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Archive for the ‘North End Redevelopment’ Category

Homegroaners are clueless regarding the North End Redevelopment Plan (NERP)

Posted in Blogfinger Presents, North End Redevelopment, tagged on October 8, 2017| 8 Comments »

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OG North End . No parking. Really?   c 2015. Paul Goldfinger photo.©

 

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This is a monument to double standards, favoritism, failure to follow State laws (e.g. RSIS) and callous disregard for the people of this town. Do you want that repeated at the North End?   Be aware!  Blogfinger photo on Ocean Avenue ©. 2016

By Paul Goldfinger, Editor @Blogfinger and Jack Bredin, Blogfinger reporter/researcher.

At every Township Committee meeting, someone from the OGHOA stands up and asks the Neptune  Township attorney whether WAVE finances have been settled in order to allow a Redevelopers Agreement to be signed.  And each time  they are told that no progress has been made.

However, those financial negotiations are only one item that needs to be addressed before a contract between WAVE and the Township is signed, and the Township and the Groaners need to read the North End Redevelopment Plan (NERP)   which was signed in 2008 and which still remains in effect.

There is a North End Redevelopment Subcommittee which has been supposedly following the entire project since 2008, but they don’t seem to be meeting.

The following is a partial list of separate items that the Redevelopment Subcommittee and the OGHOA should have been following, because these issues need to be addressed before the Committee and a redeveloper sign a Redevelopers Agreement to develop the North End project.

Page 23 of the NERP:    “The redevelopment agreement (s) shall contain provisions to ensure the timely construction of the redevelopment project, the qualifications, financial capability, and financial guarantees of the developers (s) and any other provisions necessary to assure the successful completion of the project.”

–Qualifications means, what has WAVE ever built?

–Financial capability means, do they have the money?

–Financial guarantees would require a letter of credit from a bank, payable to Neptune Township if the project is not completed on time pursuant to the Redevelopers Agreement.

–Timely construction of the project means a schedule of dates for when each phase of the project will be completed. The Subcommittee must prepare this schedule

Page 24 of the NERP:  “A redeveloper shall be required to pay their proportional share of the cost of any studies, plans, reports, or analysis prepared by the Township or its designated redevelopment entity as part of the Ocean Grove North End Redevelopment Plan. Any such payments required to reimburse the Township shall be specified in the Redeveloper Agreement.”

–The total could exceed $800,000.00, but according to an OPRA request, many financial records have been destroyed. They must be recovered by the Subcommittee.

Page 19 of the NERP—-under “property to be acquired:”

–“Neptune Township will limit its use of eminent domain to instances where there is a clear public purpose, such as roadway improvements.”

Page 8 and Page 13 of the NERP show a redevelopment map and minimum front yard setback requirements. These pages when viewed together, identify:

–The last block of Beach Avenue to the west.

–The boardwalk to the east.

–The Wesley Lake walkway to the north.

–These 3  are shown as existing municipal streets according to the plan, but they are not; and they need to be acquired through the process of eminent domain before the Redevelopment Contract is signed.    We cannot rely on a fraudulent map.

Page 14 of the NERP—–  Required offsite improvements: “The redeveloper shall reconstruct the structural retaining wall/bulkhead along the site’s frontage on Wesley Lake”

–What is the estimated cost of reconstructing the bulkhead?

Page 6 of the NERP:—-Boardwalk:  “The site is bisected by the boardwalk which provides pedestrian access to Asbury Park to the north and to the Ocean Grove beachfront. The designated developer will be required to create a gateway design feature at the north end of the boardwalk”

–A gateway design feature has not been selected. It is now up to the Subcommittee to select this design feature such as a statue or monument for that location, along with the estimated cost.

Page 14 of the NERP:  What is the estimated cost of “site improvements for streets, water supply, sanitary sewers, and storm water management facilities?”

Page 19 of the NERP—-Easements: “Provisions should be made for an easement to allow access to the eastern parcel (the Pavilion Building) for services, garbage collection, and deliveries.”

Several other major issues related to the NERP must be addressed:

–What is the estimated cost to prepare a plan for the underground parking garage?  Currently there is no plan for a parking garage, and what is the estimated cost to build the parking garage?

–What is the estimated cost to excavate and remove the soil from the site?

–What are the estimated costs to drive the pilings and to construct the hotel? There also is no plan for pilings.

–What are the estimated costs to build the single-family houses and multi-family condominiums and townhouses?

–What are the estimated costs of rebuilding the North End Pavilion (ie the White Whale?)

–What are the estimated costs to rebuild the boardwalk to 60 feet, pursuant to the redevelopment plan, and at what elevation?

–What are the estimated costs to build a waterfront promenade along Wesley Lake?

–What are the estimated costs to build the proposed boat docks? And, can you have a boat dock in a detention basin?

–What are the estimated costs to build the pedestrian bridge over the boardwalk connecting the hotel and the pavilion.

 

Note:  The Committee must be mindful that there will be only one (!) monolithic structure on Block (1).  The pilings, parking garage, hotel and residential units are all attached.

Reporters’ Note:  Before signing a contract with WAVE, the Township must have an estimated total cost of the project along with security bonds from WAVE in that total amount payable to the Township if the project is not completed on time.

So far, after 8 years, the Township Committee has nothing.

We do not need another Esperanza in Ocean Grove.

 

The neglected Esperanza in Asbury Park.

Please read the comments:

 

There are no OG songs, so try this one on for size:

 

 

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“Optimistic!” Camp Meeting Association is feeling good about finishing the North End boardwalk by Memorial Day.

Posted in Blogfinger Presents, North End Redevelopment, tagged on May 23, 2016|

 

Tree meets wood at the North End boardwalk in Ocean Grove.. May 23, 2016

Trex meets wood at the North End boardwalk in Ocean Grove.. May 23, 2016. click to enlarge the splinters.  Blogfinger photo ©

 

Workmen strive to get done by Memorial Day. 5/23/16. Blogfinger photos. ©

Workmen strive to get done by Memorial Day. 5/23/16. Blogfinger photos. ©

BOB MARLEY AND THE WAILERS:   “Stir it Up.”

 

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North End Boardwalk cost over-runs

Posted in North End Redevelopment, Ocean Grove boardwalk, Ocean Grove boardwalk restoration, Ocean Grove Camp Meeting Association Activity, Ocean Grove North End Redevelopment Plan, tagged on April 9, 2016| 9 Comments »

This is the boardwalk in August, 2015 in front of the White Whale. No one knew that the piles and sand underneath would be unable to support the new boardwalk. Blogfinger photo. ©

This is the boardwalk in August, 2015 in front of the White Whale. No one knew that the piles and sand underneath would be unable to support the new boardwalk. Blogfinger photo. ©

The original cost of the North End boardwalk reconstruction was to be $622,739.00 to Bird Construction.  On March 14, the Township committee adopted a resolution  (change order #1)  which authorized an additional $72,942.58. Note that this project was supposed to be completed in March.

The problem is that flood waters from Sandy ran under the White Whale and washed out the sand and damaged the concrete piers which were supposed to support the new North End boardwalk under the asphalt at that northern location.

So now new piles are needed, and a new increase in cost ($55,000 for change order#2) brings the total cost up to $811,534.20.  Some of that funding is being provided by the CMA.  The latter change will be voted on at the April 11 Committee meeting

We thank Citizen Reporter R. S. for contributing to this report.

–Paul Goldfinger, Editor @Blogfinger.

 

DORIS DAY and DANNY THOMAS:

 

 

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Will the new Township Committee sign a Redevelopers Agreement with WAVE? The North End Plan appears headed in that direction.

Posted in Neptune Township News, North End Redevelopment, Ocean Grove controversies, Ocean Grove North End Redevelopment Plan, Photograph by Paul Goldfinger, Photography at The Jersey Shore, Photography: Jersey Shore Gallery, tagged on February 11, 2016| 7 Comments »

Welcome to the Ocean Grove North End Redevelopment zone. Blogfinger photo.

Welcome to the Ocean Grove North End Redevelopment zone. Blogfinger photo.

 

By Paul Goldfinger, Editor  @Blogfinger.net.     Jack Bredin, Researcher @Blogfinger.

Since 2007, the Ocean Grove Camp Meeting Association and the North End financial backers–WAVE— have been promising to move ahead with the North End Redevelopment Plan. That official NERP was passed by the Neptune Township Committee in 2008.

In order to get the process really moving, beyond the conceptual phase which has been dormant  for years, at least 3 affirmative votes by members of the new 2016 Neptune Township Committee would be required to approve a Redevelopers  Agreement  (contract) with WAVE regarding that 2008 NERP.   After that, a resolution approving the contract would be signed by the Mayor and the Township Clerk. Public hearings should be held to announce the new agreement.

If WAVE wants to change the plan from the 2008 concept to something else, then the entire process has to start again from scratch.

At the February 8th meeting of the Township Committee, the Committee’s attorney, Gene Anthony, announced that he had recently received a message from WAVE that WAVE and the OGCMA were completing their private agreement and that, secondly,  WAVE has a new investment “partner.”   When everything is finalized, they will combine their financials and make a presentation. They will have to disclose everyone involved who has over a 10% interest in the plan.

We don’t know if any of the present members of the  Township Committee have attended any of those private meetings along with the Township Attorney.   We don’t know if any of the 2016 Committee know  much about the NERP and its questionable features.

The agreement announced by Mr. Anthony should be completed by mid-February, so then we’ll see if Sisyphus can push this boulder up the hill.

SINEAD LOHAN

 

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A Fine Kettle of Fish: The Neptune Township Committee admits through its actions at last night’s meeting that it is violating a New Jersey land use and redevelopment procedural process required by law.

Posted in Blogfinger Presents, North End Redevelopment, Ocean Grove North End Redevelopment Plan, Ocean Grove opinions, tagged on October 28, 2015| 6 Comments »

A fine kettle of fish. Phrase made famous by Laurel and Hardy to describe a big mess.---PG

A fine kettle of fish. Phrase made famous by Laurel and Hardy to describe a big mess.—PG

By Paul Goldfinger, Editor at Blogfinger and Jack Bredin, researcher.

At the October 26, 2015 Neptune Township Committee meeting, the following conversation took place:

OGHOA member: Did you hear from WAVE?

Gene Anthony (Township attorney:) No, but there are not any other developers knocking on the door.

Jack Bredin: Did you advertise a request for proposals?

Randy Bishop: It isn’t necessary because this is private property.

Jack Bredin: Did you ever hear of the Riviera Plan?*

Bishop: Yes.

This conversation indicates that the Township has abandoned the 2008 public North End Redevelopment Plan and has, instead, substituted a general development plan which is something that private land developers do, but ordinarily, to do that, they must conform to the Township zoning which, in Ocean Grove,  is single family homes.

As you may recall, when the Committee allowed the North End to become an Area in Need of Redevelopment, it was approving a change in zoning to allow 165 residential units instead of single family homes.

In doing so, the Township Committee became in charge of the process and was supposed to advertise for redevelopers, however, somehow that step was skipped, and WAVE and the CMA were anointed as redevelopers, and now the Township wants to keep the Redevelopment zoning for 165 units while allowing the process to proceed as if this were a private development project. Mixing those two is illegal.

This quote is from the  NJ Municipal Land Use Law regarding Areas in Need of Redevelopment:  “The municipality shall be responsible for implementing redevelopment plans and carrying out redevelopment projects pursuant to section 8 of P.L. 1992, c.79 (C.40A:12A-8).”

WAVE will try to hide behind this subterfuge as they complete a new North End Plan which is something that a private developer could do, but not a redeveloper. Randy Bishop presented a new plan from the redeveloper WAVE at an April, 2015  Committee meeting, but that fishy plan has not yet been adopted by the Township. So far, no Redevelopers Agreement has been signed either, despite promises to do so.

The original 2008 NERP, under control of the Township, still remains in force. We expect that WAVE, acting through the Township Committee, will try to pass a new plan or use the old plan as the centerpiece of a private general development project.

What we are witnessing is a crooked manipulation of zoning in order to permit the abandonment of the restrictive redevelopment process while keeping the special zoning component and thumbing their noses at the people of Ocean Grove.

Randy Bishop says that the process is now “private,” so it seems unlikely that WAVE will divulge their members’ names as promised.

How to block this illegal situation? When the original or a new plan is submitted by WAVE without a “request for proposals” by the Township, a citizens group could file a suit in Superior Court against the Township.

Ideally, that would be the Ocean Grove Home Owners Association’s responsibility, but as you know, those Home Groaners are ineffective, feckless, clueless, enablers of this fine kettle of fish.

*The Riviera project was an extensive North End plan created by a serious and well known developer from Allenhurst who submitted his design for approval. He was rejected and he has angrily  complained that the process was unfair and illegal and that he was treated badly by the Ocean Grove principals involved with the North End Redevelopment Plan. We have his comments expressed in an email exchange.  Bishop said (above)  that he knew of the plan.

http://ssjdevelopment.com/plan9.htm

The Township Committee and its cheerleaders including the OGHOA never respond to our articles about wrongdoing; they simply whistle a happy tune,  but they have to know that someone besides Blogfinger might expose them in the future.

DINAH SHORE  from the King and I.

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Short shorts from the North End Redevelopment Zone: Boardwalk work to begin soon, but…….

Posted in Blogfinger reports, North End Redevelopment, Ocean Grove boardwalk, Ocean Grove boardwalk restoration, Ocean Grove in the news, Ocean Grove North End Redevelopment Plan, tagged , on August 28, 2015| 15 Comments »

The boundary line between OG and Asbury is in front of that bench. Blogfinger photo. 8/25/15

The boundary line between OG and Asbury is between those two benches (see below). Blogfinger photo. 8/25/15 ©

This is where the new boardwalk will be 35 feet wide in front of the White Whale. 8/25/15. Blogfinger.net photos.

This is where the new boardwalk will be 35 feet wide in front of the White Whale. 8/25/15. Blogfinger.net photos.

By Paul Goldfinger, Editor @Blogfinger

August 25, 2015.     GOOD NEWS posted today by J.P. Gradone, COO of the Ocean Grove Camp Meeting Association:

“I am pleased to announce that FEMA and NJDEP have approved our expansion of the North End boardwalk from 20’ wide to 30’ wide, and the expansion of the area in front of the Homestead building from 20’ to 35’. 

“As of last night, Neptune Township awarded the bid to Epic Management, Inc., which is the same company that installed the Middle Boardwalk last spring.  We plan to begin construction in early Fall with completion before the holidays.”

BLOGFINGER COMMENTARY:

FINE PRINT:

  1. There are three North End boardwalk plans: the one sent to FEMA, the one described in the 2008 NERP, and the one voted on last night, but there are differences between the NERP and last night’s plan in terms of width, elevations and easements.
  1. The Mayor (Mary Beth Jahn) and the Township Engineer (Leanne Hoffman) did not attend last night’s Committee meeting to explain why the approved plan is different from the official Committee plan (i.e. the North End Redevelopment Plan of 2008.) They should be identical.
  1. No one at the meeting last night including Blogfinger has ever seen the actual boardwalk plan which was submitted to FEMA by the CMA. The engineer who designed the FEMA boardwalk plan, Peter Avakian, was not present. He is the same engineer who designed the 2008 NERP, and his company designed the plan which was voted on last night.   He should have been at the meeting to answer technical questions. No one at the meeting showed diagrams of the plan to those in attendance or explained the technical details or handed out copies.    FEMA requires that any plan which they approve is followed assiduously by the Redeveloper. By the way, there is no official Redeveloper yet and no Redevelopers Agreement yet. Boardwalk work can begin under the supervision of the Committee.
  1. At last night’s meeting, Committeeman Randy Bishop said “The new boardwalk will have a bulkhead that will protect it from future storms.” But he gave no details.

TECHNICAL POINTS:

  1. The old boardwalk which is 30 feet wide north of the Pavilion will be patched, not replaced.
  1.  The section of the new “North End Boardwalk” that will be within the “Area in need of Redevelopment” and is now under the authority of the Township will begin at Sea View Avenue and go north to the Asbury Park boundary line which is about 45 feet north of the White Whale.
Boundary between OG and AP. Look carefully at the arrow. Blogfinger photo © 8/25/15.

Boundary line between OG and AP. Look carefully at the arrow where it says OG. Blogfinger photo © 8/25/15.  No one knows what the rest of the boardwalk (i.e. Asbury property) will look like as it extends to the Casino.

  1. Originally, the North End boardwalk was 60 feet wide in this section when the commercial area was built in 1910. The NERP calls for a 60 foot boardwalk, but we are going to get 30 feet now on the OG side, except as noted by Mr. Gradone.
  1. Easements will have to be revealed because there will be pipes under the boardwalk for electric, water, gas,etc to reach the White Whale or its replacement, and access easements on top must be revealed for future garbage pickup, deliveries, trucks, etc. Elevations are important to be disclosed because there are new 100 year federal flood recommendations after Sandy. The new boardwalk must align with all adjacent elements.
  1. Note that Wesley Lake goes under that north end boardwalk, so we suggest that the Wesley Lake Commission be part of these discussions.

SPECULATION: (Blogfinger is making some educated guesses:)

  1. No underground garage will be built. Instead they will build an above-ground garage–at least two stories high.
  1. These new boardwalk specs might not work when the final North End plans appear, and the $600,000 FEMA North End boardwalk might have to be torn up.
  1. Perhaps the single family homes will get lost in the condo shuffle.
  1. The CMA will be removed as a redeveloper, leaving WAVE as the only one. WAVE will hire a developer to do the actual construction. When the identities of all WAVE investors who own over 10% are revealed, some CMA trustees will be on the list.

Credit: Jack Bredin of Ocean Grove, researcher.

THE FLAMINGOS:       We only have eyes on who?

“I don’t know if we’re in a garden or on a crowded avenue.”

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The “huge pain in the patootie.” Where did the old Mary Beth Jahn go after 2012?

Posted in Blogfinger Presents, North End Redevelopment, Ocean Grove North End Redevelopment Plan, tagged on June 30, 2015| 3 Comments »

Mayor Mary Beth Jahn. File photo.

Mayor Mary Beth Jahn. File photo.

By Paul Goldfinger, Editor @Blogfinger

On June 5, 2012, Mary Beth Jahn won a bitter primary election for Committeeman, largely due to votes by Ocean Grove Democrats.  Blogfinger covered her victory and posted a photo of Grovers celebrating.  She was popular in the Grove, largely because she was the only Committeeman who would participate in Blogfinger dialogues.

On June 23, 2012, an article appeared in Blogfinger about the North End project.  Here is a quote from that post:

“Although Neptune Township previously approved a plan that would allow for between 70 and 80 new condos along Wesley Lake near the boardwalk, Jahn told the Ocean Grove Home Owners Association on Saturday that the plan might now be scaled back dramatically.

“Many of the members seemed elated when Jahn spoke of ‘the condos [the developers] think they’re going to build,’ and then added, ‘I think they are going to build 12 single-family homes.’

“Ever since the Township Committee formally approved a redevelopment plan in 2008, many Ocean Grovers have regretted and feared its implementation, an opinion Jahn has shared. At the time, she called the plan ‘a travesty’ and a detriment to the quality of life of OG residents. Now that she is all but assured of reelection in November, Jahn is predicting that the plan could be changed during negotiations between the developers and the Township Committee. Jahn and Mayor Randy Bishop are the Township Committee’s designated negotiators in those talks.”

On October 12, 2012, we posted a long and detailed piece about the North End.   In that post we said,  “It appears to us that three of the five current Committee members should be willing now to further reduce the size of this project. Those three would be Bishop, Jahn and Eric Houghtaling. As a majority, they have the power.”

On October 24, 2012 prior to her reelection as a Committeewoman, Mary Beth Jahn said this on Blogfinger,   “As I’m one of the negotiators for the Township for this project, I’m legally restricted from saying anything other than what I have previously stated publicly: I oppose the redevelopment plan that was approved for a hotel and condos. I believe this project should be held to the existing zoning requirements of 12 single-family homes. I was the only Township Committee member to vote “no” on the redevelopment plan and I continue to hold that position. (If anyone needs copies of my public comments from the dais during this vote to fact-check me, file an OPRA request with Rick Cuttrell and ask for the audiotape.)

“I don’t mind being the only person to vote “no,” because everyone pretty much knows I’m a huge pain in the patootie about things I don’t believe to be in the best interest of residents (also said from the dais and audio taped). This should be the first of some very spirited discussions.

“And that is all I am legally able to say . . .”

In November 2012, she wins a three year term and she gets the most votes in Ocean Grove of the 4 Committee candidates.

On November 8, 2012, Jahn told Blogfinger that she is “very grateful” to those Ocean Grove citizens who “really made it possible for me to win the primary and thus to make it to the general election.” She said that Ocean Grove has a “special place” in her heart.

That was the last we heard from her about supporting a take-down of the NERP on the grounds that it would be a “travesty”—something bad for our town.

Now she is the Mayor and she still is a member of the negotiating sub-committee of the Township which is supposed to be working on the long-promised re-developers agreement between the Township and the re-developers

But she didn’t even attend a recent important meeting about the North End, she refused to answer questions about the subject when asked by a Grover at two Committee meetings, and she continues to be mute on the subject.

Something happened to change her mind and to silence her on this issue. She owes the people of Ocean Grove an explanation.

THE ANDREWS SISTERS:

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Making something out of nothing: more fantasies from the North End.

Posted in Blogfinger Presents, North End Redevelopment, Ocean Grove North End Redevelopment Plan, tagged , , on May 30, 2015| 9 Comments »

Blogfinger photo.

Blogfinger photo.

By Paul Goldfinger,  Editor @ Blogfinger

The Coaster has once again uncritically reported on North End “news.”   This time the “news” is emanating from the Ocean Grove Camp Meeting Association at the OG Home Groaners meeting on May 24, 2015.

In the May 28 edition, the Coaster states that JP Gradone, CMA spokesman, said, “Neptune Township and Wesley Lake Village Enterprises (WAVE) are the developers.” This confusing statement requires clarification, but the Coaster just repeats what it hears and asks no questions. That is how it is.

In addition, the OGHGA allows its podium for the repetition of nonsense with no indication that it asked any questions about the current revelation and how it would impact the citizens of Ocean Grove.

The confusing announcement noted above requires clarification:

A.  There are only two agreements which are currently in force regarding the North End Redevelopment and they are both from 2008.

1.   On March 24, 2008, the North End Redevelopment Plan (NERP) which contains zoning changes to permit condos, underground parking, etc. was officially approved by the Township Committee.

2. On June 9, 2008, a Resolution was passed by the Township Committee that named the OGCMA and WAVE as co-redevelopers.

Nothing has happened to change either of these two agreements which currently remain in effect.

B.   The announcement by Gradone on May 24 regarding a change in “developers” is just talk until we see official Neptune Township paper work . Only the Township  Committee may  approve a new Resolution or a new Redevelopment plan.

It is unclear as to why Gradone, a CMA spokesman, is announcing an action by the Township Committee.  Nowhere do we find a resolution by the Township to become a “developer” at the North End nor do we know why such an idea would be considered.

C.   On April 27, 2015, Committeeman Randy Bishop (repeating a plan by WAVE) announced that a new redevelopment plan had been created which would reduce the density by 50%. But all he had was a conceptual drawing from WAVE.

To change the NERP would require the Township Committee’s rescinding the 2008 version and then signing off on a new version, but that has not happened.

This is what the NJ Local Redevelopment and Housing Law says about changing a plan:   “All agreements, leases, deeds and other instruments from or between a municipality and to or with a redeveloper shall contain a covenant running with the land requiring that the owner shall construct only the uses established in the current redevelopment plan…..”

It’s time for the Neptune Township Committee to speak to the people of Ocean Grove and tell the clear truth about where we stand now regarding the North End Redevelopment project and to explain why corners appear to have been cut during this process and why transparency has been lacking.

And it is time for the Ocean Grove Home Owners Assoc.  to get tough and work to defeat the North End Redevelopment Plan and stop being patsies for the Neptune Township Committee. The North End Redevelopment plan is not good for the town and will lead it down the road to becoming Asbury Park South.

COLE PORTER   “Anything Goes.”

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Homeowners Trustee comments on Blogfinger

Posted in Blogfinger editorial, North End Redevelopment, tagged on April 19, 2015| 5 Comments »

Future HOA leader. Vote for her.

Future HOA leader. Vote for her.

Ordinarily, the trustees of the OGHOA never comment on Blogfinger.

However today we heard from Ken Buckley, a member of the OGHOA Board of Trustees, who commented about our sidewalk post. He said, “Did you see this one? About time he got on to something besides the North End.” 

So, it seems that this OGHOA Trustee wants us to change the subject.  Is this what the HOA membership wants?   And why does Ken want Blogfinger to move away from the North End issue?

Well, regardless, he doesn’t get to say.  Tomorrow we will post the next article in our series which seeks to educate our citizens about the NERP.

Blogfinger considers the North End Redevelopment Plan to be a threat to Ocean Grove. Wouldn’t you expect the Home Owners Association to forcefully get behind a movement to trash the NERP? What are they doing besides sending Ken out to complain about Blogfinger’s topics? Maybe they should start complaining to the Township Committee instead of whining to the Coaster and wasting their time delivering proclamations to the CMA.

Here’s a nice song that they can sing and dance to while the NERP moves along towards the start of construction:

Paul Goldfinger, Editor @Blogfinger

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Looking at the North End Redevelopment Plan (NERP.) Part II

Posted in Neptune Township News, North End Redevelopment, Ocean Grove Camp Meeting Association, Ocean Grove Camp Meeting Association Activity, Ocean Grove controversies, Ocean Grove North End Redevelopment Plan, tagged , , on April 15, 2015| 8 Comments »

Northern Lights. Ocean Grove seeks transparency. Paul Goldfinger photograph. April, 2014 ©

Northern lights. Ocean Grove seeks transparency. Paul Goldfinger photograph. April, 2015 ©

By Paul Goldfinger, Editor @Blogfinger

In our last article, we reported that the Redeveloper for the North End was chosen in 2008 by the Ocean Grove Camp Meeting Association and included not only the OGCMA itself, but a mysterious entity called WAVE. (Wesley Atlantic Village Enterprises.)

Ordinarily a redeveloper for a “zone in need of redevelopment” would be chosen by the Township, but somehow that was handled differently here. Usually the choice of redeveloper involves sealed bids, public notices, and hearings regarding who the bidders are and how the winner is chosen. We have no information as to how that process was accomplished in this instance and who the members of WAVE are.

A contract ( a “developer’s agreement”) must be signed between the Redeveloper and the Township that would spell out exactly what the Redeveloper’s obligations are. Evidently such a contract was never signed, because it appears that one is to be negotiated now. (see below)

Hill Wallack, a law firm that specializes in such projects said, “A developer’s agreement between the designated redeveloper and the municipality is required, and it must contain a time frame for commencement of development, as well as other statutorily mandated requirements. The agreement specifies the rights and responsibilities of the redeveloper. The terms and flexibility of that agreement can be the difference between a successful project for a developer and a financial disaster.”

It was at a Neptune Township meeting on June 9, 2008, that the choice of Redeveloper was on the agenda as Resolution #292. During the open part of the meeting, the Mayor requested public comments regarding resolutions on the agenda. The quotes below are from the typed minutes of that meeting:

“Former Mayor, the late Joseph Krimko said that he thought that Resolution #292 would be open and transparent and at some time a contract would be prepared detailing what the developer would be doing. He thought there would be several meetings prior to that final hearing.”

 

Then “Mayor Bishop stated quite frankly he did not remember that.

” Then “Mr. Anthony (the Township attorney) stated you have to negotiate the contract to come up with a plan.”

Then “Mr. Krimko stated he just wanted to make sure that meetings were held prior to the final hearing.”

Mrs. Argyros, a lawyer in the audience, “questioned what type of developer’s agreement would be used in Resolution #292.”

“Mayor Bishop stated it would be a standard agreement.”

Later in that meeting, the actual resolution was read. It said that the CMA “selected Wesley Atlantic Village Enterprises, LLC (WAVE) as the developer of the property, and WAVE is the contract purchaser of the site.” *

Later, the minutes say that the “Ocean Grove Camp Meeting Association and WAVE have agreed to serve as the Co-Redevelopers of the property.”

Another provision says, “……The Township, the Camp Meeting Association, and WAVE believe that the redevelopment of the zone pursuant to the terms of the Redevelopment Agreement are in the best interests of the Township and will promote the health, safety and welfare of its residents……”

So, we see that the Neptune Township Committee approved the Co-Redevelopers in 2008, but the Camp Meeting Association conducted the actual process of selecting the redevelopers.

Finally, Mayor Bishop announced that a “Negotiating team for the Redevelopment Agreement will be himself, Ms. Jahn, Mr. Bascom and Mr. Huhn.” As it turns out, that Redevelopers Agreement was never consummated. It also appears that the WAVE group was not publically identified and *it seems that they have a contract to buy the property.

This meeting in 2008 marks the formal beginning of a public process which places special obligations on the participants including transparency.

Fast forward to the Neptune Township Committee meeting of Monday, April 13, 2015. The NERP was not on the agenda, but during the public portion, Mr. Jack Bredin asked about negotiating the Redevelopment Agreement. He wondered how the Township Committee could negotiate with people that they do not know. Ann Horan, President of the OGHOA, went to the mic and  stated, “We have done a lot of research as to who the principals of WAVE are, and we still have no idea.”

The Township Attorney, Gene Anthony, said , “We know who they are.” But evidently he did not want to name names.  Why the privacy on this point?

The negotiation process began today, Wednesday, April 15, 2015. A meeting was held with the Township Engineer, Township Attorney, Committeeman Bishop and W.A.V.E. representatives. The CMA did not attend nor did Committeewoman Mary Beth Jahn who is supposed to be on the negotiating team.

According to Rick Cuttrell, Township Clerk, once an agreement is reached, the finalization has to occur at a public meeting.

AARON COPLAND   “Fanfare for the Common Man.”

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A mis-step in the Coaster, and a contentious Ocean Grove issue bubbles to the surface.

Posted in Blogfinger News, Blogfinger opinion, Feature article, North End Redevelopment, Ocean Grove architecture, Ocean Grove Camp Meeting Association, Ocean Grove Camp Meeting Association Activity, Ocean Grove controversies, Ocean Grove North End Redevelopment Plan, Opinion on Blogfinger, tagged , , , , on February 3, 2015| 33 Comments »

 

The North End Redevelopmane Zone is bordered by the boardwalk, Wesley Lake and Spray Avenue. Photo by Prosper Bellizia, Blogfinger staff. ©

The North End Redevelopment  Zone is bordered by the boardwalk, Wesley Lake, Beach Ave,  and Spray Avenue (foreground).   West to east photo by Prosper Bellizia, Blogfinger staff. ©   This was first posted in 2015.

Northeast aspect of the Redevelopment zone. Prosper Bellizia ©

Northeast aspect of the Redevelopment zone. Prosper Bellizia ©

 

By Paul Goldfinger, Editor @Blogfinger

In the December 4, 2014 issue of the Coaster is a column called “Did You Know?” by reporter Bonnie Graham. The focus of the piece was to explain the functions of the Ocean Grove Home Owners Association. Ms. Graham interviewed HOA President Ann Horan and wasted no time in bringing up the controversial North End Redevelopment Plan (NERP).

In responding to Graham’s questions about the NERP, Horan made an unforced error and got the facts wrong,*  resulting in a mild tempest at the subsequent Township Committee meeting on December 22, 2014.  The NERP, after all, is a sensitive and critical subject in Ocean Grove.

Between Horan’s embarrassing factual mis-step in the Coaster  and the reaction to it before the Neptune governing body, our interest in revisiting the story of the NERP was aroused.   On top of that, Graham made a  comment in the same article  that “CMA COO JP Gradone had asserted last August, 2014, at the  legislative breakfast meeting, that the North End redevelopment project, which had been on the back burner for some time, is now on the front burner.”   Really ?

On January 23, 2015, Blogfinger asked Gradone about that quote, and he said, “We are currently in discussion with the Developer regarding the project.”   So there is  some life in the process after many years of mystery, and therefore it’s time for the public to pay attention once again.  It should be noted that work cannot go ahead on the plan without a signed Redevelopment Agreement between the Township Committee negotiators  (Committee-persons Jahn and Bishop)  and the developers.  

By way of background, in the year 2006, the Ocean Grove Camp Meeting Association, owners of the undeveloped 2.37 acre North End property, decided to bring the desolate area back to its previous life where it was a lively place with a hotel, a cinema, attractions and shopping.  But one thing stood in the way—-zoning;  it was zoned for 13 single family homes.

So the developers of the property, including the CMA and others involved, created an end-run and convinced the Township Planning Board to redefine the area as a zone “in need of redevelopment,”  in accordance with the State Local Redevelopment and Housing Law.    This meant that the property was so “blighted,” that local government had to take over its management.  That new designation would allow a mixed use community to be built.

The design of a redevelopment was turned over to professional  planners in Middletown to come up with a ” framework” for a mixed use community at the OG North End. Ultimately, a much more detailed plan would have to be done before any construction could begin. Two planners signed the NERP, but no engineers did.

The developers of the plan include the OGCMA and a partnership called WAVE  (see below.)

In early 2008, the HPC, the CMA, and the OG Homeowners Association provided input which resulted in some changes in the NERP, and that was the last time that there were any changes made. The Planning Board approved the proposal, and in March, 2008, the Township Committee wrote the NERP into law.  A lawsuit was filed in opposition, and that held things up for awhile, but in 2010, Neptune Township won the suit.

The Plan includes a hotel with 80 rooms, 85 residential units consisting mostly of condos, some single family homes,  a “below grade” parking deck and  about 20  surface parking spaces. Parking is supposed to comply with RSIS State standards.   A 99 year renewable lease was part of the deal. The design was supposed to look Victorian.

You can read the  official NERP document at the Clerk’s office in the Neptune Township Municipal Building. It is no longer available on the Township web site, but we have located a link  (below) where you can read the entire planning report. **

For a variety of undisclosed reasons, the project has been dormant. Among the theories  are that a bad economy has been inhibitory and/or there have been difficulties getting all the approvals.

In 2011  the HOA passed a resolution asking that the NERP be scaled back. They offered some constructive ideas.  There is a link below reporting on their recommendations.  Unfortunately, nothing came of it.

In 2012  there were objections raised by the soon-to-be-elected Committeewoman Marybeth Jahn  regarding the size, scope and other details of the project.   Ms. Jahn spoke aggressively of changing the NERP in a totally retro direction, and everybody cheered.  It should also be noted that two other Committeemen were sympathetic to downsizing the project—-Eric Houghtaling and Randy Bishop.

Evidently buyers’ remorse was echoing through the town of Ocean Grove.  But not a single change was adopted despite these outcries.      Our October 2012 piece on this subject is linked below and is critically important reading material for every Ocean Grover.

In Sept. 2012, the following was reported in Blogfinger, covering the year-end Labor Day CMA meeting:  “CMA Trustee Douglas E. Arpert responded to a questioner who asked the status of the North End development of condos, homes and a hotel. The CMA and a company called WAVE (Wesley Atlantic Village Enterprises run by attorney William Gannon) are co-developers.  Arpert told Blogfinger they hope to conclude a redevelopment agreement with Neptune Township by the end of the year and to break ground in 2013.”    

But, of course, one month later, all of that changed with Sandy, and the developers planned to go back to the drawing board to “reassess” the plan. That made sense, because environmental regulations after the superstorm were going to change how things must be done in environmentally sensitive areas.  That was the last time we heard anything about NERP—until now  (2015).

So, getting back to the aforementioned HOA President Ann Horan’s December, 2014 Coaster interview, she said that the current  “North End Committee (and she listed the current members’ names) have  expressed the HOA’s concerns regarding the project to the Neptune Township Committee,  and their efforts helped to persuade the Committee to revise the redevelopment plan by reducing the number of proposed hotel rooms/condominium units, limiting the size of the structures in the site, providing for single family homes, and including an off street parking facility”

The problem with Horan’s December public statement in the Coaster is that she gave the false impression that the current North End Committee has been “active” in eliciting recent changes in the Redevelopment Plan.  But, as noted, there have been no changes in NERP since 2008—-7 years ago.

Horan’s statement was of sufficient concern that it was brought up at the Dec. 22, 2014 Township Committee meeting where her remarks were discussed publicly, and Committeeman Randy Bishop  found it necessary to make a public statement about it (see below.)   The Township Committee’s minutes are posted at Neptunetownship.org

The following is taken from the Committee minutes of Dec. 22, 2014:

“Jack Breden, 94 1⁄2 Heck Avenue, read a recent Coaster article regarding the Ocean Grove Homeowners Association concerns regarding the North End Redevelopment Plan. The President of the Association, Ann Horan, is quoted that the Redevelopment Plan was changed based on recommendations from the Association. The article goes on to state that the Association got numerous elements of the Plan changed. Mr. Bishop stated changes were made to the Plan based on Association input before the Plan was adopted in 2008. There have been no changes made to the Plan since it was adopted in 2008.”

Because of the importance of the Redevelopment Plan to the town of Ocean Grove, “Horangate” has given us a heads-up to bring the plan’s story out of mothballs and into the public eye once again. Concerned citizens need the background to assess whatever may be coming our way re:  NERP.

Regarding starting work on the project, Committeeman Eric Houghtaling told Blogfinger three weeks ago, “I know that there are many, many things that need to be worked out before anything can be done on the Redevelopment project.”

Township Clerk Rick Cuttrell said earlier this month that he thought that the project had gotten all necessary approvals, including NJDEP, but he wasn’t certain and would find out.  We have not heard back yet on that inquiry.

So, now that the cat is out of the bag once again, and the history of the HOA’s involvement is cleared up, we will consider a series of more  detailed Blogfinger articles about the North End Redevelopment and what the future will bring.

It’s time to pay attention again, because anything new in this story, even just a dorsal fin in the water, must be made public. Currently the NERP is no different in size, scope or specifics than it was in 2008 when there were many misgivings in town about local congestion, environmental impact, parking,  and other quality of life issues. The project will affect the future of Ocean Grove in a major way.

RELEVENT LINKS AND NOTES BELOW:

1.   North end plan from 2008**

Click to access Redevelopment%20Plan_03-06-08_NorthEnd.pdf

2.   Dec 13, 2010:  BF “basic fact guide” about NERP         Link to  2010 BF review

3.   May, 2011:  HOA passes a resolution which results in no changes to the NERP   HOA NERP resolution 2011 BF post link

4.  October 2012:       Very important article which all Grovers should read. Blogfinger was the last OG entity to plead for a reduction in the project.    Link:     BF Oct 12, 2012 North End article

BF quote from the Oct. 2012 article linked above  (a very important piece written shortly before Sandy:)  “If this is built, it will be the most massive construction project in Ocean Grove’s modern history. Its impact on all of us will be substantial, and that impact will begin at the opening gun, with the start of construction. ”  

If you use the BF search engine on the top of our home page, just type in “North end redevelopment plan” for more details.

WANTED:  Experienced researchers to help BF in assessing and investigating  this very important subject in great detail looking back and forward. You won’t get the details unless you, the people, get it yourselves.

 

 

 

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