROUP

industries, but commercial real estate as a

Focus On … Real Estate

Focus On … Real Estate

WEST SIDE STORY

Focus On … Real Estate

Focus On … Real Estate

Focus On … Real Estate

CONTINUED FROM PAGE 25 investment firm tried to kick development

Clockwise from top left: A model residence at

Focus On … Real Estate

Focus On … Real Estate

Rising Tide Capital, a nonprofit microenterprise development organization in Jersey

Real Estate Roundup

90 Columbus, Jersey City

Mack-Cali Realty Corp. has chosen

The Twin City Shopping Center in Jersey

Court-appointed special advocates Key member: Erica

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