88-1974 . . , �,_
M/MIYfi - CITtl CIERK - . . � . . ' � � � :.�"
PINK - FINANCE G I TY O F SA I NT PA II L Council /���) �
GANAI2V -DEPARTMENT SS y/ '-// � �
BLUE - MAVOR File NO. V V /• + � �
�
Council Resolution ; ., ..����,
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Presented By �„
I!''
Referred To Committee: Date '
Out of Committee By Date
WHEREAS, Franklin Tan DBA Willowgate Chinese Restaurant at 767 S. Cleveland
Avenue has applied� for an On-Sale Beer and Wine License and also a
Modification of Parking Requirements for this license reducing the number of
off-street parking spaces required from 20 to 0; and
WHEREAS, notice of a public hearing before the City Coundil was duly mailed to
each owner of affected property within 350 feet of the property for which the
license was sought; and
WHEREAS, the City Council held a public hearing on November 29, 1988, pursuant
to said application; and
WHEREAS, the City Council based upon evidence presented at he public hearing,
as substantially reflected in the minutes made the following findings of fact:
1 . The Willowgate will continue to operate primarily as a restaurant and it
meets the Zoning Code requirements for parking without a variance.
2. The owner has made arrangements with two nearby banks to use their parking
lots after the banks are closed.
3. This is an expansion of an existing neighbrohood business rather than a
new operation.
NOW, THEREFORE, BE IT RESOLVED, by the City Council that Application
(I.D. #16070) for an On-Sale Beer and Wine License and a Modification of
Parking Requirements from 20 spaces to 0 spaces by Franklin Tan DBA Willowgate
Chinese Restauarant at 767 S. Cleveland Avenue be and the same is hereby
granted subject to a sign being posted in a clearly visible location near the
entrance informing customers that parking is available at the American
National Bank parking lot.
COUNCIL MEMBERS Requested by Department of:
Yeas �mond Nays P1 anni ng and Economi c Devel ment
�ng In Favor -
c�sw��Z �
Rettman B
s�heibel _ Against Y � '
Sonnen
Wilson
„r^ 1 � Form Ap o ed by City t rn
Adopted by Council: Date —_�y �
Certified Pass d y '1 Sec BY
By
Approv by Ylavor: D __� .r � 6 '�lQ�_ Approv by Mayor for Submission to Council
By BY
p��g}�8 D E C 2 � 1988
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� �g N.. �13797 �
P.E.D. DEPART1+tENT , -
om eac " CONTA�T NAME
PHONE
� vem er , DATE
ASSIGN ??I�G OSD$Rc. (See reverse side.)
1 Department Direater/Division .Hea �taqor (or Assistant)
_ Finance and Nanagement Servicea irector � � City Cle k
Budget Director � COUnCiI; �esearch
City Attorney _
TOTAL NLiMBER �F �SIGNATIIRE PA�ES: 1 (Clip all locations for signature.)
WHAT ilILL BE ACHII:VED BY TAKZNG ACTiON ON T1fE ATTACHED MATE;IAI..^�? (Pu�pose/Rationale)
, ,
The applicant ts `requesting a modification of parking requirements ta expand his ,
restaurant' and the area covered by his on-sale beer and wine license. Under the
liquor license staAdards 20 spaces are required. No new spaces are being provided.
RECEiV�D
COST�BENEFIT. BUD�ETARY. AND PERSONNEL It4PACTS AATTICIPATED: NOV 3 O �9HS
Modification will allow expansion of existing restaurant.
CITY A�i T�RIVEY
FINANCIpG SOURCE AND BIIDGET ACTIVITY NUMBER CHARGED OR CREDITED:
(Mayor's signature not required if under $10,000.)
Total Amount of Trans�ction: $0.00 Activity Number:
�
Funding Source:
. ATTACHKENTS: (List and number all attachments.)
.
�:��,.;;�; ��es�urci� C�n1er
��-� O N IJ�O �
. ,
�1DMINISTRATIVE FflOCEDURES
�_ ,
_Yes �No Rules, Regulations, Procedur�es, or Budget Ameadment required?
_Yes _No If yes, are they or timetable attached?
DEPAR�NT �tE!VIEW CITY ATTORNEY REVIEW
�Yes� _No Council resolution required? Resolution required? _Yes No
_Yes �No Insurance xequired? Insurance su€fiaientY _Yes �No
_Yss �No Insurance attached?
, � ��-�9 �� _ _
„•'6�*' ��••, CITY OF SAINT PAUL
� � DEPARTMENT OF PLANNING AND ECONOMIC DEVELOPMENT
;� �; DIVISION OF PUNNING
ss w�w�d�sa�.s�e��.�aa ss�a
�••• b�z-zza-32�o
GEORCE LATIMER
MAYOR
November 18, 1988
Albert Olson, City Clerk
Room 386 City Hall
Saint Paul, Minnesota 55102
RE: Modification of Parking Requirements for Liquor License for Willowgate
Restaurant at 767 S. Cleveland Avenue (Licen�e I.D. 16070)
City Council Hearing Date: November 29, 1988
Dear Sir:
Attached is the staff report for the request by Willowgate Chinese Restaurant
for a parking modification to permit them to expand their business. The
restaurant has a beer and wine license and under the terms of the license
requirements they need to provide 20 new spaces for the expansion. No new
parking is proposed.
Staff recommends approval of the modification since no new parking is required
for the restaurant under the Zoning Code and the owner has agreements with two
nearby banks to use their parking lots after banking hours.
Staff received one phone call in opposition. The Highland Business
Association supports the modification. The Highland Area Community Council
did not consider the matter.
Please call me at 228-3396 if you have any questions.
Sincerely,
�ti\y� —�
Tom Beach
Zoning Section
cc: City Council Members '
Joe Carchedi, Licensing
Janet Odalen, Licensing
Jerry Segal, City Attorney
Wendy Lane, Building
Larry Soderholm, PED �
Applicant
� •
� �� - � 9 '� �
LIQUOR LICENSE STAFF REPORT
LICENSE I.D. # 16070
1. APPLICANT: Willowgate Restaurant (Franklin Tan) DATE OF HEARING: 11/29/88
2. CLASSIFICATION: Modification of Parking Requirements for Liquor License
3. LOCATION: 767 S. Cleveland Avenue (west side between Ford Pkwy and Pinehurst)
4. PRESENT ZONING: B-2 PLANNING DISTRICT: 15
5. STAFF INVESTIGATION AND REPORT: DATE: 11/18/88 BY: Tom Beach
A. PURPOSE: The applicant is requesting a modification of parking requirements for
a liquor license. He wishes to expand his existing restaurant which has a beer
and wine license. Under the licensing requirements he would need to provide 20
new parking spaces for the expansion and he is proposing no new parking.
B. �EGISLATIVE CODE CITATION: The Legislative Code requires that establishments
with on-sale liquor licenses provide one off-street parking space for every 45
square feet of patron area. Modifications of this requirement may be granted by
the City Council if they find that the modification "would not have a
substantial detrimental impact on the surrounding neighborhood". Conditions may
be attached to the modification. To become effective, the resolution adopting
the modification must be approved by at least five members of the Council.
Modifications remain with the licensed premises as long as "the characteristics
of the licensed establishment remain unaltered." (Section 410.04.5)
C. PETITION: A petition of neighboring residents was not required because the
license is for beer and wine. Public hearing notices were mailed out to
property owners within 350' .
D. SITE AND AREA CONDITIONS: The Willowgate Chinese Restaurant is located in a row
of stores along Cleveland Avenue in the Highland Village shopping area. The
area has a parking shortage in the evening when the Highland Theater is open.
There is no off-street parking assigned to the restaurant. There are two bank
parking lots within 1 1/2 blocks which are available in the evening.
E. FINDINGS:
1. Franklin Tan has operated the Willowgate Chinese Restaurant in the Highland
Village shopping area for a number of years. He currently has a license for
beer and wine for the restaurant. Mr. Tan wishes to enlarge the restaurant
and the area covered under the license by expanding into the vacant store
front next to his.
2. The restaurant presently has seating for 34 people. Mr. Tan, the owner,
told staff that his average daily gross is $500. Roughly a third of this
business is at lunch and the remainder is dinner. A third of his business
is take-out.
3. The proposed expansion would double the size of the restaurant. Half of the
new space would be to enlarge the public dining area and half would be for a
banquet hall.
4. Under licensing standards, 20 parking spaces are required of the expansion.
There is no parking assigned to the existing restaurant and no new parking
is proposed for the expansion. Mr. Tan has a written agreement from the
American National Bank that permits him to use their 40 car parking lot
after 5:30 p.m. The bank is located 1 1/2 blocks from the restaurant. He
also has a verbal agreement from another nearby bank to use their parking
lot.
5. Since the license is for beer and wine and these items would be menu items
only, the busiixess will clearly operate primarily as a restaurant.
Therefore, staff calculated how much parking would be required under the
Zoning Code for a restaurant that did not have a liquor license.
C!r �g_19 7�l F
,
A parking variance would not be needed under the requirements of the Zoning
Code. (The proposed use as a restaurant would need 5 more spaces than the :
previous use as a card shop. However� the Zoning Code says that if a change
in use results in an increased parking demand of 5 or fewer spaces, the
owner is not required to provide it. ) �
F. STAFF ANALYSIS: This area has a parking shortage when the Highland Theater is
open in the evening. However, the modification can be granted without having a
"substantial detrimental impact on the surrounding neighborhood".
1. The Willowgate will continue to operate primarily as a restaurant and it
meets the Zoning Code requirements for parking without a variance.
2. The owner has made arrangements with two nearby banks to use their parking
lots after the banks are closed.
3. This is an expansion of an existing neighborhood business rather than a new
operation.
G. STAFF RECOMMENDATION: Based on findings 1 through 5 and staff analysis, staff
recommends approval of the modification, sub�ect to the owner posting a sign in
a clearly visible location in his restaurant informing customers that parking is
available in the American National Bank parking lot.
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CITY OF SI11NT PAUL l/! O u �19��f
INTERDEPARTMENTAL MEMOR/1N�UM
.iunz 9, i9�3
T0: Kris Schweinler-VanrHorn,
FROM: John Hardwick ��-' '\_
�E: �.�illow �ate Restaurant
767 So. Cleveland Avenue
We have reviewed the floor plans for the proposed expansion of the referenced
restaurant and have made the following determinations.
Patron Area in Parking Spaces
Square Feet Required
1. Existing 'Restaurant 828 18
2. New Restaurant 850 � 19
3. New Banquet Room 374 8
TOTAL 45 spaces
4. The new area requires . . . . . . . . . . . . . . . . . . 27 spaces
minus the parking required
for the previous use . . . . . . . . . . . . . . . . . . 11 spaces
plus 25� of the parking short-
fa�l for the existing use (.25 x 18) . . . . . . . . . . . . 4 spaces
for a total parking requirement of . . . . . . . . . . . . 20 spaces
There is presently no off street parking for this restaurant so before we
can grant approval of the license application, a variance of 20 parking
spaces must be obtained.
/krz
cc: Tom Beach
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WILLOWGATE CHINESE RESTAURANT
767 Cleveland Avenue South
ST. PAUL, MINNESOTA 55116
USA
(61"_'? 699-3141
. . .'-'.4TE-- ____ 19 .
An avera�e of c'ail.y �ross sale
Lunch . � 160.00 - �'170. 00
Dinner . 3L0 . 00 - 350. 00
�
Our c�inin� room has 60 seats only, 32 - 3�' customers fill up
the whole dinnin� room,most penple �'o not like to wait, �'?ey leave
while there is no seat for them.If we have more seating�s fhat our
bus ine ss woulc� be increasec' . That' s why we expec t to expanc� next c'oor.
Now we have share parking� with Investor anc� American Na-tional
banks' parking lots for our customers .
Franklin S . Tan
_ ��
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� � The Highland , �9� �
. � �6
Bus�ness
Association�
November 14, 1988
Mr. Tom Beach
City of St. Paul Zoning Dept.
1100 City Hall Annex
25 W. 4th St.
St. Paul, MN 55102 _
Re: Willow Gate Restaurant parking variance request
Dear Mr. Beach:
Recently, the Willow Gate Restaurant, a member of our organization,
requested the support of the Highland Business Association in its quest
for the parking variance necessary for the planned expansion of the
restaurant into the adjacent premises. The issue was taken up at the
October meeting of our Board of Directors.
It is our understanding that the City believes the need for a variance
could be reduced from 20 places to 4 given the limited serving of alcohol
planned on the premises. It is further understood that the variance,
if granted, would be given to the Willow Gate Restaurant and would
cease should the restaurant discontinue operating from the premises.
Finally, we have been informed that the Willow Gate has obtained from
the American National Bank written permission for Willow Gate patrons
to make use of American`s existing parking lot.
In light of the HBA's policy of supporting shared parking arrangements
in the Highland Village area, the Board voted to support the variance
request under the terms outlined above. It is our belief that the
expansion would not significantly impact parking availability in the
Village area.
Sincerely,
S Johnson
Community Development Chair
cc: Franklin Tan
P.O. BOX i 6244 • ST. PAU L, M I N N ESOTA �511 b
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A M E R I C A N
NATIONA � BANK • SAINT PAIi :.
MIGNLAND OFFICE
September 16, 1988
Mr. Franklin S. Tan
Willow Gate Chinese Restaurant
767 Cleveland Ave. So.
St. Paul, NIDl 55116
Dear Mc. Tan:
We have no objection to your custamers using our parking lot after 5:30 p.m.
Monday thru Friday and Saturday after 12:00 noon and all day Sunday.
Off street parking on our property at 735 South Cleveland Ave. consists of
32 spaces on the North side of the building arul an additional 8 - 10 spaces
on the South sic]e of the building.
Yours v truly,
D. r
ce Presfdent,Manager
Highland Office
AMERICAN NATIONAL BANK ANO TRUST COMPANY
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AREA MAP
APPLICANT ��'ILLOt� GAiE CHI�ESE P.ESTAtiRA:vT LEGEND
- ZONING DISTRICT BOUNOARY
76 i S. CLE','EL�:�D �VE�'I;E
PURPOSE -''fODIFIC?,TIOti C�F PARKING .
� SUBJECT PROPERTY
�oLlx�*�:�T O ONE FAMILY PLANNING
� 1 DISTRICT
LIQtiOP. LICE:vSE 16070 Q TWO FAMILY
FILE N0. MULTIPLE FAMILY 15
DATE lo-a-sB �� �
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• � � COMMERCIAL
LAND USE
SCALE = 1'�= 200� NORTH � � � �NDUSTRIAL MAP N0. _
3a�NT PAUL P�ANNiN� DIVISION V VACANT �33
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l} 4.`Q�TT 0� . \✓/ V `,'/6 ���
, �ITY OF SAINT PAUL
' { DEPARTMENT OF PLANNING AND ECONOMIC DEVELOPMENT
�� A; DIVISION OF PL/1NNING
2s wese FouAh streef.sai�M hul.Mi�eso�a ssu2
�•••
612-228-3270
GEORGE UTIMER
MAYOR
November 18, 1988
Albert Olson, City Clerk
Room 386 City Hall
Saint Paul, Minnesota 55102
RE: Modification of Parking Requirements for Liquor License for Willowgate
Restaurant at 767 S. Cleveland Avenue (Licen�e I.D. 16070)
City Council Hearing Date: November 29, 1988
Dear Sir:
Attached is the staff report for the request by Willowgate Chinese Restaurant
for a parking modification to permit them to expand their business. The
restaurant has a beer and wine license and under the terms of the license
requirements they need to provide 20 new spaces for the expansion. No new
parking is proposed.
Staff recommends approval of the modificatYOn since no new parking is required
for the restaurant under the Zoning Code and the owner has agreements with two
nearby banks to use their parking lots after banking hours.
Staff received one phone call in opposition. The Highland Business
Association supports the modification. The Highland Area Community Council
did not consider the matter.
Please call me at 228-3396 if you have any questions.
Sincerely,
��\y� �
Tom Beach
Zoning Section �
cc: City Council Members
Joe Carchedi, Licensing
Janet Odalen, Licensing
Jerry Segal, City Attorney
Wendy Lane, Building
Larry Soderholm, PED
Applicant
. . �,19��
LIQUOR LICENSE STAFF REPORT C// �
LICENSE I.D. # 16070
l. APPLICANT: Willowgate Restaurant (Franklin Tan) DATE OF HEARING: 11/29/88
2. CLASSIFICATION: Modification of Parking Requirements for Liquor License
3. LOCATION: 767 S. Cleveland Avenue (west side between Ford Pkwy and Pinehurst)
4. PRESENT ZONING: B-2 PLANNING DISTRICT: 15
S. STAFF INVESTIGATION AND REPORT: DATE: 11/18/88 BY: Tom Beach
A. PURPOSE; The applicant is requesting a modification of parking requirements for
a liquor license. He wishes to expand his existing restaurant which has a beer
and wine license. Under the licensing requirements he would need to provide 20
new parking spaces for the expansion and he is proposing no new parking.
B. �FGISLATIVE CODE CITATION: The Legislative Code requires that establishments
with on-sale liquor licenses provide one off-street parking space for every 45
square feet of patron area. Modifications of this requirement may be granted by
the City Council if they find that the modification "would not have a
substantial detrimental impact on the surrounding neighborhood". Conditions may
be attached to the modification. To becone effective, the resolution adopting
the modification must be approved by at least five members of the Council.
Modifications remain with the licensed premises as long as "the characteristics
of the licensed establishment remain unaltered." (Section 410.04.5)
C. PETITION: A petition of neighboring residents was not required because the
license is for beer and wine. Public hearing notices were mailed out to
property owners within 350' .
D. SITE AND AREA CONDITIONS: The Willowgate Chinese Restaurant is loceted in a row
of stores along Cleveland Avenue in the Highland Village shopping area. The
area has a parking shortage in the evening when the Highland Theater is open.
There is no off-street parking assigned to the restaurant. There are two bank
parking lots within 1 1/2 blocks which are available in the evening.
E. FINDINGS:
1. Franklin Tan has operated the Willowgate Chinese Restaurant in the Highland
Village shopping area for a number of years. He currently has a license for
beer and wine for the restaurant. Mr. Tan wishes to enlaxge the restaurant
and the area covered under the license by expanding into the vacant store
front next to his.
2. The restaurant presently has seating for 34 people. Mr. Tan� the owner,
told staff that his average daily gross is $500. Roughly a third of this
business is at lunch and the remainder is dinner. A third of his business
is take-out.
3. The proposed expansion would double the size of the restaurant. Half of the
new space would be to enlarge the public dining area and half would be for a
banquet hall.
4. Under licensing standards, 20 parking spaces are required of the expansion.
There is no parking assigned to the existing restaurant and no new parking
is proposed for the expansion. Mr. Tan has a written agreement from the
American National Bank that permits him to use their 40 car parking lot
after 5:30 p.m. The bank is located 1 1/2 blocks from the restaurant. He
also has a verbal agreement from another nearby bank to use their parking
lot.
5. Since the license is for beer and wine and these items would be menu items
only, the business will clearly operate primarily as a restaurant.
Therefore, staff calculated how much parking would be required under the
Zoning Code for a restaurant that did not have a liquor license.
� � C� ��- 1�' 7�
A parking variance would not be needed under the requirements of the Zoning
Code. (The proposed use as a restaurant would need S more spaces than the
previous use as a card shop. However, the Zoning Code says that if a change
in use results in an increased parking demand of 5 or fewer spaces, the
owner is not required to provide it. )
F. STAFF ANALYSIS: This area has a parking shortage when the Highland Theater is
open in the evening. However, the modification can be granted without having a
"substantial detrimental impact on the surrounding neighborhood" .
1. The Willowgate will continue to operate primarily as a restaurant and it
meets the Zoning Code requirements for parking without a variance.
2. The owner has made arrangements with two nearby banks to use their parking
lots after the banks are closed.
3. This is an expansion of an existing neighborhood business rather than a new
operation.
G. STAFF RECOI�iENDATION: Based on findings 1 through 5 and staff analysis, staff
recommends approval of the modification, subject to the owner posting a sign in
a clearly visible location in his restaurant informing customers that parking is
available in the American National Bank parking lot.
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CITY OF 5/'11NT P/1Ul r '�J/ ��� ` ��
INTERDEPI1RTMENT^l MEMOR/1NOUM ��'
.:u:�ta 3, iQ�B
T0: Kris Schweinler-VanrHorn,
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FR0;1: John Hardwick �� � ' _
��: :Jillow Gate �estaurant
76i So. Cleveland �,venue
We have reviewed the floor plans for the proposed expansion of the referenced
restaurant and have made the following determinations.
Patron Area in Parking Spaces
Square Feet Required
1. Existing Restaurant 828 18
2. New Restaurant 850 ' 19
3. New Banquet Room 374 8
TOTAL 45 spaces
4. The new area requires . . . . . . . . . . . . . . . . . . 27 spaces
minus the parking required
for the previous use . . . . . . . . . . . . . . . . . . 11 spaces
plus 25� of the parking short-
fall for the existing use (.25 x 18) . . . . . . . . . . . . 4 spaces
for a total parking requirement of . . . . . . . . . . . . 20 spaces
There is presently no off street parking for this restaurant so before we
can grant approval of the license application, a variaace of 20 parking
spaces must be obtained.
;'krz
cc: Tom Beach
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WILLOWGATE CHINESE RESTAURANT
767 Cleveland Avenue South
ST. PAUL, MINNESOTA 55116
USA
(6�2) 699-3141
. ',�ATE-----__- 19 .
An avera�e of c'ailV �ross sale
Lunch . � 160.00 - �'170. 00
Dinner . 3L0. 00 - 350. 00
Our c�ining room has 60 seats only, 32 - 3�' customers fill up
the whole dinnin� room,most penple �o not like to wait, �i`�ey leave
while there is no seat for them. If we have more seatin�s fhat our
business woulc� be increasec' .That' s why we expect to expanc� next c�oor.
Now we have share parkin� with Investor anc� American Nationa�
banks' parking lots for our customers .
Franklin S . Tan
.G�
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A M E R I C A N �
N A T�O N A � B A N K • 5 A � N T p A U L
MIGMLANO OFFICE
September 16, 1988
Mr. Franklin S. Tan
Wi11oW Gate Chinese Restaurant
767 Cleveland Ave. So.
St. Paul, 1�1 55116
Deat M[. Tan:
We have no objection to your custaners using our parking lot after 5:30 p.m.
Monday thru Friday and Saturday after 12s00 noon and all day Sunday.
Off street parking on our property at 735 South Cleveland Ave. consists of
32 spaces on the North side of the building and an additional 8 - 10 spaces
on the South side of the building.
Yours v ey truly,
�
D. r �
ce President,Manager
Highland Office _
AMERICAN NATIONAL BANK AND TRUST COMPANY
. ']! SC �lEVf��NC ♦rENUE • l�eMT ►�uL. MiHNlSOT♦ ����6 •«O�+E •si ?�l2
The Highland � �-1 �`�
. �
Bus�ness ��
Association�
Vovember 14, 1988
Mr. Tom Beach
City of St. Paul Zoning Dept.
1100 City Hall Annex
25 W. 4th St.
St. Paul, MN 55102
Re: Wi1lowGate itestaurant parking variance request
Dear Mr. Beach:
Recently, the Willow Gate Restaurant, a me.mber of our organization,
requested the support of the Highland Business Association in its quest
for the parking variance necessary for the planned expansion of the
restaurant into the ad�acent premises. The issue was taken up at the
October meeting of our Board of Directors.
It is our understanding that the City believes the need for a variance
could be reduced from 20 places to 4 given the limited serving of alcohol
planned on the premises. It is further understood that the variance,
if granted, would be given to the Willow Gate Restaurant and would
cease should the restaurant discontinue operating from the premises.
Finally, we have been informed that the Willow Gate has obtained from
the American National Bank written permission for Willow Gate patrons
to make use of American's existing parking lot.
In light of the HBA's policy of supporting shared parking arrangements
in the Highland Village area, the Board voted to support the variance
request under the terms outlined above. It is our belief that the
expansion would not significantly impact parking availability in the
Village area.
Sincerely,
;
� e Johnson
Community Development Chair
cc: Franklin Tan
P.O. BOX 16244 • ST. PAUL. MINNESOTA 55116
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AREA MAP
APPLICANT WILLOT� GATE CHINESE P.EST�tiRE1.'VT LEGEND
767 S. CLEVELA:'�D AVE�ILE
— ZONING DISTRICT BOUNDARY
PURPOSE
:�tODIFICaTION OF PARKING � SUBJECT PROPERTY
�EOtI��±�:vT O ONE FAMILY PLANfWNG
` � DJSTRICT
LzquoP LICENSE 160�o TWO FAMILY
FILE N0. �� O
OATE 10-4-8F3 ,�
MULTtPLE FAMILY 15
• � n COMMERCIAL
LAND USE
SCA�„E = I"= 200� NORTH � � � �NOUSTRIA� MAP N0. �
""' o4Ul PLANNING DIVISION V VACANT j3