Council approves Klumski Building change allowing one upstairs dwelling in historic downtown block

Naples City Council voted unanimously Jan. 21 to approve companion petitions that let the owners of the Klumski Building at 1199 3rd Street South convert seven second‑floor office suites into a single residential unit and reduce the building's nonconforming parking rights.

The council approved a change of nonconformity petition that reduces the upstairs parking demand from 11 spaces to two, and a conditional use permitting a single dwelling unit in the C‑1 Retail Shopping District. Attorney Francesca Passadomo, representing Nick Klumski, told the council the plan preserves an important historic building while promoting mixed‑use downtown policy. "This is the building in front of you today," Passadomo said during the presentation, adding the plan keeps exterior character intact and places the new unit "directly over the existing ground floor," minimizing new impacts.

Planning staff recommended approval after the Planning Advisory Board voted in favor, subject to conditions tied to noise and use. Staff's recommended conditions — adopted by council — require the residential unit not be used as a transient rental, the installation of high‑performance hurricane glass to reduce noise, and a signed acknowledgment from the petitioners that they understand the unit sits in a high‑activity district. Jeff Bremer of the planning department told council the conversion would "decrease parking demand" and that staff found standards for the change had been met.

Council members asked whether any restriping or reallocation of curbside space would be required; staff said the proposal would reduce theoretical parking demand and recommended the city review the potential to re‑stripe a nearby loading/taxi zone to return spaces to the public supply, with a report back to council if changes are proposed.

The petitions were discussed at length by the council and the public; neighbors raised concerns about proximity to outdoor restaurant activity and potential future conflicts, and the council included the acknowledgment and construction/attenuation conditions to address those points. The council's recorded votes show the two resolutions passed without opposition. The approvals are contingent on both companion petitions being adopted together; building permits and any required site work will follow established city review and permitting procedures.