Main Realty, Inc. v. Pagel

• Decision Date: 15 June 1973
• Docket Number: No. 43522,43522
• Citation: 208 N.W.2d 758,296 Minn. 362
• Parties: MAIN REALTY, INC., Respondent, v. Howard PAGEL, Appellant.
• Court: Minnesota Supreme Court

Page 758

208 N.W.2d 758

296 Minn. 362

MAIN REALTY, INC., Respondent, v. Howard PAGEL, Appellant.

No. 43522.

Supreme Court of Minnesota.

June 15, 1973.

Eckberg, Lammers & Briggs and James F. Lammers, Stillwater, for appellant.

Smith, Juster, Feikema, Haskvitz & Casserly, Wyman Smith and Ronald L. Haskvitz, Minneapolis, for respondent.

Heard before KNUTSON, C.J., and OTIS, KELLY, and SCHULTZ, JJ.

PER CURIAM.

This is a mandamus proceeding to require the building inspector of the village of Woodbury, Washington County, to issue a building permit to plaintiff for the construction of a 'mini shopping center' at 3171 Lower Afton Road in the village of Woodbury. The district court granted the writ and defendant appeals. We affirm.

The permit which is sought is for the construction of a one-story building with a 100-foot front and 50-foot depth, designed to accommodate three retail stores for use as a laundry, meat market, and grocery. Preliminary oral approval was given by the defendant building inspector on September 13, 1971, when a permit fee of $153 was paid. On September 22, the permit was denied by the city council. Thereupon, plaintiff sought and secured from the district court a writ of mandamus compelling defendant to issue the permit.

On appeal, defendant advances numerous arguments for denying the permit. He contends that the property was a subdivision and that plaintiff was required to secure approval of a final plat of the subdivision before a permit would issue; that the property had to be rezoned to qualify as a shopping center district; that a plot plan must be submitted to show structures, parking, driveways, landscaping, screening, and the developer's financial responsibility; that the property in its undeveloped state was highly desirable to the village because of its landscaping and trees; that plaintiff had the burden of proving compliance with the normal setbacks and other zoning and site requirements; that the question of obstructing future street extensions had to be resolved; and that under the village's police power it had discretion to deny the permit if the public welfare, health, and safety were not properly served by issuing the permit.

With the exception of an allusion to providing for the health, welfare, and safety of the village residents, none of the reasons for denying the permit advanced on appeal were set forth in the minutes of the council meeting at which plaintiff's application was rejected. The minutes of that portion of the meeting set forth in full are as follows:

'COUNCIL MINUTES

September 22, 1971

'Pursuant to due call and notice thereof, a regular meeting was duly held at the Village Office on the 22nd day of September, 1971, at 8:00 P.M.

'PETITIONS, REQUESTS, COMMUNICATIONS

'Mr. Carl Lien of Land Increment Inc. came before the Council with building site plans for a mini-shopping center at the NW Quadrant of I--494 and Co. Road 26.

'Council reviewed same with Mr. Lien, of Land Increment, Inc. Moved by Mayor Bielenberg that the plans for a mini-shopping center as proposed by Land Increment Development Inc. and Main Realty be rejected on the basis of providing for the health, welfare, and safety for the people of Woodbury; also, based on the letter of the Village Planner dated August 3, 1971, pointing out certain factors and difficulties of placing this type of business in the area and lot as proposed. Motion seconded by Councilman Strong.

'Discussion: Attorney for Main Realty and Land Increment Inc. stated that if the plans meet all requirements of the Village Zoning and Building Code, the Council cannot deny the issuance of a permit. Also the plans have been revised since the last presentation and comply with current Village Ordinances and Building Codes in all details. The Council replied that there are certain statements in the Planners' letter that make the area undesirable for this type of business, and also the Village has been in contact with the State Highway Department on upgrading the I--494 Inter-change going west. Councilman Olander stated that if the new revised plans comply with all current Village Ordinances and Building Codes, there would be no basis for rejecting by the Council. Mayor Bielenberg stated that he was concerned with the vehicle movement and pedestrian traffic crossing the I--494 over pass, mostly the children. Councilman Strong requested the motion be voted on as stated.

'Voting in...