Ocean View staff flags multiple code variances for proposed 100 Atlantic showroom

Ocean View planning staff concluded the commission’s concept review of application P362 for 100 Atlantic Avenue by telling commissioners the plan requires multiple variances and outside approvals before a preliminary plan can be accepted.

"The plan that we reviewed for presentation tonight is a concept level review," planning staffer Jim Lover said, adding, "No vote tonight." Lover listed staff findings including an overall lot coverage of 79.8% where GB1 zoning allows a maximum 50%, potential setbacks encroachments, and several items that will need to be depicted on future plans such as building height, dumpster location, ADA access, and perimeter drainage easements.

The staff memo further spelled out technical requirements and citations to the town code: a 10-foot perimeter drainage easement per section 140-79-B6 (to be provided to the greatest extent possible), delineation and remediation of wetland buffers per section 116-16B, and compliance with floodplain rules under section 116-5C. Lover said a separate loading space is required for service uses between 2,000 and 10,000 square feet under section 140-60, though the department would consider eliminating that requirement if the applicant recorded a note restricting loading to outside appointment hours.

Planning staff also noted parking implications. "The parking space requirements are based on the entire gross floor area of the building," Lover said. Because the proposed by-appointment builder design showroom is treated as a service use (one space per 250 square feet), the full building area would require roughly 15 spaces. Staff said a parking study by a qualified traffic analyst could be submitted to justify fewer spaces; a straight parking variance without analysis was described as unlikely.

The applicant’s engineer, Ray Blakey of Plco Engineering, said the parcel is about 11,666 square feet (0.27 acres) with roughly 451 square feet of non-tidal wetlands and an existing building that is nonconforming to current setback standards. "We are committed to working with the town to get it to the point where it's acceptable," Blakey said. He said the interior is roughly 4,000 square feet and the intended use is a by-appointment custom design center with a small showroom, a few offices and storage in back.

Mark Campbell, one of the property owners, described the building as an "eyesore" the owner has improved with a new roof and sewer service and said he wants to make the site productive for the Route 26 corridor. Campbell confirmed the building dates to the 1950s and noted it is a solid brick structure; the team also discussed FEMA-approved door panels as one way to address floodplain requirements.

Lover told the commission that because of the existing site constraints and the number of likely variances, the project will require outside approvals from DelDOT and the state fire marshal and that those approvals must be incorporated into the site layout before final variance determinations and any preliminary plan acceptance.

No formal action was taken on P362; the presentation was advisory and the commission closed the concept review without a vote. Staff and the applicant flagged next steps as conducting a parking analysis if needed, delineating wetland buffers, preparing required topographic information, and coordinating approvals with DelDOT and the fire marshal before returning with a revised preliminary plan.

Votes at the meeting: the commission approved the meeting agenda and approved the Nov. 20, 2025 meeting minutes by voice vote; both were handled as routine procedural motions. The meeting adjourned after the concept review.