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Editorial by Paul Goldfinger
Whatever you might think about Kevin Chamber’s quixotic quest, he has gotten involved in issues that impact Ocean Grove’s future as a unique and wonderful historic town. Who else has taken an activist roll in these matters? There are some, but they are too few, and that needs to change . There are forces in town that threaten a very delicate balance here. Without more interest by the public, those forces will irreversibly change Ocean Grove in ways that we might not like.
Was Kevin wrong in pointing to large condo projects around town where no provisions were made for parking? Who was watching when those condos were approved? What has happened to our Demolition by Neglect ordinance? Do we have a good program to protect our historic houses? Who was watching when the Italianate Temple was built and who was watching when valuable parking spaces were lost to an ill conceived streetscape plan? Who is worrying about retaining our status on the historic register? And who will monitor the huge project planned at the north end and the fate of the Manchester Inn site?
Ocean Grove is a beacon for the survival of historic small towns throughout America. Such places are disappearing. Ocean Grovers have to realize that only citizen activism will keep the Grove as we want it. For the most part, the organizations in town have failed to get involved.
In particular, the Homeowners Association, the Chamber of Commerce, and the Historical Society need to form activist committees to monitor and gain expertise regarding all these issues and more. (Note: the OGHOA and the Historical Society did pass resolutions in 2010 regarding the north end development.)
Apathy is endemic in our society. Most of the time only a few care to be involved. But Ocean Grove is special. This is not about zoning in suburbia. Once you lose your history, you cannot get it back, nor can you get back the value of your home. If enough of you participate, you won’t have to spend a lot of time.
Finally, Blogfinger is the place to focus all the information , but we cannot do the research and the monitoring by ourselves. So please don’t send us assignments. Instead follow-up your ideas yourself and then send us your article or your information. You can stay anonymous. At least, stay involved in our on-line dialogues.
Is it realistic to think that one parking space per unit is an acceptable number? Single car households are a very rare thing these days.
Frank: Please supply us with that letter. Thanks, Paul
The special standards that Neptune tried to pass with the New Jersey Sites Comm. was to allow all condos, homes, businesses, etc. to build WITHOUT supplying one parking space.
If it weren’t for Kevin Chambers and a few others, that would have passed.
The Sites Comm. had no idea what was going on in the Grove, and when Kevin supplied pictures of the 22 condos on Ocean Pathway, the Sites Comm. was astounded at what was transpiring in town and told Neptune they needed to do a professional parking study and to include the North End in the study.
We need to have Neptune enforce their ordinances to stop building without parking.
Ocean Grove is supposed to follow the Sites Comm. decision to require adherence to RSIS standards, but Neptune is not following these standards.
I have the letter from the Sites Comm. if you would like to see it.The people need to know what’s going on in town. How else can we correct the problems?
Why a building like the one on Ocean Pathway was allowed to go up without a mandate to add parking is absurd. I’m no engineer, but there should have been some way to add parking underground, or at ground level with living above it. Could be done as aesthetically pleasing as the architect is talented. That this isn’t required for new commercial build outs (and ups … and ups … and ups … ) is absurd.
Regarding Ken’s critique: We thank him for his review of the past accomplishments of several OG organizations. Their successes are important and need to be remembered.
However, this editorial is about the need for current and future activism regarding the issues of 2011 which include the threat of more condo conversions, ongoing parking problems, demolition by neglect, derelict historic buildings, protection of the historic designation, proper planning for the north end, and the future of the Manchester site.
All organizations in town should renew their commitment to save Ocean Grove from the forces which threaten its future. We need them to actively join the current struggle and conversation. Where have they been lately? Some of them may have to re-invent their missions and methods.
Paul @Blogfinger
Why isn’t the clock on top of the post office working? I believe that keeping it running was one of the conditions for conversion to condo approval.
Will the hotel planned for the North End be a tax-exempt hotel owned by the Camp Meeting – like Grove Hall?
In case the link doesn’t work, here is that October update on the North End. We will be writing further updates as events warrant — Charles Layton
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OCTOBER 28, 2010 — This past Monday, without notice or fanfare, something of serious importance to the future of Ocean Grove occurred.
The deadline passed for Kevin Chambers to appeal his suit challenging the North End project. This means that a court decision, upholding the legality of the North End Redevelopment plan, will stand and the project, after years of preparation and delay, can go forward.
Therefore, probably sometime around January, the Township Committee and the developers will start negotiations on the nuts and bolts of that proposal, which will be the largest and most passionately debated construction project in Ocean Grove for many decades.
The plan calls for a hotel and residential complex to be built on the vacant land at the northern end of the boardwalk between Spray Avenue and Wesley Lake. This area of approximately 5.6 acres is owned by the Camp Meeting Association. It was once the site of Ocean Grove’s largest hotel, the North End Hotel, and other attractions such as a merry-go-round, penny arcade and swimming pool. But Asbury Park and Ocean Grove fell on hard times, and in 1978 the North End Hotel was torn down and the land was left vacant.
In late 2006 the Township Planning Board made a highly controversial decision to designate the North End as an area in need of redevelopment. Throughout 2007 and 2008, the Camp Meeting’s proposal for a large hotel/condominium complex generated enormous public interest. Scores of Ocean Grovers turned up at Township Committee meetings to raise objections to the scale of the proposed project and its likely impact on traffic, parking and general quality of life.
Initially, the plan was for a hotel with 100 rooms and a condo development of 95 units. The Home Owners Association adopted a resolution calling for a much smaller development than that. The Historic Preservation Commission also objected to the size of what was being proposed. It passed a resolution saying that no studies had been done to support the need or economic viability of a large hotel, and that the township’s plan had “serious, if not fatal flaws.” It was pointed out by many that Asbury Park’s ambitious plans for hundreds of new condominiums had had to be scaled back for economic reasons. The Planning Board, whose membership had changed since 2006, now declared the North End plan inconsistent with the township’s Master Plan.
Eventually, the Township Committee retreated a bit, revising its plan to allow a maximum of 80 hotel rooms and 85 residential units, some of which had to be single-family dwellings rather than condos. The Committee also set limits on the height of the buildings and required the developers to provide sufficient off-street parking.
Then came Ocean Grove resident Kevin Chambers. He filed a law suit arguing that the plan was enacted in violation of New Jersey land use laws. In September a Superior Court judge ruled against Chambers, and early this month that decision was upheld by the Appellate Division in Trenton. Although Chambers could have appealed to the State Supreme Court, he decided not to, and this past Monday the 20-day deadline for an appeal expired. This appears to clear away the last legal obstacle to the North End development.
The next step is for the township to begin negotiations with the developers – the Camp Meeting Association and a company headed by William Gannon of Ocean Grove – on the finer details of construction. The end product of those negotiations would be a so-called Redeveloper Agreement, which is a legal contract between the township and the developers. This will spell out the permitted uses of the property, the exact number of housing units, traffic flow requirements and much more. It is also likely to include deadlines for each phase of the work, to ensure that the township has recourse should the project stall for financial or other reasons.
It is worth noting that the actual numbers of hotel rooms and residential units could be less than the maximums called for in the original plan. For instance, if it turns out that the developers cannot provide enough off-street parking, the township might make them reduce the number of condos to match the amount of parking space they can provide.
The final contract promises to be quite detailed. Because it must be enacted as an ordinance, there will be public notice and an opportunity for public questions and input, as with any ordinance. Given the degree of citizen interest, there will likely also be a special public hearing on this contract, Neptune officials have said.
After the contract is agree to and enacted, the most massive construction project this town has seen in many, many decades can begin.
I freely admit I’m not the sharpest tool in the box. Truth be told, I’m quite old, rusty and chipped. I do, however, manage to get my daily morning walk in, even on a dreary day like today. Other than some poorly plowed streets and the snow buried vehicles one can’t help but see a number of realtor signs (10 in my immediate area alone) on every block in town. It appears that there isn’t a dearth of availible properties about, including the new house construction at the old Methodist Home site, and many unsold condos just across the lake. My questions are: Is there a viable market or an actual demand for 85+ more units in this area? I’m sure studies have been done concerning the North End, but are they current or up to date with the present economic situation? Just curious.
Frank, I absolutely agree there are no blueprints. But the Land Use Plan, Fig.2 on pg. 5 does indicate the plan elements:Hotel, Multi Family, Retail, and Commercial with their placements and that of the of the condos, and even a raised parking garage are indicated on other Figures throughout the pages. Hopefully the final designs will be more accomodating to the Ocean Grove one expects when coming to visit, reside or just enjoy.
Mr. Buckley There are no blueprints of the north end— not even a survey. There were perc tests done because they wanted two underground levels of parking. However, being 7 feet above sea level shot that idea down.
Now there is talk of two above-ground parking levels and a five story building for the condos. Isn’t that going to look beautiful! NO not at all. Ocean Grove is a single family community according to the master plan; not a condo city like long Branch; look at their mess.
Thank you, Frank
There is no doubt. We will be on top of this story. Paul
Thank you for the link and info. Hopefully there will be other forums to help keep residents up to date with the progress of this project.
The link works for me, but If the link didn’t work for you, just scroll through the older posts on Blogfinger till you come to October 28; There you will find Charles’ article.
ogrover, There is indeed a very detailed 25 page North End Redevelopment Plan with plans and layouts for hotel (80 room max.), condo complex(85 units max.), single family residences (maybe 7), and many parking requirements. Charles Layton led the OGHOA Committee that was very involved in the public discussions on this project back then (2007-2008). Now that the Chamber’s suit has been put to rest it can be assumed the Developer will get going. The OGHOA started a new committee at its last Sat. morning meeting to again keep tabs on this project. Volunteers were recruited from those attending but there may still be openings for interested workers.
PS I had no luck with getting anything from the web site Paul cited.
Check out this Blogfinger article from October 28, 2010 by Charles Layton re: the north end project. Paul
http://blogfinger.wordpress.com/wp-admin/post.php?post=19162&action=edit
You mention the North End Project. My internet searches have proved fruitless, so I repectfully ask if there are websites or links I can access to get info on just what the plan is? I don’t want to start a thread or anything, please! I have heard it’s supposed to be condos or a hotel or even a convention center. It’s just been a large vacant lot with an empty pool since I’ve lived here, I do wish to know more.
That was excellent PAUL I wish I could convey the need to bond together to save O.G. as well as you did. Ocean Grove needs to rise up again like we did in the past when there were over 1300 de-instituitionalized in town.