http://www.valleybreeze.com/Free/MAIN-11-18-PAW-New-zoning-headshot-of-Mann--diagrams shows some interesting problems or challenges for Pawtucket
Sex Shop Center, Flying Shuttles and Downtown Growth stymied
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We continue to chase business away and wonder why Pawtucket shrinks and has problems |
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Carpets for the Riverfront a sound or unsound idea? Zoning Board makes way for 25,000-square-foot riverfront flooring store
PAWTUCKET - The city's riverfront gained a new business Monday when the Zoning Board of Appeals paved the way for a 25,000-square-foot store and 40 new jobs in the city. In making their decision, zoning members voted unanimously against the recommendation of Planning and Redevelopment Director Michael Cassidy. Cassidy had said the proposed use for a building at 50 Division St. did not conform to Pawtucket's land use restrictions for riverfront development. And he strongly opposed granting the zoning variance to facilitate sale of the building. But zoning members - anxious to secure more jobs for the city - approved a use variance that will bring an expanding carpet restoration business to vacant space right on the waterfront. While the Zoning Board decision may not have been according to the letter of the Pawtucket's table of land use regulations, said some Zoning Board members, it does abide by the spirit of the law and is good business for the residential taxpayers of Pawtucket. Board member Douglas McKinnon argued the Zoning Board must make decisions both by city statute and by using common sense. He said that includes providing J. Brian Day Restoration Experts of Plainville, Mass. "the least relief necessary" to accommodate a new business here, makes good business sense. "If we don't have enough jobs, we don't have a city to plan for," said McKinnon. Also on Monday, the Zoning Board officially rejected applicant Megan Andelloux's appeal of a decision to reject her proposal for a sexual health center on Main Street because of a planned educational use. Andelloux has indicated that her next step will likely be to bring the city to court over the matter, as she says her Constitutional rights have been violated. John Day, president of J. Brian Day Flooring, gained approval Monday to purchase a building owned for many years by Frank Toole and the WKT Corp. near the Pawtucket River Bridge. Toole, who has had a difficult few months trying to find an appropriate business for the former Alside Home Exterior Products, testified last week that a carpet restoration business is a "good use for" the building despite its mixed service/retail status. The massive stand-alone building J. Brian Day Flooring will occupy has few other uses than the one proposed, some on the Zoning Board had cautioned at a meeting last week, meaning it could have remained vacant for a long time to come. "There's virtually nothing you can do with a 25,000-square-foot building in this zone," said Zoning Board of Review member George Shabo last week. Shabo pointed out that 18-foot ceilings at the location made a subdivided space much more unlikely. Day said he will purchase the Division Street property valued at nearly $1 million for "roughly" that same amount. He told The Breeze he was happy with the Zoning Board approval and that city officials will not regret their decision. "We hope to be open in six months," he said, while indicating that an opening could happen sooner. Day, who plans to make some cosmetic and structural improvements to his Pawtucket property, said he likes his new store location for its proximity to Route 95. The business will be open from 7 a.m. to 5 p.m. daily but will offer 24-hour emergency service. To make his mixed-use carpet cleaning, business, retail sales and storage facility a reality, Day needed a use variance for the building in an "RD-3" Riverfront Development Zone. Cassidy had recommended against a variance for the nine-acre site at a meeting last week, saying that "commercial mixed use is not on the list of approved uses" for the riverfront zone. A "wholesale commercial" would be an appropriate use at 50 Division St., according to Cassidy, as it was "grandfathered in" under new riverfront use designations. Cassidy said last week he was speaking as secretary of Pawtucket's Riverfront Commission, emphasizing that the Zoning Board should stay true to the city's zoning ordinances that prohibit approving a variance to make any sale of a property possible. "Granting a use variance to facilitate the sale of a building, that's what we're objecting to," said Cassidy. It is not fair to others who have invested in the riverfront area, according to Cassidy, if the Zoning Board ignores the land use stipulations there. "Zoning is here to protect the integrity of the neighborhood, the integrity of the zoning district," said Cassidy. The debate over the city's complex land use restrictions, especially in the downtown area, has heated up in recent weeks as business owners have struggled to gain the permission they need to open from Pawtucket officials. Proponents of relaxing the restrictions to stimulate economic growth in this economically challenged city have said that there is an "invisible wall" in the city for applicants who don't have the right connections. |