Mary’s Place: architects’ rendering. Internet photo.
This is the Main Avenue double lot where Mary’s Place will be built. Blogfinger photo.
By Paul Goldfinger, Editor @Blogfinger
September 27, 2014. Ocean Grove: Today, Barbara Burns of the HOA made a presentation to about 50 people at their meeting. She went over the arcane regulations of zoning in the Grove and she gave her blessings to the project by saying, “No one can question this.” But she did not acknowledge the 150 comments and questions that emerged on Blogfinger since our discussions began on September 15. Since some of the issues that we have been wondering about were left unresolved, I wound up meeting in the Auditorium Park with Michelle Gannon and Maria McKeon of Mary’s Place where we had a pleasant, frank, and informative discussion.
Based partly on our conversation, I am convinced that there is nothing productive to be gained by spinning our wheels any further about much of this, especially since only one person questioned the Neptune approval process today at the HOA meeting. Nobody has picked up the ball to move further ahead with these concerns, so I think it is time to wrap up our evaluation of the situation.
Here is a summary of what I concluded today:
1. Those written State statute definitions are subject to interpretation, and the “community shelter” category which is being used could reasonably be applied to Mary’s Place. The fact is that the Zoning Officer is allowed to use those precise words as flexible guidelines.
2. The idea that the Township rushed the August approval seems to be inaccurate since Township officials met with the Mary’s people to discuss the zoning application well before the papers were submitted in August, and some of those meetings were attended by high level Neptune officers including Administrator Vito Gadaleta and Zoning Official George Waterman (who has denied attending any such meetings.) Most of those meetings were held with HPC members working with Mary’s architects.
3. RSIS parking concerns were dismissed today by State Senator Jennifer Beck at the HOA meeting who says that Ocean Grove is exempt from RSIS rules. I know that there are those who say that the exemption doesn’t exist, but Mary’s Place will be treated as a single family house anyhow, where RSIS rules don’t apply according to the Senator.
4. Mary’s Place did publicize their new building before they ever got approvals, but they were merely engaged in public relations, anticipating the approval, and hoping to raise some money as soon as possible.
5. There doesn’t seem to be much to worry about regarding the building design, deliveries, congestion or garbage.
So if you want to keep on commenting please do, but it seems clear that Mary’s Place will be built as planned and approved.
Looking at this architect’s drawing, it appears this building will meet the 2.5 story maximum height and flare setback requirements mandate by the HPC. Previous postings have explained how an owner can merge two lots at will, and that single family zoning requirements are not permitted to exclude group homes like this.
Isn’t there something written somewhere that says lots are supposed to revert to single family use when vacant? Isn’t there something written somewhere about inviolate flare and height regulations as well in the same document? I thought there was. If so, why are they being ignored?
However, when the condos were built that are next to Mary’s Place, the RSIS standards were in place.
When the Sampler was built, there were no state RSIS regulations.
I and a group of neighbors fought against the proposed large 63-unit apartment building that a developer was looking to build on the now empty lot next to the old school/arts center. We appealed to the HOA to assist in our fight against the proposal, which was being heard before the zoning board. (the development required several significant variances.)
It was a challenge…took several meetings, a significant and vocal majority of the HOA rank and file membership (Ms. Burns was just a member at the time, and a vocal opponent) just to get the leadership of the HOA to simply write a letter to the zoning board opposing the proposed variances…and not even sure if the letter was ever sent because the real estate market tanked during the long process and the developer backed out as a result (their application was never denied or approved – they withdrew the application)
But it is evidence that if residents push, things can happen. And while the developer withdrew, my feeling was that the zoning board – based on vocal opposition, not just from from regular Joes but from prominent members (not necessarily leadership – although even if the letter was not sent, pretty sure the board was aware of the intent to send) of the HOA – was leaning towards denying the application.
For a variety of reasons I can’t actively be involved in a fight against Mary’s Place (not that I’d be any great asset) but I would not discourage folks from doing so…citizen action can make a difference. Only problem here is that I’m not sure if there are going to be any public hearing opportunities to do so…seems like a done deal.
I looked at the lot this weekend. Frankly, the building to the east (condos?) is quite large and the scale of Mary’s Place would appear to fit in. Was the parking issue brought up for this building? What about the parking needs of the former Sampler Inn, which sat on the land Mary’s Place will occupy?
A travesty, plain and simple.
Now the precedent is set. Expect more “shelters”. Maybe one next to your house. Maybe one with recovering addicts.
I support the usage. I think Mary’s Place is a wonderful idea. However I can’t help but notice that Mary’s Place had become so popular in such a short time that this will be at least the second time it outgrew its facility. What if it out grows this facility? What becomes of this large facility down the road? Are we looking at a future condo residence? Is there a way of preventing future conversions?
I was hoping for a “second opinion” on the zoning decision to satisfy any doubts, but the groups that might have brought an independent expert in did not do so.
Neighbors/townspeople must organize and hire legal assistance to stop this. If a boardwalk can be built Mary’s place can certainly be put in its proper perspective.
… but Mary’s Place will be treated as a single family house …
And life in Ocean grove will actually go on!
It is not a single family home situation. It won approval as a community shelter.
How anyone can call a 10-13 bedroom structure with 10-13 bathrooms a single family home with a straight face is beyond me.