In 1936 and 1937, my grandfather, Greek immigrant Nick Papajohn, stayed at the Belhaven Hotel. The following year, when he learned it was in its third bankruptcy, he (with his two brothers-in-law) bought the hotel. Over the years, the properties consisting of the current site of the proposed hotel and retail development were consolidated by my family.
My father, John Papajohn, and I now have plans to redevelop the Belhaven Hotel and retail stores at the iconic corner of Rehoboth Avenue and the Boardwalk. It is our goal to build a beautiful hotel reminiscent of the original Belhaven Hotel my grandfather fell in love with.
We envision this hotel as a signature building for Rehoboth, referred to in the city’s marketing materials, talked and written about by local and national media, and lauded by social influencers. We want it to be Rehoboth’s hotel of choice for holiday celebrations, special ceremonies, business conferences and community fundraisers.
An upcoming Monday, Nov. 22 Rehoboth Beach Board of Adjustment hearing will determine what we ultimately build in that location.
To construct a beautiful mixed-use development, including a hotel with modern amenities and retail stores, that is architecturally compatible to the original design, we need a variance waiver from the board of adjustment from a 2.0 floor area ratio (FAR) to a FAR of 3.0.
The increase in FAR from 2.0 to 3.0 has no impact on the visual size of the structure or its height. From the standpoint of bulk and scale, the 2.0 and 3.0 FAR variants look virtually the same, but the quality of the 3.0 version is far superior and comports more with the Rehoboth Comprehensive Development Plan and the goals of the Wilmington Ave./Baltimore Ave. Streetscape Task Force.
While there is no difference in bulk and scale, the differences in amenities and look of the building are numerous. With a 2.0 FAR, the hotel will be a limited-service, three-star transient hotel. An increase to a FAR of 3.0 would allow for a four- to five-star, full-service boutique resort hotel.
Denying the 3.0 FAR hotel won’t stop the development of the corner; it only denies the opportunity to develop the best possible use of the space for current residents and future visitors for decades to come. There is no upside for approval of only a 2.0 FAR development.
The 3.0 FAR hotel better comports with the CDP, which contemplates upscale, inviting and quality development that draws an affluent demographic who can afford Rehoboth’s gourmet restaurants and artisan retail stores.
The 3.0 FAR hotel also better comports with the stated objectives of the Wilmington Avenue/Baltimore Avenue Task Force, which contemplates inviting, attractive uses of the land (not parking lots), which encourage pedestrians to venture off the Boardwalk to these streets.
In addition, a FAR of 2.0 would mean:
• Surface parking for the hotel along Wilmington Avenue in lieu of shops
• Smaller guestrooms (sized for couples - not families), no suites
• Smaller lobby and limited guest amenities
• No exercise room, swimming pool and sun terraces
• No business or conference center
• No balconies
• Simpler, more generic architectural character
• Fewer and smaller retail shops
• No hotel restaurant
• No solar panels, green roof or rooftop herb garden.
A denial of the variance request is a vote to deny an upscale development with modern amenities and underground parking that fits the character of the iconic corner, and allow for an inferior building of the same bulk and scale to be built.
We are passionate about building something that fits with the character of Rehoboth Beach, makes economic sense, and befits our long family history with this property.
-
A letter to the editor expresses a reader's opinion and, as such, is not reflective of the editorial opinions of this newspaper.
To submit a letter to the editor for publishing, send an email to viewpoints@capegazette.com. All letters are considered at the discretion of the newsroom and published as space allows. Due to the large volume of submissions, we cannot acknowledge receipt of each submission. Letters must include a phone number and address for verification. Keep letters to 400 words or fewer. We reserve the right to edit for content or length. Letters should be responsive to issues addressed in the Cape Gazette rather than content from other publications or media. Letters should focus on local issues, not national topics or personalities. Only one letter per author will be published every 30 days regarding a particular topic. Authors may submit a second letter within that time period if it pertains to a different issue. Letters may not be critical of personalities or specific businesses. Criticism of public figures is permissible. Endorsement letters for political candidates are no longer accepted. Letters must be the author’s original work, and may not be generated by artificial intelligence tools. Templates, form letters and letters containing language similar to other submissions will not be published.
