Comprehensive and Neighborhood Planning Committee
The Comprehensive and Neighborhood Planning Committee (CNPC) advises the Planning Commission on zoning studies, the adoption of zoning code text amendments, as well as comprehensive and neighborhood planning district planning items. Planning staff conduct research and develop zoning studies that are prioritized as implementation actions of the Comprehensive Plan and/or the Administration. District Plans are reviewed and, following a public hearing and any updates, are recommended to the City Council to be adopted as part of the Comprehensive Plan. The CNPC discusses both citywide and neighborhood projects.
Zoning Studies, Code Text Amendments, and Policy Studies
1-4 Unit Housing Study Update
In Fall 2023, Phase 2 of the 1-4 Unit Housing Study was completed after the Planning Commission recommended approval and the City Council adopted Ordinance 23-43. This ordinance increases zoning flexibility to support greater housing diversity in the city’s single-family districts and in other low-density residential districts.
The zoning amendments include a consolidation of seven residential zoning districts into three districts that allow for a greater variety of neighborhood-scale housing options. These options include, but not limited to, duplexes, triplexes, fourplexes, accessory dwelling units (ADUs), additional single-family homes, and townhomes. Also among the amendments is a density bonus option for providing affordable housing, family-sized housing, or for retaining a portion of an existing home. There are also updated regulations for ADUs and cluster developments, incentives for preserving existing housing, updated design standards, and new options for lot splits.
The amendments went into effect on November 26, 2023. Staff is working on developing educational materials on the new zoning requirements, the development processes, and related topics.
East Grand Avenue Overlay District Update
The East Grand Avenue Overlay District (EGAOD) Zoning Study continued to progress in 2023. In the spring, Planning staff and the technical assistance consultant, Michael Lamb Consulting, LLC, concluded the Advisory Committee process. The Advisory Committee provided recommended development principles for consideration for Planning staff in developing Zoning Code text amendments to the EGAOD.
Throughout the summer planning staff conducted case study research on comparable corridors in the Upper Midwest and used additional Advisory Committee recommendations and previous analyses to draft text amendments to the EGAOD in the fall.
Planning staff expects the proposed text amendments will be ready for the Planning Commission to release for public review, including a public hearing, in early 2024, and City Council adoption is anticipated for late winter 2024.
Figure 5: East Grand Avenue Looking East Toward Downtown Saint Paul
T District Zoning Study Update
Planning staff continued work on the T District Zoning Study that was initiated by the Planning Commission in 2022. The intent of the study is to develop zoning code text amendments to the T Districts, consistent with the 2040 Comprehensive Plan. The study also analyzes drive-through sales and service uses and will propose a density bonus for affordable housing.
First adopted in 2004, the T Districts are intended to foster the development and growth of compact, pedestrian-oriented areas with a compatible mix of commercial and residential uses. T Districts are a prevalent zoning district designated for properties in walkable and transit-oriented environments (see Figure 6).
Planning staff anticipates Planning Commission review of the zoning study and proposed amendments in 2024.
Figure 6: Properties Zoned Traditional Neighborhood (T1-T4)
MRCCA Local Ordinance
A Planning Commission public hearing was held on the draft local Mississippi River Corridor Critical Area (MRCCA) ordinance in January 2023, following DNR conditional approval as consistent with state MRCCA rules in mid-2022.
The MRCCA Rules divide the Critical Area into six overlay zoning districts and include specific zoning code provisions, definitions, and regulations that local units of government are required to adopt, along with the new overlay zoning districts, as amendments to local zoning to comply with the MRCCA Rules. The draft ordinance is largely based on a model Critical Area ordinance that the DNR created to help local governments update their local ordinances to comply with the MRCCA Rules. The model ordinance also includes optional language suggestions to provide better resource protection than the minimum in the MRCCA Rules, and includes clarification of rule provisions that may otherwise be difficult to administer.
Planning staff continue to refine the local ordinance and will bring it back to the Planning Commission for final review and recommendation in early 2024.
Anti-Displacement and Community Wealth Building Study
The Anti-Displacement & Community Wealth Building Study, supported by the Mayor, Planning Commission, and City Council, ended the year with City-recommended strategies for minimizing displacement risks for low- and moderate-income people and businesses, while simultaneously encouraging new housing production and business investment.
While predominantly a technical study supported by a national and local consultant team with expertise in housing and small business policies, programs, and development finance, it also engaged community through surveys, direct business outreach, an open house, a community advisory committee of community development experts, and a City staff internal workgroup.
The recommended strategies will be shared publicly in early 2024.
District and Small Area Planning
Rondo Neighborhood Small Area Plan and Anti-Displacement Study
Between 1956 and 1968, the construction of Interstate 94 demolished the once vibrant Rondo corridor. Approximately 700 homes and 300 businesses were razed in Rondo to build the interstate, leaving the community torn in half and forever damaged by the destruction of the social, cultural, and economic center of the African American Community in Saint Paul. The direct impact of the construction of I-94 resulted in the Rondo community experiencing a 48% decline in home ownership, a 61% decline in population, and combined loss of $157 million dollars of unrealized home equity value.
Although the Historic Rondo Corridor cannot be brought back exactly as it once was, Reconnect Rondo is leading an effort to reignite a vibrant African American Cultural Enterprise District anchored by a community land bridge. Reconnect Rondo began work on the Rondo African American Cultural enterprise district in 2022, and has worked with the community to determine the boundaries for a small area/master plan and their study context area (see Figure 7). The plan will guide future development in historic Rondo and beyond, and will provide the initial policy guidance for future development on the land bridge.
Figure 7: Rondo Study Areas
In addition to the Small Area Plan, several other related studies and projects are concurrently being produced by Reconnect Rondo’s consulting teams. Although the concurrent studies are produced independently of the small area plan, aspects of those studies related to physical development will likely be integrated into the small area plan and vice-versa. The other studies and projects include the development of anti-displacement and community investment strategies, restorative development modeling, environmental and heritage preservation, and multi-use, energy-efficient development prototypes.
Large Development Sites
Highland Bridge Update
Highland Bridge, a redevelopment of the 135-acre former Ford Motor Companies’ Twin Cities Assembly Plant, continued construction in 2023.
Throughout the year, Planning staff primarily focused on processing a package of amendments to the Ford Site Zoning and Public Realm Master Plan in response to a proposed project by the University of Saint Thomas (UST). UST is proposing to develop an athletic complex for baseball and softball on 13.66 acres of land historically known as the Canadian Pacific (CP) rail yard parcels in the southeast corner of the Master Plan area (Figure 8). Development of the CP parcels was not part of the original Ryan Companies development plan and was not anticipated in the original Master Plan, but a similar recreational use for southeast portion of the Highland Bridge site was envisioned. The proposal provides many benefits to the community, including increased vibrancy and activity, opportunities for neighborhood recreation, and economic development potential.
The Planning Commission recommended approval of the amendments, which were adopted by City Council in July 2023.
Figure 8: University of St Thomas’ proposed athletic complex at the Highland Bridge Site
United Village Update (Snelling-Midway)
In 2023, Planning staff worked on a plat in preparation for redevelopment of a site that includes a hotel, office building, and restaurants. The plat dedicates rights-of-way for new roads and sets aside land for parks. A sculpture plaza and playground are planned for the parks.
The Heights/Hillcrest Update
The Heights, a redevelopment of the 112-acre former Hillcrest Golf Course on the East Side, received final plat approval and conducted pollution remediation and site grading in 2023.
The Saint Paul Port Authority will develop the site’s infrastructure and light industrial parcels, while partnering with Sherman Associates, JO Companies, and Twin Cities Habitat for Humanity on the residential/mixed-use parcels. Xcel Energy is slated as the first industrial user. At build-out, there will be approximately 1,000 jobs and 1,000 housing units on the site.
