PAB sends 8th Street recommendations to City Commission

Submitted by Suanne Z. Thamm
Reporter – News Analyst
May 26, 2016 10:30 a.m.

 

The City of Fernandina Beach’s Planning Advisory Board (PAB) met in special session on May 24, 2016 to consider Comprehensive Plan Amendments, zoning changes and Land Development Code Amendments to address longstanding public concerns over the appearance of the city’s 8^th Street corridor, the entryway to the city. During the 3.5 hour-long meeting, as many as 30 people were present at any one time. More than a dozen speakers addressed the PAB with concerns relating to traffic, noise, and the impact on residents and businesses in the area where the new zoning district has been proposed.

Senior planner Kelly Gibson presented a 30-slide overview to show both the PAB members and the public how the recommendations had been developed over a period of two years. She also presented graphics with conceptual drawings showing the current situation and possible future scenarios. Large posters containing some of the same information were displayed at the back of the meeting chamber.

Gibson stressed that there were no recommendations to reroute 8^th Street truck traffic through parallel residential streets. She also added that the creation of the new zoning district—MU-8—would not change existing zoning for any current property owner.

On a 4-3 vote, the PAB approved the plan with one amendment: requiring that the height of any new building in the proposed zoning area be limited to 35 feet if that property abuts residential zoning districts.

Dissenting PAB members expressed concern that they had not had enough time to consider the recommendations thoroughly. PAB Vice Chair Mark Bennett, who chaired the meeting in the absence of Chair Judith Lane, reminded PAB members and the audience that when the Fernandina Beach City Commission (FBCC) hears this item (tentatively scheduled for their June 21 Regular Meeting) there will be at least two additional public hearings before the FBCC votes on final approval.

Background and outreach efforts

Both citizens and city commissioners over recent years have identified the 8^th Street corridor as an area of the city that needs improvement. With the growth of commercial areas in other parts of the city and off-island in Yulee, 8^th Street entered a period of decline. According to the report, “Properties have sat vacant for years, businesses have come and gone, and the general appearance of the streetscape has deteriorated.”

In 2004, the city began work on creating an overlay district for the area with design criteria, increased code enforcement and road improvements and greater coordination with FDOT. That effort stalled, and ten years later staff convened a technical working group to assist them in evaluating options. That group was known as the Land Development Code and Economic Development Working Group and included members representing a cross section of government, designers and engineers as well as economic development specialists. The group met from March 2014 to March 2015; all meetings were noticed and open to the public. Many topics were discussed and recommendations were made to the PAB.

After this group disbanded, a new group was formed—the 8^th Street Streetscaping and Improvement Group. It was further agreed that including 7^th and 9^th Streets was critical to the success of 8^th Street to produce a cohesive area and plan. The PAB also recommended creation of a subcommittee to address recommendations of the first group. That group, composed of four PAB members, met from June 2015 to October 2015 to refine the recommendations of the Working Group and put them in draft language for consideration by the full PAB.

All meetings of all groups have been noticed and open to the public, who have been welcome to provide input. In an effort to get additional pubic input, the city’s Planning Department held public meetings ad different venues the week of February 8-12, 2016. City staff also notified affected property owners by postcard, collected input at the downtown Farmer’s Market, and invited people to take an organized walking tour of 8^th Street.

The full plan and background documents may be found in the Document Center on the city’s website (fbfl.us).  A more detailed explanation of plan components may also be found in Kelly Gibson’s press release previously published in the Fernandina Observer on May 17, 2016: https://fernandinaobserver.com/2016/05/17/enhancing-the-city-entrance-8th-street-public-hearings-beginning-in-may/.

Public concerns

At the May 24 meeting, many attendees expressed concern over the inclusion of streets in the residential corridors bordering 8^th Street between Atlantic-Centre and Lime Streets in the “8^th Street Corridor.” While they were supportive of efforts to enhance the appearance of 8^th Street, they seemed to fear that the proposed new zoning might transform their residential neighborhoods into commercial corridors or destroy the residential fabric of their streets if new construction meant that they would back up to or neighbor 45-foot tall commercial buildings. Other concerns included increased spillover traffic from 8^th Street, more noise from commercial activities, fear that residential property would be replaced over time by commercial activity, parking, and loss of families to the residential areas.

Resident Martha Dawson expressed concerns that the tax burden might increase for current residents in order to pay for improvements. Joan Cory questioned why the goal for 8^th Street design was to make the street “Centre Street like,” adding that there were other possible design goals available. Harry Hill spoke to blind spots that already exist for traffic in the area, wondering whether new streetscaping plans would result in even more blind spots.

Some people expressed a need for wider sidewalks than called for in the plan. Many people expressed confusion over setbacks and right-of-ways and when each comes into play. In discussing the role of both government and private property owners, Annette Morris said that commercial and residential can co-exist in harmony, provided that government severely regulates the type of building and building materials used. She said that the practice is common in Europe.

Staff comment

Kelly Gibson emphasized that log trucks will continue to travel 8^th Street and that there are no plans at any level to divert truck traffic to the surrounding residential streets in order to provide relief to 8^th Street. She reported that the City Manager has sent a letter to FDOT requesting their consideration in making 8^th Street improvements when FDOT resurfaces the road in three years.

Gibson and PAB Vice Chair Mark Bennett tried to allay fears that the zoning change was a means to bring greater commercial development into a residential area. They stressed that under current zoning, taller buildings are permitted on 8^th Street, but that such development has never been of interest to developers. Bennett reminded the audience that the proposed changes would not adversely impact current zoning, but would apply only with new development or major changes to existing properties. Bennett also explained how the property appraisal process works and that under existing law, tax increases on homesteaded properties are limited to 3 percent per year, and to ten percent for non-homesteaded properties.

In response to a question as to why all the properties on 7^th and 9^th Street could not be rezoned residential, Gibson explained that such a move would take development rights away from certain property owners in the area that are currently zoned commercial or mixed use. Gibson also noted that while those properties currently in the local Historic District would continue to need to follow the established design guidelines and secure Certificates of Appropriateness for new work or rehabilitation, the other properties would not undergo such scrutiny. Rather, the Technical Review Committee would consider their design more informally before a building permit would be issued.

Building height amendment

PAB members were sympathetic to public concerns over building heights and the adverse impact that tall commercial structures could have on the residential neighborhoods. Former Mayor-Commissioner Greg Roland seemed to sum up the concerns of many when he suggested amending the plan to require a transition from 45’ height to help the new district blend with neighboring residential districts. Many members of the public seemed to feel that such a change, coupled with sensitive design for secondary facades of commercial buildings, would allay many of their concerns.

PAB action

PAB Member Jamie Morrill, who also served as an 8^th Street subcommittee member, after some discussion proposed the plan amendment to limit height in the new MU-8 zoning district to 35 feet for all new construction abutting areas zoned residential. PAB Member Jon Lasserre seconded the motion. After some further discussion the amendment was approved unanimously.

PAB Member Chip Ross suggested that the discussion of other changes be deferred to another meeting, to give PAB members more time to ponder public input and walk the area in question.

Chair Bennett reminded PAB members that there would be at least two more public hearings following the FBCC’s receipt of the PAB’s recommendations. Additional concerns could be addressed during those hearings, which would not take place until the end of August, giving everyone more time to consider.

Morrill made a second motion, seconded by PAB Member Charles Rogers, to approve the plan as recommended with the height amendment and send it to the FBCC for their consideration. The motion passed on a 4-3 vote.

PAB recommendations are advisory to the City Commission, which may adopt, reject, or amend the proposed changes. Should the City Commission believe that the proposed changes need more work, they may also send them back to the PAB with guidance.

 

Speakers and PAB members expressed deep appreciation to all the people who have worked on this plan over the last two years. In speaking for the PAB, Member Jon Lasserre also commended the audience for their civility and patience during the 3.5 hour meeting.

Editor’s Note: Suanne Z. Thamm is a native of Chautauqua County, NY, who moved to Fernandina Beach from Alexandria,VA, in 1994. As a long time city resident and city watcher, she provides interesting insight into the many issues that impact our city. We are grateful for Suanne’s many contributions to the Fernandina Observer.