The accountability index.
The waterfront runs on five instruments: the Waterfront Redevelopment Plan, the 2002 Redeveloper Agreement, the CAFRA permit, the 2004 preservation easement, and the project-by-project SDAs. Every closed building, blocked passage, or undelivered milestone ties back to a specific paragraph in one of them. Each card below names that paragraph and the obligor named in it.
- MaintenanceDisputed
Subsequent developer must maintain assigned parcels
The subsequent developer is responsible for the ongoing maintenance, security, and orderly condition of any parcel assigned to it — including boarded, vacant, or closed structures.
iStar (who they were)Star Holdings (now)2010 Subsequent Developer Agreement (SDA)Open clause - Public accessDisputed
Continuous public access along the boardwalk
The redeveloper and its successors must preserve continuous public passage along the boardwalk and through designated waterfront easement areas, including the Casino Arcade pass-through.
iStar (who they were)Star Holdings (now)mar2006 Dispute Resolution Agreement (DRA)Open clause - Historic preservationActive
NJSHPO must approve work on Convention Hall / Paramount
Any material alteration, repair, demolition, or change of use to the easement-protected structures requires advance review and written consent from the NJ State Historic Preservation Office.
maciStar (who they were)Star Holdings (now)2004 NJSHPO Preservation EasementOpen clause - Permit conditionActive
CAFRA public-access conditions on waterfront development
The CAFRA permit conditions waterfront development on the continuous availability of public access — including beach and boardwalk passage and any required interior pass-throughs.
iStar (who they were)Star Holdings (now)NJDEPNJDEP CAFRA Permit 1303-03-0001.2Open clause - Public accessActive
WRP public-access framework
The WRP sets the baseline public-access and permitted-use expectations for the waterfront. Every later agreement is supposed to conform to the WRP, not the other way around.
City of Asbury ParkiStar (who they were)Star Holdings (now)1984 Waterfront Redevelopment Plan (WRP)Open clause - Timeline / deadlineUnclear / under review
SDA development milestones and default triggers
The SDA sets development milestones tied to specific parcels. Missing a milestone can constitute a default, triggering the City's rights under the agreement.
iStar (who they were)Star Holdings (now)2010 Subsequent Developer Agreement (SDA)Open clause - Historic preservationUnclear / under review
Casino complex: widely regarded as eligible, not listed; no recorded easement
The Casino complex (Casino, Casino Arcade, Carousel House, Steam Plant) is widely regarded as eligible for the State and National Registers but is not listed on either, and carries no recorded NJSHPO preservation easement on title. Its protection rests on three softer, enforcement-dependent levers: the WRP's identification of the buildings among 'structures to be preserved,' the public-access and design conditions of the CAFRA permit, and the maintenance and milestone obligations of the 2010 SDA.
mariStar (who they were)Star Holdings (now)City of Asbury ParkNJDEPWRP (1984/2002), CAFRA Permit 1303-03-0001.2, 2010 SDAOpen clause