By BILL BARLOW/Special to the Sentinel
STRATHMERE – After a second grueling three-hour virtual meeting, the Upper Township Zoning Board again adjourned without reaching a decision on a proposal to demolish and replace the Strathmere Motel.
More than 100 people signed up to speak to the board at the meeting Nov. 5. As with the last meeting on the topic, most did not get a chance.
The Zoning Board is set to resume the hearing on Thursday, Dec. 10, at which time members expect to take comments from the public.
“I appreciate everybody’s coming out, everybody’s patience. This is a long application,” said board vice-chairman Matt Unsworth, who led the meeting. “I know there’s still many that want to speak on this application and everybody will be given their opportunity.”
In October, the board heard a proposal for a project called “The Inn at Strathmere,” a much larger building than what currently exists at 513 Commonwealth Ave., with fewer units. As proposed, the building would take up most of the block where the old motel now stands, including a parking area next to the building.
In an extensive and detailed presentation, attorney Richard King argued that the plans fit well with the community and balance the demands of a modern motel visitor with the needs of the neighborhood.
On Nov. 5, King continued his presentation at the start of the meeting, covering some of the same ground as the month before.
He praised the plans presented by architect Bill McLees of Somers Point, saying he sought to balance several interests, “including the owner, who needs it to be an economically viable project, the consumers who want a modern amenity for long-term vacation stays, and the neighbors, who don’t want a monolithic monstrosity in their midst.
“And we feel Bill has balanced these interests as well as reasonably can be done,” King continued.
There were also some questions from the board on the presentation, and reports from the township professionals.
As proposed, the project would require several variances, including a use variance, even though it would replace an existing motel.
In other contexts, including at Township Committee meetings, opponents of the project have argued that it is far too big for the community. On Nov. 5, an attorney hired by neighbors Christopher and Jessica Kohles spoke against the project, cross examining the applicant’s witnesses and presenting evidence.
Attorney Ray Went began his presentation questioning whether the existing motel really has 16 units as presented, stating that he had been told there were only nine.
Owner Stephen Maloney said there are 16 rentable units and an owner’s quarters.
Went also questioned the applicant’s architect, McLees. He cited previous testimony that referenced projects in Atlantic City.
“Is it your testimony that Strathmere is akin to Atlantic City?” Went said.
“No. I think I was referring to Atlantic City in regards to other boutique hotel projects we’re doing,” McLees said.
Went also questioned whether the building could have been designed smaller, to fit within the township’s zoning limits.
“The purpose is to conform as much as possible to the zoning code, not make as much money as possible,” Went said.
The building as proposed would stand 170 feet wide and more the 40 feet tall. Went said he had never seen so many people seeking to comment on an application, stating that the speakers were lined up to say ‘Please, please do not do this.’
“You will hear from all of them, starting with my clients,” Went said. “Let there be no mistake. This is a massive, massive structure that’s being proposed. It’s a wall.”
Christopher Kohles showed the board video of the site recorded with a drone, describing the proposal as completely out of character with the seaside community.
“It will clearly be The Spinnaker of Strathmere,” referring to a huge beachfront project in Sea Isle City.
Went also presented expert testimony from municipal planner Stephen Hawk. He, too, described the proposal as a massive project, and argued that Strathmere has no public sewer system and is primarily a community of single-family houses. He said there is a charm, character and appeal to the town, even while acknowledging that those are not quantifiable attributes.
Hawk discussed the presentation outlined by the applicant, which included testimony that a hotel is a natural fit for a shore resort.
“It’s almost like it’s a given right for every shore resort to have a hotel and to have a right to a hotel. But I wouldn’t classify Strathmere as a regular shore resort. It’s a shore community. It’s unlike any other,” he said.
