HomeMy WebLinkAboutZ-7261 Staff AnalysisAugust 22, 2002
ITEM NO.: 6 FILE NO.: Z-7261
NAME: Paramount Building — Conditional Use Permit
5 OCATION: 319 West 2nd Street
OWNER/APPLICANT: Number One Spring Street Building Partnership/
Eugene P. Levy
PROPOSAL: A conditional use permit is requested to allow for
conversion of the upper 5 floors and penthouse of the
6 -story Paramount Building into a document storage
facility. The property is zoned UU, Urban Use District.
ORDINANCE DESIGN STANDARDS:
1. SITE LOCATION:
The building is located on the south side of West 2nd Street, between Center
and Spring Streets.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The applicant proposes to restore the street front elevation to an attractive
historic condition and to remodel the ground floor for occupancy by a retail use
or restaurant. No changes will be made to the remainder of the fagade. While
staff is hopeful this is only a temporary "holding" use for this building, even a
long-term or permanent use for storage as proposed would be compatible with
uses in the area. The building does not have the same level of historic
significance as some other downtown structures. With the ground -floor retail
activity and preservation of the facade, staff believes that the proposed use
could be compatible with the neighborhood.
All owners of property located within 200 feet, all residents within 300 feet who
could be identified and the Downtown Neighborhood Association were notified
of this action.
3. ON SITE DRIVES AND PARKI
The UU Urban Use District does not require any on-site parking. The
applicants, however, do also own the adjacent parking lot which will be used to
provide space for those dropping off or picking up items being stored in the
building. No parking in the 2"d Street traffic lanes for loading or unloading will
be permitted.
August 22, 2002
ITEM NO.: 6 FILE NO_: Z-7261
4. SCREENING AND BUFFERS:
No issues.
5. PUBLIC WORKS COMMENTS:
No Comments.
6. UTILITY FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available, not adversely affected.
Entergy: Approved as submitted.
Reliant: No Comments received.
Southwestern Bell: No Comments received.
Water: No objection.
Fire Department: Approved as submitted.
Countv Planning: No Comments.
CATA: No Comments received.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 1, 2002)
The applicant was present. Staff presented the item and noted that additional
information was needed regarding signage, days and hours of operation and the
procedure for loading/unloading. The applicant was asked to describe the dumpster
location/trash pickup and to provide proof of an access agreement to allow access to
the rear of the building. The applicant stated he would provide all needed information
to staff.
There were no public works or landscape issues to discuss.
After a brief discussion of the proposed use, the Committee determined there were no
other issues and forwarded the item to the full Commission.
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August 22, 2002
ITEM NO.: 5 FILE NO.: Z-7261
STAFF ANALYSIS:
The Paramount Building is a circa 1930's, 6 -story building located on the UU, Urban
Use, zoned property at 319 West 2nd Street. The building has a history of occupancy
by a variety of offices uses through 1998. Since that date, the building has been
vacant. The current owners acquired the site in 1999 and have been exploring uses
for the building. They have determined that the most feasible use of the structure,
whether long-term or short-term, would be to convert the upper floors and penthouse
into storage space which would be leased to nearby offices for storage of their
records. The ground floor will be remodeled and leased to either a restaurant or retail
use. Within the Urban Use Zoning District, virtually any residential, office or
commercial use is permitted, however a light industrial use, such as the proposed
storage facility, requires a conditional use permit.
The Paramount Building is unusual in that, although it is six stories in height, it has a
very small "footprint" or area per floor. The "footprint" is only 40 feet by 50 feet. The
applicant has determined that, as a matter of practicality, if the entire building were to
be returned to its original occupancy as office space, it would not be in compliance
with the current building code because it contains only one non -complaint stairway.
Due to the small area per floor, the introduction of two new stairways meeting code
requirements would so greatly reduce the rentable floor area that it would not be
feasible to remodel the building for code complaint office occupancy on the upper
floors.
No changes are proposed to the exterior of the building other than to restore the street
front elevation to an attractive condition. All existing windows will remain so that the
building will, from all external appearances, remain an office building. Hours of
operation for the storage facility are to be 8:00 a.m. —12:00 midnight, 7 days per
week. No signage is proposed for this use. The trashldumpster area will be located
adjacent to the rear of the building. Loadinglunloading will be via the back (south)
door or the front door, using the adjacent west parking lot for truck parking and
metered parallel parking if available on West 2"d Street. The applicant has provided a
copy of the easement deed giving reciprocal cross access through their parking lot
and the adjacent parking area located behind the Paramount Building.
Staff is supportive of the proposed use. With the applicant's commitment to install
ground floor retail or restaurant activity; to maintain the external appearance of the
building, including windows; and to restore the street fagade of the building, staff
believes the proposed use is appropriate for this particular building and will be
compatible with uses in the area.
On August 2, 2002, the applicant submitted an addendum to his cover letter,
addressing those issues raised at Subdivision Committee and summarized above.
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August 22, 2002
ITEM NO.: 6 FILE NO.: Z-7261
STAFF RECOMMENDATION:
Staff recommends approval of the conditional use permit, as filed and described in the
applicant's cover letters.
PLANNING COMMISSION ACTION: (AUGUST 22, 2002)
The applicant was present. There were no objectors present. One letter of support
had been submitted by a neighboring propi�rty owner. Staff presented the item and a
recommendation of approval. There was no further discussion.
The item was placed on the Consent Agenda and approved as recommended by staff.
The vote was 10 ayes, 0 noes, 0 absent and 1 open position.
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