by Bailey White
Staff Writer
With its 1920s and 1930s homes, historic movie theater and old oak trees, San Marco residents are often fiercely protective of its neighborhood charm.
Three years ago, then-Dist. 5 City Council member Matt Carlucci first conceptualized the idea of a zoning overlay for the area, a set of policies that would set standards for new development in the area.
Now, with recent controversy over a proposed five-story condominium that developer Mark Kredell planned to build on one of the neighborhoods older streets, the project is seeing renewed interest, and current Dist. 5 Council member Art Shad is picking up where Carlucci left off.
“We’re conducting a study to determine whether or not a zoning overlay should be created for San Marco,” said Shad. “We’re going at this with a completely open mind, and we’ll be working with the Planning Department and all interested parties to create a study that will guide us in determining whether an overlay would be appropriate, and if so, what exactly that overlay should entail and to what scope.”
Shad and Carlucci said the main purpose of the overlay is to protect the integrity of San Marco’s historical neighborhoods.
“We’re finding that in San Marco, the land is sometimes more valuable than the building on it,” said Shad. “People might buy a piece of property just to rebuild on it, and what they rebuild might not fit in with the rest of the neighborhood. An overlay would likely address setback laws and height requirements.”
“Without a zoning overlay, the integrity and charm of the neighborhood could be disrupted,” said Carlucci, adding that a historical designation for the neighborhood could guarantee the most protection for the area.
“In my view, what San Marco needs is a historic designation,” said Carlucci. “I really believe that for my children and grandchildren to be able to see San Marco in the future as it is now, we need that designation. I think the Kredell issue sent a wake-up call to San Marco residents, but I know neighborhood support on that issue is a little shaky.”
Shad sees the value of a historical designation, but also believes an overlay could provide the basics needed to protect the area.
“It comes up every couple of years, but I’m not sure that the community is ready to embrace a historic designation,” he said. “I think we can find a way to protect the neighborhood without full designation. A zoning overlay is probably middle ground. We could come back after the study and decide that an overlay wouldn’t be appropriate and that a historic designation is the best option. But I see the zoning overlay as a compromise between doing nothing and a historic designation.”
Shad will be working on the study for next six months, and recently consulted with fellow Council member Suzanne Jenkins, who initiated the Downtown Zoning Overlay that was passed at the last City Council meeting.
“I think what an overlay can do is preserve the integrity a community had when it was first designed,” said Jenkins. “The issues in the two communities are, of course, very different, but I think there are pieces from the Downtown Overlay that could be put to use in San Marco.”