Will Bradley Beach become the Next Asbury Park? Vote NO to Council-Manager

Why Bradley Beach should protect its small-town character — not repeat Asbury Park’s experiment with government change and transit-driven growth.

“A new form of government and the promise of revitalization may sound exciting — until you realize it can also mean losing the very soul of your town.”

1. The Turning Point: When Asbury Park Changed Its Government

In November 2013, Asbury Park voters approved a switch to the Council–Manager form of government under the Faulkner Act. The change officially took effect on January 1, 2015.

That shift gave broad executive authority to an appointed city manager, hired by the council, to run day-to-day operations. The mayor’s role became largely ceremonial.

At the time, residents were told the change would make government “more professional” and “less political.” In practice, it concentrated power in unelected hands and opened the door for large-scale planning decisions with little direct accountability to voters.

2. Two Years Later: The Transit Village Designation

Just two and a half years after adopting the council–manager system, Asbury Park was named New Jersey’s 33rd Transit Village (July 6, 2017).

That status, granted by the NJ Department of Transportation and NJ Transit, positioned the city to attract state redevelopment grants, loosen zoning near the train station, and encourage dense, mixed-use construction within a half-mile of the rail line.

For developers, it was a gold rush. For residents, it was the start of an irreversible transformation.

3. The Result: A Building Boom That Changed the Town

What followed wasn’t just “revitalization” — it was overdevelopment on fast-forward.

• Waterfront transformation: iStar Financial became the master redeveloper of 35 acres along the shore, pouring in more than $300 million. The once-quiet stretch of boardwalk now looms with hotels, luxury condos, and year-round construction zones.

• Luxury housing surge: Projects like the $80 million SurfHouse complex and Toll Brothers’ townhomes brought hundreds of high-end units — but little affordable housing.

• Redevelopment zones everywhere: Asbury Park now operates eight official redevelopment areas, covering large portions of downtown and the west side. Each one opens the door to density, variances, and tax-abatement deals.

• Strained infrastructure: Streets, parking, and storm-water systems built for a smaller city now struggle under the weight of constant new construction and event traffic.

What was marketed as “smart growth” quickly blurred into unchecked urbanization.

4. The Human Cost

Long-time residents and business owners began feeling squeezed out as rents and taxes climbed. Local voices complained that decisions were happening above their heads — in planning meetings, redevelopment authorities, and private negotiations rather than open public debate.

By 2018, even national media were warning that Asbury Park’s comeback had turned into a wave of gentrification that “overshadowed existing communities.” (The Guardian)

The shift to a council–manager system, meant to “professionalize” local government, also weakened direct accountability. With an unelected manager driving day-to-day decisions, residents had fewer clear paths to push back when the pace of development exploded.

5. Why This Matters for Bradley Beach

Bradley Beach is a non-partisan small borough, where residents still know their mayor and council personally. Decisions are debated in open meetings, not in redevelopment offices. That closeness is our strength — and it’s exactly what Asbury Park lost.

If Bradley Beach were to adopt the same council–manager system or pursue Transit Village status:

• Zoning control would loosen, enabling higher density and multi-story mixed-use projects near the train station.

• Developers would gain leverage to request PILOT tax breaks and variances.

• An unelected manager would make most executive decisions, while residents’ influence would shrink.

• Our infrastructure — parking, storm drains, roads — could easily be overwhelmed by the scale of new development.

6. The Takeaway

Asbury Park’s transformation is proof that “modernization” and “efficiency” aren’t always wins for small coastal towns.

They can invite overdevelopment, displace long-time neighbors, and erode the small-town fabric that makes a place special.

Bradley Beach doesn’t need to become a Transit Village to thrive. It needs to protect its voice, scale, and independence — keeping decision-making local, visible, and accountable to the people who live here. Under a council-manager system, much of that control shifts to a hired administrator who isn't elected by residents but still directs daily operations, spending, and contracts. Once the council approves the budget and policies, many day-to-day choices fall solely under that manager's authority - leaving residents with far less say in how their town is run.

“Once a small town trades its shoreline for skyline, it never goes back.”

See you in the sand...or at our beautiful beachfront.

📚  Sources & References

• NJTOD.org – Asbury Park: New Jersey’s 33rd Transit Village

• City of Asbury Park – Redevelopment Plans

• iStar Waterfront Redevelopment Overview

• The Guardian – “Gentrification in Asbury Park”

• Asbury Park Government Code – Council–Manager Form

Photo: Asbury Park Waterfront, via https://njmonthly.com/articles/jersey-shore/ultimate-jersey-shore-beach-guide/

Photo: Bradley Beach Promenade, via https://issuu.com/newjerseyrealtor/docs/njr_julaug2024_issuu_final/s/53105156

Created with AI support, based on topics and sources I personally researched.