By Paul Goldfinger, Editor @Blogfinger
This is Part V of a series of articles about the North End Redevelopment Plan in Ocean Grove, New Jersey.
Since the OGCMA would have been able to develop the North End on its own, and since the North End was no blighted, crime-ridden, disease-laden, drug selling, rat-hole dilapidated slum in need of immediate rescue by government, why did the Neptune Township Planning Board fudge its way through the criteria in order to enable the North End to become a congested, money-making, commercial zone—-an “area in need of redevelopment,”—- which was not in the best interest of the people of Ocean Grove?
In the Resolution document they listed everything that was wrong over there that justified the creation of a redevelopment zone. Those were code violations which were corrected as soon as the CMA was cautioned by Code Enforcement. Thus the result was no code violations and thus no valid reason to declare the North End property an “area in need of redevelopment.” The CMA was perfectly able to work on that property itself.
To argue, as the Planning Board did, that there was some sort of emergency in 2007 is a joke. The North End in 2015 is no different than it was in 2007 except for some 2012 Sandy damage and a burned out storage shed from a few years ago.
Surely the Planning Board realized that the reasons they gave (including a few crummy abandoned unsafe buildings, a wreck of a swimming pool, over growth of vegetation, lack of utilization etc) were a joke and that the real purpose for the Township’s request was to achieve a dramatic change in zoning.
The Planning Board said that redevelopment at the North End was “necessary and overdue.” OK, why not tell that to the owners in 2007 and skip all the rest? Is the project still “overdue” or is it not convenient now to say “overdue?”
Whether there were hidden financial motives, we cannot say, but for the Planning Board to conclude that the positives outweighed the negatives; that a hotel and condos would be better for the whole town than single family homes, is clearly, to any objective observer, a hoax.
On February 28, 2007, at a meeting of the Township of Neptune Planning Board, the Resolution 07-12 was presented, and a motion to approve was offered, and a vote was taken.
Resolution 07-12 is a “Resolution recommending that the Township Committee of the Township of Neptune designate certain properties as being in need of redevelopment (North End Ocean Grove.”)
That 22 page document mentions all the experts and citizens who spoke either for or against the plan, all the dotted i’s and crossed t’s, all the photos that showed how crummy conditions were at the North End, all the lawyers who weighed in, and the sworn witnesses which included Peter Avakian, the Township engineer.
The Resolution papers also mentioned that there were those who submitted written objections to the Resolution including former Mayor Joseph Krimko (now deceased,) Richard Seltzer, Esq., and Edward V. Kolling, PP, AICP (professional planner.)
The motion to approve the resolution was offered and then 5 Board members voted “Yes” including D. McCarthy, M. Hood, J. Shafto, W. Lapp and M. Golub. The Resolution needed 5 out of the 11 Board members for a legal vote.
No one voted “No” but there were six members of the Planning Board who were absent: R. Ambrosio, L. Berardi, A. Cardinale, W. Gizzi, J. Kortenhaus and I. Calderon. Why were so many board members absent for this vote? Can you guess?
If Dennis McCarthy, a Trustee of the OGHOA had voted “no” or even, along with the six others, had not shown up, the Resolution would have gone down to defeat.
Finally, on page 19 of the Resolution, we have this quote:
“The Planning Board is of the unanimous belief that there is an immediate need for appropriate development in the subject North End/Ocean Grove (as referenced herein)— and that appropriate redevelopment is beneficial to the Township as a whole, and the residents of Ocean Grove.”
Editor’s Note: Here is a quote from an October 2012 editorial by Blogfinger: “We urge the people of Ocean Grove who care about preserving the charm, character and livability of this community to start paying attention to this process now…”
The Planning Board vote described above was borderline and was suspicious. Most members of the Board did not even vote. Eight years have gone by, and the current NERP should be trashed now, and the process, beginning with the Planning Board vote, should begin again—-this time with hundreds of Grovers attending the meeting.
Maybe this time we can get that “old black magic” working for the people of OG:
MICHELLE WILLIAMS. From the movie My Week With Marilyn
Credit: Mr. Jack Bredin of Ocean Grove for his invaluable research.
Fran. There are 3,342 census eligible people in Ocean Grove. Most are probably adults of voting age. Only a handful ever attend those Committee meetings. I think the main problem in that regard is the “A word”—apathy.
Mr. Bredin, thank you for the additional information. So use of eminent domain may yet be part of this plan, if I’m understanding you correctly. Also, to Blogfinger: could the problem of Ocean Grove taxpayers not attending Neptune Township meetings (alluded to by Appleation) be related to the declining number (I think you pointed this out elsewhere) of year-round residents?
Ocean Grove residents were well aware of hearings for “variances” required for the monstrosity that became the 27 Surf Ave. House. A cumbersome,way too large structure built almost fully to it’s property line,into the “famous flare” on a little narrow street, and with no off street parking. Point to take is that only a handful of residents attended Neptune Twp. meetings or testified on behalf of OG. Even then,testimony was ignored. This is a project,once again that appears to be based on greed. Should the HOA carry the banner and organize a committee that really wants to get involved? Should a new group be formed? Don’t know????
Even if, by some miracle of engineering and adequate underground parking can be provided in a flood zone, you still have the overriding issue of access to this remote site. There are already several large condo complexes in the North End with nothing but on-street parking as it is.
Calling Lake Ave a road doesn’t make it one, it’s a sidewalk. Ocean Ave is the only viable route. Every street in the area is narrow and one way with no direct access—-all blocked by Founders Park.
Just imagine heavy construction equipment snaking through town during the summer season or any time of year for that matter. The whole project is a logistical nightmare. The 8 year old plans need to be scrubbed. If there is an area in need of redevelopment, look to the strip along Main between the two entrances.
Fran: Township planners determined that Lake Ave is “an existing roadway.” The Township Committee agreed to use eminent Domain if streets are necessary.
The project will create traffic congestion (prohibited by law) unless Lake Ave is used as ingress and egress to the project from Rt 71, and the houses along Lake Ave may need to be acquired by the Township, by gift, purchase, or condemnation.
So far, there has been no traffic study.
As an OG resident who understands how this project will negatively and permanently impact our “quality of life” urges everyone to get involved going forward and support a change in the present redevelopment plan.
I am a new to Ocean Grove, but you can’t help but be suspicious about six Planning Board members avoiding the vote and allowing a minority of the Board to pass this. I don’t yet know all the history (I’m trying to catch up), but reading about this makes me think of that Pier Village monstrosity in Long Branch.
When I Googled that, I saw that property owners lost their homes because the neighborhood was determined to be “blighted” — only apparently, it wasn’t. I don’t think this is the plan for Ocean Grove, but it’s understandable that people are concerned.
https://www.ij.org/long-branch-nj-eminent-domain-background
OK OGHOA and CMA. Time to lobby for some single family homes and a small park. If you all aggressively work this, bring up how Sandy has changed the nature of what can be done, etc., hopefully you can bend the trajectory of this disaster in waiting. We are counting on you!
The most informative message regarding the NERP that can be used by Ocean Grove residents to decide for themselves if the proposed development will be a benefit or a detriment to the community, comes not from the Township professional planners, the Members of the Planning Board or the Township Committee ,but rather from Blogfinger, who said in 2012, the following:
“If this is built, it will be the most massive construction project in Ocean Grove’s modern history. It’s impact on all of us will be substantial,and that impact will begin at the opening gun, with the start of construction.”
June 2012 link: http://blogfinger.net/2012/10/12/editorial-scale-back-the-north-end-redevelopment/
I think this may have been on the minds of the Planning Board Members that did not show up to vote. ( not showing up, is the same as a NO vote ) A month later they were no longer members of the Board.