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Stone Harbor's Beachfront Library Plans Denied CAFRA Permits
Tags: DEP, Stone Harbor, Stone Harbor Library
The borough's current library is located at Borough Hall. Photo by Leslie Truluck.
STONE HARBOR –– Parking and height issues were the main contentions noted in a statement released by the Department of Environmental Protection’s Division of Land Use Development in which it denied the borough necessary Coastal Area Facility Review Act (CAFRA) permits for its plans to build a beachfront county library on the current site of a municipal parking lot at 95th Street and First Avenue.
In an analysis statement released Nov. 25, Richard Langbein, manager of the Bureau of Coastal Regulations Land Use Program, said the proposal, under public open space laws, “will adversely affect the characteristics of the area by eliminating parking. Furthermore, it may negatively impact the beach going public by reducing parking possibilities.”
Thomas Thornton, an engineer with Hatch, Mott, MacDonald, who prepared site plans for the library, said the project would result in a net loss of 16 parking spaces and plans to reconfigure bus-sized spaces would create more handicapped parking.
Also, the decision states new coastal developments, with the exemption of Atlantic City and the northern waterfront and Delaware River regions, must be “separated from either the beach, dune, boardwalk or waterfront, whichever is further inland, by a distance equal to two times the height of the structure.”
The building, designed by Garrison Architects, has a proposed height of 38 feet, at the roof ridge, with the highest architectural feature being the stair tower at 54 feet, Thornton said.
A setback twice the height of the building would put it closer to First Avenue than the beachfront.
Scenic Resource and Design laws state that new coastal development higher than 15 feet in height above an adjacent bay, ocean, beach, dune, or boardwalk must “provide an open view corridor perpendicular to the water’s edge in the amount of 30 percent of the frontage along the waterfront where an open view currently exists.”
The borough planned large views from the second floor library to capitalize on the beachfront setting with museum and meeting rooms on the first floor.
“The idea of having the library on the beach is that it would be accessible to everyone in the county to come enjoy the views with a book and provide access for those who don’t own oceanfront property,” Mayor Suzanne Walters said.
“The proposed project has failed to demonstrate compliance with Coastal Zone Management Rules, specifically Public Open Space and Scenic Resources and Design,” the analysis concluded.
“I don’t understand the DEP’s ruling because they are pushing for access and we are trying to create a public building open for all to view the beach,” the mayor said.
Walters said she thinks parking is a “non-issue” since last month the Appellate Court ruled against the DEP’s State Aid Agreement in a trial Stone Harbor shared with Avalon and the county. The CAFRA denial was written around the same time as the Appellate Court’s ruling regarding the State Aid Agreement.
The county and borough can file an administrative appeal to the DEP’s Office of Legal Affairs and request a hearing within 30 days after notice of the decision is published in the DEP Bulletin.
Walters said it is likely the county will appeal the decision and borough council will discuss the issue at its Dec. 16. meeting.
The mayor and County Library Director Deborah Poillon both said they weren’t surprised by the permit denial because they were aware of the height issue.
Walters said she is aware that some residents are dissatisfied with the library services offered at the current location in Borough Hall.
The Cape May County Library Commission has agreed to finance the construction of a new building if the borough stays in the county library system for ten years. The borough could pull out of the county system, with a new building, after that time.
She said the borough contributes about $1.3 million in library taxes every year into the countywide system.
Walters said pulling out of the county system is a two-year process that would require a referendum vote, bonding to finance the new building and establishing a private library commission.
If the county does not appeal, or if the appeal is lost, an alternate location discussed by council has been a lot on Second Avenue between 93rd and 94th streets, closer to Stone Harbor Elementary School.
“We hope to make the library a center piece to draw people here during the off-season,” Walters said.
Contact Truluck at (609) 886-8600 ext. 24 or at: ltruluck @cmcherald.com.
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Comments (11)
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Wed, 02/25/2009 - 5:07pm - Posted by: Anonymous
I never thought building a library beachfront was a good idea. Put in on 2nd between 93rd and 94th with parking.
Tue, 01/13/2009 - 11:52am - Posted by: Anonymous
i am in favor of the 2nd st. location and of dropping out of the county system as avalon did.since you knew that there would be a rejection at this site aren,t you wasting tax $ in submitting this proposal ?
ed natale
Tue, 12/30/2008 - 6:53pm - Posted by: Anonymous
A new library is a great idea, but please don't drag the movie theater into this! The kids love to go into town for shopping and entertainment. A beachfront community facility could be a great asset to Stone Harbor.
Fri, 12/26/2008 - 1:56pm - Posted by: Anonymous
I and my neighbors agree with the replys that suggest we will be better served by dropping out of county library and doing our own library where we can have facilities and programs tailored to the needs/desires of SH taxpayers. Relying on "handouts" from the county system is a big waste of our tax dollars.
Fri, 12/26/2008 - 1:50pm - Posted by: Anonymous
It seems the whole idea of what our library should be and where it should be located should now be thoroughly explored. What is the best idea for all SH Taxpayers. There are many creative ideas expressed and I'm sure there are many more ideas out there. Let the "Leadership" open the process and get the best result for our $1.4 annual (and growing) tax expenditure. With good leadership we can achieve much better results by withdrawing from the County system and develop our own. There are many successful NJ towns now doing this, so we don't have to reinvent the wheel. Who will lead the process?
Sun, 12/21/2008 - 4:53pm - Posted by: Anonymous
As a retired librarian and property owner in Stone Harbor I would agree that the beach front location has many drawbacks and the community would be better served by having the new library built inland at the second street location. I often use our current library and there is in serious need for a larger facility.
Sun, 12/21/2008 - 4:14pm - Posted by: Anonymous
It's now time to depart from the County system. Avalon has given us the perfect model for how to run a library without the county. Now they have even shown us how you can roll the museum into the library system. Buying the theatre would be a perfect spot to put a community center and then buying the mall would be a perfect spot to put the library and museum. Just think a cultural center in our downtown. The old Hand lot becomes a town green and we are starting a real revival in the downtown. Perhaps we can even get the good doctor to build what he says he wants to build, NOW. If he doesn't want to start and we are destined to see the vacant lot in our downtown, then perhaps it's time we eminent domain the lot and build something nice. While we're at it we should get Fred's off the stick and tell them the same thing.
Guess what, with $1.3-5 million coming in every year the funding for the above no longer is a problem. Let's get our Council to become creative and think of the above as a major rejuvenation to the town and start the ball rolling.
Fri, 12/12/2008 - 9:58am - Posted by: Anonymous
This is a good decision. Placing a publi library on the beach makes no sense for MANY reasons:
It will create a parking problem and the overflow of cars will use parking spaces on 94th, 95th, 96th, 97th. These spaces are already in demand to accommodate those who want to shop in town.
It will destroy the views to the ocean and open access to the beach
Why would we want people with wet feet and bathing suits in the new library handling the books, dvds etc.? Can you imagine the unnecessary "wear and tear" on the building and its resources.This is a poor use of tax payers money
The lot on second avenue (which has been vacant for years)between 94th and 93rd is a perfect location. I agree with the reader that it would be a wonderful, and convenient resource for our school children.
Thu, 12/11/2008 - 10:50am - Posted by: Anonymous
We should use our tax money to build our own library and give first class services and programs. We should not continue to be involved with the ineffective County system. Now is the time to act responsively for Stone Harbor taxpayers.
Wed, 12/10/2008 - 9:34pm - Posted by: Anonymous
I agree. The veiws would be better on the beach, but the lot on 2nd Ave is a much better location. Why does Stone Harbor want to keep them as empty lots anyway?
Wed, 12/10/2008 - 5:19pm - Posted by: Anonymous
Good! That wasn't the best place for it anyhow. It needs to go on the vacant lot on Second Avenue between 93rd and 94th Streets so the school kids can access it without crossing streets. It will also give the Borough the opportunity to correct parking and traffic problems in that area ....
The project will be better off away from the beach.