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Mr. Flynn stated that he was a member of the law firm Winters, Featherstun, Gaumer, <br /> Postelwait, Stocks & Flynn who is representing the petitioner. Mr. Flynn stated that his <br /> clients own this property due to the financial failure that the shopping center has <br /> experienced. The developer lost its main tenant, Eagle Food Store and consequently, the <br /> Developer filed bankruptcy: The owner is now the mortgage holder who foreclosed on <br /> the mortgage and is in the process of marketing the property for sale. The property is <br /> currently zoned R-1 but was developed as a B-1 shopping center under the court order <br /> and the owner is now requesting a B-2 zoning to make it more marketable. <br /> Mr. Flynn stated that the property is an aged property and could require a purchaser to <br /> spend in excess of$2 million to acquire the property. A Developer, after the acquisition <br /> of the property, could infuse up to $1 million for improvements to the property. <br /> Mr. Flynn stated that the area surrounding this facility consists of a very busy four-lane <br /> intersection with an extremely high traffic count. There are eight corridors into this City <br /> and this property is on one of the eight main corridors into the City. East of the property <br /> is Osco Drugs, which supports a drive-up facility and is in operation from 8:00 a.m. to <br /> 9:00 p.m. Monday through Friday, 9:00 a.m. to 6:00 p.m. on Saturday, and 10:00 a.m. to <br /> 6:00 p.m. on Sunday. North of the facility is an eye clinic and the Social Security <br /> facility, which he believes were both developed under a Planned Unit Development. <br /> West of the property is a church. South of the property is a funeral home, a large <br /> drainage area and green space. Within the strip center, Perkins is operation Monday <br /> through Friday from 6:00 a.m. to midnight and on Saturday and Sunday for 24-hours. <br /> Furthermore, Eagles, at one time, was in operation for 24-hours. Mr. Flynn stated that <br /> the staff had advised him that they are opposed to extended hours of operation at this site, <br /> however, as indicated, Perkins is already in operation for extended hours and Eagles had <br /> previously been in operation for extended hours. Mr. Flynn was also advised that they <br /> are opposed to a drive-up facility in this strip mall. However, immediately east of the <br /> property is Osco, which has a drive-up facility. <br /> Mr. F1ynn stated that the building height differences between B-2 and B-3 are <br /> inconsequential in that B-2 zoning is 45 feet in height with two-stories and B-3 zoning is <br /> 35 feet in height with two-stories. However, B-3 has provisions that allows for a <br /> shopping center up to six-stories tall. <br /> Mr. Flynn stated that the difficultly of a B-3 zoning is that B-3 zoning assumes an ideal <br /> situation in that a Developer has a definitive plan with specific tenants to allow for a site <br /> plan for the property. However, there is not a definitive buyer nor is there is definitive <br /> site plan and therefore, a B-3 for this site is impractical. Furthermore, zoning this <br /> property with a B-3 zoning without an approved site plan will cause financing di�culties <br /> with the underwriters of the lender. Therefore, it is the petitioner's position that a B-2 <br /> zoning makes this property more marketable and consequently reduces the time that it <br /> takes to sell this property. The reduced time that it takes to sell this property will reduce <br /> the black time that is had for the vacant store fronts, and the building is subject to <br /> potential vandalism, will ultimately enhance the retail sales and consequently the sales <br /> tax that the City of Decatur will realize. The impractical aspect of a B-3 zoning is that <br /> every time a new tenant is added to the facility or an exterior modification is made to the <br />