All right, I'm gonna call the May 1st meeting of the St.

Paul Planning Commission meeting.

St.

Paul Planning Commission to order.

The first order of business is roll call.

Commissioner Grill.

Here.

Commissioner Hackney.

Commissioner Holst.

Commissioner Johnson Becker.

Commissioner Martinson.

Commissioner Presley.

Here.

Commissioner Riley?

Here.

Commissioner Starling.

Here.

Commissioner Tagieff.

Commissioner Thomas.

Six present.

Thank you.

Next up is approval of the April 3rd, 2026 Planning Commission meeting minutes.

So minutes moved by Commissioner Martinson.

Second.

Seconded by Commissioner Riley.

Is there any discussion on the motion?

All right.

Seeing no discussion, we'll move forward with the vote.

All those in favor?

Aye.

All those post.

Any abstentions?

All right, the minutes pass.

Next up was gonna be the public hearing.

Um, but one of the staff members is uh running behind, and so we're gonna try to, if everyone is comfortable, switch to new business, the informational presentation on the Highland Bridge Development Udate.

Chair Commissioners, good morning.

I'll just get this going here.

Great.

I'm glad we have a slides because I have a fun map that like bounces around that I was looking forward to showing you.

So yay.

Um good morning, everybody.

Spencer Miller Johnson on the planning team.

Um I basically serve as like the planning rep for Highland Bridge from our team, but it's a really big team that's working on this project, obviously.

And this morning we actually have the main project manager of the Project Tia Anderson over here from Economic Development Division.

Um, so I didn't ask her beforehand, but I'm sure if you have any questions, she wouldn't mind answering them as well.

Um I just have a little informational update here.

I'll go through what's been going on in Highland Bridge.

We're excited to say that there's actually a reasonable amount happening.

So good stuff to talk about today.

Um, and then we can take any questions.

Um so as a refresher, Highland Bridge is governed by the Ford Site Zoning and Public Role Master Plan.

It's also governed by the zoning code.

So together those things work, um work to implement the site and build it out.

The master plan was originally adopted in September of 2017.

It's been amended a number of times, but um last time we made an amendment was about three years ago.

So we've actually got our like kind of longest track record so far of not amending it, which is nice.

Uh the master plan focuses on a mix of uses and activity, focuses on affordable housing, environmental sustainability, parks, a walkable street grid, and it includes zoning and design standards in it to help kind of build all that out.

The master plan also um well, the master plan priorities and vision are defined uh more clearly in the development plan.

And the development plan was put together by the master developer who's Ryan Companies.

Uh they did this, I think in 2019-2020.

The development plan carved out uh over 55 acres for parks and open space and 66 acres for private development.

The overall site is about 135 acres when you include the CPU rail spur on the southern end, which was purchased by the University of St.

Thomas a few years ago.

A lot of that development plan has actually been completed at this time, which is is great.

This map shows construction progress on the site as of a few months ago, so it's a few months out of date, but it's pretty close.

Light blue indicates uh completed projects.

You can see that that includes a lot of parks and infrastructure in particular, and then also a number of private development blocks.

Dark blue shows projects that are under construction.

The um you probably can't see it, but the number 14 there on Boland and Mount Curve should actually now be light blue because it is a completed multifamily housing project.

It's called the Harkin.

Um, but otherwise, this is pretty up to date.

Um, I think the the streets east of Crete and two are either in progress or constructed as well.

So working on kind of evolving this map as as time passes.

The green shows future improvements.

So those are several of the things I'm gonna run through here this morning.

Um that's what I've called out there with the red boxes.

So those are kind of the key blocks that we have um some updates on.

Okay, so we'll start with block two.

Block two is actually really critical block for the site.

It fronts Ford Parkway, it's a key pedestrian connection into the site.

It includes a civic square on the northeastern corner of the site, so a great public space amenity.

Um it is under construction right now, which is great, and it's expected to be completed this year.

It includes a four-story mixed-use building with 97 units.

It also includes three commercial retail buildings that front on Ford Parkway, and it has a daycare facility on the uh southwestern corner of the site, too.

In addition to all that, there's a diagonal pedestrian connection that connects from Ford Parkway down to the um what we call the Civic Plaza, which is the north end of the central stormwater feature.

So just bringing people in from like the Highland Village area down into the site, that's kind of what was envisioned, and that diagonal pedestrian connection is really important.

So glad that this one's moving forward and um will be completed later this year.

Block five is on the northwest corner of Woodlawn and Boland.

This is planned to be the final phase of the Marvella campus, which is kind of an active adult senior living facility.

Um this project is anticipated to be four stories, 70 units.

It's a multifamily building, it's it's just residential.

Um and on Monday, actually, the project just received approval from the BZA because they needed some variances.

They're planning um, in addition to the residential building, they're planning a pedestrian bridge that connects it to the rest of the Marvella campus.

So they needed a variance because of the setback for the pedestrian bridge.

And then this um buildings adjacent to Gateway Park, which is a great um open space amenity, but there isn't a utility easement on the northeastern corner of the site, so they needed a variance for their setback because of that easement.

But BZA approved those in the projects moving forward.

Move along to block 11.

This one's on the northwest corner of Cretan and Beechwood.

Widener Homes is the developer here, and they're planning a six-story 176 unit um mixed-use project.

It's essentially a residential project.

They've got one commercial space on the ground floor, but um, so we call it mixed use, but it's primarily residential.

The development team received conditional site plan approval for this one back in January.

And um, so it does look to be moving forward, but unfortunately, Dean Widener, who's the founder of Widener Homes actually passed away in March.

So because of that, the um project team over there's kind of been reshuffling and reorganizing how they approach their projects, and um I think the timeline slowed down a little bit, but they do expect to still move forward this year.

Um we are reviewing the building permits, so we'll keep that one moving as much as we can.

Block 16 is just across the street from that, so southwest corner of Crete and Beechwood.

This is also a Widener Homes project, so kind of a similar storyline, but we have had a number of pre-application meetings with them, and they're looking at doing a similar type of development, like a primarily residential, maybe one or two commercial spaces on the ground floor, um, four or five stories.

And finally, I'm excited to say that we do have a new development partner down on the next phase of row homes.

So we have all those row home blocks that Pulti's been developing south of Pulti's blocks.

We now are working with MI Homes out of St.

Louis Park.

They are proposing to do a 12-unit row home phase here on block 25.

Um, they've expressed interest in continuing to do this in future blocks, but we're kind of working through them on this phase uh first to start out, and we'll go from there.

But we are reviewing their uh site plan currently, and um they also have a plat application in which we're reviewing.

So we'll get all those going and work with them to build out these next 12 row homes.

So excited to work with them in the future too.

Those are the key updates from Highland Bridge.

Happy to take any questions, thank you.

Do folks have questions.

I I would be surprised if we didn't.

Commissioner Martinson.

I have one just brief minor correction.

Variance two for the utility easement was laid over for two.

Oh thank you, Commissioner Martinson.

Um, that's right, yeah, laid over because of a noticing error.

Thank you.

Um, yes, Commissioner Martinson is also on the BCA, so has some has said some insight into that.

Um, Commissioner Riley.

Uh you're on.

Yes.

So many city halls, so many different approaches.

Um thank you, uh Mr.

Miller Johnson.

I don't know if you can answer this question, but perhaps Ms.

Anderson can.

Uh two questions.

One, has Ryan now sold all of its parcels?

And two, how many different developers have purchased those?

Whatever you want to call them pieces.

Chair, Commissioner, good question.

Uh do you know the answer off the top of your head?

Orion still maintains ownership of parcels, but um yeah, I'll I'll try and try it, try a make a go at this.

Uh chair, Chair Gorell, uh, Commissioner Riley.

Uh don't have the number off the top of my head, but I can probably summarize it for you quite shortly because it is a handful.

Um so Widener uh developers uh owns uh really the bulk of um what is remaining is undeveloped land on the site.

Um so actually I'll probably be easier to go back up.

No, here we'll go here.

Um so Widener owns uh essentially, I can do my math, I think it's uh 11 blocks here.

Um they own everything east of the central water feature, um, and that's gonna be a major part of the development still.

Um, probably a good almost half of the development is yet to come with them.

Um Project Paul, which is Ryan Companies, continues to retain these um areas where the custom homes uh and the row homes will be developed out, uh, and then those will be sold off, whether to MI Homes is the next row home developer or to custom home builders.

Um Marvella does own block five now, and uh Project Paul, uh Ryan Companies continues to own block two.

Um they may subdivide that into various LLCs, but still part of their portfolio.

Uh and then, and and so in terms of their undeveloped land, it's the southern part of block two, that's probably the key um development that they'll still do.

Uh there is um a couple of parcels here, um just uh south of Montreal near the CP Spore spur that uh University of St.

Thomas now owns.

Those I believe are still also held by Project Paul Ryan companies.

Uh and we do expect that um these at least I think this development block here with the it's kind of shown with potential of two buildings on that site, uh, and then actually part of one of these northern blocks will actually end up being um likely purchased by Common Bond or PPL continuing to do uh affordable housing development um mixed into the site, in addition to any um affordable housing that is mixed into some of the widener buildings per the development agreement.

Commissioner I didn't do the math on that, but it's great.

Like it's enough that you can actually name it.

And I have one follow-up question.

Okay, real quick.

And then Commissioner Starling.

Um is it is it fair to say that both Ryan and Widener are building mixed-use buildings.

Yes.

Thank you.

Commissioner Starling.

Was that a trick question?

No.

Thank you, madam chair.

So in the blocks that Widener Homes or Widen Apartments owns, which is kind of that greenish area.

Yep, that area.

Is the plan that all of those are going to be similar to the one that is currently um receiving building permits?

Like six stories, six stories, hundred plus-ish apartment units.

Is that the vision?

I I I will just set the answers with a great deal of hand waiting.

Yeah, uh, Chair Girl, uh, Commissioner Starling.

Um, the I I think it's hard to say.

Um, what we've seen so far is yes, um, that's what they're interested in, and what the master plan envisions for those areas, it's pretty uh high density multifamily housing.

Um Widener has expressed interest in uh putting a commercial retail space or commercial kind of restaurant space on the ground floor, at least of these first two, and they're what they're trying to do, and I think you can see the cursor, right?

Is at least their vision that they've described is like making small little neighborhood nodes.

Um so that's where that idea is coming from, where they kind of want to try to centralize activity and not just let this be like kind of whatever nine, eleven blocks of just um you know the same sort of like level of intensity.

So we're we're liking that idea of trying to centralize some of the the vibrancy, especially along the pet and bike streets.

I think that makes sense.

Um so that's what we're seeing so far.

Um the the zoning districts in these areas allow pretty intense um multifamily and mixed use development.

If I could just add on to that, um chair girl, um commissioner starling.

As yeah, everything that Spencer said, the the master plan and zoning um actually puts some of the highest density of the development on that end of the site.

If we didn't go through master plan pages here, but essentially the idea was as you move away from the river um further into the site, um, that's where we do allow for for higher um building heights and greater density.

Um, but there's a range there.

So is it all gonna be like this first building?

Hopefully, it's not, and I don't expect it to be cookie cutter um by any stretch.

Um, but uh it does allow for something akin to this first building.

But we have not seen designs for any of that.

If I could ask a follow-up, what would be the minimum capacity for those lots and the maximum in terms of height or number of units?

Chair Grill, um, Christian Starling.

Um, I don't have the heights off the top of my head, but um they typically range from a minimum of three three or four stories to a maximum of about six.

Um this is testing my brain a little bit.

So the the last time I I've seen this many times, and I I get confused sometimes between which iteration and what's what's changed since the last time I saw it.

Um so bear with me while I try to phrase this question.

Um at one point um there were overall goals as part of the master plan for the number of units.

Um are we still on track to meet the goal set in the master plan for the number of units, even if some of those buildings were to say drop to three instead of six.

Chair Grill, we we're on a track generally, but the unit count is decreasing from what I think we originally expected when the plan was adopted in 2017.

Um so I think like at the high end, we originally were thinking up to like 3200 units on the site.

And now we're we're entering the range of closer to um uh we're closer to like 2600, 2800 units.

Um at least that's our goal um at this time, just because of you know, everything we don't need to name that's happened in the past 10 years.

Yes, that makes sense.

And um, I don't want it to sound critical.

I'm I'm a big supporter of the plan overall, and I am excited to see some of the conversations about um a little more retail or a little more commercial throughout the site.

Um, I know when I had seen the first few versions of it, um just because of the the state of the world at the time, it was you know, it felt like a lot more residential to retail, and maybe this is just my memory getting foggy after all of the years, but it does feel like there's a bit more of a mix as you flow down the site.

Um, and and I'm excited about that.

Uh on other questions for for either.

Uh Commissioner Holtz.

Just one quick comment.

Uh is uh done.

I do appreciate updates like these on projects that we have um touched in the past.

So hearing this kind of stuff once in a while is is I think important and gives us some good perspective on how things turned out from what we thought they were gonna be.

Um yes, thank you.

Um I had two more questions, but I really don't think they're pertinent to the two of you.

I think they're parks questions, so I'll I'll save those for a different date and time.

All right, uh, if there's no other questions, thank you so much for your time, guys.

All right.

Uh that was the only item under new business.

So if folks are comfortable with it, we'll switch back up to the public hearing for the salt storage ordinance.

Um is there a presentation from staff as part of this or comments from staff before we would go through the process of reading the rules and opening the hearing?

Uh Chair, uh thank you.

Uh Josh Williams, PED.

Um, I was told that the computer wasn't working.

It looks like it's on.

Okay.

Um I don't know if uh Sam had a chance to load the presentation.

I don't have.

I never got one.

Okay.

Well, oh, well, thank you, Bill for stepping in.

Uh I apologize.

I uh learned this morning that my wife also had an early meeting, and uh we were did not coordinate, so uh apologies for that.

Um this presentation is largely similar to what I presented uh before.

I think for purposes of time.

Um I will just uh skip ahead here.

Oh, this is the uh original presentation.

Um short version.

So the city has uh what is called an MS4 metropolitan or uh excuse me, municipal separated storm and sanitary sewer permit.

Um that is uh pursuant to the Clean Water Act issued by the Minnesota Pollution Control Agency as part of the most recent permit.

Uh it's renewed roughly on the same schedule as the uh comprehensive plan.

Um that permit now requires uh salt storage um language, uh, which essentially gets to, you know, we we use salt on roads in the winter for de icing.

Um and uh it relates to the storage, hence salt storage.

Um so the uh language that was proposed, uh which I believe you've all seen um is based on that requirement and um a uh model ordinance from the pollution control agency.

Um it's kind of something we have to do.

So it's not it wasn't uh staff driven, for example, it was really it's a requirement of that permit, and and again the language is based on uh what is required by the pollution control agency.

Um so the the question before you today is um whether or not to advance that language to the uh city council for action and and a recommendation after after the public hearing, correct?

Following uh yes, the public hearing today.

Awesome.

Which I I know I received one potential question on.

Um I do not believe that individual is here to comment um after uh I discussed the language with her, but um yes, following a public hearing.

All right, um, are there any questions um before we were uh begin the public hearing from Commissioners?

Okay, um seeing no questions, uh I'll start reading the the language and we'll we'll start the public hearing.

Thank you.

Thank you.

Um so I'm gonna read the following rules and procedures for the public hearing.

Um today the same City of St.

Paul Planning Commission is holding a public hearing on the proposed amendments to the regulation of salt storage pursuant to the Federal Clean Water Act.

Notice of the public hearing was published in the St.

Paul Pioneer Press on Monday, April 20th, 2026, and was sent to the early notification system list of recipients and other interested parties.

The following rules of procedures will be used in conducting the hearing.

Speakers should state their name and address for the record before beginning their testimony.

Speakers are requested to limit their remarks to three minutes.

Please relate your comments to the salt ordinance text.

Each speaker may speak only once.

And speakers are requested to address all questions to me, the chair.

Planning commission members may address questions to the speakers and to the staff.

At the conclusion of the public hearing, I'll ask three times if there are any persons present who wish to be heard.

There being no further testimony, there will be a motion that the hearing be closed and take it under advisement by the planning commission.

All right.

Um, with that, we'll open the public hearing.

Is there anyone here to testify on this item?

Is there anyone here to testify on this item?

Is there anyone here to testify on this item?

All right, seeing none, um, I'll take a motion.

So moved.

Uh to close the public hearing.

Uh okay, Commissioner Riley is making made a motion to close the public hearing.

Um the motion would be that the hearing is closed and taken under advisement by the planning commission.

And then we can do a second motion for moving it.

Is that the yeah, okay?

Um, so that Commissioner Riley made a motion to close the public hearing.

Is there a second for that?

Second.

Seconded by Commissioner Starling.

Is there any discussion on closing the public hearing?

All right.

Seeing none, we'll move forward with a vote.

All those in favor?

All right.

Aye.

All those opposed.

Any abstentions?

All right.

Um, and then uh look is is there any discussion on the public hearing or any items before we would move forward with a final motion?

Okay.

Seeing none.

Is there a motion for moving this item?

Sure.

I'd move uh that the uh sample planning commission recommend to the mirror and city council adoption of the salt storage ordinance text amendments contained in the salt storage ordinance study may approach 26.

Is there a second for that?

Second, seconded by Commissioner Martinson.

Is there discussion on this item?

Commissioner Martinson.

I have a question for staff.

Is uh it is staff able to tell us whether the city is uh in compliance with the language in its practices and its uh and its infrastructure currently, or will there be changes that will have to follow once the language is uh incorporated into the ordinance?

Uh thank you, Commissioner through the chair.

Um I believe so.

Uh I did speak with um uh a member of public works staff recently about this.

Um have been some issues in the past.

I will say with with salt storage that they have corrected um ensuring that um that salt storage, which does incur uh occur inside a building so it's not subject to rain and so forth.

Um but the the indications I got were that the city is in compliance with the um proposed ordinance language.

Um I would also add Commissioner Riley had previously raised the question of um you know Ramsey County and Mindot both have responsibilities for roadways in the city of St.

Paul.

Um they actually have their own MS4 permits, which is kind of the the action item here.

Um sorry, let me rephrase that.

That that's what this ordinance language is attached to is that um that permit.

So they are re they have their own responsibilities for managing their salt storage, so um the ordinance does not apply to them directly, but they they are responsible for essentially the same things that that the ordinance calls for in terms of management of that salt.

Okay, thank you.

Any other questions or discussion on the item?

All right, um, seeing no hands, um, so we have the motion um that was motion by Commissioner Holt, second by Martinson, um to move this item forward.

Uh we can move forward with the vote.

All those in favor.

Aye.

All those opposed.

Any abstentions?

All right, uh, the item passes.

Um so that was we're in the public hearing section.

That was number three.

Um, we've completed that.

Just as a note for folks, there was a change there um in the the language, so we used to be leaving the public hearings open.

So if you're hearing some pauses with us, we're we're sort of reverting to the language that's in this document um in our agenda.

So if if we're a little halting today, um we're all just learning the new process.

Um we have nothing for old business, and we completed item four new business, um, which was that informational presentation.

Um next up then would be the site plan review.

Um there was a meeting on April 28th of the site plan review meeting, uh, site plan review committee.

Um, and there were two items, 2450 Child's Road, an addition uh fourth incinerator solids management building, and then 966 Mississippi River Boulevard South, New Construction Highland Bridge, Row Homes, 8th edition.

Um so those two items were on there, and then the May 5th meeting of the site plan review committee is canceled.

Um their next scheduled meeting will be May 12th.

Um and that is it for site plan review.

Um and then next up is announcements.

Um you all are probably sick of this announcement from me.

Um, but I will be on vacation starting this evening um through the end of the day on the 15th.

Um so Commissioner Styling has graciously agreed to chair the meeting.

Um, and I will be out of cell phone connection for most of that time.

So um as of today, you you won't see or hear from me for a few weeks, and I'm I'm sure everyone will enjoy a little break.

Um and then next up is announcements from the planning director.

Uh nothing uh thanks, Chair, nothing uh too crazy.

Just wanted to say um hopefully it looks like we'll have a few items for the uh May 15th meeting, and I'll coordinate uh with Commissioner Starling uh to make sure that you've got what you need, but I don't think it'll be anything crazy.

I will hold you to that.

Um thank you.

And then with announcements, uh we are adjourned.