Fire Code Violations

Deadline set on fixing Wildwoods condos

By TRUDI GILFILLIAN Staff Writer, (609) 463-6716
Published: Friday, August 25, 2006

CAPE MAY COURT HOUSE — The blame can be assigned later.

For now, Superior Court Judge Steven Perskie said he is more concerned with making sure that nearly 500 condominium units in the Wildwoods are made to comply with fire codes.

“Job one is fixing the buildings that need fixing and doing so immediately,” Perskie said Thursday during the latest hearing on the noncompliant properties.

Perskie said it made no sense to him that the state Department of Community Affairs did not consider the building-code violations an imminent threat to public safety, given that most of the violations are related to fire safety, fire separation and fire suppression issues.

Of the 75 buildings with violations, 46 had not reached an agreement on how to resolve those code issues as of Thursday's 9 a.m. hearing.

Perskie warned that if the remaining condominium associations fail to reach some agreement for repairs by Sept. 7, he would consider suspending their certificates of occupancy and order the buildings be vacated.

“No one is going to get hurt in any one of those buildings on my watch,” Perskie said.

The issue of who will ultimately pay for the repairs is likely to be decided in future legal proceedings, but Perskie said the immediate responsibility lies with the homeowners.

Once repairs are made, they are free to pursue claims against those they blame for the code violations.

On Feb. 10, unit owners were sent notice that their properties had been identified by the state as being built or inspected under the wrong building codes related to fire walls, means of egress and other fire-related safety issues.

Since then, the Joint Construction Office of the Wildwoods, or JCOW, has been meeting with developers, builders, architects and condominium associations to find ways to solve the problem.

On Thursday, Perskie received an update on the problem from JCOW attorney Glenn Callahan and heard from attorneys representing some of the dozens of owners, developers and other professionals involved.

Callahan told the judge the list of troubled properties started with 79 buildings and was later reduced to 75 that actually belonged on the list.

Of those, 29 have been abated or have formal agreements on how they will be abated, meaning repairs have been or will be made, Callahan said.

They have been given until Dec. 15 to make the necessary repairs.

That leaves 46 properties with no agreement in place. Callahan said talks are ongoing for the majority of those and he expects at least 14 will come to an agreement with JCOW shortly.

The delay on those, Callahan said, has to do with money.

“The issue in the balance is who's going to pay for it,” Callahan told the judge.
Attorney Henry Lewandowski, representing multiple properties, said the owners are faced with certain economic realities that cannot be avoided.

Lewandowski said the owners in North Wildwood, for instance, are unable to rent their properties because the city will not permit them to, and real estate agents won't list them for sale.

That means many of them are coming to the realization they cannot afford to hold onto their condominiums, he said.

“They're going to have to walk away from it,” Lewandowski said.
Perskie said he was aware of the financial bind placed on owners, but public safety was his focus.

“We're going to fix the buildings quickly, or we're going to vacate the buildings,” Perskie said.

To e-mail Trudi Gilfillian at The Press: TGilfillian@pressofac.com

Motel Conversions

Wildwood Crest attempts to stem loss of motels
Monday, August 14, 2006
By WILLIAM H. SOKOLIC
Courier-Post Staff

WILDWOOD CREST
As part of efforts to stem the loss of motels, the borough -- in conjunction with the Casino Reinvestment Development Authority -- hired an engineering and planning company to study the situation.

The work done by Vollmer Associates, funded with $30,000 in CRDA money and matched by Wildwood Crest, should be finished next month.

The borough has lost 20 motels in the recent past.

"We wanted to know what can be done to slow the demolitions," said Karlis Povisils, director of policy research for the CRDA and project manager for the study.

Among questions expected to be answered: how the lodging industry fares in the marketplace; how that will change in the future in terms of the length of the season, and the condition and status of the motels.

"A lot of the buildings do not have the amenities needed to be competitive," said Jeremy Alvarez, director of planning for the Philadelphia office of Vollmer Associates.

Owners would like to expand and modify their properties, but they face administrative and regulatory constraints from state and local authorities, he said.

"We're using a panel of locals to come up with a draft set of recommendations," Alvarez said. "The time for pointing fingers is over. We hope to emerge with a proposal for action by CAFRA and the State Historic preservation office. Do they need to do things differently? What does the municipality need to do? What things can motel owners do? It'll be a recipe book with a variety of things."

Owners might need tax credits, Povisils said. Local restrictions on signage may need to be lifted, or federal assistance may be necessary.

Correcting tax inequities may be another avenue, he said.

For example, motel visitors have to pay an occupancy tax but condo guests do not.

But don't expect a silver-bullet solution, Povisils said.

"Maybe nothing can be done," he said. "If nothing can be done, we want to know."

The Wildwood Crest-CRDA study is just one avenue in the march toward preservation.

Earlier this year, the National Trust for Historic Preservation designated the Wildwoods motel collection as one of the 11 most endangered historic sites.

"Hopefully, the designation will be a wake-up call to those who can make a difference with this effort," said Jack Morey, founder of the Doo Wop Preservation League, which trumpets efforts to save the motels.

North Wildwood is reviewing policies to see what can be done to encourage condo units to return to the pool in the form of "condotels."

"We've had some discussions about an overlay zone to make it more attractive," said city administrator Raymond A. Townsend.

Reach William H. Sokolic at (609) 823-9159 or wsokolic@courierpostonline.com

Condominium conversions bring change to Wildwoods

Wildwood Crest attempts to stem loss of motels
Monday, August 14, 2006
By WILLIAM H. SOKOLIC
Courier-Post Staff

NORTH WILDWOOD
The Surf Song resembles a typical beach-block motel.

It has four stories, 90 rooms and two pools.

The only difference? It's a former motel gone condominium.

Upscale suites loaded with all of the comforts of home can be yours for anywhere from $199,000 to $550,000.

The motel-to-condominium conversion phenomenon has washed over most Jersey Shore towns, but it's a tidal wave in the Wildwoods. No matter that a downturn in the real estate market in the last year has resulted in a glut of unsold condos on the island.

"We've been watching it happen. We've had front-row seats," said Jack Morey, executive vice president of Morey's Piers and a founder of the Doo Wop Preservation League.

The league trumpets preservation efforts of the Wildwoods' collection of kitschy motels from the 1950s and 1960s, known for a style architects have labeled Doo Wop.

Of 145 motels on a list compiled for the Doo Wop Preservation League, 50 have disappeared in the last few years. Many were in Wildwood Crest, which has the largest concentration, said league chairman Dan MacElrevey.

"It's market pressure," he said. "The land values along the Jersey Shore have exploded."

In a number of cases, the motels are demolished, much to the chagrin of preservationists who hoped the buildings would do for tourism in the Wildwoods what Victoriana did for Cape May.

In other cases -- the Surf Song, for example -- the basic building remains the same and only the format changes. Conversions, rather than demolitions, offer hope that the architecture stays alive.

Mary and David Benson of Mount Laurel bought a one-bedroom condo at the Surf Song, in part because it retained its motel look.

"We bought it as an investment to rent out, but also knowing we won't have to rent a place for the summer ourselves anymore. It's a perfect size for us. We'll utilize it a lot," said Mary Benson, a CPA who has vacationed in the Wildwoods much of her life.

Buying these kinds of condos in the Wildwoods is an inexpensive way to go from renter to owner/investor for folks who find Stone Harbor, Sea Isle City and Brigantine too pricey, said Brian McDowell, a broker with Shamrock Real Estate in North Wildwood.

McDowell helped sell conversions of the European and the Mediterranean motels in North Wildwood. Both sold out, and some units already have been resold.

"I was able to get the buyers into a place where they use it and also rent for the other weeks to pay some of the mortgage and taxes," he said.

Officials with M.W. Mitchell Inc., an Audubon company that developed the Surf Song and other motels in the Wildwoods, see the condo trend as a boon to the local tourism industry.

"As much as you're looking at losing motels, you gain redeveloped real estate in the process," said Dan Decker, a vice president with the firm. "We bring these buildings up to current code and make affordable shore homes available to people."

It's not just cheap housing fueling the condo boom.

The Wildwoods have witnessed an upward trajectory after years as a downtrodden resort.

"I've lived here all my life and you couldn't give away properties 10 years ago," said Len Lauriello, an electrical inspector for the Joint Construction Office of the Wildwoods, which approves building plans on the island.

Upscale restaurants have moved in throughout the island.

The Wildwoods Convention Center now books concerts from classic rock to the Bacon Brothers.

Despite the changes, developers found motel owners all too willing to get out of the business for a price.

"You offer them $10 million. And they ask themselves, "Do I want to keep working every summer,' " said Michael W. Mitchell, a Haddonfield resident and president of the development company that bears his name.

For many owners, the money raked in over a 12-week season isn't enough to offset the amount of work and regulations.

Insurance rates have skyrocketed since 9/11, Comcast has raised its cable rates and water bills have risen.

Motels often set rates in November for the following season, and profits are gobbled up by these increases, said Bruce Smith, owner of the Tangiers Resort Motel in Wildwood Crest and president of the Greater Wildwood Hotel & Motel Association.

The truth is, the value of the land is much higher than what motel owners can expect to bring in, said Bruce Esher of Fasy Real Estate in North Wildwood.

"Before a lot of these motels were demolished or condo'd out, they weren't doing that well," he said.

Jerry Clark agreed to convert the Central Motor Inn in North Wildwood to condos. At age 65, she no longer wanted the aggravation of running a motel.

"My children help me, but it's not fair to them," she said.

Smith and others hope efforts under way on a number of fronts will fend off further motel losses.

"As motel owners, we want to know what do we need to do to save them and compete in tomorrow's market," Smith said. "It's up to the municipalities to pass whatever ordinances are required to move that along."

Reach William H. Sokolic at (609) 823-9159 or wsokolic@courierpostonline.com

Local Tax Increase

Wildwood budget calls for 1.5-cent local tax increase
By TRUDI GILFILLIAN Staff Writer, (609) 463-6716
Press of Atlantic City
Published: Saturday, August 12, 2006

WILDWOOD — The city's 2006 budget, introduced this week, comes with a local tax increase of 1.5 cents, Mayor Ernie Troiano Jr. said Friday.

That means the local purpose tax rate, which supports the city's operations, would be 81.2 cents compared to 79.7 cents in 2005.

“We worked extremely hard to bring (any tax increase) down,” Troiano said. The city had estimated the municipal tax rate would increase 2.5 cents.

“We struggled with this budget once again,” Commissioner Kathy Breuss said.

The overall tax rate, including county and school taxes, would equal $1.51 per $100 of assessed property valuation. The total tax rate in 2005 for the city was $1.42.

Troiano said he would not take the blame for the bulk of the increase, which he said can be attributed to increases in the school tax and county taxes.
According to the budget, the total 2006 spending plan is $24.8 million, an increase of $73,093.26 over last year.

The budget is supported by $1.9 million in surplus funds, a $14.3 million tax levy and $8.5 million in revenues.

On the revenue side, the new budget anticipates receiving $1.56 million from land sales of city property compared to $3.3 million from 2005.

The city also received $171,000 from the Greater Wildwoods Tourism Improvement and Development Authority as part of the omnibus agreement for construction of the new Boardwalk convention center.

The city delayed adoption of the budget while it worked to retrieve some of the money it is owed for its support of the convention center project.

Breuss said the city is owed another $490,000, and it will continue to fight to get that money in future budgets.

Spending increases are anticipated in salaries and wages for departments including police, parks and sanitation.

The city also anticipates fuel costs will increase from $235,406 paid in 2005 to $340,000 for the year.

Breuss said the city has already spent the amount of money it allocated for fuel in 2006. She noted that, as of Monday, Public Works employees who previously took their work cars home with them will no longer be allowed to do so in an effort to save fuel costs.

Insurance and contributions to the police and firemen's retirement system are also expected to increase.

A public hearing on the budget is scheduled for 6:30 p.m. Sept. 6 in City Hall.

To e-mail Trudi Gilfillian at The Press:
TGilfillian@pressofac.com

Waterpark Oasis

Sip and slide
Alcohol sales prove a hit at Wildwood water park By BRIAN IANIERI Staff Writer, (609) 463-6713
Published: Monday, August 7, 2006

NORTH WILDWOOD — Brian Ploe laid back in a 92-degree pool Sunday afternoon, a frozen Mai Tai frosting the plastic cup in his hand.

Between Ploe, relaxing, and a 50 mph looping roller coaster was about 40 feet and a roof made of tessellated Eucalyptus bark.

The covering was designed to look tropical while separating two very different attractions on the 25th Avenue pier.

A volcano with a face spurted water from the middle of the 3-foot-deep pool, where men and women with wristbands gathered around the edges to talk and sip beer and tropical drinks.

“It does make it a nice atmosphere for the adults to enjoy,” said Ploe, of Upper Township, Cape May County.

The Caribbean, Jimmy Buffet-style Ocean Oasis Water Park and Beach Club has been serving alcohol at designated areas in the park for about three weeks.
Park officials hope the alcohol sales — tied in with services such as private cabanas, hammocks, massages and concierge services — will attract visitors and keep them there longer.

The market demanded more services and amenities, a Morey's Piers representative told the city when it sought approval for alcohol sales in the company's plan.

A separate but connected water park owned by the same company does not allow alcohol.

By the nature of water parks, it's difficult to determine what effects the changes have had so far, said George Rohman, operations manager for Morey's Piers.

It's been busy, but the recent heat wave and overall hot weather — like gold to places that market lots of water — could have played a big factor too, he said.

“We think the concept is working,” he said.

The opening of a water park that also serves alcohol has drawn criticism from people who see an inherent problem with mixing liquor and water parks.

Any way you slice it, having alcohol, children and bodies of water in the same area is not a good idea, opponents have said.

After hearing both strong opposition and strong support, on July 5 the City Council voted 5-2 to allow the sale of alcohol at the park. Liquor sales started a few weeks later.

Park officials have said they have strict controls in the two areas of the park where alcohol is currently being served.

In the heated pool, Rohman said, an extra lifeguard is used just to keep tabs on the alcoholic drinks.

The area, which is full of bamboo and metal painted to resemble bamboo, looks like Gilligan's Island but with more revealing bathing suits.

Steve Siegfried of Upper Township was in the heated pool Sunday afternoon, having spent much of the day at the park. It was his first time there.

“I think it was a good idea,” Siegfried said. “It's very relaxing.”

To e-mail Brian Ianieri at The Press: BIanieri@pressofac.com

Food Safety

Hot weather can spoil beach snacks, tourists' appetites for boardwalk food
By THOMAS BARLAS
Press of Atlantic City Staff Writer, (609) 272-7201
Published: Sunday, August 6, 2006

David and Linda Graham walked down the Wildwood Boardwalk last week under the blistering sun of a summer heat wave as they munched slices of pepperoni pizza picked from a row of pies on display at an open-air eatery.

The Deptford couple said they had no worries about the soaring temperature spoiling their snack.

“I looked it over pretty good,” David Graham said. “If it had looked like it's been out a little too long, forget it.”

Graham's once-over may not be exact science, but it's one easy thing nutritionists say people can do to prevent getting sick from food left out too long in the heat.

“Smell and color,” said Joyce Brody, clinical nutrition manager for AtlantiCare Regional Medical Centers. “If you're smelling it and it's not quite right, there's a reason for that.”

That's particularly important during the summer.
According to the U.S. Department of Agriculture, food-borne illnesses spike in the summer as food-borne bacteria grows fastest at temperatures between 90 and 110 degrees. Bacteria also need moisture to flourish, and summer weather — especially in New Jersey — is often hot and humid.

Local and county health officials who deal with boardwalk eateries say changing temperatures and humidity levels pose additional challenges to operators of those establishments: It can be more difficult to keep hot food hot and cold food cold, and to throw out any foods — from sausage to garlic knots — on display before they go bad. They also must deal with blowing sand and flies.

Some of those concerns could be reduced under a series of regulations being considered by the state Department of Health and Senior Services. The department could require screens to stop insects from getting into the open-air eateries, time-dating foods to make sure food doesn't sit out too long, and having food servers and preparers wear gloves. The regulations could be in place next year.

Those regulations also could further reduce what officials with health departments in Cape May County and Atlantic City say is a surprisingly low number of people who develop what is commonly referred to as food poisoning from boardwalk fare.

“Remarkably, with (millions) of visitors, it's minuscule,” Atlantic City Health Department Director Ron Cash said.

“We're not seeing anything above normal,” acting Cape May County Health Coordinator Kevin Thomas said. “One or two, here or there.”

Thomas said high turnover rates during busy times of the day usually ensure food doesn't sit out too long.

Joan Thaler, an inspector with the Cape May County Department of Health, said one of the things she stresses to boardwalk open-air food operators is to be aware of what's happening during off-peak hours, when food moves more slowly and there's a greater chance it might stay out too long.

“I encourage owners to think of the time the food has been left out, and to be aware of that,” she said. “Just like you would do in your own house.

“I think it's a matter of establishing rapport with the owner, and once you've got good communications and explain what your concerns are, and listen to their concerns, we can come to an understanding about what can be done to solve the problem.”

Mike Rogers owns Sorrento's on the Wildwood Boardwalk, and he only puts a few slices of pizza on display at a time to attract customers because of the heat last week. He's also installed a refrigerator near the open display area so he can control the quality of his fare.

Rogers said the food preparation and handling courses he's taken over the years made him aware of how important it is to keep food fresh, and not just for the health of his patrons.

“In this business, I can't afford any problems,” he said.

Not everyone is satisfied.

Anna Lindell, of Upper Darby, Pa., was on the Wildwood Boardwalk on Thursday with her two children, 8-year-old John and 11-year-old Amy.

Lindell wouldn't let her children eat any of the boardwalk fare that was on display because of the heat. She said she just didn't think it was safe.

“It't too much of a chance to take,” said said, adding she'd rather buy her children water ice or ice cream as a snack and feed them when she got back to her hotel.

Brody said customers should never feel badly about asking a boardwalk eatery operator how long the food has been on display, or even if they'll cook up something fresh.

Linda Graham said she and her husband have done that on occasion.

“They always say it's fresh,” she said. “What else do you expect them to say?”

To e-mail Thomas Barlas at The Press:TBarlas@pressofac.com

Hereford Inlet Lighthouse

Hereford Inlet Lighthouse celebrates National Lighthouse Day
From Press of Atlantic City staff reports
Published: Saturday, August 5, 2006

NORTH WILDWOOD — The Hereford Inlet Lighthouse is marking Aug. 7, National Lighthouse Day, by offering free admission to children 12 and younger.

Steve Murray, the city's parks director, said National Lighthouse Day was established in 1988 by President Ronald Reagan to recognize lighthouses and their place in America's history.

Murray said New Jersey once had 49 lighthouses and that number is down to about 22. Of those, about a dozen are open to the public at some time during the year.

For more infomation, see

www.herefordlighthouse.org
The lighthouse is located at First and Central avenues.