Photo by Paul on Unsplash

Looking for information about a potential or proposed project in the neighborhood?  On this page, you will find the most recent information that MGCC has received about current projects.

Questions?  Contact us at alexa@macgrove.org or 651.695.4000.


Potential Redevelopment of 1074-1096 James Avenue

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. If you would like to attend remotely, please email staff at alexa@macgrove.org to receive the Meeting ID # and Password. If you would like provide written feedback to the HLU Committee, please email it to staff at alexa@macgrove.org by Monday, November 23rd, if possible. (Please email feedback for the Zoning Committee directly to the City of Saint Paul staff.)

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. View the recording of this meeting here, or see below: 

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.


University of St. Thomas STEAM Building

11/10/2020 Update:

On October 28th, the Housing and Land Use Committee held a public meeting at which it passed the follow resolution with a vote of 14-5 with 3 abstentions:

The Housing and Land Use Committee of the Macalester Groveland Community Council supports the University of St Thomas's plan to remove Loras Hall so that the new STEAM Building can be built on this site

This recommendation will be considered by the full Board of Directors on Thursday, November 12th at 6:30 pm via Zoom. Please email alexa@macgrove.org if you would like to attend.

10/14/2020 Update:

The University of St. Thomas will be presenting at the October Housing and Land Use Committee meeting on Wednesday, October 28th at 6:30 pm via Zoom. The university will be seeking a recommendation from the committee on their plans for Loras Hall before the public hearing at the Heritage Preservation Commission. The tentative date for the hearing is November 16th; this is subject to change. For more information on the Housing and Land Use Committee, visit https://macgrove.org/committees/hlu/.

View the recording for the October 28th HLU meeting here:

1- Attachment B_Conditional Use Permit (1990, 1995, 2004 combined)
2- St Thomas Pre-Application Presentation 09.18.2020
3- STEAM Space Program 9-11-2020
4- Loras Hall Building Envelope Assessment 12-18-15
5- Stubbs building move estimate 8-3-16
6- Structural engineering opinion - Loras elocation 9-16-2020
7- Hess Roise UST-Cultural Resource Assessment 1-26-17
UST_HPC Pre-Application Review Letter_09-18-2020

Previous Information:
The University of St. Thomas is in the process of presenting and seeking public feedback on the initial plans for a STEAM building on south campus, which will require various approvals, including from the city’s Heritage Preservation Commission (HPC). STEAM is Science, Technology, Engineering, Arts and Math; the proposed building is intended not only as an academic resource for students but as an amenity for the broader community, complete with an auditorium and gallery spaces. The proposed building design would place the STEAM building to the west of O’Shaughnessy Hall on Summit Avenue, take down Loras Hall and add a large “green” quad — running from Owens Hall to the School of Divinity / St. Paul Seminary. Groundbreaking is slated for Spring of 2022.

The MGCC Housing and Land Use Committee will hold a special e-meeting on Wednesday, August 19th at 6:30 pm via Zoom with a presentation from the Dean of Engineering, Don Weinkauf, and Chief of Staff, Amy McDonough. Community members are invited to attend, ask questions and offer their feedback. Please email alexa@macgrove.org to receive the Meeting ID and password. More information on the MGCC Housing and Land Use Committee can be found here.

The West Summit Neighborhood Advisory Committee (WSNAC) will also host a meeting on Tuesday, August 11, via Zoom technology, at 6:30 p.m. Please email agage@stthomas.edu to receive the Zoom link for the meeting or to offer comments.


1769 Grand Avenue Proposed Redevelopment

5.22.2020 UPDATE: The MGCC Housing and Land Use Committee passed the following resolution on April 22nd, 2020, with a vote of 12-4-0:

** The Housing and Land Use Committee of the Macalester-Groveland Community Council recommends approval of the three (3) requested variances: (1) lot size variance of 634 sq. ft. per unit, (2) side yard setback variance of 3 ft per side, (3) and off-street parking space variance of 7 parking spaces, for the property at 1769 Grand Avenue, Reference No. 20-024086. **

Update: If you would like to attend the Wednesday, April 22nd eMeeting of the MGCC Housing and Land Use Committee at 6:30 pm via Zoom, please email mgcc@macgrove.org for the login credentials.
The owners of 1769 Grand Avenue are planning a potential redevelopment of the property to a 12-unit multifamily housing building, which is on the north side of Grand Avenue between Fairview Avenue and Wheeler Street South.
Due to current circumstances with COVID-19, they have written a memo to the MGCC HLU committee, and the community at-large, as well as developed a website with more information about the plans: https://shinglecreekcapital.com/1769-grand-ave. They have also mailed letters to all residences within 350 ft of their property.
They are interested in receiving feedback, suggestions, concerns, and questions from the community on the design, so they can consider all of it and come back to HLU and the City of Saint Paul with their final design.
Based on the current design they would require 3 variances, as outlined in the memo and on the website. They will be formally coming to the HLU Committee in April via Zoom asking for a recommendation on their variance application to the City of Saint Paul, before going to the BZA in late April or early May.
 
 Answers to questions from community and committee members can be found here.

Please send feedback to alexa@macgrove.org. If you choose to email the property owners directly, please CC Alexa as well.

1769 Grand Avenue & RM Zoning Study

The City of Saint Paul has undertaken an RM Zoning Study. The RM Zoning District proposed amendments, found in this memo, were released by the Planning Commission for public review and will be discussed on May 1 at 8:30 am. (For information on how to provide written comments, visit the City website.
 
Members of the Housing and Land Use wanted to better understand how these proposed amendments would potentially impact the variances needed for 1769 Grand Avenue (which is currently zoned RM2). This document provides a breakdown of the current variances needed for the proposed development at 1769 Grand Avenue and the variances that would be required if the proposed amendments to RM Zoning were approved by the Planning Commission.

1351 Randolph Avenue Proposed Redevelopment

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.

 


1524 Summit Ave (former St. Paul's Episcopal Church on the Hill)

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.

 


Accessory Dwelling Units (ADUs)

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.


Snelling/St. Clair Redevelopment

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.


270 & 272 Snelling Ave Development

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 StClair 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.  

 


33-45 Syndicate: At-Home Apartments

At-Home Apartments is re-developing three parcels at the north-west intersection of Grand and Syndicate.  The project will include: 

  • 26 residential units
  • 2 levels of parking
  • 10,000 sq ft of retail and office space  

See plans for the project (PDF).

Contact liz@macgrove.org with questions. 

 

 


1769 Grand Avenue Proposed Redevelopment

5.22.2020 UPDATE: The MGCC Housing and Land Use Committee passed the following resolution on April 22nd, 2020, with a vote of 12-4-0:

** The Housing and Land Use Committee of the Macalester-Groveland Community Council recommends approval of the three (3) requested variances: (1) lot size variance of 634 sq. ft. per unit, (2) side yard setback variance of 3 ft per side, (3) and off-street parking space variance of 7 parking spaces, for the property at 1769 Grand Avenue, Reference No. 20-024086. **

Update: If you would like to attend the Wednesday, April 22nd eMeeting of the MGCC Housing and Land Use Committee at 6:30 pm via Zoom, please email mgcc@macgrove.org for the login credentials.
The owners of 1769 Grand Avenue are planning a potential redevelopment of the property to a 12-unit multifamily housing building, which is on the north side of Grand Avenue between Fairview Avenue and Wheeler Street South.
Due to current circumstances with COVID-19, they have written a memo to the MGCC HLU committee, and the community at-large, as well as developed a website with more information about the plans: https://shinglecreekcapital.com/1769-grand-ave. They have also mailed letters to all residences within 350 ft of their property.
They are interested in receiving feedback, suggestions, concerns, and questions from the community on the design, so they can consider all of it and come back to HLU and the City of Saint Paul with their final design.
Based on the current design they would require 3 variances, as outlined in the memo and on the website. They will be formally coming to the HLU Committee in April via Zoom asking for a recommendation on their variance application to the City of Saint Paul, before going to the BZA in late April or early May.
 
 Answers to questions from community and committee members can be found here.

Please send feedback to alexa@macgrove.org. If you choose to email the property owners directly, please CC Alexa as well.

1769 Grand Avenue & RM Zoning Study

The City of Saint Paul has undertaken an RM Zoning Study. The RM Zoning District proposed amendments, found in this memo, were released by the Planning Commission for public review and will be discussed on May 1 at 8:30 am. (For information on how to provide written comments, visit the City website.
 
Members of the Housing and Land Use wanted to better understand how these proposed amendments would potentially impact the variances needed for 1769 Grand Avenue (which is currently zoned RM2). This document provides a breakdown of the current variances needed for the proposed development at 1769 Grand Avenue and the variances that would be required if the proposed amendments to RM Zoning were approved by the Planning Commission.

1351 Randolph Avenue Proposed Redevelopment

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.

 


1524 Summit Ave (former St. Paul's Episcopal Church on the Hill)

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.

 


Accessory Dwelling Units (ADUs)

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.


Snelling/St. Clair Redevelopment

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.


270 & 272 Snelling Ave Development

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 StClair 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.  

 


33-45 Syndicate: At-Home Apartments

At-Home Apartments is re-developing three parcels at the north-west intersection of Grand and Syndicate.  The project will include: 

  • 26 residential units
  • 2 levels of parking
  • 10,000 sq ft of retail and office space  

See plans for the project (PDF).

Contact liz@macgrove.org with questions. 

 

 


Snelling Ave S Zoning Study

In 2017, The City of Saint Paul completed a formal review of existing zoning districts to determine if new zoning for certain parcels would be appropriate. The study area included the blocks along Snelling Avenue South, between I-94 and Ford Parkway, as well as the blocks along Selby Avenue, Grand Avenue, St. Clair Avenue, Randolph Avenue, and Highland Parkway within 1/4 mile of Snelling Avenue (see map). This study will compared existing land uses with current zoning and potential new zoning. 

In September 2017, the City Council voted to change the zoning on Snelling Ave following the Planning Commission's recommendations.  

See more information about the Snelling Ave S Rezoning Study.  

 

 


Residential Design Standards

Ward 3 Residential Design Standards Study and Ordinance

SUMMARY OF CHANGES ENACTED IN 2015 

Reconstruction and Rebuild fact Sheet_9.15

1. Require additions of 120 square feet of floor area or greater to adhere to 10% window and door openings minimum. (City‐wide)
2. Height reduction at side setback lines for single‐family properties, increases allowed with larger setback. (Districts 14 and 15)
3. Change in side setback requirement for RM1‐RM3 multiple‐family zoning districts to 9 ft., consistent with existing traditional building patterns in Saint Paul. (City‐wide)
4. Total maximum lot coverage – 45% for all buildings, including principle and accessory structures (such as garages). (Districts 14 and 15)
5. Sidewall articulation – required for building faces longer than 35 ft. in length, at least 1 ft. in depth and 6 ft. in length. (Districts 14 and 15)
6. Exceptions for expansion in nonconforming areas generally not visible from the street. (Citywide)
7. Additional minor amendments. (City‐wide)