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REAL ESTATE JOURNAL the most comprehensive source for commercial real estate news

Volume 24 Issue 2 January 27 - February 9, 2012

ISSUE HIGHLIGHTS Development of the Month: DBSi’s TekPark

20-21A Economic Development Spotlight

25-37A Max Spann to speak at Network Conference


Marcus & Millichap represent buyer & seller in $16.6m sale

WP Realty sells Festival at Exton & Berkshire Square for $40.6 million


xton, PA — WP Realty announced the $24 million sale of Festival at Exton. Festival at Exton is a 152,000 s/f shopping center. The center, originally constructed in 1991, was redeveloped in 2008 to expand the vacant Clemens box to 52,748 s/f to accommodate Marshalls / Home Goods. WP Realty also announced the $16.6 million sale of Berkshire Square located in Wyomissing. Berkshire Square is a 323,044 s/f shopping center anchored by Wal-Mart, Redner’s Markets, and Staples. WP Realty purchased a 112,119 s/f portion of the property in August 2005, with an occupancy rate of 100% including Redner ’s in 51,335 s/f and Staples in 23,144 s/f. Through a difficult economic environment, WP Realty has maintained near 100% occupancy

Festival at Exton at the center and has added long term stability to the asset by extending Redner’s term by 15 years through November 2020. Marcus & Millichap Real Estate Investment Services, Mark Taylor and Dean Zang, senior directors in the firm’s Washington, D.C. and Philadelphia offices, represented

the seller, WP Realty, and the buyer, Paramount Realty Services Inc. “Berkshire Square is part of a larger nine-parcel condominium project known as Berkshire Square Condominiums,” said Taylor. “The shopping center is located within the condominium units and is shadow- anchored by Walmart and LA Fitness.”

“In addition to the complication of the condominium issue, the property had a loan that needed to be assumed,” Taylor continues. “The assumption process was long and arduous, but the seller and the buyer worked together to get through several obstacles presented by the lender and the special servicer.” n

Jeffrey S. Horowitz of Cooper-Horowitz arranges financing totaling $32.7 million Jeffrey S. Horowitz of CooperHorowitz, Inc. has arranged the financing totaling $32.7 million on the following properties: 1. 183-11 Hillside Ave., Jamaica, NY: An existing apartment building containing 163


Green Buildings........................................ 5-12A Owners, Developers & Managers........... 13-24A Economic Development......................... 25-37A Shopping Centers featuring ICSC Show....Section B

Upcoming Spotlight Property Management Spotlight February 10th Extra distribution at IREM Conference & Expo

183-11 Hillside Avenue, Jamaica, NY

units, medical offices and onsite parking. The loan was for $6 .million 2. 31-19 Newtown Ave., Astoria, NY: An existing 10 story office building. The loan was for $12.7 million. 3. 633-647 Old Post Rd., Bedford Village, NY: An existing historic 3-story building with 25 apartments and 6 retail stores The loan was for $3.8 million. 4. 299 St. Marks Pl., Staten Island, NY: An existing 6 story apartment building containing 70 units. The loan was for $4 million. 5. 116-118 MacDougal St., New York, NY: Two 5-story walk up apartment buildings containing 38 units and 4 retail stores. The loan was for $5million. 6. 105 Ave. B, New York: mixed-use building containing 12 apartments and 2 retail stores. The loan was for $1.2 million. n

A Inside Cover — January 27 - February 9, 2012 — Mid

Atlantic Real Estate Journal

Real estate financing experts are easy to find... $24,000,000 Multi-Family Rental Bethlehem, PA

$15,000,000 Office Building Summit, NJ

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Mid Atlantic Real Estate Journal — January 27 - February 9, 2012 — 1A


YRC Worldwide Directs







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2A — January 27 - February 9, 2012 — Mid


Atlantic Real Estate Journal


Real Estate Journal

Mid Atlantic REAL ESTATE JOURNAL Publisher ............................................................................Linda Christman Co-Publisher .........................................................................Joe Christman Section Publisher ..............................................................Michael Campisi

A Greener NJ............................................................ 6A Aegis Energy Services.............................................. 7A A-L Services, Inc. ................................................... 18A Aldo Design Group ................................................. 14A Allied Building Corp. ............................................. 30A All-Rite Construction ............................................... 8B Atloona Blair County ............................................. 33A Auction Directory ..................................................... 4A Barry Isett & Associates ........................................ 20A BEP ......................................................................... 29A Bill Board Directory ............................................... 40A BL Companies. ......................................................... 8B Brasler Properties ...............................................IBC-A BR Kreider & Son, Inc. ............................................ 2B Capitol Aerials .......................................................... 7A Carl Berger Associates ........................................... 36A CBC Bennett Williams.......................................... IC-B Cooper Roofing ....................................................... 15A CREATE ................................................................... 8B D2CA Architects LLC............................................. 21A Delmarpa Janitorial Svcs. ..................................... 16A E&R Properties. ..................................................... 14A Earth Engineering ................................................... 2B Final Flat Roof (Hudson Valley Coatings, LLC.) .. 19A Fowler ..................................................................... 24A Gilbeaux Associates ................................................. 7A Greenville - Reynolds ............................................. 34A H.T. Lyons ............................................................... 21A Haftek CWS............................................................ 24A HESS ...................................................................... 14A Hylant Environmental ............................................. 3B Interchange ............................................................ 31A IREM ................................................................. 22-23A Jersey City Economic Dev...................................... 27A Katz Properties ........................................................ 1B Lipinski ................................................................... 13B M Miller & Son ......................................................... 3A Marcus & Millichap. ................................................ 7B Mercer County........................................................ 26A Meridian Capital Group. ......................................... 3A Metro Commercial ................................................... 9B Mid Atlantic BC Directory ..................................... 39A NAI Summit ................................................. 40A,FC-B Nave Newell ............................................................. 3B New Castle County, DE ......................................... 37A NJ Meadowlands Commission .............................. 28A NRC Realty & Capital Advisors .............................. 1A Ondra-Huyett Assoc. Inc........................................ 20A PennCap ............................................................... BC-A Penn’s Northeast .................................................... 35A Penn-Northwest Dev. Corp. ................................... 34A Poskanzer Skott Architects ................................... 16A Provident Bank ..................................................... IC-A RD Management LLC ....................................... 10-11B Remco........................................................................ 3B Renewable Power ..................................................... 9A Retail BC Directory................................................ 15B Retail Brokerage Directory................................16-I7B ROCK Commercial ................................................... 2B RT Environmental Svcs. ........................................ 32A Spillman Farmer Architects .................................. 30A Subway ..................................................................... 6B Sun Farm Network .................................................11A TRG ........................................................................... 3B West Side Hammer Electric. ................................. 21A

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Section Publisher ................................................................ Elaine Fanning Senior Editor/Graphic Artist ................................................ Karen Vachon Production Assistant ........................................................ Rachel Rugman Office Manager ...................................................................Joanne Gavaza Editorial Consultant ............................................................. Ben Summers

By Dennis A. Scardilli, Esq., MAI Tax Appeals & Real Estate Professionals - Perfect Together

Guest Columnist .......................................... Dennis A. Scardilli, Esq., MAI Mid Atlantic REAL ESTATE JOURNAL ~ Published Semi-Monthly P.O. Box 26 Accord, MA 02018 (Mail) 312 Market Street, Rockland, MA 02370 (Overnight) Periodicals postage paid at Rockland, Massachusetts and additional mailing offices Postmaster send address change to:


o, I can’t say it with the Brahman accent of former New Jersey Governor Thomas Keane, but I believe it with the same level of sincerity he put into those 1980s tourism ads. Not exactly Arnold and Maria, but then again, the dynamic of that, now shattered, relationship is not so different from the one between taxpayers and the tax appeal process. Without going into lawyerspeak, here’s what a real estate professional needs to know about the tax appeal sorted state of affairs (besides continuing to read the MAREJ). Every municipality in New Jersey, and probably in the entire MAREJ publication area, relies primarily upon real estate taxes to fund their budgets. Real estate taxes rely on the market value of real property, as expressed in real property assessments. Real estate values have plummeted from when most assessments were set and values are still going south. As a result, the declining real estate market means that municipal budgets are tighter than the pants on the Jersey Shore cast. So, don’t expect a high five when you or your client file an appeal, but don’t take it personally. It gets worse. In New Jersey, the municipality is required to credit the taxpayer with the full amount of the real estate taxes when an assessment is reduced. By the time that judgment is rendered, taxes have already been paid.

Mid Atlantic Real Estate Journal, P.O. Box 26, Accord, MA 02018 USPS #22-358 | Vol. 24 Issue 2 Subscription rates: $99 - one year, $198 - two years, $4 - single copy REPORT AN ERROR IMMEDIATELY MARE Journal will not be responsible for more than one incorrect insertion Toll-Free: (800) 584-1062 | MA: (781) 871-5298 | Fax: (781) 871-5299

The views expressed by contributing columnists are not necessarily representative of the Mid Atlantic Real Estate Journal

While the municipality must credit the taxpayer with the full amount of overpaid taxes, the municipality does not get that money back from the school board and county. In many jurisdictions, the school board and county tax account for at least 50%, and perhaps up to 70 or 80% of the real property tax burden. To minimize the effect of this, you may want to cut a deal where a minimal reduction is granted in the current year, but more significant reductions are granted in subsequent years. New Jersey’s tax assessment and budgeting process is quill pen and green eyeshade in a digital world. Almost every one of the state’s 566 municipalities has an assessor. Most of them are part time, with minimal and/or antiquated resources. Except for a few large jurisdictions, local governments cannot afford the high-tech valuation tools necessary to keep up with the real estate market. As a result, it is more difficult for a municipality to keep up with changes in real property value than it is for anyone

over 21 to keep up with Kim Kardashian’s paramours. Many other state’s taxing jurisdictions utilize linear regression computer programs to track changes in market value and revise assessments annually. While that does not facilitate get-out-the-vote on Election Day, voters actually have the power to reward public officials for doing the right thing. What can a real estate professional do about the current state of affairs of real property assessments in New Jersey (and other MAREJ states)? 1) Do not feel bad about filing, or encouraging your clients to file, a tax appeal. Do not even feel bad if you are a municipal government official. Look at it this way. It is not the government’s money. It is the people’s money. 2) Make a realistic evaluation of whether or not the property is due a reduction in assessment. Do some homework, hire an appraiser and/or talk to an attorney who is familiar with the real property tax assessment appeal process. continued on page 3A

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Mid Atlantic Real Estate Journal — January 27 - February 9, 2012 — 3A


They wrote the policy.

Hali of Resource Realty represents Sana Sleep Study

Weiss Realty orchestrates two leases totaling 6,666 s/f


DISON, NJ — Jaime Weiss, managing member of Colonial Village Associates and president of Weiss Realty, the center ’s leasing and managing agent, has announced Jaime Weiss that Brooklyn Boys Pizza & Deli has leased 1,350 s/f at Colonial Village Shopping Center located at Rte. 27 and Parsonage Rd. With this lease, the retail portion of The Shops at Colonial Village is now one hundred percent leased. UNION, NJ — Matthew Weiss, VP of Weiss Realty announced the signing of two

lease transactions totaling 5,316 s/f at Kennedy Medical Center with Sana Sleep Study, Inc. and Dr. Juan A. Gonzalez, Surgical Specialist of North Jersey. Todd Hali, VP of Resource Realty repreMatthew Weiss sented Sana Sleep Study. Maria Zamora, president of the MedWin Group advised Dr. Gonzalez in the long-term lease transaction. “We are very pleased with the signing of these new medical/office tenants to long term lease commitments� said Andrew Fish, managing member of TREECO, The Real Estate

Equity Company of New Jersey, the owner and property manager. “Our signing of these leases further confirms that Kennedy Medical Center is an attractive and highly desirable location for medical/ office tenants.â€? Kennedy Medical Center located at 3196 Kennedy Boulevard is a 4-story art-deco building located off Rte. 3 in Union City, one of the nation’s most densely populated cities. The 100,000 s/f building now has 8,000 s/f of medical office space available. Situated in an Urban Enterprises Zone and zoned for most medical uses, the building features include treatment rooms with spacious waiting areas for patients and family members. â–

Tax Appeals & Real Estate Professionals - Perfect . . . continued from page 2A 3) File timely. The statutory NJ tax appeal deadline is April 1 for municipalities in which a revaluation did not go into effect (which means April 2, 2012 since April 1st is a Sunday). If there was a reevaluation, the deadline is May 1, 2012. 4) Treat the tax assessment

process seriously and the tax assessor with respect. Don’t bring the tax assessor the competitive market analysis (CMA) prepared by your Realtor brother-in-law at 3:30 PM on filing day. If you are a single-family homeowner, hire an appraiser and talk to the assessor. If you own commercial

8th Annual Special Edition spotlighting . . .


M. MILLER & SON Public Adjusters

Since 1960 1211 Liberty Ave., Hillside, NJ 07205 â—? Tel: 908-355-4800 â—?

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or industrial properties, hire a knowledgeable attorney and appraiser early in the process. Follow the MAREJ throughout the year for more on filing, and winning, real estate tax appeals. Dennis A. Scardilli, Esq., MAI, Admitted to Practice Law in NJ & PA. â–

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MAREJ will be compiling information and selecting the: Largest office, Industrial & Retail Transactions of the Year Best Shopping Center Development of the Year 4 Best Developer of the Year Best Financial Institution 4 Largest Financial Transaction of the Year Top Brokers List 4 Top Owners List Most Innovative Architect 4 Best Renovation Project Help us select the Best of 2011! Send in your submissions today or call for an application form

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MAREJ’s Best of 2011 is a juried competition based on submissions and nominations from MAREJ’s commercial real estate community. Winners will be selected based on company size (# of employees) and size of the deal/transaction. Top brokers will be selected based on largest deal for 2011. Submissions from Mid-Atlantic states will be judged in separate categories. All are welcome to participate.






4A — January 27 - February 9, 2012 — Mid

Atlantic Real Estate Journal


To coordinate sale of 62 industrial sites

YRC Worldwide retains NRC Max Spann to speak Realty & Capital Advisors at IMN Conference


HICAGO, IL — NRC Realty & Capital Advisors, LLC, announced that it has been retained by YRC Worldwide to coordinate the sale of 62 surplus cross-dock industrial sites located throughout the country. Geographically, the sites are primarily in the Southeast and Midwest with the remaining sites in New England, TX and Los Angeles, CA. While the sites are improved with cross-dock terminals, they are also adaptable to a variety of industrial, and in some cases retail, uses. YRC Worldwide has one of the largest less-than-truckload (LTL) networks in North America YRC Worldwide has designated these sites as surplus and has closed the facilities over the past several years. “Our vacant sites are currently a liability with substantial holding cost, mainte-

828 Seaboard Ave. in Chesapeake, VA nance and real estate taxes”, formation and to receive sale said Jamie Pierson, chief updates, register online visit financial officer of YRC World- the NRC website. wide. “We have chosen the “This sale offers some great auction process to monetize opportunities” said Evan these properties and turn a Gladstone, NRC’s executive liability into an asset which managing director. “While can be quickly reinvested in the demand for industrial our business. Some of these real estate has been gradusites have been on the market ally improving over the past for over three years, and YRC 12 months, many of the sites Worldwide is marking them will likely sell to smaller or down to sell”. other types of trucking users, The properties will be sold investor buyers and for adapthrough NRC’s sealed bid tive reuse. We expect interest format. The bid deadline has from adjacent property ownbeen set for March 15, 2012. ers, industrial developers and To view property specific in- opportunistic investors.” ■

NEW YORK, — President and Chief Executive Officer Max Spann, of Max Spann Real Estate and Auction C o m p a n y, will address the 3rd Annual Bank and Financial Institutions Special Max Spann Asset Executive Conference on Real Estate Workouts which will be held on March 12 and 13 at the Hotel Marriot in downtown New York City. Spann will discuss real estate auctions for bank-owned properties as the most efficient way for financial institutions to dispose of their non-performing assets. Max Spann, Real Estate & Auction Co., a multifaceted national real estate company and auction house, has been

an industry leader in accelerated marketing and consulting services since 1890.

Spann will discuss real estate auctions for bankowned properties as the most efficient way for financial institutions to dispose of their non-performing assets.

The Information Management Network’s (IMN) series of Bank and Special Asset Forums on Distressed Real Estate addresses issues such as single asset vs. portfolio sales, FDIC sales, selling assets in a bankruptcy setting, selling to foreign buyers, collecting and enforcing judgments as well as many other issues. IMN hosts 15 real estate conferences a year where panelists discuss critical real estate issues. ■


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Mid Atlantic Real Estate Journal — January 27 - February 9, 2012 — 5A


Mid Atlantic Real Estate Journal — January 27 - February 9, 2012 — 5A

Also ranked in the top three among 64

By Mike Mumper, High Construction

Liberty Property Trust earns Energy Star Cert.

If LEED is green, Why am I operating in the Red?


OLUMBIA, MD — Liberty Property Trust today announced it has added Energy Star certification at a sixth building in it Maryland region, the 71st in its national portfolio. The office building is located at 9770 Patuxent Woods Drive in Columbia. “Our experience has been that Energy Star buildings are saving on average more than a third of energy costs when compared to traditional buildings, and these are savings that pass directly to our tenants when they pay their energy bills,” said Lisa Sullivan, vice president and city manager, Liberty Property Trust. “We remain focused on proactively managing energy efficiency and are working to certify as many of our buildings as possible.” Five Liberty buildings in Maryland were Energy Star recertified earlier this year. These include 4 North Park Drive (North Park Business Community) and 307 International Circle (Longview Business Center,) both in Hunt Valley, and 6220 and 6230 Old Dobbin Lane (Columbia Crossing) and 9755 Patuxent Woods Drive (Patuxent Woods Business Center) in Columbia. Across the nation, Liberty has received Energy Star certification for 71 buildings in 14 regions from Philadelphia to Florida, Illinois to Arizona. Buildings are measured on a points system that considers energy use, location, size, weather patterns and several operating characteristics. Those that receive a score of 75 points or more (out of 100) are honored with the designation. Energy Star was introduced in 1992 as a voluntary, market-based partnership to reduce air pollution through increased energy efficiency. Today, in partnership with the Department of Energy, the program offers businesses and consumers efficient solutions to save energy, money and help protect the environment for future generations. More than 17,000 organizations have be-

9770 Patuxent Woods in Columbia, MD come Energy Star partners. MALVERN, PA — For the second year in a row, Liberty Property Trust has ranked in the top three among 64 North and South America-based commercial real estate companies and funds for its environmental and social performance. The international study – “GRESB 2011 Research Report” – was completed by the GRESB Foundation (Global Real Estate Sustainability Benchmark). The GRESB study ranks commercial real estate companies and funds in North and South America, Europe, Asia and Australia in the areas of Management, Policy & Disclosure, Strategy & Analysis, Monitoring & Environmental Management Systems, Performance Indicators, Certification, and Social Factors. Equally important, Liberty placed in the top 19% among the340 real estate companies surveyed globally, to qualify for the top honor of being recognized as a GRESB “Green Star.” “The GRESB report is important not only because it helps us understand how our current sustainable practices measure up, but it also provides a tool that helps us identify the areas where we can make additional improvements,” said Marla Thalheimer, Liberty’s manager of sustainability. “We are committed to achieving a sustainable and high performance portfolio that provides extraordinary work environments for our tenants and this report is a valuable

resource to help us achieve success.” Liberty Property Trust was one of the earliest adopters of commercial real estate sustainable design and property management. The company began developing its first project, a LEED Gold certified office building in Allentown, Pennsylvania (now known as The Plaza at PPL) in 2001. Since then Liberty has invested more than $1.5 billion in 43 USGBC LEED registered and/or certified sustainable office and industrial buildings, including the 975’ foot high Comcast Center, one of the tallest green buildings in the United States, and the Philadelphia Navy Yard, the only commercial park to include seven LEED registered and certified buildings, earning Certified, Silver, Gold and Platinum certifications from the US Green Building Council. In the last two years the developer has also received 79 Energy Star certifications for buildings in 14 states. Focusing on Energy Savings A major focus of Liberty’s sustainability program is energy efficiency. In addition to the environmental benefits, it is important to the company to help its tenants save money and keep its operating expenses as low as possible. Liberty benchmarks energy use in 100%of its managed buildings using Energy Star Portfolio Manager, and also helps control electric costs using the company’s innovative

When building owners and developers think about sustainability and saving energy in new construction, they typically think LEED. The US Green Building Council developed this certification Mike Mumper process to provide independent, third-party verification that a building is designed and built using strategies aimed at achieving high performance in key areas of human and environmental health: sustainable site development, water savings, energy efficiency, materials selection and indoor environmental quality. It would stand to reason that a project certified by the USGBC LEED program would achieve maximum energy performance. But, the two are not necessarily mutually inclusive. A study conducted a few years ago by New Buildings Institute (NBI), White Salmon, WA, showed that about half of the projects certified by the USGBC LEED program that were included in the study did not meet EPA-certified ENERGY STAR certification criteria. ENERGY STAR scores are used to assess a building’s energy performance, and are based upon building type, size, and a minimum of one year of energy use data. Essentially, more effort is needed to ensure life-cycle cost benefits in the form of energy savings and reduced operating costs. The key to energy savings comes through a building operator ’s involvement in the design process and then ensuring that what was designed is actually installed and functional. LEED attempts to address this issue via additional points for enhanced building commissioning (a process which is intended to provide system testing). But, similar to energy conservation points being awarded based on design elements, commissioning points may be obtained by

simply having a commissioning plan and providing the resulting documentation, not necessarily from acting on any of the findings. The NBI study does indicate that projects that achieved LEED points for performance measurement showed better energy performance than the average sample group as a whole. Performance measurement provides the ability for system performance monitoring on an ongoing basis. Suggested changes in the LEED process for 2012 continue to emphasize these options. However, without involvement from the building operator, simply having the ability to monitor performance does little, if no one is actually monitoring or knows what to look for. Does this mean that LEED design and certification provides no value? Absolutely not. The LEED process addresses the sustainable aspects of the building process. Owners of LEED buildings have been rewarded for use of building sites that would have otherwise been considered unsuitable. Similarly, local sourcing of building materials has reduced the carbon footprint of the building process itself. Water conservation and recycling are also significant pieces of the process as well. However, what may gain points on a LEED score card may not be the right solution for your building. Moreover, simply choosing LEED as means of showing environmental stewardship can provide mixed long-term performance results. Following these tips will help to assure that you get the maximum benefit from the LEED process: • Stay involved in the process to understand the basics of the design • Engage an owner’s representative that understands building operation, building performance, and building construction • Use the knowledge gained from the first two steps to establish criteria for monitoring your building’s performance so you will know, in real time, continued on page 6A

6A — January 27 - February 9, 2012 — Green Buildings — Mid

Atlantic Real Estate Journal

GREEN BUILDINGS By Dave Ward, A Greener New Jersey, LLC

SunTracker Active Skylight features a solar powered, GPS controlled, active mirror system


ILLSBOROUGH, NJ – Daylight! Humans crave it. Optimal Human Performance depends on it. But what is the best method for achieving maximum daylighting within a Dave Ward space? We all know people need daylight. When you go on vacation, do you typically go to another building? Of course not, most people go to the beach, the

mountains, a lake – outdoor activities. On the first warm day of spring, everyone heads outside for lunch and people start walking, running, and biking outside. Why? After being cooped up inside all winter, people can’t wait to get outside as soon as they can! Up until the late 1890’s the ONLY light humans had was daylight or fire. Edison’s invention was tremendous, but what it essentially did was turn us into modern cave dwellers. You’ve heard of malnutrition. Mal-Illumination is also a critical problem that is finally becoming recognized as a sig-

nificant issue. For optimal human performance – in school, at work, in retail – in any built environment – we need daylight. It just makes sense. But how does one efficiently provide daylight without all the common issues like UV damage, heat gain, HVAC loss, glare, uneven light levels and a lack of functional light levels in the morning and afternoon? The answer is the SunTracker Active Skylight! After years of research and testing, Ciralight Global has perfected a new kind of skylight that

overcomes ALL the problems with traditional skylights and other forms of daylighting. The SunTracker Active Skylight features a solar powered, GPS controlled, active mirror system that brings in daylight from an hour after dawn to an hour before dusk – providing functional light levels all day, almost every day. The GPS is set for the location of installation and it knows where the sun comes up. Every 10 minutes it rotates to track the sun; and at the end of the day, it rotates back to where the sun will rise tomorrow. It gets better! The dome is

clear impact resistant acrylic and its shape maximizes solar penetration. With low profile domes, most of the light reflects off! At the base of the dome there is a sealed prismatic lens. This provides 26” of dead air space – THE best insulator. The gathered light then enters a sealed, reflective lightwell, then enters the space through another sealed prismatic lens. This creates a 2nd thermal barrier of dead air. This results in NO Heat Gain, Minimal HVAC Loss (Ufactor of 0.35), NO UV Damage and NO Glare. No other skylight, no other method of daylighting can do what this SunTracker Active Skylight can do. This provides 3 TIMES the amount of light for 3 TIMES as long per day with 2~4 TIMES the thermal protection of any other skylight. Soft, diffused, natural daylight that makes it seem like you’re outside, even if there are no windows. Everywhere we’ve installed these, people are amazed at how much daylight these bring in – but there’s no heat or glare. It really is incredible and unlike any skylight before this. The research is conclusive – daylighting improves learning by 26% (1999 PG&E study) and in factories and warehouses it improves productivity and reduces mistakes, accidents and workers comp. And in the retail environment, sales improve 10% to 40% - and the increased profit from those sales is worth 20~100 TIMES the energy savings. So, while the energy savings from being able to keep continued on page 7A

If LEED is green, Why am I . . . continued from page 5A if you are saving money or if something needs immediate attention Engaging in the process is vitally important if a building owner or developer is looking to gain the long term financial benefits of improved building performance through LEED. Mike Mumper, CRM (Certified Carbon Reduction Manager), is Director of Energy Solutions Group for High Construction Company, Lancaster, PA, a Green PlusTM-certified company. ■

Mid Atlantic Real Estate Journal — Green Buildings — January 27 - February 9, 2012 — 7A

GREEN BUILDINGS Customized Energy Reduction Plans

Metal building design

Hance Construction provides Sustainability workshop


ASHINGTON, NJ — Hance Construction president Art Hance recently provided a continuing education symposium on sustainability and metal building design Art Hance for architects and other professionals associated with the Construction Specifications Institute (CSI), noting that “building attractive, safe and energy efficient buildings has never been more important.” The Mid-Atlantic Chapter of

the Metal Building Contractors & Erectors Association (MBCEA) program was held in Williamsport, PA and was sponsored by Zartman Construction. CSI is a national organization dedicated to advancing building information management and the education of project teams to improve facility performance. Hance is president-elect of MBCEA Mid-Atlantic. “The good news for property owners is that metal buildings today are the right choice for cost-effective, expeditious construction, particularly in markets where there is demand for quality, quickly delivered buildings,” Hance said. “Metal roofs and

walls offer an unbeatable level of environmental performance and aesthetic appeal. They are sustainable, have low impact on the environment, reduce solid waste in construction, help reduce energy usage in all climates, and improve the air quality and water efficiency in buildings and their surroundings. They can be applied to all types of buildings in any climate and offer designers and building owners a variety of visible options and behind the scene operating benefits.” Hance provided an overview of design considerations related to code compliance and sustainability in pre-engineered metal buildings. ■

SunTracker Active Skylight features a solar powered, GPS . . . continued from page 6A all your lights off almost all day is very significant, the human performance enhancement benefits are worth many times more – especially since the human capital is the most expensive component in any building. We also offer full 100% financing of everything, including the installation, so you can

begin enjoying all the benefits of full daylighting with no significant up-front cost where the cost of the financing is typically right around what you’ll save in energy reductions for much better cash flow. A Greener NJ, LLC is proud to offer this tremendous advancement in skylight/daylight technology to schools, gyms, car dealerships, ware-

houses, factories, and even office buildings – anywhere people value daylight for their staff, customers and visitors and want to save money by keeping their artificial lighting off or at a minimum. Let us know how we can be of service. You will be amazed! Dave Ward is president of A Greener New Jersey, LLC in Hillsborough ■

• MEP/FP engineering including LEED • Building Commissioning including LEED • Energy engineering / audits / energy modeling • NJ Pay For Performance Partner / Carbon Abatement Program partner • PA Act 129 vendor • Federal Energy Tax Incentive partner • Infrared Testing • ASHRAE High Performance Buildings CertiÄed • Building Information Modeling (BIM) • MBE/SBE certiÄcation Contact: Jeff Gilbeaux P: 856-988-1890 Email: PO Box 782, Voorhees, NJ 08043

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8A — January 27 - February 9, 2012 — Green Buildings — Mid

Atlantic Real Estate Journal

GREEN BUILDINGS By Dennis Wilson, Renewable Power

Energy efficiency upgrades: How commercial customers reduce energy costs


o how does a commercial customer reduce energy costs, freeze their electric costs for future years, and reduce their carbon footprint? The Answer: By embarking on an integrat- Dennis Wilson ed program of cost effective energy efficiency upgrades and a solar electric system

sized to the reduced electric needs of their facility. During the past several decades commercial customers have seen their electric costs rise and fall and rise again. The costs of nuclear generation was supposed to provide the nation with low cost electricity, but increased safety and operating costs raised their costs of electricity. Coal generation, fully 50% of the country’s electricity mix, contributes greatly to particulate pollution and climate change.

Billions are being spent to reduce these impacts and many small coal generation plants have been retired or will be retired during the next decade because it is too costly to upgrade them. That leaves us with natural gas generation, with its unpredictable and volatile costs. Natural gas, due to the new supply of natural gas from Marcellus Shale development, is now at $3.00/mmbtu, only thirty percent of the price it commanded only five years

ago. Although natural gas is less polluting than coal or oil generation, it still contributes significantly to climate change and the leakage of natural gas (methane) from gas drilling and transport has twenty times the impact of carbon dioxide emissions in contributing to climate change. Renewable Power Inc. is one company bringing an integrated approach to energy efficiency and renewable energy solutions for its com-


Sustainable Design & Construction Renovation/Restoration February 24 Deadline: February 10 Renewable & Alternative Energy March 30 Deadline: March 16 Editorial Requirements: Press releases and announcements: 250 words with photo. Expert articles: 460 words with photo. Expert articles (for spotlights): 500 words with photo.

Mid Atlantic REAL ESTATE JOURNAL, P.O. Box 26 Accord, MA 02018 312 Market St., Rockland, MA 02370 (overnight) Phone: 800-584-1062 ext. 202 or 781-871-5298 •

mercial, industrial and institutional customers. The senior management of RPI has combined experience of over thirty years in developing and installing lighting and HVAC efficiency upgrades, and nine years developing solar electric projects. Dennis Wilson, the president of Renewable Power, has been developing efficiency, cogeneration and solar energy projects for thirty years and believes they are a natural marriage. “Every energy user should make their facility energy efficient before deciding what size renewable generation system is appropriate for their long term energy needs. Not doing so risks installing a solar electric system that becomes oversized once they completed the process of becoming energy efficient, and would result in the excess electric produced sold back to the electric utility at wholesale rates rather than displacing electric consumed on site at retail rates”, said Wilson. A lighting audit is usually the first step, particularly in warehouse and light manufacturing, where lighting can comprise 50% of total electric usage. A new generation of high bay fluorescent fixtures, using either T8 or T5 lamps, can yield 40%-60% reductions in electric consumption compared to existing HID fixtures and pay for their installed cost in two to three years. LED fixtures are also becoming widely available and are particularly cost effective replacing lamps that have a short life and high maintenance cost, due to the 50,000 hour life expectancy of many LED lamps. Office space renovations are also starting to see the introduction of recessed LED lighting, which consume as little as 30% of some older fluorescent fixtures containing four T12 lamps and magnetic ballasts. A thorough analysis of existing HVAC systems is also needed and higher efficiency air conditioning equipment can further reduce the appropriate size of a solar electric generation system. Dennis Wilson is president of Renewable Power, Inc. ■

Mid Atlantic Real Estate Journal — Green Buildings — January 27 - February 9, 2012 — 9A


BIGGER isn’t always better. Becoming energy efficient first will “right size” your energy needs. Start with a lighting audit to ensure that the solar electric system for your commercial property is properly sized to fit your energy needs and realize a 25-50% ROI on your efficiency upgrades. Call today to speak to an Energy Professional.


10A — January 27 - February 9, 2012 — Mid

Atlantic Real Estate Journal

U. S. Green Building Council, NJ Chapter Letter from the Executive Director Dear Friends and Colleagues, As we transition from 2011 into the new year of 2012 our instinct is to reflect on the year past. This has been one of the most challenging in decades on many fronts highlighted by monumental economic, environmental, political and humanitarian events. In the top tier is the state of the US and world economies, US unemployment, real estate stagnation, world wide natural disasters and their repercussions, and world political unrest. As history has shown us, when faced with extreme challenges, our resolve causes us to galvanize as a nation and to kick start to a better place.

BOARD OF DIRECTORS CHAIR Anastasia Harrison, AIA, LEED AP Gannett Fleming, Inc. VICE CHAIR Wayne D. DeFeo, LEED AP DeFeo Associates TREASURER Ed Seliga Advanced Solar Products, Inc. SECRETARY RJ Donnelly, LEED AP Donnelly Industries, Inc. PAST CHAIR William Amann, P.E., DCEP, LEED AP M & E Engineers, Inc

From the perspective of the NJ Chapter of the US Green Building Council, our role is one of focus on the transformation of green building markets from the standpoints of economic, environmental, education, government advocacy, and business development – all of which is intended to grow our quality of life, economy and to preserve our environment. FLORENCE BLOCK

We have reached several milestones this year but have a long road ahead. The NJ Chapter of USGBC reached 1,000 members this month! Our training roster in green building professions & trades exceeded 800 individuals in our state. We have seen the growth of sustainability initiatives throughout NJ’s corporations indicating recognition that a new economy that supports our people, economy and environment is a priority. The chapter has been influential in supporting state legislative initiatives and we have been awarded a state grant that will provide training to our unemployed population and returning veterans in NJ to support the skill sets needed to qualify for employment in the green building industries. There are also several non profits throughout our state that are committed to this mission that we have supported that include, Homeless Solutions and The Greater Newark Conservancy.

DIRECTORS David Cardella Cardella Waste Services

The longest journey begins with a single step and we invite you to join us to energize the real estate industry - one of the key indicators of our success.

Zach Gallagher, P.E., LEED AP Alliance Environmental, LLC

Please feel free to contact me for information regarding available training grants, committee appointments, and volunteer opportunities at

Bill Gates, LEED AP BD&C Hunt Construction

Wishing you and your families a new year filled with peace, health and prosperity.

Anthony Marano Marano Group, Inc.


Brad Miller, P.E., P.P. NJ Meadowlands Comission Joe Porrovecchio, LEED AP, CRM Carbon-Key, LLC Paul Qvale, LEED AP Hillmann Group Lisa San Filippo, AIA, LEED AP, BD&C Turner Construction Co. Faith Taylor Wyndham Worldwide Andrew Topinka, CPMR Technical Group Services, Inc Ed Walsh, P.E. The Walsh Company Gregg Woodruff, PP, AICP, LEED AP, BD&C Langan Engineering & Environmental Services, Inc. EXECUTIVE DIRECTOR Florence Block LEED Green Associate

Florence Block LEED Green Associate Executive Director USGBC NJ

Chapter Events 13-Feb-2012 • 6:00 PM USGBC NJ North Branch Networking Dinner Maggiano’s Little Italy 390 Hackensack Ave., Space 70, Hackensack, NJ 07601 29-Feb-2012 • 8:00 AM Fundamentals of Sustainability and LEED/LEED Green Associate Exam Prep American Standard Brands Training Center - 1 Centennial Ave. - Piscataway, NJ For details on all USGBC-NJ events, visit Number of New Jersey chapter members:


Number of USGBC member Companies in NJ:


Number of LEED Accredited Professionals in NJ:



Number of LEED registered projects in NJ:


Number of LEED certified projects in NJ:


GENERAL COUNSEL Harry E. McLellan, Esq, LEED Green Associate McLellan & Associates, LLC

Mid Atlantic Real Estate Journal — Green Buildings — January 27 - February 9, 2012 — 11A



Trust your Solar Project to One of NJ’s Solar Founders, SUN FARM NETWORK, a Full Service Solar Project Developer! For a Free Solar Evaluation and Site Survey Call: 908.782.4172 or Visit Email:

12A — January 27 - February 9, 2012 — Mid

Atlantic Real Estate Journal

PEOPLE ON THE MOVE Brokers of the Year - 2011

As marketing director

Harvey, Hanna & Associates awards Italiano and Musi

Garcia joins Reger Rizzo & Darnall, LLP


ILMINGTON, DE — Harvey, Hanna & Associates, Inc. (HHA) announced that Steve Italiano of CB Richard Ellis and Ken Musi of Musi Commercial Properties have been jointly selected as its “2011 Brokers of the Year.” In the midst of a challenging real estate market, both gentlemen contributed to HHA’s continued success in 2011. Italiano successfully negotiated the lease for MAGCO Incorporated, a wholly-owned subsidiary of The Kissner Group of Ontario, Canada, now leasing 618 Lambson Lane, Delaware River Industrial Park, New Castle, DE. The Kissner Group (kissner. com) produces a wide array of award-winning earthen and ice-melting products applicable to both commercial and residential applications. At the New Castle facility, organic materials, including compost, are stored and processed as feedstock for subsequent product formulation and application. The Kissner Group is leasing more than 94,000 s/f at this site, including warehouse and office space over a span of

6 acres. As a consequence of this lease, 15 full-time jobs were created in Delaware. Italiano was the first-ever recipient of the HHA “Broker of the Year” in 2000, and now returns as an honoree eleven years later. Musi successfully negotiated the lease for The Tile Market of Delaware to relocate to a new commercial/retail space at 405 East Marsh Lane in the Newport Industrial Park, home to numerous redevelopment projects in 2011. The Tile Market of Delaware ( is the premier Tri-State importer, distributor and retailer of fine ceramic tile, marble and granite throughout the world. The 55,960 sq ft long-term leased space encompasses a design center and retail showroom for a wide array of products, including tile, stone, and custom granite countertops. The leased space proves a central location for product import, storage, fabrication, distribution, and sales of tile and stone products, with a product inventory of over 1 million s/f of tile, stone, and slabs

routinely in stock. The new facility employs 45 persons. “Both Steve Italiano and Ken Musi leveraged their respective expertise in bringing highvalue business enterprises to the most suitable and strategic locations in Delaware,” stated Thomas Hanna, HHA vice president. “It was impossible to choose between the talent, business savvy, and the hard work that culminated in both of these transactions, and we therefore are pleased to recognize the immense contributions of both Steve and Ken for 2011,” Hanna added. In recognition of the achievements of both Mr. Italiano and Musi, HHA will donate $3,000 in the name of CB Richard Ellis and Musi Commercial Properties, respectively, to The Delaware KIDS (Kids In Distressed Situations) Fund. This charitable fund was established by HHA to support a wide array of causes for local youth, including specialized support for hunger, shelter, and tuition scholarships. Congratulations, Steve and Ken, and thank you for your splendid accomplishments! ■

Capitol Aerials’ president receives master photographer award EDISON, NJ — The International Professional Aerial Photographers Association has given Mark See-

man (shown left, the PAPA International Master Photographer award for aerial photography excellence. He is also one of the few PAPA Certified Aerial Photographers in the US. Seeman is the owner of Capitol Aerials which is an aerial photography firm that has

been in business for 26 years. Capitol Aerials offers complete custom service and stock aerial images for real estate, construction, solar, residential and legal interest. It provides service to the continental U.S., Hawaii, parts of Canada and other countries. ■

Schotz welcomes Karp to Environmental Dept. HACKENSACK, NJ — The law firm of Cole, Schotz, Meisel, Forman & Leonard, P.A. announced the addition of Susan C. Karp as a partner in the firm’s Environmental Department. She will be based in Susan C. Karp Cole Schotz’s Hackensack office. Karp was previously a partner with Farer Fersko in Westfield, where she practiced with Richard Ericsson, who joined Cole Schotz this Fall to Chair the environmental department.

“Susan’s reputation as a prominent environmental attorney makes her a strong asset to our firm,” said Michael D. Sirota, co-managing shareholder of Cole Schotz. “Her experience strengthens our ability to serve clients throughout the country with environmental law needs.” Karp joins Cole Schotz with nearly 20 years of experience in counseling clients with environmental matters, particularly brownfields redevelopment, contaminated site remediation, ISRA compliance and cost recovery. She is well practiced in identifying and pursuing financial incentive programs,

grants and loans applicable to cleanups and redevelopment projects. She has pursued numerous Redevelopment Agreements with the New Jersey Economic Development Authority and cleanup grants through the New Jersey Department of Environmental Protection, under which clients have qualified for substantial reimbursements of cleanup costs. Karp is on the board of directors of the Industrial Commercial Real Estate Women of New Jersey and is serving her second term as the organization’s Philanthropy Director. ■

PHILADELPHIA, PA — Crystal Garcia has joined Philadelphia-based Reger Rizzo & Darnall, LLP as marketing director. In her position, Garcia will establish and implement an integrated Crystal Garcia

marketing program for the firm and its five offices. Reger Rizzo & Darnall is a general service law firm serving clients throughout the Mid-Atlantic region in a variety of areas, including corporate and business services, labor and employment, real estate, utility and zoning and land use. ■

HFF NJ welcomes Graziano as dir. in debt placement group FLORHAM PARK, NJ – HFF announced that Tom Graziano has joined the firm as a director in its New Jersey office. Graziano will focus on debt, structured finance and joint venture equity transactions for office, retail, multi-housing and industrial properties throughout the northeastern United States. Prior to joining HFF, Graziano was a vice president in the Loan Portfolio Strategies Group of Keefe, Bruyette & Woods, Inc. in New York. Prior to that, he worked as a director at The AckmanZiff Real Estate Group, LLC. Graziano began his career at

Capmark Finance, and its predecessor company GMAC Commercial Mortgage, in the firm’s proprietary lending group. He graduated with a Bachelor of Arts degree from Middlebury College in Vermont and is a FINRA Series 7 and Series 63 Registered Representative. “HFF is excited to welcome Tom to the New Jersey office and expand upon our debt placement team in a continuing effort to serve our clients growing needs in this ever changing capital markets environment both locally and nationally,” said Jon Mikula, senior managing director in HFF’s New Jersey office. ■

GSH Group receives ESCO Certification PINE BROOK, NJ — GSH Group, Inc., a global facilities and energy management provider throughout the United States and Europe, announced that it has been approved as an ESCO, Energy Services Company (C036), by the State of New Jersey’s Division of Property Management & Construction (DPMC). This certification allows GSH to bid energy contracts for state agencies including municipalities and schools. In January of 2009, formerGovernor Jon Corzine signed a bill that required all general

contractors and ESCO’s performing public work activities under an energy-savings program to be classified with the DPMC. The agency’s application process requires the applicant to provide evidence of its expertise, financial stability, and ability in performing a full complement of energy services. This includes utility analysis, site surveys, project management, measurement and verification, and financing energy projects, as well as experience with a variety of energy conservation measures including mechanical and renewable projects. ■

Colliers Int’l. names Miley assistant VP of engineering & project management BALTIMORE, MD — Colliers International named Emily Miley assistant vice president of engineering and project management. Miley oversees tenant and owner improvements for retail and commercial properties as well as helps manage the engineering department. Miley, who has more than 25 years of construction and project management experi-

ence, specializes in both new construction and renovations for public and private organizations. Prior to joining Colliers International, she managed projects for Heery International, a professional services firm specializing in architecture, engineering and construction management. She has managed diverse civil and architectural projects. ■


Mid Atlantic Real Estate Journal — January 27 - February 9, 2012 — 13A

The 51-acre site is located on Fritch Dr., Lower Nazareth Township

Griffin Land & Nurseries, Inc. names Schlouch to prepare the site for two warehouses


OWER NAZARETH T O W N S H I P, PA — Schlouch Incorporated has been named by Griffin Land & Nurseries, Inc. to prepare the site for two warehouses on Griffin Land Lots 1 and 2. The 51-acre site is located on Fritch Dr., Lower Nazareth Township, Northampton County. Schlouch is providing survey, stakeout, blasting, rock removal, earthwork, sanitary and storm sewers, water line installation, sediment/erosion control, building pads, roads, concrete, curbs, paving, landscaping, seeding and the installation of drainage systems. Steve Funk is Schlouch’s site coordinator and Steve Billman is project coordinator/estimator. Work will be completed by Summer 2012. Schlouch Incorporated has been named by Gioffre Companies, Inc. to provide concrete work for the 8,100 s/f Firestone Auto Center on Mill Creek Rd. Schlouch is providing building footers, slabs, sidewalks and pads. Mike Butler is Schlouch’s site coordinator and Darren Brown is project coordinator/ estimator. Work will be completed by Spring 2012.

Fritch Dr.

Theresa Reed of CIS shares lessons learned at conference

111,000 s/f, energy efficient facility rendering Schlouch Incorporated has been named by Ondra-Huyett Associates, Inc. to provide concrete work for a 6,200 s/f commercial building in South Whitehall Township, Allentown. The building will be used by PPL as a training center.

Schlouch is providing building footers, walls, piers, slabs and exterior aprons. Mike Butler is Schlouch’s site coordinator and Darren Brown is project coordinator/ estimator. Work will be completed by Spring 2012. ■

Kislak completes $11.2m sale of The Sevilla Apts. JERSEY CITY, NJ — The Kislak Co., Inc. announced the $11.2 million sale of The Sevilla Apartments, a 116-unit apartment building with 14 retail spaces. VP Barry Waisbrod represented both parties, longtime Kislak clients, in the transaction. “It is rare that a property of this caliber becomes available in such a high demand area,” said Waisbrod. “The market for multifamily properties is strong throughout NJ, and this was an exceptional opportunity in an excellent location,” added Robert Holland, president and co-managing director. The Sevilla Apts. is located in the Journal Square section of Jersey City a short walk to the

The Sevilla Apartments Journal Square PATH station northern NJ. Constructed in and an easy commute to NYC 1925, it is a five-story brick and the many commercial and elevator building with 116 resiemployment centers within dential units. ■

EDISON, NJ — The development of affordable and supportive housing can serve as an important catalyst for local redevelopment in New Jersey’s urban and suburban areas, according to panelists at the Theresa Reed 13th Annual New Jersey Supportive Housing Conference. In addition to filling a distinct need, affordable and supportive housing also can contribute toward stabilized property values and commerce. “Even though this might sound too good to be true, it’s not. It has been successfully done, many times over, and it works,” said Theresa Reed, vice president of Community Investment Strategies (CIS), Inc., a fully integrated real estate company with a portfolio of more than 2,000 multi-family units throughout New Jersey valued in excess of $350 million. She and fellow panelists recently addressed challenges and opportunities related to “Facilitating Neighborhood Revitalization through Affordable and Supportive Housing Development.” Among the case studies presented by Reed were CIS redevelopments in Lawrenceville and Glassboro, distinct

affordable apartment-rental communities. In Central New Jersey, Heritage Village at Lawrence was the first affordable senior housing community introduced to address a surging demand among the area’s 55+ population. Once the township acquired a key piece of property, a distressed motel, automotive garage and home fronting an ailing portion of the Business Rte. 1 commercial/residential corridor, local officials partnered with CIS and The Eagle Group. “The township saw this as a unique opportunity to enhance the area’s mix of uses and worked diligently to ensure their vision became a reality,” said Reed. The project employed a collaborative, hands-on approach between the developer; local, state and federal agencies; and area civic groups and organizations. “We decided from the start to create relationships with service providers like Greater Trenton Behavioral Healthcare, who already work with at-risk populations in the area and could refer clients to our community,” she said. The end result of CIS’ efforts was Heritage Village at Lawrence, a $17.5 million mixed-use redevelopment consisting of affordable senior housing with ground-floor retail. ■

14A — January 27 - February 9, 2012 — Mid

Atlantic Real Estate Journal

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OWNERS, DEVELOPERS & MANAGERS At the Celebrating All Women Fundraising Breakfast

NYWCC names PWC’s Janis Woman of Excellence


EW YORK, NY - Lenore Janis, president of Professional Women in Construction (PWC) was honored by the New York Women’s Chamber of Commerce (NYWCC) as one of the 2011 New York Women of Excellence at the organization’s annual awards ceremony and Celebrating All Women Fundraising Breakfast. The event was held at Bridgewaters at the South Street Seaport overlooking the Brooklyn and Manhattan Bridge. Accepting the award, Janis – one of the twelve original founders of PWC in 1980 –told the audience, “PWC paved the way for the women who weren’t allowed on job sites in the 1970s.” She hailed the construction industry saying, “To me, topping off a building beats any opening night on Broadway.” Stephanie Burns, director of community affairs for Turner Construction Co., applauded Janis for her role as “a leading advocate for women and minorities in construction.” NYWCC president Quenia Abreu called the honorees “outstanding women” and said that NY’s workforce of women is “the economic en-

New York Women’s Chamber of Commerce (NYWCC) president Quenia Abreu presents Woman of Excellence award to Professional Women in Construction (PWC) president Lenore Janis. Photo Credit: John Caballero.

gine that drives the city.” Suzie David, NYWCC chair and president of Asian & Hispanic Trading & Consulting, praised the “extraordinary women” being recognized by for their “dedication, commitment, leadership and

advocacy.” Proceeds raised at the NYWCC event benefit the New York Fund which will provide opportunities for women and minority-owned business enterprises (W/MBEs) to gain access to capital. ■

Four RCP managers receive distinguished ARM designation At the IREM annual Holiday Dinner Meeting, four RCP Management Company’s property managers received IREM’s distinguished ARM (Accredited Residential Manager) designation. Obtaining the designation required taking a 6-day course, completing an application, taking an exam, gathering referral letters, testimonials and even an interview.

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During the evening, they were presented with their certifications by Mary Faith Nugiel, president of RCP Management Co. It was a very proud event for RCP! Congratulations to: · Gail Graham - North Jersey Region · Joan Yanacone - Corporate Region · Mary Ann Calogera - Corpo-

rate Region · Richard Nelson - Corporate Region RCP Management Co. currently manages over 70 communities totaling more than 18,000 homes. RCP Management has been managing community associations since 1986 and apartment complexes and commercial properties since 1975. ■

Mid Atlantic Real Estate Journal — January 27 - February 9, 2012 — 15A

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16A — January 27 - February 9, 2012 — Mid

Atlantic Real Estate Journal

"We are consistent, Friendly and Professional in all that we do!"

OWNERS, DEVELOPERS & MANAGERS By Jamar Henry, Delmarpa Janitorial Services

Seeking new contractors? Price Vs. Quality

Delmarpa Janitorial Services, LLC Delaware Maryland and Pennsylvania.

302-943-8529 Thursday, August 4, 2011


hrough continuously Bidding on Facilities throughout Delaware, Maryland, and Pennsylvania for Janitorial and Floor Maintenance Services as well as other services. I’ve always wondered why building owners and managers and others always go with the lowest price out of all the bids they have gathered while trying to bid out their facility for janito-

rial services or floor maintenance or etc and EVERY year (if not sooner) they are seeking new contractors, because they learn that the cheapest one wasn’t the best selection. At Delmarpa Janitorial Services, LLC we stand on building long term relationships with our clients, because we know that over time of getting to know a company and their expectations, we can gradually began to fully understand and assess their needs, which at times gives us the ability to surpass their needs. At Delmarpa Janitorial

Services, LLC we tend to be always the highest bidder, because we know that quality doesn’t come cheap. In order to maintain quality throughout any business, you have to be consistent, friendly and professional in all that you do! The contract dollar value goes a long way to ensure that our clients are satisfied, for Instance; It goes to make sure that our employees are paid their worth. To ensure sure we are using brand name Products, and the adequate management has on going training to stay on top of today’s building interior cleaning market. At Delmarpa Janitorial Services, LLC, We know what it takes to keep our clients Satisfied. It starts by listening to clients request, which is given upon a walk, throughout your facility or facilities. We take that information that’s gathered and create a bid that covers every detail that you have requested. To ensure that the task is being completed, that was requested, we train our staff from day one to follow the weeks schedule that is given to them to ensure quality throughout your facility or facilities. If you have any information on how we can continuously improve our business and to help ensure quality throughout our clients facilities or if you are in need of any of our services visit our website. Jamar Henry is founder of Delmarpa Janitorial Services, LLC. ■

Kantorczyk of MGKF Speaks to Water Resources Association PHILADELPHIA, PA — Todd Kantorczyk, a partner with Manko, Gold, Katcher & Fox, LLP (MGKF) spoke at the board meeting of the Water Resources Association (WRA) of the Delaware River Basin on “Regulatory Challenges Facing Marcellus Shale Development”. Kantorczyk’s presentation focused on recent developments related to the natural gas development regulations proposed by the Delaware River Basin Commission. The WRA is a nonprofit, non-partisan advocacy and public information organization. ■


Mid Atlantic Real Estate Journal — January 27 - February 9, 2012 — 17A

INSIDE: A-L Services, Inc. ......................................18A FINAL FLAT ROOF HV Coatings..............................................19A DBSi Development of the Month........ 20-21A

18A — January 27 - February 9, 2012 — Mid

Atlantic Real Estate Journal

BUILDING SERVICES & SUPPLIERS Simplicity, stability & resources of a national provider with a personal touch

New Partnership: A-L Services & Davey Commercial Grounds Management form Alliance


n today’s business climate, there is a vast difference between best price and best value. Everyone wants to save time, money and effort. To provide the best value for commercial landscape services, A-L Services and Davey Commercial Grounds Management have aligned their strengths to offer commercial building owners and property managers the most complete menu of services, to ensure management of their property exteriors is simpler. As a leader in New Jersey’s

landscaping community, A-L Services continuously provides their corporate, indus-

services. Davey Commercial Grounds Management clients trust the company to care

“In a time where property and facility managers are asked to do more with less, Davey and A-L Services have paved the way by offering a comprehensive menu of services available – nationwide – with a single point of contact,” said George Gaumer trial and residential clients with “Best in Class” landscape design, construction, maintenance and snow removal

for their precious natural resources and understand the value of their assets. Davey’s commercial property services

are tailored to each client and include full-service landscape maintenance, irrigation management, snow and ice management, natural resource consulting, commercial tree care and large tree moving. A-L Services and Davey Commercial Grounds Management combined have more than 180 years of satisfying clients and providing unparalleled service. “We want to better serve our customer’s changing needs by forming a strategic partnership that allows for a wider array of

services being offered in a broader geographic area,” explains Curtis Appleby, president of A-L Services. “This partnership will simplify our clients’ lives and offer the best value for their landscape dollar.” Ultimately, through this strategic alliance, both companies want to exceed typical value and encourage customers to expect more – from better communication with custom programs, one contract, one point of contact and one invoice to a full service menu to reliability in low employee turnover, superior training and resources and a history of long-term client retention. “In a time where property and facility managers are asked to do more with less, Davey and A-L Services have paved the way by offering a comprehensive menu of services available – nationwide – with a single point of contact,” said George Gaumer, vice president and general manager, Davey Commercial Grounds Management. “This creates a convenient, simple and cost effective way for our clients to handle all of their grounds care needs.” A-L Services has deep roots in New Jersey’s landscaping community. Since their inception in 1963, the company has become a leader in landscape design, construction and maintenance for corporate, industrial and residential environments. Specializations include lawn irrigation, turf management, organic waste management, snow removal, planting, recycling and pond/lake maintenance and construction. For more information, visit The Davey Tree Expert Company, with U.S. and Canadian operations in 45 states and five provinces, provides a variety of tree care, grounds maintenance and consulting services for the residential, commercial, utility and government markets. Founded in 1880, Davey is employee owned and has more than 7,000 employees who provide Proven Solutions for a Growing World. For more information, visit the Davey Tree website for more information. Q

Mid Atlantic Real Estate Journal — Owners, Developers & Managers — January 27 - February 9, 2012 — 19A

Building Services & Suppliers Kevlar and Titanium Technology voted “Top Money Saving Product in 2010”

A better way of roofing America …using Technology


INAL FLAT ROOF (FFR) owner and inventor Sean Sanborn, a retired military Vet and a member of the elite Special Forces, explains to his exclusive dealer team for the Northeast USA and Canada, Louis Meyer and Joe Montana, how FFR is forever changing the flat roofing industry. Joe Montana said at the FFR Florida council, “I have been in the construction business for over 30 years and I have never used anything as easy on a flat roof.” Louis Meyer and Joe Montana agreed in a room full of roofers that the Insulation Performance was so good that after an install at one Port Authority of NY/NJ building the reported average “energy savings for July/Aug 2011 was 27-33% respectively”. That’s huge! Roof surface temps went from 154F to 86F right after application; amazing by any standard. Louis Meyer northeast owner/exclusive dealer says “I have witnessed a 30-45% reduction of surface temperatures on one of our recent installs.” The manufacturer warrants that the roof temp will be within 10-15˚ of the ambient temp. “From the sub-freezing climate of the arctic oil fields to the extreme desert conditions of Kuwait FFR has performed to the highest standards”. (see Final Flat Roof is a one part Liquid infused Kevlar polymeric membrane roofing system. It can be installed over any existing traditional flat, dome, metal roof (some walls) and can extend the life of the existing roof from 10 to 20 years. Used by the Port Authority of NY /NJ and Miteq Inc. of NY just to name a few. FFR contains three proprietary additives that enable the coating to be installed under water for necessary emergency repair. FFR thermo-resistant barrier performs similar to R19 insulation. The web site has a money savings calculator for building managers and owners. Tax rebates and refunds are available with the proper forms submitted. FFR has a Kevlar resin tensile strength of 525,000 psi and a breaking tenacity of 424,000 psi. Hail, falling objects,and wind are not a problem. Standing water will not void the FFR

warranty. After HVAC equipment changes, ducts, vents and other roof penetratrations, repairs are easy, strong and water tight. FFR is a great crack/leak repair product that will not shrink and will bond to any clean surface such as wood, metal or roof products. FFR can cure under water if necessary. According to Meyer and Montana, “We are an emerging leader in the roofing and esoteric coatings business.” Our products offer real quality, energy efficiency and huge

savings on repairs and larger savings in preserving the investment already made into existing roofs; parapet walls. FFR offers the opportunity to lead the way with technology and common sense in the construction industry. “We are proud to be part of the change now and in the future.” Less re-roofing saves energy, more FFR saves money, that’s a real win; win for America and building owners. Veterans are welcome to join the revolution in roofing so call for openings in the Northeast. HV Coatings: 845-398-1778. n

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....Use Technology No More re-roofing, Use Kevlar-Titanium Seamless Membrane · no more ripping-no collateral damage · insulating high performance · cures underwater · 525,000 PSI Kevlar Tensile strength · repairs open seams and cracks · tax credits and refunds available

Envelope your building with our other fine products Contact us at 845.398.1778 Or Visit Our Webite at:

20A — January 27 - February 9, 2012 — Owners, Developers & Managers — Mid


Atlantic Real Estate Journal

Mid Atlantic Real Estate Journal — Owners, Developers & Managers — January 27 - February 9, 2012 — 21A


Design/Build Mechanical Contractor

Ondra-Huyett Associates selected as construction manager and builder

Eastern PA’s Award Winning Construction Company Construction Specialists: New and Renovations ■■ ■ ■ ■

OfďŹ ce Building Flex Buildings Manufacturing & Industrial Medical & Health Care Facilities Resort & Hospitality

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Honest & Accurate Cost Estimates Construction Quality Collaborative Process Fairness with Owners, Designers and Trade Contractors

Call Bud Hackett at 610 366 1709 x 242


Mid Atlantic Real Estate Journal would like to congratulate Ondra-Huyett Associates, Inc. and the Project Team for DBSi Data Center If you would like to feature your company, development or project call Elaine Fanning: (800) 584-1062/781-871-5298 Ext. 212 or email: STRUCTURAL ENGINEER


DBSi builds new energy efficient data center in Lehigh Valley, Pennsylvania

BSi is an innovative data center services company providing flexible, costeffective, mission-critical technology solutions. Headquartered in Bethlehem, DBSi operates three secure, high density, highly available data centers in Bethlehem, Valley Forge, and at TekPark, Breinigsville, PA. The company’s new energy efficient Hosting and Recovery Center at TekPark is a 256,000 s/f state-of-the-art facility being commissioned in four phases. This is DBSi’s third facility expanding a strategic regional paradigm by linking its other Pennsylvania data centers in Valley Forge and at its headquarters complex in Bethlehem. The design allows DBSi clients to operate an active-active IT strategy while leveraging a third facility for long term archival storage and backup of mission critical data. Powered by its dark fibre network topology, DBSi is the only managed hosting / colocation facility with this unique advantage in the region. Ondra-Huyett Associates was selected as the construction manager and builder of DBSi’s new facility and completed construction of the 30,000 s/f highly available, mission critical data center space in May 2011. This was the third and most complex data center project OHA has built for DBSi over the past 12 years. The base building was originally AT&T’s Optoelectronics research and manufacturing fa-

cility that in recent years became TekPark. “The infrastructure at TekPark is extensive, but required significant upgrades to meet the electrical and cooling requirements of our “high availability� data center designs� said DBSi president Bill Bachenberg. “Our design included upgrading the existing infrastructure and installing new electrical and cooling systems that would provide over five 9’s of availability� Bachenberg explained. Ondra-Huyett and its team of designers and trade contractors compressed the original 14 month schedule to complete the project in a 5 month period. “ We worked cooperatively with the owner to begin construction while DBSi was still designing the electrical, cooling and monitoring infrastructure -- right up to the “go live� date,� said Terry Hodge, VP of operations for Ondra-Huyett Associates. “Our

aggressive schedule was managed by coordinating as many as 120 tradesmen across multiple disciplines working 24 x 7 in very concentrated areas in the facility,â€? Hodge explained. “OHA and its team worked tirelessly to achieve the “goliveâ€? deadline, the project came in on-time and within budget -- an amazing accomplishment,â€? Bachenberg said. Key Design and Construction Elements of the DBSI Project: • Major demolition of existing air handlers and mechanical pads on Mezzanine along with associated metal ductwork, demolition of all ceilings, flooring, framing, fire protection system, electrical wiring and conduit. • Installed structural steel framing, exterior metal insulated panel, mechanical mezzanine housing air handlers on structural deck and mechanical mezzanine with metal grating

above ceiling height. • New metal frame partitions, drywall, insulation, raised access flooring, polished floors, carpeting, painting, metal doors and hardware, security revolving doors, door access systems • Fire Protection: Dry preaction and agent based, along with Fike Preaction/Detection Control System • Mechanical: Oil-less, bearing-less Chillers with associated chilled water piping tied-in to existing 5,600 ton Chiller Plant on Campus, Liebert 50 ton Computer Room Air Conditioners (CRAC Units), 1250 GPM Cooling Towers. Centralized humidity control using ultrasonic humidification with de-ionized water. Designed to seamlessly integrate geothermal cooling. • Electrical: 15 kV and 480V Substations, Automatic Trans-

fer Switches and Distribution Switchgear, Liebert UPS units, maintenance bypass cabinets, battery cabinets, 480V/1200A Static Switches, 480V Distribution Switchboards and K-rated data center Transformers, cabinet power via BusWay. Installa-

Design, Construction, Maintenance & Energy Services

tion of DBSi’s Mission Critical Infrastructure Monitoring infrastructure. • Create new security entrances along with 24/7 personal command center space, Besam revolving security doors, card readers and Iris scanners • Create three data centers with raised access flooring to accommodate the chilled water piping below floor for the CRAC units and leak detection. • Create structural steel frames to support the data center transformers above the ceiling in the middle of the three data centers • Create rooms on the structural mechanical mezzanine to house the electrical switchgear, UPS units and battery cabinets for “Aâ€?, “Bâ€? and “Câ€? infrastructure compartmentalization. • Install water chemical treatment system. â–


Construction Manager/Builder....................Ondra-Huyett Associates, Inc. Design/Build Mechanical Engineer ........................................... H.T. Lyons Architect .....................................................................D2CA Architects, LLC Structural Engineer .................................................Barry Isett & Associates Concrete Repair Specialist ..................................................Durable Surfaces Structural Steel Fabricator .................................................... Jost Iron Works Interior Painting............................................................... Zebby Sulecki, Inc Flooring Specialist ..............................................................Ari Products, Inc Electrical Design Consultant .................................................. BEI Electrical Carpentry Contractors .................................... Benner & White Const., Inc. Electrical Contractor ......................................... West Side Hammer Electric Sprinkler Systems ..............................................B&B Maintenance Co., Inc. Architect

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www.weStSidehAmmer.Com PA023455

22A — January 27 - February 9, 2012 — Owners, Developers & Managers — Mid


Atlantic Real Estate Journal

Institute of Real Estate Management


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Mid Atlantic Real Estate Journal — Owners, Developers & Managers — January 27 - February 9, 2012 — 23A

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24A — January 27 - February 9, 2012 — Owners, Developers & Managers — Mid

Atlantic Real Estate Journal


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Mid Atlantic Real Estate Journal — Economic Development — January 27 - February 9, 2012 — 25A

Mid Atlantic R



Economic Development DELAWARE

As the Governor of the State of Delaware, it gives me great pleasure to extend my best regards and wishes to the commercial real estate professionals of New Jersey, Pennsylvania, Delaware, Maryland, and Virginia. As a profession I would like to thank you for your contribution to the First State’s economic development and vitality.

Governor Markell

As Governor my administration has taken great pride to improve economic growth in Delaware. We recognize the value and importance of the commercial real estate market in recruiting companies to Delaware. I look forward to your continued success as an industry and working with you to revitalize the First State’s economy.

On behalf of all Delawareans I commend you on another successful issue of the Mid Atlantic Real Estate Journal Spotlight.

Sincerely, Jack A. Markell Governor

NEW JERSEY Dear Real Estate Professional:

Making New Jersey a home for growth is a top priority of my Administration. We have been working tirelessly to position New Jersey as a state known to be responsive to the needs of business. We have established a more favorable tax climate with competitive business incentives, a common-sense, predictable regulatory process and a new strategic plan for New Jersey that emphasizes attracting and growing key industries, including pharmaceuticals, manufacturing, technology and healthcare. Our efforts over the last two years are being affirmed Governor Christie by tangible results. To date, 143 businesses have committed to relocating or growing in New Jersey including eight Fortune 500 companies. Businesses once again have optimism and faith that New Jersey is a place where businesses thrive. Complementing our policy successes are our initiatives to market New Jersey’s significant assets – from our strategic access to local and global financial markets, strong industry clusters, state-of-the-art energy and communications infrastructure, and world class workforce. When I took office, I created the New Jersey Partnership for Action to streamline economic development. This public/private partnership is committed to delivering business services through advocacy, access to financial resources and domestic and global marketing to retain and attract businesses. The New Jersey comeback has begun. With the changes we have made over the last two years, New Jersey is ready to compete with any state or region for business development. It is our hope that more and more businesses choose New Jersey. Sincerely, Chris Christie, Governor

PENNSYLVANIA More than 300 years ago, Pennsylvania began as one of the first real estate ventures in the New World. William Penn brought his family and followers to a tract of land that would become the center of commerce and agriculture in the colonies and a crucible and engine of the industrial age in the United States. He did it by dealing squarely with people, by keeping his word, and holding fast to his dream. You might say he was the nation’s first real estate professional. Today, on behalf of the 12 million citizens of this Commonwealth, I send my congratulations and Governor Corbett appreciation to the real estate professionals of Pennsylvania, Delaware, Virginia and New Jersey. My administration is committed to economic growth and full employment for our state’s citizens and we know that the private sector is the best and surest way to accomplish those goals. We know that government must be a partner, not an adversary, to our job creators. While regulation and oversight are needed, they need to be enacted and enforced with a measure of common sense and common purpose. I wish you well in the coming year and look forward to your success in growing the economy in our state and our region. Sincerely, Tom Corbett Governor

Brian M. Hughes, Mercer County, New Jersey ................................. 26A Jersey City Economic Development Corporation ............................. 27A New Jersey Meadowlands Commission ........................................... 28A Jon Scott, Berks Economic Partnership ........................................... 29A The Ben Franklin Technology Partners of Northeastern Pennsylvania ..30A The Shenandoah Valley Partnership ......................................................31A


Governor McDonnell

Virginia: Open for Business The Commonwealth of Virginia was founded as a business venture more than 400 years ago, and that legacy continues today as Virginia remains the top state in which to do business, as rated by several independent industry publications. Virginia continues to earn accolades and attract businesses from around the county and around the world because of our pro-business environment that offers lower operating costs, a stable six percent corporate income tax that hasn’t increased since 1972, property tax exemptions, a highly skilled and available workforce, strategic location at the heart of the East Coast, and one of the lowest combined state/local/use

taxes at five percent. Virginia also offers a variety of performance-based incentives that it uses to attract and retain business investments and to attract new jobs to the Commonwealth. From tax credits to tax exemptions, Virginia continues to demonstrate its willingness to invest in those who invest and reinvest in the Commonwealth. Virginia has one of the country’s most technically advanced, on-line site selection search tools—VirginiaScan. VirginiaScan allows companies to search a database of more than 1,800 qualified sites and buildings across the Commonwealth. In addition to site and building specifications, VirginiaScan enables companies to search for an ideal business location using Virginia workforce statistics, existing business data and a host of other information that is driving today’s business siteselection process. Sincerely, Bob McDonnell, Governor

Gary Brown, P.E., RT Environmental Services, Inc. ........................ 32A Martin Marasco, Altoona-Blair County Development Corporation .... 33A Bradley Gosser, Greenville-Reynolds Development Corporation ..... 34A Carl Berger Associates ..................................................................... 36A Paul G. Clark, New Castle County office of Economic Development .. 37A

26A — January 27 - February 9, 2012 — Economic Development — Mid

Atlantic Real Estate Journal

ECONOMIC DEVELOPMENT By Brian M. Hughes, Office Of Economic Development And Sustainability

Message From Mercer County Executive: Spotlight On Mercer County, New Jersey


s the Capital County of New Jersey, Mercer County boasts one of the strongest and most diverse economies in the nation. We continue to build our reputation as a top loca- Brian Hughes tion for new businesses and pride ourselves on our economic stability and growth against state and national trends.

Mercer County possesses one of the most skilled workforces in the United States, is home to some of the leading Fortune 500 companies, and has an unemployment rate that is well below the national average, making it a great place for businesses and residents to locate here. For business owners, financial assistance might be available to you. Through our Loan Fund, we provide up to $125,000 to start or expand a business. Since the Loan Fund’s inception in 2000, 639

Mercer County jobs were created or retained and 76% of those businesses were either women- or minority-owned. We know that employers are eager to give unskilled workers a chance but don’t always have the resources to do so. Our On the Job Training (OJT) grant program offers a six-month 50% reimbursement of a new employee’s wages. Through the program, employers are able to take a chance on a new employee with the goal of offering permanent placement.

Board of Chosen Freeholders

Brian M. Hughes County Executive

Ann M. Cannon Anthony P. Carabelli John A. Cimino Pasquale Colavita, Jr. Samuel T. Frisby Andrew Koontz Lucylle R.S. Walter

Mercer County A Place to Build and Grow Your Business One of the most skilled workforces in the United States Home to some of the leading Fortune 500 companies Abundant business resources that include the Mercer County Loan Fund, free and informative business seminars, on the job training incentives and the Mercer County Foreign Trade Zone.

Mercer County Office on Economic Development & Sustainability Elizabeth Maher Muoio, Director

(609) 989-6555

While the nation continues to cope with escalating costs and weakened financial markets, we are moving forward with planned projects because of the confidence we have in our private sector employers and our workforce. Recently, several of our higher education institutions—Princeton University, Rider University, The College of New Jersey, Thomas Edison State College and Mercer County Community College—have undergone expansions or announced plans to expand. The institutions together

represent not only our pride in education, but a flourishing employment sector that creates jobs, encourages tourism, and brings stability to our economy. In the burgeoning field of health care, Mercer County saw explosive growth with the recent grand opening of Capital Health’s new stateof-the-art hospital and the expanded Pediatrics Emergency Services at Robert Wood Johnson at Hamilton. Mercer County constitutes an ideal location for business and real estate development alike because of our proximity to the New York and Philadelphia metropolitan areas and also because of our excellent transportation infrastructure, boasting transportation options for commuters that fit with every lifestyle. Mercer County has three major train stations along the NJ Transit Northeast Corridor Line; easy access to the New Jersey Turnpike and many major expressways; an extensive bus system; and special transportation resources for senior citizens and people with physical disabilities. Trenton-Mercer Airport also allows for convenient corporate travel for visitors to the Tri-State area. Job creation and enhancing our workforce is our top priority. Our small business loans and One-Stop Career Center have put people back to work or re-trained workers with new skills. In fact, certain industry sectors have even demonstrated growth: Professional, Scientific and Technical Services and Warehousing and Transportation. Current trends indicate the economic base in Mercer County will be stable this year, which makes now an ideal time to look into investing in New Jersey’s Capital County. For more information about economic development in Mercer County, contact our Office of Economic Development and Sustainability at (609) 9896555 or visit our website at Brian M. Hughes serves as Mercer County, NJ Executive. ■

Mid Atlantic Real Estate Journal — Economic Development — January 27 - February 9, 2012 — 27A

ECONOMIC DEVELOPMENT Jersey City Economic Development Corporation

Jersey City continues as ‘The Gateway to Opportunity’ for businesses


hen the City’s corporate seal proclaims, “Let Jersey Prosper,� you just know that this is going to be one of the most business-friendly places anywhere. Indeed, Jersey City lives up to that motto on its seal, and being business-friendly has contributed to making this a world-class city. “Jersey City has been transformed physically, economically and culturally,� says Mayor Jerramiah T. Healy. “Our diversity, regard for tradition and appreciation of innovation provided the basis of our cultural and economic growth. But certainly, the vision and determination of our residents and business leaders have helped make this one of the most desired communities in the New York/New Jersey area.�

and its Urban Enterprise Zone Program for continuing to fuel the area’s economy with business-growth incentives and programs. The JCEDC is a multifaceted, non-profit agency that utilizes its dynamic and strategic partnerships with government and non-government agencies — as well as its own network of businesses and business leaders — to help ensure the success of local commercial and industrial enterprises, especially those with 500 employees

or less. The JCEDC Small Business Assistance Program, for example, provides technical assistance to help new startups and established concerns with every aspect of owning and managing businesses, including writing business plans. The program also offers financing to qualified businesses that may be utilized for repairs and renovations, machinery and equipment, furniture and fixtures, relocation and working capital. Financing for renovations and expansions of business-owned properties

is also available, along with gap financing. Additionally, the program offers refinancing of high-interest leases and business credit-card debt to help restore cash flow. The JCEDC is home to the Jersey City Urban Enterprise Zone. One-third of Jersey City is designated as an Urban Enterprise Zone, and participating UEZ businesses may charge half the standard sales tax —just 3.5%— on certain goods and services. UEZ member businesses may also: purchase items related

to operating their businesses tax-free; be eligible for corporate tax credits on new hires from Jersey City; save up to 50% on unemployment insurance taxes for the first four years; and take advantage of Façade Rehabilitation and Relocation grants. UEZ member businesses may also apply for the New Jersey Business Employee Incentive Program and Customized Training for Employees. For more information, visit the Jersey City Economic Development Corporation’s Website. â–

Jersey City, NJ: World-Class Destination for Successful Businesses

An unprecedented number of businesses — large and small, new and longestablished — are located in Jersey City. Over the years, nearly 35,000 new jobs have been created within Jersey City. There has been a 500% increase in the number of Finance, Insurance and Real Estate companies locating in Jersey City, and about 85% of all NASDAQ stocks are traded on its waterfront. Many businesses locate in Jersey City because of its proximity to Manhattan, the world’s great seaports, three international airports (Newark Liberty, JFK and LaGuardia) and a comprehensive mass transportation network. Jersey City also has newer, less expensive commercial spaces with impressive amenities and technologies, and lower operating costs than those in Manhattan. The City’s carefully planned development allows businesses to thrive amid incredible housing opportunities, a flourishing cultural community, nationally known retailers, unique and culturally diverse dining spots and shops, and toprated hotels. And in Jersey City, there is no city income, corporate, payroll or commercial rent tax. Mayor Healy credits the Jersey City Economic Development Corporation (JCEDC)


Jersey City Economic Development Corporation

Building Businesses. Building Lives.

30 Montgomery Street, Suite 820 Jersey City, NJ 07302 201.333.7797 Visit us online at Paid for by the Jersey City Urban Enterprise Zone Program.

28A— January 27 - February 9, 2012 — Economic Development — Mid

Atlantic Real Estate Journal

ECONOMIC DEVELOPMENT New Jersey Meadowlands Commission

The New Jersey Meadowlands District: A Home for Growth


he growing signs of economic recovery and redevelopment that continue to take hold in the New Jersey Meadowlands District are a clear indication that this vibrant region has all the right tools to build and grow a successful commercial, retail or industrial business. Located just six miles from New York City along one of the most critical commerce corridors in the nation, the Meadowlands District is the economic engine for Northern New Jersey. The many advantages that

the Meadowlands enjoys over neighboring metropolitan cities include lower rents and leases and easy access to major commerce hubs including Newark Liberty International Airport, Teterboro Airport and the Port Newark-Elizabeth Marine Terminal, as well

as key state and interstate highways. The District covers 30.4square-miles including parts of 14 dynamic towns and cities in Bergen and Hudson counties that are home to a multitude of top-rate shopping and fine dining establishments, numerous cultural and historical attractions, and professional sports, exposition and entertainment facilities. The selection of MetLife Stadium in the heart of the Meadowlands to host Super Bowl 2014 is a testament to the area’s standing as a bustling

commerce center and offers a tremendous opportunity for companies to maximize profits when tens of thousands of football fans flock to the Meadowlands during Super Bowl week. Business owners can also feel confident in knowing that they have the support of the New Jersey Meadowlands Commission (NJMC), the regional planning and zoning agency that oversees the Meadowlands District. As a business-friendly, customerservice oriented organization, the NJMC is committed to

THE NEW JERSEY MEADOWLANDS DISTRICT Ideal Location • Six miles from Manhattan with Lower Leases and Rents • Easy Access to Major Transportation Hubs • State-of-the-Art Warehouse and Distribution Space Lively Downtowns to support Retail and Commercial Business • Home of Super Bowl 2014


Planning and zoning agency for the 30.4-square-mile 14 town Meadowlands District Business friendly/customer-service oriented agency • Working proactively to move economic recovery forward • Planning, Engineering and Code Support • Sustainable building assistance and financial incentives


New Jersey Meadowlands Commission

One DeKorte Park Plaza • Lyndhurst, NJ • 07071 • 201.460.1700

Call 201.460.4637 to receive your free copy of the “Meet Me in the Meadowlands” brochure. Learn how the New Jersey Meadowlands Commission can help your business grow.

promoting economic growth, development and job creation. The Commission has taken an increasingly proactive role in moving economic recovery forward. For instance, in 2011 the NJMC adopted a series of common-sense amendments to its rules and regulations to reduce the cost of operating in the District and increase opportunities for companies to locate and expand in the region. This year the NJMC will update its Master Plan to reflect its renewed commitment to promoting economic growth. The amendments will set the stage for revitalization of established redevelopment areas, satisfy the demand for state-of-the-art warehouse and distribution space and encourage the establishment of innovative and emerging industries, among other goals. When a business owner or developer is interested in coming to the District, the NJMC is here to help. Our professional staff, including engineers and planners, is available to consult with you on land use, planning, transportation, renewable energy, sustainability, and construction code issues. The Commission also employs a Business Development Coordinator who acts as a liaison to help ensure clear and effective communication between the business and development community and NJMC staff. Many companies have taken notice of the improving economic climate in the Meadowlands District and its unique and real benefits. In 2011 Macy’s constructed its new Parade Studio here, where the company prepares its floats and balloons for the iconic Macy’s Thanksgiving Day Parade. Goya Foods and Bindi Dessert Services are among those who plan in 2012 to open distribution centers, office space and warehouses. The NJMC invites you to learn more about the many advantages of doing business in the Meadowlands District. To receive a copy of our “Meet Me in the MeadowlandsTM Open for Business” brochure and to learn more about the benefits of doing business in the Meadowlands, we welcome you to call us at our website. ■

Mid Atlantic Real Estate Journal — Economic Development — January 27 - February 9, 2012 — 29A

ECONOMIC DEVELOPMENT By Jon Scott, Berks Economic Partnership

Site Selection: Or Is It?


hy would a business headquartered on the West Coast or abroad want to do an expansion of its operations in Greater Reading (and when I say “Greater Reading,” I Jon Scott am referring to all of Berks County). To start with, we have over 100 million people within overnight delivery; we have a significantly lower cost for doing business than nearby East Coast metro areas, which includes the cost of real estate and labor; and we have a multitude of quality of life amenities. However, the site selection process is extraordinarily intricate, and every project takes on twists and turns throughout its evolutionary process to the point where a final determination is made. The phrase “site selection” is, in fact, an anomaly: it is really a site elimination process. Many site location searches begin by looking at multiple states and multiple communities within those states. Greater Reading has been in this “site elimination” situation many times over the last several years and frequently, confidentiality is paramount. Some, additional core ingredients that impact the process is the availability of a property or a site that can accommodate the company’s needs: this is particularly important with existing or new large manufacturing projects that have specific heavy infrastructure needs. After meeting the physical requirements, a talented workforce pool is always next on the list. However, since 2008, the importance placed upon state and local incentives has risen dramatically in the determination process. Furthermore, overall costs for infrastructure and utilities play an incredibly important role. Over the last year, Greater Reading has lost projects to other communities for these following reasons: • An environmental concern surfaced during a building’s final inspection; • Other states out-gunned PA state incentives by a sig-

nificant ratios; and • A lack of available and appropriate stand-alone buildings between 25,000-50,000 s/f in areas zoned for commercial and industrial use are some examples. So why have various projects actually successfully landed in Greater Reading? Greater Reading puts forth one of the highest levels of overall customer professionalism and delivery of services than many communities in the country. In fact, our region, as of this writing, is currently on a short list for a large call center because

the team at Berks Economic Partnership immaculately responded to all questions and concerns that the search company had. Secondly, the company is firmly convinced we have a workforce to meet their needs – including being able to hire over 100 bi-lingual individuals. The cost for leasing is favorable, and their entire operation can be outfitted in a timely fashion to meet a quickly approaching timeline for starting their operations. Being nimble and agile in site selection is absolutely critical. At the end of the day, siting

a company in Greater Reading is an extremely complex business. In a number of instances, entities such as Berks Economic Partnership do not have control over many of the critical components that a company uses in its evaluation process. However, we, along with our economic development partners, do everything we can to respond as quickly and accurately as possible; and make sure that everyone involved in the decision–making process knows that our community is open for business and is a great place to live and work.

At Berks Economic Partnership, Jon uses his leadership skills and management experience to mobilize the multiple resources of the Greater Reading economic development community. His goals are to retain existing business, attract new industries, and foster a competitive business environment through aggressive marketing aimed at creating sustainable and diverse employment opportunities for current and future generations. Jon C. Scott, President and CEO, Berks Economic Partnership.

Business sizzles when you connect the right resources. Berks Economic Parthership can bring you together with the resources that take your business to new levels of success: • Workforce development • Access to funding and incentive packages • Mapping and customized workforce analyses • Wage and salary information • Regional data and demographics • Comprehensive databases of available office, commercial, and industrial properties • Introductions to service providers and business leaders

We are happy your business is here. That’s why we want to make certain you have access to all available resources that can help your business expand in Greater Reading. Contact us today.


Partnership Your Partner in Business Growth.

30A â&#x20AC;&#x201D; January 27 - February 9, 2012 â&#x20AC;&#x201D; Economic Development â&#x20AC;&#x201D; Mid

Atlantic Real Estate Journal

Economic Development

The Ben Franklin Technology Partners of Northeastern Pennsylvania

Newly expanded Ben Franklin TechVentures incubator helps PA start-ups create jobs


he Ben Franklin Technology Partners of Northeastern Pennsylvania (BFTP) creates and retains highly paid, sustainable jobs by linking companies with experts, universities, funding, and other resources to help them prosper through innovation. The northeastern center is headquartered in Ben Franklin TechVentures on the campus of Lehigh University in Bethlehem, PA, and is part of a four-center economic development initiative that is funded by the state. Ben Franklin TechVentures (BFTV) is an award-winning

Ben Franklin TechVentures Š2011 Halkin Photography LLC technology-based incuba- resident companies with the tor/post incubator facility support of an experienced that is owned and managed incubator staff, the synergy of by BFTP. BFTV provides working in proximity to other

early-stage companies, rental costs lower than market rates, flexible floor planning to accommodate specific needs, and access to Lehighâ&#x20AC;&#x2122;s facilities, equipment, faculty, and student resources. These factors combine to greatly enhance incubator resident companiesâ&#x20AC;&#x2122; probability of success. The original Ben Franklin Business Incubator, established in 1983 and located across the street from BFTV, had been at capacity for most of its quartercentury of operation. Lehigh donated the TechVentures building to Ben Franklin to expand its business incubator

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in 2007, and Ben Franklin completely renovated this former Bethlehem Steel lab. This building addressed the regionâ&#x20AC;&#x2122;s growing incubator and wet lab space needs by doubling the available wet lab space and more than tripling the office and dry lab space previously available. Wet lab space is rare in business incubators because of the costs of providing it, but also necessary for many technology-based companies. Just eighteen months after the grand opening, TechVentures was filled to near capacity, indicative of the tremendous demand for this space in the region. The facility expansion, Ben Franklin TechVentures2, opened in October 2011 and added 47,000 s/f to the existing building. It includes wet labs, office/meeting space, and a parking deck. The architect was Spillman Farmer Architects and the construction manager was Allied Building Corporation, both of Bethlehem, PA. The addition is projected to create as many as 200 sustainable, highly paid technology jobs and retain 100 more jobs at new start-up companies in its first three years. Ben Franklin TechVentures2 is registered to be a certified Leadership Energy and Environmental Design (LEED) building, with a photovoltaic solar array on its rooftop, and the latest energy management and light-harvesting technologies, produced by Coopersburg, PA-based Lutron Electronics, integrated throughout the building. The expansion won the Pennsylvania Economic Development Association Project of the Year award in 2011, and received first-place national honors in the U.S. Environmental Protection Agencyâ&#x20AC;&#x2122;s 2011 ENERGY STAR Challenge Contest. Twenty-nine early-stage firms, employing 158 people, are currently located in Ben Franklin TechVentures. Since 1983, Ben Franklin TechVentures and its predecessor, the Ben Franklin Business Incubator, have graduated 54 successful companies, which grossed more than $408 million in annual revenue last year and created more than 5,200 jobs. Ben Franklin TechVentures2 brings together entrepreneurs, Ben Franklin staff, and Lehigh continued on 32A

Mid Atlantic Real Estate Journal — Economic Development — January 27 - February 9, 2012 — 31A

Economic Development The Shenandoah Valley Partnership

Virginia’s Shenandoah Valley takes a “grow your own” approach to economic development


ommercial real estate activity along the I-81 corridor in Virginia’s Shenandoah Valley is showing signs of revival. By the 3rd quarter of 2011, the commercial market surpassed 2010 transactions. “If the market can be judged by inquiries, 2012 will prove to be an even better year,” said Keith May, broker for Cottonwood Commercial Real Estate in Harrisonburg. Inquiries involving multifamily, senior housing, student housing, retail, office, standalone restaurants and health care are on the rise. “The market appears to be stronger than at any other point in the past 5 years,” said May. “Vacancies are filling up, some at reduced rates, but, the rates are getting more upward pressure due to lack of new supply becoming available and increased demand.” The Shenandoah Valley Partnership, the regional economic development organization serving the central Shenandoah Valley, is also seeing an increase in inquiries for industrial and office properties. The Shenandoah Valley’s strategic mid-Atlantic location puts companies within a one day’s drive of 2/3rd of the U.S. Market. Companies seeking to reduce transportation costs see an advantage to locating along the Valley’s I-81 and I-64 corridors. In the Harrisonburg metro, InterChange Group, a full service warehouse and logistics company, is currently adding 64,000 s.f. of speculative flex space to their portfolio. “Our investment in the spec building is based on two factors: growing third party logistics services due to expansions of our local industries and the need to offer multiple types of industrial flex space to our existing customers and new prospects. The key for InterChange is to have space available when our customers need it,” said Devon Anders, President of InterChange. The Shenandoah Valley has a very productive and stable workforce which gives local industries an advantage. “Often larger companies look to their Shenandoah Valley locations as destinations for line relocations and distribution facilities from other less productive or accessible areas within their companies,” Anders added. While the Valley’s mid-Atlantic location and transportation system are a draw for industry and distribution, the cities in

InterChange Flex II will add 64,000 sf of flexible warehouse space. the Shenandoah Valley have taken a “grow your own” philosophy where small business is concerned. The City of Staunton provided seed money to start the Staunton Creative Community

Fund to revitalize communities by supporting and funding local entrepreneurs. Working under the premise that the best community development happens from within, SCCF started a

regional revolving loan fund to support local entrepreneurs who create jobs and fill storefronts. A new BizLoan program in the City of Harrisonburg has already stimulated business in downtown Harrisonburg resulting in storefront occupancy. The cities of Waynesboro and Buena Vista also offer revolving loan funds for small business as an incentive for downtown development. The Shenandoah Valley region has over 15,000 acres of available public and private industrial and business park land at various stages of in-

frastructure readiness. “The Valley is open for business,” said Robin Sullenberger, CEO of the Shenandoah Valley Partnership. “The Valley’s local governments are very creative in incentivizing and facilitating business growth.” The Shenandoah Valley Partnership assists the region’s local governments and real estate community in marketing properties to bring investment and job creation to the region. n For more information contact the Shenandoah Valley Partnership at 877-257-4317 or visit

• Established 1995 • Developed 1 million SF of Warehouse-Flex-Office • Premiere Tilt-Up Construction

• 450 acres of mixed use pre-approved, zoned acreage

• Established infrastructure: water, sewer, fiber optics, gas, electric

• Building sites available for sale or developer will build to suit • Easy access to I-81 and other transportation arteries








Contact Terry Cunningham 540-578-2373


1346 PLEASANTS DrIvE SUITE 6 | HArrISONBUrG vA 22801 PH: 540-433-1900 | Fx: 540-442-1632 | WWW.INTErCHANGECO.COM

32A â&#x20AC;&#x201D; January 27 - February 9, 2012 â&#x20AC;&#x201D; Economic Development â&#x20AC;&#x201D; Mid

Atlantic Real Estate Journal

ECONOMIC DEVELOPMENT By Gary Brown, P.E., RT Environmental Services, Inc.

Commercial Retail Market Heating Up; Brownfields Project Sites Are Rising Again


n the final months of 2011, RT experienced a significant uptick in environmental due diligence work, particularly at Brownfield sites and at commercial retail sites. In one instance, the owner of a Gary Brown northern Philadelphia suburbs project site where work was suspended in 2008, was seeing interest by two national developers, for a mixed use

(commercial and residential), downtown revitalization and redevelopment project. In one week just before Thanksgiving, we prepared Phase I Environmental Site Assessment Due Diligence proposals for more than 20 sites, and all but one was promptly awarded. Why is there more current interest in certain Real Estate sectors? We think: - There are a number of signs that consumers are spending again, and consumer debt actually rose in December.

- With at least financial stabilization and/or slow recovery underway, and with few new announcements of large job losses, confidence seems to be building in buyersâ&#x20AC;&#x2122; markets. - Banks are clearly lending again, and not just to customers who donâ&#x20AC;&#x2122;t really need financing. - With marginal stock market performance, and with savings interest yields low, commercial properties with a good location, are now considered a good investment option. Pharmacies, fast food restaurants, dollar stores,

and even a few restaurants are actively seeking good commercial locations to expand their businesses. Although indications are that the office building market will take longer to recover, the apartment market appears very strong, particularly as both young professionals and senior citizens, who have raised their family and whose children have left home, have chosen urban areas to live in going forward, either in an apartment or a condominium. It can be said that although all real estate sectors are not


Real Estate Environmental Assessments Phase I/II Site Assessments Soil and Groundwater Investigation Remediation Services Wetland Delineation and Mitigation

Brownfields Redevelopment Services ž ž ž ž ž ž

Voluntary Cleanup Program Assistance PA Act 2, NJ ISRA, EPA Superfund Remedial Investigations Design and Construction Storage Tank Removals Clean Fill

Environmental Engineering ž ž ž ž

Landfill Design and Closure Water and Wastewater Engineering Soil and Erosion Control Plans Litigation Support/Expert Testimony

Indoor Air Quality ž ž ž

Asbestos Surveys, Management, and Abatement Lead Based Paint Management Mold Surveys and Remediation

Gary R. Brown, P.E., RT Environmental Services, Inc. â&#x2013;

Newly expanded Ben Franklin TechVentures . . .

6(59,&(6 ž ž ž ž

seeing increases, improvements in a number of real estate sectors bodes well for an improved 2012 for REALTORS, well ahead of 2011, and prior years. Of considerable interest, USA Today, on January 16, indicated in an article that there are even now signs of a housing market uptick. The residential housing market, of course, was the first to decline during the recent recession, and news that a residential market turnaround is close at hand, is very good for REALTORS and the U.S. economy. We at RT think that the worst economic times are behind us, and that better times are ahead for REALTORS. If we may assist REALTORS to get properties ready for sale, donâ&#x20AC;&#x2122;t hesitate to give us a call.

TK Budd Facility Redevelopment Revitalization Stormwater Services ž ž ž

Best Management Practices Problem Investigations/Evaluations Expert Services

Weâ&#x20AC;&#x2122;re on the Web! WWW.RTENV.COM


Water > Wastewater > Cleanups > Utilities > Permits > Marcellus Shale Corporate Office

SW Pennsylvania Office

New Jersey Office

215 W. Church Road King of Prussia, PA 19406 Phone: (610) 265-1510 Fax: (610) 265-0687

591 E. Maiden Street Washington, PA 15301 Phone: 724-206-0348 Fax: 724-206-0380

Pureland Complex, Suite 306 510 Heron Dr., PO Box 521 Bridgeport, NJ 08014 Phone: (856) 467-2276 Fax: (856) 467-3476

continued from 30A faculty and students to accelerate the growth of the regionâ&#x20AC;&#x2122;s technology economy. The Ben Franklin team continues to support TechVentures resident companies with management guidance, business planning, strategic planning, and marketing counsel; connections to angel investors and venture capitalists; and assistance in preparing and perfecting funding presentations. The facility provides an entrepreneurial culture that fuels innovation; shared basic office services and access to equipment, conference and meeting rooms; high-speed Internet; and other amenities. Ben Franklin will share its new Innovation Institute meeting, learning, and conference facilities space with local corporate partners and programs. â&#x20AC;&#x153;Ben Franklin TechVentures2 epitomizes our work at the Ben Franklin Technology Partners,â&#x20AC;? said R. Chadwick Paul, president and CEO of the Ben Franklin Technology Partners of Northeastern Pennsylvania. â&#x20AC;&#x153;Like its predecessors, Ben Franklin TechVentures2 is a job creation factory. Our legacy of innovation continues.â&#x20AC;? â&#x2013;

Mid Atlantic Real Estate Journal — Economic Development — January 27 - February 9, 2012 — 33A

ECONOMIC DEVELOPMENT By Martin Marasco, Altoona-Blair County Development Corporation

Economic development in Altoona-Blair County, PA


s the development of the Marcellus Shale play continues, and the longterm future potential of the Utica Shale Play is determined, the AltoonaBlair County region of Pennsylva- Martin Marasco nia is ideally positioned to serve the supply and manufacturing needs of the industry. With a positive combination of a qualified workforce, location, and Interstate 99, the Altoona-Blair County Development Corp. (ABCD Corp.) was proud to welcome Gardner Denver’s Engineered Products Group to Blair County, PA in 2011. Within the next couple of months, Gardner Denver will be operating in its new, stateof-the-art 70,000 square-foot facility in Antis Township, Blair County, Pennsylvania to respond to its rapid growth in the natural gas industry. The facility will manufacture and remanufacture high pressure pumps and will provide onsite service and parts distribution to its customers in the Marcellus Shale region. The $15 million project will create at least 40 new jobs within three years. Executives from Gardner Denver cited that the location and skilled labor were key drivers towards their decision to decide on Blair County. “This site is centrally located within the entire Marcellus Shale Play and will allow us to service our current and future clients easily with direct access to I-99,” stated Addy Farou, VP of Manufacturing for Gardner Denver. In anticipation of the future site needs of not only the natural gas industry, but all opportunities for new and existing companies, ABCD Corp. will begin development of its 8th Business/Industrial Park in the county. The availability of developable acreage is always on the top of ABCD Corp.’s priority list and 2012 will mark the start of to add 80+ additional acres for development. This business park will be located in

the southern portion of the county and adjacent to the Walter Business Park which

The importance of Blair County’s strong rail history

The importance of Blair County’s strong rail history continues through today as we have a strong rail infrastructure serving a variety of sites and buildings as well as one-of-a-kind education. is home to the Sheetz Distribution Center and Sheetz Bros. Kitchen. The business park has direct access to I99 and the potential for rail served sites as well.

continues through today as we have a strong rail infrastructure serving a variety of sites and buildings as well as one-of-a-kind education. Our county is serviced from the

mainline of Norfolk Southern as well as a number of short line operators daily. ABCD Corp. has an inventory of rail-served locations to fit the needs of the natural gas industry today as well as plans for additional acreage in the future. Penn State Altoona has created an innovative Rail Transportation Engineering Degree Program that isn’t offered anywhere else in the country. The first students in the program started in the fall 2011 semester, and when they graduate they will be ready to work in the

demanding and specialized rail industry. Blair County is training the workforce and maintaining the infrastructure for rail today and into the future. Keep your eyes on Blair County, PA and ABCD Corp. We prove everyday that “When you really, really believe….Great Things Happen!” Martin J. Marasco, President and CEO of the Altoona-Blair County Development Corporation. ■

34A— January 27 - February 9, 2012 — Economic Development — Mid

Atlantic Real Estate Journal

ECONOMIC DEVELOPMENT By Bradley Gosser, Greenville-Reynolds Development Corporation

We have what you need at Greenville-Reynolds Development Corporation


reenville-Reynolds Development Corporation, a not-forprofit business, has facilitated economic development in the Greenville-Reynolds area of Northe r n M e r - Bradley Gosser cer County since 1951. The Corporation owns and operates three industrial parks totaling over 1,200 acres – one of the largest planned and managed industrial developments in

Approximately 350 acres are designated, as “Keystone Opportunity Expansion Zones” which means the businesses operating in a Zone are exempt from State and Local taxes until December 31, 2020. the Tri-State Area. There are many amenities offered at the Reynolds Industrial Park, Reynolds North Park, and Reynolds East Business Park. Approximately 350 acres are designated, as “Keystone Opportunity Expansion Zones” which means the businesses operating in a Zone are exempt from State and Local

taxes until December 31, 2020. The Parks have broadband service, high-speed wireless service, rail access, and PA Select Sites (shovel-ready). Motor freight services are abundant throughout the area to deliver raw materials as well as transport the end-product. Occupants of the Parks

include investors from Japan, Spain, Canada, Belgium, and the Persian Gulf, as well as local investors. There are approximately fifty companies located in the parks, employing almost 1,300 people. Service-related, warehouse/ distribution and traditional manufacturing operations are currently principal occupants of the parks, however, several firms engage in the

Reynolds Industrial Parks 541 Fourth Street (Bldg. #5)

102 Crestview Dr. Extension (Bldg. #10) For Sale or Lease – 7,600 sq. ft. on 2.5 acres 2 ton crane – one overhead door Built in 2000 – additional ± 4 acres available

For Sale or Lease – 38,850 sq. ft. on ± 2 acres Numerous Dock and Drive-In Doors – Rail near site

• Building space at competitive lease rates or attractive purchase price • Commercial and industrial sites available as well as residential properties – for sale at very competitive rates • Keystone Opportunity Expansion Zones (KOEZ) Sites available –no state or local taxes through 12/31/20

601 Crestview Court (Bldg. # 6) For Sale or Lease – 39,000 sq. ft. on ± 2 acres 5 drive in doors – 3 dock doors – Rail near site Divided into 4 sections by block fire walls

• Sites as small as 1 acre and as large as 160 acres – visit our web site ( and click on “Available Properties” • Our staff can design a building for your project and supervise through the completion of construction • Staff can also assist you in securing low-interest loans • Six available sites have free natural gas

301 Arlington Drive, Greenville, Pennsylvania 16125 724-646-1144 • (fax) 724-646-1162 •

Keystone Opportunity Zone Properties MERCER COUNTY PENNSYLVANIA Over 500 Acres of property available in Mercer County in Keystone Opportunity Zones (KOZ) in the following parks: Broadway North Industrial Park, Sharon • Reynolds Industrial Parks Hillside Industrial Park, Farrell • Moroco Family Partnership, Hermitage Sharon Industrial Park (formerly Westinghouse) • Stateline Industrial Park, Hermitage

For more information on KOZ properties, contac t: Penn-Northwest Development Corporation

749 Greenville Rd. Ste. 100, Mercer, PA 16137 Phone: 724-662-3705

processing or fabrication of metals. In addition, a major operation located in REBP uses the latest innovations and technology in the fiberglass industry. The year 2011 brought three new businesses to Parks, one being a gas and oil well servicing industry. This is exciting because of growth anticipated by the Marcellus and Utica Shale drilling in the Commonweatlh. The Parks are located within a 15-minute drive of Interstates 79 and 80 as well as State Route 376, which is a direct route to Pittsburgh International Airport. We are located in the center of Erie and Pittsburgh, Pennsylvania and Cleveland Ohio. Because our proximity in Northwestern Pennsylvania, we are only a short drive from Pittsburgh Steelers, Penguins, and Pirates as well as Cleveland Browns and Cavaliers games as well as numerous cultural events. Mercer County offers a high quality of life with five higher-learning institutions, and the rural landscape beacons campers, fishing and boating enthusiasts, hikers and hunters. In addition, there are more then twenty golf courses in Mercer County! A work ethic born from rural working class lends itself to low employment turnover and employee dedication to a job well done. We have close to 400,000 s/f of development-owned and managed buildings, available for lease at the most competitive rates in the Northwestern Pennsylvania region. Acreage can be acquired at very attractive rates. The corporation’s staff is able to assist in obtaining low interest financing from various sources. In addition to funding assistance, the corporation’s own engineering staff has demonstrated capabilities in site analysis as well as the design on a facility, the bid process, and supervision of all functions of the construction process. Bradley R. Gosser is executive director at Greenville-Reynolds Development Corporation in Greenville PA. ■

Mid Atlantic Real Estate Journal — Economic Development — January 27 - February 9, 2012 — 35A

ECONOMIC DEVELOPMENT Promoting sound economic development policies

Lower Schuylkill River Master Plan

PEDA fosters the economic health of the Commonwealth

With its roots in the first wave of industrialization in the U.S. the Lower Schuylkill River (named “Hidden River” by early Dutch settlers) in Philadelphia is among the oldest industrial districts in the country. This 3,700-acre area was once a national center of petroleum refining and manufacturing – home to industrial giants like Sun Oil and DuPont. But like many older industrial areas, the Lower Schuylkill was hit hard by the relocation of many industrial facilities in the decades following the Second World War. Environmental contamination, aging infrastructure, and access challenges have deterred meaningful redevelopment, resulting in a district marked by extensive vacancy and under-utilization. The Lower Schuylkill, however, does have features which make it a strong candidate for redevelopment into a center for 21st Century industrial activity. It is located adjacent to areas which drive Philadelphia’s economy, notably Center City – with nearly 100,000 residents; University City – home to several world-class universities and research centers; Philadelphia International

he Pennsylvania Economic Development Association (PEDA) is the statewide association of local, state, corporate and nonprofit economic development professionals. PEDA’s mission is to promote sound economic development policies, provide leading-edge economic development education and nurture an effective statewide economic development network to foster the economic health of the Commonwealth. PEDA’s membership is comprised of county and regional economic developers, state government economic development employees, utility and transportation executives, industrial development authority directors, operators of industrial and technology incubators, chamber of commerce executives, municipal directors of community and economic development, engineering and construction executives, economic development finance professionals, commercial and industrial developers, and local, county and state elected officials. PEDA welcomes individual economic development professionals and organizations, allied professional organizations and public officials as members. Networking PEDA membership provides access to an extensive and varied professional resource and legislative network. The diverse field of economic development is broadly represented across Pennsylvania. As the primary statewide organization representing economic development professionals, PEDA provides limitless opportunities to engage in dialogue that supports local, regional and state economic development initiatives. Questions about any phase of a development project, financing,


incentives and permitting are all at your fingertips. PEDA provides opportunities at our two annual conferences for economic development professionals and organizations in Pennsylvania to share best practices and experiences that enhance the professional dialogue. This active engagement ensures that Pennsylvania can continue to aggressively position itself to retain, grow and attract businesses and jobs to the Commonwealth. Professional Development Economic Development is a broad and diverse field requiring many areas of expertise. In addition to our two annual conferences, PEDA collaborates with the Pennsylvania Economic Development Institute, its continuing education arm, to offer seminars, workshops and other educational opportunities for economic development professionals and their partners seeking to enhance their professional knowledge and expertise. By providing educational opportunities at all levels, PEDA supports those who are new to the profession and those who have been in the field for many years. PEDA also strives to provide educational programs that are relevant to our economic development partners in local government and business and partners with other statewide and national organizations to expand economic development

training opportunities. Legislative Voice Through established relationships with the Pennsylvania Department of Community and Economic Development (DCED), other key state agencies, state administration and legislators, PEDA ensures that economic development remains at the forefront of Pennsylvania’s agenda. An active Advocacy and Legislative Committee reviews issues, programs and legislation that are critical to economic developers in the state. They recommend strategic and policy actions and establish positions which are communicated to legislators and key officials. By staying abreast of new programs and regulations, PEDA can actively influence their final design. PEDA has consulted and provided guidance and advice to key officials when certain economic development legislation is considered. For more information about PEDA, please visit our website at: ■

Schuylkill River District Airport and its 500,000 inbound and outbound flights annually; and the Navy Yard – an emerging commercial and energy research center. The area is industrially-zoned and has parcels with the scale required by modern industry. Joining these assets, the Lower Schuylkill is surrounded by highways (I-95 and I-76 border it) and is served by both passenger and freight rail. Finally, the area straddles a riverfront that is increasingly being rediscovered as an amenity by Philadelphians after being cut off from it for more than a century. Thomas Dalfo is vice president at PIDC . ■

Northeast Pennsylvania Where Great Roads and Great Minds Meet

200 150 100 50

The Economic Development Association of New Jersey If you are a business in need of financing to grow in New Jersey, a not-for-profit organization seeking capital to expand community services, a municipality looking to attract a major corporation within your boundaries, or a developer requiring funds for a major redevelopment project, the New Jersey Economic Development Authority (EDA) is ready to put its resources to

work for you. With our large portfolio of varied programs and services, the EDA can assist you with access to capital, including tax-exempt and taxable bond financing, loans, loan guarantees, and business and tax incentives. The mission of the EDA is to strengthen New Jersey’s economy by retaining and growing businesses. ■

We have what you are looking for and we will help you find it! • 5 Major Interstate Highways and 16 Colleges and Universities • A strategic east coast location, 2 hours from New York and Philadelphia • 96 million people live within a 500-mile radius


36A — January 27 - February 9, 2012 — Economic Development — Mid

Atlantic Real Estate Journal

ECONOMIC DEVELOPMENT By David A. Berger, Carl Berger Associates

Accessing economic development programs


t a time in history when turbulent economic conditions are playing havoc with the real estate and banking industries, it is more important than ever for busin e s s e s t o David A. Berger find expert guidance as they hunt for financing assistance. In particular, the complex world of government sponsored economic loan programs can

present great opportunities for such businesses, but also can cause great confusion for companies attempting to navigate their way through those murky waters unassisted. Thus, the services of New Jersey’s Carl Berger Associates (CBA) have never been in greater demand than they are today. With 33 years of experience in the world of commercial financing in the Greater New York Metropolitan area, and a unique expertise in government loan programs, CBA has helped dozens of major businesses in the Tri-State area get the financial relief they need in recent years.

CBA specializes in complex commercial financing issues. In particular, CBA’s expertise extends to things like tax-exempt bond financing, Federal economic stimulus programs, working capital and term loans, EDA Direct government loans, SBA loans (504 + 7 programs), Federal New Market tax credits, solar and energy clean air grant programs, accounts receivable financing, equipment leasing, workout and bank forbearance agreements, and corporate debt restructuring, among other programs widely available to help businesses large and small, but little understood without great

experience and training. A leading in plastics manufacturer in Long Island City, NY typifies the type of TriState area businesses who are turning to CBA to walk them through available commercial financing options and into the right package to fit their needs. The plastics manufacturer’s needs grew out of substantial growth in recent years—growth that posed an ironic challenge for the company. CBA helped The Plastics manufacturer to help find solutions that far exceeded anything they had previously envisioned. The Plastics Manufacturer



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Carl Berger Associates, Inc.

17 Furler Street Totowa, NJ 07512 Tel 973.256.5330 Fax 973.256.7424

started in 1946 in the Long Island City, and over the years, evolved into a leading plastics distributors and component manufacturer. That success, however, eventually led the company and its 55 employees to outgrow their existing facilities. They had a lot riding on making the right move. A gigantic, strategic choice had to be made, and the company had to get it right the first time. Buy? Lease? Stay in Long Island City? Pursue more space in their existing building? Move to a different locale? How to find financing? What kind of financing? What the company’s ownership quickly realized is that CBA’s expertise was their best avenue to getting the answers they needed to these questions, and guidance through the process. CBA helped The plastics manufacture to determine that by moving to New Jersey, the company could qualify for financing within the New Jersey Economic Development Authority (NJEDA) Programs. CBA then helped the company navigate its way through the NJEDA process and, eventually, into a tax-exempt bond in the amount of $3,250,000 & a direct fixed asset loan in the amount of $1,250,000. The result? The Company was able to make a sound financial decision and purchase and move into its current manufacturing facility and headquarters—a modern, 71,500 s/f building in Teterboro, NJ. The CBA plan made it far more cost-effective in the long term for the Company to purchase the Teterboro building than trying to lease more space in Long Island City, NY. David Berger, of Carl Berger Associates, explains the package his company put together for the company was right for the unique set of conditions that particular company faced. But each situation is radically different, of course, and so CBA offers, at no cost to prospective clients, to consult on finding programs that can qualify other businesses for long-term, lowinterest financing, sometimes as low as 3%. The Plastic Manufacturer’s experience is hardly unusual for CBA clients. In recent years, many other businesses have received CBA’s assistance to acquire land, buildings, and continued on page 37A

Mid Atlantic Real Estate Journal — Economic Development — January 27 - February 9, 2012 — 37A

ECONOMIC DEVELOPMENT Paul G. Clark, New Castle County Executive


New Castle County: Ideally located for business – and no sales tax

EW CASTLE COUNTY, DE — New Castle County offers a great quality of life with an affordable cost of living. Our housing prices average $245,800, and our residents can expect to pay 16 percent less for basic living expenses than in surrounding jurisdictions. New Castle County’s vibrant economy relies on stellar firms representing numerous sectors, from financial services and health services to biotechnology, clean energy and manufacturing. And with no sales tax or state-assessed property tax, your dollars go further while you enjoy all that New Castle County has to offer. “Our location at the center of the Northeast Corridor is ideal for business,” said New Castle County Executive Paul G. Clark. “We are two hours from New York City or Washington by car or train. This is one reason the County is the corporate home to 63 percent of the nation’s Fortune 500 companies and why industry giants such as DuPont and W.L. Gore call New Castle County home.” Bank of America, Capital One, Sallie Mae, AstraZeneca and Amazon also have significant operations in the county. Many small businesses have relocated to the area, while home-grown businesses continue to thrive. Companies see great value in New Castle County’s quality of life and talented workforce. Delaware’s small size allows exceptional access to state and local officials who are invested in the success of local businesses. “Living and working here means having access to world-class healthcare facilities, a reliable transportation

“Our location at the center of the Northeast Corridor is ideal for business,” said New Castle County Executive Paul G. Clark. “We are two hours from New York City or Washington by car or train. This is one reason the County is the corporate home to 63 percent of the nation’s Fortune 500 companies and why industry giants such as DuPont and W.L. Gore call New Castle County home.” network, crowd-pleasing dining and cultural outlets and beautiful recreational areas,” County Executive Clark added. “We are also proud of

our many forward-thinking and high-achieving schools.” The University of Delaware and the Charter School of Wilmington (high school) are

each ranked among the top 100 educational institutions of their type in a national survey by U.S. News and World Report. ■

Paul G. Clark

New Castle County, Delaware Your Business Destination! No State Sales Tax Lowest Property Taxes in the Mid-Atlantic Region First-Class Transportation Networks Chamber of Commerce State Rankings #1 - Economic Output per Job #5 - High-Speed Broadband Intensity #7 - STEM Job Creation

Accessing economic development . . .

continued from page 36A equipment, or restructure their mortgages and debt, among other financial maneuvers. Such clients have been able to make these moves despite the economy’s struggles and the recent spate of bank mergers, illustrating that there is no substitute for decades of financial expertise and positive results. Government assistance programs are out there, but businesses need guidance in

Paul G. Clark, County Executive

Contact the New Castle County O ce of Economic Development for assistance with site selection, Financing, and information.


38A — January 27 - February 9, 2012 — Owners, Developers & Managers — Mid

Atlantic Real Estate Journal


EVENTS CALENDAR JANUARY 27 – ULI PHILADELPHIA Event: Commercial Real Estate Financing Time: 8:00 AM – 10:00 AM Location: Villanova University School of Business Address/City: 800 E. Lancaster Ave., Bartley Hall, Villanova, PA P: 800-321-5011 JANUARY 30 – SIOR/IOREBA Event: Joint Meeting Time: 4:00 PM – 8:00 PM Location: The New York Athletic Club Address/City: 180 Central Park South, New York, NY Cost: $85 IOREBA & SIOR Members $105 Nonmembers JANUARY 30-FEBRUARY 1 – BOMA Event: Winter Business Meeting & National Issues Conference Location: Hyatt Regency Capitol Hill Address/City: Washington, DC P: 202-326-6331 JANUARY 31 – CREW BALTIMORE Event: Lunch ‘N Learn Certified Occupational Safety Specialist Training (COSS) Time: 11:30 AM – 12:30 PM Location: ABC Baltimore Address/City: 1220B E. Joppa Rd., Ste. 322, Towson, MD Cost: $15 Members $30 Nonmembers P: 410-821-0351 ext. 113 E: JANUARY 31 – CREW PITTSBURGH Event: Connect With Crew Time: 5:00 PM – 6:30 PM Location: Elements Address/City: Four Gateway Center, 444 Liberty Ave., Pittsburgh, PA P: 724-864-0814 E: FEBRUARY 1 – CORENET Event: Making Sense of the Allegheny County Tax Assessment Process & Impacts Time: 11:30 AM – 1:00 PM Location: Duquesne Club Address/City: 325 Sixth Ave., Walnut Room, Pittsburgh, PA Cost: $45 Members $65 Nonmembers $75 Walk-ins P: 412-336-3332 E: FEBRUARY 1 – NJAA Event: ABC’s of Real Estate Tax Appeals in New Jersey Time: 8:00 AM – 10:00 AM Location: Brach Eichler Cost: Members Free/$75 Nonmembers E: FEBRUARY 3 – NAWBO DE Event: Power Tools for Women Time: 9:00 AM – 10:00 AM

Location: Blue Hen Bed & Breakfast Address/City: 1202 Nottingham Rd., Newark, DE P: 302-737-9504 E:

Address/City: Hackensack Ave., Space 70, Hackensack, NJ Cost: $35 Members $40 Nonmembers P: 973-290-0013 E:

FEBRUARY 6 – ABC/ULI Event: Business Builders Joint Network Time: 3:30 PM – 7:00 PM Location: University of Maryland – SMC Address/City: 621 W. Lombard St., Campus Center Ballroom 208A & 210B Cost: $75 Members $95 Nonmembers P: 410-821-0351 ext. 113 E:

FEBRUARY 14 – CIA NJ Event: Real Property Roundtable Time: 8:00 AM – 9:30 AM Location: Saddlebrook Marriott Address/City: 138 Pehle Ave., Saddlebrook, NJ P: 201-368-2100 E:

FEBRUARY 7 – CREW DC Event: Professional Development Roundtable Time: 8:00 AM – 10:00 AM Location: Edison Building, 2nd Fl., Conference Room Address/City: 701 9th St. NW, Washington, DC Cost: Members Free/$15 Nonmembers FEBRUARY 8 – CIRC DE Event: Monthly Membership Networking Luncheon Time: 11:30 AM – 1:30 PM Location: Clarion Hotel - The Belle Address/City: 1612 N. DuPont Hwy., New Castle, DE Cost: $30 Members $40 Nonmembers P: 302-633-1705 E: FEBRUARY 9 – ABC NNJ Event: Council Meeting: Understanding NJ Prevailing Wage & Contractor Registration Time: 2:00 PM – 4:00 PM Location: Essex Manor Address/City: 41 Broughton Ave., Bloomfield, NJ Cost: Free P: 609-989-9110 E: FEBRUARY 9 – BOMA PITTSBURGH & IREM CHAPTER NO. 7 Event: Property Management Issues 2012 Time: 8:00 AM – 4:00 PM Location: Regional Enterprise Tower Address/City: 425 Sixth Ave., Pittsburgh, PA P: BOMA 412-261-2328 or IREM 412-563-0957 FEBRUARY 9 – CREW BALTIMORE Event: Behind the Smoke in Mirrors: What the Numbers Really Mean Time: 11:30 AM – 2:00 PM Location: Oriole Park at Camden Yards Address/City: 333 W. Camden St., 4th Fl., Baltimore, MD Cost: $40 Members $55 Nonmembers E: FEBRUARY 13 – USGBC NJ Event: Networking Dinner Time: 6:00 PM – 8:30 PM Location: Maggianos Little Italy

FEBRUARY 15 – SMPS PHILADELPHIA Event: Writing Workshop: From the Basic to the Sublime Time: 8:00 AM – 10:00 AM Location: Pennoni Associates Address/City: 3001 Market St., 2nd Fl., Philadelphia, PA Cost: $25 Members $35 Nonmembers FEBRUARY 16 – BOMA PHILADELPHIA Event: Monthly Luncheon Meeting Time: 11:30 AM – 2:00 PM Location: The Union League Address/City: 140 S. Broad St., Philadelphia, PA P: 215-567-1775 FEBRUARY 16 – NAIOP PITTSBURGH Event: Chapter Meeting: Transportation Update Time: 7:30 AM Location: Omni William Penn Hotel Cost: Members Free/$40 Nonmembers P: 412-928-8303 FEBRUARY 16 – ULI PHILADELPHIA Event: How Urban Arts Big & Small Drive Real Estate & Economic Development Time: 8:00 AM – 10 AM Location: Delaware Valley Regional Planning Commission Address/City: 190 N. Independence Mall West, 8th Fl., Philadelphia, PA Cost: $40 Members $55 Nonmembers P: 215-446-2930 FEBRUARY 17 – NAIOP NJ Event: Preparing for Mandatory LSRP plus Roundtables with Industry Experts Time: 7:45 AM – 11:00 AM Location: NJ Inst. for Continuing Legal Education Address/City: New Brunswick, NJ Cost: $110 Members $135 Nonmembers E: FEBRUARY 21-22 – ICSC Event: Mid-Atlantic Conference & DM Location: Gaylord National Resort & Convention Center Address/City: 201 Waterfront St., National Harbor, MD Cost: $210 Members $440 Nonmembers P: 646-728-3800

Mid Atlantic Real Estate Journal — Owners, Developers & Managers — January 27 - February 9, 2012 — 39A





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40A — January 27 - February 9, 2012 — Mid

Atlantic Real Estate Journal






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Mid Atlantic Real Estate Journal — January 27 - February 9, 2012 — Inside Back Cover A


115,000 SF - 32’ Clear Ceiling Height - 18 Docks Distribution or Manufacturing

Meeting Tenant’s Needs Immediately, Efficiently and Economically 

Strategically located: Rte 61 & Rte 222 Interchange

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Also Available : 36,000 SF - 11 Docks 21’ Clear Ceiling Height

CONTACT : STEVE WILLEMS EXCLUSIVE AGENT Office 610-779-1400 Direct 610-370-8506

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Back Cover A — January 27 - February 9, 2012 —

Mid Atlantic Real Estate Journal

57 S. Commerce Way Bethlehem, PA 18017

83 S. Commerce Way Bethlehem, PA 18017

3,170 SF—10,000 SF

5,425 SF• 1,736 SF • 3,639 SF

FEATURED PROPERTY 1495 Valley Center Parkway Bethlehem, PA 18017 3,569 SF • 10,740 SF

1525 Valley Center Parkway Bethlehem, PA 18017

1605 Valley Center Parkway Bethlehem, PA 18017

2041 Avenue C Bethlehem, PA 18017

7277 William Ave. Allentown, PA 18106

2,635 SF•2,806 SF

3,760 SF•3,263•SF•18,114 SF

4,800 SF

12,000 SF • 4,800 SF

Exceptional commercial real estate solutions and services for businesses who demand more from their space. 1650 Valley Center Parkway Bethlehem, PA 18017

2201 Hangar Place Allentown, PA 18109 6,410 SF

1,295 SF—24,915 SF

754 Roble Road Allentown, PA 18109 4,800 SF•9,600 SF

559 Main Street, Suite 300 Bethlehem, PA 18018

3701 Corp. Parkway Center Valley, PA 18035 6,738 SF•4,996 SF

974 Marcon Blvd. Allentown, PA 18109

13,700 SF•2,280 SF•9,120 SF

Phone: 610•332•1100 Fax: 610•332•1111

1-27-12 MARE Journal  

WP Realty sells Festival at Exton Berkshire Square for 40.6 million

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