86-150 WNI7E - CITV CIERK � �
PINK� - FINANCE GITY OF SAINT PALTL Council � � -
CANAFtV - DEPARTMENT � t .r/I"� �/� �
BLUE - MAYOR F�le NO. n
� � . � Co il Resolution
. _
Presented By
Referred To Committee: Date
Out of Committee By Date
Appeal of Ferris Alexander from the
decision of the Board of Zoning Appeals
relating to 621 University Avenue,
St. Paul , Minnesota.
INTRODUCTION
On August 29, 1985, Ferris Alexander made application
for a building permit for the purpose of constructing a staircase
from the main floor to the basement of the building located
at 621 University Avenue , Saint Paul , Minnesota, so as to install
video viewing machines for customers at this commercial building.
This permit application was denied by the Building and Zoning
officials on the grounds that the proposed use was an extension
of a legal nonconforming use in violation of the provisions
of the Zoning Code.
The applicant appealed this decision to the Board of Zoning
Rppeals , which Board, by its Resolution Number 9821 , adopted
November 26 , 1985 , denied the appeal . Subsequently the applicant
appealed this decision to the City Council .
The City Council conducted a public hearing on December
26 , 1985, wherein the Council did consider the matter, including
the evidence presented at the Board' s hearing, the Board' s
findings and conclusions , and the additional testimony submitted
at the Council hearing. Based upon all of these evidentiary
hearings, the Council does hereby make the following
FINDINGS OF FACTS
1 . The applicant, Ferris Alexander, owns the property
located on the northwest corner of University and Dale , Saint
COUNCILMEN Requested by Department oE:
Yeas Nays
Drew
Masa"z [n Favor
Nicosia
Scheibel
Sonnen _ Against BY
Tedesco
W i Ison
Form Appro by City At rney
Adopted by Council: Date
Certified Yassed by Council Secretary BY
By
A►pproved by Mavor: Date Appro by Mayor for Submission to Council
By BY
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Paul , Minnesota, with the address of 621 University Avenue
and legally described as Lot 30, Block 1 , Syndicate No. 1 Ad-
dition, Ramsey County, Minnesota.
2. During all relevant times hereto, the property was
located in a B-3 General Business District, and the permitted
uses for this property are set forth in sections 60. 540 - 60. 544
of the Saint Paul Zoning Code.
3. During all relevant times hereto, applicant has used
the first floor of the property at 621 University Avenue as
an adult book store and as an adult mini-motion theatre.
4. Prior to 1983 , adult bookstores and adult mini-motion
theatres were a legal permitted use in a B-3 zoning district.
5. The Zoning Code was amended by Ordinance 17054, C .F.
280890, adopted by the Council on October 6, 1983 , so as to
define adult uses and to provide that such adult uses would
be permitted in B-3 zoning districts subject to specified special
conditions. , This ordinance became effective from and after
November 21 , 1983 .
6 . Conditions contained in Ordinance 17054 as to adult
uses in a B-3 district prohibited such a use being located
less than 1320 radial feet from any other existing adult use ,
prescribed that such an adult use be located at least 200 radial
feet from residentially zoned property, and not be located
within a building which is also used for residential purposes .
7 . The applicant ' s property, on November 21 , 1983 and
to the present time , is located less than 1320 radial feet
from another adult use (Faust Theater located on the southwest
corner of Dale and University) , is within 200 feet of residential-
ly zoned property to the north, and contains residential units
above the first floor.
8 . Mr. Alexander' s appeal from the denial of a building
permit for construction of a new stairway from the first floor
to the basement is based on two grounds :
2 .
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• ��� ��:�_i5-�_,
First , that the installation of the new stairway
is required by the Uniform Fire Code for any use of
the basement, and therefore denial of the permit is
unlawful .
Second, that the proposed use of a portion of
the basement area for adult only video viewing booths
is not a new extension of a nonconforming use.
9. Prior to 1977 , the basement was used for storage purposes
and also contained the building' s heating facilities. There
were two stairways providing exits from the basement. One
stairway provided access to the store on the main floor and
the other stairway was a direct access to the street , exiting
on the east side of the building onto Dale Street. The applicable
fire code required that a basement of a commercial building
which is not used for public access must be provided with at
least two exits.
10. Testimony submitted on behalf of Mr. Alexander is
that about 1977 alterations were made to the basement without
obtaining building permits . These alterations consisted of
building six 8mm movie viewing booths in which were shown all-male
adult movies and a bathroom facility. Access to the basement
was from the stairway leading from the main floor store . The
second stairway access directly to the street remained. The
applicable fire code provisions required that the basement
when used by the public must be equipped with fire sprinklers
as well as providing at least two exits . No fire sprinklers
were installed.
11 . Testimony submitted on behalf of Mr. Alexander was
that two of these movie machines were discontinued about 1981 ,
four years after originally installed, and that the four remaining
movie machines were discontinued about one year later. The
testimony indicates that the use of all six movie machines
were discontinued either in 1982 or in October of 1983 , that
the six movie machines were removed from the building and stored
at a warehouse at 315 E. Lake Street, Minneapolis , and the
booths were removed about one year later when work was commenced
to install new video viewing booths and equipment.
3 .
' '�f="„�t,� _.�J�
12. 5ometime during 1984 the owner commenced work in
the basement to construct about 20 new video viewing booths.
No building permits were obtained for the new construction.
13. On April 6 , 1984, Jack Mueller , Building Inspector,
inspected the building, including the basement, at which time
he observed that the basement was used primarily for storage,
and that it was difficult to get into the basement because
of poor lighting there.
14. Morris Keapproth, Building Inspector, having received
a complaint of construction occuring without a building permit ,
irispected the basement on November 15 , 1984, at which time
he issued orders to stop work until the appropriate permits
were obtained. He reinspected the property on January 18 ,
1985 but was not able to inspect the basement because the stairway
door was locked and the existing stairway was blocked with
plywood. On February 21 , 1985 he inspected the property and
found that at least 20 video view booths in the basement were
open for use by the public .
15 . Mr. Alexander was issued a citation on February 21 ,
1985 for making the improvements in the basement without obtaining
the required building permits , and a fine was paid.
16. Steve Zaccard, City Fire Marshall , notified Mr. Alex-
ander that the use of the basement for public access violated
the State Fire Code because the required sprinkler system had
not been installed in the remodeled basement , and that at least
two approved exits from the basement must be provided.
17. As part of the basement remodeling which was started
in 1984, the two archway openings in the inner wall of the
basement were blocked and closed off. The result of this blocking
was to make the portion of the basement used for video viewing
machines inaccessible to the exit stairway which led directly
to the Dale Street sidewalk. Therefore , after these openin�
were blocked off there was only one exit from that portion
of the basement. The stated reason for blocking this wall
was to avoid the code requirements for a fire sprinkler system
because the basement area used for public access and video
viewing would be less than 1500 square feet .
4.
. �.i--��_ ,;�
18 . On August l , 1985 Mr . Alexander was notified by the Fire
Marshall that he must discontinue the use and occupation of
the basement for public access because of the lack of two exits
and fire sprinkler system, and the property was posted giving
notice to the public of unsafe conditions on the premises .
19. Application was made on behalf of Mr. Alexander,
on August 29 , 1985 , for a building permit to install a stairway
at the subject property.
20. By letter dated September 3, 1985 , the Zoning Admini-
strator notified Mr. Alexander that his application for building
permit for a stairway was denied because the purpose of the
stairway was to allow the use of the basement for an adult
only use , that this constituted an expansion of the adult use
into a portion of the building not presently being used for
adult only entertainment , and therefore would constitute an
unlawful expansion of a nonconforming use .
21 . On September 30, 1985 , an appeal was filed with the
Board of Zoning Appeals from the action taken by the Zoning
Administrator on the following grounds :
1 ) The basement was used for adult only enter-
tainment because
a) adult motion picture machines had been
operating in the basement, or in the
alternative
b) only adults were permitted to enter the
store on the main floor, and because the
only entrance to the basement was from the
store, therefore only adults could have
access to the basement.
2) The installation of the stairway is a require-
ment of the fire code for any use of the basement, riot
only for public access , and the owner has a right to
bring his building into compliance with the code.
5.
� �!�0-��� /J�
23. The Board of Zoning Appeals , following a public hearing
on November 12 , 1985 , denied Mr. Alexander ' s appeal and upheld
the decision of the Zoning Administrator , based on the findings
and conclusions set forth in Board Resolution No. 9821 , adopted
November 26 , 1985 .
CONCLUSION
1 ) The use of the building at 621 University is an adult
use as defined by the Zoning Code.
2) As an adult use , it is a nonconforming use because
it does not comply with the conditions of section 60. 543(10)
of the Zoning Code :
a) It is located less than 1320 radial feet
from another adult use.
b) It is located within 200 radial feet of
residentially zoned property.
c) It is located in a building also used for
residential purposes.
3) The nonconforming status came into existence from and
after November 21 , 1983 when the Zoning Code was amended so
as to establish adult uses as specified permitted uses in B-3
zoning districts .
4) That although there is some evidence showing that
the basement was used as an adult use during a period from
1977 to 1983 , the adult use for movie machines was discontinued
in October of 1983 and therefore was not in existence from
and after November 21 , 1983 . Therefore, the basement was not
being used for adult uses when the zoning amendment became
effective.
5) The use of the basement from 1977 to 1983 for public
access was an illegal use because the basement did not comply
with the uniform fire code provisions because no fire sprinkler
system was provided.
6.
WHITE - CITV CLERK .
PINK, - FINANCE G I TY O F � SA I NT PA LT L Council �J
CANARY - DEPARTMENT FIIe NO.---�/-u/ �/v�
4LUE - MAVOR
� � � Council Resolution
Presented By
Referred To Committee: Date
Out of Committee By Date
6) The present need for installation of an additional
staircase from the main floor is a self-created hardship caused
by the owner blocking off the previous existing access to the
second stairway leading to Dale Street, the sole purpose being
to avoid the requirements for a fire sprinkler system.
7) The use of the basement for storage can continue and
be in compliance with the fire code, and if two exit-ways are
necessary, the owner can comply with the fire code by re-opening
the blocked-off archways in the existing way.
� 8) The purpose of providing the third stairway from the
basement is to allow the owner to use the basement for video
viewing booths for adult-only movies and is an extension of
the nonconforming adult use , which extension is prohibited
by section 62. 102, subdivision 5, of the City' s Zoning Code.
9) The Zoning Administrator did not commit an error in
denying the building permit application, and the record estab-
lished by the Board of Zoning Appeals contains substantial
evidence supporting the Board' s denial of Mr. Alexander' s appeal .
NOW, THEREFORE , based on the foregoing findings and con-
clusions , the Council of the City of Saint paul does hereby
RESOLVE, that the appeal of Ferris Alexander in this matter
be and is hereby denied, and the decision of the Board of Zoning
Appeals be affirmed; and, be it
FURTHER RESOLVED, that the City Clerk shall mail a copy
of this resolution to Ferris Alexander, the Zoning Administrator,
the Board of Zoning Appeals and the Planning Commission.
7.
COUNCILMEN Requested by Depertment of:
Yeas p�� Nays
�'/��7y� � In Favor
Nicosia
Scheibel �
Sonnen A gainst BY
Tede�se
Wilson
FEB 5 — �986 Form Appro e by City A orney
Adopted by Council: Date
Certified Pass d y uncil Secr ry BY
FE� � ' `��
Appr d by Mavor: Da � E��6 Appro y Mayor for Submission to Council
B By
���������� "'':i '1 ;� ir;�.�;5
. . . Cr-��-��z,
a4��• o.: � CITY OF SAINT PAUL
�. .� OFFICE OF THE CITY ATTORNEY
%� uii�it��i :� '
. ;; �--1-� „�E EDWARD P. STARR, CITY ATTORNEY
-,. �
'��� �••• ' • 647 City Hail, Saint Paul,Minnesota 55102
�:�
612-298-5121
GEORGE LATIMER
MAYOR �
January 29, 1986 ,
Mr. -Randall D. B. Tigue
Attorney at Law .
2620 Nicollet Avenue South .
Minneapolis , Minnesota 55408
Re: Flick Theater - 621 University Avenue
Dear Mr. Tigue:
Enclosed please find a copy of the proposed resolution respecting
the appeal of Ferris Alexander.
I am asking the City Clerk to place this on the February 6,
1986 Council agenda. The Council meets at 10:00 A.M. on the .
. 3rd floor of City Hall . This is not a public hearing, but
- -- you may wish to submit any comments regarding this draft reso-
lution to the Council ' s attention:
Y s very truly,
JE E J. L
' As ' stant ' ty Attorney
� J S cg .
En .
ce: City Clerk
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