Bulletin Board Magazine [Volume 2 - 2025]

Bulletin BulletinBoard Board The Builder Connection 2025 | Volume 2

CONGRATULAT I ONS M I CHAEL BR I CK, HARBOR PROPERT I ES 2025 BEAM AWARD REC I P I ENT CONGRATULATIONS MICHAEL BRICK, HARBOR PROPERTIES 2025 BEAM AWARD RECIPIENT M I CHAEL I S P I CTURED W I TH H I S SON STEVEN. STORY ON PAGE 11 MICHAEL IS PICTURED WITH HIS SON STEVEN. STORY ON PAGE 11

SBACNJ PRESIDENT'S MESSAGE

MEET OUR BOARD OF DIRECTORS

VOTEC SCHOLARSHIPS

NEW MEMBER SPOTLIGHT

Covering Monmouth, Ocean, Mercer, & Middlesex Counties

www.shorebuilders.org

Table of contents

OFFICERS

Lou Padula President Kevin Kernahan Vice President Chris Cowan Vice President of Associates Kristin Amato Secretary Ed Walters Treasurer James Pittenger Immediate Past President General Council Mike Gross, Giordano, Halleran, & Ciesla, P.A.

SBACNJ STAFF Gina McNamara Executive Officer Christine Boyle Office Manager

EDITORIAL CONSULTANT & E-MAGAZINE DESIGNER Flair Marketing Group Stephanie Shaffery

Unless otherwise noted: Photography by member company: All is Sharp Photography Howell, New Jersey Photos can be viewed and ordered online at allissharp.com

Bulletin Board Magazine is the official quarterly publication of the Shore Builders Association of Central New Jersey and has been distributed to the membership and others for over 75 years.

President's Message Lou Padula Padula Builders

3

5

Welcome New Members

7

New Member Spotlight Carroll Engineering

11

BEAM Recipient Harbor Properties

Master Sponsor Spotlight Woodhaven Lumber

15

21

Building Better Communities

31

Legal & Legislative Giordano, Halleran, & Ciesla

43

Meet Our Board

Outstanding Achievement Adam Lepore

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49

Trending Finance News Bill McNamara

57

SBACNJ Spring/Summer Events

69

PWBGS Q&A Rebecca Raffa

73

Building Futures for Local Youth Barbara Schoor The Next Generation Adam McIndoe

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Gold Star Members

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President's Message The theme of this issue is perfect for this time in our Association, as we have more members than ever reaching out to local organizations and helping to build better communities. To be able to participate in all the good our members are doing for the Monmouth, Ocean, Middlesex, and Mercer County areas is a special privilege for many of us. But before I get further into our members doing good in the community, I would like to take this opportunity to talk about something a little closer to home. Let’s all congratulate Michael Brick, and Harbor Properties on being named this year’s recipient of the BEAM Award.

For many of you who are new to our Association, Builders Employing Associate Members (BEAM) is one of the highest honors a builder can receive. This award celebrates the relationships between our Association’s Builder and Associate members and encourages our builder members to consider other members before hiring outside firms for the work they need. Michael Brick has more than earned his place on the list various organizations than ever before, we are a proud part of these projects, however big or small. This issue of Bulletin Board Magazine celebrates the work our members are doing throughout the communities we serve. We have highlights and updates of some of the bigger projects, like the St. Jude Children’s Research Dream Home Showplace by CMM, the Homes for Heroes project by Lennar, and the Tunnel to Towers Veteran’s project by Cardinale Enterprises. There are also several articles by members who are helping other organizations build better communities. members working with

of BEAM recipients and we wish him continued success in the coming years.

The BEAM Award is just one way we are strengthening our Association. By reaching out to community organizations SBACNJ members are creating ripple effects throughout our neighborhoods and solidifying our commitment to the community. Building better communities is our Association’s foundation and with more of our

Lou Padula & Bentley, Padula Builders SBACNJ President

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There are many smaller, more targeted outreach efforts by our members taking place every day that are making a huge impact. From student mentoring and OCVTS events to Collier Youth Services support by PWBGS, our members have proven time and again that giving back and building better communities is part of our DNA. All of us are in some way giving back to the community organizations that have touched our lives. One such organization that Padula Builders supports is the Court Appointed Special Advocates (CASA) of Monmouth County. SBACNJ Associate member, Town & Country Design Studio, hosts the Annual Spirit of Giving event at their studio in Red Bank which benefits CASA. In the planning stages of its 9 year, this event collects gift bags for 100 children in the foster care system during the holidays and hosts a cocktail party for the CASA staff and advocates who give time all year long for the best interests of the children. Here is more information on the Spirit of Giving event. If you have an event or special organization you would like to inform our members of, email the details to gina@shorebuilders.org. th Building better communities is not only about the projects we build, but also about the relationships we build with the organizations around us and each other. Providing housing for the residents of New Jersey is important, but also providing career paths for our future leaders, volunteering time and materials to build houses for those in need, gathering donations for families experiencing difficult circumstances, and providing happier holiday experiences for children who would otherwise not know holiday cheer are acts that truly make the biggest difference. I would like to celebrate all our members for their amazing generosity, empathy, and dedication to building better communities.

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New Members Welcome

We would like to take this opportunity to welcome the following new members who have joined in 2025 and thank their sponsor.

Wanna Window John Barbagallo, Jr. PO Box 607 158 S. Main Street Manahawkin, NJ 08050 (732) 379-0088

Triumph Carpentry Jandes Goncalves 37 Bayberry Court Eatontown, NJ 07724 (732) 996-9907 Sponsor: Phil Shaheen Builders General Supply Co.

CLB Partners David Glass 130 West State Street Trenton, NJ 08608 (609) 392-2332 Sponsor: Michael Gross, Giordano, Halleran & Ciesla Esso Brothers Paving Jasmin Shelton 383 Cranberry Road Farmingdale, NJ 07727 (732) 272-7750 Sponsor: Carmela Cocuzza Netwave Interactive Marketing

Noah Braisted 141 Lighthouse Drive Waretown, NJ 08758 (609) 991-4857 Sponsor: Kim Manicone, USI Insurance Services Braisted Electric

Erin DeRocini 103 College Road East Princeton, NJ 08540 (609) 921-4792 Sponsor: Kevin Kernahan, American Properties Pennoni

First Commerce Bank Eli Rennert 1700 Avenue of the Americas Lakewood, NJ 08701 (732) 364-0032

Daniel Kraftmann 10 S. Clifton Street Lakewood, NJ 08701 (732) 364-5195 Town Appliance

Sponsor: Tom Bovino Jackson Development

Voda Cleaning & Restoration Jeff Bezick 1599 NJ-34

Timothy Ford 1715 Route 35, Suite 201 Middletown, NJ 07748 (732) 859-3833 CMG Home Loans

Wall, NJ 07727 (732) 489-1653

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John Pitera 483 State Route 79 Morganville, NJ 07751 (732) 375-0173 Sponsor: Michael J. Kokes, Kokes Properties Garage Living Eric Baughman 127 Union Avenue Manasquan, NJ 08736 (862) 258-5403 Sponsor: Lou Padula, Padula Builders EarthScapes

James Wark PO Box 21 Rumson, NJ 07760 (732) 933-1440 Rumson Development

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New Member Spotlight Carroll Engineering Lays the Groundwork

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Thank You 2025 Sponsors!

Thank You to SBACNJ’s 2025 Builder Member Sponsors:

CMM Custom Homes Kokes Properties Padula Builders

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Michael Brick & Harbor Properties: BEAM Recipient

This is the story Michael shared at FAME upon receiving the BEAM Award. It’s powerful message is a must read for all SBACNJ members. Perseverance and Relationships Provide the Keys to Success First off, I would like to give a big thank you to Gina, Christine and the rest of the FAME committee for putting together such a special event this evening. We all appreciate the hard work you put into making this event happen and as always, it has been great. I would also like to thank all of the associate members for completing the questionnaire for my BEAM award application and giving me such high praise. Your drinks are on me tonight. For those of you who don’t know me, or the history of Harbor Properties, let’s take a little trip back in time. Consider this your warning, because I do like to talk, so I apologize in advance for this long winded story. After I graduated from college in 2007, I had bounced around a few different jobs, some in construction, before I started working for a mortgage company as a loan officer. In 2013, my wife and I bought our first house, in Island Heights, which was a complete remodel. I spent my nights and weekends tearing the house apart and putting it back together. I had worked for a builder on summer breaks in college, I also spent some time working for a remodeler, flipping houses. So, I did have some construction experience. In early 2015 my dad, who was nearing retirement as a real estate developer in Burlington County, approached me about starting a business together building spec homes. He was going to mentor me and help get the business up and running for the first few years and then be more of a silent partner, while enjoying retirement. Although I had construction experience, I had no clue how to take a wooded lot and turn it into a home for a family to live in. Fortunately, my dad had built roughly 100 spec homes and developed around 40 subdivisions, in his career, so I was in pretty good hands. We ended up buying 3 building lots in Stafford Township and quickly got to work with plans and permits. By September of 2015 we had 2 lots cleared, and we were getting ready to start construction. In October of 2015, 8 months after we started the business, after a short battle with pancreatic cancer, my dad died. He died before our first foundation was even in the ground. There was never a question of if I was going to continue with Harbor Properties, but more of a question of how I was going to continue. I spent the next few years building a few more spec homes, trying to learn the business pretty much on my

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own. At some point, I remembered my old neighbor was a builder, so I called him for some help. I know him as Henry, but most of you know him as Hank Kelley.

I reached out to Hank and said I was in desperate need of help or my business was going to fail. I had no real grasp on my bookkeeping, accounting construction financing or anything that had to do with running the business. At that point, I was just focused on building houses. Not only was I steering the ship by myself, but I was steering the ship in dark, blindfolded after having a few too many rum drinks. Hank convinced me to attend a Shore Builders event and at some point, introduced me to Bill McNamara.I don’t want to inflate Bill’s ego too much, but Bill has been so much more than just my accountant. He has been a life line for me and my business. While attending my first few Shore Builders events, Bill and Gina introduced me to some other builders and associate members. Since then, those introductions have grown into great business relationships and some even better friendships. Being a Shore Builders Association member gives you the opportunity to be in a room filled with experienced, industry professionals, who are invested in their business to a higher degree, than typically found in the construction world. They are not only invested in their own businesses, but they also want to see other members be successful. The relationships I have formed over the years, whether it be with fellow builders or associate members, have helped me grow more than I ever could have on my own. Having professionals to call on if you need a simple question answered or need some serious help, whether it be in accounting, insurance, marketing, banking, building materials, trade contractors and so many more, is invaluable. The willingness of people in the association to offer advice, or sometimes just someone to bitch and moan to, has been truly remarkable. I encourage all of you to work with associate members, and if you already do, I encourage you to make an effort to reach out to someone new. Get a cup of coffee together, get a beer at happy hour, what ever you want to do, but make an effort to make a new connection. You never know what that cup of coffee may turn into. So, the reason for this long, drawn out story, is after being in business for 10 years, I would not be where I am today, without the members of the Shore Builders Association. Thank you very much and GO BIRDS!!

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Master Sponsor Spotlight

Woodhaven Lumber & Millwork’s Third Generation Continues Nearly a Half-Century of Tradition

It all started in 1977 when Woodhaven Lumber & Millwork Founder, James T. Robinson, purchased one lumberyard location in Point Pleasant from his employer who was leaving the lumber business. As with any startup company, cash was tight, and family was going to be key. James’ wife and adult sons worked right alongside him to help build the company. Just two years later the company became the first dealer east of the Mississippi to offer a little-known engineered wood product line from an innovative company located in Washington State, Weyerhaeuser Trus Joist, which is now one of the most successful producers of natural and engineered wood products in the world. By 1982, the family added a second location in Brick, which was three times the size of the original Point Pleasant location. With a vision towards growth, Woodhaven began to introduce additional products like roof and floor trusses and drywall to their offering. Then, they continued to add to their product and service line-up with windows, cabinetry, flooring, and related design and installation services. Providing their customers with the products and services they were asking for is the philosophy, and now the legacy which Woodhaven was built upon. As Mr. Robinson handed down the company and its core values to his sons, Alan and David, they continued his rich tradition of customer service and growth. They have now entrusted Woodhaven Lumber & Millwork to the next generation, David A. Robinson, Alan’s son, who continues to run the company as its Vice President.

Since 1977, Woodhaven has been dedicated to helping families make their dream homes come true. From the finest lumber to windows and doors to cabinetry and design, Woodhaven has everything a builder or homeowner needs to bring your vision to life.

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Now headquartered in Lakewood, Woodhaven operates three full-service lumberyards and five design centers, encompassing over 200,000 square feet of manufacturing, warehouse, and showroom space. The company offers a comprehensive catalog of products and brands – from millwork, cabinetry, and moulding to drywall, insulation, decking materials, flooring, stairs, siding, and its latest addition: bath design and tile. The company is truly a one-stop-shop for builders, remodelers, and homeowners. Every aspect of building a home is under one roof with a knowledgeable staff of subject matter experts and designers that work directly with customers to build deep relationships built on trust. Everyone at Woodhaven strives to encompass James T. Robinson’s original goal of offering a comprehensive selection of building products and services at a fair, competitive price with the friendly, knowledgeable, go-the extra-mile service that only a family-run business can provide. According to David A., one of the key advantages Woodhaven offers to builders is the ability to refer their homeowner clients directly to the Woodhaven team. There, clients can make design decisions and product selections – from kitchens and baths to flooring and tile -- with the guidance of experts. The support streamlines the selection process and ensures every detail is handled, allowing builders to focus on what they do best: building homes. Meanwhile, they have peace of mind knowing their clients are receiving top-quality products and services that today’s homebuyers expect. For multifamily builders, Woodhaven’s team provides comprehensive solutions focused on the core foundational needs of multi-family builds: roof and floor truss systems, windows, exterior doors, and interior doors and trim. These products, their related services, and thoughtfully planned deliveries provide these builders with the ability to get their builds done faster and more efficiently. At the end of the project, the time the builder saves adds up on the bottom line. This unique process is what differentiates Woodhaven in the marketplace. It’s not just about the products, but the value of the service and product expertise they bring to their clients.

“The best thing we ever did was to move our business to Woodhaven. The experience has been phenomenal from phone calls that are returned to deliveries that are on time. They are on top of it all and the communication lines are always open. That type of service saves us a bundle.” -- Rob Shino, Owner of Dakan Homes LLC

Service to their clients is just one thing the company is dedicated to. Woodhaven is also passionate about giving back to the community. The commitment to invest in organizations that help underserved communities grow and thrive is part of the fiber of the company. By partnering with numerous charities over the years – including Collier Youth Services, The Boys & Girls Club, Family and Children’s Services, Fulfill, Habitat for Humanity, the Boy & Girl Scouts of America, and Hope Sheds Light – Woodhaven has developed a deeper connection to their community through raising awareness, fundraising, and participating in local events. James T. Robinson began Woodhaven with the belief that a family-owned and operated business fosters a ‘customers as family’ culture – one that extends through the staff and is genuinely felt by the customers. This philosophy has been a driving force behind Woodhaven Lumber & Millwork’s reputation and the company’s legacy. The relationships they build with their customers and community goes beyond business – they’re about truly knowing their customers and neighbors, fostering camaraderie, and showing genuine care. These are time-honored traditions that transcend mere business transactions and form a core element to everything James T., Alan, David, and now David A. Robinson have worked to build and achieve. “I wanted to thank you very much for your role in replacing the windows of Collier's Social Services Wing. We are extremely grateful for your support and generosity, as always. We want to give a huge acknowledgement to John M. and your entire installation team, who did yet another phenomenal job. Our Facilities Manager said that the crew not only did an outstanding job installing, but also cleaned up each area when they finished so that it looked as though they had never been there. We are very blessed to count you all among our friends, and I truly hope that your kindness to the young people at Collier is returned to you in many ways.”

Jeanne N., Assistant Executive Director, Collier Youth Services

jwelker@woodhavenlumber.com 732-901-0030 | M: 917-620-2299 200 James Street, Lakewood, NJ 08701 www.woodhavenlumber.com

Article Provided by Julianna Welker, Marketing Director Woodhaven Lumber & Millwork

SBACNJ Members Build Better Communities Leveling Up on Community Outreach

From student mentoring and Homes for Heroes to Saint Jude Dream Homes and Tunnels To Towers, our Association Members leave nothing on the table when it comes to helping those in need. This spring and summer have shown how much heart and soul we put into building better communities. Let’s all celebrate the efforts of those members giving back in big ways!

Lennar Hosts Boys & Girls Club of Monmouth County

It was a fantastic day for a site visit for the Boys & Girls Club of Monmouth County at Lennar's The Parc at Marlboro site. Students were given a tour of under construction homes and learned about the building process, as well as careers in construction. Thank you to Lennar and the site team at the Parc at Marlboro for a wonderful presentation! "Our teens had a great time at the Lennar visit yesterday. We really appreciate the opportunity." -Destiny Smith, Area Director, Boys & Girls Clubs of Monmouth County

This site visit was recognized by National Association of Home Builders (NAHB) in a recent article, HBAs Partner With Boys & Girls Clubs to Bring Trades to Life . Read about how our Association, along with others across the country are building future industry leaders.

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SBACNJ Members Came Out in Force for OCVTS's Careers in Construction Fair

A little rain couldn't keep us from our mission of meeting with students and presenting career opportunities to the next generation of industry professionals. So many of our members participated in the OCVTS Career fair in May, and we are so grateful to every single one for continuing to support this event.

We were also able to coordinate a group of students from the Boys & Girls Clubs of Monmouth County to attend this event, which made it even more amazing!

Thank you again to our exhibiting members, attendees, and all who had a hand in bringing this to fruition.

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Lennar Breaks Ground on Building Homes for Heroes Project Announcement Via Building Homes for Heroes Facebook Page :

An unforgettable day in Whiting, NJ! We broke ground on a brand-new, mortgage-free home for U.S. Army Sergeant First Class Bertalan Gonci—and we’re thrilled to be doing it with our incredible partner, Lennar Homes. Our last home together in Indiana was absolutely stunning, and Lennar made the process unforgettable for our hero and his family. Now, they’re bringing that same heart and excellence to New Jersey. Thank you, Lennar, for helping us build better and brighter futures. To SFC Gonci, your service means the world. We can’t wait to welcome you home.

The groundbreaking took place on May 13, 2025 with many SBACNJ members, as well as Mayor Joseph Hankins, members of the Township Council, and Ocean County Commissioner Robert Arace, members of the Manchester Police, and volunteer and career first responders were on hand to support this initiative by Lennar. Another special connection to this project for SBACNJ Past President Michael J. Kokes and Kokes Properties, whose family once owned this property. Michael attended the ground breaking event as well, coming full circle and an acknowledgment of the land “being put to exception use”, as he states.

Learn more about Building Homes for heroes and how you can help here.

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Tunnel to Towers Veterans Village Groundbreaking by Cardinale Enterprises We’ve all seen the commercials on TV with the likes of Mark Walhberg and other famous faces urging us all to donate $11 per month to help our first responders and their families. But, coming face to face with a Tunnel to Towers Veterans Village project brings this all to the forefront as Vito Cardinale and his team bring this dream to life. On May 7, 2025 Cardinale Enterprises and the Bayville Mayor and Township Council celebrated the Ground Breaking of Veteran’s Village. Congratulations to Vito, his team, and all who are participating in this build! Our Association is better for all the members who contribute to projects like this one!

Homeless Veteran Program In 2022, the Tunnel to Towers Foundation launched a new national campaign to eradicate homelessness in the veteran community. This program provides a stable home and a wide range of needed services to diagnose and solve the root causes of veteran homelessness, addressing a veteran’s specific emotional, financial, and physical needs. As for Vito Cardinale, he feels that this was “one of the proudest days of my life. No greater gift than to be given the opportunity to help our Vets.” We agree, Vito. Congratulations to you and your team on this amazing project.

Learn more about Tunnel to Towers, this project, and how you can help here.

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From Heroes to Our Most Precious Gift, CMM Makes Progress on the St. Jude Dream Home. In the last issue of Bulletin Board Magazine, we broke the story on the first Jersey Shore St. Jude Dream Home® Showplace, which CMM Custom Homes broke ground on April 11, 2025. If you missed it, you can read all about it here. We’re so excited to bring you an update on the construction, fundraising, and ways you can help as this amazing project comes to life.

Over the years the St. Jude Dream Home® Showplace has given away over 70 homes through raffles and is one of the largest fundraisers for St. Jude Children’s Hospital. The dream home program has been very successful across the nation and the organization has five national sponsors that donate their products Brizo®, Bosch, Trane®, Kichler®, and Shaw®. Local companies can donate labor, materials, and money through the link below. Any amounts are greatly appreciated. St. Jude believes it takes the entire community to raise the funds to accomplish their mission of providing essential medical care and support to families of children fighting cancer.

Proud Builder

Learn more about this St. Jude Dream Home® Showplace and how you can help here.

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Legal & Legislative Update DEP STORMWATER REVIEW

In re Johnson Development Associates, Inc.

In Johnson Development Associates Inc., A-0285-23 (App. Div. Mar. 12, 2025), the Appellate Division affirmed the New Jersey Department of Environmental Protection’s (“NJDEP”) decision to issue a flood hazard permit to Johnson Development Associates, Inc. (“Johnson”).

and the Stormwater Management Rules. These regulations required Johnson to obtain a Flood Hazard Area Verification and an Individual Permit, which involved a detailed review of the project’s impact on flood hazard and stormwater management. NJDEP’s review process included evaluating the natural features of the land and the proposed construction’s impact on stormwater quantity and quality To comply with these regulations, Johnson proposed several stormwater management measures, such as bioretention basins and infiltration basins and the importation of soils to facilitate recharge.

The permit at issue allowed Johnson to construct two warehouse buildings with associated infrastructure on a 90-acre property in Robbinsville Township. This property already had some development, including an office building and stormwater management basins. The project required a use variance due to a shift in demand from office space to warehouse facilities, which was granted by the local zoning board and upheld by the court. The project was subject to stringent environmental regulations, including the Flood Hazard Area Control Act

Article provided by Michael J. Gross, Esq., Steven M. Dalton, Esq., Linda M. Lee, Esq., and Mary Delaney, Esq.

Mr. Gross is a Partner & Chair, Mr. Dalton is a Partner, Ms. Lee is a Partner and Ms. Delaney is an Associate of Giordano, Halleran & Ciesla, P.C.’s Environmental Practice Group

Steven Dalton

Mary Delaney

Michael J. Gross

Linda M. Lee

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The Sustainable Communities (“Alliance”) opposed the permit, arguing that the stormwater management plan was inadequate, and that the property was a habitat for endangered species like the bald eagle. It submitted reports challenging the NJDEP’s findings and the classification of wetlands on the property. However, following a thorough review, NJDEP concluded that the project met all necessary environmental standards and regulations. The applicant addressed public comments and concerns, including those from Alliance, and determined that the stormwater management plan would not adversely affect the surrounding areas. upheld NJDEP’s decision, emphasizing the agency’s expertise in handling technical and environmental matters. The court found NJDEP had acted within its authority and that its decision was not arbitrary or unreasonable. NJDEP had considered all relevant factors, including the potential impact on wildlife, and concluded that the property did not require a formal wildlife survey as it was not within a critical habitat zone for endangered species. Notably, the court recognized that while NJDEP employs the Best Management Practices (“BMP”) Manual when reviewing stormwater compliance, the BMP Manual provides “recommendations, not requirements” and represents guidance. Further, the court noted the BMP Manual allows for alternative stormwater management measures where the design engineer adequately demonstrates the capability of the alternative measure to address stormwater conditions. Alliance for The Appellate Division

This case highlights NJDEP’s crucial role in regulating flood hazard areas and stormwater management and underscores the importance of active engagement with NJDEP on stormwater design measures that may vary from the BMP Manual.

LONG BRANCH - LRHL

Blackridge Realty v. City of Long Branch

In Blackridge Realty, Inc. v. City of Long Branch, 481 N.J. Super. 183 (March 6, 2025), the Appellate Division addressed several important issues regarding municipal redevelopment plans and payments associated with such projects. This case revolved around a dispute over an amendment to the City of Long Branch’s redevelopment plan and a $2 million payment made by the redeveloper, 290 Ocean, LLC (“290 Ocean”), to the City of Long Branch (“City”). Blackridge Realty, Inc. (“Blackridge”), another developer and the owner of a rental high rise immediately to the North of the 290 Ocean building, challenged the legality of both the amendment and payment. The property at issue was part of a designated redevelopment area in Long Branch. The original redevelopment plan set specific guidelines for development in this area. In 2020, 290 Ocean proposed a project that required amending the existing plan to modify certain restrictions, such as increasing building height and coverage limits. The City approved the changes, finding them consistent with its master plan and in the City’s best interests. As part of the

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This published decision highlights key considerations for property developers involved in municipal redevelopment projects. It underscores the importance of understanding the legal framework governing redevelopment agreements, particularly the flexibility allowed under the LRHL for negotiating payments. Developers should also be aware of the implications of their designated developer status and the potential for plan amendments that may affect their projects. 290 Ocean is represented by Giordano, Halleran & Ciesla. Blackridge filed a petition for certification to the New Jersey Supreme Court challenging this decision. At the time of this writing, the petition remains pending. Matter of Blackridge Realty, Inc., A 0246-23 (April 3, 2025), is another case involving a separate challenge by Blackridge to 290 Ocean’s proposed project in Long Branch. Here, the Appellate Division affirmed the New Jersey Department of Environmental Protection’s (“NJDEP”) decision to issue a permit under the Coastal Area Facility Review Act (“CAFRA”) to 290 Ocean for the construction of an apartment building in Long Branch. Blackridge challenged the permit, arguing that the project violated the Scenic Resources and Design (“SRD”) Rule under the Coastal Zone Management Rules. LONG BRANCH -CAFRA Matter of Blackridge Realty, Inc.

redevelopment agreement, 290 Ocean agreed to pay the City $2 million, which was intended to defray costs associated with the redevelopment and benefit the community, specifically through the renovation of a senior center. Blackridge commenced an action against the City and 290 Ocean challenging the payment and the plan amendment. The trial court granted summary judgment to the City and 290 Ocean. On appeal, Blackridge argued that: the payment was improper because it lacked a direct connection to the redevelopment project and was essentially a “pay for approval” scheme; its consent was required for any amendments to the redevelopment plan because it is a “designated developer”; and the amendment constituted impermissible spot zoning. The Appellate Division affirmed. The court held that the payment was lawful under the Local Redevelopment and Housing Law (“LRHL”) and recognized that the LRHL allows municipalities to negotiate payments with redevelopers to defray general redevelopment costs, without requiring a direct nexus to the specific project. As to the plan amendment, the court found that Blackridge was no longer a designated developer by the time the amendment was enacted, as its agreement with the City had terminated upon completion of its project. Therefore, the City was not obligated to obtain Blackridge’s consent. The court also concluded that the amendment did not constitute spot zoning, as it was consistent with the City’s master plan and aimed at promoting the general welfare.

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290 Ocean LLC applied to NJDEP for a CAFRA permit to build an eight-story, 109-unit residential building on vacant land near the beach in Long Branch. The site is located in a redevelopment zone, specifically, the Beachfront South Sector, which is subject to redevelopment ordinances. Blackridge (the owner of the neighboring property with an existing apartment building) objected to the application, claiming the project did not comply with the view corridor and setback requirements under the SRD Rule. NJDEP initially denied the application, but following further review, NJDEP and 290 Ocean entered into a settlement agreement and NJDEP issued the CAFRA permit. The settlement acknowledged that the property was governed by Long Branch’s redevelopment ordinances, which did not require compliance with the SRD’s stricter design standards. Blackridge appealed, arguing that NJDEP’s decision to issue the permit was arbitrary and violated due process and equal protection laws. The Appellate Division affirmed, finding that NJDEP acted within its authority, as the property was subject to the special Long Branch regulations under the Coastal Rules, which, in turn relied on the Long Branch redevelopment ordinances, which did not require compliance with the SRD Rule. The court emphasized that NJDEP’s decision was supported by substantial evidence, including a setback survey showing that many nearby structures that were also within the Beachfront South Sector did not comply with the SRD rule. This case highlights the importance of understanding local redevelopment ordinances and how they interact with broader environmental regulations like CAFRA. The court’s decision underscores that properties governed by the Long Branch coastal rule may be subject to different standards than those outside the redevelopment area governed by the Long Branch rule. Additionally, the case illustrates the potential for negotiation and settlement with regulatory agencies, which can lead to favorable outcomes even after an initial permit denial. NJDEP Proposed Amendments to Mitigation Rules The New Jersey Department of Environmental Protection (“NJDEP”) has proposed amendments to several environmental regulations, including the Coastal Zone Management Rules, Freshwater Wetlands Protection Act Rules, and Flood Hazard Area Control Act Rules, affecting mitigation options for environmental impacts. 50 N.J.R. 500(a) (Mar. 17, 2025). One significant change is the proposal to allow all applicants, not just those with single-family or duplex projects, to use mitigation banks for intertidal and subtidal shallows. Mitigation banks are pre-established projects that provide credits to applicants, ensuring timely and cost-effective mitigation. This change is intended to streamline and make such mitigation more cost effective by eliminating case-by-case mitigation assessments. The proposal also introduces wetland preservation as a new mitigation option under both the Coastal and Freshwater Wetland rules, recognizing the ecological benefits of preserving existing wetlands. Wetlands serve as critical habitats and buffers against flooding, and their preservation can protect these functions even if it does not increase wetland area. NJDEP has outlined criteria for wetlands to qualify for preservation, such as being adjacent to public lands or containing critical habitats.

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Additionally, NJDEP proposes to amend the freshwater wetlands mitigation hierarchy to prioritize the use of mitigation banks for all disturbances, regardless of size, aligning the State’s approach with federal standards. The proposal will, however, eliminate the single-family monetary contribution option. Under current regulations, single family property owners whose project requires mitigation under a general permit may qualify for a significantly reduced monetary contribution amount ($47,600/acre) compared to larger projects ($377,000/acre). Over the years this has helped to balance wetland mitigation costs relative to the smaller scale of a single family home development. The elimination of the singly-family home contribution option will result in significant cost burdens for single family home projects that require wetland mitigation. For Flood Hazard, major development projects proposed along C-1 waterways would be allowed to mitigate using a mitigation bank, among other mitigation options, if mitigation along the same water or upstream is not feasible. The proposed amendments were published in the New Jersey Register on March 17, 2025, and, as of the date of this writing, the proposal is pending adoption. REMEDIATION STATUTE OF LIMITATIONS NJDEP v. Desai In New Jersey Dep't of Env't Prot. v. Desai, A-0140-23 (App. Div. Apr. 25, 2025), the Appellate Division reversed and remanded the trial court’s decision to dismiss as untimely a complaint brought by the New Jersey Department of Environmental Protection’s (“NJDEP”) nearly 30 years after entering into a consent agreement for the remediation of a contaminated site in Camden, New Jersey. Defendants are former owners of the property, which was used by their company International Customer Corporation (“ICC”) for a solvent repacking business. The closure of ICC in 1987 triggered obligations under the Environmental Cleanup Responsibility Act (ECRA), the precursor to present-day ISRA. The parties entered into multiple Memorandums of Understanding, but the remediation stalled. In 2010, NJDEP informed Defendants of their obligations under the Site Remediation Reform Act (SRRA) to hire a licensed site remediation professional. Defendants thereafter took no steps to comply with their statutory obligations. In April 2023, NJDEP filed a complaint to compel remediation of the Camden site and sought damages for costs incurred by NJDEP. Defendants filed a motion to dismiss on the grounds that the action was untimely based on the statute of limitation in N.J.S.A. 58:10B-17.1(a)(1), which requires actions to be filed within three (3) years after the cause of action accrues. The statute further provides that the cause of action shall not be deemed to have accrued “until the contaminated site is remediated,” or January 1, 2002, whichever is later. The decision turned on the issue of when the cause of action accrued. Defendants argued NJDEP’s cause of action accrued when defendants ceased the remediation process, even though the remediation was not completed. Because defendants’ remediation efforts stopped before January 1, 2002, the earliest accrual date permitted by the statute, defendants argued the three-year statute of limitations on NJDEP’s claims began on January 1, 2002 and expired on January 1, 2005.

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The trial court found the language of N.J.S.A. 58:10B-17.1(a)(2) to be ambiguous and resorted to extrinsic aids to determine the meaning of “until the contaminated site is remediated.” In doing so, the trial court concluded that the limitations period had expired, granted Defendant’s motion, and dismissed the complaint as untimely. The Appellate Division reversed and remanded the trial court’s decision, finding that the plain language of N.J.S.A. 58:10B-17.1(a)(2) indicates the cause of action does notaccrue until the contaminated site is fully remediated. Since remediation had yet to be completed, the statute of limitations had not yet begun to run. The court noted that the statute's use of the past tense "remediated" suggests the conclusion of the remediation process. The court also highlighted that the legislative intent was to extend the time for DEP to bring remediation claims, not to limit it. This case is another in many examples of decisions favoring survivability of claims relating to environmental remediation obligations, which are grounded in an intent to promote the public’s interest in completion of remediation and restoration of the environment.

Spirit of Giving: SBACNJ Member Supports CASA

Town & Country Design Studio hosted its 8th Annual Spirit of Giving event at their studio in Red Bank. This event benefits CASA of Monmouth Country. CASA for Children of Monmouth County serves as the voice of children in foster care, and they work to ensure that every child is provided an opportunity to be placed into a safe, loving, and permanent home. Court Appointed Special Advocates (CASA) for children is a network of community based programs that recruit, train and support citizen-volunteers to advocate for the best interests of abused and neglected children in courtrooms and communities. This year, approximately 60 designers, clients, vendors, and friends of Town & Country provided gift bags to 100 children in the foster care system. For the past 8 years, Town & Country has called upon this amazing group to decorate and personalize gift bags which they in turn fill with items from the children’s wish lists. On December 8th, Town & Country hosted a cocktail party for the staff of CASA Monmouth County and the advocates who give of their time all year long for the best interests of these children. It is their way to give back to a community who does so much for the children in the foster care system.

You can reach out to CASA for Children of Monmouth Country for more information on this amazing organization and how you can get involved, volunteer or donate at 732 460-9100.

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Meet Our Board

Bulletin Board Magazine thought it would be fun to get to know our Board members on a more personal level, so we asked each of them these questions and will be sharing their answers in upcoming issues. 1. What does being a member of SBACNJ Board of Directors mean to you and how does it positively affect your business/company? 2. Give us an idea of what you do in your time away from work, family, hobbies, etc.? 3. Do you have any special organizations or charities that you actively participate in? Learn more about our Association leadership

Adam Lepore

US Bank 1. SBACNJ has been the most welcoming professional organization that I have been a part of in my now 16 years in the mortgage business. I have created valuable relationships over the years which has garnered significant business for me during that time. 2. I coach my son’s teams as well as help out with new players learning the game. I also continue to be active in playing in men’s leagues. I also enjoy surfing and spending time at the beach. 3. I am active at both the state and local HBA’s as well as the local Realtor Associations. Through SBACNJ I volunteer with the Boys & Girls Club of Monmouth/Ocean setting up activities and events for their students. I am also a member of the Italian American Association of the Twp of Ocean (IAATO). This is a charitable organization that focuses on children’s organizations. We donate thousands of dollars to local childrens charities and provide scholarships to local students.

USI Insurance Kim Manicone

1. It has helped me build a network while gaining knowledge of the building industry. It has contributed to my success and professional development along with making long term relationships along the way. I have enjoyed also being a mentor to new members and fellow members. 2. I love spending time with my husband and my two daughters and son in-law’s. I enjoy my gym time and getting together with friends and family. 3. Through my employer, USI we participate yearly with many local Ocean County charities and giving back to the Community.

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Kokes Properties Michael J. Kokes

1. I couldn’t imagine not being a part of this organization. The Shore Builders Association and the entire federation plays such an important role in the building industry, and supporting it means a lot to me. My family has also believed in the mission of the builders association, as our membership started with my Grandfather many decades ago. From the advocacy, to the education, even the social component; the builders association has improved me as a person and as a businessman. 2. Spending time with my family is extremely important! As my two children grow, just being with them and my wife is something I truly cherish. From traveling to Europe or the local soccer pitch, being together is what I want to do when not in the office. 3. In addition to running the Kokes Family Legacy Foundation, I have served on numerous other not-for-profit boards, specifically in the healthcare industry. Being able to bring my business and real estate background to some of these boards is very rewarding for me, as they make such an important contribution to our local communities.

Lennar Susan Bernstein

1. I became a participant in SBACNJ when I first started working in the industry many years ago, although never as a Director. I stepped away for many years and then had an opportunity to get back involved, this time as a Director. I learned very early on that it’s the relationships you form that help you along the way, and through SBACNJ I forged lifetime relationships which have been invaluable to me both professionally and personally. 2. I’m an avid walker (my goal is to achieve 10,000 steps daily), love to swim and travel, but most importantly, spend time with my family and friends. 3. While there is not one organization or charity I actively participate in, I try to support a variety of different ones, on both a personal level and professional level throughout any given year like helping out at various Food Pantry’s, attending MS Walks, Breast Cancer Walks, and supporting and/or participating in those charities that are meaningful to my family and friends when asked to do so.

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Outstanding Achievement

Honoring an Associate Member at FAME

Shore Builders Association is honored to recognize Adam Lepore, Mortgage Loan Originator at US Bank, for his exceptional dedication and steadfast commitment to our association and the building industry as a whole. Adam continually goes above and beyond to advance the mission of Shore Builders, actively promoting the association to fellow industry professionals and encouraging their attendance and engagement through events such as the Young Professionals Happy Hour series. Leveraging his extensive industry network, Adam has also played a key role in supporting students aspiring to enter the construction trades by facilitating tours of active job sites, offering them firsthand exposure to the diverse career opportunities available in the field. His involvement extends beyond the local level; Adam is a consistent presence at both the state (NJBA) and national (NAHB) levels, further demonstrating his commitment to the industry. In addition to his role as a dedicated member of the Sales and Marketing Committee, Adam has generously volunteered his time and talents as co-Master of Ceremonies, alongside Jennifer Schwefringhaus, for our annual FAME Awards, infusing one of our premier events with enthusiasm and professionalism. His spirit of service also reaches beyond our association through his philanthropic work with the Boys & Girls Club of Monmouth County.

We are sincerely grateful for Adam’s leadership, contributions, and unwavering dedication to strengthening both Shore Builders Association and the broader community we serve.

If you would like to acknowledge Adam on his industry commitment, he can be reached at Adam.Lepore@USBank.com

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