Around the year 1952 the members of Ocean Beach and Bay Club constructed a clubhouse on their bay beach. The original building was used for many activities over the years. The most paramount of these activities was for the children of the community. A photo of the original club house is shown below.
In 1973 the DEP (Department of Environmental Protection) created CAFRA, the Coastal Area Facility Review Act. This new agency implemented new laws and regulations meant to protect the coastal wetlands area and beaches. For many years after, the effect of this new act would have little impact on the clubhouse and the OB3 community. However, after Super Storm Sandy in 2012 caused major damage to the clubhouse, CAFRA would now have a tremendous impact on the future construction of a new clubhouse and the entire beach.
The realization that the building had been allowed to be classified as substantially damaged after the storm set the agenda to begin considering building a new clubhouse as required by our Bylaws stated in our Blue Book. After a committee was formed to explore the feasibility of building a new clubhouse and the results found to be positive, the process began.
In November 2019, a presentation was given by the Board of Trustees to the community using Zoom. This provided a preliminary plan to move forward. It was voted on and approved. This PowerPoint presentation is found on the OB3 website site, click here.
From there forward, the work of the committee grew, exploring and creating many tasks. Each task would require hours of work and financial funding. We are currently in Phase II of a two-phase project. Phase II is the construction phase. Phase I was the planning phase.
During Phase I of the project multiple tasks were pursued. Permits, architectural design drawings, financing, and conceptual aspects, etc. would all be required. The scope of the project was large, and many things were unknown. Immediately, funds from the membership began to be collected. A payment of $100.00 from each cottage for a period of three years was assessed. The cost of the clubhouse was estimated at 0.9 – 1.3 million dollars. This was a rough cost based on $250.00 per square foot using 2,800 square feet as the size of the upper level plus an extra 1,800 square feet for the lower level. Little was known about the large number of permits and cost of fees plus other requirements which needed to be dealt with.
As the committee began to conceptualize different ideas for the new clubhouse, the committee also began to understand the extent and complexity of this undertaking. The following is a list of the most important Phase I tasks. It is by no means everything that was required.
As the committee began to conceptualize different ideas for the new clubhouse, the committee also began to understand the extent and complexity of this undertaking. The following is a list of the most important Phase I tasks. It is by no means everything that was required.
- The overall concept needed to incorporate the usage of the building, its location, size, cost, and feasibility. Considering the restrictions now imposed by the DEP/CAFRA, this became a challenge.
- The Plot layout, or basically the location of the building, was the first problem the committee faced. Applying for a CAFRA permit required permit fees costing thousands of dollars and included land surveys including things such as water depths in the bay. The DEP also worked very slowly through the covid pandemic because it was closed for a period of time and then was working with a restricted staff. Covid was a major obstacle and had a major effect on this effort.
- In spring of 2020, the committee hired a consulting firm (Gravatt Consulting Group of Lacey Township) to prepare the plot layout for submittal to DEP/CAFRA. Kim Dixon was our DEP permit consultant, and Daniel Governale Architect Inc. (aka Barlo, Governale & Associates Architects, LLC) was hired to begin architectural drawings. From the beginning to now, the consultants, the township and our committee all agreed that the existing location gave us the best chance to receive an approved permit. The plot layout as displayed in the old clubhouse since summer of 2020 has not changed much in the three years following. Three major modifications to the layout are noted.
- The first obstacle was that the front or west side of the new clubhouse needed to be brought east approximately 15 feet. The reason for this was not seen easily at first. The committee found that at least three modifications to the clubhouse were made prior to Super Storm Sandy, and they were all done without permits. The addition of a deck was made after the CAFRA line in 1973. This was never noticed until 2020 when the DEP reviewed aerial photos of the original building versus the modified building and showed the violation. The other two had no effect on the CAFRA permit but oddly three years later the other two would cause the demolition of the old clubhouse to be a much larger task, including removal of tons of concrete slab and hidden asbestos. This almost doubled the demolition fees! No one ever knew this would happen.
An added delay was also caused by the NJHPO (New Jersey Historical Preservation Office). This office addresses the 100-year historical landmarks of the area. This delay caused at least a four-month, if not more, delay plus a $14,000.00 consultant fee (Richard-Grubb Associates/RGA)) and required approval by DEP/CAFRA. We were approved.
- The second change to the plot layout was the need to extend the clubhouse east. This was required to maintain the square footage of the building (top level) and was mandated by the township to maintain our parking capacity. The cantilever added to the design of the building allows us to keep the amount of parking for the clubhouse required by Toms River. Cars will park partially under the new clubhouse. Doing this allowed us to also stretch the building to gain space. We were forced to move the building 20 feet north to meet Toms River codes also. The new clubhouse will be 40 x 75 feet on the first level (3,000 square feet). Underneath will be smaller (2,550 square feet). This made sense to the Clubhouse committee as the new total square footage would be increased to 5,550 square feet. It would serve the community much better.
- The third change is the building of a pole barn. This is essentially a detached garage, 24 feet by 32 feet. In the last four years a new security truck, ATV, pickup truck, and used dump truck were purchased to support the community. This additional building will help support their protection and serve as the maintenance department and storage area to keep dangerous fuels etc. away from the clubhouse and members.
- The first obstacle was that the front or west side of the new clubhouse needed to be brought east approximately 15 feet. The reason for this was not seen easily at first. The committee found that at least three modifications to the clubhouse were made prior to Super Storm Sandy, and they were all done without permits. The addition of a deck was made after the CAFRA line in 1973. This was never noticed until 2020 when the DEP reviewed aerial photos of the original building versus the modified building and showed the violation. The other two had no effect on the CAFRA permit but oddly three years later the other two would cause the demolition of the old clubhouse to be a much larger task, including removal of tons of concrete slab and hidden asbestos. This almost doubled the demolition fees! No one ever knew this would happen.
- By the beginning of 2023 we were approved by CAFRA for the plot layout and the construction of the New Clubhouse. During this time, financing, architectural, and preliminary planning for Phase II proceeded. More than 1 million dollars had been collected from members with more to come, architectural drawings were completed, and all permits for the state (DEP) were completed.
During this period our architect along with the clubhouse committee wrestled with the design. Everything that had been mentioned by the community was considered while working on the design. At first, we were told we could not have any bathrooms below the BFE, base flood elevation which is 9 feet. That wouldn’t cut it, so we fought to include in the design two flood proof reverse flow bathrooms along with a below BFE concession stand all on ground level. From history and our tax status, it was not worth it nor feasible to operate a full kitchen/luncheon style kitchen on the upper level. The children coming off the beach would be wet and full of sand and so a full-service restaurant on the upper level made no sense. Could you imagine the elevator with kids going up and down to the upstairs to buy a hot dog or use the bathroom?
The outcome became two bathrooms at the lower level and two upstairs in the “Great Room”. A large 24 x 12-foot concession would be constructed in the lower section including a pre-roughed in area for a future commercial hood and gas stove, along with a three-sink rinse station, re-circulating instant heat and grease trap. County health permits will be easily approved. Handicap and baby changing stations are also included. A special elevator LULA in stainless steel would also be part of the building design. LULA which stands for limited use limited access. This will lift 2,500 lbs. and yet require less yearly and state permits and inspections.
There will be lots of room for games and kid stuff on the lower floor. During summer the large doors will open the area to the outside bay beach and then locked at night. Storage for lifeguard equipment and minor shop work will be in the east side, along with the storage of the new 4-seater lifeguard ATV. Outside wash stations and lights also to be included.
The upper level design includes a “Great Room”. It can be used for club meetings, adult activities, small parties or just to sit and enjoy the view of the bay and sunset. The full view windows at the front will offer a great view of the bay and this view will now be available for all members. Also, a small kitchen area containing a refrigerator and microwave will be available for membership and office use. Two bathrooms will be included on this level.
Located in the south-eastern corner of the upper level will be the new club office. Separately heated and cooled, it will provide energy efficient technology. Wi-fi, TV streaming, audio and visual are all included. A wet sprinkler system and alarm system along with closed circuit TVs will be added. The current office at 101 W Sea Way will be sold to support this effort.
These items along with the architects’ thoughts and input eventually became the construction drawings including the MEPs. (mechanical, electrical, and plumbing requirements). The package was now ready to be quoted.
After sending out ten requests for bids, five were received by the committee to review. Barlo-Governale was selected by the committee and presented and approved by the Board of Trustees for the contract. At 1.6 million dollars this contract was not only the most thorough, and in the middle price range, this also was our architect. The selection of this general contractor provided the most secure and confident information and offered a completion date prior to the summer of 2024. Using architectural design along with our community questionnaire, the committee was able to put together a complete construction package for Toms River building and zoning permit departments.
The first thing to do with the approved plot layout was to apply to Toms River for a building permit. This required architectural drawings of the building, including parking areas, agricultural layout, fire hydrant, sewer hook ups, electrical service, internet and phone service locations, elevation, soil testing, signs, $45,000 in bond, consolidation of lots, proof of taxes paid, letters of consent, quotation and selection of a general contractor.
Thus far we have completed the demolition of the old clubhouse and removal of asbestos, leveling of the property, moving of the existing structures, survey for 80 pilings, water and gas hook ups and service DR’s (Demand Response). We also installed security cameras.
At an August 2023 meeting with the town planning board, the building of the clubhouse and plot plan was approved conditional to a few items that needed to be completed. As of December 5, 2023, the final resolution has been accepted and the process of applying for permits is now started. These permits will include pilings, concrete floor/slab and other concrete work, framing, plumbing, gas, electrical, HVAC, pole barn, elevator, and more.
As the work begins and moves forward, more information and photos will be put onto the OB3 website.
As for the cost of the building only, the accepted bid is $1.6 million. You can see details on this site under the New Clubhouse Info. We must assume there will be other unforeseen challenges and costs; however, we still anticipate the New Clubhouse opening by the summer of 2024. As the math works out the cost is approximately $285.00 per square foot (15% x $250.00).
The cost of the project has increased for several reasons.
- The square footage has increased by 950 square feet; from 4,600 to 5,550 square feet.
- Inflation approximated at 15% was also considered in the equation.
- Included in this cost are four high efficiency Trane heat pump units which allow for four zone heating and cooling.
- A stainless-steel elevator will be installed to endure the harsh saltwater conditions.
- There will be a high capacity on-demand heating for the concession stand and lower beach bathrooms.
- We will have a total of four bathrooms, two of which are flood proof for BFE of 9 feet.
- Also, a fire hydrant and complete sprinkler and fire system included.
- Another added cost not originally included in the estimate is the $40,000 agricultural landscaping required for CAFRA approval, which requires all indigenous style plants needed to saturate a specific area.
We are in the process of growing landscape materials now, see photo.
Where do we go from here? The committee has been told that the pilings (75) will be in before Christmas 2023 and immediately following, based on good weather, the concrete sub floors will be poured during the first half of January 2024. From here on, the next five months will press to frame, rap, roof, etc, all of which is doable. The pole barn which was pushed out due to permits held up at Toms River, should be completed early March.
We will post photos and other information as we move forward. I am still confident that we can make this happen. Members are encouraged to check the OB3 website to stay up to date with progress.
The purpose of this summary is to help everyone understand the effort that has been going into this project. Not everything has been stated here but any questions can be asked and will be addressed. Please direct any questions to info@oceanbeach3.org.
Pray for good weather and stability in our costs. Only time will tell.
Respectfully Submitted,
Tom Zich
OB3 New Clubhouse Committee