Change of Non-Conforming Use

General Information

A nonconforming use is a use of property not currently permitted in the zoning district in which it is located; it requires a permit per the zoning code. The Planning Commission has the authority to allow one nonconforming use to change to another nonconforming use, however, the proposed use must be located in the same or a more restrictive zoning district than where the existing nonconforming use is first allowed.  The Planning Commission's Zoning Committee holds a public hearing for nonconforming use permits, and makes a recommendation to the Planning Commission for a final vote. Public hearing notices are mailed at least ten days prior to property owners within 350 feet of the property seeking a nonconforming use permit. Notice is also sent to the area's District Council. In addition, notices about all nonconforming use cases are published in the Saint Paul Legal Ledger on Mondays, 10 days before the public hearing. Notices can be searched by property address and viewed by visiting Twin Cities MarketPlace - Legals.

The Zoning Committee holds public hearings every other Thursday. The hearings start at 3:30 pm in City Council Chambers on the third floor of the City Hall/ Courthouse. It is essential that the applicant or their representative attend the hearing. At the public hearing, the Zoning Committee hears a staff report and recommendation based on the review of the special conditions required by the zoning code, hears public testimony and makes a recommendation on the request. The Planning Commission receives the recommendation of their Zoning Committee at its next meeting, 8:30 am on the Friday of the following week, when they approve or deny the application. This is a public meeting, but no public testimony can be heard.

Code Requirements

Before the Planning Commission can grant a Nonconforming Use Permit, they must make the following findings:

• The proposed use is equally appropriate or more appropriate to the neighborhood than the existing use
• The traffic generated by the proposed use is similar to that generated by the existing nonconforming use
• The use will not be detrimental to the existing character of development in the immediate neighborhood or endanger the public health, safety, or general welfare
• The use is consistent with the comprehensive plan

The Planning Commission may impose such reasonable conditions and limitations in granting an approval as are determined to be necessary to fulfill the spirit and purpose of the zoning code and to protect adjacent properties. The Planning Commission may act as the Board of Zoning Appeals and grant Zoning Variances in accordance with the variance provisions in the zoning code for proposals that also require a Nonconforming Use Permit.

Fees

When a zoning application is submitted for a development that has been built or started without the required city permits, a late fee will be assessed. The late fee is double the filing fee.

Application Requirements

You must submit an application that includes the following:

• A completed Nonconforming Use Permit Application including evidence that all of the required conditions are met. This may include floor plans, site plans and other information to substantiate the case. Additional information about Change of Non-Conforming Use permits.
• The required fee.

Zoning applications are submitted online through PAULIE, the City of Saint Paul's permitting and licensing platform. You can apply, track application status, and communicate with City staff in this centralized, secure, and mobile-friendly platform.​

To get started, click the "Get Ready" button below. This will take you to our dedicated PAULIE webpage, providing important information about what to expect in the platform.​

Get Ready to Apply in PAULIE

When you're ready to apply:​

• Open the application link. This will bring you to the application listing in PAULIE. If you're not already logged in, you'll first need to log in or register for a free account. ​
• Register for a free account. This will allow you to track all licensing, permitting, and inspection needs in one place.​
• Follow application instructions. PAULIE will guide you through the application process step-by-step. You can save and continue your application at any time.

Change of Non-Conforming Use Application in PAULIE

Inspections

A zoning staff person will visit the site to take photographs which will be shown at the public hearing. If the Nonconforming Use Permit is granted, an inspection is made as part of the building permit or license for the project. If a use established by a Nonconforming Use Permit fails to comply with any conditions of the permit, the Planning Commission may, after a public hearing, revoke the permit and require that the use be discontinued. Call 651-266-9008 to reach a Zoning Inspector. All items to be placed on an agenda must be submitted at least three weeks prior to the hearing date. Visit the Planning Commission webpage for current schedule information. The process for obtaining a Nonconforming Use Permit takes a minimum of four to six weeks.

Expiration/Renewal

No decision of the Zoning or Planning Administrator, Planning Commission, Board of Zoning Appeals or City Council approving a site plan, permit, variance, or other zoning approval shall be valid for a period longer than two years, unless a building permit is obtained within such period and the erection or alteration of a building is proceeding under the terms of the decision, or the use is established within such period by actual operation pursuant to the applicable conditions and requirements of the approval, unless the Zoning or Planning Administrator grants an extension not to exceed one year.