3/10/2021 Update:

The applicant will attend the upcoming Board of Directors meeting on Thursday, March 11th at 6:30 pm via Zoom and the Board will consider a recommendation from it's Housing and Land Use Committee regarding the variance application. Community members can sign up to receive Zoom information for this meeting by signing up at www.macgrove.org/participate.

If you would like provide written feedback to the applicant and the Board of Directors, please email it to staff at alexa@macgrove.org by Wednesday, March 10th at 3 pm, if possible. 

Feedback for the Board of Zoning Appeals of the City of St Paul can be sent to DSI-ZoningReview@stpaul.gov by March 19th at 12 noon. More information available here.

2/17/2021 Update:

The property owner of 235 Cleveland Ave. (zoned B2) is proposing to demolish the existing commercial buildup, complete a site cleanup with the MN Pollution Control Agency (MPCA) Brownfield Program, and construct a 5-story building, with a ground level of commercial businesses and 4 stories of residential housing. The proposed development will include 2 commercial spaces, totaling 2,600 sq ft and 23 residential units, made up of 1 bedroom units with a den and 2 bedroom units with a den. They have submitted an application to the City of Saint Paul for variances for parking minimum, height maximum, and FAR (floor area ratio).

The proposed development will include 2 commercial spaces, totaling 2,600 sq ft and 23 residential units, including 1 bedroom with a den and 2 bedrooms with a den.

Parking Variance: The required number of parking spaces is 36.9, which includes the 10% reduction from 40.9 spaces with the inclusion of bike parking. The applicant is proposing 24 parking spaces for a variance of 12.9 parking spaces.

Height Variance: The maximum height for this property is 40’, which includes the increased height allowance from 30’ to 40’ with an increased setback from all property lines. The proposed height for this project is 54.8’ for a variance of 14.8’.

FAR: The maximum FAR for B2 zoning is 2.0. The proposed zoning for this project is 2.8.

This information has been provided by the applicant and has not been verified by the City of Saint Paul yet.

The applicant will attend the upcoming Housing and Land Use (HLU) Committee meeting on Wednesday, Feb. 24th at 6:30 pm via Zoom. Community members can sign up to receive Zoom information for this meeting by signing up at www.macgrove.org/participate.

If you would like provide written feedback to the applicant and the HLU Committee, please email it to staff at alexa@macgrove.org by Monday, Feb. 22nd, if possible. (Please email feedback for the City of Saint Paul directly to the City staff.)

2/22/2021 Update

The HLU Committee will hold a special meeting on Monday, March 1st at 6:30 pm via Zoom to discuss Ord 21-4: Amending the zoning code as recommended in the Definition of Family Zoning Study.

The full language for Ord 21-4 can be found here and the agenda can be found here.

The HLU Committee will hold a special meeting on Monday, March 1st at 6:30 pm via Zoom for Ord 21-4: Amending the zoning code as recommended in the Definition of Family Zoning Study. Sign up here to receive the Zoom information for the meeting.

Public comments are due to City Council at Contact-Council@ci.stpaul.mn.us by 12 noon on Tuesday, March 2nd.

1/21/2021 Update:

The property has submitted an application to the City of St Paul with updated documents.

The application includes requests for the following variances and CUP:

• • Conditional Use Permit: The height limit in the RM2 district is 50 feet and allows 5 stories. The proposed height of the project is 69 feet and six inches to the top of the roof deck.
  • The minimum front yard setback per RM2 zoning district requirement is twenty-five feet from the Property line. The proposed multifamily building will be positioned on the existing ten feet setback throughout the front façade on James Avenue.
  • The minimum rear yard setback per RM2 zoning district requirement is twenty-five feet from the Property line or nine feet plus half of the height above fifty feet (9 ft plus 9 ft 4 in. = 18 ft 4 in). The proposed multifamily building is proposing ten feet as the rear yard, in this case the alleyway between James and Randolph Avenue.

FAR Increase with 10% Affordability:

• • The maximum allowed FAR for the RM2 zoning district is 2.25. The proposed multifamily building seeks a 10% affordable housing which will allow an increase of the FAR to a 2.75 without applying for a variance. The proposed devleopment seeks for the FAR bonus and raises the FAR to 2.75.

(The information above was provided by the applicant and has not yet been verified by the City of Saint Paul.)

The applicant will attend the upcoming Housing and Land Use (HLU) Committee meeting on Wednesday, January 27th at 6:30 pm via Zoom. Visit www.macgrove.org/participate to sign up to receive the Zoom Meeting ID and password.

Project Overview_James Avenue Resid. Development
Project Desc._ James Avenue Resid. Development
Variance Findings_ James Avenue Resid. Development
CUP Findings_James Avenue Resid. Development

11/19/2020 Update:

The applicant is proposing to demolish six different properties in order to construct a 5-story multi family dwelling with 93 units, 9 surface parking spaces, and and two levels of parking totaling 88 covered parking spaces. They are planning to submit an application to the City of Saint Paul for the following variances and Conditional Use Permit (CUP) for height:

• The minimum front yard setback per RM2 zoning district requirement is twenty-five feet from the Property line. The proposed multifamily building will be positioned on the existing ten feet setback throughout the front façade on James Avenue.
• The minimum rear yard setback per RM2 zoning district requirement is twenty-five feet from the Property line. The proposed multifamily building is proposing ten feet as the rear yard, in this case the alleyway between James and Randolph Avenue.
• The maximum allowed FAR for the RM2 zoning district is 2.25. The proposed multifamily building seeks an FAR of 2.58.
• The height limit in the RM2 district is 50 feet and allows 5 stories. The proposed height of the project is 69 feet and six inches to the top of the roof deck.

The applicant will attend the upcoming Housing and Land Use (HLU) Committee meeting on Wednesday, November 25th at 6:30 pm via Zoom.

View the recording the November 25th HLU meeting here:

James Avenue Residential Development Variance Application (as provided by the applicant)

James Avenue Residential Development Variance Findings (as provided by the applicant)

James Avenue Residential Development CUP Findings (as provided by the applicant)

10/14/2020 Update:

The application of Chet Funk et al. to rezone property at 1074 to 1096 James Avenue from R4 One-Family Residential to RM2 Medium-Density Multiple-Family Residential, and amending Chapter 60 of the Legislative Code pertaining to the Zoning Map was adopted on September 3, 2020.

The property owners of 1074 to 1096 James Avenue will attend the November 25th, 2020 meeting to present on and seek a recommendation from the HLU Committee on tentative plans for a variance application and CUP application for a proposed multi-family development on the properties. More information to come!

8/4/2020 Update:

The Saint Paul City Council will hold a public hearing on rezoning 1074-1096 James Avenue from R4 one-family residential to RM2 multi-family residential on Wednesday, August 26 at 3:30 PM. More information on how to submit comments to City Council can be found here: ENS_CC_Hearing_James_Rezoning.

7/10/2020 Update:

The Macalester-Groveland Community Council Board of Directors voted to recommend approval of the rezoning application of 1074-1096 James Avenue at a public e-meeting of the Board of Directors on July 9, 2020.

Previous Information:

The owners of the properties on the south side of James Avenue are proposing a rezoning and redevelopment of the properties. These properties are currently zone R4 and would need to be rezoned to RM2 to allow for the proposed 3-4 story multi-family housing development with underground parking. The south side of that city block, on Randolph Avenue, is already zoned RM2. Initial site plans and renderings are available here. 

The property owners shared information, gathered feedback, and answered questions on Wednesday, June 10th at 6:30 pm via a Zoom Webinar. 

Meeting agendas can be found here.

More information on the City of Saint Paul's process for rezoning is available here. Their zoning application packet is available here. Information on the General Intent of the Zoning Code can be found here.

The Highland District Council (HDC) will host a public meeting to discuss the proposed site plan at the Southwest corner of Randolph & Snelling Ave. The developer, Oppidan Investment Co., is proposing to replace the Minnoco service station at 485 South Snelling, with a mixed use development at the southwest corner of Randolph and Snelling. They will discuss the project during a community meeting on Wednesday, January 13th, 6:30 PM via Zoom. This link can be accessed on the Highland District Council website calendar.

Oppidan is still in the planning stages with this project. The draft plans are for a 110 unit, five story mixed use building. Under the current T3 Zoning of this property the applicant is allowed to build to 55’, if the building has a retail (mixed use) element on the first floor. The proposed five story height would require a conditional use permit to allow for a 66’ height. This project has not been finalized, and no application has been made to the City of Saint Paul at this time. This meeting will allow you to ask questions and provide input to the applicant and the Highland District Council.

This meeting will be recorded and posted on the Highland District Council and Macalester Groveland Community Council websites. If you have questions you would like to submit ahead of time, or if you are not able to attend the meeting but would like more information or to comment on the application please contact the Macalester-Groveland Community Council, at 651-695-4000 or alexa@macgrove.org.

Draft plans can be found here.

Zoom information for the meeting can be found here.

• Read the memo here

1769 Grand Avenue & RM Zoning Study

2019: Oppidan Investment Company proposed redevelopment of the existing building located at 1351 Randolph Avenue into a free standing building operated by a national coffee chain with a drive-through. The proposed development would be approximately 2,000 square feet and will include an outdoor patio. The site plan's design positions the building's storefront at the intersection of Hamline and Randolph Avenue. The site would also include approximately 14 parking stalls onsite for customers traveling by vehicle.

For more information about the proposed redevelopment:

Cafe - Randolph and Hamline - Site Plan

Cafe - Randolph and Hamline - Looking Northwest

Cafe - Randolph and Hamline - Looking Northeast.

Oppidan attended a joint meeting of the HDC Community Development Committee and the MGCC Housing and Land Use Committee on August 5 at 7 pm at the Highland Park Community Center. The agenda can be found here: August 5 HDC & MGCC Special Meeting Agenda.

Can't attend but want to share your feedback?  Email us at alexa@macgrove.org.

2020 UPDATE: Oppidan has not submitted an application to the City of Saint Paul at this time.

An application for a historic use variance has been submitted to convert the former St. Paul's Episcopal Church on the Hill into a performing arts center called the Summit Center for Arts and Innovation.

See more details of the proposal in part 1 and part 2 of the variance application.

The applicant will be attending our July 25th Housing and Land Use Committee meeting. (See agenda) to share details of the proposal.  Can't attend but want to share your feedback?  Email us at liz@macgrove.org.

ADUs are a separate living unit allowed as an accessory use related to a single-family house.
The unit can be located inside the main house, in an addition, or in an accessory
building, such as a cottage or above a garage. Saint Paul currently permits ADUs in the area
one-half mile from University Avenue between Emerald Street and Lexington Parkway, which is
located in the St. Anthony Park, Union Park, and Hamline Midway Planning Districts.

The City is now gathering community input on the potential expansion of ADUs into other neighborhoods in Saint Paul. See a fact sheet on ADUs here. and see the City staff report to the Planning Commission here.  

On July 25th, 2018, a City planner will be attending our Housing and Land Use committee meeting to share on update and answer questions on ADUs.  See agenda here.  Can't attend?  Share your thoughts with the committee by emailing at liz@macgrove.org.

Contact liz@macgrove.org with questions.

A local developer is proposing to construct a mixed-use, multi-family property over three parcels (246, 252, 258 Snelling Ave) at the Snelling/St.Clair intersection.  The current draft of the plan includes:

• 118 residential units
• Units are a mix of  alcove, 1-bedroom and 2-bedroom
• 4,197 sq ft of retail space
• 98 car parking spaces and 98 bike parking spaces for residential and retail uses
• 1 level of underground parking
• Varying heights from 15 feet tall on the Snelling side to a 68 ft peak at the intersection.

This plan will require a Conditional Use Permit (CUP) for the building height.  The plan will not require any variances which means it conforms to the zoning code.  Conditional Uses are allowed uses within zoning districts that are subject to additional requirements. The Planning Commission has the authority to issue Conditional Use Permits after a public hearing.

At the April 25th meeting of the MGCC's Housing and Land Use committee. the committee voted (11 - 5) to support the CUP application.

The requested CUP for the building height has the following components:

• At the north wall in the T3 zoning district: proposed building height is 68’4” for a CUP request of 13’4”
• At the south end of the east wall in the T2 zoning district: proposed building height is 47’ for a CUP request of 4’8”
• At the east end of the south wall in the T2 zoning district: proposed building height is 47’ for a CUP request of 6’

See more detailed information about the CUP Conditions here.
See the CUP Application, including shade study, here.
See current plans here:  Snelling & St Clair Plans April 23 2018

Contact liz@macgrove.org with questions.

A local developer attend the February 2018 meeting of our Housing and Land Use committee to share plans for 270 and 272 Snelling Ave.  These are two of the mid-block parcels between St. Clair and Stanford (see blue shaded parcels on map).

The proposed development is a single-story building with 8,000 sq ft. of retail space.  The development includes street facing frontage with parking in the rear.  No variances or conditional use permits are required. See plans:  

272 Snelling Elevation Plan Feb 2018

272 Snelling Site Plan Feb 2018

Contact liz@macgrove.org with questions.  

2019: Oppidan Investment Company proposed redevelopment of the existing building located at 1351 Randolph Avenue into a free standing building operated by a national coffee chain with a drive-through. The proposed development would be approximately 2,000 square feet and will include an outdoor patio. The site plan's design positions the building's storefront at the intersection of Hamline and Randolph Avenue. The site would also include approximately 14 parking stalls onsite for customers traveling by vehicle.

For more information about the proposed redevelopment:

Cafe - Randolph and Hamline - Site Plan

Cafe - Randolph and Hamline - Looking Northwest

Cafe - Randolph and Hamline - Looking Northeast.

Oppidan attended a joint meeting of the HDC Community Development Committee and the MGCC Housing and Land Use Committee on August 5 at 7 pm at the Highland Park Community Center. The agenda can be found here: August 5 HDC & MGCC Special Meeting Agenda.

Can't attend but want to share your feedback?  Email us at alexa@macgrove.org.

2020 UPDATE: Oppidan has not submitted an application to the City of Saint Paul at this time.

An application for a historic use variance has been submitted to convert the former St. Paul's Episcopal Church on the Hill into a performing arts center called the Summit Center for Arts and Innovation.

See more details of the proposal in part 1 and part 2 of the variance application.

The applicant will be attending our July 25th Housing and Land Use Committee meeting. (See agenda) to share details of the proposal.  Can't attend but want to share your feedback?  Email us at liz@macgrove.org.

ADUs are a separate living unit allowed as an accessory use related to a single-family house.
The unit can be located inside the main house, in an addition, or in an accessory
building, such as a cottage or above a garage. Saint Paul currently permits ADUs in the area
one-half mile from University Avenue between Emerald Street and Lexington Parkway, which is
located in the St. Anthony Park, Union Park, and Hamline Midway Planning Districts.

The City is now gathering community input on the potential expansion of ADUs into other neighborhoods in Saint Paul. See a fact sheet on ADUs here. and see the City staff report to the Planning Commission here.  

On July 25th, 2018, a City planner will be attending our Housing and Land Use committee meeting to share on update and answer questions on ADUs.  See agenda here.  Can't attend?  Share your thoughts with the committee by emailing at liz@macgrove.org.

Contact liz@macgrove.org with questions.

A local developer is proposing to construct a mixed-use, multi-family property over three parcels (246, 252, 258 Snelling Ave) at the Snelling/St.Clair intersection.  The current draft of the plan includes:

• 118 residential units
• Units are a mix of  alcove, 1-bedroom and 2-bedroom
• 4,197 sq ft of retail space
• 98 car parking spaces and 98 bike parking spaces for residential and retail uses
• 1 level of underground parking
• Varying heights from 15 feet tall on the Snelling side to a 68 ft peak at the intersection.

This plan will require a Conditional Use Permit (CUP) for the building height.  The plan will not require any variances which means it conforms to the zoning code.  Conditional Uses are allowed uses within zoning districts that are subject to additional requirements. The Planning Commission has the authority to issue Conditional Use Permits after a public hearing.

At the April 25th meeting of the MGCC's Housing and Land Use committee. the committee voted (11 - 5) to support the CUP application.

The requested CUP for the building height has the following components:

• At the north wall in the T3 zoning district: proposed building height is 68’4” for a CUP request of 13’4”
• At the south end of the east wall in the T2 zoning district: proposed building height is 47’ for a CUP request of 4’8”
• At the east end of the south wall in the T2 zoning district: proposed building height is 47’ for a CUP request of 6’

See more detailed information about the CUP Conditions here.
See the CUP Application, including shade study, here.
See current plans here:  Snelling & St Clair Plans April 23 2018

Contact liz@macgrove.org with questions.

A local developer attend the February 2018 meeting of our Housing and Land Use committee to share plans for 270 and 272 Snelling Ave.  These are two of the mid-block parcels between St. Clair and Stanford (see blue shaded parcels on map).

The proposed development is a single-story building with 8,000 sq ft. of retail space.  The development includes street facing frontage with parking in the rear.  No variances or conditional use permits are required. See plans:  

272 Snelling Elevation Plan Feb 2018

272 Snelling Site Plan Feb 2018

Contact liz@macgrove.org with questions.