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260345 WHITE - CITV CLERK 1 ((('''�� PINK - FINANCE COIII1C31 �� BLUF��{ - MAVORTMENT GITY OF SAINT PALTL File NO. . � nc�l Resolution Presented By Referred To Committee: Date Out of Committee By Date RESOLVED, That upon and pursuant to the pertinent appeal, under the Zoning Code, by W. L. Heitmiller and E. J. Adams, owners of the subject real estate, situate in the City of Saint Paul and described as : Lot 15, Block 22, Syndicate No. 5 Addition; that the provisions of said Zoning Code hereby are determined and varied as and to the extent necessary therefor and the area requirements for said premises are hereby relaxed so as to convert the upper story of a two-story building to a two-family use, on property located on the southeast corner of Edmund and Albert, subject to the condition that said appellants, and their successors and assigns, otherwise, shall make due compliance with all applicable provisions of municipal ordinances, state statutes and rules and regulations of public authorities having cognizance. COUNCILMEN Yeas Nays Requested by Department of: Hunt Konopatzki In Favor Levine Meredith J Against BY Sprafka Tedesco Mme.President Butler OC C � 19 1972 Form Approv b Ci Attorne Adopted by Council: Date Certified P sed by Cou� Secretary BY By 7 Appro d by Ma�o Date /� Approved by Mayor for Submission to Council By BY PUBLISHED DEC 2 3 1972 • r . , . � f _ �� ' CITY OF SAINT PAUL � G�� OFFICE OF THE CITY ATTORNEY KENNETH J. FITZPATRICK December 19 , 1972 Honorable President and ��Iembers of the City Council Application was filed by W. L. Heitmiller and E. J . Ada�as for variance under the provisions of section 64 .03 ( i) of the zoning code requestin� that the Council waive the density requirements so as to permit remodeling of the existing building located at 1398 Edmund Street into a two-family dwelling . The Zoning Board, at its meeting of November 2, 1972, heard the matter and recommended that the Council approve the density variance. The matter came on for hearing before the Council on Tuesday, December 12th, and an informal action was taken directin� the City Attorney to prepare the necessary resolution approning the said application. Discussion was had at the December 12th Council meeting concerning extendinb the non-conformin� use at the sub�ect property. This property is presently zoned "B" Residential" , and has been a non- conforming use prior to the adoption of the present zoning code. Some confusion occured at the Council meeting in that I advised the Council that this was a matter wherein the Council was requested to extend the present non-conforming use in accordance with the terms of section 6�+ .03 (b) of the zoning code. After further investigation into the application it is now apparent that the Council is not being requested to grant an extension of the non-conformi::g use , and therefore the attached resolution only pertains to the waiver of density requirements in granting the above-referenced application in accordance with the recommendations of the Zonin� Board. T:�e applicant nroposes to change the grocery-store use of the property to that of a home-hobby craft store, and under the provisions of section 60.09 of the zoninb code the non-conforming use may be changed Without special permission of the Council so lono as no structural alterations are made . I am sorry for the confusion created at the last meetin� and hope that this fully explains hat action the Council is now requested to take. Tru yours , E J. SEG City Hall, Saint Paul, Minnesota 55�02 Ass stant Cit A to ey 612 223-5121 , . • � BOARD OF ZONING, CITY OF ST. PAUL 1010 COMMERCE BUILDING • ST. PAUL,MINNESOTA 55101 • PHONE: 223-4151 December 5, 1972 Mr. Harry E. Marshall City Clerk Room 386 City Hall Dear Sir: This is written in response to the appeal of W. L. Heitmiller and E. J. Adams to relax area requirements on property located on the southeast corner of Edmund and Albert. This property is further described as: Lot 15, Block 22, Syndicate No. 5 Addition. This matter was heard at the November 2, 1972, Board of Zoning public hearing at which time the staff report on file was read. The staff pointed out that the site could only hold two approved parking stalls rather than three as shown by the appellant's plan. The staff said it could find no appropriate hardship as the building could be used as a single family residence. The staff said the appellant wanted to use the entire ground floor as a hobby studio and was told this was all right as long as it conformed to the definition of a home occupation. The appellant stated they don't intend to engage in a commercial activity, but members of the two families are engaged in art work as hobbies. A resident of the area expressed the hope that the site would not be returned to a commercial use. As the Board discussed this matter, they noted that the building was once a grocery store and considered whether this would still have a legal non- conforming status even though it has been vacant for several years. Subsequently, the Board heard a motion to recommend approval of the density variance. The motion was seconded. One member opposed the motion because he felt the variance was excessive and there was no hardship. Another felt the proposal was the highest and best use of the 1and. The motion carried by a vote of 3 to 1. Very truly yours, (�/-��2� ��'-�� PETER J. MAIETTA Secretary, Board of Zoning PJM:PLR:mb Z. F. ��7416 O . . �.r a �U3ys � �� • � � � � . �, , � � CITY OF SAfNT PAUL � � � OFF(CE OF THE CITY ATTORNEY December 12, 1972 KENNETH J. FITZPATRICK The Honorable Members of the Council of the City of Saint Paul Re: Legal Opinion Pertaining to Abandonment of Non- conforming Use FACTS Based upon the file forwarded �o the City Clerk by the Zoning Board, the following facts have been presented: The applicants have applied to the City Council for a variance of the Saint Paul Zoning Code, more specifi- cally the density limitations of a "B" Residence zone as contained in Saint Paul Legislative Code, Section 60.03 , (b) . Prior to 1922 the building located at 1398 Edmund Street was constructed. It consists of a grocery store on the ground floor with a single-family residence on the second floor. The property is presently zvned "g" Residential and has an area of 5,042 square feet which . is 958 squa.re feet, or 19%, short of the rec�uired 6,000 squa.re feet for a two-family dwelling in a ' B" Residen- tial District. The prior owner of the premises occupied the grocery store until she became ill and was sent to a nursing home on some unknown date. She then died in July of 1972 after which time the applicant purchased the prop- erty. It appears that the property was continuously occupied as a grocery store until the prior owner went to a nursing home and has been vacant since that time. The applicant proposes to convert the upper story to a two-family use and to use the lower story for a hobby and home-occupation use . The applicant seeks a variance of the density requirements of Section 60 .03(b) of the - Saint Paul Legislative Code. After the Zoning Board City Hali, Saint Paul, Minnesota 55102 � 612 223-512� Council Page �T�ao December 12, 1972 approved the variance the matter was forwarded to the City Council, at which time you asked the following question: UEQ STION DOES THE PRIOR NON-CONFORMING USE REMAIN ON THIS PROPERTY AT THIS TIME? OPINION Although this property is in a "B" Residential District which prohibits commercial stores, the non-conforming use of a grocery store has been legal by virtue of Saint Paul Legislative Code, Section 60.09, which provides as follows : "60.09 . Use District Limitations and Exceitions . , In any buildings or premises any lawful use existing therein on August 22, 1922 ma.y be con- tinued therein although nonconforming to the regulations of the use district in which it is ma.intained, or any such use may be changed or converted or extended throughout the building, provided in either case that no structural alter- , ations, except as required by existing laws and ordinances, are ma.de therein and no new building � is erected and provided further tha.t the follow- � ing provisions of this chapter sha.11 control." This non-conforming use runs with the land and rema.ins on the property unless the non-conforming use is abandoned or unless its use is changed substantially from that which it was devoted to at the time of the passage of the zoning ordinance without the grant of an extension by the Council. Rathkopf, The La.w of Zonin and Plannin , 3rd Ed. , Chapters 58 and 61; Saint Pau Legls ative Co e, Sections 60.09 and 64.03(b) . Council Page Three � December 12, 1972 The Saint Paul City Zoning Ordina.nce does not have a provision specifying that a non-conforming use ceases after non-use for a specific period of time. However, the common law doctrine of abandor�ment provides tha.t a non-conforming use is abandoned if there is sufficient evidence to show an intent, "%, J ; to relinquish and permanently cease to exercise a known right to devote the property to a permitted non-conf orming use. %; %� ;" Rathkopf, supra, Sections 61-2 . Non-use itself is not sufficient to establish proof of abandonment of a non-conforming use . Rathko f, supra, Sections 61-3. It is the opinion of t i�ce, from a review of the case law dealing with this issue, that the failure of the prior owner to devote the property to its non-conforming use because of illness and eventu- ally because of death does not by itself establish proof of abandor�ment of the non-conforming use. It is apparent, however, that the present owners and . applicant does not intend to devote the property to the non-conforming use, but instead desiresto extend the non-conforming use so as. to permit a duplex together with a hobby-home occupation use. The extension of a non-conformi.ng use is permitted by means of a variance under Saint Paul Legislative Code, Section 64.03(b) . . If it is determined that the non-conforming use is abandoned or an extension of the non-conforming use is denied, then the applicant' s only possible basis for a variance is under Saint Paul Legislative Code, Section 64.03(i) which allows for a variance for peculiar hardships . This Council must then determine if such a ha.rdship exists, keeping in mind that the Zoning Code cannot be varied because of ha.rdship where the hardship is created by the property owner himself. Newcomb v. Teske, 225 Minn. 223, 30 N.W.2d 354 (1948) . i � , � � I I Council Page Four December 12, 1972 CONCLUSION 1. The facts as they are known by this office, do not show an a�andornnent of the prior non-conforming use which has been legally permissible under Saint Paul Legislative Code, Section 60.09. 2. A substantial cha.nge of this non-conforming use, as proposed by the applicant, would termina.te the legality of the non-conforming use unless an ex- tension were granted. 3. To permit the extension of the non-conforming use, the applicant must apply for a variance under Saint Paul Legislative Code, Section 64.03(b) . 4. If the extension is denied, then the applicant ma.y apply for a variance under Legislative Code, Section 64.03(i); however, a hardship cannot be the basis of the variance if the applicant himself has created the hardship. Respectfully submitted, - i� -�l,v.;�.—�CS�,� � �:�.c��,�..��,�� KENNETH J. FIT�PATRICK • City Attorney • � � PIERRE N. REGNIER Assistant City Attorney KJF:PNR:er c� ��,�3�� CITY OF SAINT PAUL OFFICE OF THE CITY ATTORNEY December 12, 1972 KENNETH J. FITZPATRICK The Honorable Members of the Council of the City of Saint Paul Re: Legal Opinion Pertaining to Abandonment of Non- conforming Use FACTS , Based upon the file forwarded to the City Clerk by the Zoning Board, the following facts ha.ve been presented: The applicants have applied to the City Council for a variance of the Saint Paul Zoning Code, more specifi- cally the density limitations of a "B" Residence zone as contained in Saint Paul Legislative Code, Section 60.03 (b) . Prior to 1922 the building located at 1398 Edmund Street was constructed. It consists of a grocery store on the ground floor with a single-family residence on the second floor. The property is presently zoned "B" Residential and ha.s an area of 5,042 square feet which is 958 squa.re feet, or 19%, short of the rec�uired 6,000 square feet for a two-family dwelling in a ' B" Residen- tial District. The prior owner of the premises occupied the grocery store until she became ill and was sent to a nursing home on some unknown date. She then died in July of 1972 after which time the applicant purcha.sed the prop- erty. It appears that the property was continuously occupied as a grocery store until the prior owner went to a nursing home and has been vacant since that time. The applicant proposes to convert the upper story to a two-family use and to use the lower story for a hobby and home-occupation use. The applicant seeks a variance of the density requirements of Section 60.03(b) of the - Saint Paul Legislative Code. After the Zoning Board City Hall, Saint Paul, Minnesota 55�02 612 223-5121 . ) Council Page Two December 12, 1972 approved the variance the ma.tter was forwarded to the City Council, at which time you asked the following question: UEQ STION DOES THE PRIOR NON-CONFORMING USE REMAIN ON THIS PROPERTY AT THIS TIME? OPINION Although this property is in a "B" Residential District which prohibits commercial stores, the non-conforming use of a grocery store has been legal by virtue of Saint Paul Legislative Code, Section 60.09, which provides as follows : "60.09 . Use District Limitations and Exceitions . In any buildings or premises any lawful use existing therein on August 22, 1922 may be con- tinued therein although nonconforming to the regulations of the use district in which it is maintained, or any such use ma.y be cha.nged or converted or extended throughout the building, provided in either case tha.t no structural alter- ations, except as required by existing laws and ordinances, are ma.de therein and no new building is erected and provided further tha.t the follow- ing provisions of this cha.pter sha.11 control." This non-conforming use runs with the land and remains on the property unless the non-conforming use is abandoned or unless its use is changed substantially from tha.t which it was devoted to at the time of the passage of the zoning ordinance without the grant of an extension by the Council. Rathkopf, The La.w of Zonin and Plannin , 3rd Ed. , Chapters 58 and 61; aint Pau egis ative Co e, Sections 60.09 and 64.03(b) . ( ! Council Page Three December 12, 1972 The Saint Paul City Zoning Ordina.nce does not have a provision specifying tha.t a non-conforming use ceases after non-use for a specific period of time. However, the common law doctrine of abandonment provides that a non-conforming use is abandoned if there is sufficient evidence to show an intent, "� %'� �� to relinquish and permanently cease to exercise a known right to devote the property to a permitted non-conf orming use. %� '•' %;" Rathkopf, supra, Sections 61-2 . Non-use itself is not sufficient to establish proof of abandonment of a non-conforming use. Rathko f, supra, Sections 61-3. It is the opinion of t is o ice, from a review of the case law dealing with this issue, that the failure of the prior owner to devote the property to its non-conforming use because of illness and eventu- ally because of death does not by itself establish proof of abandoriment of the non-conf orming use. It is apparent, however, that the present owners and applicant does not intend to devote the property to the non-conforming use, but instead desiresto extend the non-conforming use so as to permit a duplex together with a hobby-home occupation use . The extension of a non-conforming use is permitted by means of a variance under Saint Paul Legislative Code, Section 64.03(b) . If it is determined tha.t the non-conforming use is abandoned or an extension of the non-conforming use is denied, then the applicant' s only possible basis for a variance is under Saint Paul Legislative Code, Section 64.03(i) which allows for a variance for peculiar ha.rdships . This Council must then determine if such a ha.rdship exists, keeping in mind that the Zoning Code cannot be varied because of ha.rdship where the ha.rdship is created by the property owner himself. Newcomb v. Teske, 225 Minn. 223, 30 N.W.2d 354 (1948) . , . Council Page Four December 12, 1972 CONCLUSION 1. The facts as they are known by this office, do not show an a�iandoriment of the prior non-conf orming use which ha.s been legally permissible under Saint Paul Legislative Code, Section 60.09 . 2 . A substantial change of this non-conforming use, as proposed by the applicant, would termina.te the legality of the non-conforming use unless an ex- tension were granted. 3. To permit the extension of the non-conforming use, the applicant must apply for a variance under Saint Paul Legislative Code, Section 64.03(b) . 4. If the extension is denied, then the applicant may apply for a variance under Legislative Code, Section 64.03(i); however, a ha.rdship cannot be the basis of the variance if the applicant himself ha.s created the hardship. Respectfully submitted, �� -�..,.;�� \ . � �.�-c-k�'��,�� KENNETH J. FITZPATRICK City Attorney � � PIERRE N. REGNIER Assistant City Attorney KJF:PNR:er � •�OARD OF ZONING• REPORT AND ACTION November 2, 1972 - Plat Map �k21 " . Acting under Legislative Code Chapter 60 thru 64 ' � passed August 22, 1922, as amended to January 27, 1971. 7416 1. APPLICANT'S NAME . W. L. Heitmiller and E. J. Adams 2. CLASSIFICATION . � Amendment X❑ Appeal � Permie � Other 3. PURPOSE . Relax Area Requirements 4. LOCATION . Southeast corner of Edmund and Albert 5. LEGAL DESCRIPTION : Lot 15, Block 22, Syndicate No. 5 Addition 6. PRESENT ZONING: "B" Residential 7 . PURSUANT TO Zoning Code Chapter: 64 Section: .03 Paragraph: o 8. STAFF INVESTIGATION & REPORT: Date: October 26, 1972 By: PLR A. HISTORY: There is no zoning history for this site. B. PROPOSAL: The appellant proposes to convert the upper story to a two family use and use the lower story for hobby and home occupation use. C. NEED FOR APPEAL: The subject property has 5,042 sq, ft. , which is 958 sq. ft. , or 19%, short of the requirement of 6,000 sq, f�t. for a duplex in a "B" Residential district. D. AREA ZONING: University Avenue, three blocks away, has Light Industrial frontage. Stierburne Avenue, which is two blocks away, has "C" Residential frontage. A Commercial district surrounds the intersection of Thomas Avenue and Hamline Avenue. The rest of the area is "B" Residential. E. SITE CONDITIONS: The site is developed with an old structure which appears to have been built as a corner grocery store. It is a two-story frame building with a stucco finish built on the corner with no setback. The windows of the lower floor are presently boarded up. The lot is approximately level and at street grade. There is an east-west alley at the rear of the lot where a double garage opens to Albert Street. F, AREA CONDITIONS: University Avenue frontage is developed with mixed commercial uses in this area. The rest of the area is developed predominantly with single family homes and a number of duplexes both types usually moderate sized and over 50 years old but in good condition. 9. BOARD ACTION: To Recommend a Approval � Denial Counc.il Letter Dated: Yeas Nays Moved by . Benshoof Maietta g December 5, 197 X Benshoof Date of Seconded by: Swesey X Swesey . Hearing: X Cochrane Secretary's remarks : December 7, 197 Council Action; Date: • . ..._ .� ., . . , , .. . . ��_.__i.--1--� ... � _. 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Y: �!._;..�C a.�:: �p ��'�21�': F�ila a:�Oal G'ae�'3.�G. s3aT � �"._✓'' ar:�w �+ "�.°�� ."a�. :d�,::aJ ?'`�� F�ct.:l.'�Ti:'`�� J�a��1?f� b:,. ' wY"i�3'`.'?�5.�v="». �i,`d�41'.Si:i!3.�.d.f2v�A ��''s �',.1,3{..;M�°��6''`,E rd4�e L i»`�\?. .�.as ..'9h'.O:s"��i�:f'.e' 2;1".3s �'.C?:g`'':.`:�'"sn :.'i<'.Fi�;.`'.,.::�Sc. ` City Clerk � . CITY OF SAINT PAUL . MINNESOTA DEPARTMENT OF FINANCE »> cwn N�,.. ss�oz November 24, 1972 File X12�3. Page You are hereby notified that a pubiic hearing will be held i� the Council Chambers of the City HaTI and Court House at 10:00 a.m. on December 7, 1972 on the appeal of W. L. Heitmiller and E. J. Adams to relax area requirements on the property describ�d as follows: Lot 15, Block 22, Syndicate No. S Addition. The property is located on the• Southeast corner of Bdmund Avenue and Albert Street. For further inforniation, contact the Pianning Board, Room 1010 Coa�erce Building or telephone 223-4151. To comply with the City Charter, the Department of Finance is charged with informing you of this public hearing. If you have aay questions, it is reccaunended that you attend this public hearing t8 afford you the opportunity to make your views, both pro and con� known to the City Council. ROBER? W. TRODEAU Acting Head - Fiaance Dept. Harry E. Marshail Afbert B. Olsoe ' City Clerk and 4,�lT� �'n Council Recorder ' Commisioner of Registration �'��"x o -� 6 �� yy . d�, no p� � � � � � � � � r OFFICE OF THE CITY CLERK �' CITY OF 5AINT PAUL �'-'- �� •,;:� - �' ;� c BUREAU OF RECORDS �' 1~• �r.7��;��-r.� .. 386 Cit7�Hall �= �.:i;' ��1 t�l c�r; St.Paul,Minnesota 5510,`L �-•-:, 1k:C. '7� 1.972 � S � � Mr. Kenn Fitspatrick City orney Bull¢Ying / Dear Sir: The City Oouncil today conaidered a zoaing appeal of W. L. Iieitmill�r and E. J. Adams to relax area requiremeats on property located on the southeast corner o�' Edme�nd and Albert. The Cozancil diseussed the matter of a non-conforming use on the property atsd they request your opinion on the question of this ae�a-eonforming use and how long it remains on the property af`ter the use i� abandaned. The matter of the sonin� appeal s+as laid over to Tu�esday, December 12th� for 1lirther consideratioa. Very truly yours, ; ,: �� City Cler, � AO�n6 Copy to: Zoning Boaxd " � � O Dec. 7, 1972 Mr. Kenneth Fitzpatrick City Attorney Building D�ar Sirs The Git�}r Lbctneil toc�r e�sid�red a� �o�tlr� a�Baa�, ot' �T, L. I�eitmilla�r and T, J. Aclsws 'to rela7c arsa r�qui�enaemta � B��Y 1��ed v�t �he �sout�b�tast aoruer o� Edma�nd and Klbesrt. �`he E�runcil d3a��us�ed �hQ �►tter aP a 1q�aa�-co�f'€�rmitag us� cui thee pro�er�y � th�y requ►�r,at y�aur opia�..on c�a tlie c�ueat3on �P this ��»coaParmitt� v�se +u�,d b,ciw long 3� rems�ius c�an the Propertyr af�sr t1�� us� is ab�don+�d. The �att�r oP thta zonit�g �FH�tal �a la�:d c�ver to 3'cus� Dec�er 12th, �vr F�tr�h�r cc�asic�rratic»a. �'��' �.Y YourB r C3,ty C�.e�r�k �v/�g copy to s �oni�tg PJa�rd . : • � � � - ' , . . � . � � � September 19, 1972 �� . The Honorable Mayor and Ci�y Council -� � �1� c/o City Clerk Room 386 City Hall and Courthouse 8t. Paul, A�,innesota Sirs: Y�e have recently purchased the property located at 139g Edmaznd Street, the southeast corner of Ed�und and Albert Streets, legally described as Lot 15 Block 22 Syndicate Number 5 Addition. The property consists of a site 40.61� on Edmoa.nd by 121a..16� on Albert, area 50t,.2 squaxe feet, im�roved with a 2-story frame stucco building. The building was constructed in 1911 - 12 as a grocery store - meat maxket on the ground floor with a 6 room and bath residence on the second floor. There is also a 2-car garage at the rear of the site. The store was operated continuously by the original ovmers until recentZy when N`irs. Cornoyer, the owner, ent�red a nursing home. She has since deeeased. We propose to remodel the second floor into two one-bedroom and bath apartment� and to occupy the ground floor as a hobby studio for use by ourselves and our families. The purpose of this letter is to appeal the denial of a building permit and to seek: a variance tuvder Legislative Ca3��-�apter 61r. Section 03 Paragraph i to permit the remodeling and occupation as noted. We are attaching 2 copies of the site plan. No exterior alterations other than decorating and establishrrr�ent of additional parking is proposed. The property had been placed on the market in November, 1971. Sy that ti�e considerable vandalism had been done. In order to make it habitable again almost complete restoration will be necessary including plwnbing and wiring. Remod.elir�g for two apartments will provide the rental base to accomplish the restoration. We respectfullg urge your favorable eonsideration of this appeal �ince in its present state �his structure contribut�s only to neighborhood blight. Applicants - Owners: W. L. Heitmiller 211Fg Stanford Avenue Residence Phone 699 �9g - Office z96 bi7i and E. J. Adams 556 'rTest County Road ��C" Residence Phone 481,. 3791 - Office 22$ 72�.9 � W• � 1 W. I,. Heitmiller Applicant zoNiNG F�LE - � � ;._, .� . . _ ,_..� � /s/ i � \ ` ` .. ... _ . .. . . .. ._ . . � ... .._ . . .: .. ......_... ___._._..._.__ _ _� i [_'�i t� tc 1 a., � � I 8 +� t � , , � (� _ _ _ , F � ' i Qo�G I t�aur�Lc C�A�?ACz►� 1 $ � 1 $ � � � ; r � ; . . _ � � �' �� 'ik i� i`� �;s- � 1Y (' �,j �.� ! i i� u 'LJ i� L �1 L� c _ 13Cr'cT- ST. ��, �, , •� �� f., 'i�� [�6 i ; i��'.�f'A3'1 ('¢!'_ �: t�t�� r�'�`"tiii�'.� ��.k�ti� - � - ;t �- , .:: ...._ ._... �+��ItVC� �ILE �.�. DR -��_ �.C, �,�c� r� ,�c.c=r � SCALE �� _ � � � �t E. J; ,4 a r� �v�s' .. � CHKD DATE ST. 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