Saint Paul Planning Commission Meeting - September 19, 2025

The Saint Paul Planning Commission met on September 19, 2025, from 8:30 to 11:00 a.m. at City Hall Conference Center Room 40. The meeting included approval of previous minutes, a rezoning case, a historic designation discussion, and a detailed presentation on the Mississippi River Corridor Critical Area (MRCCA) zoning study. Key votes included unanimous approval of a rezoning and approval of the Hamm's Brewery historic designation, while the MRCCA study was discussed in depth and will return for a vote at the next meeting.

Consent Calendar

• Minutes of September 5, 2025: Approved unanimously with no opposition or abstentions.
• Chair's Announcements: Commissioner O'Cho resigned; vacancy noted; call for recruitment.
• Director's Announcements: Encouraged recruitment for commission vacancies.

Zoning Committee

• 25-055-586 1059 Maryland Rezoning: Rezone from B2 Community Business to T2 Traditional Neighborhood at 1059 Maryland Avenue (NW corner of Maryland and Earl Street). The Zoning Committee recommended approval 5-0. Commissioner Reilly noted that an additional surrounding zoning map (including abutting H2 properties) was added to finding #3 per his request. Motion to approve the rezoning passed unanimously.

Comprehensive and Neighborhood Planning Committee

Hamm's Brewery Local Historic Designation

• Proposed Designation: Theodore Hamm Brewing Company Heritage Preservation District as a Saint Paul Heritage Preservation site. The Heritage Preservation Committee voted to continue designation and forward to Planning Commission, which then approved the designation to move to City Council.
• Discussion: Commissioners debated the developer-led process (JB Bangs requested designation for historic tax credits). Commissioner Hood expressed concern that the process appeared solely for financial gain, while Commissioner Martinson noted optics. Commissioners Starling and Boulware (staff) highlighted that tax credits are a legitimate economic development tool and come with significant compliance requirements. Vice Chair Presley shared a personal example of a similar project (Western U Plaza) that preserved community history. Boulware noted that city-led surveys and designations are also common. Commissioners voted to approve the designation.
• Motion to approve: Passed with no opposition.

Mississippi River Corridor Critical Area (MRCCA) Zoning Study

• Presentation by Tony Johnson (staff): Overview of MRCCA program, 2017 state rule updates, and proposed local amendments. Public hearing on May 2, 2025, had 16 speakers (2 in support, 14 in opposition) and 35 written comments (1 in support, 34 in opposition, including a petition for bird-safe glass). Four main public comment themes:
  1. Bird-safe glass: FMR proposed language; staff recommended removing from MRCCA and initiating a separate citywide study due to unresolved legal and feasibility questions. Commissioner Reilly asked about exterior lighting; staff noted existing citywide lighting standards (Sec. 63.116). Commissioner Hood expressed concern about staff capacity and favored not adding a study commitment.
  2. Optional findings for CUPs and variances: FMR proposed additional findings; staff argued redundancy with existing height criteria and recommended against adding them. CNPC supported staff recommendation.
  3. Tiering requirements: Mr. Torstenson and FMR proposed a formulaic setback-based height system (35-foot base height with increases per setback). Staff showed that no other MRCCA city adopted this approach; most use base height with CUP. Spatial analysis indicated limited impact (only 20-23% of land in relevant districts). At opportunity sites (West Side Flats, Johnson Brothers, Ford/Highland Bridge, Ramsey County West), tiering would be duplicative of existing master plans or overly restrictive (especially in UC district downtown). Staff recommended against the formulaic approach. CNPC instead recommended adopting Mr. Torstenson's formula with modifications (using ordinary high water level and adding subjective tiering criteria for heights above the maximum).
  4. Building heights in UC district: Commissioner Reilly raised concerns about Ramsey County West site (85-foot grade change) where the formula would require a conditional use permit for any building over 35 feet, potentially hindering development. Discussion ensued about whether to exempt UC district. No final decision; the matter will return to the full commission at the next meeting for a vote.
• Next Steps: The MRCCA study will be brought to the Planning Commission at the October 2025 meeting for a vote.

Key Outcomes

• Minutes of September 5, 2025: Approved unanimously.
• 1059 Maryland Rezoning (to T2): Approved unanimously.
• Hamm's Brewery Local Historic Designation: Approved to move to City Council.
• MRCCA Zoning Study: Discussion only; formal vote deferred to next regular meeting (October 2025). CNPC recommended adopting Mr. Torstenson's tiering formula (with Commissioner Reilly's concerns noted) and rejecting bird-safe glass inclusion (with a separate study recommendation).