🏝 Amelia Island Net

I’m just pointing out the blooming brugmansia plants, common in the area,  and potential for unwanted exposure.  While I don’t think ingestion is likely, assuming most people don’t eat random shrubbery, would someone with high blood pressure or a damaged heart be at risk if pruning or cutting flowers?

All parts of Brugmansia are potentially poisonous, with the seeds and leaves being especially dangerous. Effects of ingestion can include paralysis of smooth muscles, confusion, tachycardia, dry mouth, diarrhea, migraine headaches, visual and auditory hallucinations, mydriasis, rapid onset cycloplegia, and death. Source: www.wikipedia.org 6/19/18

I hope you’ll excuse the very poor quality of the image, but last week a fairly large coyote ran through  our back yard.  Talking with a neighbor, this coyote or another one spent some time attempting to encourage their new puppy to leave the yard, until the owner noticed.  Given the reputation coyotes have for eating pets or small animals, I’ve started keeping our dog on a leash when we take her outside after dark.

At the size of a small German Shepard, this was more than enough to be a threat to our dog, so I began looking for information on just how dangerous these might be to pets.  It turns out they do have a reputation for eating cats and small dogs.  Even larger dogs are sometimes taunted into following the much faster and more agile coyotes.

Whether you’re looking for tips on avoiding a problem with feral cat feedings or some of the links below have very different thoughts on how to deal with coyotes.  Are they actually a problem?  While I’m not pleased by the need to take more care with my “Thanksgiving Turkey”-sized golden-doodle, one study shows coyotes actually protect wildlife by changing where feral cats live.  If true, the change should push feral cats away from areas with wild birds and eliminate some of the issues with disease, since the study also shows the location change appears to naturally reduce health issues in feral animals.

Now a study at Ohio State University shows that coyotes keep down the cat population in the more natural urban/suburban areas in two ways — meals of cat and cat education. The latter is the most significant. The cats learn that life closer to houses is safer. Cats migrate out of the parks and live in areas where the researchers found the cats to be both fatter and less diseased. In effect, the urban area becomes divided into coyote zones and cat zones.   The Wildlife News 6/15/18

• Coyote Management and Coexistence Plan
• Preventing Coyote Conflicts
• Learn more about coyote conflict resolution workshops.Living with Wild Neighbors in Urban and Suburban Communities: A Guide for Local Leaders  
• USDA Information with Crossword Puzzle (yes, really)
• Project Coyote

One helpful conversation later, I understand the possibilities for preservation a little more.  Areas along Fernandina’s waterfront are filled with historic buildings pre-dating FEMA elevation requirements or built when the flood zones required less.  A prime example of a building “potentially” preserved by “dry proofing” techniques, is the Standard Marine property.  Instead of an extremely difficult change to finished floor elevation, this may offer a solution.

Retrofit floodproofing measures for historic buildings need not be comprehensive to provide at least some degree of protection. The techniques listed below may have minimal impact on the historically significant features of the structure (FEMA 2008b):

• Elevating electrical and mechanical systems and utilities
• Relocating contents
• Creating positive drainage, where the grade allows water to drain away from the building
• Using flood damage-resistant materials
• Filling in basements or wet floodproofing basements
• Installing small floodwalls to protect openings such as window wells

Source: FEMA Floodproofing Non-Residential Buildings FEMA P-936 / July 2013 

I’m pleased to see possibilities for both preservation and, I would hope, reduction of insurance rates.  My next call is to my insurance agent to discuss potential benefits for historic non-residential property retrofitted with any of these FEMA flood proofing. Consider the picture below and how many older properties might potentially benefit.

Are you considering buying or building a home on the ocean and have you considered, beyond the view and restrictions on construction, the importance of locating the“Coastal Construction Control Line” before moving forward.  A
number of areas with frontage are relatively high, while some areas might be located entirely seaward of the CCCL.   Knowing flood zones, including recent changes to these, is important, but the graph below, taken from Fema’s Coastal Construction Manual, is enlightening.  I was aware of the increased risk, but moving seaward from this line adds insurance, maintenance and, well to put it simply, a cost.

If you are willing to pay the cost to build, the views can be amazing, but locating the lines and considering the cost comes first.

Other costs might be the maintenance of a home near salt water, damage from occasional winds or sustained rain in a “Northeaster” or tropical event. and the privacy sacrificed when you live, essentially, on an area open to the public.

All considered, oceanfront living is amazing.  Watching the changes in weather, people and being able to swim, surf, fish or enjoy a beach steps from your back door is a great experience.   My family owned property on North Fletcher and in the 2400 block of South Fletcher for most of my childhood.  The experience of living on the ocean is worth every penny.

In the last few months, we’ve all been watching a change to law, potentially having an impact on public beach access.  While we have been assured by our representatives, the potential for unintended consequences is driving a grass-roots effort to preserve any endangered beach access.  You can read more or become involved to protect any potential loss of access.  Senator Aaron Bean had the following thoughts and the concerns obviously have his attention.

I started with considerations when buying or living on the ocean, but it is logical to understand the history of beach use here and understand the kinds of uses.  Beach driving ended on the majority of the island years ago.  A few areas are protected, as they should be, and all beaches are public, limited by the restrictions in place to protect native vegetation, wildlife and natural dunes.

Change is coming, if you haven’t noticed.  The downtown area is becoming the hottest place to live, work and play, while properties are redeveloped to make more sense in the changed local economy.  Prime locations are everywhere, if you only take the time to look.   The Boat House is “under contract”, the old Pecan Roll closed recently and the old Picker’s Market will change in a very interesting way, I’m told.  We’re on the verge of seeing a very useful CRA and some needed redevelopment or repurposing of property in Fernandina.  The renovation underway at the Old School House is another example.  I can name a number of positive changes coming.

With limited views and unique locations, we all drive by older buildings without considering the potential benefits.  Change in use means added vitality for downtown, tax revenue and a side benefit from the complimentary effect of nearby diverse, thriving businesses.

Standard Marine on April 15th, 2018

If you think about the potential changes and ways the downtown area evolved over the last century, you’ll understand Fernandina a little more.  Last month, the old First Baptist Church Sunday School building went under contract and is slated for redevelopment into high end loft space.  The demand is high for living space near commercial uses, so repurposing older buildings, a trend in most waterfront commercial districts, is becoming the biggest trend here.  The old Fernandina Lumber site is moving forward with foundations poured for townhomes.  Considering the website, the price per foot ranges are hitting new highs for an area approaching oceanfront demand.   An improved library, eclectic food and shopping and remaining available sites, just waiting for the right investor/developer, means Historic Fernandina is seeing a rebirth, with high interest in preservation and seeking a new logic for every area.

As a local, I still feel the nostalgia.  Shrimp Festival began in the same year I was born, so I grew up watching boats race and the town change from a kind of Mayberry, to something far more sophisticated.  Think about value and what we see as desirable in a location.  We all think about proximity to work and play, but what about dining, shopping, history, libraries, a post office and interesting people?  What about views or the ambiance of a location?

I work in the historic district and generally walk to buy a coffee each day, walk a few blocks to the water and take the time to check new projects like the newest Artisan Homes project, Harbor View.  Pricing for a completed Harbor View home and the obvious interest tells me the demand was complete misunderstood by most.  I’m a broker and I didn’t anticipate quite so many sales this soon or the demand!

Downtown Fernandina on Amelia Island is the cultural and dining center of the island. My favorite lunch, by far, is the poke bowl at Timoti’s Seafood Shak.

Over the last year, I’ve made a point of eating less processed food and adding healthy options to my day.  With fresh avocado, tuna, coconut rice, spinach, green onion, kelp seasoning and soy, this is my personal favorite.

We can talk about neglect of buildings or redevelopment, but in areas near the historic district or near the waterfront, some issues become more complicated than it would appear at first glance.  The Standard Marine Building is an example of a potential change in use along the water.  I use the phrase “change  in use” intentionally, since it does have an impact on older structures and the common interruption of a previously viable use.  This property is or was configured to be used as a location to manufacture netting and sell marine hardware.  A part of the building was warehouse and a large fenced area exists behind the structure we think of, when remembering Standard Marine.  In fact, the site is far larger than you might expect, extending from Alachua to Broome and from 2nd Street to the Railroad, adjacent to Front Street.   Changes to use and a long interruption of use can mean an entirely new set of considerations, beyond ordinary maintenance or re-use of a property.

Rezoning might be required to continue use for marine repair, net construction and warehouse space.   I’m guessing the location might lend itself to a boating use, but the view, cost to develop, cost of land and changes to the area dictate something far different.  Mixed commercial and residential uses, a hotel or high-end loft space seems far more likely.  Local government and zoning to the property seem to encourage this change as well.

Elevation changes required for flood insurance and other requirements, not in existence when the structure was originally built, may mean a change to the use or reopening the property without a way to change the finished floor, could make it considerably more difficult to save the structure, without significant burden to an owner.  In spite of this, the owner of the property is investing significant thought and resources into study of preservation options.   As a broker, I would ask a few simple questions.  When preserving, what will be the use for the property, considering a simple preservation may mean opening a Pandora’s Box of code, elevation and historic preservation issues?  I can see why an original (prior) owner might want to decline inclusion the historic district.  What can be done with the building, whether re-use or preservation, and can it be done in a way making economic sense for the owner?  Does current code and an interruption of use create an insurmountable obstacle for the owner?

Current efforts by the current owner, including a significant investment in securing the property have been largely hidden costs from the public’s perspective, as a challenging project takes years longer than originally planned.  An economic downturn, access at Alachua supposedly opening and then in limbo for years, changes or interruption in use and now scrutiny based on the historic nature of the building, might add to cost and time for an owner or developer.

“…being allowed to show what I have done in the past year toward preserving the SM building. The biggest threat was fire by vandalism, vagrants, and other nighttime activities. I have spent in excess of $26,000 cleaning out everything left by the marine hardware co which created a fire hazard and attracted vandals and thieves. Since the basic structure was NOT collapsing my first priority was to secure the building and perimeter fencing which was done and I have pictures to illustrate this clean up. I hired Construction Solutions to assess the structural integrity of the foundation and walls. I felt that this effort represented more than neglect on my part. I plan to hire a historic preservation architect to detail what it will take to restore this building. Construction Solutions (construction engineers) will be asked to update the construction integrity to combat…….assertion that the building is going to collapse. In order to make an intelligent approach in determining the viability of saving this building will require considerably more time than I am being allowed (May2). I want to save this building more than anyone…..” Source: Dick Goodsell Current Owner

The building was not included in the local Historic District at the request of its owners when the District was established in the late 1970’s. However, while owned by the Standard Marine enterprise, the building had been well maintained and treated as a historic building.

THE STANDARD MARINE BUILDING IN BETTER TIMES. NOTE THE BURBANK NETWORKS BEHIND THE

BUILDING.

Following its sale to other owners the building has been the centerpiece of various development plans that have never materialized. The building has remained unoccupied for many years, as time, weather and lack of maintenance have taken their toll on the once attractive building. Sources: Fernandina City Commission Agenda Packet April 3, 2018 www.fbfl.org taken from a post by www.FernandinaObserver.com on March 16th, 2018.

As a local, I understand each and every building will not lend itself to preservation and does have a lifespan, but we should empathize with an owner trying to find a way to preserve an old building, but often finding criticism from those unaware of the investment of time, thought and money or obstacles in the way of even reusing/repurposing the structure.  I reached out to this owner on behalf of an interested party and I still remember the owner’s preference to include the original structure.  As long as the market took to recover and as long as the Alachua opening or waterfront improvements have taken to materialize, I think it might be fair to consider the need for improvements to streets, long-awaited improvements and failing infrastructure, before finding fault.

If anyone reading this is inclined, a smaller property is being redeveloped on South 2nd Street, behind City Hall.  The elevation is higher than the Standard Marine site at 101 North 2nd, but it does give you some idea of the kinds of changes needed to sites prior to construction and challenges faced, when redeveloping or using a property in an area near the water.  Noticing the existing curb and condition of roadway in the picture above, it is worth assuming a neglected street, missing improvements, deteriorated access or blocked access, can become a kind of cost to an owner.