St. Paul Planning Commission Meeting - January 9, 2023

The St. Paul Planning Commission held its regular meeting on January 9, 2023, at 2:30 PM. The meeting included approval of previous minutes, announcements from staff, committee reports, a presentation on updated district plan guidelines, and action on two zoning items. The commission approved a conditional use permit for additional short-term rental units and a development proposal for affordable housing on Marshall Avenue.

Consent Calendar

• The minutes of the December 9, 2022 meeting were approved by voice vote (all in favor, no opposed).

Announcements & Reports

• Luis (staff) provided highlights from the city's legislative agenda, including bonding priorities such as the eastbound Kellogg River Center Bridge, the park at River's Edge, Great Urban Passage, Como Park Zoo Conservatory, the Heights (Hillcrest) infrastructure, and the North End Community Center. The city also supports reinstatement of the state historic tax credit, continued funding for affordable housing (4D program, housing infrastructure bonds), a sales tax increase for Metro Transit, and resilience initiatives.
• Commissioner Hallstone (Comprehensive Neighborhood Planning Committee) reported that the committee received background on the one-unit housing study and will continue discussions in three weeks.
• Commissioner Foles noted that the committee will review a commercial development district proposal related to liquor license introduction, which requires planning commission review for comprehensive plan conformance.
• Transportation Committee: The next meeting on January 12 will discuss the 2024 Grand Avenue Reconstruction Project (Snell to Fairview) and the Robert Street Reconstruction (Kellogg to 11th).
• Riverview Corridor Station Area Planning Task Force: The task force last met in December, focusing on stations at Davern, Montreal, Homer, and St. Paul Avenue, and connections to the Ford site and rail spur. No meeting in January.
• Commissioner Mitchell reported on the Community Advisory Committee for the Rice Street corridor, noting that a survey is being distributed and the next meeting is February 8. The second report is not yet released for public discussion.

Discussion Items

District Plan Guidelines Update

Spencer Miller Johnson (PED staff) presented the updated district plan guidelines, a resource document for district councils updating their small-area plans. Key points:

• The document is intended for district councils, community members, and city staff; it is not regulatory.
• It includes 32 steps under six categories: request plan initiation, establish steering committee, conduct public engagement, prepare draft plan, plan review (staff, planning commission, city council).
• The guidelines provide best practices for plan content, format, and implementation strategies, but allow flexibility for neighborhood-specific needs.
• Commissioner Riley expressed support, noting the complexity of the process for volunteers and the value of guidance.
• Commissioner Grill asked about aligning district plan schedules; staff noted that each district has different capacities and timelines, and the city does not mandate updates.
• Commissioner Riley suggested sunsetting plans adopted before the current 2040 comprehensive plan due to policy inconsistencies and equity concerns.
• Commissioner War suggested using district plans as input for the next comprehensive plan (2050) rather than only responding to it.
• Commissioner Starling asked about the turnover of district council members and staff ownership of plans.
• Staff responded that neighborhood planning liaisons can assist with technical support and that the guidelines will be published online by the end of January.

Zoning Items

1. Conditional Use Permit – Short-Term Rental Units at 141 4th Street East

   • The applicant sought to increase short-term rental units from 4 to 9 in the Pioneer Endicott building (over 200 units). The zoning committee recommended approval with a condition that each additional unit obtain a license from the Department of Safety Inspections.
   • The district 17 council supported the proposal. No public testimony was received.
   • Commissioner Riley expressed concern about reducing the long-term rental supply amid a housing shortage. Commissioner Grill noted the units are a small percentage of the building and that the precedent could be managed.
   • Commissioner Tagya (opposed) cited the housing crisis and the need to prioritize permanent housing.
   • Commissioner Broek (supported) noted the units are within a large building, the existing operators are local, and the building offers amenities for guests of residents.
   • Vote: The motion to approve with the licensing condition passed 7-3 (Commissioners Riley, Venture, and Tagya opposed).

2. Conditional Use Permit and Variances – Marshall Avenue Flats (1619 Dayton Avenue)

   • The project proposes a six-story, 98-unit affordable apartment building (44 one-bedroom, 49 two-bedroom, 5 three-bedroom) on the site of a former office building. The building height is 75 feet (with a variance for 68 feet proposed) and a front yard setback variance of 5 feet (required 10 feet).
   • Staff recommended approval, with conditions that 100% of units be affordable (30% AMI for the three-bedroom units, 50-70% AMI for the remainder) for at least 30 years.
   • The project was previously approved in May 2020 with similar affordability conditions.
   • Vote: The motion to approve the CUP and variances passed unanimously.

Key Outcomes

• Approved: Minutes of December 9, 2022.
• Approved: Conditional use permit for 5 additional short-term rental units at 141 4th Street East (7-3), with condition that each unit obtain a license from Department of Safety Inspections.
• Approved: Conditional use permit and variances for Marshall Avenue Flats (unanimous), with affordability conditions.
• Next Steps: The district plan guidelines will be published online by the end of January after incorporating feedback from the meeting and staff review.
• Upcoming: The annual meeting on February 3, 2023, will include the annual report and work plan discussion. Officer positions for the commission are open for expressions of interest.