Saint Paul Planning Commission leans toward loosening river valley height standards

After a year in the hands of city staff, Saint Paul's new river standards passed through the Saint Paul Planning Commission on October 3rd. Among other things, the Planning Commission opted for weaker height standards for Saint Paul's 17-mile long stretch of the Mississippi River National Park.

The National Park runs through 25 metro cities, including Saint Paul. Each local government is required to adopt and update Critical Area Zoning standards. These standards are the National Park Service's only means of ensuring a level of environmental integrity and natural beauty in the park.

In many ways, FMR has been pleased with the work of Saint Paul's Critical Area Task Force. The Task Force came to a more nuanced understanding in many areas of Saint Paul's complex river valley. But as documented in FMR's letter to the Planning Commission, FMR still has three overarching concerns with the standards that are advancing to the City Council:

• Height limits in the Gorge.
  In the gorge area of the river, west from the I-35E bridge and up the City's western border, the Planning Commission proposes increasing the height limit. Buildings now are limited to 40 feet tall; the Planning Commission proposes raising the limit to 48 feet. Saint Paulites value this part of the river for its sense of remoteness and natural seclusion. A height of 48 feet is not enough to prevent that sense of place from being substantially eroded over time.
• Zoning districts
  The Planning Commission proposes changing the river zoning districts that were created by the state three decades ago. The state created large-scale zoning districts to protect the ecological, visual, and cultural systems within each district. Yet the city's proposal chops these districts up on an almost parcel-by-parcel basis. A recent DNR ruling (see prevous article, above) indicates the DNR will not approve such changes.
• Height limits on the West Side Flats.
  Instead of setting a firm 60-foot height standard on the West Side Flats, revisions from city staff provide a blanket loophole that allows for heights of up to 90 feet, provided a development is built as part of a TN3 master plan. Yet when viewed from the downtown core, buildings begin to block the bluffline at about 75 feet tall, which creates a clear conflict with the city's Comprehensive Plan. FMR therefore recommends staying with the task force's recommendation of a 60-foot height limit.

Planning Commissioner Steve Gordon moved to enact the stronger height standards on the West Side Flats, as recommended by the Critical Area Task Force. However, on a split vote, the Planning Commission opted to go with the staff's weaker standards.

The Critical Area standards are expected to be heard at the City Council sometime in November.