86-797 . , . ���9�
' �Albert Olson
May 12, 1986
Page Two
Jean Kummerow filed an appeal of the decision of the Board of Zoning Appeals. The
reasons for appeal are given in the attached application for appeal.
This matter is scheduled to be heard by the City Council on May.22, 1986. Please notify me
by May 21 if any member of the City Council wishes to have slides presented at the public
hearing.
Sincerely,
���� ��
Tom Beach
Zoning Section
TB:Im
Attachments
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APPLICATION FOR APPEAL ZONING OFFICE USE ONLY
CITY OF SAINT PAUL File � ���! �
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Application Fee $ 1�� ��_
Tentative Hearing Date �� �
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Application is hereby made for an Appeal to the CITY COUNCIL
under the provisions of Chapter 64, Section 206 , Paragraph of the oning Code
to ap eal a decision made by the x Board o�ng Appeals
����� �'y'��, _ Planning Comnission on April 8 , 19s6.
_ Zoning Administrator (date of decision)
aPR "2 1986 — P�anning Administrator
_ Other
EC.�h J�.fiE�FT''3P►'�N;
A. APPELLANT
Name Jean M� Kumcnerow Daytime phone 338-8461
Address 823 Portland Avenue, St. Paul, Mn. Zlp COde 55104
B. DECISION BEING APPEALED
Zoning file name �^lilliam Mitchell Zoning File � 9863
Property Address/Location 865 summit Avenue
Legal description Lots 1 to 30, Block 21, Summit Park Addition _
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.)
- Procedure:
' - Not all residents within 350 feet of the property were officially notified of the
hearinQ even after some residents pointed out the error. This occurred on two
occasions.
- Responses to Findinr�s of Fact: --
- Fact 2: The Law School is considering alternative library sites on campus contrary
to this point
- Fact 3: The building is not currently within a district in which an official de�ign
e ha en tablished (CONTINUED)
If you have any questions, please contact: �� n � �m�-�-�- r�c.�=�
Appl cant's signature
St. Paul Zoning Office
1100 City Hall Annex ,. , ?
25 West Fourth Street � .Z� �w �
Saint Paul , Minnesota 55102 Da ty g nt
(298-4154) g/82
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Zoning File #9863 . "� �
. Kummeraw Appeal � •
- Fact 5: There is no appropriate point of comparison for the setback.
Commercial aad residential setbacks are not comparable to institutional
usages. �
- Fact 6: There are also residences across the street from the building. •
The church is not the only neighbor.
- Fact 7: The supply of light and air will be affected. Noise will increase
since the library building will reflect sound into the neighborhood.
Property values would be diminished.
- Additional Points:
- There has been no comprehensive architectural plan submitted for the
library. What will it look like? ,
- There has been no comprehensive plan submitted for the entire site
inc�luding the proposed library. How will this impact the W illiam Mitchell
campus on historic Summit Avenue?
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city of saint paul
board of zoning appeals resolution
zoning file number 9863
date � r� i18. 1986
WHEREAS, William Mitchell College of Law has applied for a variance from the strict
application of the provisions of Section 60.413 (6b) of the Saint Paul Legislative Code
pertaining to the minimum building setback on coltege campuses; and
WHEREAS, the Saint Paul Board of Zoning Appeals conducted a public hearing on March
11, 1986 pursuant to said appeal in accordance with the requirements of Section 64.204 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 minutes, made the following findings of fact:
l. The applicant proposes to construct a new addition to its existing building to house an
expanded law library. The proposed addition would be set back 15' from the school's
east property line op Victoria Street. The addition would measure approximately 92'
east to west and 132' north to south. One story of the library would be constructed
below grade so that the height of thc addition would match that of the existing
building. The addition would be constructed of taa bricks to match the materials of
the existing building and designed to be similar in style. The addition would have an
internal connection at each floor of the existing building
2. The new library addition and the existing library need to be in close proximity so they
can function as a whole. For this reason alternative locations oa the campus, such as
along Summit Avenue, are not practical.
3. The existing building is an attractive brick structure with a handsome facade visible
from Summit Avenue. In keeping with the spirit and intent of the code, the variance
will allow the proposed addition to be moved 35' to the east so that a significantly
larger portion of the existing facade could be preserved.
4. Reducing the widch of the addition in order to preserve the existing building facade
would require either iacreasing the height of the building or extending it further
toward Summit Avenue.
5. Small setbacks are the rule on Victoria for several blocks north and south of William
Mitchell. The majority of houses on Victoria have only narrow side yard setbacks on
Victoria. Imraediately north of William Mitchell is a large church building set close to
the street. The shops of Victoria Crossing are set directly on the propefty line. Given
these conditions, a 15' setback for the proposed addition will not alter the character of
the surrounding area. •�
6. Any potential impact on homes in the area will be lessened by the faet that the
property immediately across Victoria Screet is occupied by a church and its parking lot.
7. The variance will not affect the supply of light and air to adjac�nt property, nor will
it unreasonably diminish property values within the surrounding area.
moved by Mr. Kirk
seconded by Mr. Osborn _
in favor 6
�gainst �
SEE REVERSE SIDE FOR: TIME LIMIT/APPEAL/CERTIFICATION
Mailed April 8, 1986
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8. The variance will not permit any use that is not permitted in an R-2 zoning district.
9. The request for variance is not based priraarily on a desire for economic gain.
NOW, THER£FORE, BE IT RESOLVED, by thc Saint Paul Board of Zoning Appeals, that
the provisions of Section 60.413 (6b) be hereby waived to allow construction of the
proposed library addition for William Mitchell College of Law with a 15' setback from the
east property line on Victoria St., subject to the following conditions, (1) the height of the
addition does not exceed that of the existing building, (2) the addition is built of brick
similar to that used for the existing building, on property located at 875 Summit Avenue,
and legally described as Lots 1-30, Block 21, Summit Park Addition; in accordance with the
application for variance and the site plan on file with the St. Paul Planniag Division.
TIME LIMIT: No order of the Board of Zoning Appeals permitting the erection
or alteration of a building or off-street parkinq facility shall
be valid for a period lonqer than one year, unless a building
permit for such erection or alteration is obtained within such
period and such erection or alteration is proceeding pursuant
to the terms of such permit. The Board of Zoning Appeals or the
City Council may grant an extension not to exceed one year. In
granting such extension, the Board of Zoning Appeals 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 days by anyone affected by
the decision.
CERTIFICATION: I , the undersigned Secretary to the Board of Zoning Appeals for
the City of Saint Paul , Minnesota, do her•eby certify that I have
compared the foregoing copy wi±h the original record in rr�y �
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 Zoninq Appeals meeting held on
March 11 1986 , and on record in the Saint Paul Planning
Division ffice, 25 W. Fourth Street, Saint Paul , Minnesota .
SAINT PAUL BOARD OF ZONING APPEALS
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Secr�tary to the Board
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MINUTES OF THE MEETING OF THE BOARD OF ZONING APPEALS IN '
CITY COUNCIL CHAMBERS, ST. PAUL, MINNESOTA, MARCH 11, 1986
PRESENT: Mme. Summers; Messrs. Grais, Kirk, Osborn, Peterson and Woods of the Board
of Zoning Appeals; Mr. Sullivan, Assistant City Attorney; Ms. Lane of the
Division of Housing & Building Code Enforcement; Mr. Beach, Ms. Beseman
and Mr. McGuire of the Planning Division Staff.
AB ENT: Messr. Zimniewicz.
The meeting was chaired by Sam Grais, Chairman.
WILLIAM MITCHELL COLLEGE OF LAW (#9863): Request for variance of setback
requirement for college buildings to permit construction of an addition to an existing
building of William Mitchell College of Law at 875 Summit Avenue.
The applicant was present. There was opposition present at the hearing.
Mr. Grais reported that this matter was laid over from the meeting of February 25, 1986.
He noted that the public hearing had been closed.
Mr. Beach showed slides of the site and reviewed the staff report. Staff recommended
approval of the variance subject to the following conditions: (1) the height of the proposed
addition does not exceed that of the existing building; and (2) the addition is built of brick
similar to that used for the existing building.
Letters in opposition were submitted from Districts 8 and 16, and property owners at 805
and 834 Summit.
Mr. Hogg, Dean of College, presented revised drawings which were requested at the last
meeting. He stated that the two main concerns raised were the fact that there were no
windows on the part of the addition facing Victoria and the possibility of moving the
building away from Victoria and the implications of locating it there.
Mr. Faricy, 2211 St. Clair, architect for the project, presented overhead slides showing how
the addition would look if it were moved in SO'. He explained that moving the building in
would reduce the court yard area and would totally obscure the front doors. The proposed
addition would have some windows along the side facing Victoria, the elevation would be
the same height as the existing building, and the materials would relatc to the existing
building.
There was discussion regarding the Board hearing additional testimony. Mr. Grais noted
that at the previous meeting the public hearing was closed.
Ms. Summers made a motion to reopen the public hearing, Mr. Osborn seconded the motion,
which passed unanimously.
Pat Bartscher, 841 Portland, testified that the additions put on the house on thc corner of
Portland and Victoria were done in violation of the Zoning Code. This house has a similar
setback as the proposed addition of William Mitchell. She stated concern that there were so
many different plans and felt the residents were not getting the complete story from the
college.
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' �'age Two
William Mitchell College of Law (#98631
Jean Asteraas, 930 Portland, questioned whether there was a need for a 50,000 sq. ft.
library addition. She stated that the addition could be constructed two floors below grade
and still have the same square footage. She expressed concern that the parking problem has
not been resolved, projects are tackled on a piece meal basis and all options are not
considered. She was not in opposition to the library addition but objected to the way
things are handled.
Bob Casselman, representing Summit Hill Association/District 16, referred to the District's
letter requesting the matter be laid over. The district have not been appraised of the
approach of the schematics or elevations. They have not been provided with a site plan
and don't know exactly what is being proposed. He stated that setbacks are important for
buildings in residential neighborhoods to avoid the enclosed, downtown look. Variances ,
should be granted only when there is a compelling reason and, up to now, they have been
shown only a rough sketch for the proposed building. This seems to be an insufficient
reason to approve a setback variance.
Greg Finzelt, representing District 8, submitted a letter in opposition to the variance. The
decision not to support the variance was based on the fact that the district was not
provided with enough information to make a decision.
Mr. Osborn asked if it were possible to preserve the entranceway and stay within a 25-foot
variance.
Mr. Faricy responded that physically it would be possible but it would not be desirable. If
a 25-foot variance were granted, they would look at some other solution. He explained that
last November it was recommended by the Department of Planning & Economic
Development that the building be moved closer to Victoria Street in order to open up the
green space and preserve the existing building facade. He stated that the present proposal
' is more functional economically and aesthetically.
Mr. Woods asked about thc need for a library addition and future construction. This was
explained by Mr. Hogg.
Mr. Peterson asked if the variance were granted, would the college build the addition as
the variance allows.
Mr. Hogg reported that the decision rests with the Board of Trustees and not with him.
Larry Soderholm, Department of Plaaning & Economic Development, reported that he was
the staff person for the Summit Avenue Planning Committee and was involved in the staff
recommendation that supports the variance. It was in discussion with him that staff
suggested to the college that they apply for a variance. The reason staff suggested that is
because they believe aestheticaliy, as viewed from Summit Avenue, that opening up as
much as possible the facade of the very handsome existing main building on the campus is
very desirable for Summit Avenue. He stated that the placement of the building addition
along Victoria Avenue and developing a real quadrangle space on the campus with parking
in front, providcs a much more formal configuration on the whole block that corresponds
to the feeling that Summit Avenue has. The alternative placement of the building that Mr.
Faricy prescntcd as altcrnative 3 leaves a snaky form on the block that is less desirable for
Summit Avenue and is just not as wcll organized.
Hearing no further testimony, Mr. Grais closed the public hearing portion of the meeting.
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' �Page Three
William Mitchell Colleee of Law (#9863)
Mr. Peterson made a motion to approve the variance request based on staff findings 2
through 9, subject to the condition that (1) the height of the proposed addition does not
exceed that of the existing building; and (2) the addition is built of brick similar to that
used for the existing building. Ms. Summers seconded the motion, which passed on a roll
call vote of 6 to 0.
Submitted by: Approved by:
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Tom Beach Sam Grais
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MINUT'ES OF THE MEETING OF THE BOARD OF ZONING APPEALS IN
CITY COUNCIL CHAMBERS, ST. PAUL, MINNESOTA, FEBRUARY 25, 1986
PRESENT: Mme. Summers; Messrs. Grais, Kirk, Osborn and Zimniewicz of the Board of
Zoning Appeals; Ms. Lane of the Division of Housing & Building Code
Enforcement; Mr. Beach, Ms. Beseman and Mr. McGuire of the Planning
Division Staff.
AB ENT: Messrs. Peterson and Woods.
The meeting was chaired by Sam Grais, Chairman.
I�VILLIAM MITCHELL COLLEGE OF LAW (#9863): Request for variance of setback
requirement for college buildings to permit construction of an addition to an existing
building of the William Mitchell College of Law at 875 Summit Avenue.
The applicant was present. There was opposition present at the hearing.
Mr. Beach showed slides of the site and reviewed the staff report with a recommendation
for approval subject to the condition that the height of the proposed addition does not
exceed that of the existing building, and that the addition is built of brick similar to that
used for the existing building.
Jim Cox introduced himself as an architect representing Winsor/Faricy Architects, Inc., the
architects involved in the project. He stated that Mr. Faricy was also present.
Ms. Summers asked if the school considered building the parking facility at the same time
as the building addition.
James Hogg, Dean of College, reported that last fall they started extensive discussion on
the expansion of the parking lot. At that time they also talked about the need to began
planning the library addition. He stated that it is very important that the library space;be
made available. The need for the library addition does not relate to any expansion of the
college; it is strictly a separate issue.. A public hearing on the parking facility is scheduled
before the Planning Commission March l4.
Ms. Summers commented that construction of the parking facility and the building
addition should go in tandem if they were both going to be built.
Mr. Hogg stated that it is possible to go ahead with the library without action on the
parking lot. The existing library facility housed in the present building is inadequate for
current student population and curriculum. The college must provide an addition to meet
the accreditation requirements of the American Bar Association and standards of the
American Association of Law Schools.
Mr. Zimniewicz asked if the building could be moved further west and the connecting link
remain as shown on the drawing. He indicated that this would remove some of the
objections of the neighborhood.
Mr. Cox explained that they worked with PED staff in planning the parking facility and
they tried to preserve thc existing court yard and continuity between the present structure
and the new addition. The emphasis on the existing Romanesque facade will be
maintained and the image presented to Summit Avenue will be better balanced and
encroachment on Summit will be minimized.
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' •Page Two
William Mitchell Colleae of Law (#9863)
Mr. Hogg stated that the concept of locating the building over to the right near Victoria
started early in the discussion with City staff. The aesthetics and concern of how the
whole project would look on historic Summit Avenue was considered. A study was done
last fall on alternate locations.
Mr. Zimniewicz stated that moving the building further west would not affect the
aesthetics that much.
Christopher Owens, 820 Holly, stated that the issue of the parking lot and library addition
are related and need to be discussed together. The residents feel that the college needs to
get into a dialog with the neighborhood about campus planning. He commented that the
sketches are very general. The proposed plan shows a brick structure, 132 feet long, facing
Victoria •with no windows. He expressed concern that this structure 15 feet from Portland
would have a visual impact on the neighborhood. Mr. Owens stated that the residents need
more detailed information about what the addition will look like.
Ms. Summers asked Mr. Ownes if he was involved with the group working on the parking
lot.
Mr. Ownes indicated that he was involved with the parking lot and to his recollection, the
library addition was never discussed.
Pat Bartscher, 841 Portland, testified that she lives 4 houses from the school and did not
receive a notice of the public hearing. She stated opposition to the addition being so close
to Victoria Street and was in agreement with Mr. Zimniewicz's suggestion to move the
building further to the west.
Pat Maloney, 834 Summit, stated that she concurred with Mr. Owen's statement that the
neighborhood never had a chance to review the proposed library addition. She indicated
that she was no in opposition to the library addition but felt the variance request is
unfounded at the present time. She expressed concern with the appearance of the addition
and the impact on historic Summit Avenue. She also stated that the proposed building will
give Victoria an alley type of appearance and requested that the Board deny the variance
or wait until both proposals are before the Board.
Dick Faricy, 2211 St. Clair, stated that they held a lot of ineetings with the neighbors. The
neighbors didn't see the plans for the proposed addition because they weren't started until
December. He explained that there would not be a lot of windows facing Victoria, but
there would be some. The requested setback has no direct impact on homes in the area as
the college owns and occupies the full block atong the west side of Victoria Street. The
block immediately across Victoria Street is occupied by a church and other buildings in
contiguous blocks along Victoria Street have similar or less setbacks. The building will
retain the character of the existing building. He stated that they don't want to bring the
building forward because it will take up too much green space.
Dick Faricy commented that PED staff wanted to open up the green space and preserve the
existing building facade.
Ms. Summers asked if there would be a problem with laying over the variance request until
after the public hearing is held on the parking facility.
Dick Faricy stated that a layover would delay the project 3 weeks and probably a lot more
than that. He wasn't sure of what the impact of a layover would be.
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� Page 'Three
William Mitchell College of Law (#9863)
Mr. Hogg reported that tho Board of Trusfees considers it very important that the new
library is established soon. The Board meets on March 18 and they would like to have it on
the agenda at that time. Delaying it will put everything in limbo and it would be difficult
to raise funds for the project. Mr. Hogg stated that he supported the parking issue and has
been working on it since last June. The parking lot is important for security reasons and
convenience for students, staff and neighbors.
Hearing no further testimony, Mr. Grais closed the public hearing portion of the meeting.
Mr. Grais reported that one letter was received in support of the variance request and three
letters in opposition.
There was discussion regarding the conditions recommended in the staff report. Mr. Hogg
indicated he was in agreement to those conditions.
Ms. Summers made a motion to approve the variance based on staff findings 2 through 9
subject to the conditions stated in the staff recommendation. The motion failed for lack of
a second.
Mr. Osborn made a motion to lay the matter over to March 11, 1986. Mr. Kirk seconded the
motion, which passed on a roll call vote of 3 to 2. (Ms. Summers and Mr. Grais voted
against the motion).
Sub itted by: Approved by:
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Tom Beach Sam Grais
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BOARD OF ZONING APPEALS STAFF REPORT
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FILE #9863
1. APPLICANT: WILLIAM MITCHELL COLLEGE OF LAW DATE OF HEARING: 2/25/86
2. CLASSIFICATION: M�jor Variance
3. LOCATION: 875 Summit Avenue
4. LEGAL DESCR1PT10N: Lots 1 to 30, Block 21, Summit Park Addition
5. PRESENT ZONING: R-2 ZONING CODE REFERENCE: Section 60.413(6b)
6. STAFF INVESTIGATION AND REPORT: DATE: 2/20/86 BY: Tom Beach
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A. PURPOSE: To consider a 35' variance of setback requircment for college buildings to permit
construction of an addition to existing building to be located 15' from east property line on
Victoria Street.
B, t�REA AND FRONTAGE: 280,520 sq. ft. (Approximately 610' on Summit x 460' on Victoria).
C. SITE AND AREA CONDITIONS: The site includes virtually tht entire block bounded by
Summit, Portland, Victoria and Milton. The existing buildings are set several hundred feet �
back from Summit Avenue creating a large open space.
Surrounding land uses are primarily one and two family residential but also include
apartments and commercial uses one block to the south on Grand Avenue. Four churches are
located immediately across the street from the college (Summit Avenue Assembly of God on
Victoria, St. Paul's United Church of Christ on Summit, Saints Volodymyr and Olga Ukraniau
Orthodox and St. Clement's Episcopal on Portland).
D. �QNING CODE CITATION: Section 60.413(6b) states that colleges are subject to the
following requirement: "No building shall be closer to any property line than a distancc equal
to the height of the building, or 50 feet, whichever is greater."
E. FINDINGS:
l. The applicant proposes to construct a new addition to its existing building to house an
expanded law library. The proposed addition would be set back IS' from the school's east
property line on Victoria Street. The addition would measure approximately 92' east to
. west and 132' north to south. One story of the library wouid be constructcd below grade
so that the height of the addition would match that of the existing building. The
addition would be constructed of tan bricks to match the matcrials of the existing
building and designed to be similar in style. The addition would have an internal
. connection at each floor of the existing building
2. The new library addition and the existing library need to be in close proximity so they
can function as a whole. For this rcason alternative locations on the campus, such as
along Summit Avenue, are not practical.
3. The existing bu;lding is an attractive brick structure with a handsome facade visible
from Summit Avenue. ln kceping with the spirit and intent of the code, the variance will
allow the proposed addition to be moved 35' to the east so that a signifieantly larger
portion of the existing facade could be preserved.
4. Reducing the width of the addition in order to preserve the existing building facade
would require either increasing the height of the building or extending it further toward
Summit Avenue. �
S. Small setbacks arc the rule on Victoria for several blocks north and south of Williara
Mitchell. The majority of houses on Victoria have only narrow side yard setbacks on
Victoria. Immediately north of William Mitchell is a large church building set close to
the strcet. The shops of Victoria Crossing are set directly on the property line. Given
these conditions, a IS' setback for the proposed addition will not alter th� character of
the surrounding area.
6. Any potential impact on homes in the area will be lessened by the fact that the property
immediately across Victoria Street is occupied by 1 church and its parking lot.
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E. FINDING� [_:C_�NT'D.
7. The variance will not affect the supply of light and air to adjacent property, nor will it
unreasonably diminish property valucs within the surrounding area.
8. The variance will not permit any use that is not permitted in an R-2 zoning district.
9. The request for variance is not based primarily on a desire for economic gain.
F. STAFF RECOMMENDATION: Based on findings 2 through 9, staff recommends approval of
tho variance on condition that (1) the height of the proposed addition does not exceed that of
the existing building; and (2) the addition is built of brick similar to that used for the
existing building.
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• APPLICAA'IOH�, F R ZONING ORDIN NCE VARIANCE '• z .
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A VARIANCE OF 2 1 G C�OE . ''! . . i '�,.
ON N C�HAPTER,,.jjQ_,SECTIO 41; PARAGRAPH_,b�,_ ;. '.
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1$AEQU�STEQ IN C�OW QRMITY�IfITH TM�POWERS VESTE IN THE BOARD OF ZONING AP— , �;'� . � . , � �
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1 February 1986
WILLIAM MITCHELL COLLEGE OF LAW - LIBRARY ADDITION
APPLICATION FOR ZONING ORDINANCE VARIANCE
Part C - Reasons for Request:
3. We request that an addition to the east side of the existing building be allowed
a 15' setback from the east property line and be up to 55'-0" in height to ailow
for connection to the existing building levels. The existing setback is 45'
(see attached site plan).
4a. The existing library facility housed in the present building is inadequate for
current student population and curriculum. The college must provide an �
addition to meet the accreditation requirements of The American Bar
Association (ABA) and standards of the Amercian Association of Law Schools
(AALS).
Granting the variance would allow the following:
1. A better use of the site: The emphasis on the central Romanesque
facade will be maintained. The landscaped open space between the
buildings will be maximized. The image presented to Summit Avenue
will be better balanced and minimize the encroachment on Summit � �
Avenue.
2. The existing facilities will be used to the optimum -- existing spaces
will retain natural light. Continuity between the present structure
and new addition will be preserved.
4b. The requested setback has no direct impact on homes in the a�ea as: The '
College owns and occupies the full block along the west side of Victoria Street.
The block immediately across Victoria Street is occupied by a church. Other
buildings in contiguous blocks along Victoria Street have similar or less
setbacks.
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summit hill
association l;�s ;:ociin > 1'ile ;r9863
b
11 .'•larch 19�36
�aan �rais, �:liair
lsoar� of Gonin�; rlppeals �
(:ity ��al l
�t . raul, ,��v 55102
.�ear �ir,
The Land Use �o�nmittee of the �u���mit nill .�ssociation/llistrict 16
Ylannin� �ouncil ur�es you onc� a�;ain to lay over this request
for tlie setback vari�n�e iroiii �Villiam i�:itchell. Tn� purpose of a
lay ovc.r is to provide �nore ir�formation to those of us wllo care •
about ttiis issue. ive liave received notliir�g, therefore we ask
for another delay penuir�� receipt of that a<�ditional inforination.
b�e Uelieve tliat setb�,ck5 are i�nportant for buil�in�s in residential
neigh�orhoods to avoid the enclosed, uowntosan Zook. Variances
should �e granted only ��hcn there is a cornl�elling reason. lip to
now, we i.ave been shoh�;l o�ly a rou�h sketcli for the proposed build-
in�; . 'ihis seeins to be insufficient re�son to approve a setback
vai-ianc� .
r�lthou,;h we can imaf;ir.� reasons of sy�netry and tlie aesthetics of
tYie buildin�;' s entry that could warrant sucli a variance, we do
not believe tl�Lat ca�c lias beeii ma�ic yet . �Ve ur�� the boarci to
cleter it� dpproval uzitil furtlier refinernent of the buildin� plans
le�;iti�nizes this vari�nce .
�incer�ly yours,
�„ruuvl
tZoUert Cassel�nan, Cliair
Lan�l Use L�i�unittee
Suln,�lit liill Association/Jistrict 1�
�::C/ra summit avenue ramsey
s, � g
� d istrict 16 � g J
N Q�8'�y��
return address: 928 lincoln avenue, saint paul, minnesota 55105
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` ' DISTR.ICT 8 PLANNING OOiJNCIL
Serving tl�e Summit-University community to create a viable urban environment
riarch 10 , 1986
Board of Zoning Appeals
25 West 4th Street •
St, Paul, Mn. 55102
Dear Members:
The Summit-University Planning Council (SUPC) Board
Directors, at its February 25, 1986 meetinq reviewed
the request by William Mitchell Callege of Law for
a variance for their proposed new Law Library.
A pre�entatian was given by the Law School as tp the
need for the variance request.The Board discussed the
prop�sal at grea� length, with' input from,:area residents.
The motion was mdde and seconded "to recommend approval
for the Plilliam Mitchell College of Law request for
a variance for the proposed Law Library" . The motion �
failed. �
. The decisian not to support the variance was based on
the Bc�ard 's teelmng that the Law Library as proposed
would create a tunnel e�fect along Vic�oria. Also,
the B�ard felt the site plan submitted by the Law
Sch�ol was inadequate �to base any uecision. .
Should you have any yuestions regarding the abave matters�,
please feel free to contact me at 228-1855. Thank you.
Sincerely,
V��b
Greg"Fir�zell
Executive Director
ZC)
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. . -. � zoN�NG F�LE ��.
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elOHN B. I.EEMING H34 SUMMIT AVENUE $T. PAUL, MINNESOTA 55105 .
March 6, 1986 C�A1° � 797
Board of Zoning Appeals
25 West Fourth St.
St. Paul, MN 55102
Attn: Mr. Tom Beach "
Dear Mr. Beachs
In regard to Zoning File 9863, "William Mitchell (College)", I
urge denial and/or postponement of the request for a variance of
the minimum set-back on the following groundss
l. There has not been, to date, a formal public disclosure by
William Mitchell Cdlege of its complete .plans for development and
integration of its proposed library into its existing campus.
2. Inadequate time has been allowed for Notice of the Hearing. Al-
though this notice contained a "Mailing Date" of 2/14/86, said notiCe
was in f act postmarked 2/28/86, a Friday. (It might be conjectured
that the 3/ll set-back hearing was rushed through before the
Planning Commission reviews WriC 's site-plan petition for a 280
car, asphalt parking lot on Summit Avenue?) �
3. While the request for a set-back variance without full public
disclosure of an integrated plan including the 280 car parking lot
may comply with regulations, the subsequent proposed decimation of
open-space on Summit Avenue deserves cautious and thorough analysis.
4. Variances issued without full disclosure of environmental impact,
land-use compatibility and impact on residential property values have
a way of back-firing. For example, it appears that variancea initially
granted to the Assembly of God Church (located at Summit and Victoria)
without full and comprehensive disclosure of the extent of the building
plans have, in f act, resulted in an actual loss of off-street parking
facilities.
5. Unless WMC is able and willing to publically divulge to the BZA '
the full extent of its expansion program, including details of how
the library is to be integrated with the 280 car parking lot and a
timetable thereto, as well as how the entire program will be financed,
what assurances do neighbors, taxpayers or the City of St. Paul have
that WMC has adequate funds for acceptable and properly approved non-
traditional development in a prime residential neighborhood?
6. without full disclosure and reasonable time for consideration of
the WMC campus expansion program, WMC is asking the BZA and St. Paul
for permission tos
a) Further compound unassayed critical traffic and parking
problems at the expense of a main thorofare and prime res-
idential neighborhood,
b) Increase the negative impact of institutionalization by a
non-tax paying entity in a residential area, and
c) Increase precedence for land use variances that have already.
resulted in commercial encroachment into heretofore resi-
dentially zoned areas, e.g. north of the all�y separating
.
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JOHN B. LEEMING H34 SUMMIT AVENUE ST. PAUL, MINNESOTA 5rJ1O5
Page 2
Summit and Grand A�venues.
In summary, the B'LA would not only be fulfilling its mandate by
denying at this time ��TMC's request for variance of the minimum set-
back, on the grounds of insufficient information and public notice,
but of near equal importance, the n7A would directly serve eritical � .
notice that it is, indeed, fully aware of the need for prudence in
abetting the institutionalization of neighborhoods along the entire
length of Summit Avenue and elsewhere in St. Paul.
A +�
__I incerely,
t t�-l ::�=
t�—_'_ � -�- _ .�..._,
\` hn B. Le ing
P.S. Notice of the 3/11 hearing reached me too late to resched e
a business trip so that I could attend your hearing.
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un�tEa chu�ch oF cna�st �
900 SUMMIT AVENLIE
SAINT PAUL, MINNESOTA 55105 221-5809
The Rev.Theodon �.Trott,Jr.Ph. D.
February 21, 1986
TO WHOM IT MAY CONCERN: '
St. Paul 's United Church of Christ favors the request of the
William Mitchell College of Law for the variance which will
enable them to expand the Law School.
Sincerely,
�.� �f_,:?j t—,-�.-.-L�-�u...-,i.. 'r
u:t:1k.0+...�.._v
Kathleen Lambrecht
Church Secretary
cc: Eberhard Bulach, Church Council President
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823 Portland Avenue
St. Paul, Mn. 55104
February 23, 1986
Board of Zoning Appeals
25 West Fourth Street �
St. Paul, Mn. 55102
To Whom It May Concern:
We are concerned about the William Mitchell (Zoning File 9863) request for a
variance to build their law library closer to Victoria Street. As property
tax-payers (on two parcels) in the 800 block of Portland, we feel a keen
interest in this issue.
Codes exist to protect property owners by preserving the residential char-
acter of the neighborhood. As an example, recent variances granted to the
St. Paul Assembly of God Church illustrate the negative impact on our neigh-
borhood and Suc�nnit Avenue. Besides being architecturally incompatible with
Summit Avenue (ugly), the church is out of scale for the property including
being too close to Victoria Street. We prefer as much visible green space
as possible and feel Mitchell has more than an adequate amount of land to
construct their addition and should do it within the existing codes.
Furthermore, the issue of the Mitchell parking lot on S�it Avenue is un-
resolved; a hearing has been scheduled on that for March 14. Until that
issue is resolved, it seems premature to move forward on the library vari-
ance.
We believe the Board of Zoning Appeals should deny the Mitchell request.
Sincerely,
, �� `��` �o�n �'�'l. �U-m�n.e.(a�i
�John M�Loban Jean M. Kwrnnerow
823 Portland Avenue
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J. C. WHITACRE. II, M.D.
. 828 6C�iStIT AV�1�UE
BAI1�T PAUL. MII�NEBOTA b5105
M�a, .
222-4851
REs Zonin� File No. SPR 1028
Mar. 6� 1986
Mr. DQ�►id Lone�rQn
St. Paul F1Qnnin� Co�isaion
25 w. 4tn st.
st. pau1, l+s 55io2
Dear 1�r. Lanegrans
Today I received notice of the repetition of the request by Viilliam Mitchell and
the Assembly of God for permission to further desacrate 3un�it Avenue by constructin�
n parking lot runnin� from �!ilton to Victoria. Nearly 60 years of re�t3ence at this
address have ahown me all too cle�rly that whenever Qn issue arises it is ultimately
decided by City offici�la in favor of rrhetever persor./organiz�tion has t!:e most
power (financial, political, or whatever), re��rdless of law or merit (what is bein�
p ermitted at the old Driscoll house, 261 Sumnit, bein� a currer.t example�. However,
I shall submit �. couple cf the obvious conmor� sense obj ections as follows, having
been aeke3, ar.d leavin� �side the fact th�t th.e usage in questicn is simply not
listed as one le�ally persitted fer thss l�nd.
1. If 23�+ parking spaces are ad2ed, the tct�l will still be less than the nwnber
of Studer.ts and staff, as I recall. Mcreever, has anyone Qn ide� Qs to hok� to
compel uae of the lot4 I watch these students drive up and p�.rk wherever they
wish (almost admirin� the public-be-d�mned attitude of one Noman with a red Volvo
who apparently comes late, eomFletely blocks any vacant crosswalk, and goes
about �:er business), and I can promise that few if any will botrer to drive
throu�h this lot lookin� for A sp�.ce. If, as I � teld, it is also planned to
char�e them fcr using it, the notion that anyor.e is �oin� to bother is too
ridiculous a cententior. to be stated in public. If you cr I had such a croice
we�d park on the street, and sc will tY:ey. �
2. This lovely expar.se of asphult will make a wonderful �atherir.g place for after
hours beer buste ar.d other discrderly conduct durin� times h�hen schcol is not
in session. For that matter� the sQhccl itself is not abcve discoa�odin� its
neighbors on occasion with noisy outdoor activities.
3. The �reat excuse of this parkin� lot, r.a�ely, th�t a student �ot s�:ot a block
or ac away last F�11, must be quite transparent to all; it will be at leQSt as
e�sy to get picked o�f in the proposed lot.
4. Tha church's an�le is less cleQr. They have recently enlar�ed their building,
appQrently in the thou�ht thQt this g�ives them the ri�ht to usurp other Iand for
their own needs instead ef prcviding for it as citi�ens do or doin� without.
Tha.nk you for your attention tc the foreQoin� . Please�ll i�, h is a question.
C.� .
Sincerely, J . C. Yrhit�.cre, II, M.D.
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