Author: splatmin

Murphy Schiller & Wilkes LLP (MSW) is proud to announce that partner Matthew J. Schiller has been included as a top attorney in the area of Real Estate Law in the 32nd edition of The Best Lawyers in America.

The Best Lawyers in America was first published in 1983. Since then, the same tried and tested peer-review process has been used consistently for more than 40 years. The core mission of Best Lawyers is to highlight the top legal talent in America.

For more information, please click here: https://www.bestlawyers.com/america.

Murphy Schiller & Wilkes LLP is excited to announce that our Land Use team recently secured Preliminary and Final Major Site Plan Approval, together with D(1) Use Variance and bulk variance relief, before the Tewksbury Township Land Use Board for an exciting new project: Coffee Vault at 172 Oldwick Road.

Coffee Vault will breathe new life into a long-vacant former bank property at one of the more heavily traveled intersections in Hunterdon County.
The concept is a fantastic example of adaptive reuse done right. Coffee Vault will transform the former bank into a beautiful, historically and culturally sensitive destination coffee shop that will complement the surrounding businesses and add another reason for residents, commuters, and visitors to stop in Oldwick Village.

The architecture and site improvements will dramatically transform the appearance of the property, creating an attractive, inviting, and distinctly Oldwickesque destination while remaining sensitive to the distinctive character and aesthetic of Oldwick Village. The result will be a significant improvement to a property that has sat vacant for far too long.

Coffee Vault will roast its coffee on premises, inside the former bank’s actual vault, and yes, there will be a drive-through.

The site is located at the intersection of two heavily traveled County roads and presented a number of complicated planning, zoning, traffic, engineering, architectural, and community considerations. The application required an extensive and highly coordinated effort to address traffic and circulation, site design, zoning, land use compatibility, and the unique character of the surrounding community.

We are particularly proud that the application was handled from start to finish by Michael Silbert, Esq., Counsel at Murphy Schiller & Wilkes LLP. Michael did an excellent job navigating the sensitive nature of the application, balancing the interests of the applicant with the legitimate concerns of the surrounding community, and ensuring that the final proposal was something that could fit within and complement the character of Oldwick.

A huge congratulations to Wade Gordon, the principal behind Coffee Vault, whose vision and extraordinary commitment of time and financial resources have driven this project forward. Wade has a vision for what this property can become, and he has made a significant investment in turning that vision into reality. We think the community is going to be very excited to see it come together.

Special thanks to:

• Corey Chase, P.E. of Dynamic Engineering, for handling the intricate and complicated traffic component of the application.
• Matt Flynn, P.P., for providing the professional planning testimony and proofs supporting the requested land use relief.
• George Folk, P.E., of David A. Stires Associates, for his work on the civil engineering component of the project.
• Michael Elkins, R.A., from gk+a Architects, for bringing the architectural vision for Coffee Vault to life and developing a design that will make a striking improvement to the property.
• Jahynis Cabral of Murphy Schiller & Wilkes LLP, for supporting our efforts throughout the application process.

We also want to extend our sincere appreciation to the Tewksbury Township Land Use Board, Township professionals, staff, and officials for working collaboratively with our team and the applicant throughout the past three years. Their time, thoughtful consideration, and willingness to work through the many complexities presented by this application were instrumental in getting the project unanimously approved. Without the Township’s cooperation and engagement throughout this process, this approval would not have been possible.

Projects like this are exactly why we love land use law. It’s not simply about obtaining an approval; it’s about understanding the community, working through the technical and regulatory challenges, and helping turn a vision into something tangible that can positively impact local businesses and the residents at large.

NEWARK, N.J. – Murphy Schiller & Wilkes LLP (“MSW”) is pleased to announce that Jeffrey B. Lehrer has joined the firm as Of Counsel and Aileen Brennan has joined as Counsel in the firm’s Land Use, Zoning & Redevelopment Practice Group.

The addition of Lehrer and Brennan significantly expands MSW’s capabilities in land use and zoning law, redevelopment, affordable housing, eminent domain, and complex real estate development matters throughout New Jersey.

“Jeffrey and Aileen are highly respected practitioners whose experience, reputation, and deep understanding of New Jersey’s land use and redevelopment landscape make them tremendous additions to our firm,” said Chris Murphy, Partner at MSW. “Their combined experience advising developers, property owners, investors, municipalities, and other stakeholders on transformative development projects will further strengthen our ability to provide sophisticated, practical counsel to clients navigating increasingly complex development and redevelopment opportunities.”

Lehrer brings more than three decades of experience representing private developers, property owners, and business interests in connection with residential, commercial, mixed-use, and redevelopment projects throughout New Jersey. Widely recognized as a leader in land use law, his practice focuses on land use and zoning, redevelopment, real estate development, and affordable housing matters.

Throughout his distinguished career, Lehrer has served in numerous public-sector leadership roles, including Township Attorney for several New Jersey municipalities and Director of Law for the Township of Edison. He has also served as attorney to planning and zoning boards throughout the state and as special counsel on redevelopment and affordable housing matters. His extensive experience before planning boards, zoning boards of adjustment, governing bodies, redevelopment entities, and state agencies provides clients with a unique perspective on the governmental processes that shape development projects.

In recognition of his contributions to the profession, Lehrer received the prestigious William M. Cox Award from the New Jersey Institute of Local Government Attorneys in 2011, honoring excellence in land use law and service to local government and the legal profession.

Brennan’s practice focuses on redevelopment, land use, zoning, eminent domain, and related litigation and transactional matters. She represents developers, property owners, and investors through every stage of the development process, from project planning and entitlement approvals through implementation and litigation.
Brennan has extensive experience negotiating and drafting redevelopment agreements, PILOT agreements, redevelopment plans, ordinances, and related legislation. She regularly appears before municipal land use boards and has successfully represented clients in litigation involving redevelopment designations, redevelopment agreements, zoning ordinances, and development approvals.

Her representative matters include negotiating the rehabilitation of a historic landmark into affordable housing, handling condemnation proceedings associated with major development projects in Newark, securing and defending approvals for solar energy facilities, defending zoning ordinances supporting transformative redevelopment initiatives, and negotiating redevelopment and PILOT agreements along New Jersey’s waterfront communities.

“Aileen has built an outstanding reputation as a strategic and solutions-oriented advocate for developers and property owners,” Murphy added. “Her experience in both the transactional and litigation aspects of redevelopment and land use law complement Jeff’s decades of leadership in the field and creates exceptional depth within our practice group.”

The addition of Lehrer and Brennan further enhances MSW’s ability to advise developers, property owners, investors, and other stakeholders on the full spectrum of land use, zoning, redevelopment, affordable housing, eminent domain, and development-related matters throughout New Jersey. Their arrival adds significant depth to the firm’s Land Use, Zoning & Redevelopment Practice Group and reinforces MSW’s commitment to providing sophisticated, practical counsel on complex real estate development projects.

The Summer 2026 issue of Real Estate NJ highlights several of the most significant projects, initiatives, and industry developments shaping the state’s commercial real estate market. We are proud to share that Murphy Schiller & Wilkes LLP (MSW) is featured throughout the publication, reflecting the breadth of our work, the strength of our team, and our continued growth as a leading advisor in the New Jersey real estate industry.

While recognition is always appreciated, these features tell a larger story. They underscore MSW’s increasing role in some of New Jersey’s most complex and transformative real estate projects and our commitment to delivering exceptional results for clients across every sector of the market.

Counsel on the Transformative Red Bank Train Station Redevelopment

One of the issue’s featured stories highlights the Denholtz Red Bank Train Station Redevelopment Project, a landmark public-private partnership that is poised to reshape downtown Red Bank.

MSW is serving as lead counsel in connection with the transaction with NJ TRANSIT, handling the purchase and sale agreements, ground lease arrangements, asset transfers, and related transactional matters. The project also showcases the depth of our multidisciplinary real estate platform. Tom Garlick is leading entitlement and land use efforts, with support from Chris Murphy, while Brendan Pytka is overseeing the PILOT structure and the approximately $90 million Aspire Tax Credit application process.

Projects of this scale require seamless coordination among transaction, land use, government incentives, and public-sector stakeholders. The Red Bank redevelopment exemplifies the collaborative approach that has become a hallmark of MSW’s real estate practice.

Advising on Major Industrial Leasing Activity

The issue also includes coverage of the SNS Real Estate Investment lease transaction on page 16, another significant matter in which MSW represented key interests. Industrial and logistics assets remain a critical component of New Jersey’s commercial real estate market, and transactions of this nature demonstrate both the continued strength of the sector and MSW’s ability to guide clients through sophisticated leasing arrangements.

As demand for strategically located industrial space continues to evolve, our team remains focused on helping owners, investors, and tenants navigate complex negotiations and achieve their business objectives.

Supporting the Future of the Industry

Another feature highlights the launch of the NJIT Profeta Real Estate Center, an important initiative designed to strengthen education, research, and industry engagement within New Jersey’s commercial real estate community.

MSW is proud to support efforts that help cultivate the industry’s next generation of leaders. Chris Murphy was honored to be featured in the article as a member of the Center’s Board of Directors, reflecting both his personal commitment and the firm’s broader dedication to the advancement of the real estate profession.

Educational institutions and industry partnerships play a vital role in ensuring the continued growth and success of the commercial real estate sector, and we are excited to be involved in this important endeavor.

Expanding Our Platform and Capabilities

The publication also recognizes the continued growth of our firm, including the addition of Daniel Perlman, Eric Alvarez, Paige Guarino, and Michael Higgins to the MSW team.

Attracting exceptional talent has been a central component of our growth strategy. As our client base expands and transactions become increasingly sophisticated, we remain committed to building a platform that provides clients with experienced legal counsel across a broad range of practice areas.

These additions further strengthen our ability to serve developers, investors, lenders, institutions, public entities, and businesses throughout New Jersey and beyond.

More Than Recognition, A Reflection of Momentum

The multiple appearances of MSW throughout Real Estate NJ are not isolated achievements. Rather, they reflect a broader trend that we are experiencing across the firm.

We continue to advise on increasingly complex and high-profile matters, earn the trust of leading market participants, and play a central role in projects that are helping to shape New Jersey’s future. This momentum is driven by one fundamental factor: the quality of our people and the excellence of their work.

Every successful transaction, development approval, financing, lease, and strategic initiative requires collaboration across practices and departments. The accomplishments highlighted in this issue are the result of countless contributions from attorneys, paralegals, administrative professionals, and support staff working together to achieve outstanding results for our clients.

As we look ahead, we remain energized by the opportunities before us and grateful for the trust our clients place in us. We are proud of what our team has accomplished and even more excited about what lies ahead.

View the Summer 2026 issue of Real Estate NJ here:
https://re-nj.com/flipbook/06_v2-2026/RENJ_0708_26_Combo_v1.html

At Murphy Schiller & Wilkes LLP, we remain committed to helping clients navigate complex real estate opportunities and delivering the strategic counsel that drives successful outcomes across New Jersey and the region.

Murphy Schiller & Wilkes LLP is proud to announce that Kellen Murphy, Chris Murphy, Matthew Schiller and Charles Wilkes have been recognized by BINJE as part of its “Best Commercial Real Estate Leaders 2026” series.

Full publication here: BINJE_073026

This honor highlights exceptional attorneys who have demonstrated leadership, expertise, and influence in the commercial real estate industry. Kellen, Chris, Matthew and Charlie are highly regarded for their deep understanding of complex real estate transactions, forward-thinking strategies, and unwavering commitment to client success.

At MSW, they play a pivotal role in representing developers, investors, institutions, and businesses in all aspects of real estate acquisition, financing, development, and leasing.
Their inclusion in BINJE’s 2026 list underscores their continued impact on shaping the commercial real estate landscape throughout New Jersey and beyond.

Congratulations on this well-deserved recognition.

By Matthew Gilson and Chris Murphy

On July 13, 2026, the New Jersey Supreme Court issued a ruling that changes how “inherently beneficial use” variance applications will be evaluated under the Municipal Land Use Law (MLUL), and it’s going to matter for a lot of projects, from senior housing and assisted living facilities to hospitals, schools, childcare centers, group homes, and renewable energy installations.

Developers seeking variances for inherently beneficial uses can no longer coast on that label alone. The Court has revised the fourth step of the long-standing Sica v. Board of Adjustment of Wall balancing test to require applicants to affirmatively show that their proposed variance won’t substantially impair the intent and purpose of the local zone plan and zoning ordinance. Simply put: “inherently beneficial” gets your foot in the door, but it doesn’t win the case anymore.

That said, this isn’t as strict as it might sound. The Court was careful to clarify that this new requirement is not the same as the heightened “quality of proof” standard from Medici v. BPR Co., which still applies only to uses that are not inherently beneficial.

Some Background: How We Got Here

To understand why this matters, it helps to know the legal landscape the Court was working with.

New Jersey law defines an “inherently beneficial use” (N.J.S.A. 40:55D-4) as one that’s “universally considered of value to the community because it fundamentally serves the public good and promotes the general welfare.” Hospitals, schools, childcare centers, group homes, and wind/solar energy facilities all fall into this category.

Back in 1987, Medici v. BPR Co., 107 N.J. 1 (1987), set a tough evidentiary bar for the second “negative criterion” under the MLUL, but only for uses that weren’t inherently beneficial. Then in 1992, Sica v. Board of Adjustment of Wall, 127 N.J. 152 (1992), held that this enhanced Medici standard shouldn’t apply to inherently beneficial uses, and instead laid out a four-step balancing test:

1. Identify the public interest at stake.
2. Identify the detrimental effects of granting the variance.
3. Consider reasonable conditions that could reduce those detriments.
4. Weigh the positive and negative criteria to decide whether the variance would cause a substantial detriment to the public good.

Then, in 1997, the Legislature amended N.J.S.A. 40:55D-70 to make clear that all variance applicants, regardless of how beneficial their use might be, need to satisfy both negative criteria. The idea was to restore some balance, so municipalities could still evaluate site-specific impacts even when a project serves an undeniably good public purpose.

Fast forward to this year’s case, and the Supreme Court decided that the original Sica framework hadn’t quite kept pace with that 1997 amendment, which is exactly what it set out to fix.

The Case: Monarch Communities in Montville Township

The dispute arose from a fairly typical, if contentious, senior housing proposal. The property at issue sits on eight acres at 205–207 Changebridge Road in Montville Township, zoned R-20A residential. It’s currently a farm with a small single-family home, tucked in among single-family residences, a townhouse development, a childcare facility, and the municipal complex.

In February 2020, Monarch Communities, LLC applied for a use variance under N.J.S.A. 40:55D-70(d)(1) to build a 165-unit, three-story senior housing community, combining congregate apartments, assisted living, and memory care, with 15% of the units set aside as affordable housing. Nobody disputed that this was an inherently beneficial use.

Even so, after a seven-day hearing, the Zoning Board denied the application. The Board acknowledged the inherently beneficial nature of the project but found that its benefits were “substantially outweighed by the detrimental effects upon the integrity of the zoning plan.” Monarch appealed, and the trial court reversed and remanded. The Appellate Division then affirmed that reversal, reasoning that the master plan didn’t control because the implementing zoning ordinance hadn’t actually been adopted. The Supreme Court took up the case to decide whether the Appellate Division had properly applied the second negative criterion.

What the Court Actually Changed

The Supreme Court rewrote the fourth step of the Sica test. Here’s the new language, straight from the opinion:

“Fourth, the Board should determine whether the applicant has made a showing that the variance or other relief sought will not substantially impair the intent and the purpose of the zoning plan and zoning ordinance. If the applicant has not made such a showing, the variance may not be granted. If the applicant has made such a showing, the Board should then weigh the positive and negative criteria and determine whether, on balance, the grant of the variance would cause a substantial detriment to the public good.”

In plain English, this turns the fourth step into a two-part gate:

1. Threshold showing: The applicant must first affirmatively prove that the variance won’t substantially impair the municipality’s zone plan and zoning ordinance. If they can’t clear this bar, the application is denied – full stop, no further balancing required.
2. Balancing, but only if you clear the threshold: If the applicant does make that showing, the board then moves on to weigh the positive and negative criteria to determine whether granting the variance would still cause a substantial detriment to the public good.

What This Means for Developers Going Forward

The practical takeaway is straightforward: the “inherently beneficial” label is no longer a shortcut. Applicants need to come to the table with real, substantive evidence, not just an assertion that their project serves the public good.

In practice, this means:

• Retaining planning experts early. You’ll need someone who can dig into the master plan and zoning ordinance in real detail.
• Making the affirmative case. Your experts need to explain specifically why the proposed use is consistent with, or at least doesn’t undermine, the zone plan’s overall vision.
• Addressing site-specific factors. Boards and courts will want to see what distinguishes your particular site and application from something that looks more like a general rezoning request.

To be clear, this doesn’t mean inherently beneficial use applicants now face the same uphill climb as everyone else. The Court reaffirmed that the tougher Medici proof standard still applies only to non-inherently beneficial uses. But “more than a bare assertion of inherent public benefit” is now the floor and applicants have to actually engage with the zoning plan, not just point to the nature of their use and expect that to carry the day.

What Clients Should Do Now

If you have a use variance application pending for an inherently beneficial use, now’s the time to take a hard look at your record:

• Make sure you have an affirmative evidentiary showing on the second negative criterion; specifically, the impact on the zone plan and zoning ordinance.
• If that showing is thin, supplement the record with expert testimony before it’s too late.
• Get your planning experts involved early to put together a thorough analysis of the master plan, zoning ordinance, and the zoning history of your specific property.
• Reframe your presentation: lead with why the proposed use doesn’t impair the zone plan, not just why the use is inherently beneficial.
• And, as always, work with experienced land use counsel to navigate the process. This ruling adds a new layer of complexity that’s worth getting right the first time.

Contact Us

For more information, please contact the MSW Land Use Team:

Matthew Gilson
Partner
Office: (973) 241-3478
mgilson@murphyllp.com

Chris J. Murphy
Partner
Office: (973) 705-7421
cmurphy@murphyllp.com

NJ TRANSIT has begun implementing its ambitious LAND Plan (Leveraging Assets for Non-Farebox Dollars), a long-term initiative designed to unlock the development potential of approximately 8,000 acres of agency-owned property throughout New Jersey. The program seeks to generate new revenue streams for NJ TRANSIT while helping address New Jersey’s housing shortage through transit-oriented development (TOD), mixed-use projects, and strategic public-private partnerships. NJ TRANSIT has identified the potential for thousands of new housing units, substantial economic activity, and significant long-term revenue generation through the strategic redevelopment of underutilized land adjacent to transit assets.

For developers, investors, and institutional partners, the LAND Plan represents one of the most significant public-sector development initiatives to emerge in New Jersey in decades.

A Rare Statewide Development Platform

Unlike a traditional municipal redevelopment opportunity, the LAND Plan offers access to a statewide portfolio of transit-adjacent assets located in both established urban markets and emerging growth corridors. These sites share one increasingly scarce characteristic: direct access to transportation infrastructure.

NJ TRANSIT began bringing LAND Plan opportunities to market in 2026, starting with its Bayonne 34th Street Station solicitation, and has identified a pipeline of additional sites throughout the state, including properties in Bordentown, Burlington South, Liberty State Park, Netherwood, Pennsauken, Princeton Junction, Riverside, Trenton, and Union City. The agency has also indicated that it will continue to consider unsolicited development proposals involving NJ TRANSIT-owned property that advance its transit-oriented development objectives.

This combination of formal procurements and flexibility for developer-driven proposals presents opportunities for both established TOD developers and new entrants seeking a foothold in New Jersey’s evolving development landscape.

More Than Real Estate: A Public-Private Partnership Opportunity

Developers evaluating LAND Plan opportunities should recognize that these projects are far more than conventional real estate deals. They are sophisticated public-private partnerships that require navigating multiple layers of governmental, regulatory, financial, and community stakeholder interests.

Successful projects will frequently require the integration of:

• Ground leases and master development agreements
• Public procurement and contracting requirements
• Municipal redevelopment plans and redevelopment agreements
• Local and state land use approvals
• Affordable housing obligations
• Environmental remediation and permitting issues
• Parking, mobility, and transportation planning
• Tax credits, incentives, and public financing tools
• Community engagement and stakeholder coordination

In many respects, developers responding to LAND Plan opportunities will be evaluated not only on project design and financial capability, but also on their ability to navigate a complex public-sector framework and deliver transformative projects that advance both local and statewide policy objectives.

The Bayonne 34th Street Project Sets the Tone

NJ TRANSIT’s first LAND Plan solicitation demonstrates the type of opportunity the agency intends to bring to market.
The Bayonne 34th Street Station RFQ/P encompasses approximately 4.3 acres adjacent to the Hudson-Bergen Light Rail Station. NJ TRANSIT envisions a vibrant mixed-use and mixed-income development featuring residential uses, ground-floor retail, enhanced commuter amenities, sustainable design elements, and strengthened connectivity to the region’s transit network.

Notably, the solicitation highlights a number of potential economic development tools that may support project feasibility, including:

• Aspire Tax Credits
• Brownfields Redevelopment Incentives
• Payment In Lieu of Taxes (PILOT) agreements
• Redevelopment Area Bonds (RABs)

The inclusion of these tools underscores a critical reality of many LAND Plan projects: the most competitive and financeable proposals will likely require sophisticated capital-stack strategies that effectively combine private investment with available public incentives and financing mechanisms.

Why Developers Should Be Preparing Now

Although many LAND Plan opportunities are still in the early stages of rollout, developers interested in participating should begin evaluating potential opportunities well before solicitations are released.

Early-stage diligence should include consideration of:

• Ownership and site-control structures
• Ground lease economics and risk allocation
• Redevelopment area designations and municipal planning objectives
• Entitlement pathways and zoning considerations
• Affordable housing requirements
• Infrastructure and transportation obligations
• Incentive eligibility and application timing
• Community and political considerations
• Financing and capital-stack strategies

Developers that understand these issues in advance will be better positioned to move decisively when opportunities become available and to submit proposals that address both market realities and public-sector priorities.

How MSW Can Help

Our team has significant experience representing developers in complex public-private real estate transactions throughout New Jersey, including projects involving NJ TRANSIT and other governmental entities.

What distinguishes our team is our ability to provide a fully integrated platform of legal services from project conception through closing and delivery.

Real Estate and Transactional

Our attorneys routinely structure and negotiate:

• Purchase and sale agreements
• Ground leases
• Master developer agreements
• Redevelopment agreements
• Joint venture arrangements
• Public-private partnership transactions
• Financing and closing documents

Land Use, Redevelopment and Entitlements

We guide developers through:

• Local redevelopment designations and planning processes
• Municipal, county, and regional approvals
• State permitting and regulatory approvals
• Environmental review and compliance
• Community engagement strategies
• Project entitlements through local and state governmental agencies

Economic Incentives and Project Finance

Our team has extensive experience securing and structuring:

• Aspire Tax Credits
• PILOT agreements
• Redevelopment Area Bonds
• Brownfields redevelopment incentives
• Infrastructure financing
• Other state and local economic development programs

Collectively, our attorneys have helped secure more than $400 million in Aspire tax credit awards and have extensive experience negotiating PILOT agreements and advising clients on incentive-backed redevelopment projects throughout New Jersey.

The Opportunity Ahead

The LAND Plan reflects more than a real estate initiative; it is a strategic effort to reshape how communities grow around New Jersey’s transit network. By leveraging publicly owned assets to create housing, attract investment, and generate long-term revenue, NJ TRANSIT is creating a new generation of “live-and-ride” communities across the state.

For developers, the opportunity is significant. But success will require more than identifying a strong site. It will require the ability to structure complex public-private partnerships, secure entitlements, assemble incentive packages, navigate stakeholder interests, and execute transformative projects from start to finish.

MSW is uniquely positioned to assist clients at every stage of that process. As additional LAND Plan opportunities come to market, our team stands ready to help developers evaluate, pursue, structure, finance, entitle, and close these landmark projects.

For more information about NJ TRANSIT LAND Plan opportunities, please contact:

Chris J. Murphy
Chair, Land Use, Zoning and Redevelopment
Chair, Tax Credits & Incentives
Phone: (973) 705-7421
Email: cmurphy@murphyllp.com

Brendan Pytka
Director of Tax Credits & Incentives
Phone: (862) 418-3702
Email: bpytka@murphyllp.com

Murphy Schiller & Wilkes LLP (MSW) is proud to announce that partner Chris Murphy will serve as a panelist at the 2026 Governor’s Conference on Housing and Economic Development, one of New Jersey’s premier gatherings of leaders in real estate, economic development, government, and community investment.

Chris will participate in the panel discussion:

State Incentive Programs Driving Diverse Projects, Equitable Development in New Jersey
Date/Time: 4:00 PM – 5:15 PM
Location: Wildwood 25/26

As New Jersey continues to leverage a broad range of incentive programs to catalyze transformative development, this session will explore how state-supported initiatives are helping bring impactful projects to life across the state. Panelists will discuss the role of historic redevelopment tax credits, financing tools for mixed-use and arts-related developments, film industry incentives, and other programs that are helping close financing gaps, attract private investment, and advance community-focused development.

Drawing on his extensive experience advising developers, investors, and project stakeholders, Chris will share insights on how incentive programs can be strategically utilized to support equitable development, expand affordable and market-rate housing opportunities, and strengthen communities throughout New Jersey.

The discussion will feature developers and industry experts who are actively leveraging these programs to create vibrant neighborhoods, drive economic growth, and deliver projects that generate long-term value for residents and businesses alike.

We look forward to Chris contributing to this important conversation about the future of housing, redevelopment, and economic investment in New Jersey.

For more information, please click here: Home – 2026 Governor’s Conference on Housing and Economic Development

The MSW Tax Credits & Incentives team recently secured a 25-year Payment in Lieu of Taxes (PILOT) agreement for the development of a new five-story, 65-unit residential building in Newark’s North Ward. The project will include 52 market-rate residential units and 13 affordable housing units, helping to expand housing opportunities within the community. Residents will also enjoy a variety of amenities, including a fitness center and resident lounge.

MSW attorney Benjamin Lindeman led the project team, working alongside Brendan Pytka, MSW’s Director of Tax Credits & Incentives, and paralegal Julie Prelich.

Congratulations to our team and all project stakeholders on reaching this important milestone. We are proud to support a development that will contribute to the continued growth and revitalization of Newark’s North Ward.