NOTE: This story was updated on Monday to include comments from the property owner, Hans Kretschman.
By Charles Layton
This week, the Zoning Board of Adjustment is to consider — and probably vote on — the controversial question of what size houses should be built on the site of the late Manchester Inn.
The Manchester, as everyone knows, was destroyed by fire in March of 2010 along with five adjacent houses. At the time, local developer Hans Kretschman had an agreement to buy the place and convert it from a hotel/restaurant into a 14-unit condominium facility. But after the fire, the property’s zoning status reverted to single-family, so it was back to the drawing board.
Now, Kretschman proposes to build two single-family houses on the portion of the Manchester property that faces Ocean Pathway. (The Manchester also included a rear lot facing Bath Avenue.) However, Kretschman’s plan requires zoning variances because it violates the existing standards regarding height and the number of stories permitted, and because it would encroach into Ocean Pathway’s flared setback area. (The “flared setback,” which widens toward the ocean from Central Avenue to Ocean Avenue, is one of the unique original features of Ocean Grove’s town plan. Preservationists consider it sacrosanct.)
The Zoning Board began hearing Kretschman’s case on July 20 and is scheduled to continue the hearing on Wednesday. At the July 20 hearing, Kretschman’s attorney, Jennifer Krimko, called two architects to testify in favor of his building plans. One, Michael Calafati, a specialist in historic buildings, used old photographs in support of the argument that Kretschman’s plans were actually consonant with the architectural heritage along that particular street. Calafati said the plans were intended to reconstruct two buildings that had stood on the site at the turn of the century, which was before the Manchester existed and before Ocean Grove became a national historic district.
Krimko told the Board that she also intends to call a planner who will testify that Kretschman’s plans would preserve the architectural integrity of the area better than if he were forced to follow present zoning rules.
Several Grovers raised questions during the public portion of the hearing. Madeline Tugentman of 31 Ocean Pathway asked why Kretschman could not conform to the flared setback. She and her husband, Steven, lost their home in the Manchester fire, and when they rebuilt, she said, “we followed the rules.” Norm Goldman told the board, “This proposal is not in concert with the appearance of that entire block,” meaning that the two proposed houses would have one story more than others on that side of the street.
Another architect, Joseph Walker, testified that there was historic precedent for taller buildings on the opposite (south) side of Ocean Pathway. He cited five buildings that were destroyed by fire in 1977. “All those buildings were at least four stories — four or five stories,” Walker said.
The properties in question — two adjacent lots — are zoned for 2 1/2 stories and with a height limitation of 35 feet. Both of Kretschman’s proposed houses would have 3 1/2 stories. The one at 27 Ocean Pathway would be 38 feet 4 inches high; the other one, at 25 Ocean Pathway, would be 35 feet 11 1/2 inches high.
Earlier this year the Zoning Board rejected a proposal by Marc and Deb Marini for similar variances on their property next door to Kretschman’s lots. After losing their home at 23 Ocean Pathway in last year’s fire, the Marinis had also sought to rebuild to 3 1/2 stories. They expressed sharp disappointment when the Board refused their request for a variance.
Kretschman and his company, PH Distinctive Properties, have emerged as major players in Ocean Grove real estate in recent years. He purchased the Laingdon Hotel at 8 Ocean Avenue in 2001 and converted it to a luxury hotel. He purchased the Silver Sands Hotel at 6 Ocean in 2003 and made it his private residence. And he had just purchased the uninhabited old hotel at 27 Surf Avenue and was in the process of converting it to condos when it burned down in March of this year along with seven adjacent homes.
In an interview on Monday, Kretschman said he saw “a huge difference” between his application for variances and “other new home applications that were recently presented to the Zoning Board. We are reconstructing the images of two historic buildings that stood on that site at the turn of the century, which are within the Ocean Grove historic district’s period of significance.”
Kretschman said the structure that became the Manchester Inn had incorporated those two original separate buildings. “What we’re doing is putting back what was there over 100 years ago,” he said. The evidence for what was originally on the site includes hundreds of photos of the interior and exterior, he said.
As to encroaching into the flared setback area, he said, “We hope to have that resolved on Wednesday.” He did not elaborate except to say that the original buildings that had stood on the site had also encroached into the setback area.
25 and 27 Ocean Pathway, looking northwest. Photo by Charles Layton
The person that own 27 Surf Avenue is Hans Kretschman- same person in point trying to get the tww 3.4-4 story buildings on Ocean Pathway
Can’t the HPC request the Code Department to issue a Work-Stop Order on 27 Surf until all approvals are met?
Is the OG Homeowners Association doing something about this?
I also wonder why the Township has allowed them to block off the sidewalk and street – a clear code violation. Is the Township waiting for someone to get injured???
“Mary” stated that the project at 27 Surf didn’t go back to Zoning for review after the fire. And I have discovered after speaking with members of HPC that the project didn’t go through due process, and therefore didn’t get the required approvals to proceed. So why is there a new giant cinder block tower there? Does anyone know who currently owns this property?
Thanks Charles
In answer to your question, the Zoning Board meets on Wednesday night at 7:30 in the 2nd floor meeting room at the municipal building — 25 Neptune Blvd.
I personally am steaming over the building that is being constructed at 27 Surf Ave! None of the members of HPC that I have spoken with ever reviewed what is going up. I am wondering why this property, after being destroyed by the devastating fire that originated there, didn’t revert back to a one family status as had the other properties on the Ocean Pathway. I demand to know why some of us are required to design and build by the rules, and other big shots get a free pass?! Just look at the massive structures that have gone up on the Ocean Pathway over the past few years. I arrived in OG in 2005 and in dismay watched three historic hotels crumble and collapse from neglect so a HUGE condo complex could be built (and that one doesn’t have parking either!)
I am a steadfast supporter of HPC and believe in the guidelines the commissioners are sworn to uphold. I am frustrated that all who build in OG aren’t called to comply.
Where and when is the hearing tomorrow? Would it help if members of the OG community show up? Hans’ plan sounds a bit sketchy. If the Marini”s were denied for a similar proposal how can his project be considered? I think we need to speak out and attend the hearing if it is open to the public….please let me know I would like to attend!
MSG What in “heaven’s” name has that got to do with the flare?
The first order of business in Municipal Land Use Law (MLUL) is establishing a mind set (VISION) for consistency. The next order of business is to focus (MISSION) on what serves the greater good of the entire community and how do we get there, while protecting, preserving and also restoring if need be, (PROCESS) the historic, environmental and cultural elements of the neighborhood, and in a meaningful way (PROCEDURE) beyond rhetorical salesmanship. I would probably fall off my chair to hear one tenth of the amount of time spent on this type of topic coming from the Neptune Township Committee or any of their Land Use Boards. Debbie and Marc I truly hope you both consider contacting the Jack Green Real Estate Agency and come out to see the wonderful houses for sale along Old Corlies Avenue. Living in the neighborhood that is responsible for planning and giving birth to Ocean Grove could be a match made in heaven, and divinely precipitated in God’s Square Mile!
Does anyone know if the condo project at 27 Surf meets all the new setback requirements? This project never went back to the Zoning Board after the fire.
I can imagine no reason to violate the zoning rules except for health and safety.
I need to correct the comment that the Marini House proposal was 3.5 stories. By the final submission we had made several changes after listening to the objections of the Zoning Board, and the home submitted actually met every zoning requirement except one – it was technically called a 3-story home. The home was actually almost 1 foot lower than the allowed height of 35 ft and did not visually impact the streetscape at all– the only variance being requested was the fact that the top floor had a wall height of 7ft as opposed to a 3ft wall and therefore technically needed to be called a 3rd floor. The Home was 4 feet narrower on the sides and 3 feet less deep on the back to abide by the current setback and shorter than what was there before so – in short – a home that was SMALLER than what was there before was denied! This is not a personal issue against Hans – our main frustration lies with the inconsistencies with the Board’s practices and approvals. For example – we had a letter from the Camp Meeting in support of our project, but when we tried to submit it as evidence we were told it was “heresay.” The Board allowed the same type of letter from the Camp Meeting Association to be submitted for Hans’ project. This is just one example – there are more that I won’t go into here. His proposed homes are a true reconstruction of the front facade of the original homes and do preserve a piece of history. That being said, they also used to butt houses right up against each other in “historically built homes” and look where that got us? These rules and regulations exist for a reason. We could use the argument that we should have been allowed to rebuild a larger home because that’s what we had there before — but we did not…and were denied. We lost our house twice — once to the fire and once to the Board. We will be fine and are blessed with our family and Ocean Grove residents…. I just had to speak out because as we try to move on and find a permanent place to live with our three children we watch as a different set of rules apply– it’s just not fair.
I think everyone should be required to follow the existing set back rules. Yes, the fire was tragic but that does not entitle anyone to ignore the existing zoning rules just so they can build bigger and better. Several homeowners are in the process of building over there, abiding by the rules, and it is a wonderful sight!
If interested, check carefully the minutes of the Board of Adjustment regarding the 27 Surf variance since it was continually referred to as a hotel when in fact, as anonymous says, it was on the tax roles as a private residence. Mr. Weck in fact lived in a rear bldg that connected to the front bldg. There too, there was a variance to violate the flare. As for “history,” we also learn from history what we may have done wrong.
By the way, did the Marinis get their variance?
Right you are, Anonymous, and I stand corrected. The old hotel was inhabited by its owner, Mr. Weck, and it had long ceased to be a functioning hotel.
The property at 27 Surf Avenue was NOT “an uninhabitated old hotel” at the time of purchase. It was inhabited and was listed on the tax files of the Township of Neptune for many years as a single family home.