Conditional Use Permit

General Information

Conditional Uses are permitted uses (of land and/or buildings) within zoning districts that are subject to additional requirements. The Planning Commission has the authority to issue Conditional Use Permits. They are a 21-member citizen board appointed by the Mayor with the consent of the City Council. Their eight-member Zoning Committee holds a public hearing and makes a recommendation to the full Planning Commission. All property owners within 350 feet of the subject property and the Citizen Participation District Council for the area are notified by mail at least 10 days prior to the public hearing.

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

In addition to meeting all conditions listed under a specific use, there are general conditions that must be met for all Conditional Use Permits as follows:

  • The extent, location and intensity of the use will be in substantial compliance with the Saint Paul Comprehensive Plan and any applicable subarea plans which were approved by the city council.
  • The use will provide adequate ingress and egress to minimize traffic congestion in the public streets.
  • The use will not be detrimental to the existing character of the development in the immediate neighborhood or endanger the public health, safety and general welfare.
  • The use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district.
  • The use shall, in all other respects, conform to the applicable regulations of the district in which it is located.

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. Conditions may be modified by the Planning Commission when strict application of such conditions would unreasonably limit or prevent the otherwise lawful use of a piece of property or an existing structure and would result in exceptional undue hardship to the owner of such property or structure; provided, that such modification will not impair the intent and purpose of such condition and is consistent with health, morals and general welfare of the community and is consistent with reasonable enjoyment of adjacent property.

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 Conditional Use Permit.

Application Requirements

You must submit an application that includes the following:

  • A completed Conditional Use Permit Application Form, including a description of the proposed use and how the conditions of the zoning code will be met
  • A Site Plan, drawn to scale
  • The required filing fee
  • Additional information as required - some special uses require a Zoning Consent Petition Form and a Notarized Affidavit signed by the individual circulating the petition. Upon request, the Zoning Section will provide you with a list of names and addresses of the owners of property within 100 feet of the site of the proposed use.

Conditional Use Permit - Inspections

A zoning staff person will visit the site to take photos which will be shown at the public hearing. If the conditional 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 Conditional 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, according to the Planning Commission Hearing Schedule. The process for obtaining a Conditional Use Permit takes a minimum of four to six weeks.Inspections A zoning staff person will visit the site and take slides to be shown at the public hearing. If the conditional 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 Conditional 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.

Fees

Description

Amount

Up to one acre of Land

$800.00

Each additional acre of land

$200.00

Additional fee for a River Corridor Conditional Use Permit

$180.00

Additional fee if variance needed

$300.00

Checks should be made payable to the City of Saint Paul. 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 up to a maximum of $1,000.00.

Please submit the above to: 

Department of Planning and Economic Development 

Zoning Section 

1400 City Hall Annex 

25 Fourth Street West 

Saint Paul, MN 55102 

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.