Set back behind its own parking lot, the squat, single-level Buffalo Wild Wings that opened a few years ago at Snelling and Ashland avenues might have had a tougher time passing city review under new zoning rules to be voted on Wednesday by the St. Paul City Council.

If the council approves a rezoning plan, Snelling Avenue can expect to see gradual but fundamental changes. It calls for denser development, mixed residential-commercial buildings with parking in back, and eased height restrictions from Concordia Avenue to Ford Parkway.

The council on Sept. 6 held a public hearing on the “Snelling Avenue South Zoning Study,” which calls for rezoning roughly 20 percent of the land along the busy commuter corridor for denser construction.

A dozen residents signed up to speak in support of the rezoning plan, and two dozen signed up to speak in opposition.

Opponents said they were alarmed by a recent proposal from the LeCesse Development Corp. seeking to replace two single-story commercial buildings at 246-248 S. Snelling Ave. with a 128-unit, 5½-story upscale apartment building. Those plans, which include ground-level retail, were put on hold in June during a title dispute over a corner parking lot.

Supporters of the Snelling Avenue rezoning effort have said denser, mixed-use development makes sense along a major transit and traffic corridor that is also a state highway. They believe it will help ease the pressure of a growing metro-wide rental crisis.

REZONING PLAN

The city’s study area includes nearly 1,700 parcels of land along Snelling between Interstate 94 and Ford Parkway, as well as the blocks within a quarter-mile of Snelling along Selby, Grand, St. Clair, Randolph avenues and Highland Parkway. Of those, 333 land parcels would be rezoned, including about 100 single-family homes. Related Articles Biden to GOP senators: Don’t jam through Ginsburg nominee

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Many of the sites directly along Snelling are already single-story and two-story multi-family or commercial buildings. A large percentage of those will be rezoned as “Traditional Neighborhood-2,” (T-2) allowing a potential mix of residential and commercial uses in a single building as development progresses.

At major intersections, a handful of commercial corners will be zoned for even taller, denser development (T-3), but not as many as the city had initially proposed.

Depending upon the type of building and zoning designation (T-1, T-2 or T-3), the maximum heights allowed in such neighborhoods are 35, 45 or 55 feet. Developers could build even higher with setbacks, or if granted a conditional use permit by the St. Paul Planning Commission. More restrictions apply when development is nestled directly against single-family homes.

“I do think it is thoughtful that the T-3 (zoning) is in very selective spots,” said St. Paul City Council Member Chris Tolbert, who represents Mac-Groveland and Highland Park neighborhoods. “If there is development along this corridor, what the T zoning does, it makes sure it’s quality development, quality design.”

City staff have pointed out that zoning rules guide real estate construction, but don’t necessarily trigger it, and no changes will be required of existing buildings. On residential streets in the study area, zoning would continue to call for single-family homes.

“Each development proposal will undergo additional review on an individual basis as they are proposed,” said Mollie Scozzari, a spokeswoman for St. Paul Planning and Economic Development.

Some council members still have their doubts.

Council Member Dai Thao, a mayoral candidate who represents the Midway portions of Snelling, said the plan felt “a little bit forced,” and that heavy development has environmental impacts. He worries apartments won’t necessarily be affordable to those of modest means.

LECESSE PLAN CASTS A SHADOW

Under the city’s amended zoning plan, the corner at St. Clair Avenue would be rezoned T-3, but the rest of the block would be zoned T-2, over the objections of the developer, LeCesse.

That compromise has come as slim consolation to opponents.

“These developments will impact the neighborhood for decades,” said Fairmount Avenue resident Kate Hebel, pointing to recent construction in the popular Snelling-Selby business district farther north. “The traffic congestion going north and south on Snelling and east on Selby is an accident waiting to happen. … It’s a nightmare if you’re a pedestrian trying to cross the street.”

Others point out that apartment vacancy rates in the Twin Cities have remained below 3 percent — among the tightest in the nation — for roughly three years, and have remained below 4 percent since 2011.

“I think you can draw a direct line from our rents going up to an increase in homelessness,” said Council President Russ Stark, while acknowledging “those issues aren’t all going to be solved on Snelling Avenue.” Related Articles As memories of George Floyd fade, activists make sure his legacy does not

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In a letter to Tolbert’s office, Fairmount Avenue resident Paul Sabourin pointed out that while the city has grown to exceed 300,000 residents, St. Paul has yet to hit the peak population mark of 313,000 residents it achieved in 1960.

“St. Paul is one of the few places in the Twin Cities where walking, cycling and transit are viable alternatives to driving for many purposes, and market conditions seem to show there’s more housing demand than supply,” he said.

In 2015, the city of St. Paul rezoned many of the parcels along north Snelling Avenue to “T-2” zoning. A variety of “traditional neighborhood” zoning was added to University Avenue, along the Green Line, in 2011.