Trocki says he can restart Somers Point nightclub or develop ‘underutilized gem’ of a property
SOMERS POINT — Calling it an “underutilized gem,” Ira Trocki, owner of the nightclub currently known as House of Booze, has proposed replacing the aging building with a 102-unit waterfront condominium complex.
Trocki pitched his plan to City Council on March 27, looking for a redevelopment agreement to bypass the city’s zoning processes and hasten construction and a tax break.
The plastic surgeon and hand surgery specialist with an office in Northfield and real estate developer has owned the prominently placed nightclub for more than 20 years but has operated it on a very limited basis if at all for at least the past decade.
Bordered by Bay Avenue, Shore Road, Goll Avenue and George Street, the building is just to the right as drivers enter Somers Point from Ocean City over the Route 52 causeway.
The site offers sweeping views of Great Egg Harbor Bay and the island.
“This is the first time I felt we have a great project to improve the property and improve the entire area,” Trocki said of his plan for a high-end condominium complex where units would sell for $1.1 million to $1.3 million.
Trocki said the complex would be geared toward the second-home market, noting the price of real estate across the bay has skyrocketed in the past five years.
“I think this could draw more people to Somers Point,” he said. “Bay Avenue has always been a beautiful area.”
Trocki said the use would be less intense than the nightclub, which he said has a capacity of 700 people. He estimated that could generate as many as 500 cars in the area at any given time.
In contrast, he said, the 102 condominium units would generate far fewer cars. He is proposing 78 parking spaces beneath the complex and 47 on a surface lot. He also contended that only about 30 percent of the complex would be occupied at any time, except for the busy summer months.
Trocki estimated the construction would generate $150 million in new tax ratables for the city, but that would be only after the five-year tax abatement or payment in lieu of taxes expired.
“Taxes from the building would be substantial and it would be a wonderful addition to Somers Point,” he said, arguing that the housing would not generate many school-age children.
Trocki contended that the project would beautify the area, even for those living on George Street who now have a view of a blank wall.
“They would have a much nicer view,” he said, adding that the project would raise the value of property in the surrounding area.
Trocki said the plan includes a small restaurant on the roof to provide diners with an amazing view.
“What we can do with this project is really compete with Ocean City. People want to be on the water and not pay the crazy prices that Ocean City is demanding today,” Trocki said.
The building would be 70 feet high with five floors, plus the underground parking. Units would be about 1,250 square feet.
Councilman Sean McGuigan noted the project would require an affordable housing element, asking Trocki how he would accommodate the 20+ units.
“I prefer to just pay money so I don’t have to build them there but the law says we have to build them in Somers Point,” Trocki said. “We prefer to build it elsewhere in Somers Point, a more appropriate area, an area where it’s less expensive.”
McGuigan also asked why the developer is seeking a redevelopment agreement rather than taking the standard path toward approval.
“It can be done quicker than going through the zoning process,” Trocki said. “Also, we can do a tax situation in which taxes go to city and not the state.”
McGuigan then asked if Trocki were seeking a tax abatement.
“We are trying to make it conducive to buyers; in five years they would be market rate,” Trocki said. “We’re just looking to get them in, in the beginning you want to get the customers in.”
“We’re just starting this process, this is just an introduction, but it would be difficult for me to support something, the way the economy and market is, it would be difficult to give tax breaks based on that,” McGuigan said.
“If I can’t get a project that makes sense, I can open up the nightclub again, that’s a choice. I have been trying not to,” Trocki said.
Asking about a statement Trocki had made about not allowing short-term rentals, Councilman Howard Dill asked how that would be accomplished.
Trocki said a homeowners association would govern the property, noting he wants the restriction of a one-year minimum.
During public comment, Greg Clayton of Delaware Avenue said when he was a member of City Council and a flower shop wanted to open on Route 9, the owner provided more information than Trocki did.
“No architectural drawings, no engineering drawings. I heard a lot of statistics but he didn’t quote anybody that could confirm that,” Clayton said. “This is a nightmare.”
He also took objection to Trocki saying he would re-open the nightclub.
“I have to say the vague threat that he’s going to re-open his nightclub and bring in undesirables, I didn’t take kindly to that. I was highly offended,” Clayton said. “The nightclub hasn’t been open in 10 years, I don’t know what he is talking about 700 people.”
Gary Gray of Somers Avenue said the neighborhood faced a similar situation in 2005. At the time, a group gathered more than 1,000 signatures and got a question on the ballot that would limit the height of buildings. He said the measure passed with 83 percent of voters agreeing to a limit of 45 feet.
Gene Dobley, also of Somers Avenue, said he agrees with Gray.
“Please use your good judgment,” he told City Council.
McGuigan said he supports projects being presented in public so that the would-be developers can hear what the neighbors have to say before moving forward.
“As much as I love the Bay Avenue district, and I have an idea of what I would want to see there, eventually that piece of property is going to get developed somehow. If the neighborhood stays vigilant like it is, we will be able to have a significant amount of input into it. So we need to stay vigilant and having him come here solicits that input,” he said.
– By CRAIG D. SCHENCK/Sentinel staff