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Rural White Township Farmland Purchase To Block Proposed Warehouse Development Reveals Total Failure Of State Land Use Planning and Regulation

November 13th, 2023 No comments

Developer BlackMail Extracts Premium Land Price

Political Deal Preserves Corrupt Status Quo And Avoids Real Reforms

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NJ Spotlight today reported on the deal for the State Agricultural Development Committee to purchase almost 600 acres of prime farmland in rural White Township to avoid construction of a massive warehouse development as some kind of win and a model for the future, see:

It is a terrible deal and it exposes the total failure of NJ State, regional, and local land use planning and DEP regulation.

It is a classic example of perverse incentives, where private and public sector actors are rewarded for doing all the wrong things.

It diverts environmental, land use, and local community activists from real effective solutions.

It uses public money to provide cover for the failure of State and local officials and agencies.

It wastes scarce public land preservation money on developer artificially inflated land values.

It continues a pattern of reactionary expenditure of scarce public preservation dollars on a scattershot political deal that bears no relationship to sound land use planning or environmental conservation planning or to rational science based priorities.

Here is my note to NJ Spotlight reporter Jon Hurdle, which I copied to the usual suspects:

———- Original Message ———-

From: Bill WOLFE <>

To: “jonhurdle@gmail.com” <jonhurdle@gmail.com>, “ferencem@njspotlightnews.org” <ferencem@njspotlightnews.org>, “tmoran@starledger.com” <tmoran@starledger.com>

Date: 11/13/2023 2:26 PM PST

Subject: White Twsp – warehouse land purchase

Jon – your reporting of the deal for the State ADC to purchase 600 acres of prime farmland in rural White Township gets the story exactly wrong.

You report this as some kind of win and good public policy.

In reality it is an illustration of the total failure of NJ’s State and regional land use planning and DEP’s environmental regulation. Let me be specific: 1) The toothless State Development and Redevelopment Plan; 2) the local Master Plan and zoning pursuant to the Municipal Land Use Law, and 3) the various DEP land use and water regulatory programs: a) water quality management planning (land use and sewer infrastructure); b) stormwater management; c) water quality standards (anti-degradation policy, steam buffers, and non-point source pollution) and permitting (impacts on the Delaware River).

It is an illustration of “perverse incentives” – where taxpayers bail outs of towns provide incentives for continued poor planning and zoning (and reckless private sector investment and development decisions).

It is an illustration of reactive approach and expenditure of scare preservation money based on no planning at all under NJ’s farmland preservation and Green Acres programs, where scarce public money is spent paying huge development inflated land prices for scattershot lands that bear no relationship to any land preservation or environmental conservation or land use plan.

Politically, grass roots activists are being diverted from focusing on the State planning and regulatory tools that can work and from holding government officials accountable.

There is not enough money in Trenton to buy it all – that’s why we have State land use planning and regulation.

Do better.

Wolfe

[End Note] A critical comment from a knowledgeable NJ reader:

Dep can kill most of these projects WQMP , stormwater etc Highlands can so can Pinelands –  so can DOT – highway access permits , dent road and intersection improvements –  Local finance board  because of TIfs or redevelopment agreements-County Planning Bds because of impact to county infrastructure – its all BS Kabuki dance 

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High Tide Flooding Highlights The Need To Plan For Strategic Retreat NOW!

August 31st, 2023 No comments

Murphy DEP Coastal Management Program And Climate Adaptation Strategy Are Inadequate

Climate Chaos Or Planning – That’s The Choice

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NJ Spotlight reporter Jon Hurdle gave the NJ DEP another huge pass today in a story on coastal high tide flooding, see:

In an incredible case of amnesia, Hurdle seems to have forgotten that just yesterday he wrote a story about how the State of NJ (both DCA and DEP) enacted a new policy that elevation of homes is not a sound flood management policy.

Without even mentioning any of that, today he wrote a story that says that: elevation is a sound strategy, that there is no immediate need to act, that there is no State government role or need to plan and regulate, and that people will somehow – passively and gradually and acting individually and voluntarily – simply come to accept the need to relocate: (NJ Spotlight story)

But he [Shope] said while people can buy time simply by elevating their houses, residents along today’s coastline will gradually come to accept that they need to move. 

They will be forced to move, either by being flooded out or by a rational State planning process. And not in some “gradual” way in the distant future – like maybe next week (and this data do not address flooding from hurricanes, storm surge, and extreme storms):

the mid-Atlantic region is expected to see as many as 15 high-tide flooding days during that period, a 350% increase over 2000. The mid-Atlantic and Gulf Coasts are due to be hit by the highest number of floods of any region, NOAA said in its Annual High Tide Flooding Outlook for 2023.  

But where will the displaced coastal homeowners go? Will there be adequate housing and infrastructure to accommodate them? How will all this disruption and transition be funded?

Climate Chaos or planning. That’s the choice.

But never mind any of that! DEP and State planning and regulation are invisible.

Hurdle again used the high tide flooding story to shift the focus of responsibility to local government’s land us planning, with no mention of DEP’s responsibility under State coastal CAFRA and federal coastal zone management laws – or the State’s responsibility to manage coastal hazards under the NJ State Hazard Mitigation Plan: (emphasis mine)

Shope said communities should become familiar with forecasts for sea-level rise when making their land-use and planning decisions. . …

At the end of the day, our coastal towns will need to deal with more high-tide flooding, so preparing emergency response plans and other planning practices that take into account more frequent flooding will help improve coastal community resiliency,” he said

The Murphy DEP also has a Climate Change Resilience Strategy and a Coastal Ecological Restoration and Adaptation Plan.

Those strategies and plans are woefully inadequate – an analysis of all that is beyond the scope of today’s short post, but maybe some intrepid journalist out there will read and report on them (and the toothless N Hazard Mitigation Plan).

(Ironically, the Christie DEP 2016 federal Coastal Zone Management Plan put the issues more sharply in focus:

Even worse than that, Hurdle used the story to undermine and delay the need for planning for “Strategic Retreat” and to do so right now:

Shope said the longer-term solution of retreating to higher ground is very unpopular along the coast because people don’t want to give up their beach houses and because of the economic and social damage that would result from communities gradually moving inland. …

“Retreat is not seen as a common adaptation strategy being implemented today because of the economic impacts and the high potential for a community to dissolve as its members move,” he said. “However, we will likely see that balance shift moving forward and, in many cases, the decision of retreat will be forced on coastal communities by the rising tide.”  

The future is now, folks. Adapt or die. Climate chaos or rational State planning and regulation.

Finally, Hurdle quotes longtime shore environmental group head Tim Dillingham of ALS, and he does so in a way that validates my criticisms about how the receipt of DEP grants tends to co-opt honest and aggressive advocacy to hold DEP accountable.

I sent Hurdle another note urging him to do better:

Jon – you gave DEP a pass again in today’s story.

DEP plans for and regulates natural resources and coastal land use under State law CAFRA – perhaps you need to read the law and DEP CAFRA regulations, see:

https://dep.nj.gov/wlm/lrp/coastal-zone/

DEP also has similar responsibilities under federal Coastal Zone Management Act,  including a Strategic Plan, read

https://www.state.nj.us/dep/cmp/

Tim Dillingham knows all this, so why doesn’t he criticize DEP or even mention this? He takes lots of DEP money.

Wolfe

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Longtime Leading Environmental Lawyer Ed Lloyd Died

August 7th, 2023 No comments

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Ed Was A Friend, Public Servant, And Leader With Courage And Integrity

Fitting that its a gray cool foggy dank day here on the Salish Sea, as I just learned that longtime friend, colleague and environmental lawyer Ed Lloyd died – for the facts, see David Wildstein’s obituary. [Update – Pinelands Commission statement. [Update: Murphy DEP Commissioner LaTourette issued a statement. [Update – Columbia law school statement.]

Ed was a friend, colleague, and had a long history of leadership and work on virtually every environmental issue, campaign, and battle in NJ for the last 40 years. Ed’s wife, Janine Bauer, was also a lawyer and activist deeply involved in transportation, housing, environmental, and land use issues. My heart goes out to Janine and the family.

Ed left Trenton the same year as I joined NJ DEP, 1985, when I immediately became aware of his kick ass work as Director of the NJ Public Interest Research Group (NJ PIRG). From 1974 to 1985, Ed was executive director and staff attorney of the New Jersey Public Interest Research Group. That was when NJPIRG, the Ralph Nader outfit, still had balls and ran hard hitting corporate and government accountability campaigns, like the one that produced the NJ Clean Water Enforcement Act, the strongest clean water law in the Country.

Under Ed’s leadership, PIRG ran hugely successful grassroots issue campaigns as well as traditional litigation, like the one that convinced Gov. Florio to terminate garbage incinerators and transform NJ’s solid waste policy to an emphasis on source reduction, recycling and composting, again the leading policy and program in the nation.

Ed’s work helped produce the NJ Pollution Prevention Act, again the leading national program that pioneered policies of toxics use reduction and the concept of pollution prevention.

When I was forced out of DEP by Gov. Whitman in 1994 for whistleblowing and joined the NJ environmental community, Ed was hugely supportive. Ed became a friend and colleague and I can’t exaggerate how supportive he was to me personally at a very difficult time in my life.

Shortly thereafter, I worked closely with Ed in drafting legal briefs challenging Gov. Whitman’s DEP massive rollbacks of DEP’s clean water regulations, dubbed the “Mega-Rule”. We lost that legal case, but we won the war and stopped that rollback.

Ed’s lawsuit to block the Ciba-Geigy ocean outfall toxic discharge established groundbreaking legal precedent for the “anti degradation” provisions of the Clean Water Act that had systemic and longstanding impacts to NJ DEP’s clean water programs.

The list of Ed’s huge accomplishments is too long to write.

Most importantly, on top of being an excellent lawyer and tireless activist and professional mentor, Ed was a decent human being.

He was committed to public service.

He had integrity and the courage to take controversial public positions and stand by his principles and beliefs. Ed would stick his neck out and take risks.

It’s extremely rare to find so many virtues in one man.

I’ll mention just two more personal examples that illustrate those virtues.

1. During the at times angry debate over a proposed gas pipeline through the NJ Pinelands, Ed opposed the pipeline as a Pinelands Commissioner. That courage brought retribution and disgraceful attacks by Gov. Christie.

But behind the scenes, Ed’s leadership and integrity were even more important to me personally than his public stance in opposition to the pipeline.

Specifically, I publicly testified to the Commission and strongly criticized the regulatory review practices of the Commission’s staff, including the conduct of multiple secret “pre-application” meetings as creating bias and “agency capture”. For that testimony, I was severely criticized personally by the Commission’s Executive Director Nancy Wittenberg in the Commission’s off the record Executive Session.

Someone at the Commission leaked a tape recording of that Executive session discussion to me.

Ed was the only Commissioner who stood up and openly disagreed with ED Wittenberg’s attack and explicitly said that he agreed with what Bill Wolfe said (paraphrase, but close to verbatim quote: “I wish I could have multiple meetings with the Judge before I try a case. The pre-application meetings, at best, create bias and put the public at a disadvantage”.). Thank you Ed, for sticking your neck out and telling the truth!

2. Ed did something very similar, and I’ll close with this example of Ed’s leadership and integrity.

I wrote about it in October 2015:

Climate Change

At the conclusion of the meeting, Pinelands Commissioner Lloyd urged the Commission to step up and play a role in climate change and consider the climate implications of fossil infrastructure like pipelines: (Ed Lloyd said:

I’d like to followup on an issue Mr. Wolfe raised with respect to climate change … I think that there’s nothing more important for us as an agency to do to protect this planet. I agree with Mr. Wolfe. I don’t have a full legal analysis  but I think we have the opportunity and the jurisdiction to do that…. This effort is related to the other discussion we had this morning with respect to pipeline infrastructure. … In my view we shouldn’t be investing in pipelines, we should be investing in renewables.  ~~~~  Commissioner Ed Lloyd (watch at the very end, at time 1:32:30)

Rest in peace Ed, you were a good man who did many good things.

Your irreplaceable work lives on.

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Gov. Murphy’s Climate Electrification Program On The Rocks

July 15th, 2023 No comments

Business Groups Challenge Board Of Public Utilities’ Authority To Regulate Greenhouse Gas Emissions

Business Groups Assert Radical “Major Questions” Doctrine

BPU’s Legal Vulnerability Must Be Eliminated Immediately By The Legislature

I’ve been reading NJ Spotlight articles about the business community’s attacks on BPU’s attempts to electrify the building sector.

Recent stories expand upon NJ Spotlight’s coverage of the business community’s drumbeat propaganda about the so called high cost of renewable power. They have been framed as a ridiculous right wing political attack on Gov. Murphy (e.g. “they’re coming to take our kitchen stoves”) and the Gov. appears to be in political retreat in response.

In the last 2 stories, the business community has claimed that BPU lacks legislative authority to regulate greenhouse gas emissions. They cite a “14 year old Appellate Division decision” – but don’t name it (in a related matter, I will write about the impact of the cap on solar in a future post).

NJ Spotlight buried this critical new issue in the sub-headline and final paragraph of the story, see:

“The BPU thought it could rush the approval of a major energy policy change that could ultimately cost New Jersey home and business owners hundreds of billions of dollars to implement,’’ said Sen. Anthony Bucco (R-Morris). “There also are serious concerns the BPU does not have the legal authority to set environmental policy for the state or to regulate carbon emissions, which is their clear intention.’’ 

Senator Bucco is making a very calculated and specific (“major policy change”)  litigation threat on behalf of his corporate paymasters in that quote (he could never get a Legislative veto of BPU actions through the Democrat controlled NJ Legislature).

Although I’ve written numerous times about the lack of DEP authority to regulate greenhouse gas emissions under the Global Warming Response Act  – DEP’s authority to regulate GHG emissions under NJ Air Pollution Control Act is clear – I found that claim astonishing and am embarrassed to admit that I knew nothing about such an obviously crucial legal decision.

If that legal claim is accurate, then BPU can not regulate the grid and energy infrastructure required to decarbonize the economy and transition to renewable energy.

If that claim is accurate, BPU has a major litigation vulnerability that must be eliminated immediately via passage of authorizing legislation.

After some Googling around, I just found the Appellate Division case.

It involved a 2005 McGreevey era BPU rule to require developers to pay for utility line extensions to areas not located in “smart growth” areas mapped under the State Plan. See:

Here is the core legal issue: (emphasis mine – citations omitted)

On the other hand, we have recognized that:

“[a]n administrative agency only has the powers that have been “expressly granted” by the Legislature and such “incidental powers [as] are reasonably necessary or appropriate to effectuate” those expressly granted powers. …. Where there exists reasonable doubt as to whether such power is vested in the administrative body, the power is denied.” 

An agency’s regulation “`may not under the guise of interpretation . . . give the statute any greater effect than its language allows.'” … Furthermore, we have stated that when regulations are promulgated without explicit legislative authority and implicate “important policy questions,” they are better off decided by the Legislature.

My initial thoughts:

1) NJ has its own right wing “major questions” doctrine! – Who knew?

Here is the Appellate Court’s ruling (emphasis mine):

At the heart of the present appeal is whether the authority of the BPU to incorporate smart growth principles must be found in the statutory provisions enabling it to act in the field or whether such authority is properly derived from the general provisions of the State Planning Act. We hold the authority must be stated in the Board’s enabling statute or, if expressed in a general statutory provision, the authority must identify its intent to delegate additional or incidental powers to the administrative agency granted such authority.

The Appellate Court then proceeds to engage in the kind of “historical” statutory interpretation the US Supreme Court recently relied on to kill gun control legislation and eliminate a woman’s right to an abortion.

Looking at history, the NJ Appellate Court wrote:

In 1911, the BPU was not vested with the authority to consider environmental concerns (the BPU was not vested with that power until 1970, see L. 1970, c. 273). Thus, at the time of the enactment of N.J.S.A. 48:2-27, the Legislature could not have intended N.J.S.A. 48:2-27 to apply to environmental and land use concerns.

Important to note that climate change and greenhouse gas emissions were not part of the Legislative debate or legislative intent in the 1970 in enactment of  P.L. 1970, c. 273.

Although the Court cited broad BPU authority, recognized BPU’s discretion, suggested that this case was limited to service line extension, and went out of its way to note that “we are reluctant to invalidate the regulations of an administrative agency” , the legal reasoning is very dangerous.

The Court narrowly construed BPU’s environmental power:

To be sure, N.J.S.A. 48:2-23 provides that the Board may require a public utility to furnish safe, adequate and proper service, including in a manner that tends to conserve and preserve the quality of the environment and prevent the pollution of the waters, land and air of the State. More fully, the statute provides:

“The board may, after public hearing, upon notice, by order in writing, require any public utility to furnish safe, adequate and proper service, including furnishing and performance of service in a manner that tends to preserve and conserve the quality of the environment and prevent the pollution of the waters, land, and air of this State, . . . and to maintain its property and equipment in such condition as to enable it to do so.”  [ N.J.S.A. 48:2-23 (emphasis added).]

That language cannot be presumed to make environmental issues or land use issues the overriding consideration in a determination to extend service to a new residential development.

Although land use and climate issues are vastly different – and BPU has had a longstanding key role in protecting clean air via regulation – I am not aware of laws that specifically and explicitly delegate authority to BPU to regulate greenhouse gas emissions.

The Court read the statutory term “environment” very narrowly and imposed an impossible and absurd historical standard:

The BPU, on the other hand, argues that N.J.S.A. 48:2-23 confers a broad environmental mandate to integrate environmental considerations into all aspects of its decision-making, and that by preventing utilities from investing in environmentally sensitive areas, the BPU is, in fact, ensuring that the utility service is environmentally sensitive. We note that while the language of N.J.S.A. 48:2-23 requires that the BPU ensure environmental compliance by regulated utilities, it does not explicitly grant BPU with the broad environmental mandate it claims. We find that the statutory language of N.J.S.A. 48:2-23 itself does not provide a clear delineation of its scope, and there is no illuminating legislative history. …

The cases examining the environmental language of N.J.S.A.48:2-23 have never construed it to provide a general mandate as broad as is urged by the BPU in this case. … In that case, BPU was authorized to require that utilities abide by environmental laws; we did not state that BPU was authorized to make environmental law.

Keep in mind that there are no DEP regulations the address electrification and greenhouse gas emissions from buildings or the grid or electrical infrastructure, thus BPU must effectively “make environmental law”.

If the legal standard is that specific and explicitly delegation and  an “illuminating history” are required to authorize BPU to regulate on “major policy” issues like climate and regulation of greenhouse gas emissions, then BPU is highly vulnerable to legal challenge.

The Court also noted that the BPU regulations in question relied heavily on the State Plan and Executive Orders by Governor McGreevey.

There are direct parallels to the current BPU reliance on the Energy Master Plan and Gov. Murphy’s Executive Orders.

Keep in mind that right wing Federalist Society US Supreme Court Justices (Coney Barrett, Gorsuch) have been criticized for asserting this “radical” doctrine – and that doctrine just killed EPA climate and wetlands rules, see:

The NJ Appellate Court appears to impose exactly that “major questions” doctrine. Here is he concluding paragraph:

We understand that the Legislature has declared that smart growth is an important public policy goal, and in fact, its importance provides further reason to require legislative authorization before allowing smart growth principles to direct the course of BPU regulations where the authority for such direction is unclear. As has been observed, “a policy question of [great] significance lies in the legislative domain and should be resolved there. A court should not find such authority in an agency unless the statute under consideration confers it expressly or by unavoidable implication.” Cooper, supra, 56 N.J. at 598, 267 A.2d 533.

NJ and the NJ Supreme Court have a reputation as a liberal court and a liberal legal doctrine  – these decisions suggest otherwise.

2) The Legislature Refused To Codify The Court’s Narrow Interpretation & Approach To Delegation

I recall testifying in opposition to a bill sponsored by Assemblyman Burzichelli that would have legislatively codified this “important policy questions” doctrine.

In a March 13, 2011 post, I wrote:

The legislation involved (A2486 2R) (Burzichelli, D-Oil) would codify the Christie federal consistency policy – and go even further by prohibiting proposal of rules “not specifically authorized” by the legislature, a provision the sponsor stated would require legislative approval of more stringent rules prior to agency proposal. This would put the legislature in charge of rulemaking, a radical rollback in the modern framework of Administrative and environmental law, which are founded on a broad delegation doctrine, where the Legislature delegates power to executive branch agencies to use their scientific expertise to fill in the details of complex legislation.

That bill died.

Thus, ironically, there is no legislative authorization or legislative intent that would uphold the Court’s approach to delegation and narrow statutory interpretation.

3) Where Have The Press, Environmental Groups, and the Legislature Been?

I don’t recall this decision and find it amazing that such a critical decision that stripped BPU of authority and further gutted the State Plan never got any media or environmental group attention.

As you may know (Merrill Lynch sewer line to Hopewell, et al), this controversy came at a time when infrastructure, land use, and the State Plan were hot issues. The Highlands Act had just prohibited infrastructure extensions into the Preservation Area (I wrote that language!).

The decision was issued in late 2009, and the incoming Christie administration obviously did not appeal it. The Democratic Legislature never passed a bill to put the issue on his desk and make him veto it.

It looks like this decision will now be used to kill BPU’s ability to regulate to reduce GHG emissions.

Unreal.

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This Is Paulsboro, NJ – And Off Shore Wind Won’t Do Jack Shit For This “Sacrifice Zone”

July 5th, 2023 No comments

Gov. Murphy’s Corporate Subsidy Wind Victory Press Conference Is An Insult

View From Paulsboro High School - fourth and long

View From Paulsboro High School – fourth and long

[Update below]

Tomorrow, NJ Spotlight tells me, Gov. Murphy will hold a press conference in, of all places, Paulsboro NJ, to celebrate his multi-billion dollar subsidized corporate off shore wind victory.

For once, NJ Spotlight gets the context right [but they left a lot out]:

  • [Gov.] Murphy is scheduled to sign the legislation tomorrow in Paulsboro, where the foundations for the turbines are to be manufactured. [They left out that most of the manufacturing, jobs, and profits are foreign.]

They also left out another equally important recent story that provided the contrast to expose exactly what’s going on here: i.e. where Gov. Murphy’s Board Of Public Utilities just slashed a proposed public utility solar infrastructure and rooftop solar program by $286 million – a massive 75% cut in the proposed plan.

You see, there is not much corporate profit in rooftop solar and it is a real threat to the power and profits of the fossil fueled corporate utilities, their shareholders, and Wall Street parasites [aka “traders”] and investors.

That’s exactly the opposite of capital intensive wind, which works very well with the Wall Street financed and fossil gas corporate power business model, like PSE&G.

In addition to the issues of massive corporate subsidies to the Gov.’s off shore wind program and the revealing contrasting cuts to far more “sustainable” (I hate that word!) and the equitable (better concept, but still not equality) labor intensive, small scale, distributed, local, rooftop solar and the massive subsidies to PSE&G nuclear (over $1 billion so far and counting at $300 million per year as far as the eye can see), Gov. Murphy’s decision to sign this corporate scam in Paulsboro NJ is a huge slap in the face to the community, which has been neglected by DEP and poisoned by corporate polluters (as his DEP is doing very little to reduce these risks or pollution emissions).

I’ve written many, many times about Paulsboro, a toxic “sacrifice zone” (and years before Chris Hedges coined that phrase), e.g. see this recent post for the summary of that toxic history:

Off shore wind will do absolutely nothing to address any of these problems – and the fossil refinery will continue to operate and pollute.

Your author debates NJ Senator Sweeney, Earth Day, 2005. Sweeney would later become Senate President in 2010.

Your author debates NJ Senator Sweeney, Earth Day, 2005. Sweeney would later become Senate President in 2010.

I’m too hot and burnt out right now to write anything more – the Pacific northwest is suffering a climate chaos induced simultaneous heat dome and smoke from Canadian wildfires.

And I can’t drink enough beer to make that go away.

Neil Young warned us:

The world is turning – I hope it don’t turn away. …

Get out of town, think I’ll get out of town.

I head for the sticks with my bus and friends.

I follow the road, but I don’t know where it ends.

[Update: 7/6/23 – Here is a perfect quote that reveals how totally out of touch the NJ groups are – I would bet that they have never even been in Paulsboro, but will appear today for the first time at Gov. Murphy’s press conference photo op (and probably get quotes in Murphy’s press release):

 “Every responsible offshore-wind project moves us toward our clean-energy future, which in addition to climate and economic benefits, will also improve our air quality, which for too long has disproportionately impacted low-income communities and communities of color,’’ said Allison McLeod, senior policy director for the New Jersey League of Conservation Voters.”

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