Archive for the ‘Ocean Grove North End Redevelopment Plan’ Category

The Brewer Cemetery (1810   Farmingdale ) where the NERP ought to be buried. Paul Goldfinger photograph. ©  2015.

By Paul Goldfinger and Jack Bredin of Blogfinger.net

A little historic perspective is now in order since the Township is insisting on pushing their unfortunate ten year-old North End Redevelopment Plan past the citizens and into the reality of a construction zone.  They are determined to move quickly and  to break a variety of rules along the way, and the public be damned.  But why not push this travesty through since they have had a lot of experience doing whatever they please with zoning abominations, architectural design, land use law, and condoization of our little town?

Let’s go back to 2008.  The Neptune Planning Board received a request from the Township  Committee to consider the idea of an Area in Need of Re-development for the long neglected and vacant North End.  The Camp Meeting Association associated with a group of developers called WAVE and conspired to find a way to bypass the single family zoning of that time.

So they decided to exploit a State program designed to bring to life horrible urban land areas, such as the inner city of places like Camden, where nobody wanted to invest and develop.  The program was not intended to help affluent developers such as the CMA and WAVE do away with current local zoning and instead allow them to do pretty much whatever they wished.

The Planning Board had a meeting in 2008 where only 6 of 11 members were present to act on that request. Only 5 “yes” votes were needed to approve the Redevelopment project.   For such an important meeting, 100% of members should have been present.  Were those absences a form of protest?

One of the 5 who would vote “yes” was Denis McCarthy, the President of the OG Homeowners Association.  If he had voted “no” we would have had single family homes over there a long time ago.   But he voted “yes,” and the Committee accepted those 5 “yes” votes and went ahead and allowed that Area in Need of Redevelopment.

Fast forward to 2011.  There was no progress at the North End, so the OGHOA, instead of insisting that the NERP be abandoned, met with the CMA to ask that the project be scaled back.  Then Randy Bishop presented that idea to the Township, but the historic reality is that the HOA had no authority to negotiate anything with anybody regarding that public project.  And, the HOA plan was never officially approved, but they have continued to brag that somehow they made progress.

Now, as you know from our recent articles, a new re-developer has been named called OGNED.  Mayor Williams said publicly at the last Committee meeting that the “OGNED plan” would be approved.    However, there is still only one legal plan extant, and that is the 2008 North End Redevelopment Plan.  The explanation of the current situation and negotiation was presented in such a muddled way at the November meeting, that we called it “gobbledygook” in our last article.

Last night, December 10, 2018, at the Committee meeting, a representative of the OGHOA, Joan Venezia, went to the microphone during the Public Portion to complain that the recent explanations by the Redevelopment lawyer and the Mayor were so confusing that no one at the HOA understood what was going on. Jack Bredin from Blogfinger concurred, as we did in a recent article.

But here is the rub:  After 10 years, the HOA is still supporting the NERP instead of taking the side of reasonable and caring residents.  And, despite 10 years of their failure to accomplish anything meaningful regarding the NERP, they are not embarrassed to say publicly that they don’t know what is going on and that they have not employed any impartial experts to help the community understand the process.

When Ms. Venezia asked the Committee when public hearings will be held on this matter, she was told by Mr. Gadaleta, the Township manager, that the public can be free to ask questions when the HPC has its hearing and when the Board of Adherence has its rubber stamp session.  But, the HPC has no power to rule on the NERP–only the architectural drawings, and the Board of Adherence will not challenge any of this despite what public statements are made by Grover residents.

At Blogfinger we are still doing our best to stay on top of the situation and to demand that the fraudulent Area in Need of Redevelopment be abandoned, with a return to single family zoning, a decision that would be consistent with the Master Plan in this historic town.

VALERIE MASTERSON    from the soundtrack of the marvelous movie “Quartet.”  This is from Gilbert and Sullivan’s the Mikado.

“I think you ought to recollect
You cannot show too much respect
Towards the highly titled few;
But nobody does, and why should you?”

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The Township Comedy needs to shine some light on the current Resolution so OG citizens can see the gobbledygook.   Paul Goldfinger photo.  OG beach. September, 2018. ©

By Paul Goldfinger, Editor @Blogfinger.net

When Jack and I  first read the new North End Resolution which was passed on Nov. 26, 2018, we looked at each other and asked, “What is this?”  It wasn’t clear what the main point of the Resolution was.  It included an itemized list of over 30 important elements of the plan, none of which were explained in detail.

It not only wasn’t clear as to what the Resolution was all about or why it was necessary, but it was impossible to figure out if the Resolution was attempting to actually pass the “new” 2018 North End Redevelopment Plan.

Here is the official title of the Resolution #18 -395 as obtained from the Neptune Comedy agenda:

Authorize the execution of a conditional designation and interim cost agreement with OG North End Development (OGNED) including provisions for a deposit of project funds to defray costs incurred by the Township of Neptune in connection with the negotiation of a Redevelopment Agreement, pursuant to the local redevelopment and housing law, N.J.S.A. 40A:12A-1, ET Seq.”

Got it?

We thought the language was gobbledygook, and below is a link to Part I of our discussion of the Resolution.

Gobbledygook Part I regarding the North End resolution 11/26/18

The Township Redevelopment Attorney for the “Proposal” did speak to the  public at the Comedy meeting, and some of his quotes are mentioned  (below)  in a Coaster front-page article dated Nov. 29, 2018

Isn’t it interesting that none of our elected officials tried to explain the Resolution to the public–instead the Neptune Comedy brought their hired gun out of the shadows and asked him to explain the Resolution to the citizens.

Below are some Qoaster quotes from the Township Redevelopment Attorney Joseph Maraziti of Short Hills.   He said:

It’s important for the community to understand the project.”

“…this is not  a redevelopment agreement but part of negotiations towards a redevelopment agreement with Ocean Grove North End Development LLC.”

“There will be many topics at many levels discussed and resolved (in the agreement.) Nothing is even resolved at this time.”

The Coaster reporter said, “Redevelopment of the long-neglected North End of Ocean Grove took a step forward this week when Neptune officials approved an official agreement that is expected to eventually result in a comprehensive redevelopment plan.”

Mayor Nicholas Williams of Neptune Township. What will his legacy be? By Paul Goldfinger ©

And finally, Mayor Nicholas Williams cleared it up by saying, “This is just the first step and that’s where we are tonight.”

So, Mr. Mayor, you say that ” ‘this’ is just the first step,” and now that we all know what the meaning of “this” is,  we can  be reassured that we now understand the Resolution.

Last June we posted this Mayor’s photo with the lead-in:  “Portrait of a leader who represents the electorate or just one of the boys?  What will Nicholas Williams legacy be?”

What do you think?


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Are they kidding?  “Le Dejeuner Sur L’herbe” by Yue Minjun. Paul Goldfinger photo. Princeton U. Art Museum.

By Paul Goldfinger, Editor  and Jack Bredin, citizen activist, reporter and researcher for Blogfinger.net

There will be a resolution on the menu for the November 26 Township Committee meeting regarding a new plan for the Ocean Grove North End.  The language is such that it will be very difficult for any of you citizens who are not lawyers to know precisely what is going on.  The resolution is long and has multiple parts, and they probably won’t read the whole thing at the meeting.

But either way, it will leave your head spinning due to lack of transparency and lucid explanations of what it all is about.

As you know, a North End Redevelopment Plan was approved in 2008 with the CMA and WAVE designated as co-redevelopers.  Over the years, the principles could not figure out how to make the Plan happen.  In 2015 Randy Bishop presented  a scaled-down  plan, but that was never approved.  Until now, only the 2008 NERP has been valid.  But now, with this resolution,  the Township is  re-introducing the “Randy Bishop Plan.”

About 6 months ago,  the President of the CMA said that a new plan would take effect soon. Lately a new redeveloper  (OGNED) appeared on the North End scene and has been “negotiating” with the Township.  That group is called Ocean Grove North End Developer. It is a “joint venture”  consisting of WAVE and a few more LLC  players.

If you want to read the entire new Resolution, go to neptunetownship.org and click on agendas/minutes.  Then click on Township Committee and choose the agenda for Nov. 26, 2018.

In brief, the title of the Resolution #18-395 says “Authorize the execution of a conditional designation and interim cost agreement with OG North End Development (OGNED) including provisions for a deposit of project funds to defray costs incurred by the Township of Neptune in connection with the negotiation of a Redevelopment Agreement, pursuant to the local redevelopment and housing law, N.J.S.A. 40A:12A-1, ET Seq.”     Got it?

We can tell you some of the provisions, but the Resolution is full of more holes than a bagel factory.  Here are some of the  components:

a.  The project site is now 3 acres, not 5 acres as before. The entire new plan  is about half the size of the original 2008 NERP.

b. The new “Proposal”  calls for a mixed use development with a hotel, 36 condos, 10 single family homes, 9,000 square feet boardwalk retail, 20 surface parking spaces and a 144 car “subterranean parking structure.”  There also will be “public open space, view corridors and a promenade along Wesley Lake.”

c.  The Township Redevelopment Committee has “vetted the Proposal.”

d. The Township has decided that OGNED has the “necessary experience and qualifications” to implement the Proposal.

e. The Township and OGNED must negotiate a Redevelopment Agreement.

f.  CMA, the land owner, is no longer designated as a co-redeveloper, as requested by WAVE.

g. With this Resolution, OGNED is designated as the “Conditional Redeveloper of the Project Site.”  This is pending further negotiations involving the Township. If they cannot agree to a Redevelopers Agreement, then the deal is terminated.

We are concerned that the proper redevelopment legal procedures are not being followed as this “new Plan” is propelled into reality by this Resolution.  Of course, we are not lawyers, and wouldn’t it be great if the Home Groaners hired an expert to vett this stuff for we the people?

We are just scratching the surface, but our concerns include:

A.  Why were there no public meetings/input prior to putting this gobbledygook on the table.  The public deserves a transparent  explanation, in detail, to understand what this is all about.  Why isn’t normal English used–for example, what are a “conditional designation, a conditional redeveloper, and an interim cost agreement?”

B.  What is the relationship of the original (2008 and still in effect) NERP to this new “proposal?”  Could the OGNED developers decide to change their minds and shift gears back to the original  and larger NERP provisions?

C.  the Resolution says that the original 2008 NERP has been “amended from time to time,” but that is not true.

D. A sketchy presentation of the “new proposal” is found in the resolution, but does this Resolution pretend to officially approve the “new proposal” now?   The title doesn’t say that.

E. Is there an engineering estimate of the cost of this project?

F. The resolution gives OGNED exclusive negotiation rights with the Township.  Why has there been no bidding requested to let other developers have a chance to get this project? The redevelopment law requires bidding.

G. Terminology:  What are the definitions of: “concept plan,” “consent agenda,” “option agreement,”  “interim cost agreement,” “pre-submission forms,” and “preliminary plans?” And what is the definition of the “Proposal?”

Does approval of this Resolution indicate approval of the new “scaled-down” North End Re-Development Plan?  There are 34 items listed as part of the “scope” of the plan, and there are few details.  So how can such a plan be approved now?

H. It’s been ten years.  The Township owes it to the people of Ocean Grove to reconsider the out-of-date “Zone in Need of Redevelopment” designation.  Why should these developers with their new “Proposal”  be given a free ride to overthrow the original single family zoning?

There is nothing about that property that would make the North End site in need of re-development. The CMA and OGNED are perfectly able to develop that area without local government handing them zoning relief.

I.  And finally, after 10 years of diddly-squat at the North End, are they kidding??


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Light, air, and open space is what we want at the North End.   Photo by Jean Bredin, Blogfinger staff in Ocean Grove, NJ. ©


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

Let’s review some of the background of the North End Redevelopment Plan and then bring us all up to date.  At the heart of this post is the Township Committee meeting of October 22, 2018.

Redevelopment is a public project. A developer does not become a Redeveloper with the authority to develop an “area in need of redevelopment” until they have signed a contract with a Township called a Redevelopers Agreement. In Neptune Township there are “areas in need of redevelopment”, but there are no officially approved redevelopers.    What went wrong, and how can this happen?

In 2005, and again in 2008, at a time after redevelopers were selected by the Township for two large projects, the Mayor’s Redevelopment Committee went into executive session behind closed doors to negotiate Redevelopment  Agreements for:

  1.  West Lake Avenue in Midtown
  2. North End in Ocean Grove

But the choice of redevelopers was done out of sequence in the Grove, and Redevelopers Agreements were ever finalized.   The Township should have waited for the Township Attorney to first negotiate and have signed the Redevelopers Agreements before selecting anyone as a Redeveloper.

These agreements would have provided  the Township Committee with guaranteed provisions to insure the timely construction of the redevelopment projects, the qualifications, and the financial capabilities and financial guarantees of the redeveloper (s) before the Committee selected a Redeveloper for either project.

Signing a Redevelopers Agreement would usually take place at a special 10 am meeting on the same day the Redeveloper is officially selected by resolution.  In the event that a developer does not sign an agreement within 10 days of being selected, he should be dismissed.

Ten years ago, our Governing Body did not properly vet their Redeveloper friends for the North End of OG (CMA and WAVE,)  and after being appointed as the only horses in a horse race, they never crossed the finish line due to the fact that they could not come up with the necessary money and then they all backed out.  Thus the North End Plan was never implemented.

As a result of that failure, the Mayor’s Redevelopment Committee is technically still in executive session for all these years and that is why the Mayor’s Committee will not now reveal any information to the public.   And thus there are still no Redevelopers for these two projects.

Now, after 10 years of nothing being developed through the redevelopment process, and while everything is being developed all around us by “general development,” Dr. Brantley said, “I think we have to review all the redevelopment projects,” and then the Township hired a “special redevelopment attorney”  for the unenviable job of trying to pull these projects out of the mud.

Shortly after that, this past month, our new Mayor, Nicholas Williams, reports the following: “Thanks to the non-stop work of our Redevelopment Committee, residents will soon be hearing about two major investments that will transform our community for the better…..”

And then, like magic, there appears on the agenda of the October 22, 2018 Township Committee meeting, a Resolution, No. 18-369, regarding the West Lake Avenue project in Midtown.  The Resolution was approved, appointing BAW Development, LLC, as a “Conditional Redeveloper” while also approving a “Pre-Redevelopers Agreement.”  This agreement is for a 6 month period of time when a formal Redevelopment Agreement will be signed.

We believe that this so called “Pre-Redevelopment” process is not permitted by State Standards, Municipal Land Use Law, and Redevelopment Law.   We think that this new process has been invented to find an end-run around the usual legal procedures to move such projects along and which have failed so far in Neptune Township. In addition, this maneuver will prevent any other developers from bidding on these projects while the Township dithers.

The new Redevelopment Attorney said at the meeting that they will use the same process with the North End project in OG.   That is why we are extrapolating what was said about West Lake to what will likely happen for the North End.

We think that the Mayor’s Redevelopment Committee is failing we the people by remaining silent.  Where is the transparency?

Ocean Grovers:  Keep your eyes and ears open as this situation evolves—our local government seems to be placing the best interests of Grovers at the bottom of the pile.







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heading north - Version 2 2014

Leaving Ocean Grove to explore A. Park. Will the new North End be welcoming as it currently is? c. 2014. Paul Goldfinger photograph. ©  Click to enlarge.



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This Township Committee has become an albatross around the necks of Ocean Grovers. Photo on the Ocean Pathway.  Vote them out!   Blogfinger ©


At the September 24, 2018 Township Committee meeting, Michael Brantley, who also is on the Mayor’s Negotiating Committee, said that he met with the North End Redeveloper  (OGNED)  about the North End Redevelopment project.

As a result, he said, “I hope to have some very good news about the North End plan before the next month is out.”

This is his way of saying “by the end of October.”  Of course, this announcement now is a nothing-burger.*

But, in view of this  “where’s the beef” moment, let us speculate:

We guess that the Committeeman will announce something that  will please the new Redeveloper so that he might make a ton of money defacing the North End of OG. And/or it is news that will please the Township Committee because of all the tax money.  And/or it will please the CMA for a variety of financial reasons.

What will he have to say that  will please the citizens of Ocean Grove?  Probably “gornish,”  (A Yiddish word which means “nothing.”)


Meanwhile, two residents previously asked the Committee to have the Redevelopment Attorney attend this meeting to explain the violations of land use law going on here.  Do you think he came?    Of course, he did not, and this is another example of the massive indifference towards the people of OG by the Township Committee.


* Merriam Webster definition:   “The term nothing-burger emerges in the media whenever something is downplayed as irrelevant or insignificant. Although the term itself is not new, it has taken on new life in recent months as the au courant way of saying “there’s nothing to see here.”


Committee Theme Song.  “Ain’t Misbehaven.”   HANK WILLIAMS, JR.


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Vigilance is needed to protect Ocean Grove’s North End. Paul Goldfinger photo



This painting of the Aurora by Jack Bredin shows the relative size of the Ocean Grove North End “parcel” which is partially revealed as the tan area bordering the boardwalk and Lake Avenue.


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

In parts I and II  you saw how the North End Redevelopment process began in 2008 with the (public) North End Redevelopment Plan (NERP) and then went 10 years without any real progress.  The Mayor’s negotiation team was appointed in 2008 and has had some personnel changes since then.  It still exists to this day and so far has accomplished nothing.

In 2011, WAVE and the OGCMA came up with a new private plan, but it was submitted to the Township, and no action was taken.

In 2013 the CMA was supposed to break-ground  with their new private plan, but that never happened due to Sandy.  No  plans were ever filed or permits issued.

Then in 2015, Committeeman Randy Bishop publicly  introduced the 2011 plan for the first time,but the Township Committee took no action.s

The only plan which was ever approved by law in Neptune Township was the North End Revelopment Plan of 2008 which is still in effect to this date.

Nothing further happened, at least as far as the public was concerned, until 2018.

In April, 2018, Michael Badger, President of the OGCMA, announced  by press release, that they had signed an agreement with a new developer called OGNED—-Ocean Grove North End Development,LLC.  We posted that information (see link below)

In June, Blogfinger posted a piece about the sloppiness of language used in discussing these latest issues:

North End: sloppy ideas and language June 25 , 2018.

This month we learned the  identity of OGNED and find that it is probably a reincarnation of WAVE. The information below came from the Clerk’s Office in Neptune Township.

“The Stockholder Disclosure Certification submitted by OG North End Development, LLC shows the stockholders who hold 10% or more of the issued and outstanding stock:”

William P. Gannon II

Paul R. Gannon

Joel S. Brudner

Christopher T. McCallion”

The certificate also revealed their addresses, which we did not include here.


Recently we also learned the identity of the Mayor’s negotiation team:

According to the Township Clerk, “The Redevelopment Committee” consists of Dr. Michael Brantley, Mayor Nicholas Williams, Land Use Administrator, Township Engineer, Business Administrator, Chief Financial Officer, Township Planner and Redevelopment Attorney.    Brantley has remained on this committee for the last 10 years.

The Clerk also informed us that “the Redevelopment  Attorney is Maraziti Falcon, LLP  at 150 John F. Kennedy Blvd., Short Hills, NJ.”  This attorney is part of this negotiating team, representing the Township.

So here we are in September of 2018, and this is what we know:

a. The “options agreement” signed by the CMA and OGNED  (April, 2018) names OGNED as as the “developer of the North End land parcel.”  This agreement was signed by the CMA even though they are not a “redeveloper.”

This is a private agreement which has nothing directly to do with the public Redevelopment Plan approved by Neptune Township in 2008. It would be a violation of land use law for the Township to change the NERP for this private plan without lawful procedures.

b.  Mayor Nicolas Williams and his committee have been re-negotiating a 10 year old agreement with a “self-appointed” redeveloper  (OGNED).  The original unofficial redevelopers were the CMA and WAVE.  Mayor Williams  refuses to explain the nature of the secret negotiations.

The principals now (developers and politicians) seem to be in a heated rush to get this done ASAP after years of little or no movement. But they have stalled because the Mayor says that his team  is “not getting what we want.” 

But he won’t disclose what he wants despite public pleas at recent Committee meetings.  The lack of transparency is over-the-top.

c. If or when the Mayor signs off on this new private plan he will be certifying that this new private North End project is in the best interest of the residents of Ocean Grove, something that no prior mayor has done since 2008.

If this new Redevelopers Plan with new re-developers is to replace the 2008 NERP, the Township will have to begin the process all over again including bidding for redevelopers, a bona fide Redevelopers Agreement, certification of financial integrity, public hearings, all necessary permits including DEP, and then Committee resolutions and approvals.

After all, this was and is still a public project.  That’s how the CMA and WAVE originally got the blank check for whatever zoning they wanted in the first place. Before that NERP ordinance in 2008, the North End was zoned for single family houses.

Mayor Williams recently said that that he was given a “Pre-redevelopment Agreement,” during negotiations,  but what is that?   He says that the document has gone back and forth over “a couple of items missing on it, so they gave it back to them to work on.”

Vito Gadaleta, the Business Administrator, is on that negotiating team and he said, “The next step would be to get the documents which will be reviewed by the Redevelopment Committee and the Redevelopment Attorney.”

He also said, “If there is a comfort level, there would be a discussion about appointing a conditional redeveloper for the site while the formal development is negotiated.”

This makes no sense.  New Jersey  Land Use law makes no provisions for “conditional redevelopers” or “comfort levels.”

A review of the history of all this reveals that the “formal development” is the March 24, 2008 North End Redevelopment Plan by Martin Truscott.

d.  At the last Committee meeting, Jack Bredin and Diane Harris requested that the Mayor invite the new Redevelopment Attorney to attend the next Township Committee meeting so he can explain why this Neptune Township process appears to be inconsistent with the Local Housing and Redevelopment Law.

e.  So the CMA and OGNED and the Mayor seem to think that they are on the verge of a breakthrough, but they continue to be silent about the details, and, as before, we worry about the perception of impropriety at the Municipal Building.

perception of impropriety

f.   Plan below is from Asbury Park’s Redevelopment Plan for the Wesley Lake area.

Nature abhors a vacuum, so here is one conspiracy theory:  In 2002, Asbury Park came up with a Waterfront Redevelopment Plan and Waterfront Redeveloper’s Agreement for the construction of Wesley Lake Village  (see above). The diagram shows “several smaller scale residential structures and pedestrian ways on the Asbury side.”

But if you look at the graphic, you will see the outlines of the Ocean Grove North End parcel.  Nothing else in OG is shown. This leads us to suspect that the OG North End Plan will result in the Asbury developer  (iStar) taking over the OG North End in order to pull Asbury and the Grove together near the lake. Remember, iStar has done nothing so far by way of development at the other side of the Casino.

Part II of this report.

Who is OGNED? Sept. 2018

The bottom line is to demand that the Township take down that wall and offer complete transparency to the North End public process.  Sunshine is the best disinfectant.


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Rev. W.B. Osborn was the founder of Ocean Grove. This bio was written by his wife. Let’s see if she writes about a commercial North End.

By Paul Goldfinger, Editor @Blogfnger

Speaking at the Home Groaners meeting on August 6, 2018, CMA President Michael Badger said, ” The maps of Ocean Grove from the 1880’s contained a plan for the North End hotel and it will be excellent to have the founders’ vision fulfilled again,” 

This quote is from the Coaster which reported on that meeting.

Here is a  CMA map from  about 1879 when Stokes and other founders were in charge, so you know that it is very early:

Ocean Grove from about 1879.  Map commissioned by Dr. Stokes, President of the CMA.  Click on map for details. North End has 26 lots for single family homes. See Jack Bredin’s comment below about this map.


Ocean Grove 1889 map.  It shows 12 lots at the North End property.   Those lots were for single family houses for Methodist clergy.  No sign of a planned hotel there.

1881 Library of Congress map. Detail below this map.

Detail.   Library of Congress map of OG and A. Park 1881. No North End hotel. There is the Ross bathing pavilion located there, by the ocean. The North End is otherwise shown as a barren lot.  Click to enlarge.

Click on these maps  to see the details. If you look carefully near the Ocean at the North End you will not find a “plan for the North End Hotel.”

Obviously CMA President Badger would like to find a historic precedent for a “very early” North End Hotel plan to back up his latest (2018) new North End plan.  He says that there are maps that reveal “the founders’ vision” for a North End hotel.

We have never seen such a map, so it would be good if President Badger could back up his statement with at least one of his 1880’s  maps, and we would be pleased to post it on Blogfinger.

We have reviewed Elwood Stoke’s biography as well as the book about early Ocean Grove written by Mrs. W.B.  Osborn.  Neither of these books mention a hotel.

In fact Mrs. Osborn tells us that James Bradley, who developed Asbury Park, saw that the two cities might compliment each other, so he offered Osborn a chance to partner with him and make some money.   But Osborn refused, saying that he founded Ocean Grove not for money but for the “glory of God.”

The Grand Ocean Grove North End Hotel complex opened in 1911, about 40 years after the founding—hardly a good historic precedent for 2018 justifications.

Besides, even if that founders’ vision can be verified, who’s to say that it justifies the CMA’s 2018 North End Plan to build a hotel?  OG’s history is full of hotels, but zoning normally would not allow one to be built from scratch now.


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Michael Badger, CMA President, at the North End site. APP photo


In  a press release in April, the CMA mentioned the Ocean Grove North End Development LLC   (OGNED).   This entity was identified by the President of the OG Camp Meeting Association as the new “developer” for the “North End  oceanfront site.”  Pres. Badger put out a press release about this in April, and the link to that is:

CMA: OGNED press release

Badger said that OGNED “stepped forward with a sensible development plan.”   But he did not identify that entity.

We asked the Township Clerk to identify OGNED.   He sent us:   “The Stockholder Disclosure Certification submitted by OG North End Development, LLC which shows the stockholders who hold 10% or more of the issued and outstanding stock to be:”

William P. Gannon II

Paul R. Gannon

Joel  S. Brudner

Christopher T. McCallion

The certificate also revealed their addresses, which we did not include here.  It did not include signatures or a date.


For some time the identity of WAVE was requested at Committee meetings, but that information was never disclosed, so we don’t know if OGNED is the same as WAVE or not.

Since the North End Redevelopment Plan is a public project, this information should be disclosed publicly.

Badger’s press release did not mention the “negotiations” now ongoing with Neptune Township, but he did say that “more detailed planning and construction plans will be subject to township building regulations, when they are brought forward.”




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Wesley Lake, looking toward the OG North End: a space where light, breezes and ocean views currently prevail. Paul Goldfinger photo © Click to enlarge.

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

This is the second of our three-part post about the Mayor’s Negotiating Team which currently has been in secret sessions with the Camp Meeting Association’s “developer”  which, according to Michael Badger, President of the CMA, is the  “Ocean Grove North End Development LLC (OGNED)”

We don’t know where WAVE went.

In this three-part series of posts, Blogfinger is reviewing how the process has evolved, so now we present a time-line to document what has happened over the last 10 years, beginning in 2008, with approval by resolution of the North End Redevelopment Plan (NERP)  by the Neptune Township Committee.

2011:  In June of 2011, three years after the 2008 NERP (“public plan”) was adopted, WAVE and the OGCMA prepare a “private” general development plan to replace the original NERP.

This private  plan is submitted to the Township. It is titled “North End–a Destination Resort,” and it is not a redevelopment plan. 

The Neptune Township Committee fails to share this proposal with the public. They also do not reveal the fact that getting involved with this “private” plan would require pulling the plug on the entire 2008 NERP and then starting over. The Township makes no changes to the NERP.

2012: The OGCMA announces that they are ready to break ground at the North End in early 2013, but for what plan?  And they have no permits–particularly from the Department of Environmental Protection (DEP).  Then comes Sandy on October 29, of 2012.

2013:   The OGCMA announces after Sandy that “the developers are going back to the drawing board.”  What they fail to announce is that new elevations would be required.

2015:  The public becomes aware of a  “new private plan” when Committeeman Randy Bishop abruptly pops up at a Committee meeting and reports, “After exhausting negotiations, where everyone involved had to give something up, we have agreed to a new plan for the North End.”

But this is nonsense. He is referring basically to the private plan that was prepared four years earlier  (see 2011 above,) and the Township Committee already knew all about it.

And, by the way, what are the new  elevations?   No detailed specifications are made available. And no changes can be made to the original 2008 NERP without going back to square one.

The Ocean Grove Home Owners Association takes credit for negotiating the new private plan with the OGCMA, and maybe they did; the Township Comedy certainly did not. The only comment from the baffled Neptune Township Committee about the Bishop plan is, “This is a mistake.”

Actually, the plan is not the mistake—making it public is.

The new plan is not approved by the Township.  It just floats out of the meeting room and fizzles up into the atmosphere.

2018.   As we reported in Part I, the CMA sends out a press release in April 2018  (link below) claiming another new plan and announcing a new “developer” called OGNED. See our initial comments about that at the link (OGNED) below and then look at Part I where we also linked to it:


In Part III, the last part of this series about the Mayor’s Negotiating Team, we will bring you up to date on this subject.


NOTE:  According to the Township Clerk, “The Redevelopment Committee” consists of Dr. Michael Brantley, Mayor Nicholas Williams, Land Use Administrator, Township Engineer, Business Administrator, Chief Financial Officer, Township Planner and Redevelopment Attorney.

He also informed us that “the Redevelopment Attorney is Maraziti Falcon, LLP  at 150 John F. Kennedy Blvd., Short Hills, NJ.”


KEVIN SPACEY   “That Old Black Magic.”       From the movie Midnight in the Garden of Good and Evil


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