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Posts Tagged ‘North End Redevelopment Plan’

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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.

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

 

 

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Ocean Grove North End Redevelopment Zone. Paul Goldfinger photo ©

Ocean Grove North End Redevelopment Zone. Paul Goldfinger photo ©

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

On July 27, 2016,  we posted a summary regarding the North End Redevelopment Plan.  You should read it before you proceed with this article. Link below:

https://blogfinger.net/2016/07/27/just-wondering-doubting-thomas-wants-to-know-if-there-are-any-tid-bits-regarding-the-north-end-project-nerp/

Committeeman Brantley showing the North End project to a "developer." on July 27, 2016. Blogfinger photo ©

Committeeman Brantley showing the North End project to a “developer.” on July 27, 2016. Blogfinger photo ©

One issue that was raised on July 27 was:   “Why was Committeeman Michael Brantley inspecting the North End property on July 27, 2016, at 11 am? He wasn’t going swimming. He was dressed in a business suit and was with two other ‘suits.’   Shouldn’t he explain himself since the North End Redevelopment Plan (NERP) is a public project? Doesn’t this look peculiar?”

At the August 22, 2016 Neptune Township Committee meeting, Brantley volunteered that he indeed wasn’t swimming when he visited the North End on July 27 wearing business attire.  He explained that he was there showing the re-development property to a developer who evidently was not WAVE, the developer who has been sitting on this project for 8 years.

This information tells us that the Township is tired of waiting for that derelict property to be turned into something functional,  historical and beautiful. We know that despite the long engagement, the Township is not married to WAVE, because those parties never signed a redevelopers agreement.

Some of us hoped that if the WAVE plan fell through, that the Township and the CMA, especially with new Committeemen on board, would do the right thing and revert to original zoning for 25 single family homes.  But evidently  that is not in the cards since Brantley, the Committeeman who made the motion to adopt the NERP in 2008, is still looking for a big commercial project, and why not, since it means more money for the Township, the developers, the CMA and perhaps others who are in play to get rich on such a plan.  The heck with the Master Plan and the wishes of most citizens in the Grove.  Check the Blogfinger poll below from January, 2016. Click on “view results:”

Also, in our July 27 piece:  The Township Attorney Gene Anthony said that he had nothing to report publicly at the Committee meeting about the North End negotiations because he hadn’t heard from WAVE or their attorney.

Well, it seems that the Township has been taken for a ride by WAVE because at the August 22 Committee meeting, the Township attorney once again reported  that WAVE  (represented by William Gannon III)  failed to contact him with certain financial information.

The entire process continues to be cloaked in secrecy—it’s a fog that doesn’t lift, but since it is a public project, transparency  should be required.  But not in Neptune Township where they ignore NJ RSIS laws, where they hold secret, behind-closed-doors meetings regarding the North End, where they don’t reveal the identities of those who would develop the North End—ie WAVE,  and where they don’t represent the views of those who elected them .

And, Committeeman Brantley, who was the developer that you were showing around?  Why have you failed to reveal publicly that you are conducting such a search, and are all the Neptune Township Committee members aware of your efforts?    And has the Committee formally put out a required public request for developers to look at the project?  And, Dr. Brantley, which other developers are you speaking or negotiating with?  And, finally,  Dr. Brantley, how about explaining to the public why you believe the NERP to be the best course of action for the people of Ocean Grove?

Back in 2007, WAVE was handed the redevelopers mantle without such a public search process.  We know that some developers did look at the project, but WAVE was predestined  to be the crown prince no matter what.   Consider this email to Blogfinger  from a developer who tried to be hired for the job:

Entire content of an email from a redeveloper regarding a North End proposal. We are not revealing that company's identity. Blogfinger.net ©

Entire content of an email from the president of a major developer regarding a North End proposal.  Blogfinger.net ©

The Neptune Township Committee is behind the NERP (North End Redevelopment Plan).  In 2007 they provided legal cover for the CMA/WAVE planners to get the zoning that would be essential to substitute 160 condos for the 25 Victorian single family homes that was the original zoning.

Our new Committeemen (2016) have now inherited  the zoning charade and all that goes with it including the secrecy and the questionable motives of all concerned including the OGCMA.  If the NERP gets into legal trouble, the entire Committee will be exposed including you freshmen.  Is this what you entered public office to do?

We ask that the Neptune Committee give up on WAVE and cancel the phony re-development zoning, returning the Grove to single family housing at the North End.

Editor’s Note:    If you enter “North End Redevelopment” into our search box at the top of this homepage, on the right, you can catch up on our many articles about this subject.

 

 

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Ocean Grove near the North End Redevelop Zone.  April 26, 2-15. Paul Goldfinger photo ©

Ocean Grove near the North End Redevelopment  Zone. April 26, 2015. Paul Goldfinger photo ©  Click to enlarge

SHARKEY BONANO   from the album Sounds of New Orleans

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