Quadruplex to Replace Oceanfront Motel in Ocean City

By MADDY VITALE The Oceanfront Motel has been on a piece of Ocean City’s prime property at 1417 Ocean Ave. since 1960. For some, it is an iconic landmark that creates nostalgia of what once was part of the city’s landscape. For others, it was becoming “an eyesore.” On Wednesday night, the Ocean City Planning Board granted approval to the new owner of the motel, Oceanfront Development Group LLC, for construction of a three-story quadruplex condominium on the 12,500-square-foot lot. Oceanfront Motel, a two-story, 24-room building, will be demolished to make way for the upscale condo complex complete with four to five bedroom units each with three parking spaces. Avery Teitler, attorney for the developer, said in his presentation to the planning board that the project is a “safer and more code compliant and more flood complaint building,” than the Oceanfront Motel. “We are promoting the general welfare and creating a much more desirable building. The one currently is a bit of an eyesore,” Teitler noted. By a 7-1 vote in the affirmative, the plan will go forward. Ocean City Councilman Jody Levchuk cast the sole dissenting vote. Levchuk serves as Council's representative on the planning board. Avery Teitler, attorney for the applicant, asks questions of the architect during the Planning Board hearing. Levchuk, co-owner of Jilly’s Boardwalk and downtown shops, at first said he would vote yes, but changed his mind after consulting with the board attorney. “I struggle with saying yes to this. My problem with this is it is a bad precedent removing one more hotel from our hotel district,” he said. He then said, “I will say no to this. We have plenty of properties. I just don’t think it fits our area.” Planning Board Chairman John Loeper said that he thinks the project is “appropriate.” “For all the reasons previously stated, I will vote yes,” Loeper said, but added that he was in agreement with Levchuk as well. Specifically, the owners came before the board for a parking buffer variance. The setback required is a minimum of four feet and the applicant sought approval for a one-foot parking setback, which was granted. In addition, the applicant sought variances/waivers for a rear yard setback and no bulkhead (in one area). In addition, two locations of new Boardwalk access landings with stairs and railings were approved. Oceanfront Motel at 1417 Ocean Ave. will be demolished. (Courtesy of Oceanfront Motel website) The property is located in the city’s Hospitality Zone and a quadruplex is a permitted use there. All of the other aspects of the construction, according to Planning Board documents, are allowable and within the rules and guidelines of the city’s construction laws. Board member Matthew Vanderschuere said when voting in the affirmative for the project that the quadruplex is acceptable considering what could be built there, including a substantially larger building. Like Levchuk, board member Dean Adams said he “struggled” with the decision but ultimately said yes to the variances. Bob Cocozza, a resident at 1421 Ocean Ave., agreed that the quadruplex would mean a more aesthetically pleasing building the at 1417 Ocean Ave. During public comment, he said that he was in favor of the project. “I am impressed by the plans, and I think it will be good for the city,” Cocozza said. Marguerite Contino, who lives at 1439 Ocean Ave., said that she believes the parking will work well and that she has proof. She lives in a residence with a similar design from the same Somers Point-based architect, George Wray Thomas. But a couple of residents took issue with the parking variance, noting that the four-foot buffer was put there for a reason. Robert Lee, a resident near the motel, said that the city will lose a landmark building. Marco Diflorio, of 1416 Ocean Ave., said that he was representing five families in his building. “As president of the condo association, we all have concerns over the safety of the parking variance,” Diflorio said. “I will anticipate this will be an accident waiting to happen. You are creating a hazard unnecessarily. Change the other spaces, make accommodations.” Robert Lee, also a resident at 1416 Ocean Ave., agreed with his neighbor that a parking buffer is necessary, noting that it is a highly trafficked area. “The Oceanfront Motel is one of the few motels on the Boardwalk and is an iconic landmark on the block. Replacing the motel with more residential property will reduce the accessibility of the Ocean City beaches to many vacationers,” Lee said. He continued, “These two to three-day vacationers who come and stay for a couple of nights are the lifeblood to many shops and businesses in Ocean City.”