- November 27, 2024
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The southern half of the block between New Britain Avenue and Lincoln Avenue is the proposed site of a multi-use building. Courtesy photo
The pros and cons of increasing the height limit on New Britain Avenue were heard in packed City Commission chambers Jan. 17. About 35 audience members spoke for three minutes each with a variety of opinions on the subject.
The current limit along the street that runs parallel to West Granada Boulevard, one block north, is now two stories, and developer Bill Jones, who owns Highlander Corp., is seeking to have this limit removed so he can build up to five stories, the limit for the rest of the downtown. Most audience speakers were in favor.
The commissioners voted unanimously, 4-0, to approve allowing Jones to build a three-story building, but if he wants four-to-five stories, he must come back to the city with a design that must be approved. Commissioner Dwight Selby abstained because his commercial realty company has a property in the area.
A second vote will be needed for final approval, tentatively set for Feb. 7.
A two-story limit was put in place in 2010 for the New Britain Avenue. The reason often cited was to protect the Lincoln Avenue historic district to the north.
City Planning Dept. Manager Rick Goss told the commission that much had changed since 2010. Before that time, there were no thoughts about creating a walkable community downtown. There was not much parking and no street-scaping. Now, with storm water improvements in place and plans for a wider New Britain Avenue with parking, the Planning Department sees the New Britain area as a potential for a walkable downtown. Goss recommended allowing a multi-use building higher than two stories.
The attorney representing Jones said a buffer, equal to the height of the building, and a six-foot wall would separate the building from the historic district.
Most of the land along New Britain Avenue is owned by Jones or partners, which would make development more feasible. Jones has restored and remodeled several buildings on West Granada Boulevard including the Buschman Building, Rose Villa, Ormond Garage, 31 on the Boulevard and more.
The speakers from the audience were concerned about traffic, privacy for nearby residents and parking, but Attorney Glenn Storch, representing Jones, said all that would be addressed in the approval process, called a Planned Business Development, for anything above two stories.
Bill Jones spoke to the commission, saying he is passionate about the downtown. Before restoring Rose Villa, he said, a builder told him he could knock it down and build it back the same way and no one would know the difference.
“But I would know the difference,” he said.
He spent more money restoring the 1919 building because he respected the history.
He said he would build the buildings on New Britain in stages, with architecture from different time period, as if it developed that way over time.
“I want to see buildings that look like they belong here,” he said. “I give you my word. When I submit my plans, you will be astounded.”
He said if a two-story height limit is kept, development would not be feasible.
In their discussions, the commissioners all supported the vision Jones has for the area and the concepts of having living space for people who can walk to downtown restaurants, the river, etc.
If he proposes more than two stories, it will be carefully reviewed by the city, Planning Board and commission, they said.
“If you think this City Commission would rubber stamp a development, you’re wrong,” said Commissioner Rich Boehm. “I love this city.”
The following were taken from remarks by audience members and officials.
Pro – It would increase property values because people would want to buy houses on nearby streets to live near a vibrant downtown.
Con – It would bring down property values, because people would not want to live near apartments. People may not keep up rental units.
Pro – It would be staggered in various heights, looking as if it developed naturally through history.
Con – The apartments on Williamson Boulevard are four stories, and you wouldn’t want them on New Britain. It would only benefit the developer.
Pro – It would stimulate development. The only new building in 35 years has been the bank at the corner of Granada Boulevard and North Beach Street.
Con – Be careful because development is like a run-away train.
Pro – An apartment building would not impact traffic. The Granada Bridge brings the traffic because it is the gateway to the beachside. The Heritage Condominium did not increase traffic on Granada Boulevard.
Con – Traffic is already terrible in the area. People have to wait to get out of their driveway on Beach Street.
Pro – The city plans include a wider New Britain Avenue with more parking.
Con – There’s not enough parking now for the businesses that are on Granada Boulevard.
Pro – The two-story height rule was made in 2010. It changed the rule for the property owners in the area.
Con – If you change the height-rule, you’re breaking the promise you made in 2010.
Pro – People who want to live downtown are willing to pay a premium price.
Con – How can millennials afford the rent? What retiree wants to live behind restaurants?
Pro – The buildings Bill Jones has refurbished show he has a respect for history.
Con – You can’t build history and class. You don’t know what you’ve got until it’s gone.
Pro - There will be a place for millennials and seniors with less reliance on automobiles.
Con - Where will millennials work? They will still need to drive.
Pro – New Britain is part of a blighted, Community Redevelopment Area and needs development.
Con – Multi-stories will detract from the nearby historic district.
Pro – There will be a buffer equal to the height of the building and the height will be staggered.
Con – A buffer doesn’t work for buildings higher than two stories.
Pro – A lawyer or a banker would not advise Bill Jones to do 90% of what he has done because of the slow return on investments. A two-story, multi-use building would not be possible to finance.
Con – He only wants more height to make profits. New Smyrna Beach has a successful downtown and it’s only two stories.
Pro – It would provide a place for more people to work and play and bring money to business.
Con – It would cause crowding.
Pro – It would be a return to the “good old days” when people lived near town.
Con – It would bring too many people in a small area.
Pro – Granada Boulevard in that area has developed. New Britain is now an alley and it must be upgraded..
Con – A five-story building would upset the look of the area where everything is two stories or smaller.
Pro – For a town to be economically viable there must be high-quality living space.
Con - For a downtown to grow and attract residents, you need a grocery store.
