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Commission offers guidance on adaptive reuse of 222 W. St. Paul Ave.; staff flags conditional-use needs
Summary
At a pre-application consultation, staff and the applicant discussed exterior repairs, new siding, added windows and mixed uses (front retail, rear light-industrial/contractor home base); commissioners urged a cohesive facade, addressed parking and outside-storage concerns, and recommended conditional-use permit review for certain tenants.
The Plan Commission heard a pre-application consultation for a proposal to rehabilitate the vacant portion of 222 W. St. Paul Avenue in the B-3 General Business district and offered guidance to the applicant and staff.
Robin, the staff presenter, described proposed work to repair brick, repaint and add vinyl siding and new windows, and said the applicant envisions front-facing retail with light-industrial or contractor "home base" uses in the rear. Because some proposed tenants are not principal permitted uses under the B-3 zone, Robin said they may need conditional-use permits or Board of Zoning Appeals review; staff recommended the applicant return for conditional-use permits and final site-plan and architecture review.
Applicant principal Patrick Grama said the plan reflects a renovation rather than a rebuild and noted a need for a new roof and other repairs. "We're not looking for somebody with a fleet of trucks and a whole bunch of outside storage," he said, adding the team wants to avoid outside storage and keep tenant operations tidy.
Commissioners raised several concerns: Commissioner Keller urged blending façade materials so the building reads as a single structure rather than a collection of mismatched patches; others pressed staff and the applicant to limit outside storage and to address parking layout to ensure retail viability. Commissioner questions also focused on whether the proposed exterior would comply with forthcoming zoning-code changes and whether proposed tenants would need conditional-use review.
Commissioners generally endorsed advising the applicant to pursue a conditional-use permit route so the commission could place conditions on future uses; several members said they preferred that approach rather than the applicant seeking variances or handling changes only at staff level.
Next steps: the applicant will refine plans and return to the Planning Commission for conditional-use permits and a final site plan and architecture review; staff will advise on which tenant uses will require conditional-use review.
