[sakyle04]

from complex01 in 2006 (full conversation with the link):

http://forum.skyscraperpage.com/arch.../t-120235.html

Historic and Design Review Commission

December 06, 2006

HDRC CASE NO: 2006-368

IDENTIFIER: Stuarts Bldg.

ADDRESS: 306 East Houston St.

REQUEST:

The applicant is requesting a Certificate of Appropriateness for Final Approval to demolish the Stuarts building under the city’s UDC requirements for unreasonable economic hardship and unusual and compelling circumstances. This is based on the financial burden of structural deficiencies, dilapidated buildings systems and non-conforming buildings requirements which hinder the redevelopment of the existing structure.
Applicant plans to construct new buildings at this site and state the will lead be developed according to the Houston Street Guidelines.

RECOMMENDATION:

The staff recommends denial of demolition based on economic hardship and approval of demolition based on unusual and compelling circumstances.

UNREASONABLE ECONOMIC HARDSHIP

Staff recommends denial of the demolition based on Economic Hardship. The applicant had failed to provide a preponderance of evidence supporting economic hardship. 1) The applicant is a sophisticated entity in the real estate industry, aware at the time of purchase in 1998 of the historic regulations associated with these two buildings. 2) The buildings have intrinsic value. The City had determined in 1987 that these buildings had value to the people of San Antonio and the designated them as significant landmarks. 3) The restoration and rehabilitation of these buildings will allow the owner to realize a profit.

UNUSUAL AND COMPELLING CIRCUMSTANCES

The staff recommends approval of the application for demolition based on Unusual and Compelling Circumstances.

The Definite plans for the site:

The applicant had presented to the Demolition and Architectural HDRC Committee two concepts for this corner. One is a two story structure with retail on the first level and office on the second level. The other is a five story building with retail on the first level, parking on the second level, and condominiums on the top three floors.