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Archive for the ‘Ocean Grove Camp Meeting Association’ Category

Letter to the Editor: Is parking about making money or historic preservation?

Posted in Blogfinger Presents, Ocean Grove Camp Meeting Association, Ocean Grove controversies, tagged , on July 11, 2016| 12 Comments »

Which way are we heading in Ocean Grove. Dec. 2003. Paul Goldfinger photo ©

Which way are we heading in Ocean Grove? Dec. 2003. Paul Goldfinger photo ©  Click to see better.

To the Editor:

The Township Committee established a, Parking Task Force in response to the O.G. Home Owner/ Condo Owner Assoc. suggestions on how to cure our parking problems.  The voting members of the task force will be the Stake Holders.

However, there are two sides to this Stake Holder coin, with each side of the coin having different aspirations of what the Task Force will recommend to the Committee.
On the head side of this coin is the Township and the OGCMA; with both having a financial stake in shoehorning more condo units into our small Historic District without parking,  where parking conditions were already bursting at the seams by the early 1980;s.

The Township, the OGCMA, and the OGHOA  do not want to solve our parking problems;  they just want to treat the symptoms.

On the tail side  of this coin are the rest of us, that just want to preserve Ocean Grove and have a place to park our cars, but we don’t get to vote.

I predict, when the task force flips this coin, it will always come up heads, on the side of making money—–over the historic preservation of our town.

A few months ago, at the public portion of a Committee Meeting, an attorney advised the Committee that “A historic district is a detriment to development.”

I can see where we are heading with all of this.

Jack Bredin

K.D. LANG with a Patsy Cline song:

 

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Can the 1986 Ocean Grove victory over South End beachfront condominiums be duplicated in 2016 at the North End?

Posted in Blogfinger Presents, Ocean Grove Camp Meeting Association, Ocean Grove history by Blogfinger, tagged on June 5, 2016| 4 Comments »

 

Is this true? Think about it. Blogfinger photo 2014. ©

Ocean Grove, NJ.  Is this slogan true in OG?  Think about it. Blogfinger photo 2014. ©  Click to enlarge

By Paul Goldfinger, Editor @Blogfinger

The issue boils down to a more specific question:   Is the Ocean Grove of 2016 a community of like-minded groups and individuals that would work together to block condo and commercial development at the North End?

A Grover who lived here in 1986 tells us that the many voices who pushed back against the South End project contributed in a significant way to the failure of that plan.  But he doubts that we have similar conditions now.

 

Concept drawing 1986 of South End condo project, 7 stories.

Concept drawing 1986 of South End condo project, 7 stories.

THE SOUTH END IN 1986:

As you know from our prior pieces on this subject, in 1986 the Camp Meeting Association made a deal to sell their open beachfront property at the South End to a developer who would construct a 7 story, 53 unit condominium building at that location. The voices of those who had opinions about the issue were heard in the videos which we posted (see link.)

Ocean Grove rejects condominium: In 1986 where the citizens won a battle at the South End. Grovers must see this!

What is clear from the videos and some personal conversations, is that a groundswell of opposition was heard in 1986 which contributed to  the defeat of the project. and we are now left with the beautiful open natural area which can be seen today near Fletcher Lake and the beach.

We also know that the State was claiming riparian rights, and the developers were finding that to be a formidable roadblock, but listen (below)  to some of those Grovarian voices that were willing to speak up against the South End condominium Plan.      Then ask yourselves whether there is any comparable push back today, 2016, from Ocean Grovers who want to  block the North End Redevelopment Plan (NERP.)

We have  also included below some local 1986 voices that supported the project. They may have opposed the citizens, but at least they were willing to speak publicly. Today, the developers are anonymous and never say a word to the public:

1986 quotes:

———-CMA President Truitt admitted publicly that this South End plan was because the CMA needed money to pay for the beachfront expenses..  He said, “We are trying to merchandise the property.”  The CMA recruited the Schneider group to find a way to make money through development. Truitt said that “residents are concerned with preserving the historical beauty of the Grove which may be threatened by condominiums.”  But he liked the plan  design.

—–Ocean Grove Homeowners Association was represented by President Bill Benford. He said that the project is “totally unacceptable.” He voiced his concerns about density, bulkheads, storms, shadows and environmental issues. He said, “This structure is totally out of character for the rest of Ocean Grove.” Today the HOA stands in opposition to the citizens.

—–Norm Buchman, President of the OG Historical Society and a member of the CMA Board: “Many of our members object to this project. It’s too large..” He added, “I don’t like the project.”

 

—–Ocean Grovers come out in force.   On January 28, 1987, over 200 OG residents met with the Board of Adjustment regarding their opposition to the project expressing concerns about the height, fire safety, congestion, blocking views and breezes, flooding, parking,  foundation design and Victorian features. The next meeting was scheduled for February, but we don’t have those records.

—– A group of citizens got together and pooled funds to pay a lawyer who showed up and pushed back on behalf of the Grove.

—–Ed Handler, Grover worried that the plan “lacked the ambience of Victorianism.”

—–Business community. Owner of Nagle’s and resident, John Gross,  was totally opposed and said so publicly. He spoke about the loss of air, light and open space. He said that there would result “a loss of quality of life.”  Also said, “In the long run it would change the town and discourage visitors. OG would not be as attractive a community to live in.”

—–HPC  (BAR) turned down the preliminary design. Then, no final site plan was ever submitted.

—–DEP claimed a “State riparian interest” because tidal water was involved.  Fletcher Lake  (aka Goose Pond) had, at one time, opened to the sea.  The  lawyer (Schneider”)  said that this posed a major obstacle” and that he might have to sue the State.

—–An outside environmental group American Littoral Society fights/lobbies to protect shorelines. They were watching to see if the developers in OG were to get a NJ “coastal permit” for projects over 25 units. Their spokesman said, “Our reaction is very negative.”

—–Resident Kevin Chambers said that “the structure is out of place for the community.” He said that they would build “right on top of the dunes.”

—–Resident and historian Ted Bell: “OG is something very unique in the US (a planned community in  the 1870’s) and has changed little over last 100 years.”

—–Resident Jim Garley of Broadway said, “I’m against the CMA for recommending this building.”

—–Resident Victor Burke said “This will definitely change the quality of life. We will have excess housing density and utility overload (more police, trash, electric and water)

—–A Fire Department representative worried about a “disaster” in a building over 4 stories.

—–The Board of Adjustment preliminarily said that the design was “inappropriate to the style and scale of Ocean Grove.”

—–Vito Gadaleta, Neptune Zoning Official:  “Project violates zoning rules for historic and recreation zones—need multiple use variances.”

—–A developer from North Jersey’s Schneider Group admitted that Ocean Grove already has a “very serious problem with congestion” in the summer, but he denied that this project would make things worse.   Yet he was willing to speak publicly about the matter.   He also spoke about his “option agreement” to buy the land from the CMA. He admitted that he needs DEP and Zoning and Board approvals.

—– Architect for the project H. Robert Yaeger spoke out and defended the proposed sprawl along the South End Boardwalk, Fletcher Lake and Broadway.

In the end, the  South End project was never approved.

 

THE NORTH END IN 1986:

CMA President Truitt  also admitted in 1986  that they were planning a large building at the North End with over 200 units (4 times the size of the South End building). Some say that it was to be a nursing facility. He said that there would be a large increase in congestion.

It was never built for reasons which are unknown to us, but the CMA was willing even then to overload the North End,  and so what do you expect now from them?

So, in conclusion, the Ocean Grove of 2016 is nothing like the activist community which existed in 1986.

Too many citizens and organizations in the Grove in 2016 are apathetic as they pursue their own singular agendas, with little interest in the town’s history and future.

The future of this town is endangered, and it looks like we have no cohesive community to stand at the barricades. If the NERP is built, the Grove will become a much different place.  Do you want that?

IRIS DeMENT   “Our Town”

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Thornley Chapel—currently being restored.

Posted in Ocean Grove architecture, Ocean Grove Camp Meeting Association, Ocean Grove historical preservation, tagged on May 9, 2016|

Thornley Chapel. Ocean Grove. By Paul Goldfinger. ©

Thornley Chapel. Ocean Grove. By Paul Goldfinger. Silver gelatin darkroom print. ©  c. 2005

JANUSZ OLEJNICZAK   From the soundtrack of the movie The Pianist:  Chopin’s Nocturne in C sharp minor.

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New COO named for OG Camp Meeting Association

Posted in Blogfinger Presents, Ocean Grove Camp Meeting Association, Ocean Grove Camp Meeting Association Activity, Ocean Grove controversies, tagged , on April 10, 2016| 1 Comment »

Pastor John Digiamberardino, the new COO of OGCMA. Internet photo.

Pastor John Digiamberardino, the new COO of OGCMA. Internet photo.

By Paul Goldfinger, Editor @Blogfinger

Considering how long it took to find J.P. Gradone, it comes as a shock that the CMA has already replaced him, especially since Gradone resigned less than one month ago.

We have received word from a reliable Blogfinger source that the current Senior Pastor of St. Paul’s United Methodist Church in OG has already signed a contract yesterday to become the new COO starting in June.

He is Pastor John Digiamberardino.   Pastor John, as he is understandably called, had been the Pastor at St. Paul’s UMC in Brick for 10 years before being named to the spot in OG three years ago.  He also has been a CMA trustee since 2011 and is currently program chair.  The new COO is married and has 2 children; he works as an Uber driver in town.   It is said that he likes music and sports.

Since we know nothing about the inner workings of the CMA, and since we know nothing about why Gradone left, we will have to wait for more information regarding what changes might occur with the new COO.

As we have pointed out in the past, the CMA has its central religious mission, but it also has important ties to the secular community of Ocean Grove as with the North End Redevelopment Plan and the reconstruction of the North End boardwalk which has lately hit some snags.

Then there is the delicate matter of their relationship with the gay community in town.

So, with that in mind, we are reporting on this significant appointment and keeping our eyes open as to its implications for all of us who live in the Grove.

 

 

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CMA rebuilds tents that burned in fire last year

Posted in Ocean Grove Camp Meeting Association, Photograph by Prosper Belizia, tagged on March 28, 2016|

Tent reconstruction behind the Great Auditorium. Photo by Prosper Bellizia, Blogfinger staff. © 3/27/16 Ocean Grove

Tent reconstruction behind the Great Auditorium. Photo by Prosper Bellizia, Blogfinger staff. © 3/27/16 Ocean Grove

PINK MARTINI  “Clementine”

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OG Camp Meeting Association announces the resignation of JP Gradone, COO.

Posted in Ocean Grove Camp Meeting Association, Ocean Grove Camp Meeting Association Activity, tagged , , on March 14, 2016| 7 Comments »

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JP Gradone resigns. 2013 Blogfinger photo.

JP Gradone resigns. 2013 Blogfinger photo.

This announcement was received today by Blogfinger.  It was addressed to “all concerned”  No other information is available.  If any of our readers have opinions or facts about this matter, please comment below:

 

From Dale Whilden, President of the CMA:

“This is to inform you of a recent change in the staffing of the Ocean Grove Camp Meeting Association. Mr. JP Gradone has recently resigned as the COO/Executive Director of the Camp Meeting Association. Should you have questions that would normally have been addressed by Mr. Gradone, please contact Sharyn at the Camp Meeting office who will direct your call to the appropriate person.”

 

Here is a link to our coverage of Gradone’s arrival in OG:

http://blogfinger.net/2013/12/11/new-chief-operating-officer-at-cma-moves-in-and-gets-to-work-on-beach-repenishment/

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Who is Tony Campolo and will he fill more seats in the Great Auditorium than the Beach Boys?

Posted in Ocean Grove Camp Meeting Association, Ocean Grove Camp Meeting Association Activity, Ocean Grove controversies, Ocean Grove events, Ocean Grove issues, Ocean Grove news, Ocean Grove opinions, tagged , on August 14, 2015| 3 Comments »

Inside the Great Auditorium, June, 2007. This image appears in Bell, Bell and Dufresne's definitive history of the GA. By Paul Goldfinger © Blogfinger.net

Inside the Great Auditorium, June, 2007. This image appears in Bell, Bell and Dufresne’s definitive history of the GA. By Paul Goldfinger © Blogfinger.net

By Paul Goldfinger, Editor @Blogfinger:

It turns out that Tony Campolo is a well known Baptist Evangelical preacher.   He has been to the GA many times in the past and has a reputation for being a very entertaining speaker.

In recent times, he has caused some controversy because of his opinions about gays and about gay marriage. According to OGU, he is an “activist” who has “publicly expressed his support for the inclusion of same-sex couples in the church. ”

According to OGU, he has said, “I am finally ready to call for the full acceptance of Christian gay couples into the church.”

Rev. Tony Campolo. Internet photo.

Rev. Tony Campolo. Internet photo.

Ordinarily Blogfinger would take no interest in the GA Sunday sermons, except this time a local organization, Ocean Grove United, has called for its members and friends to “welcome” Rev. Dr. Tony Campolo when he comes here Sunday to be the guest speaker.

Is this the first time that an organization other than the CMA has formally planned to “welcome” a speaker at the Sunday sermons?

But what interests us the most at Blogfinger is that OGU, in a follow-up email, has not only repeated its notice to supporters to “make every effort to attend” on Sunday, but now they say that Rev. Campolo “has received a great deal of flack for supporting the lgbt community, and those who disagree with him will not turn out for his program. It is extremely important for the CMA to see that Ministers who preach love will pack the house. Please tell friends and neighbors as well.”

Is that true that only Campolo’s supporters plan to show up?

In addition OGU asks its supporters to “gather outside the auditorium at 9:30” The service begins at 10:30 am.

So, without making any judgments, I have to say that this sounds like a political demonstration/message and thus meets our criteria as news. Even if a group gathers one hour before the event, and even if there are no signs or chants, their very presence will carry a powerful message as described above,

This is not the first time that a situation like this has occurred in the Grove, and this conflict will affect the entire town in one way or another. No matter how Sunday morning unfolds, Blogfinger will report on it.  Those of you who attend can email us with your views or you can comment under this post.

 

THE MORMON TABERNACLE CHOIR WITH THE PHILADELPHIA BRASS ENSEMBLE:   “Abide With Me; ‘Tis Eventide.”

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Letter to the Editor. Re: What are urns and what about Sunday beach closings?

Posted in Blogfinger Presents, Ocean Grove Camp Meeting Association, Ocean Grove controversies, Photograph by Paul Goldfinger, Photographic Gallery: Ocean Grove, tagged , on July 29, 2015| 22 Comments »

OG beaches are closed every Sunday until 123:30 pm. Paul Goldfinger photo © Blogfinger.net

OG beaches are closed every Sunday until 12:30 pm. Paul Goldfinger photo © Blogfinger.net

 

To The Editor

I am joining this conversation a little late, however, I have two things to add:
1) I have never thought of the “urns” as urns. I always thought of them as “planters” or “flower pots”.

2) I  disagree with Sunday morning beach closings.    I wish this was discussed more in. I cannot understand why it continues. Obviously, it is tied to Christian Church worship and it is wrong to make such a restriction to this “public” facility.

Link:    Blogfinger article about the urns on the boardwalk

DAVID KENNEY

Ocean Grove, NJ, July 29, 2015.

 

DIANA KRALL:

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Was the Planning Board’s 2007 decision regarding the North End redevelopment illegal? We have new information.

Posted in Ocean Grove Camp Meeting Association, Ocean Grove controversies, Ocean Grove North End Redevelopment Plan, Ocean Grove Topics, Photo news from Ocean Grove, Photography: Ocean Grove Gallery, tagged on July 19, 2015| 6 Comments »

Lake Avenue----the northern edge of OG, west of where the North End zone begins

Lake Avenue—-the northern edge of OG, west of where the North End zone begins. Paul Goldfinger photo.  June, 2015. ©˙  Blogfinger.net. Click to enlarge.

The North End Redevelopment area along its northern edge. Blogfinger.net photo ©

The North End Redevelopment area along its northern edge. Blogfinger.net photo ©

By Paul Goldfinger, Editor @Blogfinger

In our April, 2015 article about the Planning Board’s 2007 decision to recommend designating the North End property as an “area in need of redevelopment,” we mentioned some concerns about the validity of that ruling which would lead to the change in zoning that permitted condos, hotel, underground garage, etc.   ( link to that important article:

Irregularities at the 2007 Planning Board

Since then we have come up with some more information that sheds further doubt on the legality of the resolution.

We ask the question: Did the Planning Board have all the information necessary to make an informed decision when they recommended by resolution, Feb. 28, 2007, that the Township Committee designate the North End “an area in need of redevelopment?”

We believe that critical information was withheld from the Planning Board which may have changed their 2007 decision. Our new evidence suggests that the designation of “area in need of redevelopment ” should never have been recommended.

TIMELINE:

On February 1, 2006, WAVE applied to the New Jersey Secretary of State as an LLC (limited liability company).   We believe that the sole purpose of forming that LLC was to develop the North End of Ocean Grove. This application, per se, is beyond reproach, but, and this is a big but, were visions of sugar plums dancing in their heads? Were they planning then on zoning changes at the North End? If so, that would be a problem.

Consider this quote: “In January 2007, Wesley Atlantic Village Enterprises (WAVE) and the Ocean Grove Camp Meeting Association executed a Developers Agreement which set forth the terms by which WAVE and the OGCMA had agreed to proceed with WAVE’s proposal for the development of the site. Among other things, that Developers Agreement provided that WAVE and the OGCMA would serve as Co-redevelopers of the Subject Property.”   This information was with-held from the Planning Board.

The 2007 quote above is from a recent Memorandum of Understanding signed by WAVE and the OGCMA. It clearly shows that those two developers were planning in January 2007 to go ahead with WAVE’s North End Development Plan before the Planning Board ever took its vote and before the Township Committee adopted the NERP on March 24, 2008.

Note that they refer to themselves as “co-redevelopers.” That term can only mean that they were counting on receiving the special designation “area in need of redevelopment.”

On February 28, 2007, the Neptune Township Planning Board passed a resolution (07-12) recommending that the Township designate the North End “an area in need of redevelopment.”

On June 11, 2007, the Neptune Township Committee passed a resolution designating the North End “an area in need of redevelopment,”

On June 9, 2008, the Township Committee designated WAVE and the OGCMA as Co-Redevelopers.

On April 28, 2015, The OGCMA (the owner of Block (1) agreed to transfer control of Block (1) to WAVE by way of a 99 year master lease renewable in perpetuity.

ANALYSIS:

According to the New Jersey Local Redevelopment and Housing Law, in the section defining “Determination of Need for Redevelopment,” there is a statement** (see below) that this special designation be made only if the area ” is not likely to be developed through the instrumentality of private capital. ” **

The timeline above clearly shows that the WAVE and OGCMA partnership had discussed and created plans for the North End development. Clearly they were ready, willing and able to take on that project and they were counting on the special designation.

So why did the Planning Board think that private developers could not do the job? If they had known that those private developers could do the project, they should not have approved the designation, but they did not have that information.

It is our belief that the CMA/WAVE partnership did not want anyone to know of their redevelopment plans in order to obtain the special designation which legally should not have been granted to them under NJ law. **

Unfortunately, there was no effective court challenge to the Planning Board/Township decision, and now the NERP is law under the special designation that they should never have been granted.

Who should have challenged the Township Committee’s Resolution designating the North End “an area in need of redevelopment?” The Home Owners Association, of course, but they were busy cheerleading for the Township Committee, who were “in the tank” with the yet to be named developers.

This history suggests a purposeful distortion of the legislative intent.

The Township Committee should rescind the “Redevelopment designation.” The high density zoning for Block (1) would then automatically revert back to single-family houses. The Committee can do that because there is no signed Re-developers Agreement.

After that, the developer would have the option to prepare site plans for single family homes or they could present their present plan to the Board of Adjustment.

This would correct all the mis-steps of the past, and the entire process would not have to start over again with WAVE’S new proposed plan.

** Determination of need for redevelopment (40A:12A-5). New Jersey Local Redevelopment and Housing Law.

“Land that is owned by the municipality, the county, a local housing authority, redevelopment agency or redevelopment entity, or unimproved vacant land that has remained so for a period of ten years prior to adoption of the resolution, and that by reason of its location, remoteness, lack of means of access to developed sections or portions of the municipality, or topography, or nature of the soil, is not likely to be developed through the instrumentality of private capital.”

Credit:  Jack Bredin, researcher.

KEVIN KLINE   from the film DeLovely

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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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Highlights from the OG Community Leaders Meeting of Feb 10:

Posted in Ocean Grove Camp Meeting Association, Ocean Grove in the news, tagged on February 13, 2015| 3 Comments »

Ocean Grove pier: Pier - "Work on the pier will be considered after all outstanding projects have been completed." Paul Goldfinger photo. ©

Ocean Grove CMA:   Pier – “Work on the pier will be considered after all outstanding projects have been completed.” Paul Goldfinger photo. ©

Ocean Grove United has kindly supplied Blogfinger with highlights from the Community Leaders Meeting presented by the OGCMA:

1.     North End Boardwalk – The boardwalk will be widened to 30 feet and will be composed primarily of Trex. FEMA will pay for 90% of the cost to replace the original width of boardwalk and CMA will pay the additional amount for the expansion. DEP approval is still required because the project will require pushing back the dunes. Every effort is being made to complete the project by the summer.

2.  Saturday night concert schedule – Bookings have been made with the Beach Boys, Kenny Rogers, Garrison Keilor, Paul Anka, a Four Seasons tribute band, and the Lovin’ Spoonful and the Rascals.

3.  Great Auditorium roof – It has proven difficult to find suitable materials. The Revere company is making a comparable material and hopefully will be in production by the end of March.

4.   Ocean Grove Hardware groundwater remediation – The tanks for old gas pumps on the site of the Ocean Grove Hardware store were removed in the 1990’s. The groundwater has been checked, but some work remains to sink temporary wells on the site. This project will be completed in a year or two.

 

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How does the Camp Meeting Association view its roll as it interacts with the town of Ocean Grove writ large?

Posted in Ocean Grove Camp Meeting Association, Ocean Grove Camp Meeting Association Activity, Ocean Grove North End Redevelopment Plan, tagged , on February 11, 2015| 5 Comments »

Ocean Grove's Wesley Lake will form part of the North End Redevelopment zone. Photo by Paul Goldfinger, 2012.

Ocean Grove’s Wesley Lake will form part of the North End Redevelopment zone. Photo by Paul Goldfinger, 2012. © Click to enlarge.

 

By Paul Goldfinger, Editor @Blogfinger.

Steve Valk’s letter to the editor speaks about the idea of Ocean Grove as a community of multiple vertically integrated parts which he has analyzed for us in prior interviews.  (Steve Valk on the OG community.  LINK:      BF conversation with social scientist Steve Valk)

He and I both agree that our town is unique  and needs to be appreciated for its fascinating components, one of which is the Ocean Grove Camp Meeting Association  (OGCMA).

The role of the OGCMA in this community is basically a positive influence, despite what some cynics say. We had a fire last week, and the welcome mat was immediately rolled out at the Youth Temple as well as providing other services such as fund raising for the Fire Relief fund.  The CMA has a track record of emergency relief  and charitable efforts. They reached out to the various town civic groups in a big way after Sandy, and that effort has been remarkable and has benefitted us all.

But, from a wider perspective, what do they view as their place in the overall community of Ocean Grove?  What about now, with the North End Redevelopment looming in the future?  We have heard little from them on this subject.

What does the CMA think about the effects their North End project will have on everyone who calls Ocean Grove home? The CMA did create the town in 1869, so do they really want the North End to become Asbury Park South?  The indications suggest that they do, because they have stuck to their plan which was originated in 2008  and unchanged since then.

Sure, there is the history of the old North End amusement/hotel/recreation area, and that “old fashioned” North End  may be a precedent, but is it historic?   If history is their argument, then maybe they should look at the earliest park-like setting over there which contained tents and trees for perhaps 30 or 40 years after the founding.

The old North End Hotel was torn down in 1978, and this “area in need of redevelopment” has been essentially unchanged since then.  The CMA had to turn over control of the North End Development to Neptune Township, but as land owner and co-developer, it certainly has influence over what happens in the future.

Some citizens believe that the CMA should worry about the effects that the 2008 North End design will have on Ocean Grove’s appearance, safety, parking, lifestyle, etc.    Because the CMA tends not to go public with such concerns, we don’t know how they feel about it, and the final plans are incomplete.  If there are Grovers who believe that the CMA should change its mind about the project, then they should write to them or meet with them.

Sometime, commenters on Blogfinger want the Ocean Grove Camp Meeting Association to get involved with more general issues in town such as historic preservation and derelict housing.    The basis for that belief seems to mostly stem from the land ownership issue and historic relationships.

But the CMA is a private organization that already does a great deal for the town.  Isn’t it unfair to expect more from them?

—–Paul Goldfinger, Editor @Blogfinger

AIR SUPPLY:  “Lost in Love.”

 

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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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