Loft accommodations appear to be headed for N. 5th Street

Submitted by Suanne Z. Thamm
Reporter – News Analyst
August 21, 2016 1:00 a.m.

During their August 18, 2016 meeting, the Fernandina Beach Historic District Council (HDC) voted 4-1 to approve a variance from Land Development Code (LDC) Section 1.07.00 to allow full kitchens in lodging units proposed for the former education building of the First Baptist Church located at 19 North 5^th Street in the Central Business District, which is also in the downtown Historic District.

When this concept came before the city in Spring of 2015, the then-developer ultimately withdrew his variance request because of neighborhood concerns over issues relating to parking. This time parking is not at issue because the developer has leased parking from the owners of Pepper’s Restaurant. The vacant lots at North 4^th and Alachua Streets are not part of the proposed purchase agreement for the education building. The First Baptist Church is marketing those lots separately as residential (R-2) property.

HDC Members had some difficulty dealing with the variance request in the absence of specific plans for the property. Intern Architect Benjamin Morrison, the applicant’s agent, explained that until his client knew whether the variance would be approved, space requirements for each unit could not be determined. He said that in concept his client was looking at a 32-unit short-term lodging establishment. Each unit would consist of about 500 square feet of loft-style open space with a separate bathroom. In accordance with city code 1.07.00, these accommodations will be “rented to guests more than three (3) times in a calendar year for periods of less than thirty (30) days, or one (1) calendar month, whichever is less, or which is advertised or held out to the public as a place regularly rented to guests.” These accommodations cannot be homesteaded, may not contain laundry facilities, but may have a central laundry room accessible to all guests.

Had the variance been denied, each unit could have included a kitchenette, but not a full-sized refrigerator, stove, range or cook top. According to city staff, the intent behind prohibiting lodging accommodations from having full kitchens and laundry facilities is to prevent the conversion of commercial lodging facilities into residential dwelling units.

Under city code, staff had no choice but to recommend disapproval of the application because it did not meet all six variance requirements. However, staff also found that the proposed adaptive reuse of a building that has been vacant for ten years would “contribute to the character, diversity and sustainability of a neighborhood and to promote economic redevelopment.”

City Planner Sal Cumella, who staffs the HDC, wrote in his report, “The building is constrained by its design as to what adaptive uses will be best suited to this location. A lodging accommodation would be well suited to the design of the building.” In his analysis he noted that two previous variances from this section of the code have been granted: one in 2007 for the Marriott Residence Inn on Sadler Road and one in June 2016 for 10 N. 2^nd Street in the Historic District. He found the request to be consistent with the Comprehensive Plan in that it encourages a use consistent with the city’s Central Business District. Cumella wrote, “Private property rights and access to light, air and open space are retained with the proposed request. Lastly, providing for this adaptive reuse meets the needs of the applicant and helps ensure the continued use of this structure.”

In discussing the request, HDC Member Bill Tilson said that he was accustomed to considering variance requests alongside specific projects. However, Morrison countered by saying that designers had to get an up or down vote on the variance to proceed with the design process. Morrison indicated that since the parking issue had been resolved with the lease arrangement, there would be no additional variances needed and that there would be no significant changes to the building’s exterior to require a Certificate of Appropriateness beyond staff review.

In response to a question regarding why the applicant would not convert the building to apartments or condos, Morrison explained that with the underlying density requirements, the building could only support 2 residential units. If current proposals to increase density in the Central Business District (C-3) were approved, that number would increase to four.

Tilson noted that next year the building is eligible to be reclassified as a contributing building to the Historic District because of its age. Such action could make the building even more difficult to market to potential owners wanting to make major changes to the structure.

In order to reassure some neighborhood residents concerned about parking implications for the project, Steve Simmons, who represented the First Baptist Church (owner of the property), not only reaffirmed that the grassy lots on the corner of North 4^th and Alachua Streets were not part of this project, but also added that he had emphasized to the congregation that the land should not be considered a parking lot. He said that the highest and best use for the 3 lots in question was as residential (R-2). Developing those lots as such would have the least impact on the neighborhood.

Historic District neighbor and former city commissioner Ron Sapp thanked the individuals involved for putting the project together. He said that while he didn’t care about the kitchen vs. kitchenette issue, he was concerned about the process going forward.

Morrison and Cumella said that before anything would be built plans would need to be drawn and approved by the city’s Technical Review Committee (TRC). The earlier project had undergone TRC review and as a result, the plans would include sprinkler systems and an elevator.

Historic District neighbor Julie Ballard expressed concerns over the growing number of people and cars in the district. She said that the expanded library has resulted in a huge change to the neighborhood, causing her to be concerned about historic preservation impacts.

Jeff Kurtz, Executive Director of Fernandina Beach Main Street, expressed strong support for the project and said that it would contribute to the vibrancy of downtown.

Chip Sasser, representing CMR Island Properties, was also positive. He said, “This proposal deserves a chance,” citing the lack of places to stay in the downtown area. Sasser is moving forward with due diligence for potential development of the property once occupied by Fred’s.

HDC Chair George Sheffield gently chided Morrison for what he considered to be an oversimplification of the variance request by reducing it to stoves and refrigerators. Sheffield agreed with speakers about the increasing parking difficulties within the Historic District. But he also cited the serious housing needs in the downtown area.

The approval process for a variance requires four affirmative votes. Only HDC Member Jennifer King-Cascone, the senior HDC member opposed the variance, while the other four members—Robert Erickson, Shelly Rawls, Bill Tilson and George Sheffield—approved it.

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.