Planning commission approved adaptive reuse with drive-through at 414 E. Perkins; project under construction

The planning commission approved an adaptive-reuse project at 414 East Perkins Street that converts an existing bank building into a drive-through financial facility, staff said; construction is underway. Jesse Davis, the city's chief planning manager, said the site required a major use permit because the downtown zoning code discourages auto-centric uses and requires discretionary review for drive-throughs. "Drive thrus in particular are 1 that require a major use permit in part because auto centric uses were discouraged even when they were existing infrastructure," Davis said. Why it matters: The downtown zoning code favors pedestrian-oriented form and discourages drive-throughs; the commission found the project could proceed after staff and the applicant proposed pedestrian connectivity and design adjustments that aligned the structure with downtown design expectations. Key details: Staff noted the project made limited changes to the building's footprint and included landscape, pedestrian circulation and architectural updates to reduce auto-centric impacts. Davis and other staff said a private deed restriction on the property had previously limited uses and factored into the applicant's original site-selection choices. Nonconforming-use context: Staff and commissioners discussed rules for nonconforming uses in the downtown zoning code. Davis and the director explained that retaining a nonconforming use can limit exterior and interior changes; the applicant pursued a site development permit to modernize the facility while meeting the downtown code's design standards. Agency referrals and conditions: Davis said the application was referred to agencies including the Fire Prevention Division; the fire authority requested conditions such as fire-sprinkler requirements tied to building valuation and circulation comments tied to parking-lot layout; staff applied those as conditions of approval. Outcome: The planning commission approved the project and staff said construction is currently underway. The project remains subject to the conditions of approval and standard building permits. Ending: Staff encouraged commissioners and the public to review project web pages for the application materials and conditions of approval.