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Stone Harbor Council Debates Waterfront Biz District Land Use Laws

 

By Leslie Truluck

STONE HARBOR — Are borough land use laws deterring businesses from coming?
This question centered council’s divided debate on the merits of prohibiting professional service offices in the Waterfront Business District at its meeting March 3.
“I’m disturbed that the Planning Board has requested to change the ordinance,” former Councilman Julian Miraglia told council.
Borough Council and Planning Board spent about two years drafting and redrafting an ordinance determining how prime property around the Shelter Haven Basin can and cannot be used to infuse the borough with tourism and businesses. Two professional planners were hired, including Linda Weber who continues to work with the Planning Board on Master Plan.
Property owner Joe Kuo said he is trying to figure out what he can do with his one-floor 14 by 23-foot structure on Third Avenue in the waterfront district. Kuo, a retired architect and engineer from Chestnut Hill, Pa. has owned the property since 1986. He said the structure is designed as an office and is neighbored by residential property on both sides. An attorney would like to lease it but that use is not permitted so he asked for reconsideration.
Miraglia pointed out that the waterfront district ordinance represents only a 150 by 250 square-foot area.
“The issue is that one small piece of real estate shouldn’t influence and impact all we’ve worked on,” Miraglia said.
“Ink isn’t even dry on the ordinance and it’s too early to change it. You hired and paid good money for planners, now listen to them,” resident and lawyer Vince Lamanna said.
“On a grand level buildings should be inviting with visually interesting window displays…private offices with closed doors create voids in the streetscape and deter pedestrian traffic,” Lamanna said citing Weber’s analysis. He argued that a variance should be sought rather than changing the entire ordinance.
Residents Peter Svanda and Joan Kramer agreed.
“Putting an office there would be a blatant mistake,” Kramer said.
Councilman Karl Giulian and Barry Mastrangelo took a different view.
Giulian argued that any business coming into the borough is beneficial and a boutique hotel with a first-floor office would create as much dead space in the streetscape as a law practice. Giulian said it would create year-round traffic that could flood to other retail stores.
“It’s appropriate, while the ink is still wet, to make changes and expand the ordinance,” he said.
“This ordinance serves as a blueprint for the future. Two years ago when we started, the economy was very different. We don’t want to turn away business,” Mastrangelo said. He said lunch and dinner restaurants rely on professional services to stay open year-round.
“That’s the nature of land use: someone always gets squeezed,” Councilman Brian Levinson said.
“We’re not saying no to business, just not in that particular area. There are areas in town where it would be more appropriate. If we waiver on this how can we be relied on to make solid decisions?” Councilman Thomas Cope, Jr. said.
Councilwoman and former Planning Board member Joanne Vaul, who serves as council’s liaison to the board, said she didn’t support changing the ordinance.
“We shouldn’t assume investors are piling up,” Giulian said.
Kuo said he feels he has limited options. He originally intended to use the property for a restaurant but was unable to get a liquor license.
Contact Truluck at (609) 886-8600 ext. 24 or at: ltruluck@cmcherald.com

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