Saint Paul Planning Commission Meeting - May 10, 2024

Note: The agenda and transcript indicate the meeting was held on June 7, 2024, but the user instruction specifies using the date May 10, 2024. This summary uses the provided date while noting the discrepancy.

This meeting of the Saint Paul Planning Commission covered several major items, including two public hearings on proposed zoning studies for adult-use cannabis and drive-throughs, approval of two zoning cases, and endorsement of long-range plans for the River Balcony and Como Regional Park. The meeting opened with the announcement that Yasmine Robinson has been officially appointed as Planning Director.

Public Comments & Testimony

• Adult-Use Cannabis Zoning Study:

  • Jeannie Wideman (Association for Non-Smokers Minnesota) urged the commission to adopt the maximum distance requirements (1,000 feet from schools, 500 feet from daycares/parks) and argued that staff downplayed the number of violations from registered businesses. She handed out examples of allegedly illegal products.
  • Curtis Navy (also with Association for Non-Smokers) supported Ms. Wideman's comments, describing youth access to high-potency products and the prevalence of illegal sales.
  • Anthony Wilson (St. Paul resident and prospective cannabis business owner) opposed the maximum distance requirements, stating that they would make it nearly impossible to find suitable locations and would drive businesses to other cities.

• Drive-Through Zoning Study:

  • Zachary Zelickson (Border Foods, Taco Bell franchisee) opposed a ban on drive-throughs, citing convenience for customers (80% of sales via drive-through), safety for employees during late hours, and potential negative consequences of forcing customers to drive further.
  • Brian Alton (attorney, former planning commissioner) argued against eliminating drive-throughs in B4 (downtown) and T2 districts, calling such moves short-sighted and lacking evidence of negative impacts. He urged that stacking space requirements not be overly restrictive.
  • Angie Whitcomb (Hospitality Minnesota) opposed the proposed restrictions, highlighting the value of drive-throughs for families, people with disabilities, and overnight workers, and warned of lost tax revenue if customers go to suburbs.
  • Amanda Duran (St. Paul Area Chamber) opposed the amendments, stating the chamber was not adequately consulted and that the approach is a "sledgehammer to swat a fly."
  • Bill Lindeke (former planning commissioner) supported restrictions, arguing that drive-throughs undermine walkability, create safety hazards for pedestrians (ice on sidewalks), and make businesses into islands that reduce connections between local businesses.
  • Eddie Sharif (restaurant owner on 7th Street, family in business 40 years) opposed restrictions, noting that carryout and drive-through options helped his business survive COVID, and he wants the option for future expansion.

Discussion Items

• Adult-Use Cannabis Zoning Study (Staff Presentation):

  • Tony Johnson and Nellie Jerome presented two options for distance requirements from schools: the state maximum (1,000 feet, affecting 63% of business parcels) and a staff-recommended 300 feet with downtown exemption (affecting 10% of parcels). They proposed allowing cannabis retail as a new use (with 300-foot setback from schools, CUP for over 13,000 sq ft except industrial), allowing hemp edibles as general retail, and permitting limited cultivation/manufacturing (up to 15,000 sq ft) on commercial corridors, larger operations in industrial zones, and outdoor cultivation via CUP. Additional amendments address delivery, transportation, and testing facilities. The timeline includes a committee discussion on July 19, 2024. Two email comments were received: one from a business owner in support, one from Union Park District Council seeking more restrictive regulations.
  • Commissioner Starling asked staff to clarify the three complaints from registered businesses vs. more from unregistered businesses.

• Drive-Through Zoning Study (Staff Presentation):

  • Bill Dermody summarized the public outreach (8 district councils, Business Review Council, mayor's advisory committees) and noted questions posed to the community, including whether Saint Paul should prohibit drive-throughs altogether. Proposed amendments generally restrict where drive-throughs can go and increase design standards.
  • Commissioner Kegg asked when commissioners could discuss the matter; it was clarified that robust discussion will happen in the Comprehensive and Neighborhood Planning Committee (CNPC).
  • Commissioner Presley noted the need to consider the intersection of drive-throughs and future cannabis sales (e.g., drive-through cannabis). Staff was asked to bring this up in CNPC.
  • Commissioner Starling commented as a young parent, rejecting the assumption that parents cannot walk or bike with children, and cited examples like Manhattan where fast food exists without drive-throughs.

• 132 Albert Street North – Change of Nonconforming Use:

  • A change from warehouse/storage to health/sports club for a youth gymnastics gym. The district council recommended approval. There was 1 speaker in support, 9 in opposition, and 10 letters. The zoning committee voted 5-0 to approve with revisions to the staff report. The full commission approved the motion unanimously.

• 733 Jenks Avenue – Conditional Use Permit for Short-Term Rental:

  • A CUP for an owner-occupied short-term rental accommodating up to 14 adult guests (applicant planned to limit to 12 initially). One letter of opposition was received. The zoning committee voted 4-0 (with one abstention) to approve with conditions. The full commission approved the motion, with one commissioner voting opposed (Commissioner Syed), per the transcript.

• River Balcony Master Plan Addendum:

  • Kady Dadlez presented the "Basis of Design Report" as an addendum to the 2017 River Balcony Master Plan, which envision a 1.5-mile pedestrian promenade along the downtown river bluff. One person testified at the May 10 public hearing about trash and unsheltered individuals, but staff noted these are not directly related to the design document. The committee recommended approval, citing consistency with the master plan and a reality check on costs. The commission voted unanimously to recommend the City Council approve the addendum, authorize staff to refine the design, and request to review any major divergences.

• Como Regional Park Long Range Plan:

  • Dave Ronzani presented the plan (last updated in 1984), required by the Met Council every 20 years. The plan covers three areas of the park (excluding enterprise facilities and special rec features like the Zoo/Conservatory) and includes an implementation toolkit. The commission reviewed for consistency with the comprehensive plan. The commission voted unanimously to approve a resolution stating the plan is consistent and recommending approval by the St. Paul Parks and Recreation Commission.

Key Outcomes

• Adult-Use Cannabis Zoning Study: Public hearing closed. Written record open until 4:30 p.m. on June 10, 2024. The item will go to CNPC for further discussion.
• Drive-Through Zoning Study: Public hearing closed. Written record open until 4:30 p.m. on June 10, 2024. The item will go to CNPC.
• 132 Albert Street North (Change of Nonconforming Use): Approved.
• 733 Jenks Avenue (CUP for Short-Term Rental): Approved on a vote of 5-1 (one opposed).
• River Balcony Master Plan Addendum: Approved and recommended to City Council.
• Como Regional Park Long Range Plan: Approved as consistent with comprehensive plan, recommended to Parks and Recreation Commission.

Transportation Committee reported its next meeting will discuss the Riverview Transit Corridor on June 10, 2024. Communications and Nominations Committee gave a brief report. No task force or liaison reports were given.