Developer presents revised 90 Broadway plan in Somers Point, offers $100,000 for former Point Avenue strip

Keith Davis, attorney for Exelor Building Solutions LLC, formally presented a revised redevelopment proposal for the property at 90 Broadway in Somers Point during the council’s March meeting.

Davis said the company now proposes to demolish the existing 17 residential units and build a 25-unit townhouse development. “We are proposing that all the units be taxed typically as they would, in terms of ad valorem taxation,” Davis said, and he told council that his client has rescinded an earlier request for a five-year tax abatement. Davis also said the developer is offering $100,000 to the city for a strip of land identified as the former Point Avenue right-of-way so it can be included in the development tract.

The project team described the development as a high-end townhome community oriented to take advantage of bay views. Architect Steve Fenwick said the scheme includes 23 townhouse units plus two single-family units on the bay, all designed as four-bedroom residences with ground-level parking and storage configured to meet flood regulations. Fenwick said the design provides decks and windows oriented to the bay and common amenities that include a swimming pool, gazebo and shared open space.

Planner/engineer Mr. Barnhart (name given in presentation) and the project team said the unit-count change to 25 triggers an affordable-housing obligation of five low- and moderate-income units. Davis said those five units “must either be satisfied on the development site or off-site at a mutually agreeable location between the city and the redeveloper,” giving the parties flexibility on how to meet the obligation.

The team said they will pursue state approvals. Barnhart said the next steps include preparing a redevelopment plan for council’s first reading and filing applications with the New Jersey Department of Environmental Protection under the Coastal Area Facility Review Act (CAFRA) and for waterfront development. Barnhart estimated the CAFRA/waterfront permitting process could take “probably six to seven months,” and he warned the number of boat slips requested could be reduced by NJDEP marina rules.

On boat slips, Barnhart said the developer intends to seek one deeded slip per unit and to deed those slips to purchasers rather than operate a public marina, but he acknowledged the NJDEP rules may limit what can be authorized. He also described alternatives for meeting the state’s public-access requirement, such as calculating the on-site public-access cost and funding an off-site park improvement in the adjacent public park if on-site public access is impractical.

Council members asked technical and design questions—Fenwick confirmed the buildings are four stories in parts and that finished living floors will comply with flood-elevation standards. The team told council there had been a prior 24-unit approval on the site and described the current proposal as similar in intensity.

Council members also asked about tenants at the existing rental property. Developer John Wolfington and the project team reported roughly seven tenants remain under agreements; the current owner, John Fultz, has reportedly offered additional free rent and returned security deposits to some tenants. Davis said three tenants had not signed relocation agreements and that the owner has been trying to reach them.

Davis asked council to consider the redevelopment plan and said the applicant hopes to present the plan for a first reading at the next available meeting. No formal redevelopment ordinance or redevelopment plan vote occurred at the March meeting; the item was presented for council review and questions.

Why it matters: The change to 25 units and the developer’s withdrawal of the tax-abatement request alter the project’s fiscal profile and create five affordable-housing obligations the city may use to satisfy outstanding obligations. The need for CAFRA and waterfront permits, plus NJDEP rules on docks and public access, means the project will be subject to state review and potential conditions.

What comes next: The developer said the team will prepare a redevelopment plan for council consideration, file CAFRA and waterfront applications with NJDEP, and work with city staff on affordable-housing implementation or off-site mitigation if agreed.