278871 GTY CLERK ����
��� FINANCE
• �,DEPARTMENT C I T Y O F S A I N T �A U L COUf1C11
•� MAYOR File N O.
Co�n il Reso ti
Presented By I
Referred To Committee: Date
Out of Committee By Date
WHEREAS, Dykins Associates, Inc. applied to the Board of Zoning
Appeals from the variance from the strict application of the pro-
visions of section 62. 103, 6 (4) a and section 62. 104, 13, of the
Saint Paul Legislative Code pertaining to the minimum number of
off-street parking spaces and minimum area required for landscaping
for a bank to be located in a B-2 zoning district for property
which the applicant owned at the northwest corner of Burns and
Ruth; and
WHEREAS, Following a public hearing with notice to affected
property owners the Board of Zoning Appeals by its Resolution No.
9128, dated April 13, 1982, varied the parking requirements so as
to allow the construction of a bank with 5, 800 square feet of usable
floor area with 30 parking spaces and slightly less than 6� land-
scaping in accordance with the application for variance and site
plan which was attached and made a part of the Board's resolution; and
WHEREAS, Acting pursuant to the provisions of Section 64.205,
James Engelking and others duly filed with the City Clerk an appeal
from this determination made by the Board of Zoning Appeals request-
ing that a hearing be held before the City Council for the purpose
of considering the actions taken by said Board; and
WHEREAS, Acting pursuant to Section 64. 205 through Section
64. 208, and upon notice to appellants and other affected property
owners and also notice to Dykins Associates, Inc. , a public hearing
was duly conducted by the City Council on April 22, 1982, where all
interested parties were given an opportunity to be heard; and
WHE�tEAS, The Council having heard the statements made, and
having considered the variance application, the report of staff,
the minutes and findings of the Board of Zoning Appeals, does hereby
COUIVCILMEN Requestgd by Department of:
Yeas Nays
Hunt
Levine In Favo[
Maddox
McMahon
snowaite� - __ Against BY — —
Tedesco
Wilson
Form Approv d �y ' y Attor
Adopted by Cvuncil: Date —
Certified Vassed by Council Secretary BY .
`BV --
Approved by 17avor: Date _ Approved b Mayor_for Submission to Council
Sy - - — By
WHITE - CITY CLERK (��`�`�
PINK - FINANCE � �r�
CANARY -. DEPARTMENT COURCII , ,r I 1
BLU� - - MAYOR G I T Y O F S A I N T PA LT L File N O. '
Cou ci Resolution
Presented By ��l
Referred To Committee: Date
Out of Committee By Date
RESOLVE, That the Council of the Gity of Saint Paul does hereby
find and determine that the Board of Zoning Appeals did commit an
error in determining that variances should be granted based upon
the findings made by the City Council that the size of the property
owned by Dykins Associates, Inc. , is sufficiently large enough to
provide the required off-street parking spaces as specified by the
Zoning Code for a bank building of the size of 5, 800 square feet of
usable space. This finding is further based upon the fact that on
October 14, 1980 the Board of Zoning Appeals had granted a variance
allowing a bank to be built on the subject site consisting of 7, 940
square feet of usable floor area and the property at that time would
provide 56 off-street parking spaces. Therefore, based upon these
findings the City Council has deter�nined that the requirements for
a variance as set forth in Section 64 .206 (2) have not been complied
with nor met and therefore the variances as requested by Dykins
Associates, Inc. be and is hereby denied; and, be it
FURTHER RESOLVED, That the appeal of James Engelking and
others be and is hereby granted; and, be it
FURTHER RESOLVED, That the City Clerk shall mail a copy of
this resolution to Dykins Associates, Inc. , James Engelking, the
Zoning Ad�ninistrator, Planning Commission and Board of Zoning
Appeals .
-2-
COUIVCILMEN Requestgd by Department of:
Yeas Nays
H nt
L vin FIetC118r In FBVOr
ox �gy��g
M ahon �� __ Against BY
alter -
Nic�osia
ilso ���g)
T��o JUN 2 2 ��2 Form Approve b City ttom
Adopted by Council: w.�Uate — �
CertifiE:d P ss b Council S tar BY �
By
A d by ;Vlayor: te �UN 2 4 1982 Approve \ Mayor r Submission to Council
B _ w _ — BY
PU�„ISHF� JUL 31982
�. . �rss�
. .
March 25, 1982
�
_: _ , ;�
. .. . . . ._ ...
Mr. Larry Soderholm :. ' �'�� Q'
Zoning Administrator
City of St. Paul
Dear Mr. Soderholm:
As resid�:nts of the Burns �nd Ruth Avenue neigtrborhood, we
wish to appeal the decision on Zoning File No. 912R in which
a variance was granted to Dykins Associates, Inc. to reduce
ordinance required parking from 58 spaces to 30 spaces.
tde believe that the Zoning Board overlooked or was unaware of � �
several situations which are unique to this location. These
items are:
1. Proposed bank would be located on a small parcel of
land (24,000 sq. ft.) this i:� apprar.imately the size
of two average home lots in the ad�acent Scenic Hills
area.
2. To the west of the proposed bank is the Suburban
Avenue "Strip" which has a large number of fast food
outlets, an auto dealer, Byerly's grocery, La Belles,
Sears, 2 restaurants, a Target discount store, and
numerous other small businesses which generate
substantial traffic with limited access streets. This
large complex is only accessible by 3 major inter-
. sections; White Bear - Suburban, Ruth - Suburban, and .
Burns - Ruth. The proposed bank is to be located on
the northwest corner of the Burns - Ruth intersection
and would compound traffic problems with inadequate
on-site parking.
3. East bound traffic from this shopping complex cannot
enter the I-94 Freeway on Ruth Street and the logical
freeway access is to proceed south on Ruth and east on
� Burns to enter the I-94 Freeway at Burns and McKnight.
This generates additional traffic with the many eastern
Minnesota and Wisconsin customers who patronize this
shopping area.
. . � � � 1 � �I/
4. The roadway on Ruth Street adjacent to the bank ,
between Suburban and Burns has a grade approaching
5 per cent. This particular area has higher than
normal incidence of traffic accidents during the
winter season. -
5. Close scrutiny of the 30 proposed parking spaces
will show that it would be impossible to utilize
. many of the spaces if drive-through banl;ing lanes
' are being used.
6. Use of on-site parking by employees will greatly
decrease parking available for customers of this
proposed full-service bank main office.
7. It seems reasonable to assume that with a large
� . employer such as 3M in the area substantial check
cashing on paydays would aggravate traffic in the
area. •
Based on the above points, we wish to appeal the dec.ision on
Zoning File 9128. We are strongly opposed to the granting
of a variance in this case.
Sincerely yours,
.
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� � . . 2'788`71
city of saint paul
board of zoning appeals resolution . ,
zoning file number 9,2$
date A�r;, 13. ,9g2
WHEREAS, DYKINS ASSOCIATES, INC. , has applied for a variance from the
strict application of the provisions of Sections 62.103, 6(4)a and
62.104, 13 of the Saint Paul Legislative Code pertaining to minimum number
of off-stree� parking spaces and minimum area given to landscaping for a
bank in a B-2 zoning district; and
WHEREAS, the Saint Paul Board of Zoning Appeals conducted a public hearing
on March 23, 1982, �ursuant to said appeal in accordance with the require-
- ments 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 attached
hereto, made the following findings of fact:
1 . Strict application of the regulations would result in exceptional
practical difficulties to the owner of property at the northwest corner
of Ruth and Burns , as distinguished from mere inconvenience, by reason � �
of the greater amount of service provided through , and hence greater
� use of, drive-up teller stations and electronic funds transfer, in this
case resulting in less need for off-street parking.
2. That the applicant intends to intensively landscape an area equal to
slightly less than 6 percent of paving; construct a screening wall to
buffer the bank from adjacent property on the north, west, and
partially the south side of the site; and handle all stormwater entirely
on site.
3. That granting the variance would not impair an adequate supply of light
and air to adjacent property, or unreasonably diminish or impair
established property values within the surrounding area, or in any
other respect impair the public health, safety, or welfare of the
� inhabitants of the City of Saint Paul . '
4. That the variance request is not based primarily upon a desire to
increase the value or income potential of land.
NOW:� THEREFORE, BE IT RESOLVED, by the Saint Paul Board of Zoning Appeals
that the provisions of Sections 62.103, 6(4)a and 62.104, 13 be hereb,y
waived to allow construction of a bank with 5,800 square feet of usable
m ove d by Ms. Summers Decisions of the Board of Zoning
s e c o n d ed by _ Appeals are final subject to appeal
Mr. Peterson to the City Council within 30 days
in favor 7 by anyone affected by the decision.
against �
Mailed y-i� -Y � -�,{�
ci#y of saint paul .
board of zoning appeals resolution . ,
zoning file number 9128
da�e Apr;, 13, ,98z
floor area with 30 parking spaces and sliqhtly less than 6 percent landscaping
in accordance with the application for variance and the site plan attached
hereto.
�
moved by Ms . Summers Deci si ons of the Board of Zoni ng
Appeals are final subject to appeal
seconded by Mr. Peterson _ to the c;ty cou►,c;t ��; tn;� 3o days
i n favor � by anyone affected by the deci sion.
against o
. . � � 2'788'71
- MINUTES OF THE MEETING OF THE BOARD QF ZONING APPEALS IN
CITY COUNCIL CHAMBERS, ST. PAUL, MIIvNESOTA, MARCH 23, 1982
• .
PRESENT: NYnes. Morton and Summers; Messrs. Grais , Kirk, Osborn , and Woods
of the Board of Zoning Appeals ; Mr. Segal , Assistant City Attorney;
Ms. Lane of the Division of Housing & Buildinq Code Enforcement ;
Ms. Beseman, M r. Haider, and Mr. Soderholm of the Planninq Division
Staff. -
ABSENT: Messr. Peterson.
The meeting was chaired by Gladys Morton, Chairman.
DYKINS ASSOCIATES, INC. (,#9128) : Variance of required parkinq spaces on
vacant land located at the northwest corner of Burns and .Ruth.
� The appellan� was pr�sent. There was opposition p resent at tfie hearing.
Mr. Haider showed slides of the site and reviewed the staff report with a
recommendation for approval .
Mr. Soderholm stated that zoning staff believes that the parking requirements
in the Zoning Code for banks has become out of date because of new banking
practices. Staff discussed bank parking with Barton-Aschman Consultants and � .
. according to the standards they recommend for other communities , 30 parking
spaces for a bank of this size is right on their national standa rds.
Don Aschbrenner, P resident of the bank, p resented a booklet with detailed
information on their proposal , drawings , and site plans.
Phil Blasho, representing Dykin Associates Architects , stated that on their
previous proposal submitted in l;'80, the building was located on the southeast
corner which extremely blocked the view of the Scenic Hills Shopping Center
and was very cicse to the lot lines Burns and Ruth. Because of cost
restrictions and the size of the project, the present proposal has been
greatly scaled down. The building is located to the northwest and is partially
submerged underground in order to make better use of maneuverability for the
drire-in banking facilities. They will be providing over 6� landscaping for
the site; they plan to do extensive landscaping in the areas they do have.
� They will also have catch basins to provide for water runoff and flow restrictions
to meet the requirements of the Sewer Engineer.
Mrs. hlorton asked about the hours of the bank. Mr. Blasho explained that
basically their hours would be from 7:00 a.m. until 6:00 p.m. and Saturdays
until noon. The actual lobby hours may be somewhat restricted depending on
the p� blic attitude and the acceptance of f�rther use of electronic and cash
machi��es.
James Engelking, Sr. , 2041 Burns , spoke in opposition. He stated that originally
when the highway was put in, an eastbound exit was planned on Ruth. There is
no eastbound exit on Ruth; Burns is used as an eastbound on-ramp to the freeway.
There is a substantial amount of traffic in the area and an exit or entrance
on Ruth, especially in the winter, would cause additional traffic problems.
In addition, the number of parking spaces would be drastically reduced during
the winter.
�
Dykins Associates , Inc. (#9128) Page 2
Toni Baker, District l , reported that the Council voted unanimously to
oppose the variances and the traffic cut on Ruth. She stated that most, if
not all , of the banks referred to in the staff report are branch banks. The
proposed bank is not a branch bank; this bank will be their beadquarters.
With electronic technology, they say that banking is changing but people are
not using it. The site has no immediate adjacent land to lease for employee
parking, and developers should not be exempt from parking requirements on
the basis that• they are going to put their employees elsewhere. She questioned
how useful the parking spaces would be that backout into the drive-up lanes
and the ability of the site to absorb water.
Mr. Aschbrenner stat�d that only 1 of the 4 banks mentioned in the staff
. report is a branch bank, the other 3 are full service banks. He also stated
that they are' negotiating for off-premise parking for their employees .
Hearing no further testimony, Ms. Morton closed the public hearing portion
of the meeting.
There was discussion regarding employee parking.
Mr. Soderholm reported that Barton-Aschman Consultants stated that 30 parking � �
� spacesare adequate for this site which includes both employee parking and
customer parking. Staff feels there is not going to be a parking overflow
into the neighborhood with a bank of this size.
��r. Grais made a motion to approve the variance request based on findings
1 through 9 of the staff report. Ms. Summers seconded the motion. The
motion passed on a roll call vote of 5 to 1 with Ms . Morton voting against
the motion.
Submit ed by: App,r.oved by: -
, f` . / �. �,�;� ��
:/' �
i>��� �
Fred S. Haider � Gladys Morton, Chairman
• ZOiJING STAFF REPORT 2,�88,�1 i
�.
l . :��'?l1CAI�T: DYKINS ASSOCIATES, INC. DATE OF NEARIt�G �i��g2
. 2, , , , , , , , , , , , , , , CLASSIFICATION . . . . . . . . . . . . . . .
�:���F�EtJT PLAF�rrI��G 8 ZONING COh11�1ITTEE BOARO OF ZOt11t�G APPEALS .
:<�;zoning ❑ Vartance �
S;:�ecial Co.ndition Use ❑ Administrativ�e Review ❑
����termination of Similar Use ❑ Other ❑
Change of Nonconforming Use ❑
Other � �
3. LOCATION: Vac�i�t land (Nor�r;west corner Burns and Ruth)�. �
4. LEGAL DESCRIPTION: Southerly 192' of Lot l , Block 18, Scenic Hill
5. PRESENT ZONING: B-2 ZONItJG CODE REFEREP�CE: Section 62.103, 6(4)a
62.104, 13
6. STAFF INVESTIGATION & REPORT: DATE 3/12/g2 BY Fred S. Haider
A. PURPOSE: Variance of required parking spaces. The Ordinance requires 58 parking
spaces; the applicant proposes 30 parking spaces.
B. FRONTAGE & AREA: 192' frontage on Ruth Street by 125' fronting Burns Avenue for a
total of 24,000 square feet of vacant land area. Proposed bank includes 9,170 sq. ft.
of total floor area with a total usable area of 5,800 square feet.
C. SITE & AREA CONDITIONS: The parcel contains vacant land on a corner lot. Surrounding
lar�d uses include:
North - Commercial (retail )
East - Single-family residential
bJest - Corr�nercial (Scenic Hills Shopping Center)
South - Multi-family residential
D. ORDIyANCE CITATION: Section 62.103 Subd. 6 paragraph 4(a) requires one parking space
for every 100 square feet of usable floor area of a bank. This requires 58 spaces for
a bank with 5,800 square feet .of total usable area.
Section 62. 104 Subd. 13 requires one square foot of landscaped area for every ten square
feet of paving.
E. ZONING HISTORY: On October 14, 1980, the Board of Zoning Appeals granted a variance
from 80 parking spaces required to 56 parking spaces proposed, a variance, request of
24 spaces for a bank of 7,940 square feet of usable floor area. Staff recommended
denial : Presently, applicant proposes to reduce the size of the bank to 5,800 sq. ft.
of usable floor area. Fifty-eight parking spaces are required; applicant now proposes
30 parking spaces, a variance request of 28 spaces.
F. FIPJDII;GS:
l . The variance requests are based on the relative shallowness of the property which
limites placement of a bank building, landscaping, parking area, drive-through
lanes , and adequate vehicle maneuvering area on site. In addition, the severe
limitation on access to ruth Street takes away many design options for commercial
development at this intersection.
2. Strict application of the Code regulations will result in exceptional practical
difficulty as distinguished from mere inconvenience. The bank proposes three
drive-through lanes now and potentially will have five d�•ive-through lanes , and
has stacking space for 24 cars. The drive-through customers do not need parking
spaces , and the drive-through stacking spaces , in effect, substitute for customer
parking spaces.
3. The variances can be granted without substantial detriment to the community or to
the intent of the Code. The site is located 2 blocks from the Ruth Street
interchange with I-94, and carries 900 peak hour vehicle trips south bound between
�uburban and Burns Avenues . The neighborhood has expressed concern about traffic
safety on Ruth Street. The developer proposes a right turn only (southbound)
secondary exit onto Ruth Street as the bank's only access to Quth Street.
i . St. Paul Department of Public IJorks considers Ruth Street and Burns Avenue to
have the capacity to carry additional traffic resulting from development in the
area. Eurns Avenue could carry up to 4 t�mes the present peak hour flo:r; Ruth
Street could carry up to 3 times the present peak hour flo�•�.
DYKINS� ASSOCIATES, INC. (#9128) STAFF REPORT Page 2
- F. f IfdDINGS CONT'D.
5. Modern banking practices such as electronic funds transfer and extended hours
of customer use tend to spread parking need over time and r�duce the number of
spaces . required. '
6. For comparison purposes , staff called 4 metropolitan neighborhood banks with drive- �
through banking facilities. The ratio of parking spaces required by code to the
number of parking spaces provided are as follows :
Bank Spaces Required Spaces Provided Percent
Western State Bank 96 48 50�
Metropolitan Bank (Mpls. ) 70 40 579�
Summit Bank (Phalen) 50 32 649�
First Bank (Battle Creek) 40 27 67�'
7. The Zoning Code requires landscaping equal to 10 percent of the hard surface
area on site. The applicant proposes a landscaping area equal to slightly less
than 6 percent of the hard surface area. While the amount of area given to
landscaping is less than Code requires , the applicant proposes to satisfy the
spirit of the Code by: 1 ) intensive planting on the areas given to landscapinq;
2) provide a screening wall to buffer the facility from adjacent property on the
north, west, and partially the south side of the site; and 3) manage storm water
entirely on site.
8. The variances can be granted without substantial detriment to the neighbors' supply.
� of light and air, health, safety or property values.
9. � The request for variances is not based primarily on a desire for• economic gain.
G. STAFF RECOMMENDATION: Based on findings 1 through 9, staff recommends approval of
the variances.
' .� � �
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I
�C�::�v� BOAFD
APPLICATION FOR ZONING ORDINANCE VARIA CE � ,i �
� << � '
CITY OF SAINT PAUL
A VARIANCE OF ZONING CODE CHAPTER�,S�CTION » PARAGRAPH,�=�G�..
IS REQUESTED IN CONFORMITY WITH THE POWERS VESTED IN THE BOARD OF ZpNING AP-
PEALS TO PERMIT THE .�it'rT� r_ � >.-,.- r-'' .
--- ✓�,----'C— l�i�c"..i� .
DESCRIBED BELOW. ON PqOPERTY
A. Applicant; NAME:��f//tf� � -,-
A � l� r F S �� ►� �t��
• � �' �r'!7�'r-r
ADDRESS I� yn� ' t
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DAYTIME TELEPHONE NO.�,�l�- 3?:�i? � � / '
1. Property interest of applicant: fowner,contract purchaser,etc.) Z�P CODE.>�4[.:,�
,`'-����v Nf�.,�4�E.r.���c% CJ�c�pa��i;cn� I
2. Name of owner (if different►M� � I
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B. Property Description: ADDRESS
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1. Legal description: LOT f ji r-!,�,^,, Fi`„_,/,^s I
/ BLOCK � ADD. /1,^ �
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2. Lot size: �7 L. �: ��S '
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. 3. Present Use �/;;c;. _, , - � , � I
Present 2oning Dist. f'; �
C. neasons tor Request: '
1. Proposed use 6,aNK���
24 N,2 �, r�-I B�,✓� �,u�T'y s n,¢�✓c-�it/ t..��t/�s �
-___._
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What physical characteristics of the property prevent its being used for any of the permitted usea
� in your zone? (topography,soil conditions,size and shape of lot,etc.) '
� S�ZE oC LoT i
\
' �
�• State the specifiC variation requested,giving distances where appropriate,
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:_4. Explain how your case conforms to each of the following:
,. a. That the strict application of the provisions of the Zoning Ordiance would result in peculiar
or exceptional practical difficulties,or exceptional undue hardships, �' ' ^
��`%�i,�G i4.eE Ei�,t,�cs;EJ r� U�� � ..,_s !'�i,,;
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F b. That the granting of a variance will CASHIERS USE ONLY
not be a substantial detriment to
- 'V public good or a substantial impair- - . " . - I
- ment of the intent and � �
purpose ot ,
the 2oninp Ordinance.„��G,�.��.7
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NOTE: THIS WILI NOT 8E PROCESSED WITHOUT A COMPLETE SITE PLAhI �
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L.EGEND
; APPLICANT DYKINS ASSOCIATF�- ING. -- � � ,,,,_ ZONING DISTRICTi BOUNDAR'r
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; ` e[:111d �UBJECT PROPERTY
� Pt;RPOSE Variance of requred parking space� �
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' pATE March 23 1982
; o e � CC��:Rr„ERCIAL
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3
S �'. Pf�UL Ct �' � CO�E� Ctl.
�U �LIC � E �� l��� f� �� IC�
Z��If��
To property owners within 350 feet of subject F(L E N O. 9128
property; representatives of the bistrict 1
Communi ty Counci 1 . PAGE
���P�S E Appeal to Ci ty Counci 1 a Board of Zoni ng Appeal s deci s i on
to waive Sections 62.103, 6(4)a and 62.104, 13 to permit
� construction of a bank with 30 parking spaces and slightly
less than 6% landscaping.
E-�C���a� Vacant land on the northwest corner of Ruth and Burns.
R E T I T�O�E R JAMES ENGELKING
h{E�[��{�(= Thursday, APRIL 22, 1982 10:00 A.M. "
Cit� Council Chambers, 3rd Floor Cit�� Hall - Court House
Q U E S T 10�!S Zoning 298-4154 (Fred Haider, 292-6226)
Contact the Zoning Section of the Planning and Economi�
Development Department, Room 1101, City Hall Annex,
25 W. 4th Street, St. Paul, MinnesoLa 55102
�:otice sent April 9, 1982
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