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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

St. Paul Planning Commission Meeting - May 7, 2026

Planning Commission — Thursday, May 7, 2026

BodySt Paul, Minnesota

SessionPlanning Commission

DateThursday, May 7, 2026

StatusFILED

Video Record

0:00 / 41:49

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

0:01

Good morning.

0:02

I'm gonna call the May 15th meeting of the St.

0:05

Paul Planning Commission to order.

0:07

It is my pleasure to be your chair.

0:09

This is the B team, so please be gentle.

0:14

Um so we will start uh with a roll call.

0:19

Commissioner Grill, Commissioner Hackney.

0:25

Commissioner Holtz.

0:26

Here.

0:27

Commissioner Johnson Becker, Commissioner Martinson.

0:31

Commissioner Presley, Commissioner Riley?

0:34

Yeah.

0:35

Commissioner Starling.

0:36

Here.

0:36

Commissioner Tagioff.

0:38

Commissioner Thomas.

0:42

Thank you.

0:42

With that, we do have quorum.

0:45

All right.

0:45

Um next up is the approval of the May 1st Planning Commission meeting minutes.

0:51

So moved.

0:53

Second.

0:54

Second.

0:55

Moved by Commissioner Martinson, seconded by Commissioner Taggat.

0:59

Is there any discussion of the minutes?

1:03

Seeing none, all those in favor of approving the minutes.

1:07

Any opposed?

1:09

Minutes are approved.

1:12

All right.

1:13

Next up, this is the public hearing portion of the agenda.

1:18

Planning commission decisions on most types of zoning applications, including conditional use permits, non-conforming use permits, site plans, and variances are final decisions unless appealed to the city council.

1:31

Planning commission decisions on rezonings in master plan applications are only recommendations to city council who will make the final decision.

1:40

Planning commission findings must have a rational basis based upon the St.

1:44

Paul's zoning code and applicable state and federal laws.

1:48

Today we are holding two public hearings with the following rules and procedures.

1:52

After I read the item, we'll read a here a staff report, and then I will open up the floor for commissioners to ask questions of staff.

2:01

The applicant will then be given the opportunity to speak about their request and answer any questions from commissioners.

2:08

After that, I will open the public hearing on the item.

2:12

All testimony and questions should be addressed to the chair and relate to the proposal before the commission.

2:18

If you are a member of the public that would like to comment on a specific item, you may do so by standing between the two center microphones, stating your name and home location for the record.

2:29

After you complete your testimony, please sign in on the sheet to your right.

2:34

Testimony testimony will be limited to no more than two minutes.

2:39

You are allowed to speak only once, with the exception of the applicant, who will be given the opportunity to respond to testimony and answer commission questions.

2:49

The first application on the agenda is zoning application number.

2:56

Finding the number.

3:05

And Ms.

3:05

Hong is here to present the item.

3:15

Good morning.

3:18

The zoning application is located at 62 Winifred Street.

3:22

It's at the southeast corner of uh Stryker and Winifred on the west side.

3:28

This is the zoning in the area with um primarily residential with some corners of Stryker having been um uh rezoned because of a previous zoning study.

3:42

The application before us is a um change of non-conforming use permit from auto uh repair to auto specialty store.

3:52

The proposed use is an auto uh window tinting business.

3:57

The um the zoning administrator um issued a statement of clarification stating that the because auto window tinting is not a use that's specifically named in the um in the zoning code, it's the closest to auto specialty.

4:17

And so uh reviewing the uh the standards for a change of non-conforming use permit.

4:22

Um the proposed use is more or less the um similar to the um to auto repair without a lot of the um uh noise and um uh uh visual impact of um auto repair.

4:41

The traffic is expected to be the same or less, and because it doesn't uh have a lot of the negative externalities of say an auto repair um station, it's not expected to be um to negatively impact the neighborhood, and it is consistent with the comprehensive plan in that it's a um it's a commercial use um on a corner.

5:07

And so staff recommends approval of a change of non-conforming use permit from auto repair to auto specialty at 62 Winifred Street West.

5:17

And um the district council stated that they don't have um, they don't oppose uh this application, but don't specifically um uh approve of it, and we haven't received any neighborhood letters.

5:32

So with that, I'd be happy to take any questions.

Discussion Breakdown — Share of Meeting

Land Use Regulation█████████████████████████████████████████████77%

Economic Development█████9%

Procedural█████8%

Community Engagement████6%

Summary of Proceedings

St. Paul Planning Commission Meeting - May 7, 2026

The St. Paul Planning Commission held a public hearing meeting on May 7, 2026, with Chair Starling presiding. The commission reviewed two zoning applications, received a presentation on a proactive T District rezoning study, and handled routine business. All votes were unanimous except for one abstention.

Consent Calendar

Approval of May 1, 2026 Meeting Minutes: Unanimously approved without discussion.

Public Hearings & Testimony

62 Winifred Street – Change of Non-Conforming Use: The applicant, Matt Kennavan, spoke briefly about improvements to the property. No public testimony was offered. The commission closed the hearing and approved the staff recommendation (vote: unanimous).
213 Bates Avenue – Rezoning from H2 to T1: Public testimony was given by Andy Joy (2257 Maryland Avenue, St. Paul), who expressed support on behalf of the Eastside Commercial Real Estate Development Initiative. He highlighted the project’s alignment with community-centered property acquisition, adaptive reuse, and local business support. No other speakers testified. The commission closed the hearing and approved the staff recommendation (vote: 9–0, with Chair Starling abstaining due to a conflict of interest related to an organization described in the staff report).

Discussion Items

62 Winifred Street (Zoning Application): Staff (Ms. Hong) explained the request to change a non-conforming use from auto repair to auto specialty (window tinting). The use was found compatible with the neighborhood, consistent with the comprehensive plan, and expected to produce fewer negative externalities than auto repair. The district council did not oppose but did not explicitly approve. Staff recommended approval, and the commission concurred.
213 Bates Avenue (Rezoning): Staff (Stefan Duarte Green) presented the request to rezone a one-story brick building from H2 residential to T1 traditional neighborhood. The property is designated Urban Neighborhood in the 2040 Comprehensive Plan, and T1 permits a range of residential and low-intensity commercial uses consistent with the area. Staff noted three letters of support and zero opposition. Commissioners discussed whether the rezoning constituted spot zoning. The city attorney clarified that spot zoning is a legal determination for courts, not the commission, and that the finding of “orderly and predictable development” addresses compatibility concerns. Several commissioners acknowledged the value of proactive, rather than reactive, rezoning to provide predictability for businesses and residents. The motion to approve passed with Chair Starling abstaining.
T Districts Implementation Study (Informational Presentation): Senior Planner Valerie Quarles presented a proactive rezoning effort along six corridors (Rice Street, Maryland Avenue, Como/Front/Dale, White Bear Avenue, Selby Avenue, West 7th/Randolph, and Robert Street) aligned with future Bus Rapid Transit lines. The study aims to replace outdated B districts with T districts to promote transit-supportive density, building reuse, and local business opportunities. Engagement will include in-person workshops and an online survey, with a public hearing targeted by the end of 2026. Commissioners Riley and Tagioff suggested adding Payne Avenue and Front Avenue to future corridors and recommended partnering with community development organizations, especially on the East Side. Staff will provide further updates.

Key Outcomes

62 Winifred Street: Change of non-conforming use permit approved (unanimous).
213 Bates Avenue: Rezoning from H2 to T1 approved (9–0, Chair Starling abstaining).
Next Meeting Announcement: The Site Plan Review Committee will meet on Tuesday, May 19, 2026, to consider new construction at 500 Broadway Street (mixed-use multifamily dwelling).
Adjournment: The meeting was adjourned following announcements.

Additional Notes

The commission had quorum with 11 commissioners present; arrivals of Commissioners Presley and Thomas were noted after the first item.
The T Districts study is expected to return to the commission for further updates and a future public hearing.

Meeting Transcript

Good morning. I'm gonna call the May 15th meeting of the St. Paul Planning Commission to order. It is my pleasure to be your chair. This is the B team, so please be gentle. Um so we will start uh with a roll call. Commissioner Grill, Commissioner Hackney. Commissioner Holtz. Here. Commissioner Johnson Becker, Commissioner Martinson. Commissioner Presley, Commissioner Riley? Yeah. Commissioner Starling. Here. Commissioner Tagioff. Commissioner Thomas. Thank you. With that, we do have quorum. All right. Um next up is the approval of the May 1st Planning Commission meeting minutes. So moved. Second. Second. Moved by Commissioner Martinson, seconded by Commissioner Taggat. Is there any discussion of the minutes? Seeing none, all those in favor of approving the minutes. Any opposed? Minutes are approved. All right. Next up, this is the public hearing portion of the agenda. Planning commission decisions on most types of zoning applications, including conditional use permits, non-conforming use permits, site plans, and variances are final decisions unless appealed to the city council. Planning commission decisions on rezonings in master plan applications are only recommendations to city council who will make the final decision. Planning commission findings must have a rational basis based upon the St. Paul's zoning code and applicable state and federal laws. Today we are holding two public hearings with the following rules and procedures. After I read the item, we'll read a here a staff report, and then I will open up the floor for commissioners to ask questions of staff. The applicant will then be given the opportunity to speak about their request and answer any questions from commissioners. After that, I will open the public hearing on the item. All testimony and questions should be addressed to the chair and relate to the proposal before the commission. If you are a member of the public that would like to comment on a specific item, you may do so by standing between the two center microphones, stating your name and home location for the record. After you complete your testimony, please sign in on the sheet to your right. Testimony testimony will be limited to no more than two minutes. You are allowed to speak only once, with the exception of the applicant, who will be given the opportunity to respond to testimony and answer commission questions. The first application on the agenda is zoning application number. Finding the number. And Ms. Hong is here to present the item. Good morning. The zoning application is located at 62 Winifred Street. It's at the southeast corner of uh Stryker and Winifred on the west side.

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