It was a roller-coaster ride for Gloria Dei Lutheran Church when Holmes Beach commissioners met Sept. 27 to discuss its future.
The church, struggling from a lack of financial support and members, submitted a request to the city to have 1.06 acres of land adjacent to the primary church property rezoned for medium-density residential use. The change requires commission approval of a small-scale comprehensive plan amendment and rezoning to R-2 medium density residential from public/semi-public.
Attorney Scott Rudacille, representing the church, said the intent is to sell the property — two parcels combined — as R-2 residential lots to help fund the church. The plan is to place the proceeds in an investment account that would allow the church to close the gaps in its funding through use of the interest.
Commissioners first unanimously voted to deny the request but then, after more discussion, voted unanimously to approve the request on first reading.
The matter will move to a final reading and vote Oct. 11.
During discussion, city planner Bill Brisson said the application to rezone the property as R-2 and change its land-use category from public/semi-public to medium-density residential was consistent with the city’s comprehensive plan. Brisson said he doesn’t believe it’s in the city’s best interests to expand potential future rental properties, but the R-2 zoning would be consistent with surrounding properties. He added that commissioners cannot legally prevent a future land use change based solely on the potential of the property to be developed into a vacation rental.
In a worst-case scenario, Brisson said the two parcels could be purchased together and used to house a maximum of five duplex units. However, he doubts that many duplexes could be comfortably constructed on the site and adhere to the city building code.
Commissioner Judy Titsworth said rezoning the property as R-2, where short-term rentals are allowed, would do a disservice to the church by not bringing in full-time residents who could become members of the church.
Brisson said R-1 rezoning also is compatible with the comprehensive plan, allowing for rentals once every 30 days. However, being surrounded by R-2 properties might devalue the land, potentially reducing the amount of income to the church.
Commissioner Jean Peelen said she is worried that approving the medium-density land use and R-2 zoning would set a precedent if the remaining church parcel later is sold.
Commissioner Carol Soustek agreed: “I have this feeling they’re going to sell the rest of that church property in a very short time.”
Yet, Commissioner Pat Morton said his fellow commissioners were “looking at the wrong piece of the pie.” He argued the commission can’t speculate on the future of the church while making its decision.
After the initial vote, Rudacille told commissioners denying the application violated his client’s right to due process because notices had been sent out advertising the Oct. 11 public hearing and final vote. The city also accepted the church’s application for a public hearing.
Commissioners agreed to revisit their earlier vote to allow the issue to have its public hearing and then voted unanimously in favor of the land-use change and rezoning.
“This is very distressing,” Peelen said. “It just makes meaningless a first reading. I understand why we’re doing this, it’s just frustrating.”
The application for the rezone and land-use change will go for a final vote and public hearing when commissioners next meet at 6 p.m. Tuesday, Oct. 11, at city hall, 5801 Marina Drive.