AgdaPkt 2000-10-16 - Laserfiche WebLink

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a nd Central Administrative ("CA") Zoning Districts. ��+� ■ Title companies and home loan centers are not ground floor dependent and thus could also operate in upper floors in the downtown. ■ Stewart Title occupies ground floor space where no title company had previously existed. ■ When the Washington Mutual Bank occupied 2400 Broadway, as well as its predecessor the Great Western Bank, the Home Loan Center operations were located on the second story of the 2400 Broadway building. Recent Activity at other powntown Properties: Due to the current market demand for office space, staff has received many inquiries about establishing office uses in ground floor tenant spaces in the CBR Zoning District. Unless a true retail component is essential to operations of the business, the applicants are encouraged to locate on upper floors or in other Zoning Districts. The passage of the recent Interim Urgency Ordinance on September 11, 2000 further supports the City's effort to preserve the CBR Zoning District for retail oriented uses in that the ordinance prohibits most types of office uses on the first floor in the CBR. Alternatives The Council has the following four alternatives: 1. Uphold the Use Permits and Conditions of Approval for Stewart Title and Washington Mutual as defined in the Notice of Official Action (Attachment #2). 2. Uphold the Use Permits, but modify the Conditions of Approval. 3. Deny the Use Permits based on the finding that the proposed uses will detrimentally impact the retail vitality and economic base of the CBR Zoning District. 4. Uphold the appeal and require no Use Permit. Staff recommends alternative #1. Fiscal Impact The near-term conversion of office space to retail space (four to five years) would be expected to benefit the City's revenues due to an increase in sales taxes at the time of conversion. An increase in first floor retail space in the downtown further animates the retail vitality of the downtown, and thus confirms the purpose of the economic core of the city. � � , , C �. / 4.' .�-L `C� i �f( c.— Jitl Dever Ekas Mike Church Ed Everett Project Planner Planning and Redevelopment City Manager Manager Attachments 1. Appeal Letter 2. Use Permit Notice of Official Action 3. Central Business Retail Zoning District Boundaries 4. 2400 Broadway Timeline 5. Project Plans 6. Zoning Ordinance Article 26 "Central Business Retail District" and Article 33 "Nonconforming Uses and Structures" 7. California Zonina Practice, "Wrongful Issuance of PermiY' _ ._ __...� .