St. Paul Planning Commission Meeting - November 14, 2025

The St. Paul Planning Commission convened on November 14, 2025, to adopt the October 17 minutes, approve leadership elections, and vote on a redevelopment plan for 841-857 Grand Avenue. The commission also reviewed a congregate living zoning study, received a regional planning update from the Metropolitan Council, and voted to postpone a presentation on the City's legislative agenda.

Consent Calendar

• Minutes Approval: Approved the minutes from the October 17, 2025, Commission meeting.
• Leadership Elections:
  • Elected Commissioner Starling as Second Vice Chair.
  • Elected Commissioner Riley as Secretary.

Public Comments & Testimony

• Congregate Living Zoning Study: During the previous public hearing, participants expressed the following positions:
  • Operators advocated for a smaller minimum separation distance (330 feet) for supportive housing to prevent facilities from being shut down due to reclassification, arguing these homes function merely as concrete structures.
  • District Councils (specifically Mac Phail) supported the proposed regulations, including a 600-foot separation for supportive housing and a Conditional Use Permit requirement for facilities with 12 or fewer residents, citing the need to avoid over-concentration and "mental health ghettos" based on past neighborhood experiences.
  • Residents expressed concern regarding specific sites like Kimmel Court, suggesting stricter regulation for Housing First supportive housing due to perceived similarities to correctional facilities.

Discussion Items

• 841-857 Grand Avenue Redevelopment Plan:
  • Staff Position: Staff presented the project as a six-story mixed-use building with 90 dwelling units and 12,000 square feet of commercial space. They stated the proposed redevelopment plan aligns with the 2040 Comprehensive Plan's goals for density, walkability, and efficient land use near transit.
  • Commissioner Chag (Tavia): Expressed strong opposition to the motion as written, arguing the staff report failed to provide a specific rationale for why this specific site requires a redevelopment district (and potential TIF assistance) given its prime commercial location and existing T3 zoning. They highlighted Comprehensive Plan policies prioritizing equitable public investment in areas of concentrated poverty and maintaining the tax base.
  • Commissioner Riley: Expressed support for the redevelopment plan, stating that market-rate housing projects increase a city's net tax capacity and that the comprehensive plan's goal of increasing tax revenue is met by this high-value development.
  • Commissioner Hackney & Commissioner Tavia: Questioned whether the specific site merit for a redevelopment district was sufficiently addressed, distinguishing between a "great project" and a "great project requiring public assistance."
  • Clarification of Motion: A verbal discrepancy arose between the printed motion text and the motion read aloud. Staff clarified that a redevelopment plan can be established without immediately establishing a Tax Increment Financing (TIF) district, though they are often used together. The motion was clarified to focus solely on the consistency of the redevelopment plan with the comprehensive plan, removing the explicit reference to the TIF district from the motion text to limit the scope of the vote.
  • City Council & Met Council Update: Commissioner Carter and Patrick Boylan from the Metropolitan Council presented the "Imagine 2050" regional development guide. They stated they identified no red flags for St. Paul's compliance with regional policy, noting that St. Paul is far ahead of the region in density and affordable housing goals. Commissioner Riley encouraged closer staff alignment between the Capital Improvement Program and the comprehensive plan.

Key Outcomes

• Agreement to Amend Motion: The commission agreed to a motion amendment to find the redevelopment plan consistent with the 2040 Comprehensive Plan and recommend approval of the redevelopment plan to the Housing and Redevelopment Authority and City Council, excluding specific TIF language from the motion.
• Vote Result: The motion passed with a roll call vote of 6 in favor and 5 opposed.
  • Votes In Favor: Hackney, Hood, Marston, Riley, Risberg, Sterling, and Chair (Graeb). (Note: Transcript lists Chair voting in the final count of 6 for/5 against).
  • Votes Opposed: Chag, Holtz (originally no, but later clarified or changed context in transcript), Harris, Markinson, Tavia. (Note: Transcript indicates 6 Ayes and 5 Noes).
  • Correction based on transcript text: The transcript explicitly states "Six in favor and five proposed" at the end of the roll call, including the Chair's vote.
• Postponement: The informational presentation on the City's likely legislative agenda ("Poly") was voted to be postponed to the next meeting to allow for proper attendance and discussion.
• Congregate Living Study: No recommendation was made; the item is being reviewed internally with the goal of returning to the Comprehensive and Neighborhood Planning Committee in December.
• Next Transportation Meeting: Scheduled for November 17, 2025, featuring presentations on the St. Anthony-Ford Parkway Resurfacing Project and the BRT plan.