WEST CAPE MAY — The foundation is poured. Framing for the east wall is up.
The problem is that the borough’s Planning Board never saw a site plan application for a major expansion to the Wilbraham Mansion bed and breakfast inn on Myrtle Avenue.
Mayor Pamela Kaithern said Zoning Officer Norm Roach made a mistake by issuing a building permit without board approval. A stop work order was issued.
Wilbraham Mansion owner Doug Carns made his second appearance before the board Feb. 26. The meeting lasted almost three hours with no resolution. The hearing will reconvene next month.
Attorney Robert A. Desanto, representing Carns, said the proposed new building behind the existing inn would add a separate three-story structure with 12 new guest rooms bringing the inn’s total to 22 rooms. He said waivers were being sought for the parking surface, buffer regulations and the amount of parking spaces.
Desanto said the inn has three existing parking spaces and plans call for 13 new spaces. The ground floor of the new building will be occupied by a 1,950 square foot tearoom that could hold a maximum of 130 to 140 persons for wedding, parties and special events, said Carns.
He said no more parking spaces could be created.
Carns said holding special events and weddings were essential to his business.
He said those who book wedding receptions at the Wilbraham must also book all the rooms.
“The whole idea of the weddings and special events is to sell the rooms and to extend the season,” he said.
Carns testified the inn hosted fewer than five weddings or special events per year. Events use a caterer and guests park on nearby streets, he said.
Kaithern, a planning board member, asked Carns if he considered building fewer than 12 new rooms so fewer parking spaces would be needed.
He said building eight to 10 rooms would not reach the break-even point at the current occupancy rate.
“Twelve units is tight,” said Carns. “If we had less units, it would put the whole project in jeopardy.”
He said the cost of the new building was over $2 million and the rental revenue generated from this type of facility was not keeping up with the value of properties in West Cape May.
“There is no way that this property can make it unless the rental revenues cover the mortgage of what it takes to put this thing up,” said Carns.
He said it was impossible to earn a living with the inn’s current 10 rooms considering maintenance costs on the existing inn which averaged as much as $50,000 per year.
“If you look around town, places that are 10 rooms or less are closing,” said Carns.
He said he did not take a salary from the inn.
Attorney Ronald Gelzunas appeared before the board on behalf of adjacent Myrtle Avenue property owners at 127, 119, and 113. Gelzunas complained plans for the building were not available for the public 10 days prior to the Feb. 12 meeting as required.
Gelzunas debated with Louis Conley, of Van Note Harvey Associates of Court House, planner for the Wilbraham project, whether the inn fell under the category of a bed and breakfast inn or a hotel/motel.
If considered a tourist guest house, not a hotel/motel, bulk and area variances would be needed for the number of rooms related to square footage of the property, said Gelzunas. He noted over 25 percent of the existing structure and proposed new building were dedicated to special events.
Conley compared the Wilbraham to a hotel that provided convention or meeting facilities. He said no provisions have been made to accommodate parking for special events.
Gelzunas said if the inn were operating a restaurant, one parking space would be required for every three seats or one space for every 150 square feet of floor area, whichever is greater.
Conley said the planning board would determine if the Wilbraham is a guest house or hotel/motel.
The hearing will resume March 11 at 7 p.m.