225 Laura Street: A Downtown Core Renovation Project

[RattlerGator]

As someone still fairly new to this website, this was a *very* interesting thread. I read it and kept thinking to myself . . . Chamblin, Chamblin . . . where in the hell have I seen that name? Google Street View answered my question. I've seen that bookstore building for what seems like forever coming into town from Orange Park.

Ron Chamblin seems like a fascinating guy. I'm still recovering from a bout with the flu and subsequent pneumonia and the antibiotics I've been taking zap my focus, but . . . what happened with the space? 225 is listed now as the location for Chamblin's -- what happened? What did he do with the 215 space

[RattlerGator]

Okay, called around. Still renovating the upper two floors and planning perhaps to do a sit-down Southern place on the ground floor.

What threw me for a loop is the downtownjacksonville.org website lists his current cafe as 225 North Laura and I couldn't square that with what I was reading in this thread:

http://www.downtownjacksonville.org/locations/l-227-chamblins-uptown.aspx

Best wishes to Mr. Chamblin.

[ronchamblin]

Thanks Rattlegator ... Seems an error on their site.  The existing bookstore is 215 N. Laura.  The building set for renovation is officially listed as 225 N. Laura Street. 

We started demo work in 2013, but I had to pull off the project for a few months to apply money and labor to other things.  And too ... I've been paying down debt, restructuring loans, and paying back taxes ... all so that I can gain the confidence of the banks to lend the $600K to $700K or so I'll need to finish the 225 renovations.  My credit is A+, but I must get my monthly outlay down so as to have room for more debt ... the American Way. 

Even though the architect has already drawn preliminary plans, there has been a little change on the apartment numbers.  My original intention was to reduce the number of apartments from the existing five per level (appropriate for the 1920's) to three per level ... giving a total of six on the two upper floors.  But someone suggested that there would be an advantage to having only two apartments per level, thereby increasing the apartment size to an average of 1,000 sq. ft. each.  But a greater advantage arrives from the fact that instead of having to utilize space for six a/c units, six washer/dryers, six kitchens, six bathrooms etc .. I would contend with only two of these items per level.  Also, I would be dealing with only four tenants instead of six -- leaving me with only four people to not pay the rent.

But a new idea came to me yesterday about the roof ... and I talked about it briefly with the architect today.  The current roof has a white plastic type "membrane" placed over it.  The roof is approximately 30' x 80'.  The membrane I suspect was installed because the roof environment is so deteriorated (I haven't yet crawled up in the attic space), that they simply did not want to rebuild it to accommodate a standard roof.  Upon looking up into the attic/roof area, I noticed evidence of a former fire ... charred wood etc.  So I think that might have something to do with the decision to install the membrane.

But .. back to the new idea.  I'm thinking that instead of replacing the membrane in another ten or fifteen years, I would remove the membrane in the early stages of renovation (late 2015/early 2016) ... before we install anything in the building that can be damaged by water ... and rebuild the entire roof structure to accommodate a strong flat "walkable roof", so that I can have tables and chairs n'stuff on the roof.  In other words, the residents, and perhaps some cafe customers, could have a rooftop environment from which to gaze upon the sun and the park etc etc.  There is no elevator in the building ... a condition that might cause a "code" problem with inviting restaurant customers to the roof. 

In any case, it would be great to have a roof-top lounging setup.  The view of the park and the surrounding area would be beautiful.  And ... the extra cost of the project could be somewhat offset by a slight addendum to the rent ... as some residents might be willing to pay a little extra for having the view available by simply walking up the stairs to the roof. 

Also, in anticipation of future severe economic crashes or depressions, the roof lounge would provide an excellent platform or starting point from which anyone could perform a suicide jump to the sidewalk below.  This convenience however, might be diminished by the proposed large awning below, similar in size to that of the bookstore.  The awning should be of little concern however, because unless the jumper suffers from immobility, and given that the roof is flat, a good run could prepare one's jump to clear the awning.  In any case, besides providing a gate for the jumper ... as the perimeter must be fenced ... we will provide a sign on the east edge of the building, on the gate perhaps, warning any jumpers that they should consider a little extra oomph to clear the awning.

[ProjectMaximus]

Thanks for the update, Ron!

Love the idea of a rooftop deck. Talk to Ennis, he has warned me about walkable rooftop issues. But I think if there's any location in Jax where a rooftop view would really pay off, this is it. 

[strider]

I believe what you will find is that truly usable roof top decks are very expensive, difficult to maintain and have, at least in the Jax residential market, no appraised value. Of course, the solution to the former is spend the money for the best and the solution to the latter issue is to get more people doing them so the value is finally realized.

[ronchamblin]

I believe what you will find is that truly usable roof top decks are very expensive, difficult to maintain and have, at least in the Jax residential market, no appraised value. Of course, the solution to the former is spend the money for the best and the solution to the latter issue is to get more people doing them so the value is finally realized.

Good points Strider.  The roof is sealed for the time with a membrane, and I suspect that when the membrane fails in ten years or so, it can simply be replaced with another.  However, I cannot remove from my mind the image of a messy roof structure, slightly damaged by a small fire of long ago, that can only accept a membrane covering, and cannot even be walked upon.

The idea of removing the membrane entirely, before anything is placed into the building thats vulnerable to damage by rain, and rebuilding the entire roof structure to accommodate a roof-top deck, appeals to me because it is something I believe will be appreciated by the apartment residents, some of the cafe / restaurant customers... or anybody ...  who might want to have a beer or espresso and enjoy a view.

And, as you've said ... "spend the money for the best" ... if done properly in design and workmanship, the roof could be almost trouble free.  Somebody mentioned the issue of insurance.  After all, anything thrown from a roof 35' to 40' high, could be quite inurious to someone's head.  But also, anything thrown high into the air from the ground, can be quite injurious.  Imagine a drunk, throwing a chair from the roof.  Does that means we would have to chain all chairs and tables?  Probably a good idea.

The deck could be easily surrounded with an attractive 4' high barrier fence, and would include the removal of anything close to it, so that a child could not climb over it.  After all, there are plenty of environments in town having high walkways and stairways etc over which people could fall fifteen to twenty feet.  But of course, these places might have slightly higher insurance rates too.

Just thinking aloud on this thing.  In any case, I will get with my architect, and we will, through discussions with structural engineer ...  permitting ... zoning ... insurance, etc., make a decision as to the practicality of doing the roof deck. 

[vicupstate]

I believe what you will find is that truly usable roof top decks are very expensive, difficult to maintain and have, at least in the Jax residential market, no appraised value. Of course, the solution to the former is spend the money for the best and the solution to the latter issue is to get more people doing them so the value is finally realized.

Ennis and I can both attest that there is ZERO appraised value to a roof deck in JAX. Roof decks and retractable roofs are gaining acceptance in many places for bars and such, but JAX is behind the curve on these things, plus it is pretty damn hot most of the time there.  Fix the roof but be sure it is significantly sloped. 

[ronchamblin]

For those interested, the following is an update on the 225 N. Laura St. renovation project.  Having purchased the building in 2012 for $290K, I've recently paid it off, the previous owner having held the note.  I did not approach a bank for financing, as most banks are inhabited by individuals so bureaucratically fucked up, they can't move past their assholes.  (That make sense?)  The previous owner and me had a good buyer / seller relationship, and he is paid in full, with a little extra at my insistence for allowing a few weeks extension on the balloon note.

My indecision about the use of the first floor of this building has resulted in a temporary tabling of the city grant funds ($37,000) destined to be awarded via the application.  Of course, I do not need the funds until I begin renovation, hopefully in early 2016, when I should be in a position to borrow funds. 

The building has 3 floors, the upper two floors will each have two 2-bedroom apartments, each averaging around 1,000 sq. ft.  I am overbooked however, as I've the names of eight individuals who want to rent one of the four apartments.  The $37K grant money is set to be applied only to the lower floor project. 

Although the bookstore building renovation, adjacent to the 225 building, was completed without any funds from the city, I will attempt to gain the $37,000 grant money offered for the first floor of the 225 building... provided that doing so does not excessively control or limit decisions on the use of it.  If the grant process becomes too restricting and laborious, then I am prepared to bow out of the program altogether, and to simply borrow all of the funds needed, which will be between $600K and $700K.

Of course, once I've completed the renovation, and opened a business in the lower floor, the city has the option to pay me some incentive money if the judges consider that the entire project enhances the downtown core sufficiently.  If there is to be no incentives or funding for the project ... fuck'm (sp ?).   

My objective is to be Un-American, and to not necessarily attempt to reap maximum profits from the lower space (how boring to have a pizza place, or another sandwich shop), but to create a space offering enhancement in a cultural sense ... an operation that introduces a unique variety, and encourages vibrancy into the city core.

Therefore, I am thinking about proceeding with a concept I mentioned many months ago -- about which some MJ posters expressed encouragement -- which was to provide an interesting ambiance, built around a bookstore / meeting place, with a few round tables surrounded by chairs, perhaps a small counter -- to provide coffee / espresso, beer / wine, and snacks.  The place would be open most nights, or every night, until perhaps 9:00 p. m.  Small groups could have business meetings in the afternoons or evenings ... any kind of meeting.  People could sit, read, talk, socialize, panhandle, have table sex... enjoy espresso/coffee, beer and snacks ... use free WiFi ... even buy books.

The perimeter walls will have books for sale, or reading, on history, philosophy, the sciences, the humanities, classic literature, scholarly works in psychology and political and social issues ... and some other non-fiction categories.  However, not one right-wing bullshit title will be allowed in the place except for burning.  Once every Friday night, there will be a burning of a book written by one of the right-wing and/or religious charlatan blowhard idiots who've embarrassed bookstore shelves and reason for years -- truth seeking intellectuals such as Bill O'Reilly, Rush Limbaugh, Glenn Beck, Sean Hannity, Ann Coulter, Pat Robertson, Joel O'steen, Jerry Falwell, Oral Roberts, Jimmy Swaggart ... etc. 

A comfortable ambience would be created, with a  stage in the rear for weekly events --  music performances, comedy, poetry readings, author book discussions, talks by various scholars .. or any individual offering talks / discussions on interesting subjects ... even via the Internet, as has been done by various individuals in recent years.  If needed for an event, additional chairs would be set.

Plumbing and electrical, and an exhaust hood, will be installed so that the location could house a restaurant after I die and go to hell.  Also, given the demand downtown for a full breakfast menu, I am considering utilizing the restaurant capability by offering old-fashioned breakfasts every morning early ... continuing perhaps to 11:00, after which the place would revert to the above described scenario. 

Will the breakfast idea be viable or practical?  Still thinking.  After all, if one is paying for a building; to pay the bills, why not allow it to make money for as many hours of the day as possible? 



   

[ProjectMaximus]

Thanks for all that you do and good luck!

[jaxlore]

Was wondering how things were going, you couldn't ask for a better update.

[Tacachale]

Sounds awesome, Ron. As one of the posters here who's been angling for a "book bar" space like that, I'm stoked. I hope you're kidding about the book burnings.

[downtownbrown]

Sounds awesome, Ron. As one of the posters here who's been angling for a "book bar" space like that, I'm stoked. I hope you're kidding about the book burnings.

Great update, and I wish every success.  Except for the fascist censorship comments, Savonarola.

[vicupstate]

Thanks for the update. I have a couple of questions. Have you started the process of obtaining the loan for the renovations, or even just informal discussions, and if so, how receptive have the lenders been?  Also, can you opine on what the impact would be on your project and your existing business, if the Laura Trio was completed as Steve Atkins had planned?   

[UNFurbanist]

Sounds like an awesome concept space! Breakfast is also a great idea. Good luck on the project and here's to hoping it happens sooner rather than later.

[The_Choose_1]

For those interested, the following is an update on the 225 N. Laura St. renovation project.  Having purchased the building in 2012 for $290K, I've recently paid it off, the previous owner having held the note.  I did not approach a bank for financing, as most banks are inhabited by individuals so bureaucratically fucked up, they can't move past their assholes.  (That make sense?)  The previous owner and me had a good buyer / seller relationship, and he is paid in full, with a little extra at my insistence for allowing a few weeks extension on the balloon note.

My indecision about the use of the first floor of this building has resulted in a temporary tabling of the city grant funds ($37,000) destined to be awarded via the application.  Of course, I do not need the funds until I begin renovation, hopefully in early 2016, when I should be in a position to borrow funds. 

The building has 3 floors, the upper two floors will each have two 2-bedroom apartments, each averaging around 1,000 sq. ft.  I am overbooked however, as I've the names of eight individuals who want to rent one of the four apartments.  The $37K grant money is set to be applied only to the lower floor project. 

Although the bookstore building renovation, adjacent to the 225 building, was completed without any funds from the city, I will attempt to gain the $37,000 grant money offered for the first floor of the 225 building... provided that doing so does not excessively control or limit decisions on the use of it.  If the grant process becomes too restricting and laborious, then I am prepared to bow out of the program altogether, and to simply borrow all of the funds needed, which will be between $600K and $700K.

Of course, once I've completed the renovation, and opened a business in the lower floor, the city has the option to pay me some incentive money if the judges consider that the entire project enhances the downtown core sufficiently.  If there is to be no incentives or funding for the project ... fuck'm (sp ?).   

My objective is to be Un-American, and to not necessarily attempt to reap maximum profits from the lower space (how boring to have a pizza place, or another sandwich shop), but to create a space offering enhancement in a cultural sense ... an operation that introduces a unique variety, and encourages vibrancy into the city core.

Therefore, I am thinking about proceeding with a concept I mentioned many months ago -- about which some MJ posters expressed encouragement -- which was to provide an interesting ambiance, built around a bookstore / meeting place, with a few round tables surrounded by chairs, perhaps a small counter -- to provide coffee / espresso, beer / wine, and snacks.  The place would be open most nights, or every night, until perhaps 9:00 p. m.  Small groups could have business meetings in the afternoons or evenings ... any kind of meeting.  People could sit, read, talk, socialize, panhandle, have table sex... enjoy espresso/coffee, beer and snacks ... use free WiFi ... even buy books.

The perimeter walls will have books for sale, or reading, on history, philosophy, the sciences, the humanities, classic literature, scholarly works in psychology and political and social issues ... and some other non-fiction categories.  However, not one right-wing bullshit title will be allowed in the place except for burning.  Once every Friday night, there will be a burning of a book written by one of the right-wing and/or religious charlatan blowhard idiots who've embarrassed bookstore shelves and reason for years -- truth seeking intellectuals such as Bill O'Reilly, Rush Limbaugh, Glenn Beck, Sean Hannity, Ann Coulter, Pat Robertson, Joel O'steen, Jerry Falwell, Oral Roberts, Jimmy Swaggart ... etc. 

A comfortable ambience would be created, with a  stage in the rear for weekly events --  music performances, comedy, poetry readings, author book discussions, talks by various scholars .. or any individual offering talks / discussions on interesting subjects ... even via the Internet, as has been done by various individuals in recent years.  If needed for an event, additional chairs would be set.

Plumbing and electrical, and an exhaust hood, will be installed so that the location could house a restaurant after I die and go to hell.  Also, given the demand downtown for a full breakfast menu, I am considering utilizing the restaurant capability by offering old-fashioned breakfasts every morning early ... continuing perhaps to 11:00, after which the place would revert to the above described scenario. 

Will the breakfast idea be viable or practical?  Still thinking.  After all, if one is paying for a building; to pay the bills, why not allow it to make money for as many hours of the day as possible? 



   

"Once every Friday night, there will be a burning of a book written by one of the right-wing and/or religious charlatan blowhard idiots who've embarrassed bookstore shelves and reason for years -- truth seeking intellectuals such as Bill O'Reilly, Rush Limbaugh, Glenn Beck, Sean Hannity, Ann Coulter, Pat Robertson, Joel O'steen, Jerry Falwell, Oral Roberts, Jimmy Swaggart ... etc." We hope you're joking about this? Why do you sell these books if you truly can't stand them. We all know you're an Atheist until that day you stand before God. You need to let God in your stone dead soul. I will pray for you. "Dear God you know Mr Chamblin and the good he has done in his life and you know all the sins he has done also. In Jesus Christs name I pray that he will find you before he stands before you. Amen