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But environmentalists say they’re necessary

By Lianna Bass

JERSEY SHORE — Shore municipalities remain at odds with the New Jersey Department of Environmental Protection’s (NJDEP) rollout of stricter flood zone regulations.

The Resilient Environment and Landscape (REAL) rules — more than five years in the making and signed by Gov. Phil Murphy on his last day in office, Jan. 20 — require new or substantially improved buildings in tidal flood zones to be elevated a total of five feet. The over 1,000-page REAL rule document outlines the new zoning standards municipalities will be required to comply with after a six-month grace period.

Environmental officials argue that these new rules are revolutionizing the way the state approaches coastal resilience by adopting a forward-looking approach to climate change, rather than basing regulations on past data.

In response to the REAL rules, state Senate President Nicholas P. Scutari recently sponsored SCR 106, a Senate concurrent resolution seeking to overturn the rules by arguing that the NJDEP’s climate resilience regulations exceed the agency’s authority and could harm property owners.

Local shore town and county officials have praised Scutari’s resolution and have expressed opposition to the rules, concerned that they will create an undue burden on property owners and will complicate zoning regulations for municipalities.

LOCAL OFFICIALS RESPOND

Point Pleasant Beach Borough Administrator Joseph A. Michigan said the borough strongly opposes the REAL rules and is joining other shore communities in urging Trenton to overturn the regulation.

“(The REAL rules) essentially places the entire Borough of Point Pleasant Beach into a flood zone, basing this decision on future climate predications, 75-100 years from now, not historical data from past storms,” Michigan said. “These new inland properties will now be considered flood-risk areas, where even after Superstorm Sandy, many of these new areas did not see that level of flooding, which would cause such a drastic change.”

He added that the REAL rules will cause higher costs for homeowners and builders, decreased property values, and higher insurance premiums, as well as limits on coastal development and financial pressures on taxpayers, with potential losses in tax revenues.

During a March 9 caucus meeting, Lavallette Mayor Walter G. LaCicero referenced Resolution NJ SCR 106 and asked Borough Administrator John O. Bennett — who served as president of the New Jersey State Senate from 2002 to 2004 — to share his thoughts.

Bennett also said the resolution may draw significant attention because it was introduced by the president of the state Senate.

“The President of the Senate (Scutari), who happens to be the same party as the governor…that’s a pretty powerful person to sponsor this, so it’ll certainly get attention, and it’ll have discussion,” Bennett said. “I think, if nothing else, that’s an excellent starting point. Hopefully, they may at least have some semblance of reality as to what is fair across the board.”

In a press release issued March 5, Ocean County Commissioner Director Frank Sadeghi praised SCR 106 and urged lawmakers to adopt it quickly.

In a joint statement, Sadeghi and county commissioners Robert S. Arace, Jennifer Bacchione, Sam Ellenbogen and Ray Gormley said, “We commend the Senate President for taking this bold and decisive step toward repealing the disastrous and ill-conceived ‘REAL Rule’ before it does significant harm to Jersey Shore residents and our economic future. The Senate President’s assessment that these regulations would destroy property values, increase regulatory costs and represent a significant constitutional overstep by the (NJDEP) is spot on.”

The release also noted that Sadeghi and the commissioners recognized the efforts of other Jersey Shore counties and their elected officials in opposing the NJDEP proposal.

The SandPaper

By Gina G. Scala

New Jersey environmental officials remain silent while pushbacks against a controversial flood resiliency rule intensify, with four counties and two business organizations taking the fight to court alongside a legislative effort to repeal the measure.

“We commend the senate president for taking this bold and decisive step towards repealing the disastrous and ill-conceived ‘REAL Rule’ before it does significant harm to Jersey Shore residents and our economic future,” Ocean County Commissioners Frank Sadeghi, Robert S. Arace, Jennifer Bacchione, Sam Ellenbogen and Ray Gormley said last week in a joint statement.

Earlier this year, officials in Cape May, Cumberland, Monmouth and Ocean counties sued to stop the implementation of the New Jersey Protecting Against Climate Change – Resilient Environment and Landscapes, known as the REAL Rule. The measure was adopted Jan. 20, and on Feb. 24, Senate Concurrent Resolution 106 was introduced by Sen. Nicholas P. Scutari (D-22nd).

Joining Scutari in sponsoring the resolution is Sen. Michael Testa (R-1st). The co-sponsors are Sens. Carmen Amato (R-9th), John Burzichelli (D-3rd), James Holzapfel (R-10th), Vincent Polistina (R-2nd), Robert Singer (R-30th) and Holly Schepisi (R-39th).

The resolution criticizes the rule’s adoption process, claiming it lacked adequate economic, housing and job impact assessments. It emphasizes that the “impacts of rules and regulations of this magnitude should be carefully studied prior to implementation.”

“(The) DEP does not have any comment,” Larry Hajna, an agency spokesperson, said via a March 9 email. “As you may be aware, the rule is a matter of both pending litigation and legislation.”

The REAL coastal flood rules currently require all new construction, including buildings and roads, to be built 4 feet above the Federal Emergency Management Agency’s flood elevation. On Long Beach Island, that would translate to roadways being 13 feet above sea flood elevation. After Superstorm Sandy, former Gov. Chris Christie added a foot to the flood elevation set by FEMA.

It also applies to residences undergoing renovations that add 50% more than the home’s value, state business leaders said.

“As you are aware, the REAL rules represent an unprecedented and deeply consequential overhaul of development standards that will fundamentally reshape our legislative district and have sweeping consequences for the entire state,” stated a letter from 10th District Assemblyman Paul Kanitra and more than a dozen mayors from Ocean and Monmouth counties. “The extreme requirement that new and substantially improved structures be elevated 5 feet above current FEMA base flood elevation will significantly increase construction and redevelopment costs.”

Addressed to Acting DEP Commissioner Ed Potosnak, mayors from Bay Head, Brick, Brielle, Island Heights, Lavallette, Mantoloking, Manasquan, Point Pleasant, Point Pleasant Beach, Sea Girt, Seaside Heights, Seaside Park, South Toms River, Spring Lake, Spring Lake Heights and Toms River signed the letter. All of those communities are represented by 10th District legislators.

“Our Shore communities are the near direct target of these sweeping land-use changes, culminating in our urgency for action through legislature, which was ignored during the development and adoption of these rules,” the March 6 letter said. “Environmental protection and economic vitality are not mutually exclusive. We stand ready to work collaboratively on balanced, data-driven policies that protect our communities without undermining their future.”

Saying the rule burdens towns, residents and developers with added costs and regulatory hurdles, the New Jersey Business and Industry Association, in conjunction with the New Jersey Builders Association, announced their notice to appeal.

“Adding insult to injury, the Murphy administration left New Jersey on its very last day with a set of rules that will greatly increase the costs of housing in coastal and river communities, increase flood insurance costs, or require flood insurance in areas that have never flooded and may never flood,” said Ray Cantor, chief government affairs officer for the NJBA. “Property values will also be lowered in some cases – all while impacting the state’s affordable housing goals.”

The NJBIA and the New Jersey Builders Association said their joint suit in no way targets or reflects the new administration in Trenton and they support Gov. Mickie Sherrill’s agenda on regulatory reform and prioritizing affordable housing. “The last-minute Murphy-era rule goes directly against both missions.”

Ocean County commissioners agree, adding that Scutari’s assessment of the rule’s impact on property values while increasing regulatory costs and constitutional overreach is dead-on correct.

Still, Jeff Kolakowski, president and chief executive officer of the NJBA, said his group staunchly backs climate resilience and environmental protect.

“But those goals must be pursued in a way that is legally sound, economically responsible and compatible with New Jersey’s urgent need for housing,” he added.

The resolution moved from the Senate Energy and Environment Committee to its State Government, Wagering, Tourism and Historic Preservation Committee on March 2. It provides the NJDEP 30 days following receipt of the resolution to amend or withdraw the rules, or the Legislature has the constitutional authority, through a concurrent resolution, to nullify the regulations in full or in part, the resolution says.

NJ.com

By Steven Rodas

Eric Birchler has had his real estate license since 1989. So when he gets thrown by a frantic call, you know something’s up.

“This lady called me concerned that she was going to have to lift her house,” Birchler told NJ.com. He heard the uneasiness in her voice. “I calmed her down,” he said, but misinformation and confusion is circulating everywhere about New Jersey’s new flood elevation regulation.

And she’s far from alone. All across the shore, there’s been one reaction to the state’s new demands, he said: “panic.”

The Department of Environmental Protection’s new Resilient Environments and Landscapes, or R.E.A.L., rule hasn’t actually kicked in yet. It’s set to take effect July 20.

Once it does, new homes built in flood-risk areas will need to be raised 4 feet higher than the current standard. Homes now are raised based on FEMA-set base flood elevations. The state’s new elevation requirement will be in addition to the federal standard.

So, for example, after the rule kicks in, a new home constructed in a New Jersey floodplain where the federal base flood elevation is 1 foot (and the town has no specific elevation rules of its own), that structure would need to be elevated 5 feet instead.

The rule won’t impact already built homes or those in the hopper before it officially kicks in. But it will apply to houses undergoing renovations that add up to 50% or more of the home’s value.

“Certain structures, such as residential buildings, will be required to elevate to the FEMA base flood elevation plus 4 feet to account for future storm surge, plus 1 foot of freeboard,” Larry Hajna, a DEP spokesperson, said.

Critics call the new rule extreme, but state officials and supporters say the numbers are in line with the upper range of sea level rise projections by the year 2100 outlined by Rutgers University.

If it moves forward as planned, the rule would be the first regulation in the nation “to account for future sea-level rise based on the most recent climate science,” according to state DEP spokespeople.

“Moving forward — if implemented successfully — this will be a game changer for New Jersey,“ Anjuli Ramos-Busot, the state director of the Sierra Club, said on the phone.

“When you are at the epicenter of climate change — and that is not an exaggeration, we are at great, great risk due to our coast being eroded and because of sea level rise — you have to take proactive measures to protect your people,” Ramos-Busot said.

Rutgers University experts noted last year that the way current global emissions are going, New Jersey is likely to see 2.2 to 3.8 feet of sea-level rise by 2100 — or over 4 feet if ice-sheet melt revs up.

Ocean County, a heavily-built and idyllic shore destination brimming with businesses and beach spots, is perhaps the most poignant litmus test for how much a place is willing to change when the state says science calls for more aggressive construction limits.

“My biggest concern is it’s going to stop development and stop the market,” said Birchler, “where people aren’t going to do anything because they can’t get the approvals done.”

Because, he says, the new elevation rule will not only come with a bevy of clerical, design and architectural requirements — which come with costs of their own.

“They changed the permitting process,” Birchler added of the DEP’s steps, “you have to deal through the state now.”

Broader fears over how the rule will impact the shore have translated into a legal challenge (a notice of appeal filed in February) from Cape May, Ocean and Monmouth counties seeking to tweak or pull the rule entirely. Senate President Nick Scutari, D-Union, on Feb. 24 also introduced a resolution to withdraw or change the rule — saying it was “inconsistent with legislative intent.”

A lot of money, and the future of development at the shore, is on the line, Commissioner Frank Sadeghi told NJ.com in a statement.

“The R.E.A.L. rule could have a devastating impact,” he said.

A trip to the shore

The corner of Holly Street and Ocean Avenue in Lakewood is mostly sleepy in mid-February.

That’s until the construction noise kicks up, and an olive pick-up truck pulls up to a stretch of elevated homes in the final stages of construction.

Closer to the water in Mantoloking, a Jersey Shore gem, it’s hard to drive down Ocean Avenue and ignore the development. Months before the summer starts, the main thoroughfare is flanked by excavators, trucks and workers in hard hats.

New Jersey’s new elevation rule was adopted Jan. 20 as Gov. Phil Murphy passed the baton to Gov. Mikie Sherrill. And as development is surging at the shore.

In the most densely populated state in the nation rebuilding and new development have come back in full force in coastal areas hardest hit by Hurricane Sandy, including Mantoloking, Beach Haven, Little Egg Harbor, and Point Pleasant, according to a NJ.com review of building permit records between 2012 and 2022.

Ocean County, among the most developed counties statewide, approved more than 25,000 multi-family units just in 2024 (considered a “significant spike,” the county said).

Officials there and some business stakeholders (including the New Jersey Business & Industry Association) are not happy about a rule requiring stricter standards when it comes to elevating new homes.

“(It) would render many development and redevelopment projects financially untenable and effectively create ‘no build zones’ in some of our communities,” Ocean County Commissioner Sadeghi said.

The state DEP has denied that “no build zones” would be formed as part of the rule. It also noted some towns already have flood elevation ordinances (above FEMA regulations) of their own.

But Sadeghiis worried the rule will “reduce property values, starve shore communities of local tax revenue, and mandate expensive flood insurance, even in areas that have never flooded and likely will never flood.”

Since last fall, Monmouth County has “sounded the alarm” on the rule, the commissioner director there, Thomas Arnone, said in a statement.

“We know that we need more partners in this fight,” he said amid legal steps this month.

Officials in Cape May County agreed.

In a summary of why it was opposed to the rule, Cape May officials said the DEP has exceeded its authority. Those actions will “result in significant economic burdens on residents and local governments,” officials in the state’s southern most county said.

Regulations laid out by R.E.A.L. may create “disincentives to renovation, redevelopment, and (impose) significant economic burdens on lower-valued properties in large areas of the state,” Scutari’s resolution notes.

“These regulations will drive up the cost of housing and go far beyond what FEMA has been recommending,” he told NJ.com on Monday.

He thinks the rule should be further studied.

Asked about analysis completed by Ocean County to determine how the local economy would be impacted by the rule, officials did not immediately provide more information.

New Jersey has studied what the rule will mean economically for the shore. It acknowledged short-term costs but deemed the regulations sensible in the long run.

“It is … worth noting that the housing sector and individual homes will experience greater harm from increasingly severe flooding and storms without the rule’s requirements,” the DEP responded to a commenter.

In response to other concerns, the state additionally said it does not require development to have flood insurance. FEMA oversees those steps.

Other types of structures, outside of homes owned by residents such as commercial properties, can instead flood-proof structures rather than elevate, regulators said.

But the rule will bring about other needed and innovative improvements — expanding the building of dunes and creating living shorelines where it makes sense, according to the state department.

Does it add up?

It’s easy to get lost in the weeds of flood policy.

And yet for supporters of building with resiliency in mind, the math can be simple.

Damages from 2012’s Sandy in New Jersey exceeded $30 billion. The storm killed 40 people from 13 counties. The remnants of Hurricane Ida from five years ago led to more than 25 deaths and brought its own heavy financial toll in the billions.

The rate of sea level rise in New Jersey is at least twice the global average rate, state scientists say.

Plug a Jersey Shore address into the National Oceanic and Atmospheric Administration’s interactive sea level rise tool, and your eyes are bound to widen when toggling to between 3 to 5 feet of increased water levels.

“One global study estimates that Newark and New York City had a combined population of 1,540,000 people exposed to coastal flooding in 2020 and projects that this number will increase to (more than 2.9 million) people in 2070 due to climate change,“ the Department of Environmental Protection said.

Gov. Sherrill could reverse course on New Jersey’s new R.E.A.L. flood rule entirely because it is not a law, it’s an administrative rule.

Her office did not respond to a request for comment.

The Sierra Club — citing Sherrill’s track record as a congresswoman on flood-related policy — hopes she will keep the rule in place.

Ramos-Busot is cautiously relieved R.E.A.L. has made progress.

Withdrawing from the rule would send the wrong message, she said.

If the state revokes it, for instance via Scutari’s resolution, she wondered: “What is the legislature doing to protect people from flooding?”

The DEP (which has a “Myths and Facts” page about the rule) cited the ongoing litigation when asked about the future of the new rule and concerns shared by Jersey Shore officials.

“Development, even in the expanded flood hazard area and inundation risk zone under REAL is still allowed,” state spokespeople emphasized. “The rules just require they be constructed so they will not be inundated or destroyed during the useful life of the structure.”

Allison McLeod directs the nonprofit New Jersey League of Conservation Voters (which the acting DEP Commissioner Ed Potosnak previously headed).

She welcomes the rule and said it should not be lost that being resilient in the face of climate impacts can be an economic boon too.

McLeod cited Stafford, an outlier of sorts in Ocean County because since 2021 it has required new homes and new home renovations in risky areas to be built two feet above the federal base flood elevation requirement. Local officials in Stafford said that year more than 3,000 properties had National Flood Insurance Program policies and via a voluntary FEMA program saw major savings. Policyholders across the township altogether saved on average north of $1 million each year by participating.

Homeowners have gained significantly from elevating, being part of the federal incentive program and preparing for a stark future given that more than 4,000 of the 16,000 properties in town are in a hazardous flood area, said Matthew von der Hayden, the administrator in Stafford.

“We try to do the extra thing on everything,” said von der Hayden of Stafford’s mindset on resiliency.

Still, the League of Conservation Voters highlighted the rule is by no means perfect.

My “largest concern with the adoption is that there is an exemption for affordable housing,” McLeod said, pointing to a waiver in specific circumstances given the state’s housing goals.

“Because what you are saying is you are going to allow construction potentially of affordable housing in places that you know are going to flood,” she said.

Some, like Nancy Oboyski, the worried homeowner who called her realtor to ask about the specifics of the new rule, was dubious about whether preparing now for projected sea levels in the year 2100 is really necessary.

“Sandy was what year, 2012? I don’t think anything like that has ever hit the Jersey Shore,” Oboyski said.

“So, I’m hoping in my lifetime nothing like that ever happens again.”

Randall Laing, a builder whose family business has 54 years at the shore, had his own curiosities, including how will project approvals in areas deemed at-risk be streamlined if the state is stepping in.

Laing — who can’t think of a state regulation ever having such sweeping implications — is worried for what the rule will mean for the Jersey Shore’s future.

He usually has up to three projects lined up for the fall by now. He has one so far.

The 51-year-old builder wondered if it was because of people getting wind of the new rule.

“My fear is a serious exit from New Jersey.”

Shore News Network

A young refugee from Iran rose to become one of New Jersey’s most influential county leaders

TOMS RIVER, NJ – Frank Sadeghi, who once escaped the oppressive regime of Iran as a child with only a few dollars in his pocket, now stands as one of Ocean County’s most prominent political figures. After decades of hard work, perseverance, and public service, Sadeghi serves as the Director of the Ocean County Board of Commissioners — a testament to the enduring promise of the American dream.

Sadeghi is one of a small number of individuals who could unseat longtime GOP Chairman George Gilmore in this year’s commissioner election if he choses that path.

Key Points

• Ocean County Commissioner Frank Sadeghi fled Iran decades ago and built a successful life in New Jersey.
• He now serves as Director of the Ocean County Board of Commissioners, overseeing finance, engineering, and infrastructure.
• Sadeghi has proposed key local initiatives, including an open space tax increase to preserve land and curb overdevelopment.

From refugee to entrepreneur

Sadeghi’s journey began in the late 1970s when he fled Iran’s authoritarian regime. He arrived in the United States with little more than determination and a promise to his father — to bring his family to freedom and opportunity. Over time, he became a licensed professional engineer, founding Arya Properties and Morgan Engineering, both based in Ocean County.

In a personal reflection shared publicly, Sadeghi wrote, “I fled Iran and its tyrannical regime with just a few dollars in my pocket and a promise made to my father that I would one day bring my mother and siblings with me to America.” He said he continues to pray for freedom and peace for his former countrymen, and for those “giving Iranians their best chance at freedom in generations.”

Leadership and community impact

Sworn in for his first three-year term in January 2024, Sadeghi now leads the five-member Ocean County Board of Commissioners as Director in 2026. He serves as co-liaison to several major county departments, including Finance, Engineering, Roads, and Buildings and Grounds — overseeing critical infrastructure, budget management, and long-term planning across 135 government facilities.

Sadeghi also helps guide Ocean County’s award-winning recycling program, which has earned statewide recognition for reducing landfill waste and protecting waterways.

A vision for balanced growth

With Ocean County’s population projected to surpass one million residents by 2050, Sadeghi has become a leading voice for proactive planning. In early 2026, he proposed a one-cent increase in the county’s open space tax — a move designed to protect open land and manage growth before it overwhelms local infrastructure.

Sadeghi predicts that within a decade, the population of Jackson Township alone could balloon from its current 65,000 residents to over 200,000, making it one of the largest cities in New Jersey.

A longtime Republican and ally of Ocean County GOP Chairman George Gilmore, Sadeghi has called for responsible development and local solutions to balance environmental preservation with economic opportunity. His leadership blends decades of engineering experience with a deep understanding of community needs — a perspective rooted in both his immigrant past and his American success story.

The Lakewood Scoop

Building upon remarks made by Commissioner Director Frank Sadeghi at the 2026 Ocean County Reorganization Meeting, Ocean County Commissioners Sam Ellenbogen and Ray Gormley reaffirmed their strong support for strengthening Ocean County’s long-term open space preservation efforts and expanding recreation opportunities across the County.

During the reorganization meeting, Director Sadeghi emphasized the importance of protecting Ocean County’s character, safeguarding natural resources, and ensuring thoughtful planning for future generations. Commissioners Ellenbogen and Gormley stated that permanently preserving land remains one of the most effective ways to carry that vision forward.

“Director Sadeghi made it clear that protecting what makes Ocean County special must remain a priority,” said Commissioner Ellenbogen. “Permanently preserving open space ensures that important parcels remain protected from development and dedicated to recreation, conservation, and environmental benefit for generations.”

The Commissioners emphasized that strategic land preservation protects neighborhood character, strengthens environmental resilience, supports flood mitigation, and enhances overall quality of life. Preserved properties can serve as parks, walking trails, natural habitats, and passive recreation areas accessible to families, seniors, veterans, and residents of all ages.

Commissioner Gormley highlighted the importance of structured preservation tools, including natural land trust strategies, which ensure that acquired parcels remain protected in perpetuity.

“A strong Open Space program, supported by land trust principles, provides permanence and accountability,” Gormley said. “It allows the County to acquire and protect meaningful parcels so they remain open, natural, and preserved forever. That long-term stewardship is essential to maintaining balance as Ocean County continues to grow.”

As part of ongoing discussions surrounding long-term preservation, the Ocean County Board of Commissioners are exploring the possibility of asking voters to consider a modest enhancement to the County’s existing Open Space funding. Strengthening that dedicated funding source would provide greater capacity to preserve additional land permanently for open space and recreation before it is lost to development.

“Increasing Open Space funding would allow us to build upon a program that residents already value,” Ellenbogen said. “It represents a small, forward-looking investment that secures land permanently and reinforces our commitment to protecting Ocean County’s quality of life.”

Gormley added, “Open space preservation is one of the most enduring investments we can make. By strengthening our Open Space program, we ensure that future generations inherit the same natural beauty, recreation opportunities, and neighborhood character that define Ocean County today.”

The Commissioners reaffirmed that permanent preservation, expanded recreation space, and responsible stewardship remain central to Ocean County’s long-term vision.

Jersey Shore Online

By Stephanie A. Faughnan

TOMS RIVER – The center seat of the Ocean County Board of Commissioners now belongs to Frank Sadeghi, who began 2026 as the board’s director. The position carries authority and visibility, but it does not fully explain how he arrived there. His path began nearly 50 years ago, when a teenage immigrant stepped off a plane at Kennedy Airport carrying little more than determination and a promise to his dying father.

Sadeghi arrived in the United States from Iran in February 1976, just before his homeland was overtaken by revolution. He was 18 years old, spoke no English, and had no family waiting for him here. His decision to leave, he said, was driven by what he called the “whole notion of freedom” and the belief that hard work could lead to a good life.

“My father said, ‘If you go to America, I know you’re going to make a life, and I know you’re going to bring the rest of your siblings,’” Sadeghi recalled. “That’s the commitment I need from you.”

Within a few years, he kept that promise. He sponsored his younger brother, then his sister, and later his youngest sibling to join him in the United States. What began as a solitary leap became a family’s permanent relocation.

Learning A Country From The Ground Up

Sadeghi’s first lessons in America were practical ones. He worked at a Kansas Fried Chicken chain shortly after arriving and later took a job parking cars in a Manhattan garage.

“I didn’t even know how to drive,” he said, laughing. “They took me down to a spiral garage and showed me the gas and brake. Within a half hour, I was parking cars.”

Those early jobs paid his rent and helped finance college. Sadeghi settled in Jersey City for easier access to Newark College of Engineering, now New Jersey Institute of Technology. Civil engineering appealed to him because it combined technical skill with visible results.

Sadeghi’s move to the Jersey Shore grew out of opportunity rather than long-term planning. A friend told him college students could make good money selling ice cream in the summer. After hearing about one student who saved thousands doing so, Sadeghi took the chance. He connected with a family that owned ice cream trucks in Belmar, rented an apartment in Asbury Park, and spent several summers working long hours to pay for college.

Building A Business -And A Name

Before starting his own firm, Sadeghi worked for established engineering companies to gain experience. After earning his professional engineering license, he founded Morgan Engineering in 1993, determined to build a company that reflected both his training and his values. The firm, which now employs more than 100 people, provides civil engineering and land development services for private and public-sector clients. Its work includes site design, infrastructure planning, and regulatory approvals that transform undeveloped land into homes, businesses, and public facilities.

“It affirms all the stories you used to hear back then,” Sadeghi said. “They used to say ‘go to America because the streets are paved with gold.’ That’s why I love this country – I love what opportunities are available.”

Sadeghi addressed the creation of Morgan Municipal, which he described as separate from Morgan Engineering. He said the idea came from Ocean County Republican Chairman George Gilmore, who suggested a separate company focused on municipal and government work.

Sadeghi said he was initially reluctant because Morgan Engineering was already successful in private development. Ultimately, the move made sense given the volume of work the firm was doing with builders and developers.

Growth has always meant more than revenue according to Sadeghi. “Our company’s paychecks feed families,” he said. “When you have a payroll, you’re not just running a business. You’re taking care of people.”

Public service began long before a county campaign. As his children grew up in Toms River, Sadeghi joined the PTA and later ran for the Board of Education, serving three terms.

His involvement eventually led him deeper into civic life. When a seat opened on the Ocean County Board of Commissioners in 2022, Sadeghi decided to run with plans to bring a business perspective to government.

Now in his third year as a commissioner and serving as director, he views the role as hands-on rather than ceremonial. “I have to see the numbers,” he said. “I have to understand what we’re approving and why.”

Ocean County Issues

One of the first issues that drew Sadeghi’s attention at the county level was the waiting list for Ocean County vocational schools. Students eager to train as electricians, plumbers, welders, and cosmetologists were being turned away.

“These are kids who want skills,” he said. “They want to work. And we’re telling them, ‘We don’t have room for you.’”

The issue, he said, came down to physical space, which led to the vocational school district and Ocean County College to begin sharing facilities. The same thinking has been applied to the Marine Academy of Technology and Environmental Science, where demand continues to exceed capacity.

“These are the brightest kids,” he said. “We can’t keep telling them ‘no.’”

Sadeghi also pointed to aviation training as a potential growth area, including programs for air traffic controllers at Ocean County Airport.

Sadeghi believes Ocean County is financially strong but warns against complacency. “I do believe Ocean County is in great financial shape,” he said. “But every dollar comes from somewhere and from someone. You can’t spend without thinking about that.”

He often speaks about growth, projecting the county could approach one million residents within 25 years. While that prospect unsettles some longtime residents, he sees it as unavoidable.

“Change is change,” he said. “Progress is progress. We don’t get to stop it. We just get to decide how we handle it.”

Sadeghi supports expanding the county’s open space program not just to preserve land but to make it usable. He has discussed introducing a referendum to modestly increase the tax levy for that purpose.

“You buy property and close the gate, but that’s not enough,” he said. “We should be creating places where people can kayak, bike, and enjoy nature.”

For all the discussion of budgets and infrastructure, Sadeghi has another side that surfaced when he showed off photos of two cats he adopted last year. The bonded pair had been brought into a commissioners’ meeting by the Health Department to promote shelter adoptions.

“If there’s an animal in need, it bothers me,” he said. “Let alone a human being.”

That outlook shapes Sadeghi’s approach to issues ranging from homelessness to utilities and transportation. He talks about power reliability, airport improvements, and housing pressures with the same seriousness he brings to education.

“Electricity isn’t a luxury,” he said. “Seniors depend on it. Businesses depend on it. We can’t accept failure as normal.”

Government, he admits, moves more slowly than private business. “In business, if you make a bad decision, you feel it right away,” he said. “Here, you have to work with people who come from different backgrounds and see things differently.”

Still, he says the work is worth it. “When I feel I’ve had a hand in something positive, it warms my heart,” he said. “But I ask myself every day, ‘Am I doing something that matters?’”

Jersey Shore Online

By Stephanie A. Faughnan

TOMS RIVER – Ocean County government entered 2026 amid one of its most significant leadership transitions in decades, with a Board of Commissioners that looks markedly different from just a few years ago.

At the county’s January 7 reorganization meeting, commissioners set the direction for the year ahead while acknowledging recent changes in leadership. While the meeting included ceremonial swearings-in, several officials had already taken the oath, including Sheriff Michael Mastronardy, County Clerk Jack Kelly, and Deputy Clerk Ashley Lamb. John Catalano will continue serving as one of two deputy clerks under Kelly. Commissioners Sam Ellenbogen and Ray Gormley were sworn into office on January 2.

In just two years, the five-member Board of Commissioners has turned over completely with previous members deciding not to seek reelection. This year, Virginia Haines and Jack Kelly exited their roles after years of service. Commissioners Gary Quinn and Barbara Jo Crea were replaced last year by Jennifier Bacchione and Robert Arace. Joseph Vicari’s 2023 retirement came after four decades of service as a freeholder/commissioner.

Now, the longest-serving commissioner is Frank Sadeghi, who is beginning his third year on the board. Bacchione and Arace are entering their second year, with Ellenbogen and Gormley brand new to county government.

“In a span of three years, you have a totally new board of commissioners,” Ocean County Republican Chairman George Gilmore said. “I think it’s a tribute to the individuals sitting up there before and now, that you’re going to see a new vision for Ocean County.”

Setting The Tone For 2026

The board selected Sadeghi to serve as director for 2026, with Bacchione chosen as deputy director. In his remarks, Sadeghi framed the coming year as both a challenge and an opportunity, shaped by population growth, infrastructure strain, and changing expectations from residents.

“Ocean County is changing. We should embrace that change and set the course for a better and brighter future for all next generations,” Sadeghi said. “We are at that crossroads. We are at that moment where we can make a significant difference.”

Sadeghi outlined accomplishments from recent years, including major investments in vocational education and partnerships with Ocean County College. He highlighted expanded capacity at Ocean County Vocational Technical Schools, the relocation of the Academy of Law and Public Safety to the college campus, and the expansion of the Marine Academy of Science and Technology.

He also pointed to the county’s aggressive posture toward Jersey Central Power and Light following repeated outages that disproportionately affected seniors. Sadeghi said pressure from the board led to infrastructure commitments from the utility, though he acknowledged ongoing challenges.

Among the most consequential announcements was Sadeghi’s proposal to place a referendum on the November ballot asking voters to approve a one-cent increase to the county’s open space tax. The funds, he said, would allow Ocean County to more aggressively preserve farmland and open space, modernize county parks, and prevent overdevelopment as land values continue to rise.

Sadeghi noted that the existing open space tax, enacted roughly 30 years ago, helped preserve approximately 35,000 acres across the county. He argued that current market conditions require a renewed investment to maintain that legacy.

New Voices, New Representation

The reorganization meeting marked a historic milestone. Ellenbogen became the first member of the Orthodox Jewish community to serve on the Ocean County Board of Commissioners.

“As I prepared for this day, the responsibility of being just one of five people elected to represent nearly 700,000 Ocean County residents weighed on me greatly,” Ellenbogen said. “While I’m incredibly proud of that milestone, I don’t want to focus on what makes me different. I want to focus on service and unity.”

Ellenbogen quoted Psalm 133, emphasizing the importance of governing collaboratively even amid differences. He spoke about transparency, accountability, and the need for government to earn trust through action.

Gormley, a longtime Little Egg Harbor Township Committeeman, brings decades of municipal experience and is now the only commissioner representing southern Ocean County. His background includes years working directly with residents at the local level, and delivering services while navigating budgets and development pressures.

“It’s going to take me some time to get to know everyone,” Gormley said, noting the size of county government compared with township operations. “But I promise I will be there, meeting departments, sitting down with people, and working to keep our county moving forward.”

Changes In Operations

Beyond policy proposals, the reorganization meeting revealed changes in how the board intends to govern.

Commissioners approved a series of resolutions appointing themselves as joint liaisons to multiple boards and departments, rather than assigning individual oversight roles. The approach reflects an emphasis on shared responsibility and broader familiarity with county operations.

The board has also shifted its approach to public communication. Over the past year, Ocean County has increasingly relied on direct messaging through its own social media channels rather than limiting information to press releases or third-party outlets. Commissioners described the strategy as a way to improve transparency and keep residents informed in real time.

Bacchione and Arace both echoed the theme of accessibility, highlighting efforts to support seniors, veterans, and first responders. Bacchione cited shared services initiatives between the sheriff’s office and county libraries and acknowledged work done in collaboration with state legislators.

“A bill is now being passed so that our residents in New Jersey will get first pick to passes to Island Beach State Park,” said Bacchione, thanking Senator Carmen Amato (R-9^th).

Arace focused on infrastructure, open space preservation, veterans and senior services. He pointed to investments in EMS training, Ocean Ride transportation services, and efforts to reduce wait times for seniors who rely on county transportation to access medical care and essential services.

“I think that we can all see that there’s growth,” Arace said. “One of the top priorities of this board is to continue to fight for the rural and suburban outlook of the county.”

With limited collective tenure but a broad agenda, commissioners acknowledged both the opportunity and responsibility that comes with reshaping county leadership.

The rapid turnover has removed decades of institutional knowledge, but it has also opened the door to new ideas, different perspectives, and a more collaborative governing style.

Shore News Network

TOMS RIVER, N.J. – The Ocean County Board of Commissioners began the new year with a historic swearing-in and an ambitious proposal from its new director aimed at curbing overdevelopment through expanded land preservation efforts.

Part of that historic moment was the swearing in of Shmuel “Sam” Ellenbogen as the county’s newest commissioner.

Frank Sadeghi, who was named board director for 2026, announced plans Wednesday to place a referendum on the November ballot asking voters to approve a one-cent increase to the county’s open space tax. The current rate of 1.2 cents, he said, is no longer adequate to keep pace with the county’s growing population and rising land costs.

“That is why today I’m proposing … asking county voters to raise our county open space tax by one cent,” Sadeghi said at the Jan. 7 meeting. “This will allow us to more aggressively preserve open space and farmland, prevent overdevelopment, and enhance and modernize our county park system.”

The Open Space Trust Fund has been the center of power for the county officials, who use the fund more these days for pet projects such as restoring obscure ‘historical’ homes and using the fund to purchase sometimes otherwise unbuildable land from politically collected land owners.

It is estimated that the Natural Land Trust currently has $50 million in the bank and cannot spend the funds faster than they are being collected at the current rate, according to a county official who wished to remain anonymous.

The county’s Natural Lands Trust Program, funded through the existing tax, generates more than $10 million annually and has preserved about 35,000 acres since its creation in 1998.

It has also invested in controversial projects such as $4,000,000 for the “Cox House”, a historically mundane single family home in Barnegat, because of its ties to former County Commissioner Virginia Haines.

Sadeghi said expanding the program would help protect the county’s remaining undeveloped areas from rapid growth pressures.

“I think we need to step that up,” he said.

Asbury Park Press

By Erik Larsen

TOMS RIVER — A completely transformed Ocean County Board of Commissioners convened Wednesday, marking a historic swearing-in ceremony and an immediate call by its new director for a tax referendum to combat overdevelopment.

Frank Sadeghi, serving as the board’s director for 2026, proposed at the Jan. 7 meeting a one-penny increase in the open space tax. He announced plans to place a referendum on the November ballot, arguing that the county’s current 1.2-cent tax rate is no longer sufficient to keep pace with rising land values.

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Asbury Park Press

By Erik Larsen

TOMS RIVER ― Shore political leaders are sounding the alarm over Gov. Phil Murphy’s proposed new building requirements in coastal and tidal flood zones that they say will make it more expensive to build at the Shore and is a threat to the region’s economy.

The proposal from the New Jersey Department of Environmental Protection, called “Resilient Environments And Landscapes” (REAL), would have a devastating economic impact on coastal communities, said Ocean County Commissioner Frank Sadeghi, a civil engineer with an Island Heights-based firm, who is leading local opposition.

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