The Mendocino Coast Hospice Thrift and Consignment Shop has put plans to open a new thrift shop on hold, after discovering current zoning doesn”t allow a retail business at that location.
After substantial remodeling and even taking some donations, the organization discovered that the area is zoned heavy industrial by the city.
The discovery was made when Hospice went to the city to get a sign permit, in preparation for imminent opening.
The proposed store location chosen is between the Fort Bragg Food Bank and Sew and Sew on the east side of North Franklin Street.
“We really like the location, next to the Food Bank. It has a lot of ambiance. And the fact is Hospice won”t survive without a thrift shop as the hospital is unable to continue supporting us,” said Arlene Case, R.N., head of Mendocino Coast District Hospital Hospice.
So why didn”t Hospice investigate the zoning before remodeling?
“Why should we, there already was retail right there, the landlord who owned the building thought there was no problem. I assumed it was OK to do it,” said Case.
The city has been working with Hospice to resolve the issue since it was brought to their attention.
“In my opinion, their best recourse is to find a new space in a zoning district which allows thrift stores,” said City Manager Linda Ruffing.
“There are a number of vacant retail spaces available in town at this time. Another course of action is for Hospice to apply for a zoning text amendment” that would amend the list of allowable uses in the IH zone to include thrift stores,” Ruffing said.
That second course of action would require the city council to approve the amendment, a potentially lengthy and time-consuming process.
Case had hoped to make a plea this Wednesday to the Community Development Committee (CDC). However, it came up that Councilman Dave Turner had a conflict of interest due to land ownership in the area, Ruffing said. Mayor Doug Hammerstrom is the other member of the CDC.
Sew and Sew is in a building where Chubby”s Kitchen and the Hot Pepper Jelly Company do industrial work, such as warehousing and manufacturing of foods.
Sew & Sew was permitted as a “continuation of a legal, non-conforming use” (it replaced a crafts store that previously occupied that space), Ruffing said.
Case had heard that the area may be rezoned, but the city has no such plans at the present.
“There is no plan to rezone that area in the works. The North Franklin Street industrial corridor is one of the few IH zones in the City and, as such, provides essential space for uses that, because of their industrial nature, can present conflicts with other use types,” said Ruffing.
Hospice painted the interior and fixed the lighting at the location and was working on flooring when the discovery was made. Case says the property isn”t being sought by anyone else at this point and has been vacant for years.
“We will beautify the property and make an important contribution. It isn”t as if there are people waiting in line for this,” she said.
Case found the building historically was the place Fort Bragg farmers sold their peas, with trains pulling up in the back.
“It has a lot of ambiance and is a perfect location for us, right next to the Food Bank” she said.
Hospice will start to look for a new location, while seeking to resolve the issues with the current location.
