Posts Tagged ‘Ocean Grove North End Development Plan’

OG North End, October, 2019: Something to be proud of, courtesy of OGNED and the OG Camp Meeting Association. Paul Goldfinger photograph. ©

The OG Homeowner’s Assoc. has been complaining at the Committee meetings about the unkempt condition of the Redevelopment site.  However, despite the messiness, you can still look out over this vista.  That won’t be possible after OGNED, Neptune Township, and the CMA are done.




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North End Area in Need of Redevelopment Blogfinger photo ©


By Jack Bredin, Ocean Grove resident.

June 17, 2019.


In 2018, the Township Committee:

a. Withdrew the 2008 (10 year old) public North End Redevelopment Plan (NERP) prepared by the Neptune Planning Board for the Township Committee.

b. Withdrew the title of “Co-Redevelopers” from both the OGCMA and WAVE.

c. Approved a 2011 private plan prepared by Shore Point Architecture for WAVE that the HOA took credit for negotiating with the CMA.  However, the Township is processing it as if it were a public plan.

That plan is now the OGNED plan that includes the Pavilion building in one section of resolution 18-395, but does not include the Pavilion in another section of the same resolution (Attachment A, dated 11-26-2018.)

d.  OGNED is now designated as the exclusive Conditional Redeveloper.  But it will become the Redeveloper when a Redevelopers Agreement is signed with the Township.

In 2019: The Township Business Administrator reported, “All issues regarding the OGNED plan have been worked out,” and a Redevelopers Agreement is ready to be signed.

It is clear that the Township Committee has already approved the private development plan prepared by WAVE for OGNED.

The next step is off to the Planning Board, and they will decide if the new OGNED plan is the same plan they prepared with Planning Consultants T&M Associates for the Township Committee in 2008.

Of course, it is not the same plan, but they will say “it is,” or they will be replaced

What is the Ocean Grove Homeowners Association’s role in all of this?

With a favorable response at the June 22 meeting of the HOA, the Township Committee can say, “The Home Owners of Ocean Grove support the high density WAVE/OGNED plan.”  After all, they supported the first 2008 plan and took credit for negotiating the new plan.

But to make the record clear on this matter, the Homeowners Association at their upcoming meeting should entertain a Motion of the Membership that they approve or do not approve the OGNED plan for the North End.

As to the HPC, they only make a recommendation, but the HOA represents the “conscience of the community of Ocean Grove” as well as the “will” of the people.

Is there any hope for Ocean Grove?


Editor’s note: HOA members—be sure to demand a vote as to whether the group wants to support the plan presented to them by Mr. Gannon.

That vote should only take place after all audience questions are answered and discussed.

And make sure that the individual who is presenting the plan is giving you confidence that he can be trusted to do the right thing  for the residential and historic town of Ocean Grove.

Paul Goldfinger,  Editor  Blogfinger.net.



THE PLATTERS.   Perhaps the HOA leadership will say they’re sorry for supporting the Township on this:




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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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