The Seaside Heights planning board has approved the demolition of two motels in the borough, both of which will be replaced by multifamily residential development.
The board, in two separate cases last week, heard testimony in support of the demolition of the Palm Villa Hotel and Suites at 1211 Boulevard, located at the corner of the Boulevard and Fremont Avenue. Board members also heard and approved the demolition of the Sea Breeze Motel, located at 1502 Boulevard, at the corner of the Boulevard and Sampson Avenue.
Palm Villa Approval
The Palm Villa motel will be replaced by two buildings, each of which will contain five townhomes. Attorney Matthew Heagen, representing the property owner, said the proposal changed slightly from when it was first presented last month at a workshop meeting before the board. The developer eliminated a height variance and will now comply with the borough’s 41-foot limit on building height, though an extra 10-feet will be allowed for the utilities that will run atop an elevator shaft.
Palm Villa Motel (Credit: Booking.com)
“It has been completely revised and pared down to comply with the ordinance,” said Heagan.
The 27-room motel will be demolished, along with the current parking area and associated improvements. Architect Jason Hanrahan, who designed the new set of buildings, said each will measure about 39-by-17 feet, with the residential units consisting of about 1,800 square feet of living space.
“We have a generous 29-foot driveway with a hardscape that will lead to all of the residential driveways off the Boulevard,” he added.
Each unit will have a private terrace, with the exterior colors signifying a “coastal product,” he said.
“We’re trying to keep it fun and light, and within the context of the Seaside Heights community,” said Hanrahan. “We have a sand-colored base with Bahamas-style shutters. And going up, we have our composite look from the top floor, where we’re going to have shaded windows, black railings and some minor black details from the balcony areas.”
A six-foot fence will encircle the majority of the property to prevent the spillage of light from vehicles into any neighboring properties, and special attention was given the make the complex walkable to the ocean and boardwalk.
“There will be a sidewalk on the internal north end, and you’ll just walk into your entrance,” Hanrahan said. “There’s a 25-foot drive aisle, so there is ample space for pedestrian access.”
Project Engineer Robert Benedetoo said the project will consist of the demolition of the motel, parking area and all other structures on the lot. The parking areas, driveways, curbing and other features will be replaced with new material.
“Any sidewalks that need construction and removal, we will do that,” he said. ” Similarly, with the Belgian block curb, it will have to be removed for the driveway access, and it will then be replaced.”
The building will not cost any on-street parking spaces on Fremont Avenue. Two spaces will be given up, initially, on the Boulevard, however one will be replaced upon completion since extra room was set aside. The interior roads of the complex will be landscaped with decorative stone and grasses.
The board unanimously approved the application.
Sea Breeze Replacement
Heagan also represented the developers of what has long been known as the Sea Breeze Motel on the Boulevard and Sampson Avenue. Likewise, the property owners came to the board seeking approval to tear down the motel and replace it with six condominium units.
“The building fits within all of the setback requirements,” said Hanrahan, who designed the replacement building. “We have balconies along Sampson Avenue which also meet the code requirements and are six feet back from the property line.”
Townhomes proposed to replace the Sea Breeze Motel, 1502 Boulevard, Seaside Heights, N.J. (Credit: Mike Loundy)
The Sea Breeze Hotel, Seaside Heights, slated for redevelopment, March 2022. (Photo: Daniel Nee)
The units will consist of a main living floor on the first level, then two bedrooms and two bathrooms on each additional floor. Four eastern units will have elevators, while the two closest to the Boulevard do not. The elevators and stairways will run to a 40-foot tall rooftop deck. Responding to a question from a board member, Hanrahan said the deck area was revised to be more open, without containing bars or kitchens.
“We have since removed all of the enclosed space that was on that top floor and now it is just access from the elevator and stairs from the roof deck,” he said, describing the building itself as being designed with a “light, Florida-like beach style concept.”
Benedetto, who served as engineer on the Sea Breeze project as well, said the construction of the new building will cost three on-street parking spaces. The developer has committed to improving Sampson Avenue as part of the project.
“We’ve updated the plans to show repaving for Sampson Avenue due to so much utility re-trenching,” he said. “We’ll also be replacing the curbs and it will match the other curbs in the area.”
As with the previous project, the Sea Breeze redevelopment was approved by the board unanimously.
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