By Charles Layton
Neptune Township has formally ordered all work stopped on the new house under construction at 65 Abbott Avenue.
Officials say what is being built there does not comply with what the Historic Preservation Commission approved last August. Therefore, even though the home has already been framed, roofed and sheathed, the Neptune Construction Department issued a stop-work order on Tuesday.
Deborah Osepchuk, the HPC’s chairwoman, told me that the builder now needs to come back to the commission with a new proposal. “The height of the foundation has been raised putting the front porch at over 5 feet from grade,” she said. “This also raises the overall height of the house making it appear larger and more massive.”
Because this house has become a center of some controversy on the street, I sought clarification Wednesday from George Waterman, the Township’s zoning officer, and Leanne Hoffman, director of engineering and planning. They told me that the mean roof height of the house remains several feet below the 35-foot zoning limit. Once the contractor files additional paperwork, they said, they expect it to pass muster with the zoning office.
The HPC is a different story, however, because it is concerned with the overall look of the building’s exterior, i.e., its appropriateness within the Historic District of Ocean Grove. Both the HPC and zoning consider it to be a problem whenever someone departs from the terms of building permits and zoning and HPC approvals.
Representatives of the HPC and the builder, Sawbucks Contracting of Ocean Grove, met on Tuesday to try to untangle the mess. Michael Solebello of Sawbucks told me on Wednesday that things remain “in fact finding mode” and that he isn’t sure what will happen next. “There’s a lot of question about what the problem actually is.”
He also said, “One way or other we’ll make everybody happy.”
The Township’s stop-work order did not spell out the specific nature of the problem; it simply said that the house “has not been constructed according to approvals.”
The issue first came to the Township’s attention due to a complaint from a neighbor who is distressed about the size of the new building.
The property was purchased last year by a Freehold family. A much smaller house on the site was demolished to make way for a 2 ½ story single-family home with a total floor area of 2,672 square feet, including a habitable attic. The plans also call for a multi-purpose gym and home theater area in the basement.
The higher porch would fit in perfectly among the houses on the next block east, Pilgrim to Central.
What’s all the fuss about this house being too tall? The very next block west on Abbott has a full three story house.
Hi Mary Beth: Where did you find that additional requirement to count a basement as a story? I didn’t see anything like that in Neptune’s Land Development ordinance.
For what it’s worth, the square footage of a basement can’t be added into the total square footage of the house unless the basement has an entrance separate from the staircase leading down from the upper floors of the house. (That’s for fire safety reasons. The Koplitzes created an illegal basement apartment in one of their… properties in Long Branch and two of his tenants were damn near killed when the building caught on fire.) Even if the basement is finished and either rented out or just used as extra space for the homeowner, because the basement is usually either at or below street level, it doesn’t count as a story. If the basement does have that separate entrance, its square footage will be added to the total square footage of the house and the home’s property taxes.
I give up!
That is one hell of a 2 1/2 story home. Imagine if it was a 3 story home. Neptune continues to collect their ratables.
As of Wednesday evening, the structure was sheathed in Tyvec. As Ken suggests, this is probably to protect it from the elements. I’m wondering if, perhaps, the builder and owner are anticipating a “longer” delay.
I can confirm Ken’s statement. I noticed work on Tuesday too and called the HPC.
The builder has permission to protect the structure from the elements, that’s all. Yesterday roofers were working there.
Heard there was a whole crew working on the house on Tuesday. Does anyone know what the heck is going on?
At least there are others who recognize there is a problem. But this is only a blog, and those writing in are even uncomfortable using their name on a post (i think that in itself says a lot about the level of trust and confidence in the HPC and other authorities).
Although the blog raises awareness, nothing can be done unless someone with influence or authority will step up and advocate starting an assessment.
We may disagree about definitions of architectural significance, priorities, scope of the solution, role and restructuring of the HPC, etc. But nothing will happen unless a committee is charged with looking into the issues.
The Ocean Grove dilemma.
Who decides whether a structure has historical significance that is worth protecting and preserving?
An old falling-down cottage is in some people’s eyes worth preserving while others may think it has outlived its useful life.
Are all of the houses in Ocean Grove historically significant?
How rundown does a structure have to get before it is beyond repair?
Some 100-year homes are beyond repair, are an eyesore and unsafe in spite of the fact that we wish it weren’t so.
Keeping Ocean Grove beautiful and looking as it was 100+ years ago is a costly and arduous task and the current state of the economy is not helping matters.
There are homeowners who don’t have the money to keep up their properties.
There are others who are in it for financial gain who avoid making repairs, not caring about what it does to the community.
What about replacement?
Does a home that is demolished have to be replaced by one that is similar in style and size?
We want control over these things but cannot agree among ourselves as to what we truly want.
I guess when you are a National Historic Site these issues are ones we face as a community and we have to come to grips with it.
It seems like the current state of affairs in not working. And we must do something about it, as “Sonic Boom” suggests.
I think everyone agrees the ‘system’ is flawed. The CMA, the HPC, the homeowners, the developers and the Township all appear to have different ‘goals’ and seem to be at odds most of the time. Because of these ‘conflicts’ we have bungalows replaced by 3-story homes, condos with no parking, height and flare regulations bypassed on the Historic Pathway and in other areas, a demo by neglect ordinance that can’t be enforced without protracted and costly legal procedures, it goes on and on.
Yes, a change is needed; however, doing away with the HPC is not the immediate answer and will solve nothing. You simply can’t protect historic homes and designations based on ratables. The core problem isn’t with color choices or siding materials or gingerbreading, either. This town is a mix of housing styles, from 100+ year old structures next to 1930’s Colonial Rivivals and Craftmans with a spinkling of 1950’s era Ranches and Capes thrown in, a diversity which needs some sort of guidance, protection and preservation.
There needs to be a complete, comprehensive overhaul of the system, a true ‘master plan’ for Ocean Grove itself. One that includes dealing with the seasonal parking issues and RSIS regulations, density guidelines, environmental concerns, finding a sensible approach to dealing with decaying buildings, a complete re-assessment of significant structures, preserving height and elevation restrictions, ratables, infrastructure and much, much more. A huge, expensive and long term undertaking.
Michael Grover, just a couple of points…
Many of the bungalows that you suggest we get rid of are among the most preservation-worthy buildings in town. These are some of the earliest structures built in OG and reflect the character of this town during the period of its significance. Just because something is big and has a tower does not make it any more valuable historically (or Victorian, for that matter). By your standards we should also free up some land by clearing out those pesky tents.
Shouldn’t people who want small houses be allowed to live in Ocean Grove, too? The assumption that everyone wants a big, bloated house is simply unfounded.
I’m not sure what you mean by “preservation by variance.” The HPC has no power to give variances.
Anonymous – Let me be clear about my position. I do not favor weak preservation. I favor strong preservation for the architecturally significant Victorian properties that need protection. I also favor some aesthetic controls to prevent a lot of variation in decoration, materials, and color, consistent with Victorian period guidelines (we really don’t need an HPC for that). I do not favor protection of properties that are not significant, and also favor replacement of small bungaloes and white elephants with economically viable housing. I do not favor an arbitrary, capricious, and heavy-handed HPC enforcement process.
Most importantly, I firmly believe that the HPC is out of touch with the current realities of the real estate market and how to best administer preservation here. All I am asking for is an objective reassessment. Why shouldn’t it be examined, and who says it can’t be improved? And I think that any reassessment should include participation by an impartial expert with solid academic credentials.
I won’t be posting another message about this subject. Let me finish by saying that a set of guidelines that the public will support, and that the authorities will enforce, will be far preferable to preservation by variance. The Township has a stake in this, since upgrading the housing stock will provide higher ratables. Homeowners would have more flexibility in property improvement, which will attract more buyers and improve prices. We would all benefit.
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Correct me if I’m wrong, but isn’t part of the HPC’s responsibility to assess how the design for a new building works with the surrounding streetscape? And why should the HPC be at fault when the builder and new homeowner deviated from the approved plan? Yes, the HPC could benefit from improved customer service skills, but don’t blast the membership for trying to keep Ocean Grove’s historic character from turning into a caricature!
So … basically what you are suggesting is, deregulation with weak or no checks and balances. Sounds frighteningly familiar for some reason…
Michael Grover:
AMEN!!!
Myron – and others looking to end the “bickering” are going to be disappointed until Historic Preservation is impartially examined and restructured here in Ocean Grove. Until that happens, we will have a combination of variance approvals and irrational HPC decisions an unfortunate homeowner is unwilling or unable to challenge.
The key stakeholders – homeowners, the Township, and maybe the Chamber of Commerce should establish a committee to review and recommend modernized guidelines that the public can support with consensus. I know an idea like this may not be popular with many, but I think new rules and administration would act to preserve our significant properties while allowing for more reasonable rules for replacing the housing stock.
I’m interested in that definition of a “story” by “We need to work together”. This sounds like a 3 1/2 story building.
Salty, by all accounts, even this revised raised foundation still conforms with the township code. The stop order was issued because it was higher than planned, but otherwise doesn’t violate building rules of maximum height or story.
Just because it is BIG doesn’t make it a violation. There are plenty of BIG houses in OG, this one happens to be next to you
It is unfortunate that the HPC has become a vehicle for those who want to stop the construction of a home that is legally permitted by the zoning laws just because they don’t like it and don’t want it there! (see Salty Dog comment).
The purpose of the HPC is to keep the character and design of the homes and the property around them consistent with the town’s National Historic status.
The HPC should not be a vehicle to stop a legally valid project that obtained their approval.
I am sure that any valid non-conforming issues will eventually be resolved.
Unfortunately, the bickering goes on. When will it stop?
How can we become a fresh and vibrant historic community with such an unhappy populace?
North-ender brings up a good question in asking why the basement isn’t considered to be another story. Here’s the definition of “story” from the Neptune Land Development Ordinance:
story – That portion of a building consisting of at least seven (7) feet of vertical height, included between the surface of any floor and the surface of the floor next above it, or if there is no floor above it, then the space between the floor and the ceiling next above it. If the ceiling or underside of supporting members is less than four (4) feet above average grade of any space, then that space shall not be considered a story nor counted as floor area.
By Neptune’s definition it looks like this basement might meet the definition of a countable story.
BTW. the “new owners” of that house are the local family members who inherited the house from the original owners. Not that this makes any difference. I hope its all resolved to everyone’s pleasing. It’s a BIG house. It will remain a BIG house. Personally I am directly impacted by this. I care. I don’t want it there. HPC: please make it conform!
The stop work statement that the house “has not been constructed according to approvals” tells us nothing about the nature and scope of the problem. It is a broad sweeping statement that can mean anything.
Is the house as it stands now totally out of compliance? or is there just a foundation height problem?
I do sympathize with the new owners of the property who just want to build a nice house in Ocean Grove for their family to live in and be happy in the Ocean Grove community.
It’s certainly not a good start to have all of this bickering about what seems to be a problem that no one seems able to define.
Let’s hope that the powers to be can come to an acceptable solution and Ocean Grove can welcome this family to the community when the house is completed.
So what if the porch floor of 65 is high? Does it comply with the township building codes?
And do the plans pass muster at the HPC?
I think the HPC is finally doing a good job. A few years ago if you were building a new home in a Victorian style or refurbishing gingerbread, railings, porches, ect. — all made out of cheap-looking plastic — homeowners in these new homes thought it was great until a few years passed and spindles cracked along with porch posts and other items. Now they face having to compound and wax all this plastic to keep it from dulling and powdering.
How much more new construction of homes and condos are allowed before we lose our historic status? I am sure condos aren’t historic, and with less parking it is worse, I am sure.
I agree with North-ender about not enforcing the RSIS parking standards that the state wants us to use. Who gives the politicians the power to override the state just so they can allow larger homes for more revenue?
I feel we the homeowners should override Neptune and ask for an investigation into their antics of being above the state.
@Alice – your comment: The HPC should be a guiding authority, not a dictatorial one.
That says it all. I agree with you about their demeanor and attitudes.
Bravo to you for stating it.
Just a couple of points…and an observation. The Motor Inn was built in the 1950s, almost 20 years before Ocean Grove became a recognized historic district. There were no architectural guidelines in effect during that time. Owners were free to build whatever kind of house they wanted.
There are architectural design guidelines in place now, and it’s the HPC’s mission to ensure that new construction meets those standards. Without the HPC, new construction in Ocean Grove could be any style, any materials, just as long as the building was only going to be 2-1/2 stories tall. That is Neptune Zoning, and has nothing to do with the HPC.
It’s a shame that Charles Layton couldn’t include the house next door—67 Abbott—in the photograph, so everyone could’ve seen that the porch floor of 65 Abbott will be the height of 67’s porch railings. But I’d urge everyone to walk or drive by before deciding whether the HPC is going too far.
Oldtimer, yes the roads will be resurfaced and regraded once the town finishes giving residents NEW water, gas and sewer services as well as installing new storm drains and flood mitigation solutions. If you went to township meetings or checked their website, this is pubic knowledge.
If the house is under the height limit, then this isn’t an issue. If they raised the foundation then they should have to reapply for permits along the new plans.
Just because you don’t like the size does not matter as long as it confines with the rules, which the town is saying it does. Every area of the town is zoned differently.
The HPC can complain about height, design, and making potential homeowners’ lives difficult, yet the CMA can build the motor lodge?
Once again, they deviated from the original plan without getting proper approval! Anywhere in the country, historic or otherwise, you don’t make changes to structures without approval from the various governing entities.
As far as the historical aspects, Ocean Grove’s HPC is actually fairly weak compared to many other locations. The Neptune zoning board overrules their objections frequently. Just try to put an addition to a house in a place like Cambridge, MA or replace a structure in Savannah, GA and you’ll see what HPC really means.
It is my understanding that building plans have already passed for compliance with building codes, construction, and zoning, etc…before HPC review. If any changes are made at the HPC Agenda meeting, the plans are not signed off on by the Chairperson but must go back for revision.
To: “NOBODY MAKES YOU LIVE IN OCEAN GROVE”
Who said anything about tearing down the Great Auditorium?
The Great Auditorium is a landmark building which is probably the main attraction for Ocean Grove. I hope it is maintained and lasts for another 100 years.
I appreciate the need for the HPC as an advisory body to keep the town’s structures consistent with the character of the town and the designation of Ocean Grove as a National Historic site.
The HPC should review the plans for style and advise on having them conform to be consistent with Ocean Grove architecture.
Construction details should be left to the building department. If they conform to Neptune Township’s requirements, there should be no problem. If they don’t the building department has the legal authority to not grant a C of O. There are size and height restrictions that are written in the code as well as myriad other technical details.
What qualifies the HPC to make engineering decisions regarding any structure that gets built in Ocean Grove? I would like to know.
The HPC should work closely with the Neptune building department (and possibly the planning board) to report any issues that it suspects that may be inconsistent with the code. The building department has the where-with-all to make a judgment as whether there are any violations.
I am not against the HPC. They serve a valuable role in keeping the style of the town consistent with its status as a National Historic Site. It just seems to me that they have become too heavy handed and have overstepped their authority.
If the homeowner was approved with plans that specified the height above grade and that was exceeded, then the HPC may have grounds to stop the project regardless of the overall height. Now we will see how the approval process plays out. I hope reason will prevail.
I’m also glad to see others posting comments about improving the community with newer and better housing stock. We really need to rethink the parameters of historic preservation before it descends into a process of variance applications.
The HPC is regarded as something of a sacred cow in Ocean Grove. As newcomers with the resources to challenge them purchase properties here, we are likely to see an unplanned erosion of historic preservation unless guidelines and regulatory authority is compatible with what the public will support.
It does not sound like HPC is harassing anyone. The builder and owner should reduce the overall size. I hope that they will not be allowed to get away with this.
All you anonymous posters have to do is walk by the house and count the stories. FYI it is not 2.5 stories. For those who think it looks great: I’m sure you would complain loudly if it was adjacent to your home, blocking your sun, air, view… Bottom line is it does not fit the neighborhood.
If the basement is habitable space (not just for storage), why isn’t it considered another story?
Would this house be considered a 2.5 story house in other parts of Neptune? Is the height requirement the same in other parts of Neptune?
The state requires parking for new construction based on the number of bedrooms. The Township is still ignoring RIS. If we don’t have available parking, large houses should not be permitted.
The idea that enforcing the guidelines for historical preservations hurts property values is false. Economic study after economic study proves that historical boards such as our HPC increase property values. In addition, historical districts see more stability in property values in fluctuant real estate periods. There are also social benefits to a community that has such stability. It is easy to question why the HPC focuses on details which seem trivial on a micro level; however, on a macro level a line in the sand is necessary for a fair compliance to the community on a whole.
Concerns regarding the asthetics of this house pale in comparison to how the road surface has been destroyed in the higher blocks of Abbott. Are they going to leave it looking like that or is there a plan to repave the whole street when the sewer work is done? This is the sloppiest work I’ve ever seen and it definitely impairs the look of the whole area.
The bottom line here is that the structure is different than what was submitted for a building permit and HPC approval. When a structure is being changed for any reason throughout the building process plan updates by law must be submitted to the governing township as per state building codes. If OG had no HPC, plan updates would still be required for the building department. Ultimately, the building inspectors approve a structure if it is built as planned and adheres to all codes. Therefore, setting aside the issue of OG as a Historic District, it really matters if a structure is not built as planned. Building codes are enforced for the safety of all and the local building department is legally responsible for adherence.
Why all of the HPC bashing? It sounds to me that the owners were given HPC approval to tear down the old house and build a new one. My understanding is also that the HPC approved the original plans for a 2.5 story house for this site when they were presented — but it looks like those plans were not followed. How is this the HPC harassing people? Both the HPC and the owners are legally required to follow Township approved guidelines and procedures.
We need to try to work together a little here. Our property values are directly tied to OG being an historic district. If we let just anybody build a mishmash of anything they want without some sort of coordinated oversight Ocean Grove will rapidly lose its unique character. It is the historic architecture and planning that gives this shore town the unique feel that it has (not to mention its importance on the national level as an historic district). Scale and design are important aspects of that.
To the person who wrote….
“They seem to be intent on preserving antiquity no matter the cost. This attitude will prevent Ocean Grove from progressing as a community and will keep it in the dark ages….”
So that means the OGCMA should tear down the Auditorium and replace it with a modern ampitheater?
You’re view of the HPC is seriously skewed. It is imperative in keeping Ocean Grove’s designation as a National Historic Site. Trust me, having that designation brings money into this town, either directly, or indirectly, and we’d all miss it if we didn’t have it!
But basically, NOBODY MAKES YOU LIVE IN OCEAN GROVE! If you don’t like how the community is, don’t live here!
My rereading of Mr. Layton’s article leads me to conclude the builder submitted plans to HPC and Construction for approval.Then proceeded to deviate from said approved plans while building. That cannot possibly be ignored. What should be done about it? What happens next?
The HPC seems to me to be swayed by whatever pressure is being brought to bear at the moment and not by the regulations guided by the Neptune planning board and building department.
Under the guise of maintaining the historic character of the community, they in fact bring obstacles to bear that prevent Ocean Grove from being beautified by new and “in character” structures which would replace old, dilapidated out of character residences many of which are the ugly structures built in the fifties and sixties.
They seem to be intent on preserving antiquity no matter the cost. This attitude will prevent Ocean Grove from progressing as a community and will keep it in the dark ages.
It is unfortunate that many prospective property owners are discouraged by having to face the gauntlet of their questioning as they sit on their pedestals of assumed authority.
It is intimidating to be looked down upon by the HPC members at their hearings and as if they hold all of the power and the citizen wanting to make a good home in Ocean Grove is humiliated.
The HPC should be a guiding authority, not a dictatorial one. They can serve a very useful purpose,if they act in this capacity.
Every newcomer who wants to live in Ocean Grove should feel that the HPC is helpful and respectful of the newcomers desire to improve the community. It can do this by giving advice and guidance.
If the HPC is allowed to continue unfettered in its ability to harass and stop homeowners from improving their properties Ocean Grove will become a museum; not a desirable place to live in the 21st century.
If the porch was a standard height from the ground, then the house would be no different than many others on Abbott. Some houses very near there (e.g., 61 Abbott) are actually bigger. My attic is nicely finished and is habitable (e.g., central AC) and that is definitely allowed. It has been reported that the house is within the height limitations. Clearly it is only 2.5 stories high. At the end of the day there is nothing here that is out of line.
While perhaps not a popular view, I’m glad to see the housing stock get upgraded. Maybe folks are looking at this situation through the wrong lens — perhaps the issue is not that this home is too large, but perhaps the houses next to it are too small.
To me the Master Plan says NO MORE than 2 1/2 story max. To have a habitable attic is another floor in my books. It is very plain and simple: just look at the building; does it conform to the existing homes?
When building a home in a historic town, the new home when finished is to look like it fits right into the neighborhood— does this?
The debate should be centered on the fact that they deviated from the original approved plan. Build it now and ask for forgivness later? Bravo to the resident that spotted it. I’m actually a bit disappointed by the fact that a local builder, familiar with the zoning regs and the HPC, went ahead with these changes without approval. Something is ‘off’ with the whole process.
I’m sure this house will be beautiful when it is done. It does seem large, but large and beautiful beats small and dumpy in my book.