As you all know, we indicated in Part I regarding North End visual vistas, that the Revelopers Agreement didn’t seem to have much to say about blocked views due to the Project.
But the detailed HPC report (title in bold below) from November 2019 is available at OGHOA.org.
Review of Planning Board Related Aspects of the Ocean Grove North End Development (OGNED) Architecture and Landscape Plans:
And that report includes some “specific conclusions,” one of which is regarding the “view corridor” included in the OGNED plan. Below is a copy of that portion of the HPC specific conclusions:
View Corridor. The Redevelopment Plan states, “A view corridor for the purposes of this Plan shall be considered an unobstructed area to afford a view through the site to Wesley Lake from Spray Avenue and to provide a “real” break in the building massing.”
It further states, “The views of Wesley Lake are important to the residents and property owners that adjoin the redevelopment area. The redevelopment project shall maximize, where practical, the view of Wesley Lake from Spray Avenue.”
HPC: “The View Corridor does not conform to the town grid. It contradicts Ocean Grove planning principles from the Period of Significance. A realigned view corridor would better comply with the Ocean Grove urban town plan.
“The View Corridor, as placed, is incidental and no longer a singular feature of the Site Plan. It is far less grand than indicated on the Space Plan and is now subjugated to being part of the Complex driveway on Ocean Avenue.
“The oddly angled View Corridor only provides a narrow view toward Wesley Lake at the intersection of Spray and Ocean Avenues. This view is further obstructed by the height of the average grade plane at more than 3.5’ and the 5’ entry columns and gates of the courtyard parking lot.
“In addition, the View Corridor does not respect the views of residents and property owners adjacent to the redevelopment area. It does not maximize the view of Wesley Lake from Spray Avenue.”
Editor’s note: So here we see OGNED making views out of nothing. Obstruction of views out to Wesley Lake is a real problem as are views eastward towards the boardwalk, beach, and ocean.
The HPC offers a fascinating discussion of the history of the area where grids and flair patterns were promised by the CMA as seen in old maps.
To try and copy the footprint of the former North End Hotel is to emulate a historic area that is not eligible for inclusion in any plan for the true north end which used to contain tents, single family houses on small lots, open space parks, and a “smattering” of somewhat larger hotels during the “Period of {historic} Significance.”
From the HPC. This historic 1890 map shows that a grid pattern was planned at the North End with flares except for Surf Ave. These OG forefathers wanted light, air and breezes at the north end of town.. Source:HPC Click to enlarge.
HPC image shows the original north end as it looked during the historic “Period of Significance.” Click to enlarge. Note the Pierre for a landmark.
FROM THE SOUNDTRACK OF THE MOVIE PLEASANTVILLE
LARRY WILLIAMS “Lawdy Miss Clawdy.”