1-6 Unit Housing Development in RL, H1, and H2 Residential Zoning Districts

Overview

Zoning amendments supporting a greater variety of 1-6-unit housing types in Saint Paul’s lower density residential districts went into effect on November 26, 2023. These amendments, previously referred to as the 1-4 Unit Housing Study Phase 2, were adopted by City Council on October 18, 2023, in Ordinance 23-43.

This website is intended to share resources and provide information to property owners and prospective developers on zoning requirements, options for adding housing units, development processes, and other applicable regulations.

Zoning and Residential Zoning Districts

Zoning is a method of establishing a land use pattern by regulating the way land is used by property owners in the city. In addition to defining allowable land uses, a zoning ordinance has area standards that regulate the size and location of buildings and structures. Saint Paul’s zoning ordinance is comprised of the Zoning Code and the zoning map that divide the city into various zoning districts and set standards regulating uses in each district.

There are six residential zoning districts: RL large lot residential, H1 residential, H2 residential, RM1 multiple-family residential, RM2 multiple-family residential, RM3 multiple-family residential.

Find out about your property’s zoning district

• Search your property in the zoning map.
• View a summary of the zoning requirements for your zoning district:
  • RL Large Lot Residential
  • H1 Residential
  • H2 Residential

Consider your options for adding housing units to your lot

Lot with an existing residential building

• Converting an existing residential building to add one or more units
• Adding to an existing residential building to add one or more units
• Adding one or more new residential buildings to a lot
• Demolishing existing residential building in whole or in part and constructing new residential development
• If the lot is large enough, subdividing the lot and developing on one or more of the lots
• Develop a cluster development on lots of appropriate size

Vacant lot

• Adding one or more new residential buildings to a lot
• If lot is large enough, subdividing the lot and developing on one or more of the lots
• Develop a cluster development on lots of appropriate size

Development Types and Additional Information

The below technical guidance is general to assist project proposers. It is not a substitute for the Zoning Code, Building Code, and other local, State, and federal laws that may also apply to your project. Additionally, a full City staff review does not happen until a full and complete application is submitted/uploaded and fee paid to the City for review.

• RL Large Lot Residential District
• H1 Residential District
• H2 Residential District
• Density Bonus in H1-H2 Residential Districts
• Accessory Dwelling Units (ADUs), ADUs and Sewer/Water Connections, ADUs and the Building Code
• Accessory Buildings, Detached Garages, Sheds, & Residential Accessory Structures Handout
• Cluster Developments
• Townhomes and Twinhomes
• Lot Requirements, Lot Splits, Platting of Property
• Porches, Decks, and Other Projections, Deck Handout, Enclosed Three-Season Porch Handout, Pre-Engineered Patio/Deck Enclosures
• Off-Street Parking Standards
• Fence Plan Review, Permit and Inspections

Development Processes and Approvals

• Depending on the type, applications for approvals are administered by the Department of Safety and Inspections (DSI) or the Department of Planning and Economic Development (PED) and may require a Board, Commission, and/or City Council approval.
   
• Consult with PED staff regarding pre-applications or zoning applications for 1-6 unit developments: Reserve a timeslot for a virtual meeting.
   
• For projects seeking a zoning application for a Conditional Use Permit, Nonconforming Use Applications, Variances, or a rezoning:
  • Board of Zoning Appeals (BZA) approval is required for stand-alone variances (i.e. instances where no Planning Commission approval is also required). DSI staff handles these requests: Contact dsi-zoning@ci.stpaul.mn.us.
  • Planning Commission approval is required for Conditional Use Permits, Nonconforming Use Permit applications (Which are either Establishments, Re-establishments, Expansion or Relocation, or Changes), Variance applications, when they are related to another Planning Commission action. A public hearing is held at Planning Commission's Zoning Committee. PED staff handles these requests: Reserve a timeslot for a virtual meeting.
  • Planning Commission and City Council approval is required for Rezoning requests. One public hearing is held at Planning Commission's Zoning Committee and another public hearing is held at City Council. PED staff handles these requests: Reserve a timeslot for a virtual meeting.
     
• For projects that have local historic designation:
  • Approval from the Heritage Preservation Commission (HPC) before permit issuance may be required for properties.  Project concepts receive pre-application comments from the HPC at one meeting, followed by a formal design review action (approval or denial) at a future HPC meeting.
  • HPC staff handles these applications: Reserve a timeslot for a virtual meeting.
     
• Building Plan Review - A general building permit is required to construct, enlarge, alter, repair, move, demolish, or change the occupancy of residences, garages, carports, decks, and similar structures.
  • Guidance on new Minnesota State Building Codes adopted March 31, 2020
  • General guidelines by housing type:
    • Single-family dwellings, ADUs, and duplexes: 2020 Minnesota Residential Code applies, architect and engineer are not necessarily required depending on design.
    • Triplexes, fourplexes, fiveplexes, and sixplexes: 2020 Minnesota State Building Code and/or 2020 Minnesota Conservation Code for Existing Buildings applies, architect and engineer are required.
    • Townhouses: 2020 Minnesota Residential Building Code (for IRC-3 Occupancy) or 2020 Minnesota State Building Code and/or Minnesota Conservation Code for Existing Buildings (for R-2 Occupancy) applies, Architect and engineer are not necessarily required depending on the design (for IRC-3 Occupancy) or MN Licensed architect and structural engineer are required (for R-2 Occupancy).
  • For new multi-family dwellings with three or more units or for a change in use to a multi-family dwelling with three or more units or use that uses the 2020 Minnesota State Building Code, a pre-application meeting with DSI’s Building Plan Review staff is required. Contact Jim Williamette at james.williamette@ci.stpaul.mn.us or 651-266-9077.
  • For 1-2 unit dwellings, arrange a meeting with Building Plan Review staff by calling 651-266-9007 or stopping by the Building Plan Review Desk (375 Jackson Street, Suite 220, Saint Paul, MN 55101) during business hours (Mon-Fri 8:00 a.m. - 4:00 p.m.).
     
• Site Plan Review (SPR) is required prior to any permits being issued for projects involving more than three dwelling units, one- and two-family dwelling development on lots of a certain size, projects on a slope greater than 12%, and cluster developments.
  • Site Plan Electronic Review Step-by-step Process
  • Once a design team is ready to apply, DSI’s SPR staff is available for one pre-application meeting with the design team. Expect to discuss the requirements for submitting a complete application. Staff are not able to review and give feedback prior to application. Contact SitePlanReview@ci.stpaul.mn.us to set up a pre-application meeting.
     
• A Fire Certificate of Occupancy (C of O) issued by DSI Fire Safety Inspection Division is required for all residential buildings (one- and two-family residential, multi-family residential) that are not owner-occupied.