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_�:�"��T• �::.: ������ CITY OF SAINT PAUL
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_; � � OFFICE OF THE CITY ATTORNEY
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`°@ '="-u° �� EDWARD P. STARR, CITY ATTORNEY
�,,. ,� 647 City Hall, Saint Paul,Minnesota 55102
, 612-298-5121
GEORGE LATIMER
MAYOR
October 21, 1980
Councilwoman Joanne Showalter
Room 713
CITY HALL
Dear Councilwoman Showalter:
In reference to the October 21st Council meeting on the appeal
from the Planning Administrator's approval of the site plan for
the proposed building to be constructed on the west side of Park
Street between Sycamore and Acker,,, you have requested the advice
of the City Attorney whether the �'evidence presented to the
Council would support a reversal of the site plan approval.
The facts as presented to the City Council are as follows:
The subject property is zoned for industrial use. The owner of
the property intends to relocate his business to this location,
and for that proposes to construct a building and adjacent parking
lot. The proposed site is presently zoned for industrial purposes,
having been rezoned from its predious residential zoning classifi-
cation as part of the 1975 Comprehensive Zoning Code.
The proposed industrial use is a permitted use as specified by
the present zoning ordinances, but prior to obtaining a building
permit, the owner is required to submit building .plans to the
Planning Commission for "site plan review" .1 Section 62. 108
requires a site plan in this case because off-street parking
must be provided. The scope of site plan review is set forth in
Section 62.108 (c) , a copy of which is attached.
In the present case, the owner did submit a proposed site plan,
and has modified .it ta provide for the changes requested by the
Planning Coordinator. Having obtained site plan approval, the
owner has obtained from the City all necessary building permits.
1 Site plan review has been delegated by the Planning Commission
to the Planning Coardinator pursuant to Section 62 .108 .
��w����
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Councilwoman Showalter
Page Two
� October 21, 1980
An abutting land owner appealed the Planning Coordinator's site
plan approval to the Board of Zoning Appeals under the provisions
of Section 64.203, alleging that the Coordinator committed error
in granting such approval. The Board's power of review is set
farth in Section 64.205 (copy attached) . The Board, following
a public hearing, determined that the Planning Coordinator did
not commit any error in carrying out the provisions of the
zoning ordinance, nor that any error of fact or procedure existed.
This decision of the Board was then appealed to the City Council.
The Council was presented with the records, minutes and resolution
of the Board, and has taken additional testimony from all interested
parties. �.��
The posture of the City Council now is to determine whether the
Board ' s actions are supported by the facts and whether the Planning
Coordinator has committed error in approving the site plan.
Section 64.205 defines the power of the Council in reviewing
administratiVe decisians.
The appellant claims that the Planning Coordinator has committed
an error in approving the site plan, but has failed to identify
any specific error. The only reason stated for reversal is that
in their opinion the property was rezoned to an industrial desig-
nation in 1975, and they now want the City Council to rezone the
property to residential.
The allegation that the property should not be zoned for industrial
uses does not allege any error on the part of the Planning Coordi-
nator in approving the site plan. The proposed use is permitted
by the present zoning, and no facts have been presented by
Appellants to establish their claim that error in carrying out
the provisions or procedures of the ordinances has occurred.
Based on the lack of any evidence to support the appellant' s claim
of error, it is our opinion that the record will not justify
granting of the appeal and reversal of the actions of the Planning
Coordinator.
Ve y ruly your ,
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�'li/'�-- '
ROME J. S��GAL.
Assistant City Attorney
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encl.
cc: Mayor Latimer
City Council
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62.107 PLANT MATERIAL - GREEN6ELT:
� Whenever in this Ordinance a greenbelt of planting is required, it shail be
planted within one hundred eighty (180) days from the date af issuance of a
certificate of occupancy and shall thereafter be.maintained to provide a
screen to abutting properties. Suitable materials equal in characteristics to
the plant materials listed in Appendix C with the spacing as required shall
be provided.
a. Plant material spacing: �
(1) Plant materials shall not be placed closer than four (4) feet from
the fence line or property line.
(2) Where plant materials are planted in two or more rows, plantings shall
be staggered in rows. .. .
(3] Evergreen trees shall be planted no more than thirty (30) feet on
centers.
(4) Narrow evergreens shall be planted not more than three (3) feet on
centers. �� .
(5� Deciduous trees shall be planted not more than thirty (30) feet on
centers.
(6� Tree-like shrubs shall be planted not more than ten (10) feet on
centers.
C
(7) Large deciduous shrubs shall be planted not more than four (4)
feet on centers.
62.108 SITE PLAN REVIEW (ALL DISTRICTS)
a. A site plan shall be submitted to the Planning Commission for review and
approval for the following uses:
(1) Principal Uses Permitted Subject �o Special Conditions in all districts.
(2) Any other use or development for which the submission of a site plan
is required by any provision of this Ordinance.
(3) Any development, except one-family and two-family residential , but
including townhouses, for which off-street parking areas are provided
as required in Section 62.103 Parking Requirements.
(4� Any industrial use in an I-1 , I-2, or I-3 District abutting a Residence
Distric t.
(5) Any use which abuts to a major thoroughfare.
(6� All residentially related uses permitted in one-family districts such
�
as, but not limited to: churches, schools, and public facilities.
�
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b. Every site plan submitted to the Planning Commission, in accordance with
the requirements of th�s Ordinance shall contain such information and be
in such form as the Planning Commission may prescribe in its rules. Said
rules may provide for a delegation of authority to the Planning Coordinator of�
the City of St. Paul of all powers and duties granted to the Planning
Corr�nission under SECTION 62.108, and such ru�es will be filed with the
Office of the City Clerk. No site plan shall be approved until same has
been reviewed for compliance with the standards of all applicable ordinances
of the City of Saint Paul . �
c. In reviewing the site plan, the Planning Cor�nission shall consider:
(1) The location and design of driveways providing vehicular ingress to
and egress from the site, in relation to streets giving access to the
site, and in relation to pedestrian traffic.
(2) The traffic circulation features within the site and location of
automobile parking areas, and may make such requirements with respect
to any matters as will assure:
(a) Safety and convenience of both vehicular and pedestrian traffic
both within the site arnd in relation to access streets.
,�;
(b) Satisfactory and harmonious relations between the development
on the site and the existing and prospective development of
a6utting land and adjacent neighborhoods.
(3) The arrangement of buildings, uses and facilities�of the proposed
development in order to assure abutting property and/or its occupants ��:
will not be unreasona6ly affected.
(4) The Planning CoirBnission may further require landscaping, fences, and
walls in pursuance of these objectives and same shall be provided and
maintained as a condition of the establishment and the continued
maintenance of any use to which they are appurtenant. -
(5� In approving the site plan, the Planning Commission may require
marginal access drives where such marginal access drives are necessary
for safety.
62.109 RESERVED FOR FUTURE USE
(Entire existing 62.109 to be Deleted)
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f'`"�- 25 West Fourth Street,Saint Paul,Minnesota,55102
GEORGE LATIMER 612-298-4151
MAYOR
October 2, 1980
Rose Mix, City Clerk
Room 386 City Hall
Saint Paul , Minnesota 55102
Re: Zoning File No. 8696 - John Fillius
City Council Hearing: October 9, 1980 at 7:00 P.M.
Dear Madam:
This is written in response to the appeal of John Fillius and the Oistrict Six
Planning Council to a decision of the Board of Zoning Appeals to deny their
appeal of the Planning Administrator's approval of a site plan proposing a chrome
plating shop for a vacant lot on the west side of Park Street between Sycamore and
Acker, in an I-1 Industrial Zoning District.
Based on the current I-1 zoning, under which metalplating is clearly listed as a
permitted use, and after changes in the layout of parking spaces , reduction in
the size of the building, and the addition of landscaping and an obscuring wall
in order to make the proposed development more compatible with adjacent land use
in response to Planning Division concerns , the Planning Administrator approved
the revised site plan on June 26, 1980.
The Board of Zoning Appeals conducted a public hearing on the appeal of
John Fillius and the District Six Planning Council on July 22, 1980, and passed
a motion that the Planning Administrator coirrnitted no error of fact or procedure
in approving the site plan for a chrome plating shop on a roll call vote of
4 to 2.
This matter is scheduled for hearing before the City Council on October 9, 1980
at 7 :00 p.m. Please notify me at least by October 8, 1980 if any member of the
City Council wishes to have slides of the site presented at the City Council
public hearing.
Sincerely,
Allan L. orstenso
City Planner
ALT/cc
Attachments
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city of saint paul
board of zoning appeals resolution
zoning file number 86g6 -___
date Au us t ,2., ,9�0 ;
WHEREAS, JOHN FILLIUS has applied for Administrative Review under the
provisions of Section 64.205(a) of the Planning Administrator's approval of
a site plan for a chrorne plating shop in an I-1 zoning district; and
WHEREAS, the Saint Paul Board of Zoning Appeals conducted a public hearing
on July 22, 1980, pursuant to said appeal in accordance a�ith the require-
ments of Section 64.203(a) 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 . That in 1975 the site, and the surrounding area, was rezoned I-1
Industrial as part of the citywide zoning change, creating nonconforming
status for a number of existing houses.
2. That the property is currently zoned I-1 , under which the proposed
plating shop is a permitted use and the existing residential uses are
nonconforming. Under the present zoning, a residentia� structure can
not be built on the site.
3. That based on the current I-1 zoning, and after changes in the layout
of parking spaces , reduction in the size of the building, and the
addition of landscaping and an obscuring wall in or•der to make the
proposed development more compatible with adjacent Tand use in response
to �lar�ning Division concerns , the Planning Administrator approved the
revised site plan on June 26, 1980.
NOW, THEREFORE, BE IT RESOLVED, by the Saint Paul Board of Zaning Appeals ,
that the Planning Administrator conunitted no error of fact or procedure in
approving a site plan for a chrome plating shap to be located on the west
side of Park Street between Sycamore and Acker, in an I-1 Industrial
Zoning District.
m oved by Ms. Summers Decisions of the Board of Zoning
SeCOI1dE'd b�/ _ Appeals are final subject to appeal
Mr. Peterson to the City Council within 30 days
by anyone affected by the decision.
i n favor �
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MINUTES �OF TH� ME�TING OF THE BOARD OF ZONIN� APPEALS IN
� CITY COUNCIL CNAMBERS, ST. PAUL, MINNESOTA, JULY 22, 1980 �'��:���
PRESENT: Mme. Summers; Messrs. Grais, Kirk, Parrish, Peterson and Woods
of the Board of Zoning Appeals; �4r. Jerome Segal , Assistant City
Atto�ney; Ms. Wendy Lane of the Division of Housing and Bu_ilding
Code Enforcement; Ms. Beseman, Mr. Jung and Mr. Torstenson of the
Planning Division Staff. ,
.
A�SENT: Mme. Morton.
� �
The meeting was chaired by Samuel Grais , Vice-Chairman.
JOHN FILLIUS (#8696): Administrative Review of the decision of the Planning
Rdministrator to approve a site plan for Chrome Plating Shop located on the
west side of Park between Sycamore and Acker.
The appellant was present. There was opposition present at the hearing.
John Fillius, 757 Park Street, presented a petition signed by neighbors in
opposition to Chrome Plating. He stated the area is predominantly residential ;
the homes in the area are predominantly homesteaded as opposed to rental
property. District 6 Planning Council submitted plans for the area and the
area adjacent to the property in question is an ITA area. If industrial
encroachment is allowed, he felt it would be detrimental to tF�e area and would
be wasting ITA funds. The trafic on Park Street �vould be increased whether the
applicant used the alley or not because anyone looking for the address would
have to come down Park Street fo find it. He said .allowing �his use would be
opening the door for further industrial encroachment.
Dick Goebel , District 6 Chairperson, said the area tvas zoned residential in
1974 and in 1975, under the citywide rezoning, was rezoned to light industrial .
Immediately after it was rezoned, they hegan to address the land use issue,
realizing the great confusion in the area. In the land use package they sub-
mitted, and also tr�e 40 acre study they requested, they wanted to clarify
what lines should be drawn and what uses should be permitted. If Chrome
Plating is allowed to intrude now, it becomes very difficult because it will
stand there. He felt the 40 acre study should be accomplished and together �
with the businesses that exist there now and the residents of the area, this
matter should be dealt with.
Mike Mulroni sp�ke in behalf of Tom's Chrome Shop. He said they are conforming
on four sides to industrial use. The building is about 1400 sq. ft. , with twa
employees which includes the owner and two automobiles. It is not a retail
business; it is done on a piece meal basis. He felt the use in the neighborhood
was a very good one and it is allowed on the parcelin terms of the Zoning
Ordinance. They have a building permit, they have an excavator, they have a
client that has a deadline to move out of the building he is presently in.
Everything has been approved and they are ready to start construction. .
Mr. Parrish asked when the property was purchased for this purpose and if a
delay would constitute a hardship on the part of the owner?
Mike Mulroni stated the property was purchased late in May, the drawings have
been completed, everything has been enc�ineered; the electrieal , mechanical
and structural engineers as well as the soil engineers and surveyors have
been paid.
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JOHPt FILLIUS (#8696) � PAGE 2
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• . Ken Tachida said he was the previous owner of the property and when he bought
the property he checked with city departments and it was zoned industrial.
Distric� 6 had sent him nothing on the property and he presented a petition
with 11 names, 3 that were not within 350 feet of the property in question.
Dick Goebel commented that at the time this was brought to the attention of
the District Council , they immediately indicated they were in the process of
asking for a 40 acre study. The land use plan was submitted and they were ;
aware that the District Cauncil had some concerns for the whole area.
Tom Dubak, onwer of Tom's Chrome Shop, said he has moved three times since he
opened� four years ago. His business is very small and everything he owns is
tied up in this.
Hearing no further testimony, Mr. Grais closed the public hearing portion of
the meeting. �
Mr. Torstenson reported that the target date for completion of the District 6
Land Use Plan adoption by City Council would be 3 to 4 months and the
40 acre study would probably be another 4 months which would make .it 7 to 8
months from now. �
Mr. Parrish made a motion that the Planning Administrator committed no error
of fact or procedure in approving a site plan for a chrome plating shop based
on staff findings 2, 5 and 9 of the staff report. hir. 4loods seconded the
motion. The motion passed on a roll call vote of 4 to 2 ��ith Ms. Summers and
Mr. Kirk voting against the motion.
Submitted by: Approved by: �
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Allan L. iorstenson , Gladys Mor�o►�, Chairman
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� September 16, .1980 , , � .
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. Mr. Paul Desch �
� !'inance Department ' - '
� ' �ltoom 218, City� Hall �
� Dear, Sir: . ,
, The City Couneil set a date oP hearit�g for October 9th� 1980 eit �
� 7:00 �.M.� in� the Council Chambere to consider the appeal of the .
Distr�ct 6 Plann�ng Council to a d�ciaion o� t,h'e $oard of 2oniri�
Appen].a aPtecting property on Park St� Between 8yca�torc and .
Acker �6t.� aka Lot �, �Block 2� Jilson•a Snbdivision oP Lots -
, 3 thru, 10, Guerin•s �h,it Lots. �ill you please aend notices� to .
property owners as. required by law? � . '
� � . , Very truly yours,�
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, , � . Rose Mi� � . '
, • 1 - CiLy Clerk ,
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�$u,pervisor oP Bldg. � Code Enloreement . ,
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� district six �lannin council 5��4 ����
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DATE: September 8, 1980
T0: St. Paul City Council c/o City Clerks Office
FROM: John Fillius, Local Resident
District Six Planning Council
RE: Request for Public Hearing, Appeal of Board of Zoning Appeals Decision
The District Six Planning Council requests a City Council public hearing
appealing a decision of the Board of Zoning Appeals. On July 22, 1980
the Board of Zoning Appeals heard District Council and neighborhood
testimony asserting that the Planning Commission had erred in "signing-
off" on a site plan for a proposed industrial building in District Six.
The Board of Zoning Appeals resolved that the Planning Commission had
not erred. The District Council desires to appeal this decision. Supple-
mentary materials are attached for your information and for distribution
to City Council members.
The District Council also requests that the public hearing date be es-
tablished in the evening. Many residents cannot get off work during day
hours to attend City Coucnil meetings.
Please find the required $50.00 filing fee enclosed.
Thank you for your consideration in this matter.
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MEMORANDUM
T0: St. Paul Planning Department ,
FROM: District Six Planuing Council
RE: Site Plan Review, Chrome ,Plating Shop on Park St. between
Sycamore and Acker Streets. Lot 5, Black 2 Jilson's Subdivision
'of Lots 3, 4, S, 6, 7, 8, 9, and 10, Guerin's Out Lots
The District Six Planning Council has been involved in the rade-
velopmeat of this area of District Six for a number of years. It is
an area of vague zoning boundaries, indistinguishable by presen,t uses.
Tbe Diatrict Siu Planning Council �ust recently completed a land
use study of District Six whereby this specific area is recommended
for no additional iudustrial expansion, rather residential developaent .
shculd occur. (see supportiag documents) Other pertinent poinLs;
1. The area directly tarth of Sycamore St. is an ITA targeted for ;
exteasive housing rebabilitation. .
2. A vacant piece of land on the south side of Sycamore St. hetweea -
Rice and Park Stzeets ie curreatly being exa�ained by a developer
�or tbe ereCtioa of a 4-plex. Ttiis piece of land is zon�l tesideuti�l.
3. p].1 parcela of laad on the west side of Park Street with the ex-
ception af the lot i.0 questioa, are develqped as residential. lota.
� L�ot S is between two lwiaes. �
4. This eatire stretch of land along the Burlington Northern R�ilroad
tracks stretching from &ice Street to 3ust east of Jackson is po-
"'. tentially the target of •a 40 acxe study, to be iaitiated by the
District Six Pla�ing Councll. Changes of zoning may occur �t the ,
coacluaioa �E the study. �
The District Six Planning Council dQes not feel this singular parcel
of land measuring 38 feet wide would be most practically or benef icially
developed with an industrial use at this time.
\ � ��A�1 I /
. . .
�, . � 7� ���
' district six �lanni council j���
I DATE: Moaday, July 7, 1980
T0; 8oard of Zoning Appeals
FROM: John Fillius, Abutting Property Owner
District Six Planning Council
RE: � Admiaistrative xeview of Planning Com�ission decision in reference
to Zoning Text, Section 62..L08 (c) (2) (b) which states;
(c) "In reviewiag the site plan, the Planning Commisslon shall coasider
(2) the traffic circulation features within the site and location .
of sutomobile parking areas, and may make such requiremente with
respect to any matters as will assure: (b) satisfactory and t�rmon- '
ious relationa between the development on the site and the existing
and prospective development of abutting_ land and ad�acent neighbork►oods.
PROPERTY IN QUESTION: West side of Park street, Lot S, Block 2,
Jilscn's Subdivislon, Guerin°s Out Lots
The District Six Planning Council, in conjunction with John Fillius, neighbor-
hood spolcesperson, request that the Board of Zoning Appeals review the decisioa
of the Zoning Divisioa of the Planning Department of St. Paul pursuant to the
above�nentioned zoaing text clause. This deciaion accepted the proposed site plaa
for a chrome-plating ehop to be located oa Park St. John Fillius and the
District Council feel that the above mentioned part of the zoning teatt r�as
not adequately applied. Presently, the entire west side of Park street ia
developed with housiag. A vacant parcel of land, Lot 5 is located betweea
two homes. The erection of an industrial building on this site would uot
be haruwaious with the existiag uses. Several other cases in poiut sbould he
considered.
The Distric� Six Planaing Couacil has spent close to two years developing a
land use plan, illuminating areas of the district where nebulous zoning boun-
daries have allowed industr.i.al encroactn�ent into residential areas. The plaa
is presently ia the review atage with various city dep�rtmeats. Planning Commissioa
public heariags are anticipated in si.x to eight weeks. At the point o£
acceptance of the District Six Land Use Plan, the Planaing Counail will initiate
a 40-acre study of this area to determine industrial or residential uae.
However, if this proposed industrial use is allowed at this point iu time,
the questioa of resideatial retention in this area will become uwot. The
question of further reaidential improvement or development will also become
moot. Half a block from the proposed industri�l use �s the southera border
of the Lewis Park/Rice St. Identified Treatment Area. The District Gouncil
questions the compatibility of indutrial growth ��th sa area that the city is
concentratiag tyousing retiabilitation efforts.
Due to previous planning aad the abutting property uses, the District Six
Planning Council requests that this lot not be developed as proposed.
The District Council requ�es�s that the Board of Zoning Appeals find that
the Planning Co�ission erred i,n finding no deleterious effect to existing
residential uaes by the coastruction of a proposed industxial building.
. ZONING STraFF RfPORT �
� , � . 2������ '
1 ; APPLICANT: JOHN FILLIUS DATE OF HEARING 7j��g�
2. . . . . . . . . . . . . . . CLASSIFICATION . . . . . . . . . . . . . . . �
CURRENT PLANNING & ZONING COMMITTEE BOARD OF ZONING APPEALS
Rezoning ❑ Var�ance ❑
Special Condition Use ❑ Administrative Review (X7
Determination of Similar Use ❑ Other ❑
Change of Nonconforming Use ❑
Other ❑
3. LOCATION: West side Park between Sycamore and Acker.
-—------�•� � -� = o���� � Wilcnn�S Subdivision - Guerin's Outlots.
1k � 4
��r��'CtvP �+'.�,.:��,p„ �
l.a i r' f�t� �i. rfi+Ui ��= � �
DEPARTMENT G� FtNQ►NCE AND MANAGEMENT SEEZVICES
ASSESSMENT DIVlSI�N
21'8 GTY HALL ST.PAUL,MINNESOTA 55702 � t7�
����.�
September 26, 1980
File X 2590 Page
Zoning File 8696
The Council of the City of St. Paul will hold a public hearing in the Council
Chambers of the City Hall and Court. House (third floor) at 7;OC+ P.M, on
October 9, 1980 to consider �he appeal of the L�istrict 6 Planning Council
to a decision of the Bnard of Zoning Appeals relative to approval of a site
plan on a vacant lot located on the west side of Park Street between Sycamore
and Acker Streets being legally described as: Lot 5, Block 2, Jilson's
Subdivision of Lots 3 through 10, Guerin's Outlots.
r'
If you would like further information about this hearing, contact the Current
Planning Section of the Planning Board, Room 1202 City Hall Annex -- 298-4154.
While the City Charter requires that we notify you of the hearing, we want to
help you to learn fully about any improvement that could affect you or your
community. Therefore, I sincerely hope you can attend this hearing, so that
you can make your views about it known to the City Council, whether for or
against.
J. WILLIAM DONOVAN
VALUATION AND ASSESSMENT ENGINEER
`` .
_ --:�„
� ��.:����� �
JOHN FILLIUS (#8696) STAFF REPORT PAGE 2
E. FINDINGS CONT'D.
4. The Preliminary District 6 Land Use Plan shows the parcel as residential ;
the Plan has not yet been approved by either the Planning Commission or the
City Council , however, and is not part of the City's Comprehensive Plan.
5. The property is currently zoned I-1 , under which the proposed plating shop is
a permitted use and the existing residential uses are nonconforming. Under
the present zoning, a residential structure can not be built on the site.
6. The site is part of an area for which, upon City Council approval of the
District 6 Land Use Plan, the District 6 Planning Council may request a
"40 Acre Study" in order to determine residential and industrial use.
:
7. The District 6 Executive Committee, in reviewing the original proposed site
plan, voted to oppose any industrial use for the site.
8. The District 6 Land Use Task Force, at its June 25th meeting, voted to approve
the revised site plan for a chrome plating shop on the site.
9. Based on the current I-1 zoning, and after changes in the layout of parking
spaces, reduction in the size of the building, and the addition of land-
scaping and an obscuring wall in response to Planning Division concerns , the
Planning Administrator approved the revised site plan on June 26, 1980.
10. The District 6 Planning Council , at its July 1 , 1980 meeting, voted to appeal
the Planning Administrator's approval of the revised site pian.
F. STAFF RECOMMENDATION: Based on findings 2, 5 and 9 above, staff finds that the
Planning Administrator corr�nitted no error of fact or procedure in approving a
site plan for a chrome plating shop to be located on the west side of Park Street
between Sycamore and Acker, in an I-1 Industrial Zoning District.
:
• � ZONiNG BOARD • •-�yi _.. � . V--. � _, , _ _ c� ' ...:�zn
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' APPLICA710N FOR �O1�l1NG..O.EiRINANC�_V�IA�{��=-f ,; �G"r f ��3c1�
, CITY OF SAINT PAUL
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AYABIANCE OF ZO'NiNG CODE CHAPTER ,SECTION.�� �P�AGRii�H���
IS REQUESTED IN CONFORMITY WITH THE POWERS VESTED IN THE BOARD OF ZONING AP—
PEALSTO��FjR�IE�`T:}��.L:.� er;�rc�;: ~i4.��nes:: �s ;.he r��,3se� •
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DESCRIBE[3BEtE?4V. C 'v.. Lii� 8�i �C . C.ii1]� L2:t ;?�:iG:I �
�����=�
A. Applicant; NAME: . � _• 7 � . ' �iJ`j"
... r i. u o ;��1�
ADDRfSS 7.S% � � "��
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�AYTIME TELEPNONE NO. ZIP CODE •, ,,� �:� �L
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1. Property interest of applicant: (owner,contract purchaser,etc.)
.... _h::i,i.'. 'v": �:�'b`�';USE-4 ��e�.
2. Name of owner (if different)
.�.:.�_—�s��k��—
B. Property Description: ADDRESS
Par:c 5::. ����,� sidej
1. Legsl description: LOT - BLOCK ADD.
.�iSSO:s,.,. 4s°u41 11� :I:::� � J�IG:Y�.it'S t. ui. '
Z. LOL SIZ@. . .. t . t �._ . . . -
3. Present Use .�,a'$.::` Present Zoning Dist. ..:_,_: .. � ,
. �'L'j"'��[' . C.. .... , �
C. Reasons for Request:
1. Prop05@duse :.J:�V i.:LIC�].rJ:1 U2 2:1 t tiiL': r_^_3Y :?t±1= _�i�x :QZ r'Ci8
Li�,E? O:. 3 Cz31'tYi.iB'-371r7�iIId Si?�::
2. What physical characteristics of the property prevent its being used for any of the permitted uses
i�your zone? (topography,soil conditions,size and shape of lot,etc.)
:i��� is �et>a�en ii�uses - �rrti�� �;est si..ie cai s�_.-_e�} _,_
L=i ' _�e�:; .,i L.-� ho::s ino
3. State the specific variation requested,giving distances where appropriate.
.. . . r `_ _�. � . . �. .
�---- s�a� attac:�:;i �etter - -- = - . _
- _. t
xplain how your case conforms to each of the following: � y V V
. T1isl�ih�t�rroYei3�E�ti6�o`f�e"provisions of the Zoning Ordiance woufd resuh in peculiar
i or axceptional prectical difficulties,or exceptional undJa'hardships. -
� �,�
� � � '
7��L�q�-
� � �. �
' "" '• CASHIERS USE ONLY ,, �.
. That the granting of a variance will •
�"` ::�
not be a substantial detriment to
public good or a substantial impair- �n �� s #i-���
� ment of the intent and purpose of �•� -
�,;,+ the Zoning Ordinance.
�.
�m.� /]. �]_ �/�
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� 9�QT : THIS WILL NO�E PROCESSED WITHOUT A�OMPLETE SITE PLAN! t
�� ��,` ' � ,r�, _ `
igna ure � _ ,.%:1,r -
_ ... �
�
Date Received
_, ' -
. �
':.
� district six piannin council 5 �� �������
DATE: Monday, July 7, 1980
T0: Board of Zoning Appeals
FROM: John Fillius, Abutting Property Owner ;
District Six Planning Council
RE: Administrative Review of Planning Commission decision in reference
to Zoning Text, Section 62.108 (c) (2) (b) which states;
(c) "In reviewing the site plan, the Planning Commission shall consider
�(2) the traf€ic circulation features within the site and location
of automobile parking areas, and may make such requirements with
respect to any matters as will assure: (b) satisfactory and harmon-
ious relations between the development on the site and the existing
and prospective development of abutting land and adjacent neighborhoods.
PROPERTY IN QUESTION: West side of Park street, Lat 5, Block 2,
Jilson's Subdivision, Guerin's Out Lots
The District Six Planni.ng Council, in conjunction with John Fillius, neighbor-
hood spokesperson, request that the Board of Zoning Appeals review the decision
of the Zoning Division of the Planning Department of St. Paul pursuant to the
abovementioned zoning text clause. This decision accepted the proposed site plan
for a chrome-plating shop to be located on Park St. John Fillius and the
, District Council feel that the above mentioned part of the zoning text was
not adequately applied. Presently, the entire west side of Park street is
developed with housing. A vacant parcel of lanc�, Lat 5 is located between
two homes. The erection of an industrial building on this site would not
be harmonious with the existing uses. Several other cases in point should he
considered. �
The DiStrict Six Pianning Co��ncil has spent close to two �ears developing a
land use plan, illuminating areas of the district where nebulous zoning boun-
daries have allowed industrial encroachment into residential areas. The plan
is presently in the review stage with various city departments. Planning Commission
public hearings are anticipated in six to eight weeks. At the point of
acceptance of the District Six Land Use Plan, the Planning Council will initiate
a 40-acre study of this area to determine industrial or residential use.
However, if this proposed industrial use is a2lowed at this point in ti.me,
the question of residential retention in this area will become moot. The
question of further residential improvement or development will also. become
moot. Half a block from the proposed industrial use is the southern border
of the Lewis Park/Rice St. Identif ied Treatment Area. The District Council
questions the compatibility of indutrial growth with an area that the city is
concentrating housing rehabilitation efforts.
Due to previous planning and the abutting property uses, the District Si.x
Planning Council requests that this lot not be developed as proposed.
The District Council requests that the Board of Zoning Appeals f ind that
the Planning Commission erred in finding no deleterious effect to existing
residential uses by the construction of a proposed industrial building.
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CIIY OF SAINT NAIJI N�j��'�-'�
. INTERDEI'AIt�fMEMAL l�1EMC)RANUUM
DATE: June 26, 198�
TQ: Glenn Erickson, Zoning Administrator
FROM: James Bellus , Planning Administrator �- i�
:
RE: Site Plan #399 (REVISED} : � Chrome Plating
�
� West Side Park between Sycamore
and Acker
The revised plan responds adequately to the points raised in our memo of
June 17 , 1980: the size of the building has been reduced so that no off-
street loading space is required; the layout of parking spaces has been
redesigned to da away with the parallel parking spaces; access to the rear
of the building is via a public alley; landscaping and an obscuring wall
have been added in the revised site plan, makiny the �roposed develapmerit
mare compatible with ad,jacent land ;�se.
The Districi: Six Exec. Cominittee is opposed to industrial developiTient on
this parcel , as is noted in the attached memo. The Preliminary District 6
Land Use Plan shows the parcel as residential ; the Plan has not yet beer�
approved by either the Planning Corr�Eission or the City Council , however,
and is not part of the City's Co�nprehensive Plan. The property is currently
zoned I-1 .
According to the applicant and the architect he has employed, the proposed
structure will be a precast concrete wir�dowless buildiny ��ith just 3 doors ,
as we have indicated on the attached site plan; there will be bitwninous
surface on the parking lot and a concrete walk.
The business will comply with the requirement, ir� Section 60.533 of the
Zoning Ordinance, that "all business servicing, processing, ar manufacturing
shall be conducted within completely enclosed buildings" and that "outdoor
storage areas shall be fenced or walled. '� The proposed site plan includes
no outdoor storage areas .
JB/AT/cc
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f<c��:resentative:-- l� �' �; ., T�' � �/, ._�,_,� `� :,r�. �-- -
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liate ot Applic�tion: '.-� ��•--i -?' '� , ,� �� � — ___.
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' , • � C�TY OF SAINT PAUL � � � � 3�
lNTERDEPARTMENTAL MEMORANDUM
DATE: June 17, 1�80
T0: Wendy Lane
FROM: k11an Torstenson � :
RE: Site Plan #399: Chrome Plating
West Side Park between Sycamore and Acker
Section 62.105(b) of the Zoning Ordinance requires that "no off-street taading
space shall be located in any yard adjoining any residential use." The loading
area shown on the proposed site plan adjoins a residential use, and wouZd be in
violation of Section 62.105(b).
Section 62.104(b) requires, for parallel parking spaces, a maneuvering lane
width of 12 feet. The para71e1 spaces on the south side of the proposed
structure have� no maneuvering lane whatsoever; indeed, ane of the spaces is
blocked completely by the loading area and the other space. Withaut a
variance, the parking spaces on the south side of the building are unacceptable
t0 US. �
Section 62.104(e) of the Zoning Ordinance states : "Ingress and egress to a
parking lot on commercially or industrial zoned land shall not be across Tand
in a residential zoning district. . . ." Access to the parking lot off of the
alley would very likely be across the residentially zoned land between the
site and Sycamore, in violation of the Zoning Ordinance.
The Planning Commission is specifically charged, by Section 62.108(c) , with �
seeinct to the "satisfactory and harmonious relations between the development
o� the site and the existing and prospective development of abutting land and
adjacent neighborhoods" ; the District 6 Planning Council , in the attached .
letter, contends that this condition is not met by the proposed site plan.
Section 62.108(c) states that the Planning Commission may fur�her require
landscaping, fences , and wal7s in order to assure abutting property and/or
its occupants will not be unreasonably affected by proposed development.
Because of the adjacent residential uses , landscaping and fencing would
certainly be appropriate in this case, and something we would requlre. The
proposed site plan shows absolutely no landscaping.
AT/mb
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. .,. _ _/
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� district six plannin council 5�74 - � 7s � ��
MEMORANDUM .
T0: St. Paul Planning Department %
FROM: District Six Planning Council
RE: Site Plan Review, Chrome Plating Shop on Park St. between
Sycamore and Acker Streets. Lot S, Block 2 Jilson's Subdivision
of Lots 3, 4, S, 6, 7, 8, 9, and 10, Guerin's Out Lots
The District Six Planning Council has been involved in the rede-.
velopment of this area of Distxict Six for a number of years. It is
an area of vague zoning boundaries, indistinguishable by present uses.
The District Six Planning Cauncil just recently completed a land
use study of District Six whereby this specific area is recommended
for no additional industrial expansion, rather residential development
should occur. (see supporting documents) Other pertinent points:
1. The area directly north of Sycamore St. is an ITA targeted for
extensive housing rehabilitation.
2. A vacant piece of land on the south side of Sycamore St. between
Rice and Park Streets is currently being examined by a developer
for the erection of a 4-plex. This piece of land is zoned residential.
3. Al1 parcels of land on the west side of Park Street with the ex-
ception of the lot in question, are deveZoped as residential lots.
Lot 5 is �S�tween two homes.
4. This entire stretch of land along the Burlington Northern Railroad
tracks stretching from Rice Street to just east of 3ackson is po-
tentially the target of a 40 acre study, to be initiated by the
District Six Planning Council. Changes of zoning may occur at the
conclusion of the study.
The District Six Planning Council does not feel this singular parcel
of land measuring 38 feet wide would be most practically or henef icially
developed with an industrial use at this time.
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AREA MAP
APPL�CANT JOHN FILLIUS LEGEND
°— -- ZONING D{STRICT 80UNDARY
�,��� SUBJECT PROPERTY
F�llRPOSE Administrative Review �
C.� ONE FAMlLY PI.ANNING
� DISTRICT
#8696 7W0 FAMILY 6
FILE N0. � �
!1!lU�T!°�� �AMILY
DATE Jul.v 22, 1980 � �` �
� �► n COMMERClAL
SCALE � i�� = 200� ♦ NORTH + � '� �NDUSTRIAL MAP N0.
24
SaINT PAUL PLANNING BOARD V VACAiVT
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