Ocean Draft, LLC plans to build an indoor-outdoor dining venue on Ventnor Avenue next to Sapore.
By NANETTE LoBIONDO GALLOWAY
VENTNOR Creative, unique, iconic, groundbreaking, outstanding and fantastic are just a few of the words describing a new dining option being created by restauranteur and Ventnor's third liquor license awardee Tony Hoda next to his Sapore pizza restaurant on Ventnor Avenue.
Hoda received unanimous approval from the Planning Board Jan. 24 to open Ocean Draft on a vacant lot next to the restaurant. Hoda said he can't wait to see his European piazza-styled venue appear in its place. Phase 1 will open this summer, with a second phase to install a kitchen starting in mid-October.
The project, designed by Somers Point architect William McLees, includes indoor and outdoor dining areas with a Mediterranean feel adjacent to the existing restaurant, an L-shaped bar, circular trellis with seating, fire pits, a performance stage, and eventually, a fully equipped kitchen. The venue will be surrounded by an 8-foot high acoustic block masonry wall, landscaping buffers, and trees and other landscape accents throughout the property.
The concept was made more achievable after the COVID-19 pandemic forced restaurants, including Sapore, to move their dining rooms outdoors to the sidwalks.
It will be one of a kind for the Downbeach area, with lots of elevated planters, fire pits and sandy beach areas. The project includes men's and women's restrooms, an office, staff break room, beer cooler and more. According to city officials, requirements of holding the liquor license will regulate hours of operation and other ordinances will determine hours for entertainment.
https://youtu.be/DXvrSGR0RUM
Several residents expressed concerns about the odors coming from an exhaust fan for the restaurant that will be located about 24 feet from nearby residences, trash removal, sound buffers and the perpetual concern parking. McLees said the music will be piped in through speakers located throughout the venue and Hoda said there would be no hard rock performances. The discussion prompted officials to allow a proposed 6-foot wall to be increased to 8 feet with a covering that will reflect music back into the space. A trash dumpster will be located at the front of the property, away from residences and easily accessible to haulers. Trash will be picked up daily, Hoda said.
The board granted all the variances and waivers needed to get the project going, although Hoda will be required to obtain approval from the Atlantic County Planning Board because it is located along a county roadway.
Hoda's associate, Al Merkola called into the Zoom meeting from Europe, although there were some technical difficulties that cut his comments short.
This will be good for tourists and good for the area, he said. I can't wait to get rid of the fence that's been there for 20 years.
The property once housed a row of stores that burned in a fire. The property was razed and the lot has been vacant for more than 10 years. Planners reviewed and granted approvals twice before for projects that included a mix of commercial and residential units.
Ventnor Planning Board approves the Ocean Draft restaurant venue next to Sapore.
The variances granted include relief from the city's parking ordinance, which would have required 75 parking spaces. Board members commented that there is really nothing that can be done about creating on-site parking in rapidly expanding commercial areas, but that they would be required for residential developments such as the 5-lot residential subdivision for the old Trinity United Methodist Church site they approved earlier in the meeting.
Hoda will install bicycle racks on Ventnor and Newport avenues, he said.
The board granted preliminary and final site plan approval with a list of conditions that Hoda must meet to continue operating. Variance relief was granted for lot coverage, which is 74.9% where only 60% is permitted, and a setback where the indoor/outdoor dining/bar area will directly abut Sapore.
Commissioner Lance Landgraf, who is a professional planner for the CRDA, said the concept meets the goals of the city's Master Plan and has out of the box thinking coming out of the pandemic.
Commissioner Tim Kreibel said it would give people a reason to come to Ventnor and become a landmark.
Planning Board Chairman Jay Cooke called it creative, iconic and groundbreaking.
It will put Ventnor in better stead for its resort nature, expanding the shoulder season, he said.
A major subdivision was approved for the former Trinity United Methodist Church at 7117 Ventnor Ave.
The board also approved a five-lot subdivision for the church site, which had been vacated for several years before it was demolished last year.
Piraino Builders, LLC worked with the sellers to make sure the subdivision was done correctly and fit in well with the community, attorney Eric Goldstein said.
The homes, designed by Hammonton architect Bob Lolio, will face side streets - three on Melbourne Avenue and two on Baltimore Avenue - and be from 2,584 to 2,989 square feet, have five bedrooms each, with three on-site parking spaces, elevators and small swimming pools. All of the curb cuts for driveways will be on side streets, with no entrances on Ventnor Avenue, which also requires Atlantic County Planning Board approval.
Attorney Chris Baylinson, who represents Baltimore Avenue neighbor Grace Toncich, requested the nearest building be moved one foot toward Ventnor Avenue. After discussing it and learning that Toncich's home is located 6 feet from the property line, the board denied the request because the new homes will be separated by just 4 feet. Again, residents expressed concerns about parking and the loss of on-street parking spaces.
There's not a lot we can do about that, Goldstein said. The plan is as vetted and tweaked as it can be.
A builder will erect his sumemr dream home at 103 S. Troy Ave. next fall.
The board also granted approvals for JJCC Longport, LLC to demolish a totally non-flood compliant house and rebuild a new one at 103 S. Troy Ave. The new house will have six bedrooms and will be the builder's own home. The builder said he plans to live in the older home this coming summer and demolish it and rebuild in the fall.
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