Add another nine classics to your list of “motels on the edge.” At its second marathon session in as many weeks, on Oct. 13 the Wildwood Crest Planning Board approved re-quests for nine long-standing motels to convert to residential condomin-ium use.
Motel owner-applicants requested no variances under present ordi-nances, but were just under the wire when it comes to new M-1 zone re-quirements that the borough council is expected to adopt. Many motel owners fear that the new require-ments, when they come into effect, will prevent them from redeveloping in a financially feasible way – whether as a reconstructed motel or as residential units.
Board members actively questioned the applicants’ professionals regard-ing setbacks, parking, storage, and other aspects of the proposed new development. In some cases, the board conditioned its approval on changes requested by board members.
Architect Kevin Young – a home-town son familiar with nooks and crannys throughout the Wildwoods – testified for most of the applicants. After two arduous weeks of hearings, Young told the Herald that he ex-pected “things should be quiet now.”
Young also believes that the major-ity of successful applicants ultimately will continue as motels rather than proceeding with approved conver-sions. That’s because, in Young’s view, the borough’s recent conces-sions on height and parking require-ments will permit current owners to re-build motels in a reasonable man-ner.
Additional Steps?
For most applicants with prelimi-nary municipal approval, if they do intend to convert there’s more regula-tory activity in store.
CAFRA approval entails a new round of comments and changes, and architect Young noted that the state typically has “architectural input” where buildings are located in an historic district.
Seth Fuscellaro, who served as at-torney for the majority of applicants on Oct. 13, said that the borough’s preliminary approvals are good for three years. He also noted the am-bivalence of many owners toward actually converting uses.
“People are scared,” he said. “They’d love to continue running their motels, but they’re between a rock and a hard place.”
“Freedom ….”
Several days after the Oct. 13 hear-ing, motel owner Adam Pipitone looked confident of his message as his band – “The Good Tymes,” a group of locals together since child-hood – belted out Paul McCartney’s “Freedom” by the side of the pool at Pipitone’s American Safari Motel. (Crowd approval indicated the avail-ability of an alternate career if band members are interested.)
Pipitone said that he filed his site plan application because he needed “insurance” for the future of his mo-tels. “I have no specific plans or desire to sell,” he said, but site plan approval gives him “an option.”
“M-1 zoning changes will hurt the value of my properties,” Pipitone said. His main concern is the lim-ited area he can devote to parking; in his view, the new rules would require a smaller motel if he rebuilt, he said, and that would not make sense economically.
“Look, we don’t want to go,” Pipi-tone noted. “We’re doing things you do to keep a business alive …. New signs, carpeting, pools ….”
“And a live band,” his son chuck-led in the background.
John Abramowitz, General Manager of the Viking Motel, voiced some of those same concerns. But in the Viking’s case, according to Abramowitz, the owners of some 26 years – his parents — expect that they will re-develop pursuant to their site plan approval.
“One more season,” Abramowitz said with what seemed a mix of re-gret and relief.
