>>> FUNDING PROVIDED BY NJCU SCHOOL OF BUSINESS.

A GAME CHANGING FORCE OFFERING PROGRAMS LIKE FINANCIAL TECHNOLOGY, BUSINESS ANALYTICS AND DATA SCIENCE.

WE'RE STEPS AWAY FROM THE EXCHANGE PLACE PATH TRAIN AND JERSEY CITY.

AND MINUTES FROM WALL STREET.

LEARN MORE AT NJCU.EDU/GAME CHANGER.

>> THIS WEEK.

SECURING NEW JERSEY'S FINANCIAL FUTURE, A NEW REPORT WARNS THE STATE'S ECONOMY IS TRENDING IN THE WRONG DIRECTION AND RECOMMENDS MAJOR IMPROVEMENTS.

>>> PLUS, MORE NMONEY IN YOUR POCKETS?

WHY YOUR NEXT HOMESTEAD TAX REBATE MAY BE BIGGER THAN YOU EXPECT.

>>> AND NEW JERSEY SEEKS RAPID GROWTH IN JOB CREATION AND PUSHBACK FROM NEIGHBORING COMMUNITIES.

AHEAD ON NJ "BUSINESS BEAT."

>> HELLO I'M RHONDA SCHAFFLER.

THANKS FOR JOINING US ON "NJ BUSINESS BEAT."

IF YOU ARE WATCHING ON YOUTUBE MAKE SURE YOU SUBSCRIBE TO OUR NJ SPOTLIGHT NEWS YOUTUBE CHANNEL TO GET ALERTED WHEN WE POST NEW EPISODES AND CLIPS.

NJ HAS SOME HEAVY LIFTING TO DO IF IT WANTS TO GET ITS FINANCES IN BETTER SHAPE.

THAT IS TAKEAWAY FROM A REPORT RELEASED BY GARDEN STATE INITIATIVE THIS PAST WEEK.

THE CONSERVATIVE THINK TANK SAYS IT IS TIME FOR CHANGE.

AND THEIR IDEAS HAVE THE SUPPORT OF FORMER NEW JERSEY GOVERNOR TOM KAINE,.

>> OFF THE CORRECT COURSE AT SOME POINT.

FOR TOO LONG WE HAVE BEEN CUTTING OFF DEBTS, PASSING BONDS WITHOUT ANY OUT OF STATE AND CHILDREN -- OFF THAT PARTICULAR BONDS.

FOR YEARS NOW WE'VE BEEN LOSING.

-- FRANKLY EVERY TIME THAT HAPPENS, YOU AND I AND THE REST OF THE PEOPLE STILL HERE HAVE GOT TO PAY MORE TAXES.

SO AS THE CYCLE THAT IS GOING IN THE WRONG DIRECTION AND EVERY YEAR THEY COME IN AND SAY NEW JERSEY HAS --.

WAY YOU ATTRACT NEW PEOPLE IS BY HAVING LOW COST AND A GOOD BUSINESS CLIMATE.

WELL IF WE'RE GETTING HIGHER AND HIGHER IN COST AND STATE BUSINESS CLIMATE IS RANKED AS THE WORST IN THE COUNTRY, THEN I CAN TELL YOU WHAT THE STATE IS GOING TO END UP.

>> THE REPORT PUTS FORWARD A FEW RECOMMENDATIONS INCLUDING HOLDING THE LINE ON TAX INCREASES, REFORMING THE STATE'S PUBLIC PENSION AND HEALTHCARE SYSTEMS, UPPING INVESTMENT AND INFRASTRUCTURE AND TAKING A CLOSE LOOK AT THE AMOUNT OF SPENDING IN THE STATE BUDGET, AND THE ONE SHOT REVENUES USED TO FUND PROGRAMS.

THE MURPHY ADMINISTRATION RESPONDED BY SAYING THE REPORT IGNORES THE DRAMATIC ABOUT FACE THAT'S OCCURRED IN RECENT YEARS ADDING THERE'S BEEN STEADY PROGRESS TOWARDS STRENGTHENING THE STATE'S FINANCIAL --.

THE ADMINISTRATION THIS WEEK APPROVED ITS FIRST AWARD UNDER THE NEW CORPORATE TAX BREAK PROGRAM CALLED MJ EMERGE.

EMERGE IS PART OF A MULTI BILLION DOLLAR ECONOMIC REVITALIZATION PROGRAM THE STATE CREATED TO RESPOND TO THE ECONOMIC FALL OUT FROM THE COVID-19 PANDEMIC.

EMERGE OFFERS TAX BREAKS TO COMPANIES THAT BRING JOBS TOO OR KEEP JOBS IN THE STATE.

NEW JERSEY AWARDED A NEARLY 10 MILLION DOLLAR TAX BREAK TO PARTY CITY.

THE COMPANY PLEDGES TO BRING MORE THAN 350 NEW JOHNSON JOBS TO NEW JERSEY WHILE KEEPING ANOTHER 300 PLUS POSITIONS HERE.

THOUSANDS OF NEW JERSEY HOME OERN OWNERS ARE NOW RECEIVING APPLICATIONS TO THE TAX BREAK PROGRAM.

THIS YEAR THOUGH THEY ARE RECEIVING HIGHER BENEFITS.

SPOTLIGHTS JOHN WRIGHTMEYER.

>> ALL DEPENDS HOW MUCH YOU EARN AN ANNUALLY AND WHICH GROUP YOU FALL IN BUT THE AVERAGE BENEFIT IS INCREASING ABOUT $130 OR MORE IN SOME CASES.

THAT IS A PRETTY SIGNIFICANT BUMP UP FOR A BENEFIT THAT A LOT OF RESIDENTS IN NEW JERSEY, PROPERTY TAXES ARE NOTORIOUSLY HIGH IN NEW JERSEY AND LOT OF OF RESIDENTS RELY ON THAT TO OFFSET THEIR BILLS.

>> HEADS UP.

DEADLINE TO FILE AN APPLICATION IS NOVEMBER 30th.

>>> THIS WEEK THE NEW JERSEY BUSINESS AND INDUSTRY ASSOCIATION HELD ITS ANNUAL WOMEN BUSINESS LEADERS FORUM, WHICH IS THE LARGEST PROFESSIONAL WOMEN'S CONFERENCE IN THE STATE.

AT THE KICKOFF EVENT, THEY HONORED FIVE FUTURE BUSINESS LEADERS, NEW JERSEY COLLEGE STUDENTS WHO ARE SEEN AS RISING STARS.

WE CAUGHT UP WITH ONE OF THE AWARD WINNERS.

HE'S ROHAN DOTE, SENIOR AT RAM POE COLLEGE.

FIRST CONGRATULATIONS ON BEING HONORED AS A RISING STAR IN NEW JERSEY.

>> THANK YOU.

>> YOU HAVE BIG AMBITIONS.

GRADUATING IN A COUPLE OF MONTHS AND YOU WANT TO WORK IN THE INNOVATIONS SECTOR.

WHAT IS IT ABOUT THAT SECTOR THAT HAS YOU EXCITED?

>> WELL THE MAIN THING THAT HAD ME EXCITE IS THAT IT HAS THE ABILITY TO SOLVE MANY PROBLEMS.

I LOOKED TODAY AND I SEE PROBLEMS THAT ARE SO BIG AND SO LARGE THAT THEY OFTEN SEEM INSURMOUNTABLE.

BUT I THINK THAT THE WAY FORWARD IS TECHNOLOGY.

RECENTLY I WAS SPEAKING WITH A PROFESSOR OF MINE WHO GAVE ME A ECONOMIC PHILOSOPHY BOOK.

AND TOWARDS THE END OF THE BOOK, THERE WAS ONE PHILOSOPHER WHO MENTIONED THAT EVENTUALLY ENTREPRENEURS WOULD ESSENTIALLY BE TAKEN OVER BY INNOVATORS BECAUSE THEY WERE THE PEOPLE WHO ACTUALLY GOT THINGS DONE.

AND I THINK THAT THE PRECEDENT HAS BEEN SET FOR FOLKS LIKE ZUCKERBERG AND GATES WHO MADE PRODUCTS THAT NO NORMAL ENTREPRENEUR WITH A BUSINESS BACKGROUND WOULD HAVE EVER MADE.

AND I THINK THAT IS THE WAY FORWARD.

>> WELL, I HAVE TO SAY YOU HAVE CERTAINLY DONE A LOT OF WORK TO PREPARE YOURSELF FOR THE FUTURE.

TELL ME A LITTLE BIT ABOUT THE WORK YOU HAVE DONE AT THIS SMALL BUSINESS CENTER WHERE YOU ARE RIGHT NOW HELPING NEW JERSEY SMALL BUSINESSES WITH COVID RELIEF.

>> ONCE THE COVID-19 PANDEMIC STARTED, THE ECONOMIC RECOVERY DEVELOPMENT TASK FORCE WAS STARTED.

AND WITHIN THE TASK FORCE THERE WERE SEPARATE GROUPS, CERTAIN GROUPS FOR START-UPS, CERTAIN GROUPS FOR ACCOUNTING.

I LANDED IN THE GROUP FOR FINANCE.

AND THERE I HELPED TO DO PROJECTIONS AND PACKAGE LOANS FOR SMALL BUSINESSES.

>> I ALSO WANT TO POINT OUT YOU HAVE A LOT OF INVESTMENT EXPERIENCE TOO.

IT IS PRETTY IMPRESSIVE.

TELL ME ABOUT THE PORTFOLIO YOU ARE MANAGING?

>> SO ON CAMPUS, I AM A MEMBER OF THE FINANCIAL GROUP AND THERE I HELPED TO MANAGE A INVESTMENT PORTFOLIO.

THE DEAN OF THE BUSINESS SCHOOL GAVE THE GROUP 50 K I'D SAY SIX OR SEVEN YEARS AGO.

AND IT'S SINCE BLOND INTO AROUND $84,000.

AND SOME OF THAT MONEY GOES TOWARDS STUDENT SCHOLARSHIPS HERE ON CAMPUS, WHICH I'M HAPPY TO SAY AS OF LAST YEAR HAVE NOW BEEN GIVEN OUT TO STUDENTS.

>> I WANT TO ASK YOU ABOUT SOMETHING YOU SAID IN THE VERY BEGINNING ABOUT INNOVATION SOLVING PROBLEMS.

WHAT DO YOU THINK IS THE BIGGEST PROBLEM THAT NEEDS TO BE SOLVED HERE IN NEW JERSEY?

>> I THINK THE BIGGEST PROBLEM WOULD BE OUR INFRASTRUCTURE.

AND I KNOW THAT THERE HAVE BEEN TALKS ABOUT REBUILDING AMERICAN INFRASTRUCTURE AND I THINK THAT WE NEED TO RETHINK THE WAY SOME OF OUR INFRASTRUCTURE HAS BEEN BUILT.

I THINK AT THE CENTER OF THAT LIES NEW INNOVATIVE TECHNOLOGIES.

>> WELL I'M GLAD YOU ARE GETTING RECOGNITION AS A RISING STAR.

THANK YOU SO MUCH FOR TELLING US ABOUT YOUR AMBITIONS.

APPRECIATE IT.

>> ALL RIGHT.

THANK YOU.

>>> WHILE THE PANDEMIC HAS CERTAINLY HURT MANY BUSINESSES IN NEW JERSEY, IT'S HELPED THE WAREHOUSE INDUSTRY, AS MANY PEOPLE BEGAN BUYING MORE STUFF ONLINE.

IN SOME PARTS OF THE STATE, WAREHOUSE VACANCIES HIT RECORD LOUSE THIS YEAR, PUSHING RENTS TO RECORD HIGHS.

AND THAT'S LEADING TO A BOOM IN WAREHOUSE CONSTRUCTION.

THERE ARE SOME MIXED FEELINGS AROUND THE STATE ABOUT ALL OF THESE WAREHOUSES POPPING UP.

SO WE'VE DECIDED TO PUT THE INDUSTRY IN FOCUS THIS WEEK.

IN NORTH JERSEY, 14 MILLION SQUAIFRT OF WAREHOUSE SPACE WAS UNDER CONSTRUCTION IN THE SECOND QUARTER OF THIS YEARRE FEET OF WAS UNDER CONSTRUCTION IN THE SECOND QUARTER OF THIS YEAR.

IN THE GREATER PHILADELPHIA REGION, INCLUDING SOUTH JERSEY, ANOTHER 14 MILLION SQUARE FEET UNDER CONSTRUCTION, HALF OF WHICH IS IN SOUTH JERSEY.

NO DOUBT ALL OF THE CONSTRUCTION WORK IS PROVIDING A LOT OF JOBS.

ACCORDING TO THE COMMERCIAL REAL ESTATE SERVICES FIRM NEW MAR, THE TRADE -- HAD TO REGAIN MORE THAN 78% OF THE JOBS LOST SINCE APRIL 2020 WHEN THE PANDEMIC WIPED OUT MILLIONS OF JOBS.

WITH THE INDUSTRIES' GROWTH SHOWING NO SIGNS OF SLOWING DOWN, DEVELOPERS ARE ON THE HUNT FOR AVAILABLE LAND.

BUT AROUND THE STATE SOME ARE TRYING TO PUT THE BRAKES ON INDUSTRIAL DEVELOPMENT OR AT LEAST PUT SOME LIMITS ON IT.

OTHERS SAY WAREHOUSES CAN BE GOOD FOR A COMMUNITY.

NJ SPOTLIGHTS JOHN HURDLE HAS BEEN COVERING THE INDUSTRY AND HAS HEARD ALL OF THE PROS AND CONS.

>>> JOHN, YOU HAVE BEEN FOLLOWING THE WAREHOUSE DEBATE IN NEW JERSEY FOR SOME TIME.

FIRST OF ALL FRAMEWORKS THE BIRD'S EYE VIEW HOW IMPORTANT IS THIS SECTOR OF OUR ECONOMY TO THE STATE OVERALL?

>> OH, THIS IS REALLY IMPORTANT.

ACCORDING TO ONE MEASURE, LOGISTICS, TRANSPORTATION WAREHOUSING ARE ACTUALLY THE SIXTH LARGEST INDUSTRY IN THE STATE.

IT EMPLOYS AROUND ABOUT 400,000 PEOPLE, ABOUT 40,000 OF WHOM WORK FOR ONE COMPANY.

THAT IS AMAZON.

AND OF COURSE -- THE LOGISTICS AND WAREHOUSING INDUSTRY SAW THE FASTEST RATE OF LEASING FOR NEW WAREHOUSE PROPERTIES THAT IT HAS DONE FOR AT LEAST THE LAST 20 YEARS ACCORDING TO INDUSTRY SOURCES.

AND THE RESULTS OF THIS IS THAT DEMAND FOR WAREHOUSING SPACE IS EXCEEDING SUPPLY.

>> SO JOHN, YOU HAVE ALSO BEEN FOLLOWING KIND OF LIKE THE TENSIONS BETWEEN COMMUNITIES WHEN THEY CONSIDER HAVING WAREHOUSE DEVELOPMENT AND ENVIRONMENTALIST AND OTHERS WHO OPPOSE ADDITIONAL WAREHOUSES IN NEW JERSEY.

WHAT'S THE HEART OF THE DEBATE BETWEEN THESE TWO GROUPS?

>> WELL UNDERLYING IT ALL OF COURSE IS THE DEMANDS OF E-COMMERCE.

EVERYBODY IS ORDERING MORE STUFF ONLINE.

AND THE COMPANIES, LOGISTICS COMPANIES NEED SOMEWHERE TO STORE AND DISTRIBUTE THAT.

AND THAT'S PARTICULARLY -- THE DEMAND IS PARTICULARLY HIGH IN NEW JERSEY.

PARTLY BECAUSE OF NEW JERSEY'S POSITION AT THE HEART OF THE VERY POPULOUS NORTHEAST.

AND SO IT CAN GIVE LOGISTICS COMPANIES ACCESS TO MILLIONS OF PEOPLE.

ON THE OTHER HAND OF THE COIN, LOCAL COMMUNITIES ARE VERY CONCERNED ABOUT THE PROLIFERATION OF THESE GIANT BUILDINGS IN THEIR COMMUNITIES.

THEY ARE WORRIED ABOUT THE -- THEIR CONSTRUCTION IS EATING UP OPEN SPACE.

THEY ARE WORRIED ABOUT A SURGE IN TRUCK TRAFFIC ON ROADS THAT WERE NEVER DESIGNED TO TAKE THIS TRAFFIC.

AND OF COURSE THE CONSEQUENTLY -- THE CONSEQUENCES FOR LOCAL AIR POLLUTION.

AND THE OTHER THING THAT'S HELPING TO DRIVE ALL THIS, IS DEMAND FROM MUNICIPALITIES.

AND OF COURSE THEY SEE -- MANY OF THEM SEE THESE WAREHOUSE DEVELOPMENTS AS A IMPORTANT SOURCE OF ADDITIONAL REVENUE, ADDITIONAL TAX REVENUE.

AND SO -- AND SO ONE OF THE CONSEQUENCES HERE IS THAT THERE'S BEEN A NUMBER OF LAWSUITS.

>> ARE THOSE LAWSUITS HURDLE TO MORE WAREHOUSE DEVELOPMENT IN THE FUTURE?

>> ONE OF THE PROPOSALS THAT'S BEING ADVANCED BY CERTAIN NON PROFIT GROUPS AND ALSO BY CERTAIN LAWMAKERS IS THAT THE WAREHOUSE INDUSTRY SHOULD BE REGULATED ON A REGIONAL BASIS RATHER THAN ON A TOWN BY TOWN BASIS.

>> THANKS FOR YOUR TIME AND THANKS FOR YOUR GREAT REPORTING ON THIS TOPIC.

>> YOUR WELCOME.

>> ONE NEW JERSEY TALENT HAS EMBRACED WAREHOUSE DEVELOPMENT IS ROBBINSVILLE IN MERCER COUNTY.

WE SPOKE ABOUT HOW NEW WAREHOUSES BENEFITTED THE MUNICIPALITY BY PROVIDING JOBS AND PREVENTING MUNICIPAL TAX INCREASES.

MAYOR YOU HAVE BEEN ADDING WAREHOUSE SPACE IN ROBBINSVILLE IN RECENT YEARS.

WHY DOES IT MAKE SENSE FOR YOUR COMMUNITY?

>> WE PLANNED OUR WAREHOUSE SPACE YEARS AGO AND PLANNED IT IN A ZONE WHERE WE DID NOT HAVE ANY RESIDENTIAL DEVELOPMENT.

SO WE WERE VERY FORTUNATE TO HAVE A VERY LARGE PARCEL OF LAND THAT DID NOT HAVE ANY RESIDENTIAL DEVELOPMENT MARKED DOWN SURROUNDING IT AND IN ADDITION GREAT ACCESS WITH 195 AND THE TURNPIKE.

SO WE KNEW THIS PROPERTY WOULD BE VERY GOOD AND CON DEUCIVE AND AT THE SAME TIME NOT INTRUSIVE TO RESIDENTS.

THAT IS WHY WE PLANNED IT AND THE SECOND PIECE WHICH HAS BEEN VERY GOOD FOR US FINANCIALLY.

ROBBINSVILLE IS I BELIEVE THE BEST WE CAN FIND AS THE ONLY TOWN IN THE STATE OF NEW JERSEY THAT HAS NOT HAD A TAX INCREASE IN THE LAST DECADE.

>> WOW, THAT'S QUITE SOMETHING TO SAY HERE IN NEW JERSEY.

I WOULD ALSO ASSUME ITS HELPED SOME OF YOUR LOCAL RESIDENTS FIND JOBS.

>> ABSOLUTELY.

AND WE HAVE -- WE HAD THE FIRST AMAZON WAREHOUSE THAT WAS ACTUALLY BROUGHT INTO NEW JERSEY.

AND THAT FACILITY ALONE GOT 1.1 MILLION SQUARE FEET AND ABOUT 3,000 JOBS FOR THE SURROUNDING COMMUNITY.

>> I JUST WANT TO POINT OUT TOO FOR SOME PEOPLE WHO MIGHT NOT HAVE BEEN TO ROBBINSVILLE, YOU HAVE ACTUALLY HAD LOT OF GROWTH.

NOT JUST ADDITIONS OF WAREHOUSE SPACE.

YOU HAVE HAD BUSINESS, CERTAINLY A LOT OF HOUSING DEVELOPMENT THERE.

SO HOW DO YOU SEE WAREHOUSING AS PART OF YOUR OVERALL GROWTH STRATEGY IN ROBBINSVILLE.

>> WE'VE HAD SOME OF THE FASTEST GROWING PROPERTY VALUES IN ADDITION TO GROWTH.

RISING PROPERTY VALUES HAS BEEN ATTRACTING NEW RESIDENTS.

WE SAW, I THINK WE WERE ONE OF THE FASTEST GROWING TOWNS IN TERMS OF THE LAST CENSUS IN MERCER COUNTY.

SO WE'VE BEEN VERY BLESSED.

WE'VE HAD LOT OF NEW BUSINESSES COME IN.

FORTUNE 500s, AMAZON, MERCEDES BENZ, GREEN MOUNTAIN COFFEE AND IN ADDITION WE'VE SEEN A GOOD AMOUNT OF HOUSING STOCK AND LAST BUT NOT LEAST, LOOKING FOR REAL BALANCE.

ROBBINSVILLE ALSO HAS THE HIGHEST OPEN SPACE TAX IN MERCER COUNTY AND WE'VE GOT THE MOST AGGRESSIVE OPEN SPACE PRESERVATION.

WHAT WE'VE BEEN DOING IS ALSO PRESERVING AS MUCH GREEN SPACE AS WE CAN.

>> SO YOU HAVE PUT A LOT OF THOUGHT INTO YOUR PLANNING AND DEVELOPMENT.

BUT YOU HAVE HAD SOME LOCAL OPPOSITION TO SOME OF THIS WAREHOUSE EXPANSION.

WHAT'S BEHIND THAT?

AND WHAT DO YOU SAY TO THE CRITICS ABOUT THAT?

>> VERY FEW OF OUR TRUCKS UNLESS THEY ARE LOST REALLY DON'T WIND UP ON OUR LOCAL ROADS.

SOME OTHER COMMUNITIES, YOU KNOW, HAVE HAD SOME PRETTY SERIOUS CHALLENGES WITH TRUCKS GOING THROUGH THEIR COMMUNITIES.

THEREFORE THEY HAVE BEEN VERY UPSET ABOUT THAT.

SOME OF THE NEIGHBORING TOWNS HAVE SEEN TRUCKS GOING THROUGH THEIR NEIGHBORHOODS.

I DON'T BELIEVE IT IS FROM OUR PARK.

BUT I DO THINK IT IS CONCERNING FOR SOME OF THE OTHER TOWNS THAT ARE SURROUNDING US.

SO MOST OF THE OPPOSITION WE HAVE ISN'T ACTUALLY FROM OUR RESIDENTS BUT IT IS ACTUALLY FROM RESIDENTS OF OTHER TOWNS WHO ARE UNHAPPY ABOUT TRUCKS GOING THROUGH THEIR TOWN.

BUT I DON'T BELIEVE THEY ARE ACTUALLY FROM OUR WAREHOUSES.

>> I BELIEVE THERE WAS A LAWSUIT FILED.

ANY COMMENT ON THAT?

I THINK I KNOW THE ANSWER TO THAT.

BUT IT WOULD BEHOOVE ME TO ASK YOU ANYWAY.

>> WELL I THINK THERE IS ACTUALLY AN APPEAL GOING ON ON ONE OF OUR WAREHOUSE SPACES.

AND AGAIN, THAT SPACE HAS BEEN PLANNED FOR A LONG TIME.

THERE IS ACTUALLY ALREADY A CENTER BEHIND IT.

IT HAS GREAT ACCESS TO THE HIGHWAYS.

THE -- YOU KNOW, IT WAS DONE BY A FEW LOCAL RESIDENTS WHO I DON'T THINK REALLY UNDERSTAND WHAT IT MEANS.

BUT ACTUALLY THE NEIGHBORING COMMUNITY SUPPORTED THE CHANGES THAT WE'RE MAKING AND WE'RE ALSO ADDING SOME TRAFFIC CALMING THERE.

WHILE WE ARE DOING SOME THINGS FOR THE LOCAL RESIDENTS WHO I DON'T THINK FULLY UNDERSTAND THE PROCESS, THE, YOU KNOW, TOWN AND THE ADMINISTRATION AND THE MAYOR HAVE ACTUALLY ENDORSED WHAT YEAR DOING.

SO I THINK THERE IS REALLY MORE OF A MISCOMMUNICATION THAN IT IS, YOU KNOW, SORT OF A BAD PLAN.

>> MAYOR, I WANT TO THANK YOU SO MUCH FOR YOUR TIME.

REALLY APPRECIATE IT.

>> MY PLEASURE.

THANK YOU SO MUCH FOR HAVING ME.

>> LEADERS IN OTHER NEW JERSEY TOWNS, ESPECIALLY RURAL COMMUNITIES DON'T WANT THAT KIND OF INDUSTRIAL DEVELOPMENT ANYWHERE NEAR THEM, SAYING THEY PREFER OPEN SPACE TO WAREHOUSE SPRAWL.

STAY LAWMAKERS ARE NOW CONSIDERING CURVES ON NEW WAREHOUSE CONSTRUCTION.

WE SPOKE TO STATE SENATOR ABOUT HER LEGISLATIVE PROPOSAL TO PROTECT NEW JERSEY'S FARMLAND FROM COMMERCIAL DEVELOPMENT.

>>> SENATOR, TELL ME ABOUT YOUR BILL.

HOW DID IT COME ABOUT?

WHAT WERE SOME ISSUES YOU WERE HEARING ABOUT IN WAREHOUSE DEVELOPMENT.

>> I WAS FIRST CONTACTED BY DEPUTY MAYOR AND -- REGARDING ISSUES IN THEIR OWN TOWN.

THEY CAME INTO OFFICE FACING, YOU KNOW, MILLIONS OF SQUARE FEET OF WAREHOUSE SPACE AND MORE WAS ON THE BOOKS.

SO I MET WITH THEM VIA ZOOM AND SHORTLY -- LITERALLY WITHIN A WEEK I GOT CONTACTED BY A SENIOR CITIZEN ORGANIZATION REGARDING THE SAME THING.

I ASKED THE SENATE PRESIDENT IF HE WOULD BE WILLING SINCE THE ORIGINAL BILL WE WERE TALKING ABOUT WHICH IS THE ONE WHERE GAVE ADJOINING TOWNS ABILITY TO HAVE A SAY WHERE WAREHOUSES ARE LOCATED.

I ASKED HIM TO COME DOWN AND SPEAK WITH A SMALL GROUP OF REPRESENTATIVES FROM MANSFIELD.

AND HE AGREED TO DO THAT.

AND THAT IS HOW THIS STARTED.

AND IT WAS DURING THAT MEETING THAT WE LEARNED ABOUT THERE WAS A LOOP HOLE IN ONE -- IN OUR LAWS.

>> SO HOW DOES THE BILL ADDRESS THAT LOOPHOLE AND PROTECT FARMLAND?

>> THE HOUSING LAW OF 1992 WAS SILENT AS TO WHETHER FARMLAND WAS REDEVELOPABLE.

AND BECAUSE OF THAT SILENCE, TOWNSHIPS WERE ENABLING FARMLAND THAT WAS ACTIVE TO BE USED IN REDEVELOPMENT.

NOW THE TERM REDEVELOPMENT AND REHABILITATION, JUST THE TERMS THEMSELVES MEAN THAT SOMETHING IS BEING REDEVELOPED AND REHABILITATED.

BUILDINGS, PARKING LOTS, OTHER WAREHOUSES.

NOT FARMLAND.

>> DOES THERE NEED TO BE SOMETHING ELSE TO ENCOURAGE THIS WAREHOUSE DEVELOPMENT TO GO ELSEWHERE.

YOU POINT OUT THERE ARE OPEN TRACTS THAT CAN BE REDEVELOPED IN NEW JERSEY THAT ARE NOT FARMING AREAS.

>> TOWNSHIPS AND MUNICIPALITIES ARE BEING SOLD AT -- YOU ARE GOING TO GET A TAX BREAK BY DOING THIS.

YOU ARE NOT.

IN ACTUALITY BECAUSE OF IF IT'S DONE THROUGH REDEVELOPMENT THERE IS A BIG INCENTIVEs FOR THESE DEVELOPERS TO COME IN BECAUSE OF PILOTS THAT ARE BEING GIVEN OUT.

THOSE PILOTS MAY BENEFIT THE TOWNSHIP IN THE SHORT RUN.

BUT IT DOESN'T BENEFIT THE SCHOOLS.

IT DOESN'T BENEFIT YOUR FIRE DISTRICT.

SO WHAT I THINK WE NEED TO DO IS ENCOURAGE THEM TO BE DEVELOPED IN AREAS THAT ARE RIGHT FOR THEM.

THAT WOULD BE AREAS THAT ALREADY HAVE THE INFRASTRUCTURE LIKE ALONG INTERSTATES, THE NEW JERSEY TURNPIKE.

THERE ARE PLENTY OF PLACES TO BUILD WAREHOUSES.

FARMLANDS JUST NOT THE APPROPRIATE PLACE TO -- BECAUSE THEY DON'T HAVE THE INFRASTRUCTURE.

>> WHERE IS THIS LEGISLATION NOW?

WOULD YOU EXPECT THAT IT MOVES FORWARD IN THE FALL?

>> OH IT IS ABSOLUTELY GOING TO MOVE FORWARD IN THE FALL.

I DID TALK WITH THE SENATE PRESIDENT.

HE'S A -- ON IT AND HAS INDICATED TO ME WE'RE GOING THE MOVE IT FORWARD.

RIGHT NOW THERE IS A BILL IN THE ASSEMBLY, AND I'M GOING TAKE ON A SIMILAR BILL, AND WE'LL MAKE THEM THE SAME.

AND WE'RE GONNA -- WE'RE GONNA -- WE HAVE TO FIX IT.

IT IS A LOOPHOLE.

AND LIKE I SAID, UNFORTUNATELY IT IS NOT THE BENEFIT TO THE TAXPAYERS THAT EVERYBODY WANTS YOU TO BELIEVE IT IS.

>> SENATOR, THANK YOU SO MUCH FOR YOUR TIME.

APPRECIATE IT.

>> THANK YOU FOR HAVING ME.

>>> ONE POLICY GROUP BELIEVES IT IS TIME FOR NEW JERSEY TO TAKE A MORE HOLISTIC APPROACH TO WAREHOUSE DEVELOPMENT.

WE HEARD SOME IDEAS FROM TIM EVANS WHO IS THE RESEARCH DIRECTOR OF NEW JERSEY FUTURE, A NON PROFIT LAND USE POLICY ADVOCACY GROUP.

TIM, YOUR ORGANIZATION HAS SOME CONCERNS WITH THE WAY NEW JERSEY IS PURSUING WAREHOUSE DEVELOPMENT ACROSS THE STATE AND ONE THING YOU ARE CONCERNED ABOUT JUST THAT THERE IS NOT ANY SORT OF REGIONAL APPROACH.

WHY CAN IS THIS A KEY ISSUE IN YOUR VIEW?

>> WELL, BECAUSE THE GOODS MOVEMENT INDUSTRY NUMBER ONE IS ONE OF THE KEY INDUSTRIES IN NEW JERSEY.

IT EMPLOYS ABOUT ONE OUT OF EVERY EIGHT EMPLOYED NEW JERSEYENS.

SO IT IS VERY IMPORTANT TO THE ECONOMY.

AND IT ALSO HAS SPECIFIC LAND USE NEEDS.

THE BIGGER WAREHOUSES THAT ARE ASSOCIATED WITH THE PRESENCE OF THE PORT REALLY NEED TO BE IN CERTAIN PLACE.

THEY CAN'T JUST GO ANYWHERE.

SO BECAUSE THE INDUSTRY IS SO IMPORTANT TO THE STATE'S ECONOMY, IT DEFINITELY CALLS FOR THE STATE TO BE PAYING ATTENTION TO WHERE THESE BIG FACILITIES ARE GOING.

SO THAT THE GOODS MOVEMENT INDUSTRY CAN FUNCTION MOST EFFICIENTLY.

>> BUT RIGHT NOW IN A WAY, THEY ARE GOING WHEREVER OUR LOCAL MUNICIPALITY WANTS IT TO GO, RIGHT?

IT IS VERY MUCH TOWN BY TOWN.

SO WHY DOESN'T THAT WORK?

BECAUSE FOR INDIVIDUAL TOWNS, THAT HELPS WITH THEIR TAX REVENUES.

>> WELL FOR THE MOST PART, IT HAS BEEN WORKING IN THE SENSE THAT A LOT OF THE WAREHOUSE DEVELOPMENT OVER THE LAST TEN YEARS OR SO HAS GONE PRETTY CLOSE TO THE PORT.

AND ITS GONE ON A LOT OF REDEVELOPMENT LAND.

LAND THAT WAS PREVIOUSLY USE FORWARD SOMETHING ELSE, OFTEN SOME OTHER KIND OF INDUSTRY THAT WENT DEFUNCT AND NOW THEY HAVE BUILT WAREHOUSES ON IT.

SO IN THAT SENSE IT HAS BEEN WORKING OKAY.

BE THANK YOU DEMAND IS SO GREAT THAT IT IS STARTING TO BURST AT THE SEAMS AND STARTING TO SPREAD OUT ALONG THE HIGHWAY NETWORK.

WHILE IT IS TRUE THE MUNICIPALITIES THAT ARE WELCOMING IT, IT HELPS WITH THEIR TAX BASE, IT MAY NOT BE THE BEST PLACE FOR THE WAREHOUSING INDUSTRY.

>> BEYOND PERHAPS MOVING WHERE SOME OF THIS WAREHOUSE DEVELOPMENT OCCURS, WHAT OTHER RECOMMENDATIONS DO YOU HAVE TO MAKE SURE THIS INDUSTRY DOES THRIVE IN NEW JERSEY?

YOU MENTIONED HOW IMPORTANT IT WAS.

HOW CAN WE PERHAPS BUILD SMARTER?

>> WE'RE ADVOCATING FOR THE STATE PLANNING COMMISSION TO COME UP WITH A STATEWIDE WAREHOUSING PLAN THROUGH TALKING NOT ONLY TO MUNICIPAL AND COUNTY LEADERS BUT ALSO PEOPLE IN THE GOODS MOVEMENT INDUSTRY TO FIND OUT WHAT IT IS THEY NEED, WHERE DO THEY WANT THESE FACILITIES TO GO IDEALLY SO THEY CAN FUNCTION MOST EFFICIENTLY.

>> I BELIEVE YOU ALSO MADE A RECOMMENDATION ABOUT SOME DEVELOPERS POSSIBLY THINKING ABOUT BUILDING UP RATHER THAN BUILDING OUT.

>> I AM NOT ENOUGH OF AN EXPERT ON THE WAREHOUSING INDUSTRY TO KNOW IF THAT'S POSSIBLE.

BUT I HAVE READ ABOUT A NEW GENERATION OF HIGH CUBE WAREHOUSES WHERE THEY STACK THINGS HIGHER.

AND THEY ARE DEVELOPING NEW TECHNOLOGY FOR RETRIEVING THINGS OFF OF HIGHER SHELVES AND WHATEVER.

SO TO THE EXTENT THAT IT IS POSSIBLE TO BUILD UP RATHER THAN OUT IN GOODS MOVEMENT, JUST LIKE WE DO IN RESIDENTIAL, THAT WOULD BE GOOD.

WE WOULDN'T NEED TO CONSUME AS MUCH NEW LAND TO ACCOMMODATE DEMAND FOR STORAGE SPACE.

>> DO YOU THINK WE NEED ANY SPECIFIC LEGISLATION TO EITHER SUPPORT THE WAREHOUSE INDUSTRY OR PERHAPS CURB THE WAY IT IS BEING DEVELOPED IN NEW JERSEY?

>> WELL THERE IS A BILL BEING CONSIDERED IN LEGISLATURE.

AND WE ARE HAPPY TO SEE THEY ARE CONSIDERING IT AND WE HAVE WEIGHED IN ON THAT.

SO YES, I DO THINK IT IS SOMETHING THAT THE STATE GOVERNMENT OUGHT TO BE PAYING ATTENTION TO AND MAYBE TAKING ACTION.

>> SO GOOD TO TALK TO YOU.

THANK YOU FOR YOUR TIME, TIM.

>> OH, IT WAS A PLEASURE TO BE HERE, THANK YOU.

>> AND THAT WRAPS UP OUR SHOW FOR THIS WEEK.

THANK YOU FOR WATCHING.

I'M RHONDA SCHAFFLER.

AND WE'LL SEE YOU NEXT WEEK.

>> FUNDING FOR "NJ BUSINESS BEAT" PROVIDED BY NJCU SCHOOL OF BUSINESS.

A GAME-CHANGING FORCE OFFERING PROGRAMS LIKE FINANCIAL TECHNOLOGY OR BUSINESS ANALYTICS AND DATA SCIENCE.

WE'RE STEPS AWAY FROM THE EXCHANGE PLACE PATH TRAIN IN JERSEY CITY AND MINUTES FROM WALL STREET.

LEARN MORE AT NJCU.EDU/GAMECHANGER.