Ocean Grove plan for hotel, condo, homes and stores adopted by Neptune

NEPTUNE - The Neptune Township Committee voted 3-2 to adopt an amended redevelopment plan for the north end of Ocean Grove, a plan with a mix of retail, condominiums, single-family homes and a new hotel with an underground parking garage, despite residents criticizing the lack of the historic commission's input as unfair.

Deputy Mayor Robert Lane, Committeeman Kevin McMillan and Committeeman Keith Cafferty voted to adopt the ordinance at the April 8 meeting. Mayor Tassie York and Committeeman Derel Stroud voted no.

Earlier this year the governing body authorized one resolution, a settlement agreement and an amended redevelopment agreement between the township and the developer, OG North End Development LLC. At the same meeting in February, the committee authorized the second resolution which pushed the plan to the township planning board.

The public has continuously taken issue with the fact the developer did not need a Certificate of Appropriateness from the Historical Preservation Commission. Ocean Grove residents have to get that approval for all exterior work performed on or around any existing or proposed single-family, townhouse, multifamily dwelling, religious or recreational structure within the Ocean Grove Historic District.

The overall design of the buildings in the proposed redevelopment plan are not consistent with Victorian-era architecture, critics say. There are dozens of issues raised by the Historic Preservation Commission, some which the revised plan addressed but were not necessarily resolved.

Some criticisms mentioned by the public during the multiple meetings have included flat roof decks which are inconsistent with Victorian buildings; how Ocean Grove is comprised of external porches and not rows of condominium-style balconies; the general size of the proposed buildings being inconsistent with the historic style; and the lack of variation of the heights, facades and roofing materials of the buildings.

The plan dates back to 2018, when then-Ocean Grove Camp Meeting Association President Michael Badger said the organization reached a development deal with a group of investors to bring a new 40-room hotel, 39 condominiums, 10 single-family homes, along with new retail space to the area.

In November 2023, residents were able to convinced the Neptune Township Committee to put off a decision on the proposed development.

Ocean Grove was created in 1869 by Methodist clergymen and is known for its Victorian-style homes and the Great Auditorium, which frequently attracts religious gatherings. It is commonly known by the nickname "God's Square Mile." It is part of Neptune Township, but the Ocean Grove Camp Meeting Association owns most of the land except for the streets. Homeowners and businesses there rent their land from the association.

The portion of land on the north end of Ocean Grove on Spray Avenue has sat undeveloped since 1978, when the North End Hotel was demolished due to "spiraling maintenance costs and declining patronage," according to Asbury Park Press archives.

But key to the project is an underground parking garage, which officials have said is essential. For years, Ocean Grove has been dealing with a parking issues that are exacerbated in summer months with beach traffic and Asbury Park patrons seeking the free parking in Ocean Grove, which is just a short walk to the south.

During the public hearing on the ordinance at township committee meeting Monday night, resident Dr. James W. Brown expressed concern about the underground parking garage, saying, "This is wrong."

"Especially with (climate change) and especially on the Jersey Shore, what has happened with the flooding with Wesley Lake and all the flooding that happened in September, incredible flooding," Brown said.

He added that believing the flooding was an Asbury Park problem and not a concern for Neptune was "such the wrong attitude."

"We have to realize what is going on with the Jersey Shore, the whole global warming issue and putting an underground garage that close to the ocean I think it is absolutely wrong," Brown said.

Attorney Ronald D. Cucchiaro, the township's special counsel, said "I think it is necessary to acknowledge" that a CAFRA permit was issued by the New Jersey Department of Environmental Protection (DEP).

"So the DEP has exclusive jurisdiction over those issues and they have fairly rigorous rules of compliance and after review they found that all of their rules were satisfied and that the issuance of the permit was proper," Cucchiaro said.

Township Planner Jennifer Beahm said the developers have gotten "every single outside agency approval."

"Every outside agency that applies and identifies in the planning board resolution has been obtained with the exception of the HPC, which is kind of why we are here," Beahm said.

She added that "I understand the concern about Wesley Lake."

"Part of the development requires the structural reinforcement of the retaining wall that keeps Wesley Lake in Wesley Lake. That is a million-plus dollar improvement that this developer has agreed to within the original agreement and it is reaffirmed in their approvals and the settlement agreement that was approved," Beahm said.

She added "so Wesley Lake is more reinforced with this than if this development did not take place."

"I can tell you this right now the wall has been failing and we as the township has been incrementally reinforcing that wall at a million dollars a clip. That is a million-plus dollar public improvement that is taking place with respect to this development," Beahm said. "I understand the concerns but what I am telling you is, these things were looked at."

Beahm said "there has been no change to the size of the development (or) where the development is located (or) where the structures are located on the site."

"It is purely the architecture that we are talking about here in this amendment. If we say no, they are entitled to continue their litigation, and to move forward based off their site plan approval that is in place. Saying no doesn't mean no development, it just means we don't really have as much control over what is going on before it is decided," Beahm said.

She pointed out that issues like drainage, traffic, and construction vehicles wouldn't be discussed before the court but has already been approved.

"They're here based off the skin of these buildings, that is it," Beahm said. "The single-family homes were proposed as lots, we were not shown architecture, we were shown individual lots that would be sold individually. Each individual homeowner would have to get the (Certificate of Appropriateness from the Historical Preservation Commission)."

There is a distinct difference between redevelopment and municipal land use law.

"A regular homeowner is subject to municipal land use law and our zoning. Redevelopment is totally different, there is no precedent being set here by whatever (the township committee) decides," Beahm said. "At the end of the day, a single-family homeowner is subject to the municipal land use law, this site is not. It is subject to a different set of rules and regulations, therefor there is no precedent being set."

In February, the Ocean Grove Homeowners Association did a survey of its membership and they received 400 unique responses out of about 1,100 emails. The association said 83% of responders said any development of the north end required the proper certification.

Charles Daye is the metro reporter for Asbury Park and Neptune, with a focus on diversity, equity and inclusion. @CharlesDayeAPP Contact him: CDaye@gannettnj.com

This article originally appeared on Asbury Park Press: Neptune adopts amended plan for Ocean Grove North End Redevelopment