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<br />--------------.---------- .-
<br />
<br />BEST & FLANAGAN LLP
<br />A'f'rORNIY~ ^T I.A\&'
<br />
<br /><I000O us Banle FIa,'~
<br />(.01 Seeo11a .~~N\ue South
<br />Minnf:apolis. MinnCl'0111 554024:'131
<br />Telephone. 612 339 7121
<br />Fllcsjn111e 612 339 5897
<br />WWVI.br~t!I\"',com
<br />
<br />Direct Dial: (612)349-5653
<br />Email;gsoufe@beSllaw.com
<br />
<br />September 2&, 2000
<br />
<br />VIA FACSIMILE 651-452-5550
<br />~ ~
<br />
<br />Mr. Joe] Jamnik
<br />Campbell Knutson
<br />Eagandale Office Center, Suite 317
<br />1380 Corporate Center Curve
<br />Eagan, MN 55121
<br />
<br />Re: Kraus-Anderson Request for Conditional Use Permit
<br />for Bingo Hall at Hamline Center
<br />
<br />Dear Mr. Jamnik:
<br />
<br />Thank you so much for spending time with me this afternoon on the telephone
<br />analyzjng the legal issues surrounding the referenced application. I will be following up
<br />in a letter to the Mayor and City Council concerning some follow-up points to our
<br />meeting Monday, but I did want to take this opportunity to address one specifIc legal
<br />issue. Specifically, I wish to address our assertion that approval oftbjs Conditional Use
<br />Permit vioJates Chapter 1011 regulating nonconforming llses.
<br />
<br />As you know, we discussed the parking as it pertains to the requirements of
<br />Section } 011.02, which states that a nonconforming use may not be "extended, expanded,
<br />intensified or changed unless to a confonning use". Y 0\.1 indicated that the gambling
<br />operation, if it constitutes a "amusement establishmem". is not an expansion of the "use"
<br />categories in a shopping center. While this may be true a.s to the category of uses
<br />specified in the City Code, there is clearly going to be an intensification of the physical
<br />use of the Center, based on the increased parking that will be required for this operation.
<br />In our conversation, you pointed out to me that the City has interpreted its off street
<br />parking requirements in Section 1005.0} (D)(2), to mean that a property which is zoned as
<br />a shopping center will only require 5 spaces for every 1000 square feet of gross Ieaseable
<br />area, irrespective of the specific uses that are operated within the shopping center. Based
<br />on tbls analysis, you indicated your conclusion that the gambling operation does not
<br />legally require additional parking facilities. However, as a practical matter, your staff bas
<br />concluded that this gambling operation will require between 120 and 150 parking spaces,
<br />whereas only 58 parking spaces would otherwise be required according to the legal
<br />requirement of 1 space per 5000 square feet. The intensification and expansion of a
<br />"use", as referenced in Section 1011,02, is not limited to the legal requirements, but also
<br />
<br />d 6Sg89p~9g8 'ON/6r: S [ 'lS/SS: S! 00 ,62 '60 (iHd)
<br />
<br />WOH,~
<br />
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