The Sanford City Commission has denied an appeal of a decision of the Historic Preservation Board for the proposed alterations to the former First National Bank building, known as the city’s first “skyscraper.”
The building at 101 East 1st Street is a 6-story brick structure located in the Downtown Commercial Historic District. It was designed by Mowbray and Uffinger and constructed in 1922 by the George A. Fuller Company. The current renovation aims to convert the upper five floors of vacant office space, which have been unused for decades, into residential units.
The renovation includes an exterior staircase and a modern elevator that would be connected to the building by “walkover bridges.” The building is widely considered one of downtown Sanford’s most important architectural landmarks. The HPB denied the Certificate of Appropriateness (COA) because the proposed elevator tower would exceed the height of the existing building, making it the tallest structure in the historic district. The board also felt that an attached elevator shaft would be less intrusive than a detached structure, and they noted that the submitted plans lacked sufficient architectural detail to demonstrate compatibility with the historic property.
Property owners are Oceanview Sanford Condo Assn Inc. and Big Bubba Investments, LLC, while the applicant is Steven Hepner with Form Works Architecture. He submitted new plans to commissioners during the Jan. 13 meeting; however, they had not been reviewed by the Historic Preservation Board (HPB). Commissioners weren’t comfortable going against HPB’s denial since they hadn’t seen the new designs.
The city had already issued a stop-work order in March 2025 after the developers began excavation and staging for the elevator structure without a COA or building permit.
Meanwhile, the building has been unsecured and exposed to the elements for nearly a year, and squatters have moved in, according to the staff report from HPB.
“There are ongoing concerns about the stewardship of this city landmark. Conditions have deteriorated due to prolonged exposure to the elements, with multiple windows destroyed or removed and doors left open in all weather conditions,” the report reads. “Individuals appear to have been living in the building without adequate facilities, including electricity, raising concerns about potential fire. Additionally, the unpermitted open excavation pit remained exposed for over six months, further eroding into the alley and toward the building. These issues have compounded the urgency for a coordinated and preservation-sensitive approach to rehabilitation.”
Brady Lessard, the Economic Development Director for the City of Sanford, stated that the city will continue collaborating with the applicants. They will waive the new application fees and request that the applicants submit new drawings that have not been used before. He anticipates that the new application process will take approximately two to three months.
“This is a unique project since the site is historic and a premier location,” Lessard said. “They have been working on this for years, maybe four. The city just wants this to be correct.”
During the meeting, several commissioners were confused about the new and old plans, which highlighted the inconsistency of the proposals and ultimately led to the denial.
Commissioner Sheena Rena Britton and Mayor Art Woodruff didn’t want the applicants to start from scratch due to some of the work already being started. Also, the permits for the inside of the building have been approved.
“We have asked for things more than three times. Why are we still where we are now?” asked Claudia Thomas, Commissioner, District 4. “What concerns me is that, as much as I want this to go forward, is this going to be a continuous problem throughout the process? Of failing and failing. I want to get this done right, but to me it feels like someone has bitten off more than they can chew or they aren’t getting the right help.”
HPB staff noted that the continued deterioration and potential loss of this historic building could lead to high economic, social and cultural costs for Sanford.
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