Advanced Knee Pain Treatment in Ocean Grove, NJ

Ocean Grove’s Vacant Oceanfront to Become Vibrant Mixed-Use DevelopmentPhoto Credit: Ocean Grove North End

Ocean Grove’s Vacant Oceanfront to Become Vibrant Mixed-Use DevelopmentPhoto Credit: Ocean Grove North End

Ocean Grove’s Vacant Oceanfront to Become Vibrant Mixed-Use DevelopmentPhoto Credit: Ocean Grove North End

Ocean Grove’s Vacant Oceanfront to Become Vibrant Mixed-Use DevelopmentPhoto Credit: Ocean Grove North End

Ocean Grove’s Vacant Oceanfront to Become Vibrant Mixed-Use DevelopmentPhoto Credit: Ocean Grove North End

Ocean Grove’s Vacant Oceanfront to Become Vibrant Mixed-Use DevelopmentPhoto Credit: Ocean Grove North End

Previous

Next

By Matt Doherty

Published January 8, 2025 at 10:00 PM

OCEAN GROVE, NJ – A long-neglected oceanfront property in Ocean Grove is set to undergo a dramatic transformation, as developers aim to break ground on a mixed-use project in 2025. The site, located on the boardwalk just south of Asbury Park and adjacent to Wesley Lake, has been an “eyesore” since it became vacant in the 1980s. Now, after years of planning and public collaboration, the vision for a vibrant community centerpiece is coming to fruition.

The project, spearheaded by Ocean Grove North End Development, includes a 40-room boutique hotel, 10 single-family Victorian homes, 39 condominium units, and 155 off-street parking spaces. Additionally, a one-story retail space will run along the boardwalk, bringing new dining and shopping options to residents and visitors alike. The development is designed to blend seamlessly with Ocean Grove’s signature Victorian aesthetic.

For decades, the empty property has been a source of frustration for locals and visitors, described as a “black hole” between Ocean Grove and Asbury Park’s bustling boardwalk. The redevelopment of this site has been in discussion since 2007 when Neptune Township designated it as “in need of redevelopment.” After years of delays, a breakthrough came earlier this year with a settlement agreement between the township and developers. In April, the Neptune Township Committee adopted an amended redevelopment plan, paving the way for the final approval process.

Sign Up for FREE Asbury Park Newsletter

Get local news you can trust in your inbox.

“This project will finally breathe new life into this unused parcel,” said Bill Gannon, a member of the development team. “It will greatly benefit the neighborhood with new, high-end construction consistent with Ocean Grove’s Victorian charm. More importantly, it will provide significant economic advantages for the entire town of Neptune.”

One of the most notable benefits of the project is the anticipated tax revenue. The development is projected to generate $1.9 million annually in property taxes for Neptune Township, including $955,000 earmarked for public schools. Despite this, the development is expected to add few, if any, students to the district, maximizing the financial gain for local taxpayers.

The developers have worked closely with township officials and community members to address potential concerns. Public feedback from “visioning sessions” and detailed input from the Neptune Planning Board have helped shape the project. For instance, the total construction footprint has been reduced to 50% of what is legally permitted. Plans now include 39 condominium units instead of the originally proposed 78, and 40 hotel rooms instead of 80.

“Working with Neptune officials, we’ve ensured this project provides more open space and public corridors,” said Joel Brudner, a partner in Ocean Grove North End Development. “We’ve also addressed parking concerns by incorporating hidden, off-street parking for residents, hotel guests, and tenants.”

Additionally, the developers will rebuild the deteriorating municipally-owned Wesley Lake wall and promenade, a move that will save Neptune taxpayers millions of dollars and eliminate longstanding safety concerns.

The project’s retail spaces are expected to bring a new vibrancy to the boardwalk, offering opportunities for local businesses and creating jobs during and after construction. Beyond the direct economic impact, the redevelopment will enhance the visual appeal and functionality of the area, turning what was once an eyesore into a community asset.

“This development isn’t just about buildings—it’s about creating a welcoming gateway to Ocean Grove,” Brudner said. “We’ve incorporated public input every step of the way to ensure this project aligns with the community’s values and vision.”

The project is now awaiting final approval from the Neptune Planning Board, which is expected in the coming weeks. Developers say the project is shovel-ready and are eager to begin construction by 2025.

“This project represents a fresh start for this long-neglected site,” said Gannon. “It’s a win-win for Ocean Grove and Neptune Township—providing much-needed tax revenue, beautiful new construction, and a revitalized community space that everyone can enjoy.”

With its blend of residential, commercial, and public amenities, the redevelopment is poised to transform the area into a vibrant hub for locals and visitors, all while preserving the Victorian charm that makes Ocean Grove unique.

NEPTUNE -- The Ocean Grove North End Development (OGNED) that has been in the works for years is now close to becoming a reality for the township.

The development will include a 40-room Victorian-style hotel, 10 detached single-family Victorian homes, a one-story retail building facing the boardwalk, a four-story building with 30 condominiums, and a three-story building with nine condominiums. The site will include 155 off-street, on-site parking spaces with 24/7 public access to the privately owned Lakefront Promenade.

The planning board approved the amended site plan at the Feb 26 meeting. The amendments to the redevelopment plan will be added to a future township committee agenda.

Mayor Robert Lane Jr., who sits on the planning board and voted to approve the amended site plan told the Asbury Park Press that the amendments were "minor revisions" to the already approved redevelopment plan.

Woman of the Year:Ocean Grove's Michele Gannon helps women fighting cancer, and it's making an impact

"Now that it has been approved by the planning board, we will finalize it with a resolution. Technically they can start filing for the permits for the project," Lane said.

According to the OGNED website, this "is a one-of-a-kind mixed-use development" that was designed around its unique location, the public's use of the facility, reduced density, parking requirements, view corridors and architectural aesthetics.

"This unique oceanfront parcel has been a dormant, unsightly gateway to our National Historic District for many years,” said Bill Gannon, co-partner in OGNED. "We are transforming this property into an oceanfront amenity that showcases the beauty and character of the Ocean Grove community. We are eager to begin construction and fulfill the vision that many in the community have long been seeking."

Construction would not start until after this year's summer season, officials said.

The developers worked with the township to reduce the number of condo units from 78 to 39, the number of hotel rooms from 80 to 40, and were able to reduce the footprint of the project while providing open space, public access easements and off-street "hidden parking."

More Neptune development:Headliner, Sunsets could be replaced with new housing, stores, fishing pier

"We are pleased that Neptune Township has recognized the importance of this redevelopment plan to the Ocean Grove community, as well as the financial benefit to the entire township," said OGNED co-partner Joel Brudner. "This was the ultimate goal of establishing this redevelopment zone — culminating in a landmark oceanfront project generating about $2 million in annual tax revenue for Neptune, of which $1 million will directly go to its schools and education."

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.

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.

Church vs. state in Ocean Grove:How the unusual Jersey Shore community developed

The project has been met with criticism from many Ocean Grove residents, many of whom have a problem 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 OGNED redevelopment plan are not consistent with Victorian-era architecture, critics argue. There are dozens of issues raised by the Historic Preservation Commission, some which the revised plan addressed but were not necessarily resolved.

The Historic Preservation Commission submitted its comments to the planning board in October 2024, stating that the plan "does not adhere to the stated requirements that the plan be historically appropriate for the Ocean Grove State and National Historic District."

Criticisms mentioned throughout the process included flat roof decks which are inconsistent with Victorian buildings; rows of condominium-style balconies that are not the same as Ocean Grove's external porches; 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.

How do you spread beach safety message?Family of paralyzed Ocean Grove man figures it out

Neighboring the OGNED site is the site of the former North End Pavilion that burned down nearly six years ago. Since then, the site has been cleared, and now developers are looking to build a beach club there.

The project and all its renderings are still in the conceptual stage. No plans have been submitted to the township for approval just yet, as the contract for the land was just signed. When asked about the North End Pavillion project at the Feb. 26 planning board meeting, the board's professionals told the public it was literally years away from being before the board, let alone approved.

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

Critically acclaimed singer/songwriters Maia Sharp and Antje Duvekot will co-headline a performance at Jersey Shore Arts Center in Ocean Grove on Saturday, February 22^nd at 8 PM. Advance tickets are $30 and can be purchased at https://jerseyshoreartscenter.ticketleap.com/. The show is part of the on-going Split Level Concert Series which highlights renowned Americana and contemporary folk musicians in a uniquely intimate setting.

Maia Sharp has had her songs recorded by Bonnie Raitt, The Chicks, Trisha Yearwood, Keb’ Mo’, Cher, Edwin McCain, David Wilcox, Art Garfunkel, Lizz Wright, Paul Carrack, Lisa Loeb, Terri Clark, and many more. And through it all, Maia has continued to record her own albums including: nine solo releases, one collaborative project with Art Garfunkel and Buddy Mondlock, and her duo project- Roscoe & Etta (with writing/production partner Anna Schulze). Each release has been embraced by press and radio and has led to extensive touring and appearances on Mountain Stage, Acoustic Cafe, World Cafe, NPR’s “All Things Considered,” CBS Early Morning, and the Today Show to name a few. Maia’s performances incorporate some of the songs you may have heard from the artists mentioned above and she tells the stories behind those songs. Her new album, “Reckless Thoughts” was released in August, 2023 and features the singles “Kind,” “Old Dreams,” and “She’ll Let Herself Out.”

Antje Duvekot is a compelling live performer and has been invited to play some of the top folk festivals including Newport, Mountain Stage, Philadelphia and Kerrville (TX). Internationally, she’s headlined the Celtic Connections Festival in Scotland and the Tonder Festival in Denmark. She’s the winner of several significant songwriting awards, including the Grand Prize in the John Lennon Songwriting Competition, the prestigious Kerrville “Best New Folk Award” and, in one of the nation’s top music markets, the Boston Music Award for “Outstanding Folk Act”, three of the top prizes in the singer/songwriter world.

Net ticket proceeds from all of the concerts in the series are being used to support the programming and arts education offered by the Jersey Shore Arts Center, a non-profit organization serving Ocean Grove and its surrounding areas. In addition, Jersey Shore Arts Center and Split Level Concerts are proud to partner with Brookdale Public Radio 90.5 The Night and Musicians On A Mission (MOAM) to promote the concert series. Musicians On A Mission is a non-profit organization dedicated to creating connection and inspiring giving through music. MOAM will be on hand at all of the Split Level concerts, collecting cash donations for a MOAM charity chosen for each concert. February’s beneficiary of cash donations will be Mary’s Place by the Sea in Ocean Grove. MOAM will also be collecting non-perishable food donations to benefit Fulfill.

To inquire about series sponsorship opportunities, contact Troy Deckebach at tdeckebach@gmail.com.

The Jersey Shore Arts Center, located at 66 S. Main Street in Ocean Grove, offers a diverse array of programming that promotes the arts, provides educational experiences, engages the community, and supports local artists.

Follow both the Jersey Shore Arts Center and Split Level Concerts on Facebook and Instagram to stay up to date on all of the concert happenings.