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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 ���-,� - � � � � �'F �� � r5�� 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 . �,., _� • ��� ��:�_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 � � c.-- . • � �, � . =+ �� . . u,'< � R _-� _n - -et . 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