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85-1116 WMITE - GTV CLERK PINK - FINANCE G I TY OF SA I NT PA LT L Council CAN�ARV �D�PARTMEN File NO. �'///�� BZUE - MAVOR t , - ouncil esolution f / ^ Presented By Referred Committee: Date Out of Co mittee By Date � WH REAS , Emile Rabinowitz , 1601 Hill Ridge Terrace, Minne- tonka, innesota, made application to the Planning Commission for a dete ination o similar use to permit the use of the property at 266 Summit A enue , Saint Paul , Minnesota, to be used as an exec tive retr at house ; and WH REAS , the Planning Commission following a public hearing by its Zoning Co ittee found and determined that the proposed use of he struct re as an executive retreat house is not similar to a eligious etreat house when associated with a church, chapel , synagogu , temple or other similar house of worship, which c nstitutes a permitted use subject to special condition use p rmit in the RT-1 two-family zoning district for the reason that the proposed use is similar to a commercial use and is ot allowe in a residential zone; and WH REAS , pu suant to the provisions of Section 64.206 , Emile R binowitz duly filed his appeal from this determination made b the Pla ning Commission to the Council of the City of Sain Paul ; an VdH REAS , act ng pursuant to Sec�ion 64. 205 through 64.208 and upo notice t appellant and other affected property owners , a publi hearing as duly conducted by the City Council wherein all int rested p rties were given an opportunity to be heard; and WH REAS , the City Council having heard the statements made , t e report of staff, the minutes and findings of -�he Zoning ommittee and of the Planning Commission, does hereby find an conclud that the Planning Commission did commit an error, hat the proposed use of the property at 266 Summit Avenue, Saint Pa l , Minnesota, as an executive retreat house COUIVCILMEN Requested by Department of: Yeas N ys In Favor _ __ Against BY — Adopted by Council: Date Form Appro d by City Atto y Certified Passed by Co ncil Secretary BY / By. 6lpproved by 14avor: ate _ Approved ayor for Su ission to Council By _ _ _ By WHITE - CITV CLERK PINK - FjNANCE GITY OF SAINT PAUL COUnCII CAMARV � DEPARTMENT FIlE NO. �� /�/�✓ O�IUE - MAVOR � � � Counci Resol ion � � Presented By Referred To Committee: Date Out of Com ittee By Date is simi ar to th former use of the property as a religious retreat house , b sed upon the following findings made by the City Cou cil : (1 ) The prop rty in question is located in a RT-1 two-family zoning d' strict . (2) The us made of this property prior to the current applicat ' on was as a religious retreat house . ( 3) The Zon ng Code does not specify an executive retreat house as a permitt d use in any designated zoning district. (4) The Pl nning Commission, and upon appeal the City Council is autho ized by Section 62. 113 of the Zoning Code to dete mine whe a specific use is not listed in a zoning district that ano her use is similar to those uses which are permitte in a dis rict. (5) The ap ellant proposes to remodel the building from its exi ting 13 edroom, 11 bath floor plan to an 11 suite floor pl n. Exter' or restoration will be reviewed by the Heritage Preserva ion Comm' ssion since the house is on the Historic Register and with'n the City' s Heritage Preservation District boundari s . A pa king area with 12 parking spaces is proposed on the westerly rear yard and three surface parking spaces are prop sed for t e easterly rear yard. (6) The ap licants propose to operate a retreat house where ex cutives ould participate in daily seminars and other programs focused n managing stress and personal and corporate enviromm �ts . Thi use meets the definition of retreat contained in the W bster' s Ne Collegiate Dictionary. COU[VC[LMEN Requested by Department of: Yeas N• ys [n Favor _ __ Against BY Form Approve by City Atto ey Adopted by Council: Date Certified Passed by Co ncil Secretary BY By /�pproved by Mavor: D te _ Approved b ayor for Su mission to Council By _ By WMITE - CITV CLERK PINK � - FINANCE G I TY OF SA I NT PAUL Council /� CAjJARY � DEPARTMENT ��'— ��/ bLUE — MAVOR File NO. J o � Coun il Res ution , , Presented By j Referred To Committee: Date Out of Commi tee By Date (7) The ap licants propose to transport residents to the retr at house directly from the airport whenever possible and othe wise enco rage ride-sharing to reduce their visitors ' reliance on a veh' cle. In addition 15 parking spaces will be added to the g ounds but be screened from view by intensive landscapi g. The nticipated traffic generated by the proposed use would be simila or less than the previous use. (8) The prop sed use as an executive retreat house does not appe r to be first permitted in a less restricted zoning district. (9) The use is consistent with the spirit and intent of the Z ning Cod and the City' s Comprehensive Plan as long as the p operty w uld function as proposed and satisfies the following provision : a. Reside ts participate in a �rogram o� study and reflectio . b. The pr perty continues to function in a tranquil state . c. All building and site improvements should be re- viewed by the City. now, ther fore , be it RESO VED, that he Council of the City of Saint Paul does here find and etermine t at the Planning Commission did commit an error in this m tter based on the above findings made by the City Council and that he appeal f Emile Rabinowitz be and is hereby granted; and, be i 3. COU[VCILMEN Requested by Department of: Yeas Nay In Favor __ Against BY Form Approved y City Atto y Adopted by Council: Date Certified Passed by Coun il Secretary BY By, tapproved by :Vlavor: Dat Approved by ayor for Submission to Council BY - — BY WNITE - CITV GLERK PINK - F�NANCE G I TY OF SA I NT PA U L Council G f,�/ J CAffARV`� DEPARTMENT File NO. `� ° �/^�/ bLUE - MAVOR � Counci Resol ion Presented By /� , � Referred To Committee: Date Out of Com ittee By Date FUR HER RESOL ED, that the City Clerk shall mail a copy of this res lution to Emile Rabinowitz, the Zoning Administrator and the Plan ing Commi sion. ' TH REFORE, BE I FINALLY RESOLVED Th t the Counci of the City of St. Paul does hereby fin� and determine that the use of 266 S mit Avenue as an executive retreat house is a similar use to ot r authorize uses within the RT-2 zoning district in accordance with the standa ds set fort in Section 62.113, that the use is similar to other uses of Summit venue prope ty in the immediate vicinity and to the former use of the Property a a religiou retreat hous�� that the Planning Commission's conclusion does not a curately re lect the nature of the proposed and previous use of the Property a d that the ppeal of Emile Rabinowit� be and is hereby granted, pro- vided that the use of he Property complies with the following conditions: Tha. a restrict on be placed on the Property preventing its use for the on or off ale of into icating beverages and the erection or display of any sign on the Pro erty other han those allowed pursuant to the Zoning Code for home occupation Tha additional arking spaces added to the grounds be screened from view by landsca ing and that a site plan prepared for the property he reviewed aaid approved i accordance ith the Zoning Code; and in addition that the site plan be reviewe by the St. aul Heritage Preservation Commission and the Minnesota Historical Society, in rder that these two organizations have the opportunity to make rec endations on the plans for 266 Summit and its environs. That the propert be used e�clusively as an executive retreat house and that this u e be conduc ed in accordance with representations made in the applica- tion; the a ove finding , and the following: 4. COUIVCILMEN Requested by Department of: Yeas Nay [n Favor __ Against BY — Form Approved City Attor y Adopted by Council: Date Certified Passed by Coun il Secretary BY BY ( �lpproved by lqavor: Dat _ Approved by yor for Sub ssion to Council BY - – — BY WMITE - CITV CLERK PINK - FINANCE G TY OF SA I NT PAU L Council CjlIARY -adEPARTMENT ��///� � BLUE� .�M�VOR File NO. � uncil Resolution Presented By Referred To Committee: Date Out of Committe By Date O Invitee� sha11 participate in a supervised program of study a � reflection while on the premises; ( ) The use f the Property shall be conducted in a quiet, tranquil, and low-intensity manner; ( ) The prog ams shall be conducted by professionals and persons experien ed in the stress and/or time management field; ( ) One (1) r more staff persons shall reside at the Property at all t es and shall retain the right to use the property in a man er consistent with that residence; ( ) The Prop rty shall be used only by persons invited to the premises for stress and/or time management training and instru�t'on, and not be rented or used in the manner of a receptio facility, apartment, hotel, or bed and breakfast facility or by persons solely desirous of overnight lodging; f) Off-str t parking shall be provided for invitees and such parking shall not be visible fram the street. g) No more than twenty-two (22) invitees may stay at the Property overnig t at any one time; h) Meals s rved on the premises shall be provided only to invitees and ins ructional personnel; and i) The Pro erty shall not be used for other purposes inconsistent with th foregoing. That he use of t e Property be reviewed by City staff in consultation with neaxby esidents at least every three (3) years to determine that the use is being co ucted in c pliance with the•conditions set forth herein. 5. COUNCILMEN Requested by Department of: Yeas „�� Nays '�Masanz � In Favor �`N icosia Scheibel� �Sonnen A gainst BY �edesco W ilsor+-�--.� Adopted by Council: Date A G Z 0 1985 Form Approved by City Attorney Certified Pa.s un il , ta BY By w Appro by Mavor. Da AUG 2 3 1985 Approved by Mayor for Submission to Council- By BY P LISHED AU 311965 - _ ___- - -- wHi� _ c;,�r c�EAK E RETURN TO JEROME SEGAL AFTER ADOPTIO�V PINK - FINANCE �`j I T O F SA I NT PA U L ouncil CANARV - OEPARTMENT � /e BLUE - MAVOR � • File NO. � ///`� Co ncil Resolution Presented By Referred To Committee: Date Out of Committee B Date - -- WHEREAS , Emile Ra 3nowitz, 1601 Hill Ridge Terrace, Minne- tonk�, Minnes ta, made pplication to the Planning ComQnission for a determinat' on of sim lar use to permit the use, of the property at 266 Summ' t Avenue Saint Paul , Minnesot ,' to be used as an executive retreat h use ; and WHEREAS the Pla ing Commission fo owing a public hearing by its Zonir�g Committ e found and de rmined that the proposed use of the �tructure s an executive etreat house is not similar � to a relig' ous retr at house whe associated with a church, chapel , syn gogue , t mple or ot er similar house of worship, which const' tutes a ermitted e subject to special condition - use permit in the RT-1 two family zoning district for the reason that the pro osed us is similar to a cominercial use and is not llowed in a resid ntial zone; and . WHEREAI , pursua t to the provisions of Section 64.206 , Emile Rabin witz dul fi d his appeal from this determination �:.---_�- ., made by •--� e Plannin C mmission to the Council of the City of Saint Pa 1 ; and • . WHEREA� , acting rsuant to Section 64.205 through 64.208 and upon n tice to a ellant and other affected property owners, a public h aring was duly conducted by the City Cauncil wherein _ all intere ted part' s were given an opportunity to be heard; ' a:�d. . ,, . o �` ` � WHERE S, the ity Council having heard the statements made, the reports f staff, the minutes and findings of the Zoning Cor�mittee d of the Planning Commission, does hereby find and onclud hat the Planning Commission c�id commit an error, _ th t the ,p oposed use of the property at 266 Summit Avenue, S int P ul Minnesota, as an executive retreat house • COUNCILMEN Requested by Department of: � Yeas Nay In Favor Against BY Form Approved by City Atto�ney Adopted bp Ceuncil: Date Certified Yassed by Cou cil Secretary By By � Approved by Mavor. D�te _ Approved by Mayor for Submission to Council • B)' ----�-- - — BY WMITE - C�TV �LEkK • • P�NK � - FINANCE GI Y OF SAIi� T PAUL Council ��,/� C�4NARV - DEPAf7TMENT • T BLUE - MAVOR �� Flle NO. � Council Resolution Presented By ' Referred To Committee: Date Out of Committee Date is Similar t�o the fo mer use-`of the property as a religious retreat hous� , based pon the f llowing findings made by the City Council :j ( 1 ) Th property in quest ' n is located in a RT-1 two-family zoning district . (2) T e use ma e of his property prior to the current application as as a r ligio retreat house. (3) Th Zoning ode oes not specify an executive retreat ', house as a p rmitted u e in any designated zoning district. ' (4) 'I'��e Planni g ommission, and upon appeal the City I' Council is lauthorize b Section 62. 113 of the Zoning Code i to determin� when a sp cific use is not listed in a zoning i district tha�t another e is similar to those uses which are ', � permitted-� � a, distric . ^ , (5) T e appell t proposes to remodel the building from ', its existin 13 bedr om, 11 bath floor plan to an 11 suite �, floor plan. Exterior estoration will be reviewed by the Heritage I � Preservation Commissi! n since the house is on the Historic �I Register an� within he City' s Heritage Preservation District I! boundaries . R parki g area with 12 parking spaces is proposed ' �� on the wes erly rea yard and three surface parking spaces are proposed for the e sterly rear yard. (6) he app2i ants propose to operate a retreat house where execu ives woul participate in daily seminars and other programs fo used on anaging stress and personal and corporate environments . This u e meets the definition of retreat contained in the Webst r' s New C llegiate Dictionary. COUNCILU(EN Yeas ;�aS.S ' Requested by Department of: [n Favor Against BY Form Approved by City Attorney Adupred bp C ouncil:. ate Cert�fied Passed b�• C��unc-il iSecretary . BY B�. � A{�pru��ed b� 11�,�ur. (�,�i�� _--- Approved by Mayor for Submission to Council � _ WNITE - CITV CLEMK � � PINK - FINANCE - ' COUIICII Y /` CANARV - DEPAFTMENT CI Y OF SA�INT PAUL File NO. �/ � ///r BI.UE - MAVOR C uncil Resolution Presented By Referred To Committee: Date - Out of Committee y Date • --- (7 ) he appli ants ropose to transport residents to the retreat house di ectly from the airport whenever possible and otherwise encoura e r de-sharing to reduce their visiters ' reliance on � a vehicl . In addition 15 parking spaces v:ill be added to ; the ground but be screened from view by intensive landscaping. ' The ant ipated traffic generated by the proposed use would be similar o less than the previous use. . i (8) TY�e prop se use as an executive retreat house does not appear o be fi st permitted in a less restricted zoning �listrict. (9) he use i consistent with the spirit and intent of the Zoni g Code nd the City' s Comprehensive Plan as long - as the prop rty woul function as proposed and satisfies the following pr visions: "`"� • a. ~ Residents participate in a pr`ogram of study and re lection. � � b. The prope ty continues to function in a tranquil ' st te . c. ! All build ng and site improvements should be re- ,, • • � vi�wed by th City. ' nQw, therefo e, be it RESOLVE , that th Council of the City of Saint Paul does here find and det rmine tha the Planning Commission did commit an error in this matt r based o the above findings made by the City Council and that the appeal of Emile Rabinowitz be and is hereby granted; and, be it 3. . COUNCILMEN Yeas Nays Requested by Department of: [n Favor � _ Against BY � Form Approved by City Attorney ABopted h�� Council: D�te - � Certified P�ssed b}� Council �ecretary BY - sy . Appro�ed b5 11:+�.or: [)�,tc _�_-_-- Approved by Mayor for Submission to Counc:: —, - - - -- - _ _ _ .. WNITE - C�TY CLERK � . PINK - FINAN�E - ' G TY OF SA I NT PAU L Council GANARV - DEPARTMENT BLUE - MAVOR . File NO. �� ✓///� C uncil Resolution Presented By � Referred To Committee: Date Out of Committee By Date - FURTHEI RESOLVED, that the--City lerk shall mail a copy of this resolu�tion to Emile Rabinowit , the Zoning Administrator and the Plannin Commissio . i �.- _ ...,,,.,_.. h " ., 4. COUNCILMEN . Requested by Depactment of: Yeas Nays [n Favor �lgainst BY Form Approved by City Attorney Adopted by Council: D te Certified Passed by Council .ecretary � By B; Appro��ed by 11��or: Uate _-- Approved by Mayor for Submission to Council o.. - _ ��''� �` �t �c� WHITE - CITV CIERK PINK - FINANCE ITY OF SAINT PAUL Council CANARV - DEPARTMENT 1 � BLUE - MAVOR File NO. ouncil Resolution Presented By Referred To Committee: Date Out of Commi tee By Date A to al o fourt en (14) parking spaces will be provided on site to accommodat profe ion ls and invitees coming `�o the retreat house by vehicle. Invitees w'll be tr s ortedto the retreat house;.directly from the airport whenever p ssible, addition, ride s�aring wil' be encouraged to reduce _ invitee's eliance on hicles. The traffic gener ed by the proposed use . will be si ilar to or e than that generated by th previous use of the Property a d by that g era ed by neighboring uses and�pther principa� uses sermitted 'n the RT-2 istri,ct, includin libraries, hi torical musuems, chools, a d houses of worsh�. Further9 no other adve�e or noticeable off- site effec s emanating from th� proposed use are anticipa�Cgd. , \ The roposed use of the Pro`perty as an executive retre�t house is con- sistent wi h the spiri and intent`��of the provisions of the Zo'�ing Code and the City's comprehensi e plan appli��ble to the Property, provil�ed that the , use is con ucted in co pliance with t�e conditions set forth belb�w. The oposed use of the Property u��ll be similar to the othei^� permitted residenti� and non-re idential uses of pkoperty in the RT-2 district in that it will;tie a low-inten ity, sem��residenti�r� use in a residential buiJding invai ng �nstructiona gatherings and prog ms for a limited number d� persons comi to he Property for personal , contempl tive instructional purpos�s on an inu ta ion 1 basis exc usively. It will not b used as a place for the `t�rans- a�tion f usiness. P yments will be made for t e cost of the profession�l �ervices ovided, but no goods will be sold on t e premises, and neither �,he ,�buildings s a whole o individual residential faci ities will be rented or'�used � for occupa cy alone or for purposes unassociated wit the programs conducted 'on the Propert ��,�� i� THE EFORE, BE IT RESOLVED �� Tha the Council of the City of St. Paul does hereby find and dtermine � that the use of 266 Su mit Avenue as an executive retreat house is a similar ; use to oth r authorize uses within the RT-2 zoning district in accordance with •, the stand rds set fort in Section 62.113, that the use is similar to other uses of Summit venue prope ty in the immediate vicinity and to the former use of the COUNCILMEIV Requested by Department of: Yeas Nay Drew nnasanz In Favor Nicosia Scheibel Sonnen _ A gainst BY Tedesco W i Ison Adopted by Council: Date Form Approved by City Attorney Certified Yassed by Cou cil Secretary BY By. A►pproved by 17avor: Da e Approved by Mayor for Submission to Council BY BY � WMIYE - CITY CLERK PINK - FINANCE � �i CANARV - OEPARTMEN T C I TY� ��..� �(]�� C.�?'�iLl 3 ��-��- BIUE - MAVOR I� C"1.� �� 'I Council Resolution Presented By II _ Referred To Committee: Date Out of Commi tee By Date fac lit� r by persons solely desirous of overnight lodging; I (g) Off street parking shall be provided for invitees and such par ing shallhmt be visible form the street. �. (h) No re than invite�es may stay at the Property ove ight at any one time; (i) Meal served on the premises shall be provided only to invi ees and instructional personnel ; and (j) The roperty shall not be used for other purposes incon- sist nt with the foregoing. That he use of t e Property be reviewed by City staff in consultation with nearby residents a least every three (3) years to determine that the use is being co ducted in c pliance with the conditions set forth herein. i I COUNCILMEN Requested by Department of: Yeas p�� Nays Masanz [n Favor Nicosia Scheibel Sonnen Against BY Tedesco W ilson Adopted by Council: Da e Form Approved by City Attorney Certified Passed by Council S cretary BY • sy Approved by Ylavor: Date Approved by Mayor for Submission to Council By BY _ � -3 � ��, - , �� .,.,:� � �.s fii� � ;� „ CITY OF SAINT PAUL INTERDEPARTMENTAL MEMORANDUM �'I DATE: I August 16, 985 T0: IMayor Latim r, Council President Tedesco, and Members of City �, Council FROM: I�IPeggy A. Re chert, Deputy Director for Planning �,�2�� RE: ��,266 Summit venue (Zoning File 9733) On Tueslday, August 0, 1985, the Cit Council is scheduled to consider the Y appeal �Of Emile Ftab`nowitz regarding his request for a determination of similarluss at 266 ummit Avenue (Zoning File 9733) . While tihis case has been under discussion, the Summit Avenue Planning Committ�e, establis ed by the Planning Commission at the direction of the City Co�ncil , has b en meeting. The Committe� has generated a great deal of info mation about the trends on Summit Avenue which the Council may wish to consider as it discusses the 266 Summit case. Therefore, I have asked Larry S derholm to p ovide you with the attached information generated through �the Summit A enue Planning Committee. The broa�er issue be ore the City Council , Planning Commission, and the Task For�e is whethe City zoning regulations should allow �or some mix of comrierci 1-residenti 1 uses on Summit or support a more narrow definition of resid ntial uses. This issue is clearly a policy issue and, therefore, appropri te for dete mination by the City Council . The specific f acts involved in the 266 ummit case present a particularly difficult grey area between policy of s pporting residential use and one of endorsing other uses as ompatible wi h City goals for the Summ�it Avenue neighborhood. I hope th t this addi ional information will be useful to the Council in its delib rations, S aff will be available at the meeting should the Council h ve any ques ions. PR/mb '', I attachmen�s cc: Emil Rabinowitz, applicant " x' � � Steve Buetow, arc itect �� Tom Fly�nn, attorn y -;r `" Jim B llus �_�; _ � Charl s Skrief, R msey Hill Association �'� — ''" Jerry Segal 'o � v ' �_ �:-� �� m � I' �' li, � , � — // —/ � . � �� j�•, � CITY OF SAINT PAUL INTERDEPARTMENTAL MEMORANDUM '� , DATE: � August 16, 1985 T0: Ij President T desco and Members of the City Council '�. FROM: I Larry Soder olm�'�incipal Planner �� RE: I, 266 Summit venue (Zoning File 9733, Emile Rabinowitz, I,Determinati n of Similar Use) �I As the staff person assigned to the Summit Avenue Planning Committee, I am writing to sP�are wi h you some of the information and insights we have gathere in the las tF�ree months that pertain to the decision you will be making n the execu ive retreat house case. However, I am writing simply as Plan ing Divisio staff, not on behalf of or at the request of the Plannin Committee. I The zonjng staff re ort on Emile Rabinowitz's application for an executive retreatlhouse at 26 Summit Avenue was written in mid-April . In the first week of �May, the Su it Avenue Planning Committee held its first meeting. The com ittee was es ablished by the Planning Commission in accordance with a City uncil resol tion adopted March 19, 1985. Here arel�jthe points would like to make: 1 . Resi ential tren . At the east end of Summit Avenue there is a clear tren toward mod rate density residential use conforming to the RT-2 zoni�g (up to fo r units) . From the Cathedral to the University Club, the ercentage o conforming buildings has climbed from 43/ to 609' durirlg the past t n years. Institution and commercial uses have drop ed from 30/ in the 1960s to 19/ today. This trend toward deconversion to 1 wer residential use parallels the reinvestment and decon ersion in t e entire Ramsey Hill neighborhood. Residlntial decon ersion has taken three forms: (a) horreowner with acces�ory apartme ts to help meet costs; (b) condo conversion; and (c) inves�or in renta restoration for historic tax credits. The three formslhave worked together so that when one market is weak, another marke� comes in. The homeowner-with-accessory-apar±ments is the most cor�no form of residential reinvestment. 2. Risks associated w'th commercial reservation. Everyone agrees that all of Summit Aven e is a unique historic resource of the city and region that should be preserved. Not everyone agrees on how to do it. , Commer ial investm nts offer the prospect of major, immediate restor tion of ind vidual buildin s. However, the new commercial use will p�obably dete residential reinvestment that is necessary for the broade pattern of nei4hborhood restoration. �I � . , � ��p � Page 2', . 266 Su�nmit Avenue ZF #9733) I Co ercial use are less stable over time than residential uses. Many ne businesses f ail and have to be sold to new owners for new uses. Th s presents ne set of problems to the surrounding neighborhood. Some bu inesses suc eed and grow. This presents another set of neighborhood pr blems. In ddition, co mercial uses and the prospect of commercial uses tend to aise proper y values and sales prices. A commercial use enjoys the spe ial market dvantage of being located in pleasant, residential sur oundings. ut the residential property faces the market handicap of bei g over-pric d, reducing �ts chances for residential reinvestment. 3. Rol ofi reli io s institutions. During Summit Avenue's depressed tim s, churches and religious institutions have used and conserved many Sum it Avenue ho ses that might otherwise have been torn down. A numb�r of church held properties have been returned to conforming resi ential uses as shown below: '; Addr ss Past Use Current Use 239 ummit Nun's Residence 3 Condos 251 ummit Catholic Education Center 3 Condos 261 ummit Christian Workers' Home 2 Units 295 ummit Friends Meeting House 2 Units 365 S�ummit Franciscan Convent 2 Units � � Therelare 20 chur hes on or within a block of Summit Avenue. Religious activ�ties have t aditionally been part of neighborhoods and have been assoc ated more c osely with private, home, and family lives than with publi� and busine s lives. The zoning code permits "monast.eries and relig�ous retreats, all when associated with a church, chapel , synag gue, temple, and other similar house of worship" as special condi�ion uses in 11 residential districts including single f amily. Whethe�r a retreat enter is religious or not appears to be central to the zohing code's 'ntent in permitting them within residential distri�ts. 4. Reside tial altern tives for 266 Summit. The house is extremely large and s�he lot. It seems reasonable to consider more than four housin units. Th applicant has a drawing showing how six new townho ses could step down the slope with one end f acing Summit Avenue, built o the west o the existing mansion. The Planning Division would not app ove the sit plan and we doubt the Neritage Preservation Commission would ap rove it either. It might be reasonable to build a new fou plex instea . A better alternative would be for Rabinowitz and � Girsch' side yards to be combined into parcels for three new struct:a es that wou d continue the scale and spacing of the existing buildin s on the so th side of Summit Avenue. W . . �(�,--�.�-//� - . Pag� 3 266 �Summit Aven e (ZF #9733) I 5. ummar of z nin ar uments for executive retreat house: a) Existiw� building very well-suited to proposed use. b) Preserv tion of interior architecture. (c) Very iar e size of building makes it a special case, even among Summit A enue houses. ( ) Lncation is near downtown and arterial streets and is somewhat isolated from most of the neighborhood. 6. S mmar of zo in ar uments a ainst executive retreat house: (a) Distincti n between religious vs. non-religious retreat. (b Distincti n between commercial vs. non-co►�nercial use. (c Uncertain ies about the future of a commercial use in a residenti 1 neighborhood and the destabilizing effect on residenti 1 investment. (d Bad prece ent for RT-2 zones throughout the city. (e) "Cxecutive" is an invalid distinction for zoning. �, i LS/mb I � �, cc: Emi�le Rabinowi z, applicant St�ve Buetow, a chitect Toml, Flynn, atto ney May�r Latimer Jer y Segal Jim Be�lus Peg y Reichert Chu k McGuire Fred� Hai der Charles Skrief, amsey Hill Assoc. ',, �� i �� I ,, i I i �I " �'� '�� 5 i//� �,'I sumrh� it h ' ll �� . sum it h II � asso iati n , 31 Jully 1985 Counc lman Jame Scheibel � 7th F oor. City Hall St. Y ul, MN 55102 llear ouncilman, The S rnit Hill ssociation/District 16 Ylanning Council has suppor ed all ef orts to maintain the residential quality of Sumrnit� Avenue an opposed any comrnercial development along the Av� nue. We ave met with the developers of 2b6 Summit and in ormed the of our oppos�tion to their .plan. We believe that t e differe e between a commercial retreat house and a religi us retreat house is significant. Current�lly the S it Avenue Task Force is holding hearings on future olicy for Surnmit Avenue. We believe any changes, espec- ially z ning chan es� should be deferred until that task force has sub itted its report to the Planning Commission and the City Co cil. Sincerelyy yours� � II� � Courtine razel, resident Summit Associ tion/District 16 Council cc . City �Council Rauns y Hill Ass c. llist ict 8 Emil abinowitz I I " I � �I summit avenue ramsey d e� e II � district 16 �a� J � ,I � Q\eaya I�� . r�turn address: 9 8 linco�n avenue, saint paul, minnesota 55105 � _ . �'�///�C . � ��I �um ' it h ' ll � sumrinit h II . . asso��ati n � �� 31 Ju�.y 1985 � Counc' lman Jarues Scheibel � 7th F oor� City all St. Y ul� MIV S51 2 I llear C�uncilman, I The S rnit Hill ssociation/llistrict 16 Ylanning Council has suppor ed all ef orts to maintain the residential quality of Summit Avenue and opposed any commercial developrnent along the Av nue. We h ve met with the developers of 266 Summit and in rrned them of our opposition to their plan. We believe that th differen e between a commercial retreat house and a religio s retreat house is significant . i Current�y the S it Avenue Task Force is holding hearings on future �olicy for umrnit Avenue. We believe any changes� espec- ially zdning chang s� should be deferred until that task force has subrnlitted its eport to the Planning Commission and the City Cou�cil. Sincerel�► yours� C�. �.�` Courtine razel, P esident Summit i� Associa ion/District 16 Council cc . City �ouncil Kamse}� Hill Ass c . llistr�;ct 8 Emil t�abinowitz �� r summit avenue ramsey � e c J ; d istrict 16 �a`�e� Y n a � Q�eay '� . ret�rn address: 92 lincoln avenue, saint paui, minnesota 55105 �I I _ _ ... . _ ... . .��:..�.��p�,.��. �.?,.. . .. .� . a _ . _ � � ��//�� S . PAUL CITY C4UN�IL P BLIC HEAR ING N 0��'��CE � ZONING �� $� . GITY "'.-"4,�� Oi F'CE �: r.. ��,,E,,, . C � , _ ��;�R f4. To: Pr perty owner within 350 feet; FILE IVO. 9733 Re resentative of Planning District 8 PAGE PURPOS o continue a review of a decision of the Planning Commission � enying a request that an executive retreat house be found a se similar to a religious retreat house. LOCATfO 2 6 Summit (South side between Nina & Selby) � � PETITION R � EM LE RABINOWITZ � HEARING � Tue day, August 209 1985 10•OQ A.rt. , • Ci v Council Chambers, 3rd F1oor City Hall - Court House QUESTION Zon ng 298-4154 (Fred Haider) Con act the Zoning Section of the Plann�ing and Economic �I Dev lopment Department, Room 1101, City Hall Annex, 25 . 4th Street, St. Paul, MinnesoLa 55102 I Le a descri tion: Nely 37 ft. of Lot 4 & all of Lots 2 and 3 � Bloc 69, Dayton & Irvine's Add. to St. Paul Blks 70, 83 & 87. � � . , I Notice aent �-9-85 I . � � I c� ��//r� �', ST. PAUL CITY COUNCIL �� '�� PU LIC HEARING NOTICE F� �,,� _�� 4Q� ,,, , ZONING � � � -��= �,,� ,,_; � t�j� t�t�t "t-,. , �:�. s.� f .:_ To: Property owners within 350 feet; FILE N0. Represen atives of Planning District 8 9733 ' PAGE PURPOSE �I To review a decision of the Planning Commission that an ex cutive retreat house is not similar to a religious �� ret eat house, and therefore, should not be allowed in a Ires'dential zone. �� LOCATION I� 266 Summit (South side between Nina R� Selhv) � . PETITIQNEF� EMIL RABINOWITZ HEARING �� Thurs Y. �luly 11 , 1985 10:0o A.M. � Citv C uncil Chambers, 3rd Floor Citv Hall - Court House , QUESTIONS I . �, Zoning 298-4154 (Fred Haider) Contac the Zoning Section of the Planning and Economic Develo ment Department, Room 1101, City Hall Annex, II 25 W. 4th Street, St. Paul, MinnesoLa 55102 I�'� Le al escri tion: Nely 37 ft. of Lot 4 & all of Lots 2 and 3, Block 9, Dayton & Irvine's Add. to St. Paul Blks 70, 83 & 87. I � �I Notice sent 6-28-�5 , �'; I i �I . �� !; � . P�u � � � � � ca��. �.�� F' ��.IC HE� � � � � N OT1 CE � � �� r� �,� � � � To: Prop rty owners ith�n 350 feet; Repr sentatives f Planning District 8 FIL E N O. 9733 PAGE PllRPO E To review a decision of the Planning Cormnission that an executive retreat house is not similar to a religious retreat house, and therefore, should not be allowed in a � residential zone. L O C A TI N 266 Summit (South side between Nina & Selby) PETlTIO ER EMILE RABINOWITZ -- HEAFZIIVG � �:��► io:oa a.r,. itv Council Chambers, 3rd Floor City Hall - Court House ` Q U E S TIO S z ning 298-4154 (Fred Haider) C ntact the Zoning Section of the Planning and Economic '�, D velopment Department, Room 1101, City Ha11 Annex, I 2 W. 4th Street, St. Paul, Minnesota 55102 IL al Description: Nely 37 ft. of Lot 4 & all of Lots 2 and 3, �I B1 ck 69, Dayton � Irvine's Add. to St. Paul Blks 70, 83 & 87. � Notfce eent �,6-7-85 I . I , , ; '� � �. . ::��y�F ., ':;� � ''* � 7 � ',� w .�eW�t ' � �. f.,� h�f - ` � �. 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'�`:`� �a,"x �P`�- ,,� E. -� �,-� R. �� s�M1t, �° ��}� < �" �� ~ � .�'�a �,� ��'� ��, ��. `�� -ti,. �, �r � �, r � 1? "` � � ^'. . ,, "��`z¢� . � � �^`'�,'�+.a "'��t x a �k ,�°�1°s�r� �- ,. .::fr E �. +'��M4'! C- 0!,{ � �` � � p� �Y 4 y : `. .� �. �r �` " �'�� a;'� .�c t 3"� ,-m �' � '��'i ��s`� �t ` ,� ��i. r c ." ,� i .a' �w �T,r �'�Y 4`r�"- ��r.. ,R s �q �t �tt� `:��, 'y�: �,a � �. . �'�.-:. _ _ �.4�:r �!� Y�99Y . :��1�� i. . . �? im r.i^, Mb+�..$�i�r . ..hN��,.Atir`��na �_. �'Y._�C�:�. ..u��GS, � � . , . _ , , . �� _ �, . '; ��5=///�° ' JULY, 1985 Ye�s NaYs . MASANZ'""""""._ : � � � �� . ��` ;�.� � � � � . , I NICOSIA--�--.._ � 1� � r � � \ �a- �� Y�� , `SiCHEIBEL ��- li t � :�� I .. �01VNEN ,�� I \ - �.. �. .=�_--- � ' �4VILS�N � � ; I DREV,T"'� i � ' , MR. PRESIDENT, TEDESCO�"°'"`� ; � � b � ; � . . � , I� _ ___ I II I . -r> - it g � ��.��.��': �`� ��,�� _.. ( , -��I��n.�� . i " � � ; ��'�� : ,� f#��; ., t � 4 Z 1:�'��'�. _ . I W � � II I II � I \ �- � �'� ' - � . �� //l� ` � � E� � �� -� � �NHITE - CITV CLERK PINK - FINANCE G I TY OF SA I NT PA U L Council CANARV - DEPARTMENT BLUE - MAVOR File NO. Coun i R ol tio Presented By Referre T Committee: Date Out of Com ittee By Date WH RE , Emi e Rabinowitz , 1601 Hill Ridge Terrace, Minne- tonka, Minn ota, made application to the Planning Commission for a eterm at on of similar use to permit the use of the propert at 2 6 Summit Avenue , Saint Paul , Minnesota, to be used as an execu ' e retreat house ; and WH REAS , the anning Commission following a public hearing by its Zoning Co i tee found and determined that the proposed use of he struct re s an executive retreat house is not similar to a r ligious etre house when associated with a church, chapel , snyagogue temp e or other similar house of worship, which c nstitutes a perm' tted use subject to special condition use per it in the RT-1 two family zoning district for the reason that th propose use is imilar to a commercial use and is not allo ed in a r sidential one ; and WHE EAS , pur uant to the provisions of Section 64. 206 , Emile R binowitz uly filed his appeal from this determination made by he Planni g Commission to the City Council ; and WHE EAS , act ' ng pursuant to ction 64. 205 through 64. 208 ar�d upo notice t appellant and oth r affected property owners , a publi hearing was duly conducte by the City Council on June 20 , 1985 and July 11 , 1985 , whe e all interested parties were giv n an oppo tunity to be heard; a d WH REAS , th City Council having heard the statements made , t e reports of staff, the minutes and findings of the Zoning ommittee nd of the Planning Co ission, does hereby find an conclude that the Planning Commis ion did not commit an error, that th proposed use of the pro erty at 266 Summit Avenue, 5aint Pau , Minnesota, as an execu 've retreat house is not similar t the permitted use of a eligious retreat house wh n associ ted with a church, chapel , yagogue , temple COU[VCILMEN Requested by Department o • Yeas Na s [n Favor _ __ Against BY — Form Approv d y City Attorn y Adopted by Council: Date Certified Passed by Coun .il Secretary BY sy �lpproved by 17avor: Date _ Approved by Mayor for Submission to Council By _ — By � 1/ ,/ � . ' �. .` G11�_�� ,/�..� ./ . ___-.__. _ _ _._. ._ ._ . .__ ._. _ . .._... ..__ ...- -- -- --.. ._-- --- .__ ---_.. .-- --- ._.,, ._._. Y_. :_- __ __ _. . .. . _--- WHITE - CITV CLERK � � PINK - FINANCE � G I Y O F SA I NT PA U L COUI�CIl � CANARY - DEPARTMENT � � BLUE - MAYOR � File N . C uncil Resolution Presented By Referred To Committee: Date Out of Committee Date and other imila ho se of worship, and therefore the Planning Commission id not c mmit an error in finding and determining that the p oposed e is not similar to a permitted use as required by Section 113 of the Saint Paul Zoning Code ; now, therefore, e it RESOLV D, that he Co cil of the City of Saint Paul does hereby fin and de ermine hat the Planning Commission did not commit an error n this m tter and that the appeal of Emile Rabinowitz e and is ereby deni ; and, be it FURTHE RESOLVED, that the C ' ty Clerk shall mail a copy of this resolution t Emile Rabinowi z , the Zoning Administrator and the Pla ning Comm' ssion. —2— COU[VCILMEN Requested by Department of: Yeas Nays � [n Favor � __ Against BY — Form Appro ed y City Attor y Adopted by Council: ate Certified Yassed by Council Secretary BY sy 6lpproved by iNavor: Date _ Approved y Mayor for S mission to Council BY - BY . _=;��`tTT °'; S CITY OF SAINT PA/UL ' ?� ' DE ARTMENT OF PLANNING AND ECONOMIC DEVELOPMENT �� uuu�m , '�•+ �°11 �� Q DIVISION OF PLANNING ;�.. � ,.,. 25 West Fourth Street,Saint Paul,Minnesota,55102 6iz-zax-�sn GEORGE l..�TIMER MAYOR June 14, lyt3 albert Ulson City Clerk Roon 3�36 Cit Hall St. Paul , r�i nesoLa 551 2 NE: Loniny ile �y733 - Emiie kabinowitz City Council Heariny: June 'LU, 1y�5 PURP�SE: To review the lanniny Commission' s decision that an executive retreat r�ou e is not si ilar to a reliyious retreat nouse. PLAf�PiIt�G CU f�ISSIOf; OEC SI�N: Deny Sii�ilar Use Status (11-1 ) L�PiIfJG CUl�ti TTEE UECISI N: Ueny Similar Use Status (5-1) STAFF REC�1�11Ei�d�NTIUta: Grant Sin►i l ar Use Status SUPPUKT: iio e UPPt)SITI��P�: 1 letter receivec�; 4 �eople testifieU; Kamsey Hill llssociati n C�ar Sir: �)n �1ay 2 , y85, the Zo iny Committee of the Planniny Commission held a public hea ing to dete rnine if an executive retreat house is similar in use to a r liyious ret eat house and should be allowed to locate in a resi�lentia zone. The appiicant explained the proposal and why the pro�,osea u e is sinila to the previous use. He aiso discussed the proNosed s�te improver� nts that are reyuired and how the builciiny would function a a retreat ouse. Four inc!ividuals testified in opNosition. They contended the proposed use i s r�o t sir��i 1 ar t a hotel and not a retreat faci 1 ity. They ex�ressed a strony de ire to limit the ttie lower Surnmit Avenue area to residenti I land uses and stated that tlie proposed use is commercial in nature. The Zonin Cor�mittee iscussed the definition of retreat and hotel and decided t at neitner erm described the proposed use. Tney determined that the roposed use is r�ost similar to a conference center, a commercia use not al owed in a residential zone in this case. Un ttay lU, lyt�5, the Nlannin Commission sustained the Zoniny Committee dete�rni na i on. � ��iir� Emile Rabin witz (�9733) June 14, 19 5 Paye Tv�o On tlay 22, 9�35, Emile abinowitz duly fiiled an appeal of the decision of the Plan iny Commiss 'on. The appellant contends that all reyuirement set forth �n the Zoning Code for a determination of similar use have be n met and t at the findinys of the Planning Commission are contrary to the evidenc and testimony submitted to the Zoning Comrriittee of the Pla niny Commission. This matte is schedul d to be heara by the City Council on June 2U, 19�5. Ple se notify m by June 19th if any member of the City Council wishes to ave slides f the site presented at the public heariny. Sincerel , Fred S. Haider Zoniny Sec ion FSH:pmk attachmen s ` � (,��iii� APPLICATION FOR APPE L ZONING OFFICE USE ONLY CITY OF SAINT PAUL Fi le � � � �J� Application Fee $ l �� `�' _ Tentative Hearing Date �:G� — 2G �€� Application is here y made for n Appeal to the �ity council of the city of st. Paul under the provision of Chapter 64, Section , Paragraph of the oning Code to appeal a decisio made by th Board of oning Appeals x Planning Comnission on �y 10 , 1985, Zoning Administrator (date of decision) Planning Administrator Other A. APPELLANT (612) Nam2 Emile Ra inowitz �26 Associates) Daytime phone 473-1671 Addr'eS5 15500 W yzata Boule ard, Suite 811, Wayzata, rIN Zip Code 55391 6. DECISION BEING PPEALEO Zoning file nam Emile Rab nowitz Zoning File # 9733 Property Addres /Location 66 su�it Avenue, st. Paul, r�1 55102 Legal description NEly 37 f . of Lot 4 and all of lot 2 and 3 Da ton and Irvines Add. to St. Paul Blks 0, an C. GROUNDS FOR AP EAL (Use ad itional sheets if necessary. ) (Explain why y u feel ther has been an error in any requirement, permit, decision or refusal mad by an admi istrative official, or an error in fact, procedure or finding made by the Bo rd of Zonin Appeals or the Planning Comnission.) The decision o the Planni g Co�ission is contrary to Section 62.113 of the Zoning Code. The applicant as met all equirements set forth in Section 62.113 of the Zonin Code for a determin tion of a s ilar use on the proposed site. The findings of the Planning Commission are contrary to the evidence and testimon submitted to the Zonin Coffiittee of the Plannin Commission . ' If you have any uestions, p ease contact: Applicant's signature St. Paul Zo ing Office ��gG� 1100 City H 11 Annex ) _ 25 West Fou th Street lriay 22, 1985 Saint Paul, Minnesota 5102 Date agent (298-4154) 9/82 � i E��N lNA7��i(/ �F � .�•�.�°: 9 �[��r � ��n��- v�� . C,�-�� APPLICATION F�t '�'�' � .rw �''�� CITY OF SAINT PAUL ZONING OFFICE USE ONLY `�� : Za Zoning File # _ a�� p '�`� •• a�i s, [ • ��,x(� A�E �} �� 'S�~'"'� Application Fee $ a�4°f .•.,q ,�✓�. .� s� /6 y A��. Tentative Hearing Date �%��.t��c�� `7 ' ��2 � • 8 � Number of Lots or Size of Parcel : A legal nonconformi g use of st ucture/land is one which lawfully existed on October 25, 1975, the effectiv date of the adoption of the Saint Paul Zoning Code. Application is hereby made for a onconformin Use Permit under provisions of Chapter 62, Section 102, Subdivision 5, Par graph of the Zoning Code. A. APPLICANT Name ►� tL � U�✓ , z- Phone (Daytime),��3- 161 � � [ ��-�g�l� Address Ib01 H�� 2� eE FRRi9c.F �l ✓ J� Zip S� Property inter st of Appli ant (Owner, contract purchaser, etc.) �✓�I r n- _ Name of owner (if differen ) ;Z(�(� �� : C iA-l� `-� -- B. PROPERTY DESC IPTION Address/Locat'on 2b6 S�'�+� �, ��r Legal Descrip ion: Lot Block �� Add. �F,t�C.t.c,-�� .�� .�i �E� 3 � . �y £ .�, ��-k- �s'�=� ��o, g 3 � �'7. lJ � � c��3 " � Present Zonin � T Lot Size ,��/ X o2.5"'7 ��"� C. USE INFORMATI N Previous Use (Attach supp rting documentation) �- :� � .�l,o-w - �. 7� 3 Proposed Use or Change ( ttach Site Plan) � If you have any questions, lease contact: Saint Paul oning Offic , 1100 City Hall Annex 4102 25 West Fou th Street, aint P aul , Minnesota 55102 (298-4154) 2/85 �� Request for a Determina ion of Similar Use Property : 266 Summit Avenue Owners: Emile Rabi owitz Gary Riela d Milo Cutte 266 Summit as built by Henry Driscoll in 1884 as a private residence. (descriptio , note A) rederick Weyerhauser purchased the house in 1893 and the pro erty remain d in the Weyerhauser family until 1952 when it was bequeat ed to Macal ster College. The Boy Scouts of America purchased t e property n 1953 and used it as the regional business headquarter for the In ianhead Council until 1969. The Daught rs of the S red Aeart of Mary purchased the property in 1969 and until 984 the bui ding was known as the Epiphany House of Prayer. The proper y was purch sed in 1984 and the request for continuing use is based o a plan to ontinue using the property as a retreat center. From 1969 0 1984 the � piphany House provided meals and lodging for 15-20 gues s per week. The House was staffed by four resident members �``�' � of the ord r and suppl mented, as necessary by additional members residing at Mary Hi 1. �' .�. : (:1• Restoratio of 266 wou d change the existing 13 bedroom 11 bath floor plan ^Y.'.' R:-<--. to an 11 s ite floor p an with minimal interior changes. The house is �<'� on the His oric Regist r and within the city's Preservation District which �,, will provi e the neces ary guidelines for exterior restoration. The maximum guest cap city will b 22 persons. The dining service will be for the use .�::.; L p of the gu sts. Since this will not be a public facility the amount of �::� traff ic w 11 be mini 1. The majority of guests will be out of town persons �"" and trans ortation wi 1 be provided by the center. A parking area not 0�':�� visible f om Summit h s been included in the plans. The center will be staffed b one full-t me resident owner and supplemented by part-time staff as ecessary. In the fa 1 of 1984 t e partners of 266 sponsored a neighborhood meeting � and expla ned the pre i.minary plans for the development of the property. The major concerns wh ch were expressed at that time were: that parking be includ d in any pr posal for the use of the property; that any development be a det rrent a "Pa k Avenue" type growth along Summit; and that any use h ve a reside t owner. With thes concerns, he prior use and the unique interior of the house in mind, the plans f a private executive retreat center have been formulat d. The comp eted projec will, for all outward appearances and impact on the nieghbor ood, resemb e the use of the past 15 years and be compatible with its iu�e iate neighb r, Mary Hill, which continues to function as a retreat enter for t e Sisters of the Sacred Heart of Mary. A major ifference w 11 be the change from the previous tax exempt status. Under th s plan the roperty at 266 will add $10,000 to $15,000 to the area's property tax base. ` (J�J�`� `///�° Note A. 266 Summit b ilt in 1884 was designed by William Wilcox in a 3 story Queen Anne s yle with do ers on the steeply pitched roof. There is a ought iron oor at the entrance leadin�; into a 2 story entrance hal with a mar le floor and oak staricase. The 30' ceiling is highlight d by a pres ed plaster design and the stairway enhanced by a cfrcula landing wi h a co�mnanding view of Summit Avenue. There is a 1 rge living oom and library with mahagoney walls and a marble fir place and t e dining room has handcarved woodwork, a marble firep ace and a b autiful view of the Mississippi Valley. A large marb e floored s nroom on the first floor also provides a spectacular iew of the alley. Note B. Alternative lans The partners have thorou hly investigated, including the development of plans, the p ssibility o converting 266 into condominiums. While some structures a e able to b converted with little or no damage to the historical i tegrity of he building 266 would lose much of its distinctive character th ough conver ion. It is our ho e that a co tinued use as a retreat center will allow a restoration which will r turn 266 to its original historic beauty and be compatible within the neighbor ood. Finan ing in the amount of $1.2 million has been secured in order to 'nsure a tho ough, code compatible and historically accurate restoration. � .� �.. � � . � �. � � � � � ��rr� Addendum: 66 Summit D termination for Similar Use In keeping ith its pri r use as a retreat house 266 Summit will continue to provide a s ecific program for guests. As a retreat facility fo executives seminars and daily scheduling will have stress control and management s a program focus. Professiona s and speci lists with expertise in the area of stress management ill be avai able for individual and group programs and seminars. he tranquil ty and beauty of the location provide an excellent s tting for a retreat facility of this nature. i � ;,' � � � . � `,.' � � , _ , - � � -'� .� - � � � '�� ' ; , � -- ;. . / ;`�— � � �` • ` / , � / � - � ,. ► � � � i - -� . �.'r''`�.�•T IIIIIIIIIIII Ilit `� .� / � ' � ,, .. , IIIII ,r� �� , ` , �.,�� \ � � �, �. ' � , , . ,. ' 7 `` � ,~' ` � � � � >�� =� !F� � _ �_ .� 2 �� . .� �� r % '� � •�f� - - -- - - - : .� � \` �~s_I , +�-;w.�� ' .� i� . � � � � ` � + � � ;� _ y" r z s -+ I .� . ��.'�� ', �i' k � - _-�z ,� � .�� , . - �_ .<<: : _ , .. , �-� z.•rt _ ;��_ -�..,;��-�• �, _-'�- � .t`=`-_.t -� _��?a _ �1 � .��,�� - a. s ! I �+�- ,�t . :=��! ;. - ,R (1111111111 �`=�, y► � s:�! =_�i ,,��aa�� + J� ��' � � i Jr��; �� . � .�i►� +��x,- .�! �� ,�\ 1 �rl�r7 :�� ' � -J_ ��. ,�, , .� '��`'� �. �. �- • �r �. : �'�--- - - �� ' � � � ,� � �� e�' � �ii�� -� I: �� = �� •�- .�� • � `aV� ♦� � t i�'� ��y ,� ,«��:��'i �Z 7 1 � IC;�i � - �� , �r . �<r �� :. � `�!F � /_, � � / �i'.,.►�` ' 1 �� ;`�„`�� , .. `} � i �1,__ - `�� [�� 1 .��' _2r ` �`� G E=;r�i`a _ �`�1 �� `� I t �� ,� -��' �/ �—, �=s � ' �'�� ....�=L �:�.� __�;?1 � �_ /� �1��+ �a� �� '- i � �� ,f�- �� y� �� - - - � ( � - � f V ]�_J1�'�i3 a �t��j •� � �� f�� \ �J�� =�� ' / � �� `l��r �♦� � -_ -�� 'j . ; ; �_ . � � S 'r _ �'��' � � �. �j l��i �.J / _ � �{�t��{��1 � �� ; : l ► �� _+ �_��?�e�`v� l% � � �l�ti 1�� t�„�,i l� • � � .`�l��i� � =�� =: ?�: 1 ` - L` ' '\ ,` ^ �� + > � ' J 1 � • � � � �� 1 � ,' � } rr 7'� -'' � . � �`" �'.�-///� ZO ING COMMITTEE STAFF REPORT -- ----------------------- FILE #9733 1 . APPLICANT: Em le Rabinowi z DATE OF HEARING: 4-18-85 2. CLASSIFICATION Determina ion of Similar Use 3. LOCATION: 266 Sumnit 4. LEGAL DESCRIPT ON: NEIy 3 ft. of lot 4 and all of lot 2 and 3 Dayton and Irvines Add. to St. P 1 Blks 70, 3 and 87 5. PRESENT ZONIN : RT-1 ZONING CODE REFERENCE: 62.113 6. STAFF INVESTI ATION & REP RT: DATE 4-12-85 BY Fred S. Haider _________________ ___________ ___________________________________________________________ aa�aasa�:anaamxas aasmaasaaax 3�ssm��xo_6333��2_��a�saa:�osn__=a�sasooa=__a__aaoa=�_�o A. PURPOSE; Det rmination A Simi1ar U�e tQ permit �n ex�cutive re�re�t house in an - zoning d strlct. B. PARCEL SIZE: Irregular s aped parcel with 151' fronting Summit and 47,940 square feet of 1 and area. C. EXISTING LAN USE: The ite is occupied by a large residential structure and a carriage hou e undergoin restoration to make it habitable. The front two-thirds of the land s flat. Th back one-third of the property has a severe slope with a lowering ele ation. D. SURROUNDING AND USE: T e land on the surrounding area is primarily used for low and moderate density hou ing. E. ZONING HISTO Y: The pro erty was used as a private residence between 1884 and 1952 when it was bequeathed t Macalester College. The Boy Scouts of America purchased the propert in 1953 an used it as a regional business headquarters. The Daughters o the Sacred Heart of Mary purchased the property in 1969 and operated the buildin as a religious retreat house until 1984. F. ZONING CODE CITATION: ection 62.113 states: When a spec fic use is ot listed in a district, the Planning Comnission shall determine i a use is s milar to other uses permitted in each district. The Planning Co ission sha 1 make the following findings in determining one use is similar to another. (1) That he use is si ilar in character to one or more of the principal uses permi ted. (2) That he traffic enerated on such use is similar to one or more of the princ pal uses pe mitted. (3) That he use is n t first permitted in a less restrictive zoning district. (4) That he use is c nsistent with the Comprehensive Plan. G. FINDINGS: 1. Secti n 62.113 au horizes the Planning Commission to make a determination of simil r use when specific use is not listed in a district. In this case, execu ive retreat houses are not listed in the zoning code. 2. Appli ants propos remodeling the building from its existing 13 bedroom, 11 bath loor plan t an 11 suite floor plan. Exterior restoration will be revie ed by the H ritage Preservation Commission since the house is on the Histo ic Register and within the City' s Preservation District boundaries. A parking area with Port Cachere for 12 parking spaces is proposed on the west rly rear yar and 3 surf ace spaces are proposed for the easterly rear yard. Thes improvements require site plan and Heritage Preservation Comnission review and pproval. , ��`- ��`��r� File #9733 P age Two 3. The applicants propo e to operate a retreat house where executives would participate in daily seminars and other programs focused on managing stress in personal and corpora e environs. The use of the property as proposed meets the following definitio s listed in Webster' s New Collegiate Dictionary: RETREAT 2: A place f privacy or safety: refuge; and 3: a period of group withdra al for praye or meditation, study and instruction under a director. Conditi n one appear to be met. The use is similar to its last permitted use as a re reat facilit . 4. The applicants propose to transport residents to the retreat house directly from th airport wh never possible and otherwise encourage ride sharing to reduce heir visito 's reliance on a vehicle. In addition, 15 parking spaces will be added to th grounds but be screened from view by intensive landsca ing. The a ticipated traffic generated by the proposed use would be similar or less tha the previous use. Condition two appears to be met. 5. The use does not ap ear to be first permitted in a less restr9ctive zoning distric . In an ef ort to further restrict the property and reduce the poten�i 1 for adver e impact upon ad�acent properties the applicants intend to place a deed restri t�on on the use of the buitding �o �hat �he R+�QR��Y �� not be sed for the on-sale or off-sale of intoiti�atir�g b�v�rMg�� a�r�d t� prevent the erectio or display nf any sign on the property. Condit�on thr�e appears to be met. 6. The use is consiste t with the spirit and intent of the zoning code and Compreh nsive Plan s long as the property would function as proposed and satisfi s the follo ing provisions: a) Res'dents parti ipate in a program of study and reflection. b) The property co tinues to function in a tranquil state. The proposed res rictive cov nant should be drafted and recorded on the deed. c) All building an site improvements should be reviewed by the City. Conditi n four woul then be met. H. STAFF RECO ENDATION: ased on findings 1 through 6, staff recommends the Planning Commission ind the pro osed use is similar to the former use and be allowed to continue s long as the site improvements defined in finding 2 are undertaken and the proper use contin e to meet the provisions outlined in finding 6. . . ��"��r� MIN TES OF THE ZONING COMMITTEE IN CI Y COUNCIL C AMBERS, ST. PAUL, MINNESOTA ON MAY 2, 1985 . PRESENT: es. Morton, Summers, and Zieman; Messrs. Lanegran, Levy and P ngal of the Zoning Committee; Mr. Segal , Assistant City A torney; Mr. Hardwick of the Division of Housing and Building C de Enforcem nt; (�Is. Murphy, Mr. Haider and Mr. McGuire of t e Planning ivision Staff. ABSENT: s. Tracy an Mr. Galles EPIILE RABI OWITZ (�973 : Determination of similar use for property located at 266 Summit o allow a for-profit retreat house. The applic nt was pres nt. There was opposition present at the hearing. Mr. Haider showed slid s of the site and reviewed the staff report with a recomnen ation for a proval . Two letters were received in opposition, including ne from the Ramsey Hill Association which outlined several concerns a d indicated this use ��ould be similar to a hotel. The applic nt, Emile R binowitz, 1601 Hill Ridge Terrace, Minnetonka, stated tha the propos d use would not be like a hotel . He said the retreat ho se will not be open to the general public, that it would be for use by corporation employees that wish to attend a stress management program. e said no liquor vrill be served. He said that most of the guests will be from o t of town and will be picked up and dropped off at the airpo t, and traf ic and parking congestion will not be a problem. He indica ed that meals would only be served for guests at the retreat house, no the general public. He said that 11 rooms would be available for guest . He said hat he felt the use is similar to the last active use of th property, retreat house. Mr. Rabinowitz then showed drawings f the prope ty indicating how it will be landscaped, where tiriveways will be loc ted, and where parking will be located. He said there wil be parking for at least 12 vehicles in back of the property and that he cars won t be seen from Summit Avenue due to the topography and lands aping. He aid he would agree to most of the covenants proposed, and does no feel this would be setting .a precedent. � Ms. Ziema asked if h would agree to all the covenants proposed in the staff rep rt. Mr. Rabin witz said t at he was concerned about limiting the number of people al owed on the premises. He said that he had no problem with limiting he number bedrooms, but that other people in the neighborh od don't h ve a limit on the number of people that can have staying the their ho ses. He also was concerned about meals being served. e will not be serving meals to the general public, but if the people s aying at th retreat house want a guest for lunch or dinner, he wants th t to be all able. Ms. Ziem n asked if he corporations would be able to attend seminars for only one day and have 50 people there. Mr. Rabi owitz said hat he does not expect that to happen. � �� _ ; 1 : ' I ' , _ � �� ; .� � . + � _ i' ,; j E y; i' � �.�� il � � I _� �: F� 1 � ,., i _ � � �s�� File #9733 P age 2 t�lr. Pangal asked if th petition was for 13 bedrooms. � Mr. Rabino itz said no it currently has 13 bedrooms, but he will convert it to 11 bedro ms. Mr. Pangal asked if so eone will be on the premises at all times. Mr. Rabino itz said th t Milo, one of the persons that is 1/3 owner of the proper y, will be n the premises at all times. Mr. Pangal asked how 1 ng the programs that are offered by the retreat house will run. Mr. Rabino itz said th y would usually be 3-5 days long. Mr. P angal asked where the people attending the program and their guests will be co ing from. Mr. Rabino itz said th t the people attending the programs will mostly be executi es flying i from out of town, and that they may like to meet other exec tives, etc. from the Twin Cities area for lunch in the retreat ho se. t�lr. Pangal asked if t ese guests meeting the program participants for lunch at he retreat ouse will have to purchase their food. Mr. Rabin itz said t at they would have to buy the food, it would not be provid d free of c arge. Jim Moore 495 Summit said that he is a member of the Ramsey Hill Associati n, and that the president, Charles Skrief sent a letter in oppositio . He said hat he is not opposing retreat houses in general , only the ne proposed to be located at 266 Summit. He said that from the busin ss perspect ve, that he doesn't feel thi;s use would be successfu . He said hat the owners are interesteti in the tax benefits, but that is experien e has shown that when an investment is made soley . _ for tax b nefits, it s not successful . He said that Mr. Rabinowitz � �'� stated th t market re earch has not been done, but that they only would need a 21 occupancy ate to break even. Mr. Moore also said that from the persp ctive of a ocal resident that the property should be used as a private residence, hat a retreat house is not consistent with the RT- 2 zoning. He said th t he can picture a scenario of limousines picking up and dr pping peopl off in front of the house, and that this use is more like a hotel . He said that staff used the definition of "retreat" in the st ff report, e then read the definition of "hotel" which would hav exactly th same eff ect as a retreat house. He said that in the last years that there has been 3 proposals for use of this property, and each pr posal is a little closer to and RT-2 use. He said the prope ty should� b used residentially, that these homes are relativel inexpensiv compared to other parts of the country. ; �:�K: � ___:. .� � . . 1. ` � � � : � � : j _ s � E ( , : i � ; � , ; � , ; „ � 1 ,'` I F� ;j _ � , . � � � ; ,� � , , ; . �1 _ ; . � �-��,�� F i 1 e �I9733 P age 3 Mr. Levy as ed Mr. Moor what he thought would happen to the property if it was conv rted to a r treat house, and the venture f ailed. Mr. P1oore s id that wit a commercial kitchen and 11 suites, it would probably en up being e'ther condos or a hotel. Mr. Levy a ked if the p operty has a only one kitchen now. Mr. Moore aid that as f ar as he k�ows it only has one kitchen. Charlie Gi sch, 294 Su it, spoke in opposition. He said that he came from Chica o, and has lived in the Summit Avenue neighborhood for 13 _ years now. He said th t this area offers a good lifestyle and comparativ ly inexpens ve houses. He distributed a drawing of the neighborho d showing w ere houses are located and said what their uses were 10 ye rs ago and hat the uses are today. Most homes are now ow�er-occu ied rental uildings or condominiums. He said that a retreat house shou d not be al owed in an RT-2 zoning. He said that the petitioner , are graci us people� and that �he $'150�000 in rer�ova�ion �s hard to p� s up, but t at the use is not appropriate. Sara Ventr s, 252 Maid n Lane, spoke in opposition. She said that she owns 251 S mmit. She aid that the proposed use would be a cor�mercial venture. he said tha Mr. Rabinowitz doesn't want to limit the number of people ntertained t the retreat house, but that this use is not a residentia use and th number of people should be limited. She said that she i in the sem'nar business and doesn't feel that the proposal is viable, that it wou d be too small to attract people. She also said that it wo ld be hard o attract business if they did not serve liquor. Maria Girs h, 294 Summ't, spoke in opposition. She said that owner- occupancy in the neigh orhood is important. She said that Milo is only 1/3 owner of the prope ty, and although she would be staying on the premises, it would no truly be owner-occupied. She said that the owner of the pr perty is li ted as 266 Associates. She then checked to see if 266 Associates was re istered as a partnership or association with the - - -- .. State. S e said they were not registered. She said she was also concerned about the u e of the property if someone else takes over, that perhaps n w owners wo ld want a hostess house. She said that the switch from non- rofit to f o -profit should not be minimized, that this use would be imilar to a hotel , and would be a comnercial use. Ms. Ziema asked how s. Girsch would feel about Macalester College owning th property a d operating a conference center. Ms. Girsc said that hat would be different, but she still would not like to s e that use or this property. She said that if changes are made. it hould be ba k to a more residentlal use. � , � _.., . . � � k � ' i , � � , j i. '._' _ ._. . , . ._.... i. 1 ?� :. ,i.. 4. _ �.�.. . ;.�.:�.. -� � �..�. � . . .. . ��. ..-�..�_�. .. . �'T- �s-,�� F i 1 e �9733 P age 4 Mr. Rabinow tz said tha the residents were expressing a contradiction, . that they d n't want a or-profit retreat house, but that they are afraid it w 11 not be s ccessful . He said that this venture needs only a 21X occup ncy rate to break even, and that �it is almost a sure thing. He said tha they will old the property for at least five years, regardless f whether o not it is profitable. He said he can show his financial s atements if the committee would like to see them. He said that reside ts were con erned about wt�o would buy the house with 11 bedrooms. e suggested that those who would buy the house in its current sta e as a 13 b droom house would also be likely buyers of the house after it's conver ed to 11 bedrooms. He said that he doesn't necessaril want a comm rcial kitchen put in, but that he thought the city would equire it. He said the building will be redecorated and � restored, ut remain historically intact. He said that statutes don't require 26 Associates to be registered, but that there is a partnership agreement. He said th t he is not in the business of losing money, and f eels the enture will be profitable. He said he also owns other buildings n Summit Av nue. Mr. Lanegr n asked how Mr. Rabinowitz chose the word "retreat" house. Mr. Rabino itz said he found no better word. He also said that a market analysis h d been done on the property and that he was an accountant. Mr. Lanegr n asked if e will have staff on the premises to provide programs, nd what the nature of the programs would be. Mr. Rabino itz said th t he will have staff to provide stress management - - seminars t executives The seminars will deal with executive management and busines induced stress. Mr. Lanegr n asked if he programs would be like those offered at Alcoholic' s Anonymous r Hazelton. Mr. Rabin itz said h was not f amiliar with these groups, but that the programs ill vary to suit business executive's needs. � � Mr. Laneg an then ask d how the retreat house would be advertised, would it be cal ed a confer nce center, would it be rented to masses of people for all t pes of semi ars. Mr. Rabin witz said t at they will have a set program, this would not be a confere ce center b t rathe.r a retreat program dealing with executive stress. . Mr. Laneg an asked ho this use relates to the previous use, that was operated y sisters f om a religious organization. Mr. Rabin witz said t at the sisters were in the audience, and they could f ur her explain what their f unction was. �� . y ; � � � , i i �� , ,, � ; I � � � � f; � � ; i � ,� � � � i I. � ,, � � ,: �i � . ��fi�� File #9133 P age 5 Mr. Lanegra said that previously the retreat house was a spiritual retreat ce ter, and qu stioned if the proposed use would be a conference center or ducational enter, and how the proposed use relates to the previous u e. Mr. Lan gran then asked the sister to explain the previous u e. Uirginia T wner, 260 S mmit, stated the previous use was the Epiphany House of P ayer, which was a spiritual retreat center, with prayer and meditation There wer small groups, and meals were served for a while, but after time, they quit serving meals. She said that the use was similar to what is now being operated at 260 Summit, only 260 Summit is larger. _ Mr. Lanegr n asked if he participants were from out of town or the Twin Cities. Ms. Towner said they w re primarily from the Twin Cities. Mr. Lanegr n asked how 7ong the participants usually stayed at the retreat ce ter. Ms. Towner said that i the summer they sometimes stayed 4-6 days, but otherwise sually only part of a day. Hearing no further tes imony, Mr. Pangal closed the public hearing portion of the meeting h1r. Lanegr n moved den al of the determination of similar use permit based on t stimony and finding that the proposed use is not similar to the previo s use and t at the use is similar to a commercial use and not allowed in a residenti 1 zone. P1s. Surrrners seconded the motion which �passed on roll ca ote of 5 to 1 (Levy voting no). . Submitted y: 1 ` Approved by: ,�� i � /`�• �`�� . - � �� Fred S. Ha'der Jos h Pangal , Chairman �.: _ �, .. _� � � ' _ . , � ` ; � ; ; ' � '� ; ; ;1 ' �� _ � 1 i � � i 1 , `:� � ��1�� `� ZC,Ni�G . . .. .... ... ��,� , . �� , � ; -,� Ra sey ill Association .1'hu/�in�� I/ie� Ji�lurc� ��/'u hi.�lurir itc�i,��hhurhu�►d iit .ti��. /'au! May 1, 198 Zoning Co ittee City Hall St. Paul, 55102 Dear Zonin Committee: I wish to xpress the termined opposition of the Ramsey Hill Associatio to the req st to establish an executive retreat house at 2 6 Summit Av ue. Once again, the zoning committee is asked to assist a Summit Avenue property o ner in esta lis�hing a new and prohibited commercial use on the ave ue. The pr osal is the third ultimatum received for this prope ty in less an two years. The first proposal was styled as a"Europ an style hot 1." Investigation revealed it to be a straightfo ward hotel, European or not, with a public restaurant for 40 peo le. The arg ent was made that the house could survive only with his use. T second proposal argued that a bed and breakfast (a hotel or -3 use, according to city staff interpretation) was the on y possible se for the property. That proposal failed, as did the first, when scrutinized by neighbors. This third proposal also reque ts a hotel, although it is described as an "executive retreat ho se." The u e is, in essence, the same as the others. Individual , all 22 of them, rent roons, are served meals and liquor, and travel freely to a d from the property in their automobiles. The Ramsey Hill Associ tion bases its opposition on the following reasons: 1. T e zone in q estion is RT-2 (not RT-1, as in the staff report). P rmitted use in this zone, in addition to residences, i clude: 1) convents, rectories, and parsonages associated w.'th a church and, 2) private elementary, junior and senior amsey Hill As,� �iation. ��)ti Fl��lly� A��rnue, Saint I'aul, Minnctic�ta �5102 , . ,:•_ ,,:,.�,. ...._ � ! ' � ► � . ; � i , � � � � _ , , ,, � ; , ; �� j_ ��.'� j .. !� 1 � � � � ��/i� Zoning Comm'ttee May 1, 1985 Page T�ao -- hi h schools n t operated for profit. Neither of these pe mitted uses contemplates the commercial use of a pr perty for o ernight guests, meals, and the service of liquor -- a does the current application. 2. A etreat hous is most similar to a hotel, a use which is not permitt d until B-3. 3. A eterminatio of similar use in this instance will stand as precedent n t just for this property but for all properties in RT-2 zones hroughout the city. This fact demands that th city evalu te the general consequences of its decision be ore taking ction on this particular application. Th Ramsey Hil Association is aware of a second proposal fo another "e ecutive retreat house" slightly further to th west on Su it Avenue. A granting of the 266 Summit ap lication wo ld eliminate the need for a "D.S.U." for this se ond propert and other properties in RT-2 zones. Th's circumven ion of a necessary policy discussion should not be permitted t occur. 4. Th proposal b ore the Zoning Committee is unreasonably va ue. Definitions of the use are virtually nonexistent. Wi hout the ben fit of any written proposal from the applicant, th staff repor promises that residents, all of whom are "e ecutives," w'll "participate in a program of study and re lection." A d, furthermore, that they will conduct this activity i "a tranquil state." For the nearby ho owners, and for those homeowners throughout the city in oth r RT-2 zone , these promises are slight comfort. Con ersely, oth r developers, with their "tranquil" hotels, mus be rejoici g. 5. The staff repor argues that the Catholic retreat house for erly occupy ng 266 Summit is a use similar to the pro osed "execu ive retreat." In point of fact, the religious ret eat was �at est a marginally conforming use. The extrapolati n from it to a commercial facility goes far bey nd the inte tion of the "determination for similar use" pro ision in th zoning code. In fact� it sets a precedent for the entire ity. 1 _._ � � � i ; � ; � : ! � � I � , i } I ; � � � �� Zoning Co ittee May 1, 198 Page Three -- 6. An retreat fa ility should be reviewed by the Zoning Co ittee on a case by case basis. For each facilit,y, th Zoning co ittee should follow at least the fo lowing step : 1. The appli ant submits in writing a statement of intended urpose and use. 2. This purp se and use is evaluated by city staff, affected eighbors, and the zoning committee. 3. Concerns re committed to writing and translated by legal ounsel into restrictive covenants to be attached o the deed for the property. 4. These wri ten covenants are circulated to the affected eighbors and the zoning committee before the zonin committee is asked to vote on the proposal. --- 5. The coven nts, as in the case of 266 Summit, include at least he following items: a. no on or off sale of liquor at the site; b. off s reet parking is provided for all guests; c. the p rking is r�ot visible from the street; d. guest are limited to a specific number; e. meals are served only to guests; f. the f cility is not available for other social events; g. no si nage is permitted; h. the o ner of the property must live on the site. Owner hip is defined as at least a 307 interest in the p operty. i. �the p operty returns to the RT-2 zone designation upon upon he sale of more than 507. of the ownership of the p operty; j . the u e of the property is reviewed by city staff, in consu tation with nearby residents, every three years; � .. . � � � , I ; ; i � ; , � .�. i , �� { I i l ; i � � ; � - �� -�� Zoning Co ittee May 1, 198 Page Four -- k. The c venants run with the land; 1. The c venants are enforceable by the city and resid nts within 1,000 feet of the property; and m. Costs for a successful challenge under the coven nts are borne by the retreat owners. In addition the city s ould initiate steps to limit the density of "retreat ho ses" to at east one every 5,280 feet. CONCLUSION. The Zonin Committee should take no action until it has defin d "retreat house" as a new zoning classification and deter ined the appropriateness of this use in the several z ing areas. In no event should the Zoning Committee ake a decision on the current application without a ritten definition of proposed use and the written co enants which would control that use. Sinc ely, / � '� //• ! /�, ,�, i� '�.G'�.�"L'(... ��.�� - s Skri f President �. � . . � _r . �� . � � _ ; , : � � ; � , ;; , � t � . � ' �, - _ ' � ; _ ; " , , • , � g,�/f/� � city of saint paui planning missi n resolution � file number � � date WHEREAS, Emile R binowitz (# 133) has applied for a determination of similar use under the provi si ons of Se ti on 62.113 of the Sai nt Sai nt P aul Legi sl ati ve Code, to permit an executive retrea house in a RT-1 zoning district; and • ;JHEREAS, the Zon ng Co.��itte of the Planning Commission, on P�ay 2, 1985 held �a public hearing at :.hich all �ersons present �,�er: given an opportunity to be heard pursuant to said application in accordan e with the requirements of Section 65.300 of the Saint Paul Legislative Code and WHEREAS, Saint P ul Planning Commission, based on the evidence presented to its Zoning Committee at the public hear ng as substantially reflected in the minutes, made the follow�ng findin s of f act: 1. The proposed use is not imilar to tfie previous use (a religious retreat house �associated w th a house f worship) ; and 2. The use is s milar to a omnercial use and not allowed in a residential zone. NO�J, TNEREFORE, E IT RESOLV D, that the Saint Paul Planning Commission determined that the pro�osed use of the prop rt;� located at 266 Summit Avenue (NEIy 31 feet of lot 4 and all oT lot 2 and 3, Dayton a d Irvines Ad�. . to St. P aul , Blks 10, 83, and 31) is not similar to a use permitted i the RT-2 zone. moved by � . � � seconded y in f�avor . against - ��..w��=s�.o.b, .-,.r�aa:a.,.«wA:� �w S i .. �. ' � .. - ` . . . '� 1 , i . . ' . . � I . . • � � � . . . . . � � . . . , � � ; �S j � � 'i � i � � � � ` � 1 �� ' ( J ' I_- :_J,,. 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