90-1105 � !n
��' �°�^�`_.� G/7/ `f U
� ������� Council File # 9l� -i/OJ
Green Sheet �!
RESOLUTION
CITY OF SAINT PAUL, MINNESOTA �` � j' �
._�
Presented By
Referred To Comnittee: Date
Whereas, Charles Brooks, 859 Front Avenue, St. Paul, Mn. 55103 made application to the
Board of Zoning Appeals for a variance from the strict application of the provisions of the Saint
Paul Zoning Code for property located at 859 Front Ave., legally described as West 1/2 of Lot 10
and all of Lot 11, Block 17, Royal Oaks Addition; and
Whereas, The purpose of the application was to vary the standards of the Zoning Code so as
to construct an addition including a laundromat and a delicatessen onto an existing grocery store
with three studio apartments on the second level; and
Whereas, The Board of Zoning Appeals conducted a public hearing on April 3 and April 17,
1990, after having provided notice to affected property owners, and the Board, by its Resolution
10613, adopted April 17, 1990, decided to deny the application based on the following findings and
conclusions:
1.) The existing property is a typical rectangular shaped parcel that lacks any
particular physical characteristic which would prevent it from being fully used by the
applicant. 2) The proposed expansion is snot directly related to the etcisting business and
the plight of the applicant does not appear to be directly related to the property but
more to the situation of starting up the new businesses. 3) The proposed design of the
expansion is inappropriate since its two story massing on the property line would appear
to encroach on the adjacent residential property and the proposal lacks a suitable
buffering or transition between a business use and a residential use. 4) The proposed
addition will impair an adequate supply of light and air to the adjoining single family
property on the east and may negatively impact the established property value of that
property. 5) The proposal of the applicant is aimed at enhancing his current business by
increasing the cash flow through providing additional businesses to attract more
customers.
Whereas, Pursuant to the provisions of Section 64.205, Charles Brooks, 859 Front Avenue, St.
Paul, Mn. 55103, duly filed with the City Clerk an appeal from the detemunation made by the
Board of Zoning Appeals, requesting that a hearing be held before the City Council for the purpose
of considering the actions taken by the said Board; and
Whereas, Acting pursuant to Sections 64.205 through 64.208, and upon notice to affected
parties a public hearing was duly conducted by the City Council on June 7, 1990 where all
interested parties were given an opportunity to be heard; and
Whereas, The Council, having heard the statements made, and having considered the variance
application, the report of staff, the record, minutes and resolution of the Board of Zoning Appeals,
does hereby
ORlC� �AI. � � �=�o _,,os
Resolve, T'hat the Council of the City of Saint Paul does hereby reverse the decision of the
Board of Zoning Appeals in tlus matter, based on the following findings of the Council:
The Board of Zoning Appeals erred in concluding that the proposed expansion would be
inappropriate and that it lacked suitable buffering or transition with a business use and a
residential use, as evidenced by the fact that the applicant obtained over 800 signatures
of neighbors in favor of the proposal, and the Board further ened in concluding that the
proposal would have a negative impact on the property values of adjacent properties.
Resolved, That the variances applied for are hereby granted subject to the following
conditions:
1. A fence or landscaping shall be provided to prevent access along the alley.
2. Sufficient and inoffensive lighting be provided for the parking area.
3. Adequate drainage shall be provided.
4. Consideration should be given to restricting the hours of the laundromat to those
same hours as the store.
Further Resolved, That the appeal of Charles Brooks, 859 Front Avenue, St. Paul, Mn. 55103
be and is hereby granted; and, be it
Finally Resolved, That the City Clerk shall mail a copy of this resolution to Charles Brooks,
859 Front Avenue, St. Paul, Mn. 55103, the Zoning Administrator, Planning Commission and Board
of Zoning Appeals.
--------------- ------- ------ ---------
Teas Na s Absent Requested by Department of:
Oimon
Goswttz "
Lon v
Macca e V
Rettman �
T une
Wi son BY�
0
__________________ _______��� 3 1990 Form Appr ed by City Attorney
Adopted by Council: Date � fl
�f
Adoption Certified by Council Secretary ��
By:
/ �
/
BY' Approv / by Mayor for Submission to
Approved by Mayor: Date
� J U L 5 1g90 �°�;��'
By:
���� '- - By:
PllBl1SHED J U L 141990.
� Qo-iios'
DEPARTMENTIOFFlCEICOUNCIL DATE INITIATED
's Office GREEN SHEET No. 198
CONTACT PERSON 6 PHONE INITIAU DATE INITIAUDATE
�DEPARTMENT DIRECTOR �CITY COUNqL
NUA�ER FOR ❑CITY AITORNEY �CITY CLERK
MUBT BE ON COUNCIL AOENDA BY(DAT� ROU71N0 �BUDQET DIRECTOR �FIN.6 MOT.SERVICE8 DIR.
�MAVOR(OR AS�STIWT) �
TOTAL�Y OF 81QNATURE PAGES (CLIP ALL LOCATIONS FOR SKiNATUR�
ACT10N REOUESTED:
esolution grantin� the appeal of Charles Brooks to a decision of the Board of Zoning Appeals
hich denied three variances to construct an addition with a laundromat & coffee shop to an
existing retail store located at $59 �'ront.
RECOMMENDATIONS:Approw(Al a►AeJect(R) COUNCIL COMMITTEE/RESEARCH F�PORT OPTIONAL
_PLANNINO COMMI8SION _GVIL SERVI(�COMMI8SION ANALYBT PHONE NO.
_qB COMMIITEE
_STAFF _ COMMENTS:
_DISTRICT COURT _
8UPPORT3 WFIICH WUNqL OBJECTIVE7
INITUTING PROBLEM,ISSUE,OPPORTUNITY(Who,What,When,Whsre,Why):
Resolution requested by Council confirming act�on taken at Public Hearing held June 7, 1990
ADVANTAOE3 IF APPROVED:
DISADVANTAQES IF APPROVED:
�� .
� ������� �
�T� 6�.ERK
DI8ADVANTA(iES IF NOT APPROVED:
�;ouncil Research ���Y�r.
JUN 19 �yU
TOTAL AMOUNT OF TRANSACTION a COST/REVENUE SUDdETED(GRCLE ONE) YES NO
FUNDING SOURCE ACTMTY NUYBER
FlNANCIAL INFORMATION:(DCPLAIN)
NOTE: OOMPLETE DIRECTIONS ARE INCLUDED IN THE GREEN SHEET INSTRUCTIONAL
MANUAL AVAILABLE IN THE PURCHASING OFFICE(PHONE NO.298-4225).
ROUTtNG ORDER:
Below are preferred routings for the five most frequent rypes of documents:
CONTRACTS (assum�suthorized COUNCIL RESOLUTION (Amend, Bdgts./
budget exists) Accept. Grants)
1. Outside Agency 1. Department Director
2. Initiating Department 2. Budget Director
3. City Attorney 3. City Attomqy -
4. Mayor 4. Mayor/Assistant
5. Finance&Mgmt Svcs. Director 5. City Council
6. Finance�u:counting . 6. C:hief Accountant, Fin&Mgmt Svcs.
ADMINISTRATIVE ORDER (Budget COUNCIL RESOLUTION (all others)
Revision) and ORDINANCE
1. Activity Manager 1. Initiating Department Director
2. Department Accountant 2. City Attorney
3. Department Director 3. Mayor/Assistant
4. Budget Director 4. City Council
5. Ciry Clerk
6. Chief Accountant, Fln&Mgmt Svcs.
ADMINISTRATIVE ORDERS (all others) -
1. Initiating Department
2. City Attorney
3. Mayor/Assistant
4. City Clerk
TOTAL NUMBER OF SIGNATURE PAOES
Indicate the#of pages on which signatures are required and reli
esch of theae pages,
ACTION REQUESTED
Describe what the proJecUrequest seeks to accomplish in either chronologi-
cal order or order of impatance,whichever ia most appropriate for the
issue. Do not write complete aeMences. Begin each item in your list with
a verb.
RECOMMENDATIONS
Complete if the isaue in question has been presented before any body, public
or private.
SUPPORTS WHICH�UNCIL OBJECTIVE?
Indicate which Council,obective(s)your project/request supports by listing
the key word(s)(HOU911'��;:�C�ATION, NEICiHBORHOODS, ECONOMIC DEVELOPMENT,
BUDGET, SEWER SEPAFb47 N}.`($EE OOMPLETE LIST IN INSTRUCTIONAL MANUAL.)
COUNCIL COMMIT'�'�UR'E3EAR�H�1EPORT-OPTIONAL AS RE�UESTED BY COUNCIL
INITIATIN(3 PROBLEM,'IS$UE,OPPORTUNI7Y
Explain the situation or conditions that created e need for your project
or request.
ADVANTACiES IF APPROVED
Indicate whether this is aimply an annual budget prxedure required by law/
cherter or whether there ere speciflc ways in which the City of Saint Paul
and its citizens will benefit from thfs project/action.
DISADVANTAGES IF APPROVED
What negAtive effects or'mgjor changes�to existing or past processes might
thls projecUrequast p�oduc�if it is passed(e.g.,traffic delays, noise,
tax increases or asaessments)?To Whom?When?For how long?
DISADVANTAGES IF NOT APPROVED
What will be the negative conaequences if the promised action is not
approved?Inability to deliver aervice?Continued high traffic, noise,
accident rate7 Loss of revenue?
FINANCIAL IMPACT
Akhough you must tailor the informatfon you provide here to the issue you
are addressing, in general you must answer two questions: How much is it
going to costl Who is going to payt
. .- �`.�-yo-//OS�
ST. PAUL CITY COUNCiI. -
,��,
PUBLIC HEARING NQTICE v�� �
ZONING
I�ECEIVfD
MAY 251990
r��t`�� C�.ERt{
TO: Property Owners within 350' FIL E N 0. 10636
PAGE
P U R P 0 S E Appeal of the Board of Zoning Appeal s decision to deny three
requested variances (a variance of 2 parking spaces, a 10 feet
sideyard setback variance, and an 8 feet parking lot setback
variance) in order to construct an addition with a laundromat
and a coffee shop on to an existing retail store.
L 0 C A T I 0 N g59 Front Avenue (NE corner of Front & Victoria)
P E T I T 10 N E R CHARLES BROOKS
H E A R I N G Thursday, June �, 1990 9 :o� A.M.
Citv Council Chambers, 3rd Floor City Hall - Court House
Q U E S T 10 N S Zoning 298-4154 or Marv Bunnell at 228-3368 for more info.
Contact the Zoning Section of the Planning and Economic
IDevelopment Department, Room 1101, City Ha11 Annex,
25 W. 4th Stree[, St. Paul, Minnesota 55102 l
Notice sent May 24, 1990
� � �=yd-flos� ��
g,C�TY �F CITY OF SAINT PAUL
��` ' DEPARTMENT OF PLANNING AND ECONOMIC DEVELOPMENT
o � a
�nu�uitt b DIVISION OF PLANNING
� ��,� 1���� ^a 25 West Fourth Street,Saint Paul,Minnesota 55102
612-228-3270
i e a+ Fax:612-228-3220
JAMES SCHEIBEL
MAYOR
RECEIVED
May 8, 1990
N�Y09t990
CITY CL:�RK
Mr. Albert B. Olson, City Clerk
Room 386, City Hall
Saint Paul, Minnesota 55102
Dear Mr. Olson:
This letter is written to confirm the hearing date for:
Applicant: Charles Brooks
File Number: 10636
Purpose: Appeal the decision of the Board of Zoning Appeals.
Legal Description of Property: 859 Front Avenue
West 1/2 of Lot 10 & all of Lot 11,
Block 17; Royal Oaks Add.
Previous Action:
Planning Division Decision:
Zoning Committee Recommendation:
Board of Zoning Appeal: Denied, vote 4-2, 4-17-90
In order to allow time for the mailing of appropriate notices, please schedule
the hearing date as soon as possible after 6-7-90. � Our preference would be
6-7-90.
I will phone you within the next few days for schedule confirmation.
Sincerely,
����. ��;,�.�-�
Daniel K. Bayers (3390)
Zoning Section / �
b/''J
cc: file # 10636 •
/
cc: Tanya C'�
,
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���"`"°`�"��� CITY OF SAI NT PAU L
._._� GlT7 pP�,.'
-�� �:�?. DEP.-�RTMENT OF PLANNING AND ECONOMIC DEVELOPMENT
�i 2:.
�° � ''� DIVISION OF PLANNING
',;� i111�11I II C' 25 West fourth Street,Saint Paul,Minnesota 55102
� � �
= 612-228-3270
���'`�1�.. �ee• Fdx:612-228-3220
�`nRCm�n�`•
JAMES SCHEIBF.L
'�t AYOR
May 30, 1990
Albert Olson, City Clerk
Room 386, City Hall
Saint Paul, Minnesota 55102
RE: Zoning File #10636
City Council Hearing: June 7, 1990
PURPOSE: Appeal of the Board of Zoning Appeals decision to deny three
requested variances (a variance of two parking spaces, a ten foot
side yard setback variance, and an eight foot parking lot setback
variance) in order to construct an addition with a laundromat and a
coffee shop onto an existing retail store.
STAFF RECOMMENDATION: Deny
SUPPORT: District 6 Community Council, two neighbors, unsubmitted petition.
OPPOSITION: None
Dear Sir:
On April 17, 1990 the Board of Zoning Appeals held a public hearing on this
requested variance. The applicant testified. At the close of the public
hearing, the BZA voted 4 to 2 to deny the requested variance.
This appeal is scheduled to be heard by the City Council on June 7, 1990.
Please notify me by June S, 1990, if any member of the City Council wishes to
have slides of the site presented at the public hearing.
S inclerely, ��
% i . _ --
.�-i �. f,' C_ ` `:
--� r i%: , _ - . �� __
� � -� -
� Pegg}�A� Reichert
Deputy Director for Planning �
PAR:ss
Attachments
cc: Mayor Scheibel
File #10636
' � � y'0-//4 5
� APPLICATION FOR APPEAL R EC E i V E D ZONING OFFICE USE ONLY
CITY OF SAINT PAUL
File # � (p3�
��AY 21990 Application Fee t ��]Q °—`7 �•a.
ZONING Tentative Hearing Date 6-7-9�
Application is hereby made for an Appeal to the �
under the provisions of Chapter 64, Section , Par ra of the Zoning Code
to appeal a decision made by the � Board of toning Appeals
_ Planning Commission on _�! 7 , 19�d
_ Zoning Administrator (date of decision)
_ Planning Administrator
_ Other
A. APPELLANT ,/
Name � Daytime phone 7���2��
Address Zip Code��,s � d 3
B. DECISION BEING APPEALED
Zoning file name Zoning File � /p � � 3
Property Address/Location ;� � �Q
Legal description � p // ? 1
C. GROUNDS FOR APPEAL (Use additional sheets if necessary. )
(Explain why you feel there has been an error in any requirement, permit, decision
or refusal made by an administrative official, or an error in fact, procedure or finding
made by the Board of Zoning Appeals or the Planning Comnission. )
.
.,
If you have any questions, please contact: 7�az� �
St. Paul Zoning Office APPlicant's signature
1100 City Hall Annex
25 West Fourth Street 5 �a' � �„�
Saint Paul, Minnesota 55102 ate City age t
(298-4154) 9�82
MINUTES OF THE MEETING OF THE BOARD OF ZONI\� ??PEALS �������`�
. 13th FIAOR CONFERENCE ROOM, CITY HALL :�:::�i
ST. PAUL, MINNESOTA, APRIL 3, 1990
PRESENT: Mme. Maddox; Messrs. Osborn, Davis, Kirk, and Z�r.�iewicz of the
Board of Zoning Appeals; Mr. Segal, Assistant C��: Attorney; Mr.
Zangs of the Division of Building Inspection a^� �esign; Mr.
Bunnell ar.d Ms. Synstegaard of the Planning Di•:_s?on Staff.
ABSENT: Messr. Horak*.
*Unexcused
The meeting was chaired by Dennis Osborn, Chairman.
CHARLES BROOKS (#10613) : Parking spaces, side yard setbac�: and a parking lot
setback variances to construct an addition, including a la.r.dromat and a
coffee shop, on to an existing grocery store with three s��cio apartments on
the second level.
The applicant was present. There was no opposition prese::� at the hearing.
Mr. Bunnell showed s'_ides of the site and reviewed the sta�= report with a
recommendation for Zenial. He stated that two letters we:� �eceived in
approval. �
Charles Brooks, 859 :ront Avenue, displayed a petition wi�_ over 600
signatures in suppo:� of his proposal to the Board. Mr. 3::oks stated that he
needs to add on in order to stay in business as he is loos'_=� money on it now.
He stated that if t:e variance is not granted he could loose his business. He
stated that the nei�:�borhood is behind him and he had thoL_:.� a member from
the District Council was going to be present at this hear��_ in support. He
stated that he does not understand how this addition will �=_'ect light and
air.
Mr. Osborn explained the Zoning Code to Mr. Brooks as to ::c_ it pertains to
setbacks and the effect on light and air.
Mr. Zangs further e�lained the Zoning Code to Mr. Brooks. �e also stated
that if a commercial building is allowed to be built up to :.�e property line, .
the building will ca.st shadows and could impact the air mo�e�ent.
Mr. Brooks stated that the vehicles in the rear portion o� �is property will
be removed once the site is developed.
Ms. Maddox asked if the neighbors to the north and east sL�:ort his proposal.
Mr. Brooks replied ves.
Mr. Osborn asked Mr. Brooks if he had appeared before the �:strict Council.
Mr. Brooks replied that he appeared before the Land Use Cc.=ittee of the �
District Council anc that they were in support of his propcsal.
Mr. Bunnell stated �hat he received no correspondence fron �ae District �
Council.
' � � ��G-//4S
File #10613
� Page Two
Hearing no further testimor.:, *ir. Osborn closed the public portion of the
meeting.
Mr. Kirk moved to lay the ,�a��er over until the April 17th BZA meeting so that
the Board can hear feedback �rom the District Council. Mr. Davis seconded the
motion, which passed on a ro�l call vote of 5 to 0.
Submitted by: ved by:
/ ' '`^'"' ��
Marv Bunnell Dennis Osborn
4
i
. � , �y�'��°`�
MINUTES OF THE `tEETZ::� �F THE BOARD OF ZON�\G APPEALS
13th FLOOR CONF��:tiCE ROOM, CITY HALL �.WEX
ST. PAUL, MI:�LSOTA, APRIL 17, 1990
PRESENT: Mme. Maddox; Messrs. Os�orn, Davis, Horak, Kirk, and Zimniew:�� of
the Board of Zoning Appeals; Mr. Segal, Assistant City Attor-=-:
Mr. Zangs of the Divis:o^ of Building Inspection and Design; "_.
Bunnell and Ms. Synstegaa:d of the Planning Division Staff.
ABSENT: None.
The meeting was chaired by Dennis Cs�orn, Chairman.
CHARLES BROOKS (#10613) : Parking s�aces, side yard setback and a parki-_ :ot
setback variances to construct an ��dition, including a laundromat and a
coffee shop, on to an existing grocery store with three studio apartmer.=s on
the second level.
The applicant was present. There »as no opposition present at the hear_-_.
Mr. Bunnell stated that two lette�s »ere received in approval and Distr:== 5
sent a letter also in support wit~ =onditions.
Mr. Bunnell stated that Mr. Brooks =as decided not to change his plans _ =a
had previously contemplating doin�.
Shelley Van Kampen, 1021 Marion S�==et, Community Organizer for Distric= _ .
stated that the District 6 Counci: s•.:pports the applicant's proposal.
Charles Brooks, 859 Front Avenue, s=ated that his plan cannot be changec := it
is to be an asset to the communit•:. He stated that he needs to build t:=
addition as proposed in order for �:� to break even or make any profit =_
survive in his business. He state� =hat the neighbors c:osest to his p_:=�sa1
are in support of it.
Ms. Van Kampen stated that the Co�_:tee sent fliers to :�0 households. _=e
stated that the neighborhood is i:: s-�pport of Mr. Brooks` proposal as c:= =a
seen by over 600 signatures on his =etition of support. She stated tha= -�a
only conditions the Committee wou:� :ike to make are in �he hours of op�===ion
of the laundromat and the landsca�:-� in the alley. She stated that the ==�e
closest to the proposal will stiL' =ave yard space.
:�r. Osborn asked what the store hc�_:s will be. Ms. Van {ampen replied : _.�.
to 10 p.m.
Mr. Kirk asked if the Board could :=�ulate the hours of operation. Mr. ::=orn
replied yes.
Mr. Davis asked if there was anyor.e objecting to the proposal at the Di===:ct
6 meeting. Ms. Van Kampen repliec -:o, only a phone call aas received
objecting to the proposal based or. �ze individual's religious beliefs.
Mr. Davis asked if the neighborhoc�- snderstands what Mr. Brook's plans �:_.
�Is. Van Kampen replied yes.
. . ��yo ,,�5
Fi�e =_�ti13
Page --:�
�ir. ==_ak asked if there is a maintenance a_=aement between the applicant and
the -=:�hbor. Mr. Brooks replied no.
`tr. _��-ell stated that if the District 6 _e�ommendation for landscaping along
the _=:ay occurs, then two parking spaces -���:d be lost.
�ir. =:-ziewicz asked what is an adequate s-�==�y of light and air and who
dei_-_s it.
Mr. _=�a1 stated that an adequate supply o_ =:ght and air is subjective
ana:-�s:s. He stated that in an extreme cas= � building could block off all
lig:_ =o an adjacent building.
Kar�==�� Buie, 984 N. Victoria, stated tha= s:a lives behind the store and the
pro==-�� would be a great asset to the ne��_=orhood. She stated that Mr.
Broc::= allows the neighborhood residents �_ =.:rk their cars in his parking lot
whe- ==a streets are being plowed.
Kr. =-_-�e11 stated that in allowing the ne___�orhood residents to park their
car=_ :- Kr. Brooks' parking lot, it furthe_ '_'_minishes the amount of parking
spac�s �hat are short for his proposal.
Pete: �sie, 984 N. Victoria, stated that re =as lived in the neighborhood for
22 •:===s. He stated that the electric ou�::�a lighting Mr. Brooks will be
put=_-_ in will help to light up the neig::====ood.
�is. �=_��ox stated that usually the adjoin:-_ �roperty neighbor does not
app=:-:� because it diminishes their prope�-� �:alues.
"Sr. __-�ell stated that the adjoining ho�a _: owned by the HRA (City) and he
has -:= heard anything from them regardin� __� variance.
`Ir. ==_ak stated that he has never heard c= = variance approved without a
mai-==-ance agreement when the addition is =-_:lt up to the property line.
:�ir. ==�orn asked if it would be possible ::_ _he Board to pass the variance
and ==:olution with the stipulation that a �:ntenance agreement be obtained.
�:r. =_-�s replied yes.
`Ss . "=_- Kampen stated that District 6 wil� s-_�gest dropping the request for
lar.:s=a?ing along the alley if it will ta�:� =::ay 2 parking spaces.
Hea�:-_ no further testimony, Mr. Osborn c==sad the public portion of the
mee__-_.
. • �'�4 '//o�
File �10613
Page Three
Mr. Horak moted to deny the variance based on findir.5s 1 through 4 and 6. Ms.
Maddox seconced the motion, which passed on a roll ca:l vote of 4 to 2 (Kirk,
Zimniewicz) .
Submitted by: A ro-:ed by:
� ,
/� �� ���..�.
Marv Bunnell Denn;s Osborn
. - , �a,��o ,� I
�''
CITY OF SAINT PAUL
BOARD OF ZONING APPEALS RESOLUTION
ZONING FILE NUMBER: 10613
DATE: April 17, 1990
WHEREAS, Charles Brooks has applied for a vari�nce from the strict application of the
provisions of Sections 61.103(b), 62.103(a,c), and 6:.10�1(11) of the Saint Paul Legislative
Code pertaining to the construction of an addition including a laundromat and a coffee
shop onto an existing grocery store with three studio apartments on the second level in the
B-2 zoning district; and
WHEREAS, the Saint Paul Board of Zoning Appe�ls conducted a public hearing on April
3, and April 17, 1990, pursuant to said appeal in accordance with the requirements of
Section 62.204 of the Legislative Code; and
WHEREAS, the Saint Paul Board of Zoning Appeals based upon evidence presented at the
public hearing, as substantially reflected in the minuces, made the following findings of
fact:
1. The property in question can be put to a reasonable use under the strict provisions of
the code.
The ezisting property is a typical rectangular shaped parcel that lacks any particular
physical characteristic which would prevent it from being fully used by the appiicant.
2. The plight of the land owner is not due to circumstances unique to his property, and
these circumstances were created by the land oa-ner.
The proposed expansion is not directly related to the existing business; the applicant
wishes to start up a couple of new businesses in the proposed building expansion as
well as add three additional studio housing uniu to the second level. The plight of the
applicant does not appear to be directly related to the property, but more to the
situation of starting up the new businesses.
3. The proposed variances are not in keeping with the spirit and intent of the code, and
are inconsistent with the health, safety, comfort morals and welfare of the inhabitants
of the City of St. Paul.
The proposed expansion would require construction of a building addition along the
property line currently abutting a single famil}- residence and would require the
parking of vehicles along the rear portion of this property line. This design is
inappropriate since its two story massing on thc property line would appear to encroach
on che adjacent residential property. In addition, the proposal lacks a suitable
buffering or transition between a business use and a residential use.
4. The proposed variances will impair an adequate supply of light and air to adjacent
property, and may alter the essential character of the surrounding area or unreasonably
diminish established property values within the surrounding area.
The proposed addition will impair an adequate supply of light and air to the adjoining
single family property on the east. In addition, the proposal may negatively impact the
established property value of this property.
� � � �-yo-iie.�
File #10613
� Page Two
5. The varianccs, if granted, would not permit any usc that is not permitted under the
provisions of the code for the property in the district w�h:re the affected land is
located, nor v�ould they aiter or change the zoning distri:.t classification of the
property.
An expansion on the existing business is allowed in a B-: Community Business District
zoning district and would not alter the zoning classification of the property.
6. 'The request for variance is based primarily on a desire to increase the value or income
potential of the parcel of land.
The proposal of the applicant is aimed at enhancing his �urrent business by increasing
the cash flow through providing additional businesses to sttract more customers.
NOW, THEREFORE, BE IT RESOLVED, by the Saint Paul Board of Zoning Appeals that
the application to waive provisions of Sections 61.103(b), 6�103(a,c), and 62.104(11) be
hereby denied on property located at 859 Front Avenue and legally described as West 1/2
of Lot 10 & all of Lot 11; Block 17; Royal Oaks; in accorda��e with the application for
variance and the site plan on file with the Saint Paul Planning Division.
MOVED BY: Horak
SECONDED BY: Maddox
IN FAVOR: a
AGAINST: 2 .
MAILED: April 18, 1990
TIME LIMIT: No order of the Board of Zoning Appeals permitting the erection or
alteration of a building or off-street parL-ing facility shall be valid
for a period longer than one year, unless a building permit for such
erection or alteration is obtained within such period and such
erection or alteration is proceeding pnnuant to the terms of such
permit. The Board of Zoning Appeals or the City Council may
grant an extension not to exceed one �ear. In granting such
exteasion, the Board of Zoning Appezls may decide to hold a public
hearing.
APPEAL: Decisions of the Board of Zoning Appeals are final subject to
appeal to the City Council within 15 diys by anyone affected by
the decision. Building permits shall not be issued after an appeal
has been filed.. If permits have beea issued before an appeal has -
been filed, then the permits are suspended and construction shall
cease until the City Council has made a fiaal determination of the
appeal.
_ _ - - � - ----- - . . . - --- �-_..._
• � , �c-yU--��a 5
File #10613
• Page Three
CERTIFICATION: I, the undersigned Secretary to the Board of Zoning Appeals for the
City of Saint Paul, Mianesota, do 6ereby certify that I have
compared the foregoing copy with the original record ia my office;
and find the same to be a true and correct copy of said original and -
of the whole thereof, as based on approved minutes of the Saint
Paul Board of Zoning Appeals meeting held on Aprit 3, and April
17, 1990 and on record ia the Saint Paul Planning Division Office,
25 �1'est Fourth Street, Saint Paul, Mianesota.
SAINT PAUL BOARD OF ZO�IING APPEALS
� ---------
Secretary to the Board
;
� � � �i yo-���.�
BOARD OF ZONING APPEALS STAFF REPORT
l. APPLICANT: Charles Brooks FILE #10613
2. CLASSIFICATION: Major Variance DATE OF HEARING: April 3, 1990
3. LOCATION: 859 Front Avenue (NE corner of Front & Victoria)
4. LEGAL DESCRIPTION: West 1/2 of Lot 10 & all of Lot 11; Block 17; Royal Oaks
5. PLANNING DISTRICT: 6
6. PRESENT ZONING: B-2 ZONING CODE REFERENCE: Sections 61.103(b) , 62.103(a,c) ,
and 62.104(11)
7 . STAFF INVESTIGATION AND REPORT: DATE: March 27, 1989 BY: Marv Bunnell
April 10, 19°0
A. PURPOSE: To construct an addition including a laundromat and a delicatessen on
to an existing grocery store with three studio apartments on the second level.
B. ACTION REQUESTED: Three variances: a variance of 2 parking spaces; 12 parking
spaces requested; 14 off-street parking spaces required; a 10 feet side yard
setback variance; 0 feet setback requested; 10 feet side yard setback required;
and an 8 feet parking lot setback variance; 2 feet setback requested; and 10
feet parking lot setback required.
C. SITE AND AREA CONDITIONS: The area of the site is approximately 6,360 sq. ft.
The site is generally level but slopes down slightly to Front Avenue. The rear
of the property has a storage building and several vehicles parked on it. The
site appears to be able to handle about 8-10 vehicles with appropriate spacing
although the existing paved area in the rear is not marked for parking.
Surrounding Land Use:
North: Single family residential
East: single family residential
South: Calvary Cemetery
West: Two family residential
D. BACKGROUND: The applicant has indicated that his business needs to diversify in
order to effectively compete with other similar businesses. The applicant has
indicated that providing several types of businesses will help to attract more
retail traffic to each of the individual businesses. He is proposing the
construction of a two story addition on the eastern side of the existing
building which would contain a first floor coffee shop and laundromat and three
second story studio apartments.
E. FINDINGS:
1. The property in question can be put to a reasonable use under the strict
provisions of the code.
' �,,�0 //�.�
File #10613
' Page Two
The existing property is a typical rectangular shaped parcel that lacks any
particular physical characteristic which would prevent it from being fully
used by the applicant.
2. The plight of the land owner is not due to circumstances unique to his
property, and these circumstances were created by the land owner.
The proposed expansion is not directly related to the existing business; the
applicant wishes to start up a couple of new businesses in the proposed
building expansion as well as add three additional studio housing units to
the second level. The plight of the applicant does not appear to be
directly related to the property, but more to the situation of starting up
the new businesses.
3. The proposed variances are not in keeping with the spirit and intent of the
code, and are inconsistent with the health, safety, comfort, morals and
welfare of the inhabitants of the City of St. Paul.
The proposed expansion would require construction of a building addition
along the property line currently abutting a single family residence and
would require the parking of vehicles along the rear portion of this
property line. This design is inappropriate since its two story massing on
the property line would appear to encroach on the adjacent residential
property. In addition, the proposal lacks a suitable buffering or
transition between a business use and a residential use.
4. The proposed variances will impair an adequate supply of light and air to
adjacent property, and may alter the essential character of the surrounding
area or unreasonably diminish established property values within the
surrounding area.
The proposed addition will impair an adequate supply of light and air to the
adjoining single family property on the east. In addition, the proposal may
negatively impact the established property value of this property.
5. The variances, if granted, would not permit any use that is not permitted
under the provisions of the code for the property in the district where the
affected land is located, nor would they alter or change the zoning distric�
classification of the property.
An expansion on the existing business is allowed in a B-2 Community Business
District zoning district and would not alter the zoning classification of
the property.
6. The request for variance is based primarily on a desire to increase the
value or income potential of the parcel of land.
The proposal of the applicant is aimed at enhancing his current business by
increasing the cash flow through providing additional businesses to attract
more customers.
F. STAFF RECOMMENDATION: Based on findings 1 through 4, and 6 staff recommends
denial of the variance.
' � • � �F�/o��3 � 5
, e,� �y� ��a
• ZONING BOARD 1"` AJo R— �
APPLIC�►TION FOFi ZONING ORDINANCE VARIANCE -�
CITY OF S^AINT iAU! �8� 8 S 4 (a� lC)
d
' A VARIANCE OF ZONING CODE CHAPTER_ ,SECTION��PARAGRAPH�_
IS RE4UESTEO IN CONFORMITY WITH THE POWERS VESTED IN THE BOAR�OF 20NING AP—
PEALS TO PEqM1T THE Qd�� ��� D� �Q,r,�,NCI1'0 It�Q'� ON PROPERTY
OESCRIBED BELOW. �KG{,� COU117Q./ 4� G `�QIO SQ�04[ k -f° TQS�tlo��,�
����u/ �
A. Appiicant; NAME: ��N(�,
ADORESS �°' / �rf� , � � ..�'i� IC�
DAYTIME TELEPHONE NO?��— �� I � ZIP COD���
1. Property interest of applicant: (owner,contract purchaser,etc.)
2. Name of owner lif different) s� �t,,( ��r
B. Property �escription: ApDRESS J os � ��'"�'� �e
L��,I"! � r ,^ ,
1. Legal descript�on: LOTv7 �O t'IBIOCK I � ADD. ��� .�
2. Lot size: '� `� /� �� � �3(O�
� '
- 3. Present Use �ti-� 'Ci/_� '�� Present Zoning Dist. �
� �
C. Reasons for Request:
1. Proposed use L ��,,(f����/�r � F+v K�� `o'u�Q r
Gu�t� � GtWQ ��i ✓l� U N l�S
2. What physical characteristics of the property prevent its being used for any of the permitted uses
in your zone? (topography,soil conditions,s�ze and shape of lot,etc.)
� Lo 7' s/�-�" Fo,P t z�.4 tir�o�/ To /I���v,��;,�,/
a��ss:✓e�5
3. State the speci'c variation requested ivi� stanc where appropriate.
� �-��a S�.�6��k ��.
^ / �- ,S�a c�s RQ iF�—«r fl �i pro�• ,
,�
�- ! �S Pd� -5► �U a�2. R��'�; F.,!)��/I�� � �� t�A ,e.t�1J c�
4. Explain how r case conforms to each of the ollowing�� p �Gv�':�•5 Vc,�,�c,,.,..c{ ���
�� /D Re 2�rLP � �c.K.
a. That the strict application of the provisions of the Zoning Ordiance would result in peculiar
or exceptional practical difficulties,or exceptional undue hardships.
pz eYr���- �x%t�r`v sr;2;/�c t-- Tv rltr'�,��%� •,
y-h � �d d � }�rnc �s n��cl�cL -te r+.��. � H }-a ��v�
�u51+1QSS�s Vlc��� lr�� •
CASHI � $, QN Y a �
b. That the g►anting of a variance will :"_fti!Z�/�,'1]ppQ15�•�v�'� �
not be a substantia� detriment to kQ$Q � ,��'I�jyLE ��G.t
public good or a substantial impair- � Z a� �
� ment of the i�tent and purpose of
�.JP�TL *�?0.�t
the 2oning Ordinance. �'���� ��jP �";'�,`#,
�;,l, a f, � e �-►, e L;v��'v�i; �. ��i�►;�:. -,��._
�,c T1� � ,C�� �gi, h�rl.��c�
' i NOTE: THIS WIL4 NOT BE PROCESSEQWITHOUT A OMPLETE SITE PLAN!
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F�LE ��--`-
1
.
� - . �u� � �J � - sovrH coMo
NOR TH END �e«�� e d ��s/q=�
District 6 Plannrng Council �_ �D ,//0�
1p21 Marion Street jr�
St. Paul, Minnesota 55117
Phone: 488-4485
April 4th, 1990
Board of Zoning Appeals ZOf��NG F1LE '�61�
25-West 4th Street
St. Paul , Mn. 55102
Dear Board of Zoning Appeals,
Attached please find a copy of a letter dated March 28th, 1990 in response to
Zoning File: 10163- (�arles BrOOdocument1beforen�theSApr�iln3rdhhear�ng althouqhnt
had not recieved a copy of this
it was sent six days prior to said date. .
it is also my understanding that P.E.D. is recommending denial' in spite of �
Mr. Brooks petition signek borcevwhichhwa�srf�inal�pedtby therDist�r��tc6mP�a���ng
ation of the Land Use Tas
Council earlier this month. Approximately 175-200 flyers were distribute�rovicle
the Land Use meeting to prfullestsopportunetynton9espondseither �iaetelephone
the neighborhood with the
or in person. I also spoke W�OffMce hadnreceavedrsomeren�t�al� responsestton•
I indicated that the District 6
the April 3rd notification however, he agreed that the response was not closely
related to the actual property/buildX�ansionnwith�neighborsdathourtLand�Use�l
would need to discuss the praposed e p
meeting on the 28th of March. The Zoning Dept. was fully aware of neighborhooc1
initiative in this matter.
The District 6 Planning Council and XhanseonhboFron�t Superet�ten9stonesofdthe�pewty
is very supportive of the proposed e p
remaining neighborhood stores off of a main commercial artery. It is a
family -run operation with on-sitePlann9n eCounc�ila recommendfapproval � the
neighborhood. We, the District 6 9
of the request for said variances WQterationlfromnyourtdepa�rtmenthenatheCfollowinq
We would also appreciate further co �
areas:
' 1 ) Provide Site plans on a timelueb�jis (We recieved Site Plans for 4/3 on
about 3/28 and only after req
2) Request Follow-Up Contact if there is a question of neighborhood support/
opposition �rior to the �i�te of public hearing.
Thank you for your consideration in these matters.
Sincerely,
�� - 1 �,� ��' ' �
Shelly Van Kampen
Primary Community Organizer
cc: Charles Brooks George Kramlinger, Chair
Co���cilperson Janice Rettman Marv Bunnell
- J �.,��� �--ya -//0�
Y�� t���j,�G :
G �
NORTH END - SOUTH COMO
District 6 P/anning Council
1021 Marion Street
St. Paul, Minnesota 55117
Phone: 488-4485
March 28, 1990 ��'1���� ��'�� 1=
��!
' .
Board of Zoning Appeals
25- West 4th Street
St. Paul , Mn 55102
Dear Board of Zoning Appeals,
The District 6 Planning Council ' s Land Use Task Force has reviewed .Zoning File:
10163- Charles Brooks. The Neighborhood was flyered and numerous
responses were recieved. After reviewing the proposed development, the
Land Use Task Force unanimously voted in support of the project with the following
stipulations:
1 ) Fence Off or Landscape along alley to prevent as access.
2) Install sufficient, Unoffensive Lighting for parking area.
3) Provide adequate Drainage.
4) Would appreciate review of Hours of Laundrymat-- perhaps have same
as store hours.
Sincer�ly, .
�� ��t�_
Shelly VanKampen
Primary Community Organizer
_ �,-,�c�o -/�ds
CITIZEN PAR ICIPA IO DIS RI 7S
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app�sl ot t�rl�+e Brc�oks to a d�ciaiqn of `� �oa�d. .o� Zcnirq llpp�al�
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. lit�,ot th� Dietriet 6 Pl,it�eiir;g Coumcil. Wi11 yryu pl� p�pace :
thi pirop�r r�rclution i�pl�ntit�g thfs acttorl.
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