96-1258 DEPARTMENT OF PLANNING
&ECONOMIC DEVELOPMENT
�`� 1 � �
CITY OF SAINT PAUL Drvision of Planning
Norm Coleman, Mayor 25 West Fourth Street Telephone: 612-266-6565
Saint Paul, MN 55102 Facsimile: 612-228-3314
�
August 19, 1996
Ms. Nancy Anderson
Secretary to the City Council
Room 310 City Hall
Saint Paul, Minnesota 55102
RE: Zoning File #96-157: J-SIX
City Council Hearing: August 28, 1996, 4:30 p.m., City Council Chambers
PURPOSE: To consider rezoning property at 14XX Point Douglas Road from R-LL to I-1 to allow a
self storage facility.
PLANNING COMMISSION RECOMMENDATION: DENIAL (11-4)
ZOI�TING COMMITTEE RECOMMENDATTON: DENIAL (4-2)
� STAFF RECOMMENDATION: DENIAL
SUPPORT: No one spoke.
OPPOSITION: No one spoke. District 1 Community Council voted to oppose the rezoning petition.
Dear Ms. Anderson:
J-SIX submitted a petition to rezone property at 14XX Point Douglas Road. The Zoning Committee
of the Planning Commission held a public heazing on the proposed rezoning on August 1, 1996. The
applicant's representative addressed the committee. At the close of the public hearing, the committee
voted 4-2 to recommend denial to rezone to I-1. The Planning Commission upheld the Zoning
Committee's recommendation for denial on a vote of 11-4 on August 9, 1996.
This proposed rezoning is scheduled to be heard by the City Council on August 28, 1996. Please
notify me if any member of the City Council wishes to have slides of the site presented at the public
hearing.
Sincerely,
����
�
Ken Ford
Planning Administrator
KF:kd
Attachments cc: City Councilmembers
•
city of saint paul �
planning commission resolution
file number 96-44
', te August 9, 1996
WHEREAS, J-SIX, file #i96-157 has petitioned to rezone 14XX POINT DOUGLAS ROAD SOUTH,
situated on the east side of the street south of Carver Avenue from R-LL to I-1 to allow a self storage
facility; and
WHEREAS, the Zoning Committee of the Planning Commission held a public hearing on August 1,
1996, at which all persons present were given an opportunity to be heard pursuant to said application
in accordance with the requirements of Section 64.400 of the Saint Paul Legislative Code; and
WHEREAS, the Saint Paul Planning Commission, based on the evidence presented to its Zoning
Committee at the public hearing, as substantially reflected in the minutes, made the following findings
of fact:
1. On balance, the proposed rezoning is not in conformance with the comprehensive plan for the
city. One of the policies of the Land Use Plan states, "the city will support development of
less intensive industrial activities only when activities are necessary adjuncts of intensive
industrial pursuits." The plan points out that since industrial land is so scarce, both existing and �
new sites must be used more intensively so that the land is used to its greatest potential and
growth in employment can occur. The proposed use of the property has a low jobs to acre
ratio and does not utilize industrial land most efficiently.
The District 1 Plan calls for singie family homes in this area, p.5. The plan states that in
general, the District Council will oppose rezoning residential land for commercial uses, p.7. In
reference to industrial development the plan states that landscaping and other "buffering"
techniques should occur simultaneously with industrial site development, p.21.
One of the objectives of the Economic Development Strategy states, "ensure sufficient land for
future business growth, #6 p.17. In addition two of the policies include: "the city's land use
plan should provide adequate land for industrial and commercial development and expansion in
order to increase the proportion of commercial/industrial tax base, #25, p.17; and "the city
should periodically review its zoning regulations and amend them as necessary to keep current
with technological and economic changes affecting the nature of business activity, #29, p.17.
The R-LL One-Family Large Lot Residential District is the lowest density residential district.
The intent is to provide for a semirural environment of predominantly low-density, one-family
detached dwellings along with other residentially related facilities which serve the residents in
the district. The district is designed to protect, maintain and enhance wooded areas, wildlife and
moved by Morton
seconded by .
in favor 11 �
a���t 4 (Faricy, Field, Lund—Johnson, Vaught)
Iv1 ' � J �
• Zoning File #96-157
Page Two of Resolution
plant resources, fragile bluff areas, topography and large expanses of natural vegetative cover;
to reduce erosion and excessive stormwater runoff associated with higher-density development;
and to facilitate installation of private wells and individual sewage treatment systems for one-
family detached dwellings.
The I-1 Industrial District is intended to primarily accommodate wholesale and warehouse
activities, and industrial operations whose external, physical effects are restricted to the area of
the district and in no manner affect the surrounding districts in a detrimental way. The I-1
District is intended to permit, along with other specified uses, the manufacturing,
compounding, processing, packaging, assembly, or treatment of finished or semifinished
products from previously prepared material.
3. The proposed rezoning is not consistent and compatible with the way the area has developed
and will have an adverse impact on property in the surrounding area. The site is surrounded by
residential or open space uses to the north, east, and south. The land o«�ned by Ramsey
County and used as open space is unlikely to be developed. The land «•est of Highway 61 is
zoned I-2 and used for heavy industrial purposes. The highway is a good divider and strong
zoning boundary between industrial uses to the west and residential to the east. Highway 61
also functions as a buffer between the zoning districts. If the propert}� on Point Douglas Road
were to be rezoned to I-1 the boundary between industrial and residential would be weakened
as there would be no buffer to separate the single family residential uses from industrial ones.
• 4. Current zoning allows reasonable use of the property. The property �vas last used for
agricultural purposes and could continue that way. The site can also be developed for
residential uses, but the homes would require on-site septic systems and private wells. The site
could accommodate between 8 to 10 homes based on the lot size. How�ever, it is clear that the
site is an attractive one for commercial or industrial development given its size and access to
Highway 61 and Interstate 494 and also its relative isolation from other land uses.
NOW, THEREFORE, BE IT RESOLVED, by the Saint Paul Planning Commission that the petition
of J-SIX to rezone property at 14XX POINT DOUGLAS ROAD SOUTH, more particularly
described as Lot 2, Block l; Orchard Estates, from an R-LL zoning classification to an I-1 zoning
classification is inconsistent with the Comprehensive Plan for the City, and is hereby recommended
for denial.
�
�
Planning Commission of Saint Paul •
City Hall Conference Center
15 West Kellogg Boulevard
Saint Paul, Minnesota 55102
A meeting of the Planning Commission of the City of Saint Paul was held Friday, August 9,1996, at
8:30 a.m. in the Conference Center of City Hall.
Commissioners Mmes. Faricy, Geisser, Lund-Johnson, Maddox, Morton, Treichel and Wencl,
Present: and Messrs. Chavez, Field Jr., Gordon, Gurney, Kramer, Lee, McDonell,
- Schwichtenberg and Vaught.
Commissioners Messrs. *Mardell and Sharpe
Absent: .
*Excused
Also Present: Ken Ford, Planning Administrator; Jean Birkholz, Kady Dadlez, and Roger
Ryan of the Plannina Staff; Tom Beach and Wendy Lane from the Department ,
of License, Inspection and Environmental Protection; and Bob Hamilton from
the Department of Public �'Vorks.
I. Approval of Minutes of July 26, 1996 •
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V. Zoning Committee
#96-]I 1 Fairn�av Outdoor Advertisino - Sign Variance to allow an existing billboard si�n to
remain (2100 Gilbert Ave, southside east of Vandalia St; I-1).
Commissioner Morton stated that Fain��ay Outdoor Advertising had withdrawn their
application.
#96-157 J. Sis - Rezone from R-LL (residential) to I-1 (industrial) to allow a self storage
facility (14�.� S Point Douglas Rd, eastside south of Carver Ave).
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Commissioner Vaught stated that he voted against the motion to deny at Committee, and he
intends to vote against the motion to deny today, because he feels the proposed use is a fairly �
good use of the property; and he felt, at the time of rezoning this properly to R-LL, that it
was an improper use of the property because this property is located almost directly across .
K:�S HARED1PlANNI NGUAI NUTE S.FRM
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• the road from Northstar Steel on Highway 61.
Commissioner Lee noted that the area of the site is primarily residential except for a fe�v spot
zoned parcels; the area is a neighborhood that's buffered by Highway 61. He added that he
served on the Highwood Development Task Force, that recommended against spot zonings.
The neighborhood is concerned about the future of the site, �vhat it may become if rezoned to
I-1. He said he supports the motion to deny.
Commissioner Field said he �vas not present at the Zoning Committee. He stated that he will
vote in opposition to the motion to deny.
Commissioner Wencl noted that Fish Creek, a part of the Ramsey County Watershed Project,
_ runs through this area; as such has been used by property owners on the Maplewood side (1
1/2 blocks east), as a real amenity; there they have developed homes within the $200,000 - �
$250,000 category. She added that up behind that land there is still a lot of Ilighly treed,
undeveloped land that eventually will be developed into a very desirable residential area.
Commissioner ICramer drew commissioners attention to a map on page 10 of the staff report.
He asked if a little circle on that map represented a residential home.
Ms. Dadlez ans�vered that particular circle represented the old apple orchard homestead now •
used as a single family home.
Commissioner Lee commented tliat this map is not an accurate representation of the area.
• For instance, the map sho�vs Greenland Avenue and Burg Street which do not exist.
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�96-159 128 Cafe - Nonconforming use permit to allo�v the restaurant to be able to serve
�vine (128 N. Cleveland Ave/2057 Laurel Ave; RT-1).
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Commissioner Gordon asked Commissioner Morton to summarize the nature of the letters
received in opposition this case. -
Commissioner Morton responded that basically, the opposition is due to this site having the
l�istory of being a hangout for St. Thomas college students. The neighborhood there is
concerned that if a liquor license were issued, this site may aaain serve as a trouble spot for
the neighborhood. Commissioner Morton added that a year ago a different applicant asked
for a 3.2 per cent beer license. At tliat time, the application was withdrawn; they opened as a
restaurant only. Now, the new applicant wants wine as a menu item, and the neighborhood is
again concerned.
Commissioner Geisser stated that she will vote against the motion to approve, on principle.
• She said she finds the issue to be the same as a year ago. •
K:\SHAREO�PLANNINGIMINUTES.FRM �]
MINUTES OF THE ZONING COMMITTEE •
CITY COUNCIL CHAMBERS, SAINT PAUL, MINNESOTA ON AUGUST 1, 1996
PRESENT: Mmes. Faricy, Morton and Wencl; Messrs. Gurney, Kramer and Vaught
of the Zoning Committee; Mr. Jerry Hendricks, Assistant City
Attorney; Mmes. Dadlez and Sanders and Mr. Ryan of the Planning
Division.
ABSENT: Chavez, excused
Field, excused
Time: 3 :34 - 3:40 p.m.
The meeting was chaired by Gladys Morton, Chairperson..
J. SIX; 14XX S. Point Douqlas Road; #96-157; Rezonina. Rezone the property
from R-LL (residential) to I-1 (industrial) to allow a self storage facility.
Kady Dadlez, Planning Division staff, reviewed the staff report and presented
slides.
The District 1 Community Council voted in opposition of the rezoning, and a .
letter was distributed stating their opposition.
Staff recommended denial of the petition to rezone the property from R-LL to
I-I based on findings 2, 3, and 4 of the staff report.
Douglas Coombs, 2700 Carver, the developer, spoke. Mr. Coombs briefly •
reviewed his proposal. He said it met his needs as it was previously used for
business purposes, has an office with septic and well already in existence and
would only require the construction of the storage buildings; has existing
signage; is located on a busy highway as well as a frontage road to 494 and
Highway 61, as well as an exit ramp which would provide ease of traffic flow
which he suggested would be relatively insignificant given the already high
volume of traffic. Mr. Coombs noted that he had obtained the signatures of
consent from the surrounding property owners and had worked out any potential
problems with the neighborhood. Mr. Coombs concluded that he has found that a
large demand exists for a storage facility of its size in that area of the
city.
There was no public testimony either in support or in opposition of the
rezoning.
Coa�issioner Wencl moved denial of the petition to rezone the property from
R-LL to I-1. Commissioner Kramer seconded the motion. �
Commissioner Vaught said he would not support the motion. He said he believed
the current zoning for the proposed property is nonsensical and couldn't
envision anyone choosing to build a house on the site. He suggested that the
best use of the property would be commercial or light industrial.
The motion carried with a role call vote of 4 to 2 (Faricy, Vaught, against) .
Drafted by: Submitte by: Approved by:
, J a.KJ�C�-�a.1►1��/1�—�
�� •Donna Sanders Kady D lez Gladys Morton
Chairperson
°i`_ 1 a Sp''
• ZONING_CO�ITT$B STAFF RSPORT
=�_____�_____===::s===
FILS # 96-157
1. APPLICANT: J-SIX DATE OF HEARING: 08/O1/96
2. CLASSIFICATION: Rezoning
3. LOCATION: 14XX POINT DOUGLAS ROAD SOUTH (eastside south of Carver Avenue)
4. PLANNING DISTRICT: 1
5. L$GAL DBSCRIPTION: Lot 2, Block 1; Orchard Estates
6. PRBS$NT ZONING: R-LL ZONING CODB R8F$RSNCB: §64.400
7. STAFF INVBSTIGATION AND RSPORT: DATB: 7/25/96 BY: Kady Dadlez
8. DATE� REC$IVED: 06/27/96 DSADLINB FOR ACTION: 8/25/96
_____________________________________________________________________________
_____________________________________________________________________________
A. PIIRPOSE: Rezone property from R-LL (residential large lot) to I-1 (light
industrial) to allow construction of a self-storage facility.
B. PARC$L 52ZB: This irregularly shaped parcel has 282 feet of frontage on
Point Douglas Road and an average depth of 415 feet for a total lot area
of about 219,500 square feet or 5 acres.
� C. EXISTING LAND IIS$: The property is vacant except for a small office
building. The site was most recently occupied by Pine Tree Apple Orchard
as a growing site and sales facility. The orchard property was
subdivided in 1994 and the homestead was separated from the rest of the
orchard.
D. SURROUNDING LAND IISF3:
The property is surrounded on the north, south, and east by undeveloped
land in an R-LL zoning district and the old orchard homestead to the
north in an R-LL zone. North Star Steel and Highway 61 are located to
the west of the site in an I-2 zoning district.
E. ZONING CODE CITATION: Section 64.400 (a) of the zoning code states, ��the
council may, from time to time, amend, supplement or change the district
boundaries or the regulations herein, or subsequently established herein
pursuant to the provisions of Minnesota Statutes Section 462.357 and
amendments thereto as may be made from time to time. The planning
commission may, from time to time, review district boundary lines to
determine if, pursuant to state laws, such district boundary lines should
be changed. "
Section 64.400 (b) states in part that "an amendment to the zoning code
may be initiated by the council, the planning commission or by petition
of the owners of sixty-seven (67) percent of the area of the property to
be rezoned. "
F. HISTORY/DI3CII35ION: There is one previous zoning case concerning this
property. The case is from 1994 and involves a subdivision to separate
the homestead from the remainder of the orchard property.
The site was occupied by Pine Tree Orchard as an apple growing site and
• sales facility. In 1989, the apple trees became nonproductive due to age
and disease and harvesting of apples ceased. The sale of apples
'1
Zoning File #96-157 •
Page Two
continued at the site until November 1993 with apples being imported from
an orchard in Mahtomedi.
G. DISTRICT COIINCIL RBCO�ENDATION: The District 1 Community Council had
not taken a position on the rezoning petition at the time the staff
report was drafted. They will meet on July 31, 1996.
H. FINDINGS•
1. The applicant owns the property and intends to rezone it to industrial
and sell it to an individual interested in developing the site for a
self-storage facility. The developer plans initially to construct two
storage buildings with the expectation of a total of nine buildings.
The developer states that this site is ideal for this business because
it has easy access to Highway 61, the building is handicap accessible,
the site is flat, is centrally located for potential customers and is
segregated from other properties in the area.
2. On balance, the proposed rezoning is not in conformance with the
comprehensive plan for the city. One of the policies of the Land Use
Plan states, "the city will support development of less intensive
industrial activities only when activities are necessary adjuncts of
intensive industrial pursuits. " The plan points out that since
industrial land is so scarce, both existing and new sites must be used
more intensively so that the land is used to its greatest potential
and growth in employment can occur. The proposed use of the property
has a low jobs to acre ratio and does not utilize industrial land most
efficiently. �
The District 1 Plan calls for single family homes in this area, p.5.
The plan states that in general, the District Council will oppose
rezoning residential land for commercial uses, p.7. In reference to
industrial development the plan states that landscaping and other
"buffering" techniques should occur simultaneously with industrial
site development, p.21.
One of the objectives of the Economic Development Strategy states,
"ensure sufficient land for future business growth, #6 p.17. In
addition two of the policies include: "the city's land use plan should
provide adequate land for industrial and commercial development and
expansion in order to increase the proportion of commercial/industrial
tax base, #25, p.17; and "the city should periodically review its
zoning regulations and amend them as necessary to keep current with
technological and economic changes affecting the nature of business
activity, #29, p.17.
The R-LL Oae-Family Large Lot Residential District is the lowest
density residential district. The intent is to provide for a semirural
environment of predominantly low-density, one-family detached
dwellings along with other residentially related facilities which
serve the residents in the district. The district is designed to
protect, maintain and enhance wooded areas, wildlife and plant
resources, fragile bluff areas, topography and large expanses of
natural vegetative cover; to reduce erosion and excessive stormwater
runoff associated with higher-density development; and to facilitate
installation of private wells and individual sewage treatment systems
for one-family detached dwellings.
The I-1 Industrial District is intended to primarily accommodate •
wholesale and warehouse activities, and industrial operations whose
external, physical effects are restricted to the area of the district
8
°1` - 1 a.s �—
• Zoning File #96-157
Page Three
and in no manner affect the surrounding districts in a detrimental
way. The I-1 District is intended to permit, along with other
specified uses, the manufacturing, compounding, processing, packaging,
assembly, or treatment of finished or semifinished products from
previously prepared material.
3. The proposed rezoning is not consistent and compatible with the way
the area has developed and will have an adverse impact on property in
the surrounding area. The site is surrounded by residential or open
space uses to the north, east, and south. The land owned by Ramsey
County and used as open space is unlikely to be developed. The land
west of Highway 61 is zoned I-2 and used for heavy industrial
purposes. The highway is a good divider and strong zoning boundary
between industrial uses to the west and residential to the east.
Highway 61 also functions as a buffer between the zoning districts.
If the property on Point Douglas Road were to be rezoned to 2-1 the
boundary between industrial and residential would be weakened as there
would be no buffer to separate the single family residential uses from
industrial ones.
4. Current zoning allows reasonable use of the property. The property
was last used for agricultural purposes and could continue that way.
The site can also be developed for residential uses, but the homes
would require on-site septic systems and private wells. The site
could accommodate between 8 to 10 homes based on the lot size.
However, it is clear that the site is an attractive one for
commercial or industrial development given its size and access to
• Highway 61 and Znterstate 494 and also its relative isolation from
other land uses.
5. The applicant submitted a sufficient petition signed by two-thirds of
the property owners within one hundred feet of the property to be
rezoned consenting to the rezoning (2 parcels eligible, 2 parcels
needed, and 2 parcels signed) .
2. STAFF RECOb�NDATION: Based on findings 2, 3, and 4 staff recommends
denial of the petition to rezone the property from R-LL to 2-1.
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Z�or�in��c� ��+��ly
PETITION TO AMEND THE ZONING CODE ' �i� � � ;- ��
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Department of Planning and Economic Development ..,....»..«.�,.«.�»� , :
Zoning Section ��������;��� ��g >
1100 City Hall Annex ;�� � ����>
25 West Fourth Street t
aint Pau[
MN SS
102
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266-6589 ;
APPLICANT Property Owner T' S� X a ��-��so`�'a Pa� .�e�s�.• .Ar �rdse..,
Address �SO �� �1'��.«rc� KQa c
City � ��►�add► St.�ip ���Daytime phone y�9 -�fS9'3
Contact person (if different) �- fi �►�s �3���o�fq0 �� .2� -y �3
PROPERTY Address/Location
LOCATION Legal description�r'�� .6 fc�vl� � �!�-h�� �� 7��..S'
(attach additional sheet if necessary)
�
TO THE HONORABLE MAYOR AND CITY COUNCIL:
Pursuant to Section 64.40� of the Saint Paul Zoning Ordinance and to Section 462.357(5) of
Minnesota Statues, ../9r� �u c rb S�•-� , the owner of all the land proposed
for rezoning, hereby petitions you to rezone the above described property from a
-L� zoning district to a .�— � zoning district, for the purpose of:
G- �'rt S 1'rv c�i.� a Sr' �� .S7�/'a �_ �u c ; I .��
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(attach additional sheet(s) if necessary)
Attachments: Required site plan ❑ Consent petition ❑ Affidavit ❑
r
Subscribed and swom to
�
be e this �� day By:
o , �g Qf, ee owner of property
L
Titte: '� �
� ����M�� Page 1 of�
Notary bli RAMBEY O�U►rTY
wy amm.Exvars ran.a�,z000
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ZO1vING PETITION SUFFICIENCY CHECK SHEET
REZONING SCUP NCUP
FIRST SUBMITTED RESUBMITTED
DATE PETITION SUBMITTED: �� �� � r� DATE PETITION RESUBMITTED:
DATE OFFICIALLY RECEIVED: � � Z���� DATE OFFICIALLY RECEIVED:
PARCELS ELIGIBLE: ` PARCELS ELIGIBLE:
•
PARCELS REQUIRED: � PARCELS REQUIRED:
PARCELS SIGNED: `� PARCELS SIGNED:
CHECKED BY: � DATE: �p � �a � /�
ZQN I NG Fi LE � ' 'S
•
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CONSENT OF ADJOINING PROPERTY OWNERS TO REZONING •
We, the undersigned, owners of the property within 100 feet of the total
contiguous description of real estate owned, purchased, or sold by petitioner
within one year preceding the date of this petition, acknowledge that we have
been furnished with the following: •
1. A capy of the Petition of �r�vr �/v• JU[ohcv✓1
(name of petitioner)
2. A copy of Sections .� through �� , inclusive of the
Saint Paul Zoning Code; and
acknowledge that we are aware of all of the uses permitted under a �_
District zoning classification and we are aware that any of these uses can be
established upon City Council approval of the rezoning; and we hereby consent to
the rezoning of the property described in the
fJ to a S— District
Petition of �P'7�'tdt � ,�cccdb�c�✓� I
(name of petitioner)
ADDRESS OR P.I N. # RECORD OWNER SIG ATURE DATE
Lc`� t B(d}��1c 1 r U p� �j �/ �!J,�
G�i Cl�a!t��! Fy�'w`Fe s S / l p 1��: 7. Hc��r ✓ �
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O U a.� ,1 G(�Jil r d A/>'l-S c�' ,
1�-i � Po c.,� l�f e cl P��KS� R�c ' �Gl .
�-o�r v�., �
s+_,�.I s�f�q3`711 ,
Petition shall not be considered as officially filed until the lapse of seven (7)
working days after a petition is received by the Planning Division. Any signator
of any petition may withdraw his/her name therefrom by written request within •
that time. page�of�
�Z
. q►�_1 a s p'
CO`ISENT OF ADJOINING PROPERTY OWNERS TO REZONING
• We, the undersigned, owners of the property within 100 feet of tne total
contiguous description of real estate owned, purchased, or sold by petitioner
within one year preceding the date of this petition, ackno�:iedge that we ha�re
been furnished with the folloaing: .
1. A copy of the Petition of / �rt�v� ��� 7U[c��c c/1
(name of petitioner)
2. A copy of Sections � through �r , inclusive of the
Saint Paul Zoning Code; and
acknowledge that we are aware of all of the uses permitted under a �_
District zoning classification and we are aware that any of these uses can be
established upon City Council approval of the rezoning; and we hereby consenc to
the rezoning of the property described in the
Petition of �`l,t�vt �U. ,���c��ScL/1. to a —=__ � _ _ __ Distric�
(name of petitioner)
ADDRESS OR P.I .N. x RECORD OT�TIER SIGNATURE DATE
L��- i !�l�1•��C I v 5 Y�t6 �v] ,�/ l�
CJ�°C�h c i�V f y f w�t S ! l A/�1\ � �T()v✓�: 1".
�3 Y �s'��i :�,/aJ �1a � sr r�'v�J 5 �< <��S I I
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�-:+�.°�. I SSICq37/1 /� �
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Petition shall not be considered as officially filed until the lapse of seven (7)
working days after a petition is received by the Planning Division. Any signator
• of any petition may withdraw his/her name therefrom by written request within
that time. page�of�
Z3
' � Resolutio � �
Board of •
��amsey County C'ommissioners
Presented By Commissioner Wedell Date December 19 , 1995 No. 95-603
Attention:
Budgeting and Accounting
Greg Mack, Director, Parks & Recreation
WHERERS , Ramsey County has received a petition of consent for
rezoninq oroperty adjacent to its Fish Creek protection open space
site identified as Lot 2 , Block 1 , Orchard Estates ; and
WHEREAS , The petitioner is requesting a rezoning from R-LL
Residential to I-1 Industry for the purpose of developing a rental
storage facility; and
WHEREAS, The staff of the Ramsey County Parks and Recreation
Department have reviewed the request following the procedure
adopted by the Ramsey County Board of Commissioners in 1991
( Resolution No . 91-508 ) ; and
WHEREAS , The Department has found that the proposed rezoning •
is not detrimental to, or incompatible with, the County' s use of
its adjacent property; Now, Therefore, Be It '
RESOLVED, That the Ramsey County Board of Commissioners
authorizes the County Manager to sign the petition of consent for
rezoning the property identified as Lot 2 , Block 1 , Orchard
Estates , from R-LL Residential to I-1 Industry, indicating that
Ramsey County neither supports nor objects to the proposed
rezoning.
E�AMSEY COUNTY BOARD OF COMMISS�ONERS
YEA NAY OTHER
John Finiey X
Sue Haigh X Hal Norgard, Chairman •
Hal Norgard X
Rich O'Connor X •
Rafael Ortega X By
Brenda Thomas X Bonnie C.Jack en
Dick Wedell X Chief Clerk- ou Board
Z�
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STP.TE o: Nir���.soT��)
: ss
courtrt o: R�.:;sEx ) . .
. �Cl, o I 4 S �p�'��„ �+ S , being first duly s::orn, ceposes �::c
states nat he/she i.s the person w�o circulated the within petition anc
consent, consisting of �_ pages; that affiant is infor�ed �nd believes that
the parties described are the o:.:1ers xespectively oL the lo�s placed
i.ra.�ediately before eacr n�-:z, that affiant is �.nzorned and believes th�� each
of the par�ies described abova is the o��er of property �:hich is within 100
feet froca a~.y property ow-r.ec or purchased by peti.tior.er or sold by petitica�r
vritnin or.e (1) year precedir.� the date of this petitio:� t�:�icn is con�i�LO��s to
tYie prope:�} described in th� petition; tnat except �or
none oi tne parties described above has purchased or is purcn�sin� pro�e:t;' r
fron petitioner contiguous to tne above described prooercy t�ithin oz° (1) }'=�-
of tne d�te o= the p etitio:�; tnat this consent �:as sijned by each of s�ic
ow-r.ers i.n tne presence of t;-�is afz"iant, and tha� the si�aatures are t�e t=�=
and corr2ct si��atures of each and all oi tne pzYties so dzscribed.
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Subscribed and sworn to be�oze ne .
tnis � ", cay of `'cT � , 19; '=l
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Notary Puol c . '
� WENDY M.KURKA
WENDY P,A_K�U�TA NpTARY PUBUC—NIINNESOTA
NoTn. yVASHINCiTON COUNTY ,
� - WA: .. !,ON COUNIY ' MYCOMM.EXP�RES 1J1.2o0�
+ -aE5��t•2000
. Approved as to form - Jan. 1, 1991 � .
p1arL*�ing Deoartaent . . � .
• � � page + of �
' . � . - . � ' 1-1-91
- . . � - Z�
- Parks and Recreation Department
Gregory A.Mack,Director
•
2015 N.Van Dyke Street . Tel:612-777-1707
w►MSEYCOUt�rrY Maplewood,MN 55109-3796 Fax:612-777-6519
January 2, 1996
Mr. Douglas A. Coombs
2700 Carver Avenue
St . Paul, Minnesota 55119
Dear Mr. Coombs :
Enclosed is a copy of the Ramsey County Board of Commissioners
resolution authorizing the County Manager to sign the Petition �
of Consent for Rezoning of the property identified as Lot 2,
Block 1, Orchard Estates. Also enclosed is a copy of the
signed Consent of Adjoining Property Owners to Rezoning form.
Please be advised that Ramsey County is signing the Petition of
Consent for Rezoning the property solely for the purpose of
permitting the rezoning matter to proceed with local review and
action by the city of St . Paul . Ramsey County neither supports
nor objects to the proposed rezoning.
Sincerely,
� `� f ; ���
. ,
Gregory ; . ack �
Director
GAM/clm
Enclosures �
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Minnesota's Firat Home Bnle Connty y�
printed on recycled pxper wftA a minimum of 10%postt+onsumer content
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PROPOSAL
�CATION: Former Westfal Orchard/Pine tree orchard site
Highway 61 (Point Douglas Road) south of Carver Avenue
OUR GOAL: We have entered into an agreement to purchase, from Pine Tree
Orchards (J-Six Partnership) , the former Orchard site. We
wish to use the site to construct a Self Storage Facility.
WHY HERE: This site is ideal for such a facility because:
1 ) Five acre parcels are hard to come by in St.Paul .
2 ) It fronts on a major highway and is easily accessible.
3 ) The retail/storage building currently on the site has
handicapped accessible restrooms, well, and septic already
and will be easy to convert to an office area .
4 ) This parcel is flat and clear, requiring little, if any,
grading.
5 ) It is close and easily accessible to businesses, homes ,
and rental properties (customers ) in St.Paul , IVewport,
South Maplewood, and Cottage Grove via Highway 61 .
6) This parcel is segregated from other properties in the area.
7) I live within walking distance of this location.
A BRIEF HISTORY: In 1978 I started my first business in St .Paul; Douglas
Coombs Lawn and Landscape.
• In 1984 we purchased our first retail store in St .Paul; Minni
Market, 2019 Minnehaha Ave . E. Later we purchased Minni Market
#2 , 111 E. Kellogg and operated that store for 4 years. We
also owned Minni Market #3 , 1187 Minnehaha Ave. E. for 3 years.
We have owned Mears Park Market at 237 East Sixth Street, now,
for 2 years.
With the sale of our last Minni Market, at 2019 Minnehaha Ave.E. ,
we are now pursuing the constuction of a self storage facility.
ST.Paul : We have choosen St.Paul because of our years of doing business
here. We have learned there is much need for such a facility
on the east side. A demand that has not yet been satisfied,
primarily due to the lack of affordable real estate of the size
neccessary to construct a self storage facility. We think we
have found the ideal property and I think you will agree.
NEIGHBORS: This site has only 2 neighbors (property owners) within 100
feet; Ramsey County Parks and Recreation on 3 sides, and the
former orchard homestead now owned by Mark Howard. I have
contacted both these parties , as well as the District 1 Council,
and have received their blessings.
WHY I NEED YOU: I now need your approval to proceed.
Thank ou, ` �_ L
� /
• Dou as Coombs & Family
2700 Carver Avenue
738-0490, 308-7740
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DISTiCON�1CNCL-DINEWS Fax � b12-1y1-(82y Huq l� ti�iu
. � `�` - 1�Sg"
Dfstrict 1Cammunit Council District 1 Ncv�►
• Caaiwny Rocrcetion Ccntcr •2090 Conway St, •Room 126 •S�Fs�sl,IvII�Y �3119 (612)292-7828
PoshlC Fax Note 7671 � ► 'Y
AU$pSt 1, 1996 � Or o h �t0"� o n �n s a
(�t�,��Morton, Chair °uJO'`�' a�. i i�c. c� C•G,
'°"�� PF+on�r Phon.r —7�,3-
ZAR111�GOItlirllll,CC,P��lilIIlII�COIDD7�391011
Third Floor City Hall F�� " �� �y �
St Fattl,lvQl
Fax� 228-3314
DCar M�. MorOon:
Rc:
Applicsiat: J. SIX
Location: i4�oc S. Point Douglas Road;
Eastside south of C;atvcr Avenue
Zoning: R-�.L
Purpose: R�zoru tbc praperty from R-LL(resid�ntial)
to 1-1 (ia�duetcial)to allow s svlf stva,age fscility.
� F�le#96. IS7'
The Hearing Committez of tbe District l Community Council heid�m�eting concxrniag
t1�e�bov�nam�d matter on July 31, 1996. In a�ition to thc Iicaring Comn�ittce
rnembers,prescnt at tbis rateeting werc Douglas CAOmbs(the spglicant)snd thtee
�ighbors who tived neatby(includin$a smali busin�ss owner from the ares—Brucc
Ne�son of Nclsan Plumbin�).
Mr. Coombs explainod}us proposai,which is outlincd ia t�attscluncnt iu hi�P�i�iun t�
Amend the Zoning Cod�ee. He stahd t�at his sfructures w�ould consist of concr�te blocks,
up to l�t�t in beight,and fa the most part b�sunoundod by s 8•foot high ch�in-link
fen<;e.
Tho noi�bor�were ee�ch opposcd to t1�e applicatic�n,uod th� fvllowing t�ea.9ons w�re
cited:
• Traffic(speed&cotigesdon)ia current#y a prable�n in this s�rea. A self-�tor�
f�citity{600 units)wouid make traf�ic an cvcn gi�oater ptoblem;
. T�e aasthetics of tlus propas�l+��"ba�i fit"for this locsta;
• A self-�orsge f�cility nuty be a magnet fox crime;
• The p�ttking lot,ra�d�t►d c+oofs would croate a run-offproblem,especially for Fish
Creek;
. 1'his is a residendal arat alnsdy falin$stress/pressure 5+om North Star Stecl and
iHi�hway 6l. A changc to this ki�l vc incinx�ri�1 usc woutd only be another ncgative
imp�ct tn tfie n�i�fiborhood;
DISTICOMMCNCL-DINEWS Fax : 612-292-7829 Auq 15 11�1U
•
• TE�c proposed ro-zoning to fight industrial is too extreme a changc for this resid�ntial
azca. Su�ch a rezonins opesns the doar to other industriol uscs ttnd�s not cotnpatiblc
with thc way the area has develo�ci.
The Hearittg C;omrnittee unanimously pas,sed a motion ta suppc�rt the P.E,D, staff
recomrnendation, th�t is��of the petition to rezone the property from Rcsidentiai
l.s►rge Lot to 1 i ght i ndustrial.
(Note: Mr. Cac�mbs made a vcry bnef presemation of this pmposal to the fltll Aistrict 1
E3oacd in Janu�ty, 199b. Due to lack of specitic information as to his planc,and n�
neighborhood input, the District ! Board did nat take a pasition at that tiiwe.)
Sinccroly,
Sheldon Johnson
Chair, Hearing Gommittcc
Distriat 1 Community Council
cc� Katie Dadlez
i
Dino Guenn
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CITIZEN PARTTCIPATTON PL.ANNING DISTRICTS
1. -BATTLECREEK-HIGHWOOD
2. HAZEL PARK LCREST
3. WEST SIDE
4. DAYTON'S BLUFF
5. PAYNE-PHALEN
6. NO RTH END
7. THOMAS-DALE
8. SUMMIT-LTTiIVERSTT'Y
9. WEST SEVEN'I�I
10. COMO
11. HAMLINE-MIDWAY
12. ST. ANTHONY PARK
13. MERRIAM PARK-LEXINGTON HAMLINE-SNELLING HAMLINE
14. MACALESTER GROVELAND
15. HIGHLAND
16. SUMMIT HII.L
� 17. DOWNTOWN
ZONING FILE � ' ��
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APPLICANT ��' S �X LEGEND i
PURPOSE +�'���� ���'�' � � � � ��■ zoning district boundary
�
F� � b ��51 DATE ` ' Z$ ��� � subject property n� ;
PLNG. DIST, � MAP# o one family • � ^ commercial
� � two family � .�� industrial
SCALE 1"=400' . ��� �-¢-� multiple family V vacant ;
�
10
y c r` � COL1T1C11 FilE $k �` • ���$
' Green Sheet # �
RESOLUTION
CITY OF SAINT PAUL, MINNESOTA �`
(D
Presented By ,��� a,�,,,,�,,._,
_ „
Referred To Committee: Date
1
2
3
4
5 WHEREAS, pursuant to Minn. Stat. § 462.357 and Saint Paul Legislative Code
6 §64.400, J-SIX (A Minnesota. partnership), duly petitioned to rezone property commonly
7 known as 14XX Point Douglas Road South situated on the East side of the street South of
8 Carver Avenue and being legally described as Lot 2, Block 1; Orchard Estates from R-LL
9 (residential large lot) to I-1 (light industrial) for the purpose of permitting reuse of the
10 property as a self-storage facility, the petition having been certified by the Planning Division
11 on June 28, 1996 as having been consented to by at least two-thirds of the owners of the
12 property to be rezoned, and further having been consented to by a least sixty-seven (67)
13 percent of the owners of the property situated within 100 feet of the total contiguous property
14 within one year preceding the date of the petition; and
15
16 WHEREAS, the Zoning Committee of the Planning Commission on August 1, 1996
17 held a public hearing for the purpose of considering the rezoning petition and pursuant to
18 Saint Paul Administrative Code § 107.03, submitted its recommendation to the Planning
19 Commission that the petition be denied; and
20
21 WHEREAS, the Planning Commission considered the rezoning petition at its meeting
22 of August 9, 1996 and recommended that the City Council deny the petition; and
23
24 WHEREAS, notice of a public hearing before the City Council on the said rezoning
25 petition was duly published in the official newspaper of the City on August 17, 1996 and
26 notices were duly mailed to each owner of affected property and property situated wholly or
27 partially within 350 feet of the property sought to be rezoned; and
28
29 WHEREAS, on August 28, 1996 the City Council conducted a public hearing where
30 all interested parties were heard and the Council, having considered all of the facts and
31 recommendations concerning the petition, makes the following resolution;
32
33 BE IT RESOLVED, that the application of J-SIX (A Minnesota Partnership) to rezone
34 property from R-LL to I-1 to allow a self-storage facility at 14XX Point Douglas Road South
35 is hereby denied for the following reasons:
36
37 l. On balance, the proposed rezoning is not in conformance with
38 the comprehensive plan for the city. One of the policies of the
39 Land Use Plan states, "the city will support development of less
40 intensive industrial activities only when activities are necessary
41 adjuncts of intensive industrial pursuits." The plan points out
42 that since industrial land is so scarce, both existing and new sites
43 must be used more intensively so that the land is used to its
!��`��
1 greatest potential and growth in employment can occur. The ,
2 proposed use of the property has a low jobs to acre ratio and ; ` � r ,. j �
3 does not utilize industrial land most efficiently. � �t � � '° ° � --•
4
5 The District 1 Plan calls for single family homes in this area,
6 p.5. The plan states that in general, the District Council will
7 oppose rezoning residential land for commercial uses, p.7. In
8 reference to industrial development the plan states that
9 landscaping and other "buffering" techniques should occur
10 simultaneously with industrial site development, p.21.
11
12 One of the objectives of the Economic Development Strategy
13 states, "ensure sufficient land for future business growth, #6
14 p.17. In addition two of the policies include: "the city's land
15 use plan should provide adequate land for industrial and
16 commercial development and expansion in order to increase the
17 proportion of commerciaUindustrial tax base, #25, p.17; and "the
18 city should periodically review its zoning regulations and amend
19 them as necessary to keep current with technological and
20 economic changes affecting the nature of business activity, #29,
21 p.17.
22
23 The R-LL One-Family Large Lot Residential District is the
24 lowest density residential district. The intent is to provide for a
25 semirural environment of predominantly low-density, one-family
26 detached dwellings along with other residentially related facilities
27 which serve the residents in the district. The district is designed
28 to protect, maintain and enhance wooded areas, wildlife and
29 plant resources, fragile bluff azeas, topography and large
30 expanses of natural vegetative cover; to reduce erosion and
31 excessive storm water runoff associated with higher-density
32 development; and to facilitate installation of private wells and
33 individual sewage treatment systems for one-family detached
34 dwellings.
35
36 The I-1 Industrial District is intended to primarily accommodate
37 wholesale and warehouse activities, and industrial operations
38 whose external, physical effects are restricted to the area of the
39 district and in no manner affect the surrounding districts in a
40 detrimental way. The I-1 District is intended to permit, along
41 with other specified uses, the manufacturing, compounding,
42 processing, packaging, assembly, or treatment of finished or
43 semifinished products from previously prepared material.
44
45 2. The proposed rezoning is not consistent and compatible with the
46 way the area has developed and will have an adverse impact on
47 property in the surrounding area. The site is surrounded by
48 residential or open space uses to the north, east and south. The
49 land owned by Ramsey County and used as open space is
50 unlikely to be developed. The land west of Highway 61 is
51 zoned I-2 and used for heavy industrial purposes. The highway
52 is a good divider and strong zoning boundary between industrial
1 uses to the west and residential to the east. Highway 61 also ��'� Z��
2 functions as a buffer between the zoning districts. If the
3 property on Point Douglas Road were to be rezoned to I-1 the
4 boundary between industrial and residential would be weakened
5 as there would be no buffer to separate the single family
6 residential uses from industrial ones.
7
8 3. Current zoning allows reasonable use of the property. The
9 property was last used for agricultural purposes and could
10 continue that way. The site can also be developed for residential
11 uses, but the homes would require on-site septic systems and
12 private wells. The site could accommodate between 8 to 10
13 homes based on the lot size. However, it is clear that the site is
14 an attractive one for commercial or industrial development given
15 its size and access to Highway 61 and Interstate 494 and also its
16 relative isolation from other land uses;
17
18 AND BE IT FURTHER RESOLVED, that for the above stated reasons, the application
19 from J-SIX to rezone the subject property is in all things denied;
20
21 AND BE IT FINALLY RESOLVED, that a copy of this resolution shall be sent to the
22 applicant, the Pla.nning Administrator, and the Saint Paul Planning Commission.
23
24
��_ -
� h. � �
Y� Navs Absent Requested by Department of:
a e
ostrom
arris
uerin
e ar
e tman �i `
une B�'�
—� �
Adopted by Council: Date Q � . � �q9 � Form Approved by City Attorney
r
Adoption Certified by Council Secretary gy:
BY� � � Approved by Mayor for Submission to
Council
Approved by Mayor: Date � l
By: C� BY�
9�•�a�sg
i� on�iNm��o N� 3 fi 4 61
Cit Couneil 9/30/96 ��EEN �EET ' ---'
8 �DEPARTMENT OIRECTOR IT'IAUDATf �CRY COUNCIL INRUIUOATE
Councilmember Guerin 266-8670 A°N°" �ciTV�Tror+Nev �ciTrc�RK
Nuwen Fa+
ON IL ( �� �BUDQET DIRECTOR �FIN.6 MOT.8ERVN�S DIR.
October 9 1996 ��� �"""���"�""� ❑
TOTAI.�OF 8K#NAtURE PAOES (CLIP ALL LOCATION8 FOR SKiNATURE)
ACTION REQUESTED:
Finalizing City Council actifon taken August 28, .1996, denying the application of J-Six
(A Minnesota Partnership) to rezone property from R-LL (residential) to I-1 (industrial) to
allow a self storage facility at 14XX Point Douglas Road.
RECOIdWENDJ►TION8:Approw(A)a Rysat(R) PERSONAL SERVICE CONTRACTS MUST AlI�WER TME FOL�OWIN�i WlESTIONS:
_�uwrouro c�sawH , �av�sEaace coM�ieswN �. Has u�a a�rt�rm eve�worked ur�ds►a comraa ta aas dep.ranem� -
_���E _ YES NO
2. Has thb p�rsa�Airm ever bse�a city employae?
—�� — YES NO
_DIBTRIC'T CaJRT _ 3. Does this p�roonRirm poseess a skill rat nonrrelly Possestsd bY�Y���Y��
BUPPORT8 WMK:11 COUNC0.OBJECTIVE9 YES NO
Ezpisin dl y�s answen on�r��Mst�nd�tt�oh to�n�n shNt -
INIT1ATMr0 PiiOlLEM�188UE�OPPORTUNITY(Who.VWrt.Whsn.Where.WhY).
AaIANTAOEi�APPROVED:
DI8ADVANTAQEB�APPROYED:
DIBADYANTAQE8 IF NOT APPROVED: •
TOTAL AMOUNT OF TRANSACTION = COST/RHVENUE BUDOETED{CIRCLE ONE) YES NO
FUNDI(iG SOURCE ACTIVITY NUMBER
FINANCIAL INFORMATION:(EXPLAIN)
OFFICE OF THE CITY ATTORNEY
Timothy E. Marx, City Attorney ��•1 ^��
�1
CITY OF SAINT PAUL Civil Division
Norm Coleman, Mayor 400 City Hal! Telephone: 611 266-8710
IS West Kellogg Blvd. Facsimile: 612 298-5619
Saint Paul, Minnesota 55101
September 24, 1996
Nancy Anderson
City Council Research
Room 310 City Hall/Court House
Saint Paul, MN 55102
RE: Application of J-Six, Zoning File No. 96-157, to rezone
property from R-LL to I-1 to allow a self storage facility at 14XX
Point Douglas Road.
Dear Ms. Anderson:
Attached please find the signed original of a council resolution
finalizing the decision of the council to deny the application to
rezone in the above entitled matter. The council heard the
application to rezone at their hearing of August 28, 1996 and voted
that day to deny. This resolution finalizes that decision.
Please note that this resolution must be placed on the consent
agenda for the September 28, 1996 council session.
Very truly yours,
.s�G�" �G�-1
P er W. Warner
Assistant City Attorney
cc: Planning Staff
DEPARTMENT OF PLANNING ��-`^ S�
&ECONOMIC DEVELOPMENT a�
SS
CI'I'Y OF SAINT PAUL Division of Planning
Norm Coleman, Mayor 25 West Fourth Street Telephone: 612-266-6565
Saint Paul, MN 55102 Facsimile: 612-228-3314
�
August 12, 1996
Ms. Nancy Anderson
City Council Research Office
Room 310 City Hall
Saint Paul, Minnesota 55102
Dear Ms. Anderson:
I would like to confirm that a public hearing before the City Council is scheduled for Wednesday
,`�`for the following zoning case:
Applicant: J-SIX (A MINNESOTA PARTNERSHIP)
File Number: #96-157
Purpose: Rezone property from R-LL (residential) to I-1 (industrial) to allow a self
storage facility.
Address: 14XX Point Douglas Road
Legal Description
of Property: Lot 2, Block 1; Orchazd Estates
Previous Action:
Planning Commission Recommendation: Denial, vote: 11-4, 8/9/96
Zoning Committee Recommendation: Denial, vote: 4-2, 8/1/96
My understanding is that this public hearing request will appear on the agenda for the August 21, 1996
City Council meeting and that you will ' ' ' ,, ' _ �y��� '�
Please call me at 266-6582 if you have any questions.
Sincerely,
c� .
Kady Dadlez _..
City Planner . No'P1CZ G�P'QBLIC H�ARIIrQ ' � :�, i
i �.
Zoning SeCtion ' The Saint Paul City Council will conducfa�public hearing an VNedne
Atlgust 28, 1996, at 4:30 p.m., to consider the applicat3on of
'� Minnesota Partnership� to rezone property from R-LL (rea4�te
cc: File #96-157 -�T-1 (industrial) to aliow a self storage faciHty at 14XX Point Dougtas�
Mike Kraemet �t 2, Block 1; Orchard Estates). _ -�
Donna Sanders 1�.ed:August 15, 1996
.N�TCY ANDERSON ,
Ariistant City Council Secretat�i '
(Atir�rt'1"J'. �Mil ' .
�`_ 1as�-
NOTICE OF PUBLIC HEARING
The Saint Paul City Council will conduct a public hearing on Wednesday,August 28,
1996, at 4:30 p.m.,to consider the application of J-SIX(A Minnesota Partnership)to rezone
property from R-LL (residential)to I-1 (industrial)to allow a self storage facility at 14XX Point
Douglas Road(Lot 2, Block l; Orchard Estates).
Dated: August 15, 1996
NANCY ANDERSON
Assistant City Council Secretary