89-2100 WHITE - CiTV CLERK
PINK - FINANCE G I TY O F SA I NT PA LT L Council
CANAR�4 - DEPAFiTMENT �/�
BLUE r MAVOR File NO•
� Co i Resolution �q�,
Presented By
Referred Committee: Date
Out of Committee By Date
.,
RESOLUTION GftANTING THE APPEAL OF THE WEST SEVENTH STREET CAR WASH TO A '
DECISION OF THE PLANNING COMMI SION WHICH DENIED A SPECIAL CONDITION USE
PERMIT WITH MODIFICATION
WHEREAS, the Saint Paul Planning Com ission following a public hearing by its
Zoning Co�mittee denied the applicat on of the West Seventh Street Car Wash
for a Special Condition Use Permit w th nodification to expand the car wash by
adding washin� facilities to the exi ting drying bays of the car wash located
at 536 Clay Street; and
WHEREAS, Todd Kormanik, owner of the car wash, appealed the action of the
Planning Commission in a timely �ann r, alleging error in the Planning
Commission's findings concerning the facts in the case; and
WHEREAS, notice of a public hearing efore the City Council was duly published
in the official newspaper of the cit and notices were 0ailed to each owner of
affected property and property situ ed wholly or partly within 350 feet of
the subject property; and
WHEREAS, a public hearing before th City Council was held October 19, 1989
where all interested parties were h rd, the Council having considered all the
facts and reco�amendations concernin the appeal; and
WHEREAS, based upon the testi�aony p sented, the City Council has deter�ined
that the Planning Co�amission erred ' its findings that the car wash as
proposed would be detrimental to th surrounding area, and that there was no
evidence of hardship to the owner i the requeated �odification of conditions
to allow the exit from the car wash closer than the 30 foot distance required
by the ordinance was denied;
COUNCIL MEMBERS Requested by Department of:
Yeas Nays
Dimond
I.o� In Favor
Goswitz
Rettmao
s�ne;nei _ Against BY
Sonnen
Wilson
Form Appro e by City Attorney
Adopted by Council: Date
Certified Yassed by Council Secretary By
By�
A►pproved by lVlavor: Date _ Approved by Mayor for Submission to Council
By BY
WMITE - CITV CLERK
PINK - FINANCE GITY OF SAINT PAUL Council Gy aLB�
� CANARY - OEPARTMENT
BLUE r MAYOR File NO. Qy
Counci Resolution
Presented By
Referred To Committee: Date
Out of Committee By Date
NOW, THEREFORE, BE IT RESOLVED, that the City Council grants the appeal of the
West Seventh Street Car Wash, and he eby rescinds the action of the Planning
Co�misaion denying the West Seventh treet Car Wash a special condition use
per0it with modification; and
BE IT FURTHER RESOLVED, that the Cou cil directs the Planning Division to
issue the Special Condition Use Perm t with Modification to allow addition of
washing facilities to the existing d ying bays within the car wash, and the
Building Inspection and Design Divis on of the Departnent of Co��unity
Services, to issue buildin� permits or the �odifications upon reciept of a
proper application fro� the applican , West Seventh Street Car Wash.
COUNCIL MEMBERS
Yeas Nays Requested by Department of:
Dimond
�� � In Favo
Goswitz
Rettman
��,� A gai n s t By
Sonnen
Wilson
�OV `� � '� Form Ap ro ed by City Attorney
Adopted by Council: Date
Certified a ed by Council Secretary BY
By
�
/\pp d by Mavor: Da C j �9 Approved by Mayor for Submission to Council
_ By
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4��c'TY O� 'A
CITY OF SAINT PAUL
� ��������°,�, ; DEPARTM NT OF PLANNING AND ECONOMIC DEVELOPMENT
`vm °° �� � hQ DIVISION OF PLANNING
25 West Fourth Street,Saint Paul,Minnesota 55102
186�
612-228-3270
GEORGE LATIMER
MAYOR
i RECEIVED
October 16, 1989
Albert Olson, City Clerk ������
Room 386, City Hall CITY CLERK
Saint Paul, Minnesota 55102
RE: Zoning File #10556 - West Seve th Street Car Wash (Todd Kormanik)
City Council Hearing: October 19, 1989
PURPOSE: To appeal from the decisi n of the Planning Commission denying a
Special Condition Use Permit with M dification for the proposed expansion of a
car wash located at 536 Clay Street (southwest corner of Clay and Erie) .
PLANNING COMMISSION DECISION: Deny
ZONING COMMITTEE DECISION: Deny
STAFF RECOMMENDATION: Deny
SUPPORT: One person requested info mation.
OPPOSITION: District 9 recommended denial; one person spoke.
Dear Sir:
On August 16, 1989 the Zoning Commi tee of the Planning Commission held a
public hearing on this Special Cond tion Use Permit with Modification. The
petitioner testified. At the close of the public hearing, the Committee voted
5 to 2 to deny the Special Conditio Use Permit with Modification based on
staff findings.
On August 25, 1989 the Planning Co ission upheld the Zoning Committee's
recommendation on a vote of 11 to 1
This appeal is scheduled to be hear by the City Council on October 19, 1989.
Please notify me by October 18 if a y member of the City Council wishes to have
slides of the site presented at the public hearing.
Sincerely,
..:/ ^ a
.�� .�. ,�
, ��� . �
Peggy A. Reichert
Deputy Director for Planning
PAR:rm
Attachments
LIST OF ATTACHMENTS - File #10525 A eal File #10556
Page
Application for Appeal 1
Application Support Materials 2-3
Correspondence 4
Planning Commission Resolution S-6
Zoning Committee Minutes (8/17/89) 7
Zoning Committee Staff Report 8-9
Application for Special Condition Use 10
Location Maps 11-12
Land U�e Map 13
�,�_ �� � �
APP�ICATION FOR APPEAL ZONING OFFICE USE ONLY
CITY OF SAINT PAUL RECEI ED �C� S7c;
File #
SEP 141 9 Appl ication Fee S ;� �C� � ��
ZO N1N Tentative Hearing Date
App 1 i cat i on i s hereby made for an Appeal t the `�-w�-�-��
under the provisions of Chapter 64, Sectio , ara raph of the oning Code
to appeal a decision made by the Board o oning Appeals � �
�Plann ng Comnission on �S- ,� 5 � 1
Zonin Administrator (date of decision)
Plann ng Administrator
Other
A. APPELLANT
Name `7t�. �h � Daytime phone 775�'/D45
Address �3(�o G l� � � � E � Zip Code J�/OZ
.5504 L
B. DECISION BEING APPEALED
Zoning file name `�"h 7- toning File # /p52'S
Property Address/Location G T �Y'�a J, �
. Legal description �,tJ �'S . � �lor, � S���scn �cc�� MseyR�
C. GROUNDS FOR APPEAL (Use additional shee s if necessary. )
(Explain why you feel there has been an error in any requirement, permit, decision
or refusal made by an administrative of icial, or an error in fact, procedure or finding
made by the Board of Zoning Appeals or he Pianning Cortmission.)
� �, � .� .�► ( ,o o w n<c
If you have any questions, please contact:
pplicant's signature
St. Paul Zoning Office
1100 City Hall Annex
25 West Fourth Street � Q'��"� ��t`'�'�"�
Saint Paul , Minnesota 55102 Date City agent
(298-4154) 9/82
° � —
August 17, 1989
Dear Zoning Committee Members:
My name is Todd Kormanik and I am t e owner of the West 7th Street Carwash. On
July 17, 1989, I applied for a Special Condition Use Permit with modification
to permit the use of the six indoor dry-off bays to be converted to six coin-
op carwashing ba,ys. I spoke witr� Mr. Larry Zanes about the financial hardstiips
I have been experiencing for the las three years.
Within the last 4 years the City has allowed four other self-service car washes
to be built within 22 miles from my wn, a full-service carwash less than 1 mile &
two free car washes at gas stations ess than 2 mile. In this 22 mile area, the
market has been saturated with car w shes.
I am listing the following undue har ships since that time:
1. 30% loss of gross income
2. 18� increase of operating ex enses ( I have had to refinance the mortgage
to lower the monthly payment )
3. Property taxes have been pai late.
4. No profits for the last 3 ye rs of operation
5. Closed rollover carwash oper tion
6. Layoff of three employees
7. Forced to cut my price in ha f ( which is below the going price of other
self service car washes in t e area)
For unknown reasons, these hardships ere never received by the Zoning Committee
Staff before the discussion of this application.
�
ZONING ftLE ����
_ � -
� c�'�'- �/ � G
� -2-
Wesi. 711i SLreet Carwash
I also did not have more han a day to go to Mr. McGuire to discuss the
findings and staff recomm ndations about this application.
So I ask you to please ta e into consideration the above mentioned hardships,
and also the fact that ha f of my carwash building is not producing income
to help offset the expens s. Without a increase in gross revenue, the car
wash will not be able to eet fixed cost in the near future.
Thank you for your consid ration in this matter.
Sincerely,
WEST SEVENTH STREET CARWA H
��y_ ---:�,;° ,j .1 />
�i :: .
--. -�� �' ���li %� � ��'�! ��
Todd Kormanik
Owner
��s�
� - 3 -
�``f' O•�r7
. .; ClTY OF SAINT PAI,'L
� �=- DEPART ENT OF PLANNING AND ECONOMIC DEVELOPMEtiT
� �_�;� .�
-• '= DIVISION OF PL�`�i��
o-
��r,� �� 25 West Fourth SheN.Saint Paul.Minnesota i5102
'••• �'� 612-22&3:'0
GEORGE L.�TIMER
M�vOR
august 31 , 19�9
"ir. Todd Kormanik
8891 North 37th Street
Lake Elmo, Minnesota 55042
Dear Mr. Kormanik:
On August 25, 1989, the Planning C mmission, by a vote of 11 to 1, denied your
request to vary the zoning code to permit expansion of a Special Condition Use
to allow drying areas to be used a regular car wash bays at your property
located at 536 Clay Street. Enclo ed please find the resolution to that
effect.
lou may appeal the decision of the Planning Commission to the City Council by
filing an application for sppeal b September 14, 1989. The application is
available from this office and wou d require s fee of $270.
Please call me at 228-3382 if I ca be of further assistance.
Sincerely,
� Roge an
City Planner
Zoning Section
RR:rm
Enclosure
cc: File #10525
Zoning Administrator
License Inspector
Fire Marshal
District Council �9
�. � —
city of saint paui
Piar�►�n9 commission resol tion
file number 89-73
Udte auQust �5, 1989
WHEREAS, West Seventh Street Car Wash, ile �10�2� , has a�=i�ed for a Special
Condition Use with Modification under t e provisions of Se:.tion 60.544. (8) and
Sec�ion 64.300. (d) of the Saint Paul Le islative Code, fo: the purpose of permitting
the exit lines to be closer than 30 fee to a street line on property located at 536
Clay Street, legally described as Ex. W 120 feet the N 11^ feet of SW 1/4 of Block 1
Stinson, Brown and Ramsey's Addition to Saint Paul; and
WHEREAS , the Zoning Committee of the P1 nning Commission c^ August 17, 1989, held a
public hearing at which all persons pre ent were given an opportunity to be heard
pursuant to said application in accorda ce with the requirements of Section 64.300
of the Saint Paul Legislative Code; and
WHEREAS, Saint Paul Planning Commissio , based on the evicence presented to its
Zoning Committee at the public hearing s substantially reflected in the minutes,
made the following findings of fact:
1. The facility without expansion of w shing bays into the drying bay area has a
valid special condition use permit.
2. The facility as presently permitted meets the requirements of the zoning code
for a special condition use permit.
3. It appears that any expansion of th use at this location while to the advantage
of the operator, would work to the etriment of the surrounding neighbors.
4. It does not appear that strict appl cation of the special conditions in this
instance would "unreasonably limit r prevent otherwise lawful use of this
property or an existing structure."
5. According to information provided w th the application, there is no evidence
indicating that strict application f the code provisions would result in
" . . .exceptional undue hardship to t e owner. . . ."
6. It appears that modification of the zoning code requirements in this instance is
inconsistent with the intent and pu pose of these prolisions , and not consistent
with preservation of the general we fare of the commur.ity and the reasonable
enjoyment of adjacent property.
(c ntinued)
moved by MORTON
s�ecor�ded by PARK
in favor �� �
against 1
--5�'-
� -I�' � �/ v J
File R10525
Page Two
:�OW, THEREFORE, BE IT RESOLVED, by the aint Paul Planning Commission, that under
the authority of the City's Legislative Code, the application for a Special
Condition Use with Modification to allo the exit lines to be closer than 30 feet to
a street line at 536 Clay Street is her by denied.
�.. � �
MINUTES OF E ZONING COI�iITTEE
CITY COUNCIL CHAMBERS, SAINT PAUL, MINNESOTA ON AUGUST 17, 1989
PRESENT: Mmes. Hirte, Morton, Tra and Zieman; Messrs. Christenson, Neid
and Repke of the Zoning mmittee; Mr. Segal, Assistant City
Attorney; Ms. Lane of th Building Inspection and Design Division;
Mr. Bunnell, Mr. McGuire d Ms. Murray of the Planning Division
staff.
ABSENT: Ms. Wencl*
*Excused
The meeting was chaired by Gladys M rton, Chairman.
West Seventh Street Car Wash sc1052 A Special Condition Use Permit with
*iodification for property located a 536 Clay Street to permit expansion of a
Special Condition Use to allow dryi g areas to be used as regular car wash
bays.
The applicant was present; there wa opposition present at the hearing.
Mr. McGuire showed slides of the si and reviewed the staff report with a
recommendation for denial. He repo ted that District 9 recommended denial.
Mr. McGuire said that the intent of the expansion is to have double-loaded
bays, to have both the current wash ay and the originally proposed drying bay
operate as washing bays, so that th e would be twelve bays operating instead
of six.
Todd Kormanik, 8891 - 37th Street N th, Lake Elmo, distributed a letter
listing his undue hardships if the rmit is not granted. He also distributed
pictures of the car wash.
Richard Harndin, 2306 Stewart Avenu , cited problems caused by the applicant's
landscaping.
Eleanor Ryder, 322 Erie Street, sta d her need to have Clay Street remain
open to traffic. She was assured b the Committee that would be the case.
Mr. Christenson asked if cars exiti the business had been a problem. Ms.
Ryder replied no.
Hearing no further testimony, Ms. M ton closed the public hearing.
Mr. Repke made a motion to recommen denial of the Special Condition Use with
Modification based on staff report 'ndings. Ms . Tracy seconded the motion
which passed on a vote of 5-2 (Hirte, Neid) .
Submitted by: Approved by:
—�=-
,�' `,
� 'y '� ' ��i��- �`/';�"��L C�"c.../
,/i��
�
Charles L. McGuire Gladys Morton, Chairman
� ��
����� �� ou
ZONING COI�I TTEE STAFF REPORT
FILE #10525
1. APPLICANT: West Seventh Street Car Wash DATE OF HEARING: 8/17/89
2. CLASSIFICATION: Special Condition se Permit (SCUP) With Modification
3. LOCATION: 536 Clay Street (southwe t corner of Clay and Erie)
4. PLANNING DISTRICT: Nine
5. LEGAL DESCRIPTION: (see file)
6. PRESENT ZONING: B-3 20NING CODE REFERENCE: Sec. 60.544. (8)
Sec. 64.300. (d)
7. STAFF INVESTIGATION AND REPORT: D E: 8/12/89 BY: Charles L. McGuire
A. PURPOSE: To consider an applicatio for a Special Condition Use Permit (SCUP)
with modification to permit the exit lines to be closer that 30 feet to a street
line.
B. PARCEL SIZE: The parcel has 112 fee of frontage on Erie Street and 126 feet of
frontage on Clay Street. The area o the parcel is 14,300 square feet.
C. EXISTING LAND USE: The site is curr ntly developed with a coin-op car wash
having six stalls, and dry-off area xtending to within 16 feet of the street.
D. SURROUNDING LAND USE:
North: Land to the north is zoned -4 and developed with single and two-family
housing.
East: I.ands to the east are zoned -2 and B-3 and are commercially and
industrially used.
South: Land to the south is zoned B 3 and is occupied by a fast food
restaurant.
West: To the immediate west, prope ty is developed with the fast-food
restaurant. Further west, t e land is used for low density housing and
is zoned R-4.
E. ZONING CODE CITATION: Section 60.54 . (8) permits auto-laundries (car wash) in
the B-3 zone subject to the conditio s that, (a) Any access drive shall be
located at least thirty (30) feet fr any public street intersection, measured
from the interior curbline commencin at the intersection of the street; and (b)
Any auto wash line exit shall be at 1 ast thirty (30) feet distant from any
street line.
� ��
Rile #10525
� Page T�,ro
Section 64.300. (d) provides that "t e planning commission, after public hearing,
may modify any or all special condi ions when strict application of such special
conditions would unreasonably limit or prevent otherwise lawful use of a piece -
of property or an existing structur and would result in exceptional undue
hardship to the owner of such prope ty or structure; provided, that such
modification will not impair the in ent and purpose of such special condition
and is consistent with health, mora s and general welfare of the community and
is consistent with reasonable enjo ent of adjacent property. The requirements
of Sections 61.100 through 61.105 a d 62.103 shall remain in force and effect
and shall not be superseded or waiv d by any such modification of a special
condition."
F. DISCUSSION: The existing facility as granted a special condition use permit
while it met all of the required co ditions. Numerous complaints about the
operation of the facility during it early history centered on the fact that
persons drying off vehicles were no sy and created a disturbance for neighbors.
When a interior drying area was add d to the north of the wash bays, the impact
on adjoining uses appeared to be mi igated. Although the exit from the drying
area was less than 30 feet from the street, the exit from the wash bays remained
at 32 feet, meeting the spirit of t e zoning code. Although the entry drive to
the facility meets the conditions o the zoning code, the exit has never met
code requirements.
G. FINDINGS:
1. The facility without expansion b ys has a valid special condition use
permit.
2. The facility as presently permit ed meets most all of the requirements of
the zoning code for a special co dition use permit.
3. It appears that any expansion of the use at this location while to the
advantage of the operator, would work to the detriment of the surrounding
neighbors.
4. It does not appear that strict a plication of the special conditions in this
. instance would "unreasonably lim t or prevent otherwise lawful use of this
property or an existing structur ."
5. According to information provide with the application, there is no evidence
indicating that strict applicati n of the code provisions would result in
" . . .exceptional undue hardship t the owner. . . ."
6. It appears that modification of he zoning code requirements in this
instance are inconsistent with t e intent and purpose of these provisions,
and not consistent with preserva ion of the general welfare of the community
and the reasonable enjoyment of djacent property.
H. STAFF RECOMMENDATION: Based on the bove recommended findings, staff recommends
denial of the requested Special Cond tion Use Permit with Modification.
...� 7 r
��_ � i � �
APPLICATION FOR SPECIAL CONDITION US
CiTY OF SAINT PAUL ZONING OFFICE USE ONLY
File �/ � �J---��a�
Application Fee $ a ,�,� d� ���
RE C E I V E D Tentative Hearing Date �' ��� ��
Number of Lots or Size of Parcel:
JUL 171989
ZONING
Application is hereby made for a Special Condi ion Use Permit under the provisions of
Chapter , Section 5 y�{ _, P ragraph b , of the Zoning Code to operate a
�
7-11 Rr'�
y5y - ��o�o .
A. APPLICANT
Name es-t' 7�` Q h Phone (Daytime) "��7"-�`�'3�
Address �' S� . LR'h�E�//�p /�'leZip �"D�i Z.
Property interest of Applicant (Owner, c ntract purchaser, etc.) � ,vr�¢.�(�' _
Name of owner (if different) �afl� � Mpr
B. PROPERTY DESCRIPTION
Address/Location
Legal Description: Lot Block Add.
Present Zoning � � (3=3 Lot Size
C. SPECIAL CONDITIONS
� Explain how you will meet each of the 5 ial Conditions. Attach supporting materials
(diagrams, site plan, letters of support, e .)
If you have any questions, please contact:
Saint Paul Zoning Office
1100 City Hall Annex
25 West Fourth Street �
Saint Paul, Minnesota �5102 4102
(298-4154) 1/1/82
�!d
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�Y,t'�Y OP I���LI i
R� �, ,/CITY OF SAINT PAUL
° � � DEPARTM T OF PLANNING AND ECONOMIC DEVELOPMENT
� u=ttt IItIt b
�,m �� � �� � ,�o' DIVISION OF PLANNING
25 West Fourth Street,Saint Paul,Minnesota 55102
+es•
612-228-3270
GEORGE LATIMER
MAYOR RECEIVED
September 14, 1989 �+� �����
ClTY CLER�;
Mr. Albert B. Olson, City Clerk
Room 386, City Hall
Saint Paul, Minnesota 55102
Dear Mr. Olson:
This letter is written to confirm th hearing date for:
Applicant: West Seventh Stre t Car Wash (Todd Kormanik)
File Number: 10556
Purpose: Appeal the decision of the Planning Commission
which would allow t e expansion and establish a
car wash.
Legal Description of Property: 536 Clay Street
Ex. W. 120' the N. 110' of the
SW1/4 of Blk 1; Stinson, Brown
& Ramsey Addition
Previous Action:
Planning Division Deci ion: Denial (vote 11-1) 8-25-89
Zoning Committee Reco endation: Denial
Board of Zoning Appeal
In order to allow time for the maili g of appropriate notices, please schedule
the hearing date as soon as possible after 10-19-89. Our preference would be
10-19-89.
I will phone you within the next few days for schedule confirmation.
Sincerely,
��,��.� ,�<<�-�---
Daniel K. Bayers
Zoning Section
cc: file # 1055�
cc: Mary Jean
�r�__ �;/ ;i ✓
c,
.
� ` ST. PAUL CITY COUNCIL
PUBI.IC H ARING NOTICE�ECEIVED
ONING pCTloi989
CITY CLERK
T0: Property owners within 350' ; FIL E N 0. 10556
Represent�tives of Planning Di trict 9
PAGE
PURPOSE
Appeal from he decision of the Planning Com�nission denying
Special Cond tion Use Permit with Modification for the
proposed exp nsion of a carwash. .
LOCATION
536 Clay Str et (Southwest corner of Clay and Erie)
PETITIONER
WEST SEVENTH STREET CAR WASH
HEARING �u=Saa,►, o� ober i9, 1989 9:00�, A.M.
Citv Council C ambers, 3rd Floor Citp Hall - Court House
Q U E S TIO N S Zoning 228-33 4 (Chuck McGuire)
Contact the Zo ing Section of the Planning and Economic
Development De artment, Room 1101, City Hall Annex,
� 25 W. 4th Stre t, St. Paul, Minnesoia 55102
Legal Descript on: On file
Notice sent 10/6/89
_ _ _�.
. , � �'� /`,r�y_��
�/T O 7
DEPARTM[NT/O�I�UNpL DATE INITIATE
PED/Planning 11/'1/ GREEN SHEET No. 5���pA�
CONTACT PERBON i PHONE �pEPARTMENT DIRECTOR �GTY OpUNCII
Chd l^12S L. Mct;u i re - 3364 � �dTY AITORNEY �GTY CLERK
MUST BE ON COUNGI AOENDA BY(DAT� p0U71Np �BUppET DIRECTOR �FIN.8 MOT.SERVICES DIR.
As soon as possible. ❑�u►vopcoR�srMm ❑
TOTAL N OF SIGNATURE PA�S (CLIP AI.L L TIONS FOR SIQNATUR�
ACTION REpUESTED:
Approval of resolution.
�rro�rroNS:np�ror.cp«F�y.a pn COUNCI�. �rrEEli�sEl►i�li REPORT
_PLANNIN(i OOMMI8810N _GVIL�RVI�C�IMISBION ��� PNONE N0.
_p8 COMNNI'►EE. _
8TAFF _ �s'
_��„� _ Tlie ttacfied resol uti on formal i zes Ci ty Eounci 1
&,P�„�„�,�„rp��,,E�, aCti n taken at a pu6lic hearing held October 19, 1989
x�eTU►nwo�oe�M,�ssue.orr�TUNm�wta,wha wn.n.wn«e.wny�:
�d
�v�wr�oES��oveo:
���
'�
� CITY CLERK
ois�o�vMrr�oES��ovEO:
018ADYANTAOES IF NOT/WPROVED:
TOTAL AMOUNT OF TRANSACTION a _ C�T/REVENUE BUDOETEO(GRCLE�IE) YES NO
FUNDINti 80URCE ACTIVITY NUMSER
FlNANqAI INFORMATION:(EXPLAIN)
�