Martial‑arts studio pre‑app seeks to reuse underused bank building; commission urges shared‑parking solution

JED Martial Arts LLC presented a pre‑application on March 11 to convert the former Bank of America building at 30 South Water Street (WB and Coastal Overlay zones) into a martial‑arts studio. Attorney Michael Haslund and architect Rudy Rydberg described the site as a longstanding vacant bank building that is nonconforming for use and parking; the applicant proposes a fitness use the team said would be less nonconforming than the current bank use.

Why it matters: the building sits in the WB waterfront zone and has a long record of vacancy and underused parking. The commission indicated a practical, stepwise approach — review under section 6‑1‑41 for change of nonconforming use and let staff accept limited parking adjustments first; the commission also suggested the applicant explore shared parking agreements with the adjacent restaurant and consider future riverwalk accommodations.

Parking and operational schedule. The property currently holds 12 spaces plus one handicapped stall; the applicant’s occupancy model anticipates a class of about 15 people plus an instructor (which would require 16 spaces under town rules). Attorney Haslund said the bank’s parking deficiency was larger under prior use; converting to martial arts would reduce the degree of nonconformity from ten‑space shortfall to a four‑space shortfall. Commissioners encouraged the applicant to seek a shared‑use agreement with the neighboring restaurant owner or to pursue modest lot reconfiguration; one commissioner suggested the restaurant’s off‑peak hours and class schedule may allow sharing of existing spaces.

Access, circulation and possible riverwalk alignment. Commissioners noted the site sits at the head of South Water Street and suggested evaluating whether moving some parking inboard would preserve a future riverwalk alignment along the seawall. Staff suggested documenting any phasing or easements that would allow a future public walkway without immediate redevelopment.

Public comment and neighborhood support. A Byram Neighborhood Association representative said the property has been vacant for more than five years and the neighborhood supports re‑use of the building; neighborhood comments emphasized underutilized parking and urged the commission to permit a viable tenant.

Next steps. The commission encouraged a straight 6‑1‑41 change‑of‑use filing showing existing and proposed parking, class schedule and any shared‑parking agreements; if the applicant needs additional spaces the commission suggested returning with a narrow counter or staff review plan rather than a lengthy contested relief process.

End: The applicant will return with a formal 6‑1‑41 application, supplemental parking analysis and any shared‑parking documentation.