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Presented By Ai�� rvoeo 3)ao�9� COUnCil File # �� / / Green Sheet # 35645 RESOLUTION CITY OF SAINT PAUL, MINNESOTA Referred To Committee: Date �� 1 2 WHEREAS, Frederick Partlow, in PED File No. 95-255 and pursuant to Saint Paul 3 Legislative Code, Sections 60.554, Subd.(4) and 64300(d), applied for a special condition use 4 permit to allow outdoor sales of used automobiles on property located at 672 Arcade Street 5 and legally described as Lot l; Otto's Subdivision of Lot 15 of Otto's Snbdivision; and 6 7 WIIEREAS, on December 7, 1995, the Zoning Committee of the Saint Paul Planning 8 Commission, in accordance with the requirements of Section 64.300 of the Saint Paul 9 Legislative Code, conducted a public hearing on the application of Frederick Partlow at which 10 a11 persons were given an opportunity to be heazd, either in person or in writing, on the said 11 application; and 12 13 WIIEREAS, on December 15, 1995, the Saint Paul Planning Commission, based upon 14 the evidence presented to its Zoning Committee at the public hearing, approved the said 15 application as substantially reflected in the minutes thereof and made Fiz�dings of Fact as set lfi. forth in Plaxuiiug Commission Resolution No. 95-93 of the Saint Paul Planning Commission, 17 which is attached hereto and incorporated herein by reference and which sha11 become a part 18 of this resolution; and 19 20 WIIEREAS, on December 29, 1995, the Dayton's Bluff Center For Civic Life filed an 21 appeal of the decision of the Saint Paul Planning Commission pursuant to Saint Paul 22 Legislative Code, Section 64.206, alleging an error in fact procedure, or finding, of the 23 Pla.uniug Commission. Said appeal is attached hereto and incorporated herein by reference 24 and shall become a part of this resolution; and 25 26 WHEREAS, acting pursuant to Sections 64.206 through 64.208 of the Saint Paul 27 Legislative Code and upon notice to affected parties, a public heazing was duly conducted by 28 the Council of the City of Saint Paul on January 24, 1996, where all interested parties were 29 givan an opportunity to be heard; and 30 31 WHEREAS, the Council of the City of Saint Paul, having heazd the statements made 32 and having considered the application, the report of staff, the record, minutes and resolution 33 of the Planning Commission and of its Zoning Committee, does hereby 34 35 RESOLVE, that the Council of the City of Saint Paul does hereby overturn the 36 decision of the Saint Paul Pluuiing Commission in this matter for the following reasons: 37 38 1. The applicanYs lot size of 4,847 square feet is not compatible for the proposed 39 use. 40 41 2. The proposed use is not 'n onformance with the Near East Side Improvement cc� e 42 Strategy, a plan y the Saint Paul City Council in 1989. The Neaz 43 East Side Improvement Strategy states as one of its goals "phase out 9� �-a �I commercial uses that aze incompatible with adjacent residential uses." (e.g. auto body shops, used caz lots) Saint Paul Legislative Code Section 64300(a). 3. Nothing about the proposed use of the properry has changed since the Saint Paul Planniug Commission and the Council of the City of Saint Paul denied a similar application in 1992. 4. The proposed use will be detrimental to e�sting chazacter of development in the immediate neighborhood. Saint Paul Legislative Code, Section 64.300(c). BE IT FURTHER RESOLVED, that the appeal of the Dayton's Bluff Center For Civic Life is in a11 things granted; AND BE IT FINALLY RESOLVED, that the City Clerk shall mail a copy of this resolution to the Applicant, the Appellant, the Zoning Aduiinistrator and the Plamung Commission. �� Requested by Department of; By: Form Approv by City Attorney Adopted by Council: Date vu � e1� `4q(� Adoption Certified by Council B�, �� By: �.. By: Approved by Mayor for Submission to Council By: 9��71� OEP 3/13/96 GREEN SHEE �° 35645 wmnuonre wmaware CONrACT PERSON 8 PHIXJE O DEPARTMENT DIRECTOR � CIT' COUNCiI Nancy Anderson A�f'N OCRYATfORNEY OCIT'CLERK MUST BE ON CAUNCIL AGENDA BY (DATEj NUYBER FOR Q BUDGEf DIRECrOfi � FlN. & MGi. SEFlVICES OIR. p0Ui1NG OflDER O MAYOR (Ofl ASSISTANn O TOTAL # OF SIGNATURE PAGES (CLIP ALL LOCATIONS FOR SIGNATURE) ACfION RC-0UESTEp: Fiaalizing City Council action taken January 24, 1996, grantiag the appeal of Dayton's Bluff Center for Civic Life. RECOMMENDnnONS: Appmve (A) or Reject (q) pEflSONAL SERVICE CONTHACTS MUST ANSWER TNE FOLLOWING �UESTIONS: _ PLANNING COMM55YON _ CIVIL SERVICE COMlNSSfON �� ` �� person/Firm ever wwketl under a contract fot this tlepartmeM? _ CIB CAMMITTEE _ YES NO _ STAF� 2. Has this personHirm ever baen a city employee? — YES NO � DiS7RIC7 COUR7 _ 3. Does this person/firm possess a skill not normally possessed by any curtent ciry emplqree? SUPPORTS WHICN COUNCIL OBJEC7IVE? YES NO Explain all yes answars on separate sheet and attach to green sheet INITIATING PROBLEM, ISSUE, OPPOflTUNITY (WM, What, When. Where, Why�: ADYAN7AfaES 1FAPPROVED: . OISADVANTAGES IFAPPROVED: ' �Ptd6i�6.+F� �'�ivry:a'��',3asft $!�.^Eat6�1 �� 1 � �� ., :d. DISADVANTAGE3IFNOTAPPROVED: - � TOTAL AMOUNT OF TRANSACTION S COST/HEVENUE BUDGETED (CIRCLE ONE) VES NO FUNDIHG SOURCE ACTIVITY NUMBER FINANCIAL INFORMATION: (EXP�AIN) OFFICE OF Tf� CITY ATTORNEY Trmothy 6 Marx, Ciry AKOrney ^/ _ `1 �s CITY OF SAINT PAUL Norm Colemm�, Moyor Civi! Divisian 400 Ciry Hall IS West Kellogg BHd. Saint Paul, �nnesom SSIO2 Te(ephone: 672 266-8710 Facsimile: 612 298-56I9 �wv ..G_ ... �.-. . - March 8, 1996 Ms. Nancy Anderson City Council Research Office Room 310 City Hall St. Paul, Minnesota 55102 Re: Appeal of the Dayton's Bluff Center for Civic Life Appeal heard on: 1-24-96 Dear Ms. Anderson: i �„:,;! :� _._ Attached please find a copy of a resolution finalizing the decision of the Saint Paul City Council in the above-entitled matter. You will note that the resolution refers to a resolution of the Saint Paul Planning Commission. The Planning Commission's resolution is to be incorporated by reference into the City Council resolution. Please contact Ms. Kady Dadlez in the Department of Planning and Economic Development for a clean copy of the Planning Commission's resolution. For your information, I believe the resolution number is 95-93. Please note that the resolution aiso refers to the application of the Dayton's Bluff Center. That application is also to be attached to the resolution. Again, please contact Ms. Dadlez for a clean copy of that document as well. Please prepare the appropriate green sheet and have this matter placed on the council consent agenda at your earliest convenience. Very truly yours, !�� .� N f^��n^'�`'� PETER W. WARNER Assistant City Attorney PWW/rmb Enclosure DEPAA"1'MEN'1' OF PLANNING & ECONOMIC DEVELOPNIEIVT `� ( _ a rl � CI'CY OF SAII�T PAUL Norm Coleman, Mayo> January 3, 1996 Ms. Nancy Anderson City Council Reseazch O�ce Room 310 City Ha11 Saint Panl, Minnesota 55102 Deaz Ms. Anderson: Division ofPTanning 25 WestFourth Street Saint PauZ MN 55702 Telephone: 612-266-656.i Facs im ile: 612-22833 Z 4 I would like to confirm that a public hearing before the City Council is scheduled for Wednesday January 24, 1996 for the following appeal of a Planning Commission decision granting a special condifion use permit: Appellant: Dayton's Bluff Center for Civic Life File Number: #95-284 Purpose: Appeal a Planning Commission decision granting a special condition use permit to allow outdoor sales of used automobiles. Address: 672 Arcade Street (northeast comer of Arcade & Mazgaret) Legal Description of Proparty: Lot 1; Otto's Subdivision of Lot 15 of Otto's Subdivision Previous Action: Planning Commission Recommendation: Approval, vote: 10-6, 12l15/95 Zoning Committee Recommendation: Denial, vote: 4-2, 12/7/95 My uttderstanding is that this � � �� a � � and that ,.�.� . ��,� � `°' °-, Please call me at 266-6582 if you have any questions. Sincerely, �,a��l�e�. Kady Dadlez Ciry Planner Zoning Section c: File #95-284 Mike Kraemer Donna Sanders NOTICE OF PDBLIC HEARII�TG The Saint Paul City Council wili conduct a public heazing-on Wednesday, January 24, 1996, at 3:30 p.m. in the City Council Chambers, 'Fhird Floor, City FIaII. 'co coasider the appeal of Dayton's Bluff Center .£or Civic L3fe to a decision of the Planning Commission grantirfg a specia} condition use permit to allow outdoor sales of used automobiles at 672 Rrcade StreeY (noriheast corner of Arcade and Margaret). � _ Dated: January 4, 1996 � NANCY ANDERSON - , HsslsYan[ GSt� Council Secref3ry � - - , - ' - (January 8, 1996) ' ' � DEPARTMb OF PLANNMG & ECONOMIC DEVELOPMENI' �1 c. - a.�t � � . CITY OF SAINT PAUL A'orm Co[eman, Mayor January 12, I996 Dimsron ofPlanning 2S West Fourth Street Saint Paul, MA' S�l02 Telephone: 612-266-6�65 Facsimi[e: 672-228-3314 Ms. Nancy Anderson Secretary to the City Counci] Room 310 City Hall Sai�t Paul, Minnesota 55102 RE: Zoning File #95-284: DAYTON'S BLUFF CENTER FOR CNIC LIFE City Council Hearing: January 24, 1996 PURPOSE: To consider an appeal of the Planning Commission's decision to grant a specia] condition use permit to allow outdoor sales of used automobiles on property located at 672 Arcade Street. PLANNING COMMI3SION ACTION: APPROVAL ZONING COMMITTEE RECOMMENDATION DENIAL STAFF RECOMMENDATION DENIAL • SUPPORT: No one spoke. OPPOSITION: One person spoke. Deaz Ms. Anderson: Dayton's Bluff Center for Civic Life has appealed the decision of the Planning Commission to grant a special condition use permit that would allow an outdoor used caz lot on property ]ocated at 672 Arcade Street. The Zoning Committee of the Planning Commission held a public hearing on the permit request on December 7, 1995. The applicant addressed the committee. At the close of the public hearing, the committee voted 4-2 to recommend denial of the permit. The Planning Commission overtumed the Zoning Committee's recommendation for denial and approved the permit on a vote of 10-6 on December 15, 1995. Tbis appeal is scheduled to be heard by the City Council on January 24, ] 996. Please notify me if any member of the City Council wishes to have slides of the site presented at the public hearing. Sincerely, % �� fe�-Y Ken Ford Planning Administrator KF:kd • Attachments cc: City Councilmembers n� .4PPLlCATION :=dR APPF-�1L •+�1," Departmenr of Planning c.zd �'cano,:uc Develc ��x?nf � Zoning Section �++� 1100 City Ha[I Annez 25 West Founh Street Saint Paul, MN 55102 266-6589 I:I;��!�wl� ,��,�0 Daytime PROPERTY LOCATION � TYPE OF APPEAL: Appiication is hereby made for an appeal to the: ❑ Board of Zoning Appeals under the provisions of Chapter 64, Sect appeal a decision made by the�`� on �L' /J'� 1 (date of decrsion) (�(i City Gouncil i a b6 , Paragraph File number: the Zoning Code, to • GROUNDS FOR APPEAL: Explain why you feel there has been an error in any requirement, permit, decision or refusai made by an administrative officiai, or an error in fact, procedure or finding made by the Board of Zoning Appeais or the Ptanning Commission. l 77z,e Z�runc �'omn2r.�-te-e_ ��tii,�rG� .�LP.Ct�mm.vn.e� �iuc;.� �J�t� , ,11�,,?c�l ��film c� �^rm.� �.r,��C�7� ��'�f.d,� �. �j ��C�� d��'� �,c� c� ��„�� cc�L'Ynt ��Ces , i,�h¢n Y'Jtiz i.�4�.�. � �� tU �z �i�t c�rn�r �7? 'fjtie� "fB�1 k- Gt- � YGt2 G'Y1 � �,�tA�" .�'L� f� . ��2. �-�' C��JtE� Fri��k- i�(lt.e j,{1�i.1��1� ,��'iDU ��J,G,�i7u�, f�t1l�: l�t2L� G�l? �TG� `�u��" Cc. >cecJ ? Gc�l,.2 �� y �.e. CUrn.2 �. �'iJ}�,axr-cai� ��- �7i l.�6>2 �n //�O��z- ..¢��✓ ?�'11Rm %t` tl'1 (,��?��'✓t�taJ< u1 � � �,��.t o� � �a�qhb�Yh�cd , . �, � � L��,�Wla �C�,�i�n.� Lu �lg�f�� rn ? m . � - ; , � - �� Y �1ur� �n�' Gt.yi�-�i �� n � � � ! � / Attach additiona! sheet if ApplicanYs signature � � _ �.. � `/�� _ _ Date /� City agent� city of saint paui p�anning commission file number 95-93 �te December 15, 1995 � resolution WI3EREAS, FREDERICK PARTLOW, file #95-255, has applied for a Special Condition Use Permit under the provisions of Section 60.544(2) of the Saint Paul Legislative Code, to allow outdoar sales of used automobiles on property located at 672 ARCADE STREET, legally described as Lot 1; Otto's Subdivision of I.ot 15 of Otto's Subdivision; and WHEREAS, the Zoning Committee of the Planning Commission held a public hearing on December 7, 1995, at which all persons present were given an opportunity to be heard pursuant to said application in accordance with the requirements of Section 64.300 of the Saint Paul Legislative Code; and WHEREAS, the Saint Pau3 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: The applicant has a contract to lease the property and intends to operate a used car sales basiness. There will be one full-time employee and one part-time employee. The hours of operation are expected to be 9:00 a.m. to 8:00 p.m. Monday through Thursday and 9:Q0 a.m. to 6:00 p.m. Friday and Saturday. The applicant intends to make improvemen[s. to the exterior of the building including repairing and painting the fence along the eastern property line and painting the building a lighter color. He also plans to plant three trees in the boulevard and fix an existing pylon sign. He states that he wiil not pazk his cars on the street and that cars will not be repaired on the lot. The small building on the site will be used as an office. There is a screen fence installed along the east property line. The fence is in need of some repair. There are bollards in glace all along the alley which do not allow for alley access. The existing arrangement is preferable as it diverts tra�c from the ]argely residential alley. 2. Section 60.544(2) permits outdoor sales space for exclusive sale of new or secondhand automobiles, house uailers or rental of trailers or automobiles, all subject to the following: moved by Gordon seconded by Schwichtenbera in favor 1 o a��('�t 6(Kramer, Schwichtenberq, Chavez, Faricy, Morton, Wencl) � . • °�G- a�� Zoning File #195-255 Page Two of ResoIution • a. The lot or area shall be provided with a perrnanent, durable and dustless � surface, and shall be graded and drained as to dispose of all surface water accumulated within the area. This candition is met. b. Vehicular access to the outdoor sates area shall be af least sixty (60} feet from the intersection of any two (2) streets. This condition is met. The driveway on Arcade Street is approximately 72 feet from the intersection with Margaret and 60 feet from the intersection with Arcade Street. c. No repair or refinishing shall be done on the lot unless conducted within a completely enclosed building. This condition is met. The applicant understands an@ agrees to this condition. 3. Section 64.300(d} of the zoning code requires that before the pianning commission may grant approval of a principal use subject to special conditions, the commission � sha11 find that: a. The extent, location and intensity of the use will be in substantial compliance with the Saint Paul Comprehensive Pdan and any applicable subarea plans which were approved by the city council. This condition is met. The use is a relatively low intensiry commercial use which is appropriate given the residential uses to the east and south. b. The use will provide adequate ingress and egress to minimize traffic congesdon in the public streets. This condition is met. The proposed use is not expected to generate a significant amount of traffic. The average daily traffic volume on Arcade Street between Sixth and Seventh Streets is 6,700 (July, 1991). On-street parking is permitted on the easT side of Arcade Street except from 4:00 p.m. to 6:OQ p.m.. On-street parking on the west side of Arca@e between Seventh & Margaret is limited to 15 minutes from 8:00 a.m, to 6:00 p.m. c. The use will not be detrimental to the existing character of the development in the immediate neighborhood or endanger the public health, safety and • general welfare. Zoning File #f95-255 -= Page Three of Resolution This condition is met. The proposed use is a relatively low intensity � � commercial use which is appropriate given the residential uses to the south of the site. The used car lot will not be detrimental to the character of the neighborhood or endanger the public safety and general welfare. d. The use wili not impede the nornzat and orderty development and improvement of the surrounding properly for uses permitted in the district. This condition is met. e. The use shall, in alI other respects, conform to the applicable regulakons of the district in which it is Zocated. This condition is met. NOW, THEREFORE, BE IT R.ESOLVED, by the Saint Paul Planning Commission, that under the authority of the City's Legislative Code, the application for a Special Condition Use to allow outdoor sales of used automobiles at 672 ARCADE STREET is hereby approved, subject to the following condition: 1. There shall be no more than seven (7) cars "For Sale" on the lot at any time and four (4) off-street parking spaces shall be provided at all times. The totai number of cazs on the � lot at any time shall not exceed 11. • • PLANNING COMMISSION OF SAlr7 PAUL City Ha11 Conference Center 15 West Kellogg Boulevard Saint Paul, Minnesofa 55102 9c.-a�� A meeting of the Planning Commission of the City of Sainc Paul was hetd Friday, December 15, 199�, at 830 a.m. in the Conference Center of Ciry HaU. Commissiouets Present: Commissionets Absent: Mmes. Bader, Carter, Faricy, Geisser, Maddox, Morton, Treichel and R'end and h4essrs. Chavez, Field Jr., Gordon, Gumey, Krarner, McDonell, Schwichtenberg and Va�ght. Ms.'Lund-Johnson and Messrs. *Lee, Marde(( and Riehle 'Exwsed • Also PresenL• Peter Wamer, Assistant City Attomey; Ken Ford, Planning Admmistrator, lean Birkhofz, Kady Dadlez, Charles McGuire and Larry Soderholm of the Plannina Staff. I. Appraval of Minutes of December I, 1995 IV. � V Zonine n9�-255 Fredrick Panlow - Special condition use pertnit to allo�i outdoor sates of used automobiles (672 Asade St, northeast comer at Margaret; zoned B-3) MOTSON: Gommissioner,llorton moved dznial af tLe reauestzd s�ecial epadiiion�use perciit ¢o alloiv�oexdoor Sales of used automabile> at £72_rlrcade Stree€. Tfre zoning�&rrijniGee voted 4-2 oneabsteniion (Gueneyj. � � � Discussmn ens�ed regzrdm� the many timr th�s case has been be`ure the commission, the unusual size of the (ot, the building on the Iot, ihe suitability of this use ��ith the comprehensive plan, the commercial uses ailowed in B-3, setbacks, and the probab�Iih� ot allowing fewer cars. The motian en ftie Roor;to den� Yhe, reqaested sge;�ial condi4iori �use permit in a4locyaatdoor '�cates of,u"se3 automobiles kiled on a;�ro17 �calC vote nf S£9 E. � �� Commissioner Geisser asked Commissioner Gumey why he abstained from voting on this issue at the zoning committee meeting but did not abstain today. CommissionerGumey replied that at that time, he feli he may have a wnflict; that conflict no longer exists. Discussion ensued regarding whetfier a tie vote to deny woutd mean the same thing as a tie vote to approve, namely ihai no decision was reached. MOTION;-,-�ocri]nissioper Gordan inDVed appznv„'a'1 nf 3he �equested specia! �oud'rfipn use pennii to a}7o+� sales af used automobi?esat 672 Arcade Stceei. �EdrBmissioner Schwichteaberg saron�ed [Ite motion. Com'mis§ioner Fieid otfered "an arciea3menc €o the:mofiori that rvas accepted bp �ommissioner Gocdon, 3o �the�num6er,df cacs_f9r";s3e ta 7 and to requite 4 parking "spaces;� 'Ttie motion on'lhe floor fa ap'�rave°tiie reaue'sted;�'s,pecis{'condition use-oerFisit wiih conditions�cariie3ona��rolLcal[�t�ofe;of � � Comnrehensive Plannino and Emnomic Pevelonme�t - • MINCTPES OF THE ZONING CONIMITTEE CITY COUNCIL CHAMBERS, SAINT PAVL, MINNESOTA ON DECEMBER 7, 1995 • PRESENT: Mmes. Faricy, Morton and Wencl; Messrs. Chavez, Field, Gurney, Kramer and Vaught of the Zoning Committee; Mr. Warner, Assistant City Attorney; Mmes. Dadlez and Peabody of the Planning Division. ABSENT Time: 4:55 - 5:15 p.m. The meeting was chaired by Gladys Morton, Chairperson. FREDRICK PARTLOW; 672 Azcade Street: #95-255; Svecial Condition Use. To allow outdoor sales of used automobiles. Kady Dadlez, Planning Division staff, reviewed the staff report and presented slides. Two letters of opposition were received and distributed. The Dayton`s Bluf£ Community Council voted to oppose the permit. Staff recommended denial oP the requested special condition use permit to allow used car sales, based on £indings 3a and 3e of the staff report. Commissioner Chavez asked why the setback requirements, a condition of this application not met, was allowed in 1989. • Ms. Dadlez was uncertain, however questioned if it had perhaps been overlooked at that time and subsequently approved. Commissioner Vaught said he served on the committee in i989 and thought it was likely that trie reason they recommended approval was the question of what other economic use could be made of the lot. • Fredrick Partlow, the applicant, addressed some of the findings which staff based their recommendation on. Mr. Partlow disagreed that the lot is too small and asked that the committee approve his proposal. He further stated that he was willing to work within any conditions established by the committee and if after one year was not in compliance, he suggested that his permit could at that time be revoked. Betty Reynolds, 823 Margaret, spoke in opposition. Ms. Reynolds lives next door to the lot and said that since 1987 when she purchased the home next door, that there have been two dealerships that have sold vehicles there. Ms. Reynolds addressed concern that since there is very little space between the proposed lot and her yard that her yard has been used for refuse o£ the dealership, and that currently there are batteries, a sign and other refuse that belongs to the proposed property that have been placed on her property. She further stated that the lot has been unkempt for the past six yeazs. She addressed parking concerns and said that parking is very limited, and Ghat residents have dif£iculty parking neaz their property. Mr. Partlow responded that he should not be held accountable Por actions of previous tenants. He said that he intends to clean up the property and keep it clean, and pointed out that he has a contract to lease the property provided he obtains the special condition use permit. � 9�-a�1 • • • Commissioner Wenc2 moved the staff recoaimendation for denial Rramer seconded the motion. Commissioner Commissioner I{ramer although sympathetic to the need to utilize the property, did not believe that a used car lot was the right use and said he would support the motion for denial. He noted that there have recently been a number of cases of used car lots located on Arcade before the committee, which have all been larger than this proposal, and yet have found the need to return to request that more cars be allowed on their lots. Commissioner Gurney stated that he would abstain from the vote. The motion for denial carried with a voice vote of 4 to 2(VaughL, Field voting againat the motion, and Gurney abstained) Commissioner Faricy was not present for the vote. Submi ed by: K��a lez � 2 Approved by: ' i 7 i ��.�� 4 ��/ �!/ �C1 Gla Morton Chairperson � ZONING CONBSITT88 STAFF RBPORT • 3 S FILB # 95-255 1. APPLICANT: FREDERICK PARTLOW DATS OF BEARING: 12f07/95 2. CLASSIFICATION: Special Condition Use 3. LOCATION: 672 ARCADE STREET (northeast corner at Margaret Street) 4. PLl�7NINC+ DISTRICT: 4 5. LBGAL DSSCRIPTION: Lot 1; Otto's Subdivision of Lot 15 of Otto's Subdivision 6. PRSSffiIT ZODTING: B-3 ZQLS2NG CODB RSFHRBNCB: §60.544(2) &§64.300{dj 7. STAFF INVSSTI6ATZON ADiD RBPORT: DATB_ 11/30f95 BY: Kady Dadlez 8. DATB RBCSIVSD: 11/8/95 DBADLINE FOR ACTION: 1/6/96 ====0=====______ evv""n=vv-voccvo'vvv'vecceszve==cvsoevvv'a==ee=eassao'=ooccvc=ccasx3o==-cso A. PIIRPOSB: Special condition use permit to allow outdoor sales of used automobiles. B. BARCHL SZZE: The property rias 123 feet of frontage on Arcade Street and 39_41 feet of frontage on Margaret for a total 1ot area of 4,847 square feet. • C. SXISTING LAND IISB: The site is vacant except for a small building and paved surface. D. SIIRROIINDING LAND IIS8• North: Liquor store immediately to the north and other commercial uses in a B-3 zoning district. East: One and two-family uses in an RT-1 zoning district. South: One and two-family uses in an RT-1 zoning district. West: Clinic, grocery store, drug store, and other commercial and residential uses in a B-3 zoning district_ E. ZONING CODS CITATION: Sections 60.544(2} and 64.300(d) of the zoning code permit outdoor sales used automobiles subject to the conditions detailed in findings #2 and #3 of this report. F. HISTORY/DISCOSSZON: The site was at one time used as a gas station. The building on the site appears to date from that use. Until the early 1980s triere was a repair garage and commercial building on the north part of the lot. Following is a chronology of recent approvals. 1976: The board of zoning appeals approved three variances for a 12 car parking lot. The one variance relevant to the use now proposed was a variance of a required 10 foot side yard setback between B-3 uses and residential properties. 1981: Special condition use permit approved for used car sales for 666 Arcade Street (south part of the site) with several conditions including no certificate of occugancy until conditions are met and limit of four cars. Use apparently was never established. . Underground gas tanks were removed in 1981. �l qc.—a�l . Zoning File #95-255 Page Two 1982: License issued for used car sales for four cars. 1983: Special condition use permit for used car sales approved with 10 conditions including limit of 16 cars for sale, 2 parking spaces, and 6-foot visual screen on east property line. A neighbor spoke in opposition because previous conditions not met. 1984: Field investigation by staff indicated several conditions not met including excess number of cars on lot, Margaret driveway kept open, no landscaping, and it appeared cars for sale parked in street. 1987: Site plan approved for used car sales; requires screening fence along east property line and bollards with chain to contain cars on site. 1988: Special condition use permit application filed and then withdrawn for trailer sales. 1989: Special condition use permit approved for used car sales. Planning commission resolution indicates 14 car limit including parking; SCUP limits sale cars to 10. 1992: Special condition use permit for used car sales was denied by the planning commission. The applicant appealed to the city council which upheld trie planning commission�s decision. Staff had recommended approval of the permit with nine conditions as did the zoning committee. . G. DISTRICT COIINCIL RECObIIQBNDATION: The Dayton's Bluff Community Council had not taken a position on the special condition use permit application at the time the staff report was drafted. The community council in 1992 voted to oppose the special condition use permit citing concern for vandalism, lack of parking, test drives on Margaret, and dubious economic feasibility with only 10 cars. H. FINDINGS• 1. The applicant has a contract to lease the property and intends to operate a used car sales business. He plans to have 10 cars for sale and 4 off-street parking spaces. There will be one full-time employee and one part-time employee. The hours of operation are expected to be 9:00 a.m. to 6:00 p.m. Monday through Thursday and 9:00 a.m. to 6:00 p.m. Friday and Saturday. The applicant intends to make improvements to the exterior of the building including repairing and painting the fence along the eastern property line and painting the building a lighter color. He also plans to plant three trees in the boulevard and fix an existing pylon sign. He states that he will not park his cars on the street and that cars will not be repairec3 on the lot. The small building on the site will be used as an office. Triere is a screen £ence installed along the east property line. The fence is in nee8 of some repair. There are bollards in place all along the alley which do not allow for alley access. The existing arrangement is preferable as it diverts traffic from the largely residential alley. • 2. Section 60.544(2) permits outdoor sales space for exclusive sale of new or secondhand automobiles, house trailers or rental of trailers or automobiles, all subject to the following: � � �: Zoning File #95-255 Page Three a. The Iot or area shall be provided with a permassent, durable aad dust2ess surface, aad sha11 be graded and drained as to dispose of a1Z surface water accumulated mitlxin the asea. This condition is met. b. Vehicular accesa to tke outdoor sales area skaZZ be at Zeast sixty {60) feet £rom the iatersection of aay two (2) streets. This condition is met. The driveway on Arcade Street is approximately 72 feet from the intersection with Margaret and 60 feet from the intersection with Arcade Street. c. No repair or refiaishiag shall be doae on the Iot ualesa conducted �ithia a complete2y eacZosed building. This condition is met. The applicant vnderstands and agrees to this condition. Section 64.300(d) of the zoning code requires that before the planning commission may grant approval of a principal use subject to special conditions, the commission shall find that: r� L The exteat, 2ocatioa and intensity of the use wiZ1 be ia substantiaS compliaace xith the Ssiat Paul Compreheasive PZan aad any applicable subarea p2aas which svere approved by the city couacil. This condition is not met. One of the land use and zoning goals � of the District 4 Plan states, "to promote better buffering between residential, commercial, and industrial land uses on and around East 7th Street,..." p. 13. The District 4 land use policy states that the district council will support development of new or redevelopment of existing structures in industrial or commercial areas only when accompanied by parking provisions as established in the zoning code and by proper landscaping. The applicant is able to provide the required off-street parking but there is not adequate space on the lot to provide the required four-foot setback and landscaping and still accommodate the proposed number of cars for sale. The Near East Side Improvement Strategy (NIS) completed in 1989 contains a set of strategies to address the issues of housing, economic development, neighborhood image, transportation, parks and recreation, land use and zoning, and education. The most relevant part of the document to the propose use is the goals for economic development. These goals include: 1) "concentrate commercial land uses along existing commercial spines and at existing commercial nodes; 2) improve and maintain the vitality and appearance o£ commercial establishments; 3) phase out commercial uses that are incompatible with adjacent residential uses (e.q. auto body shops, used car lots)." (p. 23, goals 1, s, and 9) The NIS was accepted as a policy statement by the planning commission and the city council but was not adopted as part of the city's comprehensive plan. b. Tke use mili provide adequate iagress aad egress to minimize traffic coageation ia tbe pubZic atreets. This condition is met. The proposed use is not expected to • generate a significant amount of traffic. The average daily �il � c, — �-'� � Zoning File #95-255 � Page Four traffic volume on Arcade Street between Sixth and Seventh Streets , is 6,700 (July, 1991). On-street parking is permitted on the east side of Arcade Street except Prom 4:00 p.m. to 6:00 p.m.. On-street parking on the west side of Arcade between Seventh & Margaret is limited to 15 minutes from 8:00 a.m. to 6:00 p.m. The use mill not be detrimental to the axisting character of the deve2opmeat in the immediate neighborhood or endanger the public health, safety and geaeral welfare. This condition is met. The proposed use is a relatively low intensity commercial use which is appropriate given the residential uses to the south of the site. The used car lot will not be detrimental to the character of the neighborhood or endanger the public safety and general welfare. However, theft of and vandalism to vehicles parked on Margaret Street was identified as a problem when used cars have been sold from the subject site in the past. d. The use wi1S not impede the normal and orderly development and improvement of the surroundiag property £or uses pezmitted in the disErict. This condition is met. • e. The use sha2l, in a21 otfier respecEs, conform to the applicable regulations of the district in which it is located. This condition is not met. The site plan submitted does not provide the required four and six-foot setbacks with landscaping between public rights of way and the parking lot as required by the zaning code. The site is too small to provide these setbacks and still accommodate the proposed number of cars for sale. In addition, while Section 61.103(b) requires side and rear yards of at least ten feet when a business district adjoins a side yard in an adjacent residential district, the board of zoning appeals granted a variance of this requirement for this property in 1976. In 1992 when the planning commission denied the special condition use permit to allow the sales of used cars, the basis of that decision was that the use did not conform to the required findings of 64.300(d). First, that the use would be detrimental to the existing character of the development in the area: on-street parking, theft and vandalism, and an 8-foot chain link fence would detract from nearby residential uses and recent improvements. Second, that the use does not conform to the applicable regulations of the district in that the site does not provide the four-foot setbacks with landscaping between public rights-of way and the parking lot as required by the zoning code. The site is too small to provide these setbacks and accommodate the proposed number of cars for sale. Finally, the planning commission denial cited the policy statement in the Near East Side Improvement Strategy as discussed above in finding #3a. The city council's resolution affirming the planning commission's decision cited the same findings. • 5. The off-street parking requirement for used car sales is one space per 400 square feet of office space and one parking space per 2,000 square t�' � Zoning File #95-255 Page Five feet of outdoor display area. The requirement for the proposed use is four spaces (two £or the of£ice space and two for the outdoor display area). The site plan indicates four spaces. There is a three-foot wide boulevard along Arcade frontage of the property which contains no street trees. Street trees would improve the appearance of the property by providing some visual relief and screening and the applicant is planning to plant the trees. STAFF ANALYS23: The progosed site, 4,847 square feet, is too small to accommodate a used car lot and the required setbacks, screening, and landscaping (the minimum lot size for a single family hame is greater at 5,000 square feet). Planning staff has seen similar problems in other areas of the city where used car lots are squeezed onto small sites. Placing conditions on permits to limit the number of cars on a lot and require off-street parking does not guarantee that the conditions will be met. Violations of these conditions occur regularly as evidenced by enforcement actions in the Office of License, inspections, and Environmental Protection. Staff has talked about this issue and believes that establishing a minimum lot size for used car lots is an idea for the planning commission to consider in a future minor zoning amendment. STAFF RSCO2gfENDATION: Based on findings 3a and 3e staff recommends denial o£ the requested special condition use permit to allow used car sales. 7 J � � LJ i � J ,�.. �, �� ee�e', SPECIAL CONDITION USE PERMIT APPL(CATf4N Department of Planning and Economic Development Zoning Section II00 City Hall Annex 25 West Fourth Street Saint Paul, MN 55102 266-6589 APPLICANT ��€� �o: : : �-r _ a� � �` ,.:: T�ntati+ts #�e�ris�g date ��` �� f� /r dr� c � ��? y City S I - Name of owner (if � % Daytime phone �� 1 s� � .� PROPERTY LOCATION Address/Location � � �- � l�G A 1�� Legal description: Ry r�' i'� �tr ir si <fs L vf v r��a/ Current Zoning�_ (atfach additional sh if necessary) TYPE OF PERMIT: Application is hereby made under the provisions of Chapfer G�O Section 5 y�l , Paragraph � ot the Zoning Code for a: �Special Condition Use Permit ❑ Modification of River Corridor Standards ❑ River Corridor Conditional Use Permit SUPPORTING INFORMATlON: in the space below supply information that is applicable to your type of permit (attach additionai sheets if necessary) • SPECIAL CONDITION USE' Explafn how the use wiff ineet each of fhe special conditions. • RIVER CORRIDOR CONDITIONAL USE. Describe how the use wili meet the applicable conditions. • MODIFICATION OF RIVER CORRIDOR STANDARDS Expiain why modifications are needed. �� (O G/��' �ri� cat Fb.^ Sule af ane f.me Acc. I/d'�Et7 %G �, .,:�Yl� r�•xc� s F�cr� CtiSi'�7; kno� 1 Fot e�O l'ee .�. L o c/� ,'n5 rv. < p �: �x 1'�nce ancf kY<�' i �t. 1. w,!! F:'X `�YLe.� S.�jY O E;: a. D��1 '1'6i [ S/ /'E& f 3: Z,, , u a � ,�'' k«I �(, /Vc cAP, u�!/ C{c `e�• �`� cn i'h e L°T c cz. A ti 7� £��'!! `�Lu-nf thrre %ree5 �tn Nrc� si'rcc.� ao�a (c✓urr� • Required site plan is attached � Applicant's signatur��'��: r%.? �.��';%. �✓ DateN%u - �- yS`City �� ec�riG� � � �Go w G 7z f1R�AdE � Wi,f/ �c�e0 _. .f/�C, _Gof" c�e.n .�.rt./ Z' w�_// �6T ��?V.2----. lTt2».�1-- �f�lQ__- a�T''r _ �?.C�_S _.. oK ?h � Le �' . . t w�a �o "'F°t--i:r-. r.�k�;- .Ta _o��,� _.r_��r2 4�t AT �:�� 672.__f�rc.�ol�_ �e �- rt,e n/�.s,-� �h< <a� �ot F�v�. ,.. �n�,��e.s.rv af`te. '�"ha� T.' .� 1 Da NO_T' 1teeP _it �,_.��.____ �`�f? _�"ohe� N+�, �e��'� _ —_ _. __ .___- -.._..__- —�_ � 1�..'7`" Ttie3 ---._._._' �.�____F.�.�___.�. )� L w� 'Tr r ,.v �-�_ ��._.._� �: ._� i 2. � w.'!1 �a�`n?" fi`he Fe.�c� 4 � , .,. _ --i---- _. i - i � � � d, �n�` �� _ _ _�I�� . �t�.E _ 5• 255 _ _ __ �S= � J • T � f= F+ 0 e t M I � �i ��Vi�� '? � � n D C � I o s a �, ' " S � N p � 9 1 n � N � P - � � C c ''� � �-�. T ry � R ] O � � � n x D � t '€ e v ? o , t a � � c S � � � � � � ? � e , ry, , i � 1? y h , .� � o a w a , , -r ��« r- �( � �.y �,_o�� q1,-a�� C. _� � �n1 R v l a R � � � � Dv a � b -,a G� �� 3 ,-a " A � a v e r ' m � � � c� � a N C � � � y c� i� ,- 'T -> „�� 4A�n ✓AY sF<<r <,..: � i i% � v�"•'�`� IVL)O�V V �1��(!lU ��'✓�_' � `� Council ��`` - �' 4 nQ. �(,iCO�tn�''S G� i v� l�►�2-`� GYeen RESOLUTION ,,, CITY C?F;SAINT PAUL, MINNESOTA / `� � . - - - —��,� Referred To-_—/ . •� Committee: Date 79 92 � -- zn�„a . 1 ------ ., 2 3 4 5 6 7 8 9 1C 11 12 13 14 15 16 17 18 19 2Q 21 22 23 24 2S 2b 27 2$ 29 30 31 32 33 �4 �5 7 Presented By � R�C,� � n_ Whereas, Greg Handzlik, 890 E. Cook, Saint Paul, Minnesota 55106, made application to the Planning Commission for a special condition use permit so as to operate a used car sales business pursuant to the provisions of the Saint Paul Zoaing Code for property located at 672 Arcade Street, legally described as L.ot 1, Block 103, Otto's Subd. of Lot 15 of Otto's subd, Saint Paul, Rarnsey County; and Whereas, The Zoning Committee of the Planning Commission conducted a public hearing on August 3, 1992, after having provided notice to affected progerty owners, and submitted its recommendation ta the Commission. The Comuussion, by its Resolution 92-61, adopted September 25, 1992, decided to deny the apptication based on the following findings and conclusions: 1. The proposed use does not conform to 2 of 5 required fmdings for all special condition uses specified in section 64300(c}. � N � � � � � ..� � � N 2. The proposed use would be detrimental to the existing chazacter of surrounding residential development and would endanger the general public welfare. There are only two off-street parking spaces, which would result in customers parldng on Margaret Street. Theft of and vandalism to vehicles parked on Margaret Street has been a problem when used cars have been sold from the subject site in the past. Finally, the eight-foot high chain link fence proposed by the applicant would detract from nearby residential uses and from recent improvements to the East Seventh commercial district. 3. The site plan submitted does not provide four-foot setbacks with landscaping between public rights-of-way and the parking lot as required by the Zoning Code. The site is too smali to provide these setbacks and accammodate Lhe proposed number of cars for sale. While Section 61.103(b) requires side and rear yards of at least ten feet when a business district adjoins a side yard in an adjacent residence district, the Board of Zoning Appeais granted a variance of this requirement for this property in 1976. 4. The Near East Side Neighborhood Improvement Strategy (1�IIS), compieted in 1989, contains a set of strategies to address the issues of housing, economic development, neighborhood image, Transpartation, parks and recreation, land use and Zoning, and education. The most relevant part of the document to the proposed use is Yhe goals for economic development. These goals include "improv[ing] and maintain{ing] the vitaliry and appearance of commercial establishments and phas[ingJ out commercial File # —� 3� Sheet # �?�7�� ; � � �i �� uses that are incompat'ble with adjacent residential uses (e.g., auto body � '^ 37 - � 2 shops, used car lots):' The DtIS was accepted as a poiicy statement by the 3 Planning Commission an@ the City Council. Gl `_ a �� 4 S Whereas, Pursuant to the provisions of Section 64.2d5, Greg Handzlik, duly £led with the City Clerk an appeal fram the determination made by ihe Pianning 7 Commission, requesting that a hearing be held before the City Council for the purpose 8 of considering the actions taken by the said Commission; and 10 11 12 13 14 15 16 r� ia 19 20 21 22 23 24 25 26 � Whereas, Acting pursuant to Sections 64.205 through 64.208, and upon notice tc affected pariies a public hearing was duly condncted by the City Councit on November 19, 1992, where aIl interested parties were given an opportunity to be heard; and Whereas, The Council, having heard the statements made, and having considered the application, the report of staff, the record, minutes and resolurion of the Zoning Committee and of the Planning Commission, does hereby Resolve, 'I'hat the Council of the City of Saint Paui does hereby afiirm the decision of the Planning Commission in this matter based on ihe findings made and determined by the said Commission; and be it Further Resolved, That the agpeal of Greg Handzlik be and is hereby denied; and, be it Finaily Resolved, That the City Clezk shal2 mail a copy of this resoiution to Greg Handzlik, the Zoning Administrator and the Planning Commission. ��'�� ,� °��' 255 __.e______. Requested by Department of: Adoption Certified by Counci S�cretary n c � i $�: � � �� C�, , �proved by May� Date , Q�C' �. 8 �� G ,�.� �..; . -: � By: ` By: Form Appr ved by City BY ; � /' � Appro�ed Mayor�or Counc�.2j v s _ Submission to �� Adopted by Council: Date DEC 1 0 i992 - �a�h�� { COWtwI.iSSi4n �so`�-�o� city of saint paui ��i �''� �U`c� �.o�d��is,-, �Se pe,,,,�.;-}-. planning commission resolution fiile number 92-61 �te September 25, 1992 , • � WHEREAS, GREG HANpZLIK, file �92-161, has applied for a special condition use permit, under the provisions of Section 60.544(2) o£ the Saint Paul Legislative Code, to allow outdoor used 'car sales on property located at 672 ARCADE STREET, legally described as Lot 1, Block 1D5, Otto's Subd. of 7.ot 15 of Otto's Subd.; and WHEREAS, the Zoning Committee of the Planning Commission held a public hearing on August 3, 1992 at which all persons present were given an opportunity to be heard pursuant to said application in accordance with the requirements of Section 64,300 of the Saint Paul Legislative Gode; and • WHEREAS, the Saint Paul Planning Commission made the following £indings of £act: 1. The proposed use does not confor� to two of the five required findings for all special condition uses specified in Section 64.300(c). These conditions and the inabil'ity of the proposed use to meet them are as f ol l ocrs : a. The use wiZl not be detrimenta2 to the existing cheracter of tne developc�ent in the imraediate neighborhood or endanger the pc�bZic healtn, safety and general welfare. (§64.300jc)(3)) The proposed use would be detrimental to the existing character o£ surrounding residential development and would endanger the general public wel£are. There are only two off-street parking spaces, which would result in customers parking on Hargaret Stzeet. Theft of and vandalism to vehicles parked on Margaret Street has been a problem when used cars hzve been sold from the subject site in the past. Finally, the eight-foot high chain link fence proposed by the applicant would detract �rom nearby residential uses and from zecent improvements to the East Seventh commercial district. b. The use shall, in aI1 other respects, conform to the eppZicable regulations of the district in which it is Socated. (§64.300(c)(5)) The site plan submitted does not provide £our-£oot setbacks with landscaping between pubiic rights-of-way and the parking lot as required moved by x=RTE seconded by ? in favor �� against 6 ZC)�� F�� a 5�255 • � • �, . 3 a� _ a�1 �, by the zoning code. The site is too sma12 to provide these setbacks and • accommodate the propased number of cars for sale. While Section 61.103{b) requires side and rear yards of at least ten £eet uhen a business distzict adjoins a side yard in an adjacent residence district, the Board of Zoning AppeaZs granted a variance o£ this requirement for this property in I976. 2. The Near East Side Neighborhood ZmFrovement Strategy (NIS), completed in 2989, contains a set of strategies to address the issues of housing, economic development, neighborhood image, transportation, parks and recreation, land use and zoning, and education. The most relevant part of the document to the proposed use is the goals for economic development. These goals inc2ude "improv[ingJ and maintain[ing] the vitality and appearattce of commercial establishments and phas[ing) out commercial uses that are incompatible with adjacent residential uses (e.g. auto body shops, used car lots)," (p, 23, goals 8& 9) The NIS was accepted as a policy statement by the Planning Commission and the City Counci2. NOW, THEREFORE, $E IT RESOLVEB, by Lhe Saint Paul Planning Commission that, under Lhe authority of the City's Legislative Code, the application for a special condition use permit to a1Zow outdoor sales of used autocaobiles at b72 ARCADE STREET is hereby denied. � � ��`�� 5�2 � � �1 C _ DEC 05 '95 15�59 THE SHELARD GRCUP - December 5,1995 Kadq baRllez Zorring Committee 25 Wast Fourth Street SaiatFaul,MMAii SSiU2 � �ECEwv�� a�c a 5 �ss� Z��E� P.2 i�..L SERYlCES C6MPANY � � t am writing w you, onbelratfof our eiieat; re�ardin8 � public hearing w be held Thursday> December 7, regarding a request for a special conditian use penstat for asat automob�le sales• �Ih012$ I W!ll }�C tRl3blE t0121CAd Y� �188T}Ii$, 1 V�T111LCd YO CO2SiAGC'JOU A'ltll OUf iC[jid89L fOf dEnf21 0��119 COl�iti0A91 p@rLOit. OItF COIPOIflttOII IG25C3 eIId lilAiiB�� t�i� FsopCRy at SOO ESSt �'� Avemie, farmesly c�ccupied b9 3M. A.ppmvai of the requested canditianat use pernut w�tt c�rrecxly impact our propecty. 'Fltie propased lot on Arcade and Margarei is a smail iot, that wouid likety generate a nagutive appcai, should it be SUed with used csrs. Msiny used car tots have a reputstion for �istractiag sigaage, ppcx upkeep of the grounds, aad a geaerall}' �u8ative aPP�• Our campaay favors the gtowth and revitalization of tfus neighborhood tlu'ough pco$tams such as the Phx3ea Corridor project and other simiLu orgatlized impravements. It is our belief sket sturC are othns use,s that wauld bc more favorabte for tlus site, s�2ch as a reststuaat ar other similar establislunent, which woutd bring People iata tFus neigl:borhood as we31 as senrice persons frequentiung the nei�borhood. I wouid appreaate your shaiing our concerns with the ather members af tbe zaning coa+arittee, and fiu�thet deay the request fos a�pwial condition usc permit. Thamk you for pour considetation. �Y, �� R�� Progerty er cc: Mr. Ricfiard �Vells, Capozzali Advisory for Pensions, Inc. � � rssn E,te�py ��: r.��v� $L PA+��, Mr Si7{YJ (61B 547-5(ltfi taX (6l ll 6�1-%208 • a�.a��, �� C� DEC 0 6 199a Carol J. Murto Robert A. 5�icpon 833 East Margaret Street Saint Paul , ?�4A 55106 December 5, 1995 ��!F��`: Zoning Committee Kadt� Dadlez 25 West Fourth Street Saint Paul, Mti 55102 Dear Ms. Dadlez, kith regard to the request for special conditio2Z use permii t.o alloo: outdoor sales of used automobiles, Zoning File tiuml�er 45- 2;��, Zoning File �ame Fr�derick Partlov+; As neighbors in close proxitnitl- to 672 Arcar�e we would requesr that the special condition use permit be ��eniecl. tie ma):e this request for the follo�+ing reasons; The pron�ri} is r�ntit too small Yo hold this kind of bt�sinFSs � �.s i�usiness }.�arkii,g would effect our street (Margaret Street} and create eoilgestion on ai� already congested street, ie. hould in�erfer ;:ith residential parking. Tiie business location is facing Arcade Street, a cer5 Uus�' traffir_ area. Because c.f the lack of parking space, this could crea*.e a traffic tiazard. Past eknerience has shown that this type of business run from thia locatio,i has also created noise and air �ollution, ar�d the property owner showed no respect or concerzz f�r the neighborY�ood while runnJng this business. Our experience in the past with a car dealersYiip t�eing at this loc�tion has alread}� proeen these facts to be true. In addition, the aw of the property has; procen ocer time and quite censistentlg that he does not take care of his property, nor does he shoca respect to the residents of this neighborhood. He has painted all of the property black, and has put aip billboard signs of insalt to the neighhorhood resir;ents. He h�s pro� ocer time that he is not considerate or concerned ahaut Lhe residents and *_he area, therei�y gzving us reason to belieie that orhether he plans to run this auto dea2ersi�ip himself, or rent to another party, that he will not manage the property �aitti ac1} degree of care or respect to this neighborhood. i � It is unfortunate triat such a small building and parking lot intended for business use, eaen exists in this residential area. At one ±ime it served a purpose but now it serves as an et and has outlived it's time for practical applicatior;. �our cor.siderat�an is greatly appreciated. I� L • �lb-��1� i. SL3NRAY-BATTLECREEK-HIGHWOOD 2. HAZEL PARK HADEN-PROSPERITY HILLCREST 3. C. DAYTON'S BLL'FF 5. PA 6. NORTH END 7. THOMAS-DALE 8. SUMMIT-UNIVERSI'I'Y 9. WEST SEVEN'IT-I 10. COMO il. HAMLTNE-MIDWAY 12. ST. ANT FIONY PARK 13. MERRIAM PARK-LEXIIv'GTON HAMLINE-SNELLING HAMLIiv'E 14. MAC,ALESTER GROVELAiv'D I5. HIGHIAND 16. SUMMTT HTi� 17. 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DlST__�` MAP # SCAIE t' = 40Q' � o;�� ,o;o,qi� 6 i ! 1 T" f.� : T l l LEGEND �� zoning district boundary �� subjed property nort` h . ♦ � � ♦ � a it)du Y �aca 0 one farrdly � tvra family L.L�r C� muttip�e fam�ty