Wants size, parking worked out, but not in favor of a PILOT
SOMERS POINT — City Council signaled support Dec. 11 for a proposed 100-unit condo-hotel on Bay Avenue, on the condition that a couple of issues get worked out in advance.
Some members would like to see the proposal downsized, saying it is too dense and lacks adequate parking. Another issue is a longstanding easement between the property — bordered by Bay Avenue, Shore Road, Goll Avenue and George Street — and the one across Bay Avenue now home to The Point beach club that allows patrons to park in either lot, which were both owned by the same company at one point.
Developer Ira Trocki has owned the prominently placed nightclub currently known as the Beach Club for more than 20 years but has operated it on a very limited basis if at all for at least the past decade.
He initially pitched his plan to City Council on March 27, looking for a redevelopment agreement to bypass the city’s zoning processes, hasten construction and a provide a tax break.
He returned Oct. 23 to present a more detailed proposal for a high-end condo-hotel overlooking Great Egg Harbor Bay.
“I think of a monumental property in a beautiful location on Bay Avenue,” said Trocki, owner of the nightclub.
On Dec. 11, council agreed to have the Affordable Housing and Redevelopment Subcommittee meet with Trocki to try to work out the hangups before moving forward with an escrow agreement, which would pay for city professionals to investigate the matter further.
President Charlie Haberkorn raised the issue, saying Trocki has proposed a PILOT and/or tax abatement as part of a redevelopment plan.
“I would like to get some direction from council on where you would like to go with this,” he said.
Councilman Rich DePamphilis, who sits on the subcommittee with Haberkorn and Councilman Sean McGuigan, said they liked what they saw during a meeting with Trocki.
“He was looking for one of the swanky hotels for a partner, and if that happens I think it’s going to be a great thing for the city of Somers Point,” DePamphilis said.
Councilwoman Janice Johnston was lukewarm about the project.
“I would love to just see that property developed and I do think the concept is a good idea,” she said. “My only issue is parking. I just don’t think there is enough parking there for 100 rooms plus a restaurant.”
Johnston also said she is not in favor of the city providing tax relief in the form of a payment in lieu of taxes (PILOT).
Councilman Howard Dill, who has served on the Planning Board for many years, said he is concerned about the density.
“I’ve been straightforward with this; I think 100 units is too dense for that area,” he said, noting he would prefer 70 to 75 units.
Dill also said he is opposed to offering tax relief, noting the city stopped doing so a couple of years ago. He said it was a good tool when properties were being foreclosed on but does not think it is necessary or beneficial to the city.
Councilman Mike Owen agreed, noting it should be downsized.
McGuigan called the property underutilized, noting it has “not looked great in a long time, over a decade, 15 years.”
“I think this is an opportunity to get something there and spur some further development along Bay Avenue,” he said. “Is the project too large? What we’ve been presented with and the discussions we’ve had in the subcommittee with Dr. Trocki, I believe that it can fit there and can work there.”
He recommended starting the redevelopment process by setting up an agreement and an escrow so the city’s planners can take a look at the proposal and determine what would and would not work.
“I’d like our professionals to look at that,” he said. “I think we have an opportunity to get something here that could be very valuable to the city and I want to continue exploring that.”
McGuigan also said he is “very far away from” agreeing to any kind of tax abatement or PILOT.
Haberkorn said his main concern is in regard to the easement. McGuigan told the Sentinel that neither business would have adequate parking if it were not for the shared lots.
“That is something that really concerns me that we could get far down the road and then all of a sudden find ourselves in litigation because we don’t have that worked out,” Haberkorn said.
McGuigan said Trocki has assured the subcommittee that he would deal with the easement and recommended allowing an escrow agreement be established.
Johnston said she felt it was “premature.”
“I think the parking, the cross easement is a big issue and without an agreement from the other property owner in writing, I don’t see how this project could happen,” she said.
Dill agreed with Johnston.
“We need to make sure we get a commitment from Mr. Trocki, the developer, about the easement situation as well as what kind of escrow he is willing to put up,” Dill said. “But if that can all be set aside and resolved, I don’t have a problem with moving forward.”
Owen said he was in favor of moving forward “if we can work out all the bugs,” he said.
According to Trocki’s last proposal, the project would have 100 units, each with a view of the bay, a restaurant with indoor and outdoor seating along with a swimming pool. The homes would range from 850 to 1,500 square feet with a mix of one-, two- and three-bedroom setups, and sell for $1.3 million to $1.7 million.
“I think what we’re creating is an upgraded area to compete with a beautiful project on the northern end,” Trocki said, referring to the housing complex under construction by Scarborough Properties at Bay and Maryland avenues.
The designation as a condo-hotel means there would be a full-service staff and accommodations manager to handle rentals.
