10 Questions with Reggie Byrne and Mary Erceg
The construction of high-rise hotels promises to change the skyline and the character of Wildwood. While some residents and property owners have organized and voiced opposition to the plans, two local hoteliers have been attending zoning board meetings to explain why they think the dramatic changes to the landscape are for the better.
The motel owners, Mary Erceg and Reginald “Reggie” Byrne, own what they have called “prime real estate” on Ocean Avenue in the vicinity of Spencer Avenue, and they are negotiating with potential buyers, who develop their mid-century motels into 21st Century high rises. They sat down with Maureen Cawley from The Wildwood Leader recently to discuss issues surrounding the high-rise hotels.
(Editor’s note: Because of the scope of the conversation and a couple follow-up questions to their answers, we actually have published 12 questions instead of 10.)
Tell us about your history with the city of Wildwood.
Erceg: My parents came here in 1933 and opened up Boardwalk stores. I was born in 1943 in Margaret Mace hospital and I have spent every single summer of my life here. I became a resident in 1936. I’m vice chair of GWTIDA. I was appointed in 1995, (and) I was part of the group that started the (convention center) project movement from conceptual stage to completion. I was (also) president (of the chamber of commerce). (Erceg also owns and operates three motel properties under the name Heart of Wildwood.)
Byrne: My family came here initially around 1909 on their way to Australia. They (built) a rooming house down this street called the called the Melbourne. They did pretty well for them themselves. I am a graduate of University of Denver in Colorado with a degree in business administration and a major of hotel and restaurant management. (Byrne runs his family’s motels The Riviera and the Sea and Sun on Ocean Ave. near Erceg’s property.) I am a fifth generation hotelier, and I’ve lived in this area (most of) my life. I bought my own residence here (on Ocean Ave.)…about 15 years ago.
What do high-rises have to offer that Wildwood needs?
Erceg: We have always invested consistently in the upgrading of the property, but how many years can you keep investing hundreds of thousands of dollars in a consistent fashion and not go to the poor house? The pockets are somewhat shallow. Developers bring deep pockets with bold plans. We cannot do that. (High rises) will bring …21st century amenities. People want more amenities. Do we want to attract a better clientele? What better way to do it?
I’ve always said when I came here when I leave it. I want to make it better than the day I arrived. I know in my heart I did that, and I will continue to do that. And that’s what I see with these people (developers). They are not bad. They have bold plans. We’ve got a wonderful administration that is on that same track. Why not dream big?
It’s not (going to) come from the local. We had one developer here all these years, and that was the Morey Organization. They were able to develop Seapoint and they were able to develop wonderful piers. We need a lot of people, bringing in a hell of a lot of new money.
Byrne: When people go on vacation. They are not going on vacation for a couple of double beds and a refrigerator. So what these high-rises offer are the amenities that (modern) tourist travelers are interested in. They want (spas, fitness facilities, indoor swimming pools, a restaurant, and onsite meeting rooms). They want 21st century technology that they can tap into as a business person, and this is what high-rise structures and these developers can provide. They have the financial backing.
We are speaking about projects that that are in the neighborhood of $100 million to $150 million and beyond. That is the next level where we have to go to provide those types of services. And let’s be honest with ourselves, when we go on vacation, we stay in resorts and facilities that can accommodate us with those needs.
Have you been to Ocean City, Maryland, and Virginia Beach? Would you want to live there?
Byrne: Yes, absolutely, sure. I have family that lives there. (My sister) lives just off the island, but there are plenty of people that live on the island, and that is fine.
Erceg: What is this area? It’s a tourism area. If I were knowingly buying in a tourism area, I would say, I’m buying in a commercial area, therefore there’s going to be more traffic (and) more people. It goes with the territory. So to me it’s a choice (property owners) make. And if they made it last year, (like) the people down the block (near the 25-story Waypoint project), how can (they) say, “I won’t see the fireworks”? Give me a break. Had you wanted to see the fireworks, you should have thought of that and bought on the beach, if you could afford it. They knew the possibility of this. Buyer beware. They were well aware of the ordinances that were passed by the city of Wildwood. That’s public information. Surely, you don’t live in a bubble. If you are buying in an area and you are totally new to it, what do you do? Smart money is on investigating it. If you want no development, you’ve got to go to a residential area, and it may indeed be one off shore.
Byrne: (The) bottom line is if you are buying into a tourist destination, then you have to understand going in that you are going to have to deal with tourists and the eventuality of development, and (here) you are talking about major development. I am a resident and I bought a residence here 15 years ago, and honestly I was a little concerned about contending with some of the business aspects in a tourist area. That is the reality when you buy in this type of environment. If I were to put myself in the shoes of one of the condo owners by the Binns, I wouldn’t want to live next to the Binns as it is right now.
How about the people who have been here, like you (Erceg), for 50 years, that want to continue to live in the community, and they are afraid the community is disappearing?
Erceg: How many people have lived here for a significant amount of time like 50 years? I can sympathize with them that they don’t want their home (Wildwood) to change in any way. However …Wildwood …(had) been in a downward trend since the ’80s. Economically as a business person, I was petrified. I had a big nut, and I didn’t want to lose my investment. I worked very hard to maintain my business and despite all odds I did, and so did (the Byrnes) because we never stopped investing in our community, i.e. our property. Now the time comes (for) the next big step for the island. We are behind the times as far as I’m concerned. How do we say, there’s a handful of very, very, old property owners, (so we can’t build high-rises)? Basically in the city of Wildwood, it’s not residential. There is a middle ground somewhere. But I don’t see that the opportunity of a lifetime should be bypassed.
Byrne: I see the community being more wonderful after the development of these structures, a better clientele, more tourists to support the other situations on the island, and a much more attractive atmosphere for people to look at. The useful lives of some of these buildings are coming to an end. Structures of this kind, how long do they last, 70 years? I’m looking forward to driving down the street and seeing a beautiful high-rise facility with nice people staying in it, as opposed to the some of the rinky-dink situations that we have now that are sub-par and cater to a sub-par clientele.
How will Wildwood be able to fund the infrastructure improvements that will be necessary to support the high-rise buildings?
Erceg: Increase your tax base, (and) it neutralizes the cost. One of the points that has not been made yet is each project, because of (its) size, brings a 10- to 20-cent decrease in the tax rate. That’s incredible. As a taxpayer, I want every single one of those projects started yesterday. The more people that join the club, the less you pay in dues.
Byrne: The addition of these highly valued ratables should go a long way toward helping with the infrastructure and helping with the tax base for the residents. At this point, I would imagine some of the residents would be quite concerned about the tax situation.
Do you think the climate of the Jersey Shore will affect Wildwood’s ability to draw year-round business?
Erceg: What about Ocean City, Maryland? What about Ocean City, New Jersey, Cape May, New Jersey?
Byrne: (We have) basically, the same climate (as Ocean City, Maryland). We have a convention center that needs state-of-the-art accommodations and vice versa. Once you have the accommodations, you’ll have a lot more business for the convention center. It goes hand in hand. Also, (we are taking about) a facility (with indoor) amenities. It doesn’t matter if there is a foot of snow outside because in all reality they can stay within the walls of the hotel and enjoy themselves, and still have a vacation. Plus there area whole other set of activities that that could be tapped into ecologically: tremendous hunting (and) fishing, bird watching, (and) other ecological things that happen along our coast that could be tapped into through the various seasons.
Wildwood’s master plan allows high-rise development from its northern border to its southern border and from Ocean Avenue to the middle of Atlantic and Pacific Avenues, including many new residential areas. Some have said it is too big and too close to residential neighborhoods. Is this a valid criticism?
Byrne: Well, we need a large HM zone to support the convention center, and to support our Boardwalk and to support the other restaurants and facilities that are on the island. To say that it is too big, I don’t see it. There are residences there and to this particular point, many of them are very sub-par residences, as well. Talk to the people that designed the master plan because obviously a lot of time effort energy and money was put into studying to see where that zone should go. And now we have developers that have seen our master plan who are attracted to our location.
Many of the developers of the proposed high-rises have asked for multiple variances, and they have been accused of trying to squeeze too big of a building onto a small lot. Do you agree? Should they be granted multiple variances?
Erceg: The (Rio Motel and The Oceanic) received all of the requested variances, which I believe was a rather large number, so I think somewhat of a precedent was set there.
Byrne: We can find reasons every day not to do something. The challenge is to find ways to make things happen. When we start to speak of 250 feet versus 280 because somebody wants to make a building more aesthetically pleasing or with higher ceilings or more magnificent, I think we have to look at these projects in totality.
How about when they are taking over portions of the public sidewalk or asking for four-inch setbacks from the neighbor’s property line (as with the Binns and Bonito project)?
Erceg: Maybe the idea from the developer was to go for broke. I’m going to ask for everything, but my realistic goal is halfway there or three-quarters of the way there. And that’s not a bad thing. They are working in their best self-interest and isn’t this wonderful? They are coming here with a lot of money and a lot of investment and a lot of excitement for everyone’s benefit including their own, and that is the best way to act. It’s great for the city. The (zoning) board is ... watching out for the residents. They have to weigh a variety of things but I would hate to see the (zoning) board coming up with gut-like reactions and say, “No, I’m opposed to all of this.” Please qualify your yes or no, because I think the developer is worthy of that.
Do you see any negative effects coming from the proposed high-rises?
Erceg: No.
Byrne: I don’t see the negative effects.
What is your vision for Wildwood without high-rises?
Byrne: The same thing we have now, an aged hotel stock, sub-par accommodations, tourists who leave here often times dissatisfied and un-enchanted.
Erceg: People come in here (Heart of Wildwood) who have checked in elsewhere and immediately checked out (because of outdated, poorly run accommodations). They are going to take that home. It galls me. We deal with it every day. I want my people to be happy every single second they are here. That is an automatic resell and that is what we work for. Otherwise, get the hell out. Just get out of the business.
What is your vision for Wildwood with high-rises?
Byrne: A world-class destination resort. We have all the components to make this happen. There is a tremendous amount of things to do on this island. We have a jewel sitting on the Atlantic Ocean. We have fishing. We have golf. We have parasailing, and dolphin and whale watching. We have all these things to do. We need beautiful first-class accommodations that people can stay in and feel comfortable. Perception is everything. When people see these new structures, it’s only going to grow the pie here, as far as …the number of tourists that come, the number of nice tourists that come, the good clientele. So in time it’s just a win, win, win for Wildwood to have this type of investment.
Erceg: The improvements are becoming very visible now, and I think with the buildings with this level of investment, it will provide the punch that this island has desperately needed for the past for the past 20 years. We are just making a natural progression. Why would you want to turn the clock back? Why? And keep it a sleepy little village? We will not be able to survive.
Maureen L. Cawley can be e-mailed at maureen.cawley@catamaranmedia.com or you can comment on this story by calling 624-8900, ext. 250.
October 26, 2005
High-rise hotel planned for Wildwood Boardwalk
High-rise hotel planned for Wildwood Boardwalk
By MAUREEN L. CAWLEY
Staff Writer
WILDWOOD – A new high-rise hotel is in the works for the north side of Wildwood on the Boardwalk. The building, tentatively named The Starlite Resort, is proposed for a public parking lot between Juniper and Poplar avenues.
Realtor Michael McDonald and Gateway Real Estate are in the process of the buying the proposed building site from BMF Investment, a limited liability corporation, owned and managed by Bill Morey and family. The lot was acquired as a part of a settlement with the Morey Organization.
Original plans for the site included a 29-story art deco-style building, but plans are being scaled back to accommodate the city’s zoning law.
The zoning board failed to grant the required variances to the 26-story Bennett Avenue project earlier this month, and Morey said the message was loud and clear.
“The building is with the architects and getting smaller as we speak,” he said.
The lead architect on the project is Dan Shousky, of Oliveri, Shousky and Kiss.
“The height is pretty much capped at 250 feet,” Shousky said.
The design will mix Doo Wop at the base with art deco in the tower, and because of the extreme climate at the Jersey Shore, the building will be largely made of masonry.
“It has to be built to withstand weather conditions,” he said.
“We are right now in the process of purchasing the project from the Moreys,” McDonald said.
He said they will have a contract contingent upon gaining approval from the zoning board. He expects to submit the project for approval sometime in November.
“Right now we are very close to submitting it,” he said.
McDonald said he has spoken with three major national builders who are interested in purchasing the project.
“All of them have built Marriotts and other major hotels,” he said. “They love the location.”
Once approvals are obtained for a project, the project will be presented to the builders, McDonald said.
“Then we will see who has an appetite for it at the price we are asking,” he said.
The building will be a condotel, according to McDonald, providing both residential and motel-style accommodations. He said he was uncertain how many units will be delegated to the rental pool.
“We will do whatever is required,” he said.
A promotional feature story in Beach and Bay Homes last year promised “views from every angle will be spectacular.”
“It’s right on the Boardwalk and I think in the best position for not causing issues for neighbors,” McDonald said.
In an interview last week, Morey had said initial plans included a restaurant and a spa. Shousky said he envisioned ballrooms, “a really nice restaurant,” retail shops, an indoor/outdoor pool and a pool deck overlooking the beach.
Morey said that there may be some deviation from the original plan.
McDonald said the project details are sketchy right now.
As part of the transfer agreement with the Morey Organization the project will need to provide as many public parking spots as it does currently, McDonald said.
“There will be whatever public parking is required,” he said.
The lot, according to Morey, originally provided parking for the Starlite Ballroom on the Boardwalk.
He said the project will generate business for Boardwalk merchants in addition to the convention center. It will also contribute toward the funding of infrastructure improvements, he said.
“I’ve lived here all my life,” Morey said, “and we want to please as many people as possible.”
Morey said there still are a lot of details to work out. If this deal falls through, there are “numerous options” for the development and operation of the project.
“It is a once-in-a-lifetime opportunity for us,” he said
Morey acknowledges because of this high-rise building, and others like it, his grandchildren will grow up in a Wildwood that is drastically different than the one he grew up in. But he is comfortable with his decision.
“It’s a healthy thing to fear change before it happens,” he said, “but it’s happening now. So you need to embrace it and improve upon it.”
Maureen L. Cawley can be e-mailed at maureen.cawley@catamaranmedia.com or you can comment on this story by calling 624-8900, ext. 250.
By MAUREEN L. CAWLEY
Staff Writer
WILDWOOD – A new high-rise hotel is in the works for the north side of Wildwood on the Boardwalk. The building, tentatively named The Starlite Resort, is proposed for a public parking lot between Juniper and Poplar avenues.
Realtor Michael McDonald and Gateway Real Estate are in the process of the buying the proposed building site from BMF Investment, a limited liability corporation, owned and managed by Bill Morey and family. The lot was acquired as a part of a settlement with the Morey Organization.
Original plans for the site included a 29-story art deco-style building, but plans are being scaled back to accommodate the city’s zoning law.
The zoning board failed to grant the required variances to the 26-story Bennett Avenue project earlier this month, and Morey said the message was loud and clear.
“The building is with the architects and getting smaller as we speak,” he said.
The lead architect on the project is Dan Shousky, of Oliveri, Shousky and Kiss.
“The height is pretty much capped at 250 feet,” Shousky said.
The design will mix Doo Wop at the base with art deco in the tower, and because of the extreme climate at the Jersey Shore, the building will be largely made of masonry.
“It has to be built to withstand weather conditions,” he said.
“We are right now in the process of purchasing the project from the Moreys,” McDonald said.
He said they will have a contract contingent upon gaining approval from the zoning board. He expects to submit the project for approval sometime in November.
“Right now we are very close to submitting it,” he said.
McDonald said he has spoken with three major national builders who are interested in purchasing the project.
“All of them have built Marriotts and other major hotels,” he said. “They love the location.”
Once approvals are obtained for a project, the project will be presented to the builders, McDonald said.
“Then we will see who has an appetite for it at the price we are asking,” he said.
The building will be a condotel, according to McDonald, providing both residential and motel-style accommodations. He said he was uncertain how many units will be delegated to the rental pool.
“We will do whatever is required,” he said.
A promotional feature story in Beach and Bay Homes last year promised “views from every angle will be spectacular.”
“It’s right on the Boardwalk and I think in the best position for not causing issues for neighbors,” McDonald said.
In an interview last week, Morey had said initial plans included a restaurant and a spa. Shousky said he envisioned ballrooms, “a really nice restaurant,” retail shops, an indoor/outdoor pool and a pool deck overlooking the beach.
Morey said that there may be some deviation from the original plan.
McDonald said the project details are sketchy right now.
As part of the transfer agreement with the Morey Organization the project will need to provide as many public parking spots as it does currently, McDonald said.
“There will be whatever public parking is required,” he said.
The lot, according to Morey, originally provided parking for the Starlite Ballroom on the Boardwalk.
He said the project will generate business for Boardwalk merchants in addition to the convention center. It will also contribute toward the funding of infrastructure improvements, he said.
“I’ve lived here all my life,” Morey said, “and we want to please as many people as possible.”
Morey said there still are a lot of details to work out. If this deal falls through, there are “numerous options” for the development and operation of the project.
“It is a once-in-a-lifetime opportunity for us,” he said
Morey acknowledges because of this high-rise building, and others like it, his grandchildren will grow up in a Wildwood that is drastically different than the one he grew up in. But he is comfortable with his decision.
“It’s a healthy thing to fear change before it happens,” he said, “but it’s happening now. So you need to embrace it and improve upon it.”
Maureen L. Cawley can be e-mailed at maureen.cawley@catamaranmedia.com or you can comment on this story by calling 624-8900, ext. 250.
September 28, 2005
DCA finds JCOW code violations
By MAUREEN L. CAWLEY
Staff Writer
THE WILDWOODS – The Department of Community Affairs (DCA) has notified the Joint Construction of the Wildwoods (JCOW) about a classification problem that exists on at least 79 addresses in Wildwood and North Wildwood.
In a letter, dated Sept. 1, addressed to incoming Construction Official Mario Zaccaria, DCA Construction Official John Dotoli said that “the problem is significant and will require close and immediate attention.”
The letter states the multifamily units were classified by JCOW to be one- or two-family units, and as a result, they were built without the fire suppression system required by the International Building Code and BOCA building code.
DCA spokesman E.J. Miranda said the agency’s Office of Regulatory Affairs had started looking into the issue in April, as the result of a homeowner’s complaint, regarding a housing warranty.
“We determined at that time that there may be properties in Wildwood and North Wildwood that were incorrectly classified,” Miranda said. This would effect which construction codes would apply to the properties.
“In spot checking several sets of plans from the above listed structures, it appears that other code violations exist,” Dotoli wrote.
“The list I provided to you should not be viewed as all-inclusive considering that only a cursory assessment of the Wildwood housing stock was made,” he wrote.
Dotoli wrote that the letter was a summary of a meeting with Zaccaria on Sept. 1, the day after retiring construction official Mike Preston left office.
The letter requested that Zaccaria “re-review” the properties on the list “for any life safety issues, which may have been overlooked i.e. remoteness of exits, suppression system, unprotected balconies, continuity of firewalls, appropriate fire-rated assemblies and barrier-free compliance, contingent upon the base-flood elevation.”
Dotoli directs Zaccarria to consider the properties as R-2 multifamily structures “regardless of the use classification your office originally deemed the building to be.”
The “rereview” promises to put additional strain on JCOW’s already taxed resources.
“We are fully aware of this task will require a sizable number of ‘man-hours,’ and it may strain the status quo of your staff,” Dotoli writes. “However…we consider this a high priority requiring the immediate attention of you and your staff.”
Before meeting with Dotoli, Zaccaria had appealed to the JCOW board for more staff and new plumbing, electrical and fire and building code inspectors were hired at the beginning of the month.
A staffing report and a record of the inspection activity in the office from 2004-2005.accompanied the letter from the DCA.
According to that report, JCOW processed 337 new construction permits, 204 permits for additions and major alterations, 842, permits for minor alterations and 281 demolition permits over the past 12 months.
The DCA anticipates that the office will perform 4,680 building inspections, 2,266 electrical inspections, 90 fire protection inspections and 1,094 plumbing inspections in 2005. In addition they estimate that the office will need to do an additional 900 inspections because of the “classification issues” and possible violations.
The report also notes that when construction of the two “25-story” buildings approved by Wildwood’s zoning board begins, the agency will need to hire an additional full-time building inspector and a full-time office person to handle the additional workload.
Mario Zaccaria could not be reached before press time. JCOW board secretary Deborah McNeill said that the board’s discussion on the classification matter was discussed in a closed executive session. Closed executive sessions are allowed by law on matters of potential litigation, contract disputes, personnel matters and land sale negotiations. Tapes of the public portion of Friday’s meeting were made available on Tuesday morning.
Miranda said that the DCA will continue to monitor the situation.
Staff Writer
THE WILDWOODS – The Department of Community Affairs (DCA) has notified the Joint Construction of the Wildwoods (JCOW) about a classification problem that exists on at least 79 addresses in Wildwood and North Wildwood.
In a letter, dated Sept. 1, addressed to incoming Construction Official Mario Zaccaria, DCA Construction Official John Dotoli said that “the problem is significant and will require close and immediate attention.”
The letter states the multifamily units were classified by JCOW to be one- or two-family units, and as a result, they were built without the fire suppression system required by the International Building Code and BOCA building code.
DCA spokesman E.J. Miranda said the agency’s Office of Regulatory Affairs had started looking into the issue in April, as the result of a homeowner’s complaint, regarding a housing warranty.
“We determined at that time that there may be properties in Wildwood and North Wildwood that were incorrectly classified,” Miranda said. This would effect which construction codes would apply to the properties.
“In spot checking several sets of plans from the above listed structures, it appears that other code violations exist,” Dotoli wrote.
“The list I provided to you should not be viewed as all-inclusive considering that only a cursory assessment of the Wildwood housing stock was made,” he wrote.
Dotoli wrote that the letter was a summary of a meeting with Zaccaria on Sept. 1, the day after retiring construction official Mike Preston left office.
The letter requested that Zaccaria “re-review” the properties on the list “for any life safety issues, which may have been overlooked i.e. remoteness of exits, suppression system, unprotected balconies, continuity of firewalls, appropriate fire-rated assemblies and barrier-free compliance, contingent upon the base-flood elevation.”
Dotoli directs Zaccarria to consider the properties as R-2 multifamily structures “regardless of the use classification your office originally deemed the building to be.”
The “rereview” promises to put additional strain on JCOW’s already taxed resources.
“We are fully aware of this task will require a sizable number of ‘man-hours,’ and it may strain the status quo of your staff,” Dotoli writes. “However…we consider this a high priority requiring the immediate attention of you and your staff.”
Before meeting with Dotoli, Zaccaria had appealed to the JCOW board for more staff and new plumbing, electrical and fire and building code inspectors were hired at the beginning of the month.
A staffing report and a record of the inspection activity in the office from 2004-2005.accompanied the letter from the DCA.
According to that report, JCOW processed 337 new construction permits, 204 permits for additions and major alterations, 842, permits for minor alterations and 281 demolition permits over the past 12 months.
The DCA anticipates that the office will perform 4,680 building inspections, 2,266 electrical inspections, 90 fire protection inspections and 1,094 plumbing inspections in 2005. In addition they estimate that the office will need to do an additional 900 inspections because of the “classification issues” and possible violations.
The report also notes that when construction of the two “25-story” buildings approved by Wildwood’s zoning board begins, the agency will need to hire an additional full-time building inspector and a full-time office person to handle the additional workload.
Mario Zaccaria could not be reached before press time. JCOW board secretary Deborah McNeill said that the board’s discussion on the classification matter was discussed in a closed executive session. Closed executive sessions are allowed by law on matters of potential litigation, contract disputes, personnel matters and land sale negotiations. Tapes of the public portion of Friday’s meeting were made available on Tuesday morning.
Miranda said that the DCA will continue to monitor the situation.
August 28, 2005
Three 25-story hotels planned for Wildwood
 Nancy BehransArtist's rendition of the proposed 25-story Wildwood Beach "WB" hotel. The amped-up DooWop style hotel will offer meeting space, deluxe rooms, an indoor/outdoor pool, retail and restaurant space and a lobby bar. |
Staff Writer
WILDWOOD -- Commissioners here have decided that it is time for the city to think big, really big.
They unanimously approved an ordinance last week amending the height requirements in zones 1, 2, and 3, opening the door, and the skies, to the possibility of a 25-story hotel on Atlantic Avenue, the third 25-story behemoth of its kind proposed to fill the city's need for hotel rooms.
Two hotels have already received city approval, and one is in the early planning stages. Each offers a plan for a highly stylized hotel that would offer vacationers and conventioneers first-class amenities and close proximity to the convention center and the sea.
Mayor Ernie Troiano believes the time has come for Wildwood to offer high-rise hotel accommodations.
"All of the other big resorts have these kinds of hotels - Ocean City (Maryland), Virginia Beach, Myrtle Beach, Miami Beach, and the funny thing is we have better beaches than any of them," he said.
The first hotel to receive city approval was the Nouveau Wave Hotel, which would replace the Rio Motel at Rio Grande and Ocean avenues. It has already gone to CAFRA for preliminary review and, according to Troiano, the plans received a positive response from state officials.
The second hotel is known for now as the "WB" or Wildwood Beach, and it is proposed to replace the Oceanic at 4600 Ocean Ave. This one has also received city approval, and is awaiting CAFRA review.
The third concept is for another facility to be built at Spicer and Atlantic. The amendment to the zoning ordinance will allow plans for this hotel to move forward. If plans are approved, it would replace the Binns and Bonita motels.
All of the resort hotels are in a style that could be called DooWop on steroids. The colors are bright. Neon signage is abundant and the forms are unconventional. Each motel is designed with indoor parking on the first five floors and a host of amenities that are not now offered on the island. Each has restaurants, retail space, meeting facilities, indoor pools, ocean views and a variety of rooms and suites. All are hybrids offering about 100 traditional hotel rooms and 160 "condotel" rooms and suites that are privately owned and rented as hotel rooms.
The Nouveau Wave offers a spa, a waterfall and a pool where guests can swim from inside to outside. The proposed "WB" project would offer an enclosed pool that could be opened up in warm weather. The third hotel boasts similar amenities.
Troiano said it was a possibility that the new hotels would be run by a big hotel chain like Marriott or Sheraton.
"We don't know yet. The owners don't know yet," he said.
At the March 23 meeting, Troiano said that the new resorts would help to the fill the island's need for hotel rooms.
"Eighty-four hotels will have gone down by the end of this summer," he said. "Where are people going to stay? We are already booking firemen in Atlantic City this year (for the convention). We are in dire need of rooms."
Clark Doron, of the Morey Organization, spoke in favor of the proposed plans. He noted that a feasibility study that was performed in the initial planning stage of the convention center supported the construction of high-rise hotels.
"The study made it clear," he said. "We are perfectly positioned to compete in the mid-sized convention market with places like Ocean City and Virginia Beach. The study noted that our only problem would be the shortage of first-class hotels."
At a previous meeting John Siciliano, executive director of the Wildwood Convention Center, spoke in favor of the proposed projects. He said that while the convention center is doing well in its traditional weekend and tourist markets, they need to work on mid-week corporate business.
"It is not our position to say that hotels should be of any particular shape or size, but we are in support of any hotel that would attract corporate travelers," he said.
Tony Totah, of the Institute of Coastal Education, expressed concern over the capacity of the islands water and sewage systems to support hotels of this size. He also expressed doubt that the city had a market for these large resort hotels.
"I don't think we are going to see big conventions with four thousand people," he said.
Troiano said that the need for hotel rooms was clear.
"At this point, we need the hotels not just for the convention center but to support the businesses that are here, North Wildwood and the Crest have made a decision to go residential, and we need places for vacationers to stay," he said.
Troiano also noted that the city has studied the impact the hotels might have on the wells and wastewater systems.
He said, "We have three wells drilled and capped for future use and more wastewater capacity than we need.
"It all comes down to what kind of town you want this to be," he said. "We have always b6een a tourist town, a vacation town, not a residential town. If that happens, business on the Boardwalk will suffer. The convention center will suffer, too."
July 13, 2005
More problems for Wildwood motels
By MAUREEN L. CAWLEY
Staff Writer
WILDWOOD – Parking has been an issue for Will LaForge since he bought the 50-year-old Windward Motel 19 years ago. The motel has 23 rooms and only 16 parking spots. LaForge attributes the shortage to changing times.
“Building codes then are not what they are now,” he said.
The lack of parking has never affected the success of his business, however. He was always able to lease spots on the Bennett Avenue lot – first from Wildwood’s Parking Authority and later from GWTIDA..
That changed in December, when motel owners were notified by GWTIDA that parking spots on the Bennett Avenue parking lot would no longer be available to lease for the season.
“There was an established practice in place with over 20 years of history,” LaForge said. Motel owners paid an annual fee and spots were reserved for their customers with color- coded concrete bumpers.
For the first 15 years, they rented spaces from the Wildwoods Parking Authority for $200 per spot, per season. That changed in 1999, when former Mayor Duane Sloan ceded the city’s parking lots to the New Jersey Sports and Exposition Authority (NJSEA) for 99 years as part of the Omnibus Agreement for the construction of the new convention center.
LaForge and other motel owners met with Sloan to discuss their concerns over the new agreement.
“We were told to take it on the chin,” LaForge said. “It was for the betterment of the Wildwoods.”
At that time, Carl Aspenberg was leasing an entire lot from the city for his customers at the Rio Motel at Rio Grande and Ocean avenues. Al Brannen leased 30 spaces for his customers at the Ocean Crest Lodge Motel on Bennett Avenue, and several other motels leased up to 80 additional spots from the parking authority. LaForge leased seven.
Sloan wrote a letter to NJSEA President Richard Wolfe requesting a “five-year window” for motel owners to make other parking arrangements.
On Feb. 18, 2000, he wrote, “None of the owners believe they have an inherent right to lease these parking spaces long term, however I believe it is good business and good public relations to work with these owners in order to eliminate what could potentially be a devastating situation for them.”
LaForge was told by GWTIDA that the reserved spots might not be available some day. The price went up to $500, but for five years, they had always been willing to negotiate a deal.
Al Brannen said his decision to demolish his motel and build condos was largely due the precariousness of his parking situation.
“We went back and forth for four or five years trying to get a longer lease,” he said. “We really didn’t want to tear our motel down but we had no choice.”
Aspenberg said the parking situation was a factor in his decision to sell the Rio, as well. It will be demolished this month and the 25-story Nouveau Wave hotel will be built in its place.
Brannen said he told GWTIDA he was basing his business decision on GWTIDA’s decision about leasing the lots.
“We said, if you are not leasing the spots past that date, fine. We are basing our business decision on your decision. If you lease the spots past that date, we’ll sue,” Brannen said. “We were not trying to hurt other motel owners.”
LaForge believes Brannen’s threat of litigation is the reason GWTIDA refused to stick with the status quo.
Motel owners brought their concerns to Mayor Ernie Troiano, hoping the city could intervene in the situation on their behalf.
“GWTIDA was willing to help if they could,” Troiano said, “but when threatened with a lawsuit they have to do what they have to do to keep the city out of a lawsuit.”
Motel owners met Troiano and GWTIDA Executive Director John Siciliano to try to work out a solution. Siciliano said that the 2002 lease agreement for parking was extended to 2004, but motel owners were told to make other arrangements for 2005.
“We are trying to work with them to help alleviate the problem,” Siciliano said.
GWTIDA has agreed to offer parking on a daily basis for no more that $20 a day based on a rate set in the morning. Customers could leave the lot and be readmitted within 24 hours by showing a receipt. This offer is open to the public as well, Siciliano said. LaForge said that arrangement would cost him about $10,000.
Besides the additional expense, the per diem offer is based on availability. If a customer leaves the lot, there is no guarantee a spot will be available when they return.
“Ideally the hotelier is looking for some kind of guarantee,” Siciliano said. “This is a system that should work most of the time but I guess it’s not the best solution from their standpoint.”
He also indicated the “method” of renting the spots changed to avoid potential litigation, but the reason NJSEA acquired the city’s lots six years ago was because they foresaw a need for parking for convention center events.
“We are doing more and more events every year,” Siciliano said. “We just completed major repairs and renovations in our parking lot because we need parking.”
He promised to continue working with the motel owners to find a situation that they can all be comfortable with.
Meanwhile motel owners cross their fingers on the weekends, hoping they can provide their customers with a parking spot.
A front desk clerk at one motel affected by the parking shortage called the logistics of the parking situation “a nightmare.” LaForge said he has lost customers because of the parking problem.
“That’s the vulnerability that we find ourselves in,” he said.
A number of interested people have approached LaForge about buying the Windward.
“I have a five-block ocean view,” he said. ”If the right opportunity comes along, it’s a good time to sell.”
“Wildwood is at the beginning of a new cycle,” Brannen said. “I’d like to be a part of it as a motel owner, but nobody knows if they have a place in Wildwood today.”
Maureen L. Cawley can be e-mailed at maureen.cawley@catamaranmedia.com or you can comment on this story by calling 624-8900, ext. 250.
Staff Writer
WILDWOOD – Parking has been an issue for Will LaForge since he bought the 50-year-old Windward Motel 19 years ago. The motel has 23 rooms and only 16 parking spots. LaForge attributes the shortage to changing times.
“Building codes then are not what they are now,” he said.
The lack of parking has never affected the success of his business, however. He was always able to lease spots on the Bennett Avenue lot – first from Wildwood’s Parking Authority and later from GWTIDA..
That changed in December, when motel owners were notified by GWTIDA that parking spots on the Bennett Avenue parking lot would no longer be available to lease for the season.
“There was an established practice in place with over 20 years of history,” LaForge said. Motel owners paid an annual fee and spots were reserved for their customers with color- coded concrete bumpers.
For the first 15 years, they rented spaces from the Wildwoods Parking Authority for $200 per spot, per season. That changed in 1999, when former Mayor Duane Sloan ceded the city’s parking lots to the New Jersey Sports and Exposition Authority (NJSEA) for 99 years as part of the Omnibus Agreement for the construction of the new convention center.
LaForge and other motel owners met with Sloan to discuss their concerns over the new agreement.
“We were told to take it on the chin,” LaForge said. “It was for the betterment of the Wildwoods.”
At that time, Carl Aspenberg was leasing an entire lot from the city for his customers at the Rio Motel at Rio Grande and Ocean avenues. Al Brannen leased 30 spaces for his customers at the Ocean Crest Lodge Motel on Bennett Avenue, and several other motels leased up to 80 additional spots from the parking authority. LaForge leased seven.
Sloan wrote a letter to NJSEA President Richard Wolfe requesting a “five-year window” for motel owners to make other parking arrangements.
On Feb. 18, 2000, he wrote, “None of the owners believe they have an inherent right to lease these parking spaces long term, however I believe it is good business and good public relations to work with these owners in order to eliminate what could potentially be a devastating situation for them.”
LaForge was told by GWTIDA that the reserved spots might not be available some day. The price went up to $500, but for five years, they had always been willing to negotiate a deal.
Al Brannen said his decision to demolish his motel and build condos was largely due the precariousness of his parking situation.
“We went back and forth for four or five years trying to get a longer lease,” he said. “We really didn’t want to tear our motel down but we had no choice.”
Aspenberg said the parking situation was a factor in his decision to sell the Rio, as well. It will be demolished this month and the 25-story Nouveau Wave hotel will be built in its place.
Brannen said he told GWTIDA he was basing his business decision on GWTIDA’s decision about leasing the lots.
“We said, if you are not leasing the spots past that date, fine. We are basing our business decision on your decision. If you lease the spots past that date, we’ll sue,” Brannen said. “We were not trying to hurt other motel owners.”
LaForge believes Brannen’s threat of litigation is the reason GWTIDA refused to stick with the status quo.
Motel owners brought their concerns to Mayor Ernie Troiano, hoping the city could intervene in the situation on their behalf.
“GWTIDA was willing to help if they could,” Troiano said, “but when threatened with a lawsuit they have to do what they have to do to keep the city out of a lawsuit.”
Motel owners met Troiano and GWTIDA Executive Director John Siciliano to try to work out a solution. Siciliano said that the 2002 lease agreement for parking was extended to 2004, but motel owners were told to make other arrangements for 2005.
“We are trying to work with them to help alleviate the problem,” Siciliano said.
GWTIDA has agreed to offer parking on a daily basis for no more that $20 a day based on a rate set in the morning. Customers could leave the lot and be readmitted within 24 hours by showing a receipt. This offer is open to the public as well, Siciliano said. LaForge said that arrangement would cost him about $10,000.
Besides the additional expense, the per diem offer is based on availability. If a customer leaves the lot, there is no guarantee a spot will be available when they return.
“Ideally the hotelier is looking for some kind of guarantee,” Siciliano said. “This is a system that should work most of the time but I guess it’s not the best solution from their standpoint.”
He also indicated the “method” of renting the spots changed to avoid potential litigation, but the reason NJSEA acquired the city’s lots six years ago was because they foresaw a need for parking for convention center events.
“We are doing more and more events every year,” Siciliano said. “We just completed major repairs and renovations in our parking lot because we need parking.”
He promised to continue working with the motel owners to find a situation that they can all be comfortable with.
Meanwhile motel owners cross their fingers on the weekends, hoping they can provide their customers with a parking spot.
A front desk clerk at one motel affected by the parking shortage called the logistics of the parking situation “a nightmare.” LaForge said he has lost customers because of the parking problem.
“That’s the vulnerability that we find ourselves in,” he said.
A number of interested people have approached LaForge about buying the Windward.
“I have a five-block ocean view,” he said. ”If the right opportunity comes along, it’s a good time to sell.”
“Wildwood is at the beginning of a new cycle,” Brannen said. “I’d like to be a part of it as a motel owner, but nobody knows if they have a place in Wildwood today.”
Maureen L. Cawley can be e-mailed at maureen.cawley@catamaranmedia.com or you can comment on this story by calling 624-8900, ext. 250.
Subscribe to:
Posts (Atom)