[PAGE 1]
City of North St. Paul
Planning Commission
Regular Meeting Agenda
April 2, 2026
6:30 PM
The Planning Commission Meeting will be conducted on April 2, 2026 at 6:30 p.m. in the City
Council Chambers of City Hall, located at 2400 Margaret St., North St. Paul.
You can watch the meeting on our YouTube channel here: https://tinyurl.com/NSPYouTube
I. Call to Order
II. Roll Call
COMMISSION
Patrick Blees, Chair
Andrew Wise, Vice-Chair
Arthur Alvarez, Jr. Commissioner
Cameron Muhic, Commissioner
Pete Marcaccini, Commissioner
Vito Sauro, Commissioner
STAFF/LIAISONS
Jason Nordby, City Council Liaison
Ken Roberts, Community Development Director
Chris Cherne, Planning Commission Secretary
III. Adopt Agenda
IV. Presentation
A. Planning Commissioner Introductions
V. Approval of Minutes
A. Approval of March 5, 2026 Meeting Minutes
VI. Meeting Open to the Public
This Open Forum is an opportunity for persons to address the Planning Commission
on items not on the agenda. A completed public comment form should be presented to
the staff liaison prior to the meeting. Comments will be limited to 3 minutes per person.
While the Commission may ask clarifying questions of the speaker, no formal action by
the Commission or discussion will be held on these items.
VII. Public Hearings
A. Conditional Use Permit Application - 2121 Holloway Ave E
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[PAGE 2]
B. Variance Requests - 2357 7th Ave E
VIII. Commission Business, Action Items & Recommendations
IX. Reports
X. Adjournment
The next regularly scheduled Planning Commission meeting is May 7, 2026.
Page 2 of 2
North St. Paul Planning Commission Regular Meeting Agenda Page 2 of 50

[PAGE 3]
Agenda Information Memorandum
To Date
Planning Commissioners April
2,
2026
Agenda Placement # V.A
Approval of Minutes
Subject
Approval of March 5, 2026 Meeting Minutes
Background/Facts
N/A
Recommended Action
Staff recommend approval of the March 5, 2026 Planning Commission Meeting
Minutes.
Attachments
1. PC Minutes 03-05-2026
Respectfully submitted,
Chris Cherne, Community Development Administrative Assistant
Page 3 of 50

[PAGE 4]
Planning Commission
Regular Meeting Minutes
March 5, 2026
6:30 PM
North St. Paul City Hall – Council Chambers
2400 Margaret Street
I. CALL TO ORDER
Chair Blees called the meeting to order at 6:30 PM.
II. ROLL CALL
COMMISSION
Patrick Blees, Chair
Andrew Wise, Vice-Chair Absent
Arthur Alvarez, Jr., Commissioner Absent
Elizabeth Gadbois, Commissioner
Cameron Muhic, Commissioner
Pete Marcaccini, Commissioner
Vito Sauro, Commissioner
STAFF/LIAISONS
Jason Nordby, City Council Member
Ken Roberts, Community Development Director
Jack Brooksbank, City Attorney
III. ADOPT AGENDA
Blees asked for a motion to adopt the March 5, 2026, meeting agenda.
M/Gadbois, S/Sauro.
Motion carried 5-0.
IV. PRESENTATION
A. Planning Commission Training
City Attorney Jack Brooksbank provided general training to the Planning Commission on open meeting
law, data practices, conflicts of interest, gift law, roles of the City Manager, and rules of order.
Brooksbank provided additional training to the Planning Commission covering many land use planning
topics including the municipal authority to plan, role of the Planning Commission, zoning as an important
tool to implement the Comprehensive Plan, Conditional Use Permits (CUPs), variances, time limits and
public hearings.
Nordby asked for clarification on buffer zones or proximity requirements as it relates to various CUPs and
the small size of North St. Paul. Brooksbank stated these requirements will depend on how specific the
regulations are written. Brooksbank added that public feelings about an application are not sufficient
reason to approve or deny an application.
______________________________________________________________________________
City of North St. Paul Page 1 of 3
Planning Commission Regular Meeting Minutes
March 5, 2026
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[PAGE 5]
V. APPROVAL OF MINUTES
A. Approval of February 5, 2026, Meeting Minutes
Blees asked for a motion to approve the February 5, 2026, Meeting Minutes.
M/Muhic, S/Gadbois.
Motion carried 5-0.
VI. MEETING OPEN TO THE PUBLIC
There were no public comments.
VII. PUBLIC HEARINGS
There were no public hearings.
VIII. COMMISSION BUSINESS, ACTION ITEMS & RECOMMENDATIONS
A. Comprehensive Plan Update
Roberts presented the Comprehensive Plan Update item to the Planning Commission. The City of North
St. Paul is required to complete an update of its Comprehensive Plan by September 2028. The goal of
the meeting is to review the vision of the Comprehensive Plan and each of the goals and their respective
measures and discuss their relevance and importance to the City moving forward through the
Comprehensive Plan update process. This item is a continuation of the tabled discussion held at a
previous Planning Commission meeting on November 6, 2025.
The vision from the Comprehensive Plan states, “North St. Paul is your favorite small town. We promote
community stewardship through an involved and informed citizenry. We preserve neighborhood value
with diverse and maintained housing and active neighbors. The city engages in creative placemaking that
fosters an environment of economic and employment opportunity. North St. Paul builds systems that
connect people to places and promote active lifestyles.”
Blees asked if there are any specific items in the Metropolitan Council-provided System Statement that
the City should focus on. Roberts stated there are some things that the Metropolitan Council included on
water resources, climate, and emissions that will need to be included in the update. Sauro stated that the
City’s energy and water efficiency rebates help the City work towards climate goals. There was
consensus from the Planning Commission to continue reviewing the goals and vision of the
Comprehensive Plan.
IX. REPORTS
Roberts stated that at the February 17, 2026, City Council meeting, the Council approved the recent
fence variance request and Kwik Trip CUP amendment that were both recommended for approval by the
Planning Commission at their previous meeting. The Council also approved the most recent code
amendments as recommended by the Planning Commission.
Muhic asked to place Planning Commissioner introductions onto the April 2, 2026, meeting agenda.
X. ADJOURNMENT
Blees asked for a motion to adjourn the meeting at 8:45 PM.
M/Marcaccini, S/Gadbois.
Motion carried 5-0.
______________________________________________________________________________
City of North St. Paul Page 2 of 3
Planning Commission Regular Meeting Minutes
March 5, 2026
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[PAGE 6]
The next regularly scheduled Planning Commission Meeting is Thursday, April 2, 2026, at 6:30 PM.
Members, please notify any planned absences to: Chris Cherne
Planning Commission Secretary
651-747-2440
chris.cherne@northstpaul.org
______________________________________________________________________________
City of North St. Paul Page 3 of 3
Planning Commission Regular Meeting Minutes
March 5, 2026
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[PAGE 7]
Agenda Information Memorandum
To Date
Honorable Mayor Monge and City Council April 2, 2026
Agenda Placement # VII.A
Public Hearings
Subject
Conditional Use Permit Application - 2121 Holloway Ave E
Background/Facts
Please refer to the enclosed staff report and related attachments regarding a
Conditional Use Permit application to allow an Accessory Dwelling Unit at 2121
Holloway Ave E.
Financial Impact
Recommended Action
Staff recommend the Planning Commission recommend City Council approval of the
Conditional Use Permit application subject to the conditions outlined in the draft
resolution.
Attachments
1. Combined Staff Report CUP-25-2 PC Meeting 04-02-2026
Respectfully submitted,
Chris Cherne, Community Development Administrative Assistant
Ken Roberts, Community Development / Community Services Director
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[PAGE 8]
City of North St. Paul
Planning Commission Report
From: Chris Cherne, Community Development Administrative Assistant
Ken Roberts, Community Development Director
Meeting Date: April 2, 2026
Agenda Item: Conditional Use Permit for Accessory Dwelling Unit at 2121 Holloway Ave E
INTRODUCTION - BACKGROUND
Ligogo Muholeza has submitted an application for a Conditional Use Permit (CUP) to allow for
the conversion of a portion of the attached garage into an Accessory Dwelling Unit (ADU) at the
property located at 2121 Holloway Ave E.
The Applicant-provided project description is as follows:
“The proposed project involves the conversion of a portion of the existing garage into a self-
contained accessory living unit. The existing garage measures approximately 17 feet wide, 19
feet high, and 30 feet long. The total area will be reconfigured to accommodate both a lower and
upper level of habitable space while maintaining structural integrity and compliance with
applicable building codes.
Lower Level (Main Floor):
• To include a living area, half bathroom (powder room), mechanical/utility room, and a
kitchenette equipped with standard residential fixtures and appliances.
Upper Level (Second Floor):
• To include three bedrooms and one full bathroom with standard residential plumbing
fixtures.”
Existing Zoning Districts
DISCUSSION
Zoning Districts
The subject site is zoned R-1: Single Family Residential.
Adjacent uses to the property and their respective zoning
districts are:
• North: R-1: Single Family Residential
• South: City of Maplewood, (Townhomes)
• West: R-1: Single Family Residential
• East: R-1: Single Family Residential
1
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[PAGE 9]
LAND USE AND ZONING REVIEW
Comprehensive Plan
The 2040 Comprehensive Plan guides the subject property’s future land use as Low Density
Residential, which represents single-family detached uses, duplexes and townhomes left as the
result of older infill housing. Accessory Dwelling Units are not mentioned within the entirety of
City of North St. Paul’s 2040 Comprehensive Plan. The construction of an ADU is not permitted
by right anywhere within the City of North St. Paul and is only allowed as a conditional use
within all of the residential districts (R-1, R-2 and R-3). The R-1: Single Family Residential
Districts allows for a density of 3.0-7.0 units/acre. The existing density of the subject property is
2.56 units/acre (1 unit/0.39 acres). With the addition of an ADU, the new density will be 5.12
units/acre (2 units/0.39 acres), which is within the allowed density range for the R-1: Single
Family Residential District. Therefore, the proposed ADU is consistent and in harmony with the
2040 Comprehensive Plan.
§154.010(D)(2) Accessory Dwelling Unit Regulations
Staff have reviewed the accessory dwelling unit regulations found in §154.010(D)(2) of the
zoning ordinance as it relates to the proposed ADU project at 2121 Holloway Ave E. The
following section details each regulation and includes staff commentary below each in bold
italics:
No more than one accessory dwelling unit may be located on a lot. No accessory dwelling unit
shall be located on an R-1 zoned lot containing a two-family dwelling.
There is only one proposed accessory dwelling unit on the lot. The lot is zoned R-1 and
contains one single-family home.
The lot shall have a minimum area of 5,000 square feet.
The lot has an area of 0.3815 acres or 16,618.14 square feet.
The lot shall have a minimum width equal to the underlying zoning district requirement.
The lot has a width of 133.50 feet; this satisfies the R-1 zoning district requirement of a
minimum lot width of 50 feet.
An attached accessory dwelling unit shall be part of the principal dwelling on the same lot for the
purpose of the bulk requirements of the district. Any secondary dwelling unit connected to the
principal dwelling is considered attached. An attached accessory dwelling unit must meet the
following:
i. The associated principal dwelling unit must continue to meet minimum floor area
requirements.
There will be no decrease in the floor area of the principal dwelling unit.
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[PAGE 10]
ii. Minimum size of the accessory dwelling unit shall be 300 square feet with a
maximum size of 900 square feet.
The proposed accessory dwelling unit will have a ground floor area of 37
feet by 17 feet, equaling 629 square feet. The top floor area of the ADU will
also be 37 feet by 17 feet, equaling 629 square feet. The total square
footage of the proposed ADU is therefore 1,258 square feet.
The zoning ordinance limits the maximum square footage of an ADU to be
900 square feet. As a condition of approval, the applicant shall amend the
floor plans to show a square footage of no more than 900 square feet for
the proposed ADU.
A detached accessory dwelling unit shall be located within a freestanding structure or above a
detached garage of the principal dwelling on the same lot. The minimum size of the detached
accessory dwelling unit shall be 300 square feet with a maximum size of 900 square feet.
Not applicable.
A detached accessory dwelling unit shall be setback a minimum of ten feet from side and rear
property lines or up to an easement line, but not on it whichever is greater.
Not applicable.
The entryway to the accessory dwelling unit shall be connected by a paved route, to include
driveways or sidewalks, to a street frontage.
There is a preexisting paved route from the proposed entryway to the
accessory dwelling unit to the street frontage on Holloway Ave E.
The accessory dwelling unit shall have a separate entrance from the principal dwelling.
Project plans show the accessory dwelling unit will have a separate
entrance from the principal dwelling from the backside of the garage.
Home occupations. Level 1 and Level 2 home occupations are allowed within an accessory
dwelling unit subject to provisions of § 154.010(D)19., provided the home occupation is
incidental and secondary to the accessory dwelling unit. The home occupation within the
accessory dwelling unit shall not be in addition to more than one home occupation within the
principal dwelling. Level 3 home occupations are not allowed within accessory dwelling units.
The Applicant does not propose a home occupation at this time.
Other Key Considerations
There are other considerations for this project outside of the accessory dwelling unit regulations
including impervious surface coverage, design standards, and parking regulations.
3
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[PAGE 11]
• Impervious surface coverage: The project will work within the existing building footprint.
No expansion of impervious surface coverage is proposed and there will be no changes
or additions to the existing driveways.
• Design Requirements: The project will work within the existing building footprint and
structure. The design of the ADU shall be consistent with the existing attached garage
and principal structure on the lot. The existing height of the garage will remain the same.
A condition of approval should be that the installation of new windows, doors and siding
shall be consistent with the design and colors of the principal structure on the lot at 2121
Holloway Ave E.
• Off-street parking in the R-1 District:
Passenger Automobiles are permitted in garage, driveway, side yard, or rear
o
yard surfaced area. No limit on the number of passenger automobiles. No time
limit. Table 8 of the Appendix of the Zoning Ordinance requires 1 maximum
parking space per accessory dwelling unit. Staff do not anticipate an impact of
the addition of a new dwelling unit on the property due to the large square
footage of existing surface areas to park on.
Conditional Use Permit Review
Section 154.004 (F) of the Zoning Code lists the purpose and standards for conditional use
permits in North Saint Paul. The standards for granting a conditional use permit require the
proposed use to be compliant with the following findings:
i. The use is consistent with the general purposes and intent of the Comprehensive Plan;
ii. The use will not adversely affect the health, safety, or general welfare of the city;
iii. The use is compatible with present and future land uses in the surrounding area and
reasonably related to the overall needs of the city;
iv. The use or appearance of the use is compatible with adjacent properties;
v. The use can be adequately supported by public urban services including the water
supply, transportation system and capacity, police and fire protection, utilities, and sanitary
waste disposal and stormwater disposal systems;
vi. The use will not create an excessive burden on existing parks, schools, and other
public facilities which serve or are proposed to serve the area;
vii. The use will be sufficiently compatible or separated by distance or screening from
adjacent residentially zoned land;
viii. The use is in harmony with the general purposes and intent of this chapter and the
zoning district in which the applicant intends to locate the proposed use;
ix. The use will not create an intrusion of excessive noise, glare, or general unsightliness;
and
x. If applicable, the proposed use is consistent with officially adopted city plans and
overlays.
The proposed ADU would blend in with the existing building due to there being no
building footprint changes and therefore, would be compatible with the existing building,
site, and surrounding area as long as the new windows, doors and siding are consistent
4
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[PAGE 12]
with the existing building. The proposed ADU should not negatively impact the health,
safety, or general welfare of the neighbors or the City.
In summary, the proposed accessory use of the lot at 2121 Holloway Ave E as an
accessory dwelling unit is allowed by conditional use in the R-1 Zoning District. The
proposed plan meets the above-listed findings for approval. The proposal should be
conditioned upon demonstration of compliance with other applicable Ordinance
requirements as noted herein.
STAFF FINDINGS AND RECOMMENDATION
Staff find the proposal to convert a portion of the garage at 2121 Holloway Ave E into an
accessory dwelling unit meets the criteria for approval of a conditional use permit and meets the
zoning ordinance criteria for accessory dwelling units subject to the conditions listed below.
As such, staff recommend the Planning Commission make a recommendation to the City
Council approval of the proposed conditional use permit for the conversion of a portion of the
garage into an accessory dwelling unit at 2121 Holloway Ave E. These approvals shall be
subject to the conditions of approval listed below and in the attached draft resolution.
• The Applicant shall amend the proposed floor plans to show the ADU with a square
footage of no more than 900 square feet to have the ADU in compliance with the
requirements of the Zoning Ordinance.
• Submittal and approval of construction plans for a building permit and other applicable
permits for the project including but not limited to electrical, mechanical and plumbing
permits.
• New exterior siding, windows, and doors shall have a design and colors that are
consistent with the existing design and colors of the principal structure.
• The Applicant shall submit a new Sewer Availability Charge (SAC) determination with
the Metropolitan Council and pay any applicable SAC fees to the City prior to the
issuance of a building permit.
• The Applicant shall coordinate with the City of North St. Paul Electrical Department to
determine whether the establishment of an independent electrical utility connection and
meter will be required for the ADU project.
ATTACHMENTS
1. Location Map
2. Zoning Map
3. Aerial Photo
4. CUP-25-2 Application
5. Certificate of Survey
6. Site Plan
7. Driveway/Paved Access Map
8. Floor Plans
9. Elevation Drawings & Photo of Project Site
10. Ownership Information
11. Draft Resolution 2026-XXX Approving a Conditional Use Permit for an Accessory
Dwelling Unit Located at 2121 Holloway Ave E
5
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[PAGE 13]
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March 10, 2026
Map Powered By Datafi
Page 13 of 50
The information on this map is from a digital database using the Datafi Geographic Information System. The map and associated data do not represent a survey. The City of North St. Paul makes no claims or guarantees
about the accuracy or currency of the data depicted and expressly disclaims liability for errors and omissions in its contents. Each user of this map is responsible for determining its suitability for their intended use or purpose.

[PAGE 14]
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Address Label
Tax Parcels
R1: Single Family Residential
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March 10, 2026
Map Powered By Datafi
Page 14 of 50
The information on this map is from a digital database using the Datafi Geographic Information System. The map and associated data do not represent a survey. The City of North St. Paul makes no claims or guarantees
about the accuracy or currency of the data depicted and expressly disclaims liability for errors and omissions in its contents. Each user of this map is responsible for determining its suitability for their intended use or purpose.

[PAGE 15]
Holloway Ave E
Legend
Municipal Boundary 1 in = 25 Ft
Address Label
Tax Parcels
±
March 10, 2026
Map Powered By Datafi
Page 15 of 50
The information on this map is from a digital database using the Datafi Geographic Information System. The map and associated data do not represent a survey. The City of North St. Paul makes no claims or guarantees
about the accuracy or currency of the data depicted and expressly disclaims liability for errors and omissions in its contents. Each user of this map is responsible for determining its suitability for their intended use or purpose.

[PAGE 16]
North St. Paul February 10, 2026
Record No: CUP- Primary Location Applicant
25-2 2121 HOLLOWAY AVE E Ligogo Muholeza
NORTH ST PAUL, MN 55109
Conditional Use Permit
Owner
Status: Active 2121 Holloway Ave E
LIGOGO C MUHOLEZA & North Saint Paul, MN 55109
Submitted On: 11/17/2025
ELIZABETH N KISHONGE
2121 HOLLOWAY AVE NORTH
ST PAUL , MN 55109-3966
Application for Conditional Use Permit
Applicant Information
Applicant Name Address
Ligogo Muholeza 2121 Holloway Ave E
City State
North Saint Paul Minnesota
Zip Code Phone Number
55109
Email Address
Owner's Information
Property Owner Name Address
Ligogo Muholeza 2121 Hollow Ave E
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[PAGE 17]
City State
North Saint Paul Minnesota
Zip Code Phone Number
55109
Email Address
Property Information
Property Description Address and/or legal property description
Residential 2121 Holloway Ave E
Parcel Identification Number (PID) Size of Property in Acres
142922130070 0.3815
Proposal Information
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[PAGE 18]
Provide a detailed narrative of your project and the reason for the conditional use permit.
I am requesting a Conditional Use Permit to authorize the conversion of one of
my existing attached garages into a fully self-contained living unit. This
garage is structurally integrated into my home and measures approximately 17
feet in width and 37 feet in length. The intent of the project is to create a
functional, safe, and code-compliant living space that supports housing
needs while maintaining the overall residential character of the property.
The remodel will include two levels. The lower level will be transformed into an
open living area that incorporates a small kitchenette and a half bathroom.
This space is designed to provide essential daily living functions while
preserving efficient use of the existing footprint. The upper level will be
constructed within the existing vertical space and will be divided into three
bedrooms along with a full bathroom. This layout is intended to accommodate
comfortable, long-term residential use while remaining consistent with local
zoning and safety requirements.
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[PAGE 19]
Application Submittals
Provide a site plan for your project that includes the
proposed front, rear and side yard setbacks
location, setback and dimensions of all proposed buildings and structures
location of all adjacent buildings located within 100 feet of the exterior boundaries
of the property
location, number and dimensions of proposed parking and loading spaces
identify sidewalks, trails, walkways and location of recreation and service areas
location of rooftop equipment and proposed screening
provisions of storage and disposal of waste, garbage and recyclables including
details for screening exterior trash/recycling
location, size and type of water and sewer mains, fire hydrants and proposed
service connections
typical floor plan and room plan drawn to scale with a summary of square footage
for each use or activity
location map showing the general location of the proposed use within the City
map showing all principal land use within 350 feet of the parcel for which the
application is being made
proof of ownership of the property
map or plat showing the lands proposed to be changed and all lands within 350
feet of the property boundaries
names and addresses of the owners or the lands within 350 feet as appear on the
records of the County Auditor of Ramsey County which shall be provided by the
petitioner
other submittals as required by the specific zoning district
any additional data requested by the City
Acknowledgement
Signature Title
Ligogo Muholeza Owner
Nov 17, 2025
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4/
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[PAGE 23]
PLAN
LowER LsuE FLooR
to-6
6-
Laundry
3 I: LAundry
olo.l 2. ToiLet
3 Kitchen
4. door
Island
5
6. Windaw
.
Winds
17
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[PAGE 24]
WPLEVEL FlooR
Betrom
Laso
ToiLET
.Bedroom
3. Closet
Bedroom
363
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[PAGE 25]
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[PAGE 26]
21
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[PAGE 27]
Page 27 of 50

[PAGE 28]
Pay Property Tax
Pay Property Taxes
Online payment service is provided by CORE Business Technologies.
You can pay by check, credit card or debit card.
CORE Business Technologies charges a service fee which is applied directly to your payment.
- E-check: $1 per transaction
- Credit card or debit card: 2.49% per transaction
For payment history, please see Tax Transaction History
Summary View
Parcel ID 142922130070
Parcel Status Active
Property Address 2121 HOLLOWAY AVE E
NORTH ST PAUL MN 55109-3966
Sec/Twp/Rng 14/29/22
Brief Tax Description SECTION 14 TOWN 29 RANGE 22 S 160.7 FT OF W 133.5 FT OF E 261.22 ...TO ST) IN SEC 14 TN 29 RN 22
(Note: Not to be used on legal documents)
Parcel Area 0.3815
Parcel Width 134 Feet
Parcel Depth 124 Feet
(Note: Width and Depth represent buildable area of lot in the case of irregularly shaped lots)
Tax Classification 1A/1B/4BB RESIDENTIAL SINGLE UNIT;
Homestead Status Homestead
Roll Type Real Property
Municipality NORTH ST PAUL
District Code 6926
For homestead vs non-homestead tax calc - use District code above - click here
School District ISD #622
Watershed METRO WATERSHED
TIF District
Land Use Code 510 SINGLE FAMILY DWELLING, PLATTED LOT
* The Tax Classification is the Assessor Office’s determination of the use of the property and is not the same as the property’s zoning.
* Please contact the zoning authority for information regarding zoning.
* To determine whether your property is Abstract or Torrens, call 651-266-2050
Taxpayers
Please refer to disclaimer at bottom of this page
Type Name Address
Owner Ligogo C Muholeza 2121 Holloway Ave
Elizabeth N Kishonge North St Paul MN 55109-3966
Tax Summary
For payment history, please see Tax Transaction History
2025 Payable 2024 Payable 2023 Payable 2022 Payable 2021 Payable
Estimated Market Value $520,000 $569,700 $495,400 $479,100 $479,100
Taxable Market Value $520,000 $569,700 $495,400 $479,100 $479,100
Net Tax Amount $7,977.80 $8,373.84 $7,023.84 $7,291.84 $7,203.84
+ Special Assessments $236.20 $236.16 $236.16 $236.16 $236.16
= Total Taxes $8,214.00 $8,610.00 $7,260.00 $7,528.00 $7,440.00
+ Penalty $0.00 $0.00 $0.00 $0.00 $0.00
+ Interest $0.00 $0.00 $0.00 $0.00 $0.00
+ Fees $0.00 $0.00 $0.00 $0.00 $0.00
- Amount Paid $8,214.00 $8,610.00 $7,260.00 $7,528.00 $7,440.00
= Outstanding Balance $0.00 $0.00 $0.00 $0.00 $0.00
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[PAGE 29]
Tax Transaction History
Tax Business Effective Tax Special
Year Date Date Transaction Type Amount Assessment Penalty Interest Fees Overpayment Total
2025 10/13/2025 10/13/2025 Payment ($3,988.90) ($118.10) $0.00 $0.00 $0.00 $0.00 ($4,107.00)
2025 5/14/2025 5/14/2025 Payment ($3,988.90) ($118.10) $0.00 $0.00 $0.00 $0.00 ($4,107.00)
2025 4/17/2025 4/17/2025 Adjustment ($1,352.00) $0.00 $0.00 $0.00 $0.00 $0.00 ($1,352.00)
2025 3/1/2025 3/1/2025 Original $9,329.80 $236.20 $0.00 $0.00 $0.00 $0.00 $9,566.00
2024 10/14/2024 10/14/2024 Payment ($4,186.92) ($118.08) $0.00 $0.00 $0.00 $0.00 ($4,305.00)
2024 5/13/2024 5/13/2024 Payment ($4,186.92) ($118.08) $0.00 $0.00 $0.00 $0.00 ($4,305.00)
2024 3/1/2024 3/1/2024 Original $8,373.84 $236.16 $0.00 $0.00 $0.00 $0.00 $8,610.00
Sales
Date eCRV # Sale Price State Study Recommendation State Study Reject Reason Cnty Stdy Rec
2/27/2004 $394,000 N 07-PHYSICAL CHANGE AFTER ASMT & BEFORE SALE N
5/27/2016 506633 $335,000 N 21-BANK SALE N
Statements and Notices
2026
Proposed Tax Statement
2025
Value Notice
Tax Statement
Payment Stubs
Proposed Tax Statement
2024
Value Notice
Tax Statement
Payment Stubs
Proposed Tax Statement
2023
Value Notice
Tax Statement
Payment Stubs
Proposed Tax Statement
2022
Value Notice
Tax Statement
Payment Stubs
Proposed Tax Statement
2021
Value Notice
Tax Statement
Payment Stubs
Proposed Tax Statement
2020
Value Notice
Tax Statement
Payment Stubs
Proposed Tax Statement
State of Minnesota
The Property Tax Refund Program is administered by the State of Minnesota. For information regarding the program, please call 651-296-3781.
Form M1PR(Property Tax Refund)
Photos
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[PAGE 30]
No data available for the following modules: Multi-Parcel Link, Delinquent Taxes, Delinquent Taxes, Special Assessments.
The information in this web site represents current data from a working file which is updated Contact Us Developed by
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Page 30 of 50

[PAGE 31]
CITY OF NORTH ST. PAUL
RAMSEY COUNTY, MINNESOTA
RESOLUTION NO. 2026-XXX
RESOLUTION APPROVING A CONDITIONAL USE PERMIT
FOR AN ACCESSORY DWELLING UNIT
LOCATED AT 2121 HOLLOWAY AVE E
WHEREAS, the City of North St. Paul (“City”) has received an application from applicant and
property owner Ligogo Muholeza for a Conditional Use Permit at the property located at 2121
Holloway Ave E (PID: 142922130070); and,
WHEREAS, the applicant is requesting the Conditional Use Permit to allow for the conversion of a
portion of the attached garage into an accessory dwelling unit (ADU); and,
WHEREAS, the property is legally described as follows:
The South 160.7 feet of the Westerly 133.5 feet of the Easterly 261.22 feet of the South Half of the
Southeast Quarter of the Southwest Quarter of the Northeast Quarter of Section 14, Township 29, Range
22, Ramsey County, Minnesota; and,
WHEREAS, A public notice for the proposal was published in the Minnesota Star Tribune dated March
23, 2026, and property owners within 350 feet of the site have been notified; and,
WHEREAS, the Planning Commission held a public hearing on April 2, 2026 to consider and receive
public input and has reviewed this request and recommends the City Council approve the Conditional
Use Permit subject to the following conditions:
• The Applicant shall amend the proposed floor plans to show the ADU with a square
footage of no more than 900 square feet to have the ADU in compliance with the
requirements of the Zoning Ordinance.
• Submittal and approval of construction plans for a building permit and other applicable
permits for the project including but not limited to electrical, mechanical and plumbing
permits.
• New exterior siding, windows, and doors shall have a design and colors that are
consistent with the existing design and colors of the principal structure.
• The Applicant shall submit a new Sewer Availability Charge (SAC) determination with
the Metropolitan Council and pay any applicable SAC fees to the City prior to the
issuance of a building permit.
• The Applicant shall coordinate with the City of North St. Paul Electrical Department to
determine whether the establishment of an independent electrical utility connection and
meter will be required for the ADU project.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF NORTH
ST. PAUL, the request for a Conditional Use Permit as described herein is hereby approved subject to
the noted conditions.
ADOPTED this 21st day of April 2026.
1
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[PAGE 32]
Motion by Council Member
Second by Council Member
Voting: Ayes:
Nays:
Absent:
Abstain:
John Monge, Mayor
Attest:
________
Brian Frandle, City Manager/Clerk
2
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[PAGE 33]
Agenda Information Memorandum
To Date
Honorable Mayor Monge and City Council April 2, 2026
Agenda Placement # VII.B
Public Hearings
Subject
Variance Requests - 2357 7th Ave E
Background/Facts
Please refer to the enclosed staff report and related attachments in regards to the
variance requests at 2357 7th Ave E.
Financial Impact
Recommended Action
Staff recommend the Planning Commission recommend City Council approval of the
variance requests at 2357 7th Ave E as they relate to lot width and driveway
setbacks.
Attachments
1. Combined ZVA-26-1 Report
Respectfully submitted,
Chris Cherne, Community Development Administrative Assistant
Ken Roberts, Community Development / Community Services Director
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[PAGE 34]
City of North St. Paul
Planning Commission Report
From: Ken Roberts, Community Development Director
Chris Cherne, Community Development Administrative Assistant
Meeting Date: April 2, 2026
Agenda Item: Variance Requests at 2357 7th Ave E
GENERAL INFORMATION
Applicant/Owner: City of North St. Paul
Subject Property: 2357 7th Ave E
Application Complete: March 4, 2026
60-Day: May 3, 2026
Variance Requests: Lot width variance of 9.07 feet on eastern lot
Driveway setback variance of 1.5 feet from side lot line for western and eastern lot
PROJECT OVERVIEW
The Applicant is seeking a variance from the residential districts lot requirements and off-street parking
standards for residential districts in the North St. Paul zoning ordinance. These variances are requested in
order to proceed with a minor subdivision of the property at 2357 7th Ave E. The Applicant is proposing to
divide the existing parcel into two lots. The proposed western lot (Parcel B) would be more than 50 feet
wide, and the eastern lot (Parcel A) would be 40.93 feet wide. The zoning ordinance requires a minimum
lot width of 50 feet for each lot in the R-2: Mixed Residential Zoning District. The Applicant is requesting
City approval of a lot width variance of 9.07 feet on Parcel A to proceed with the administrative minor
subdivision of the property. The Applicant is also requesting a driveway setback variance of 1.5 feet from
the side lot line for both new parcels (Parcel A and Parcel B). Please see the attached maps for more
information and details.
Existing Conditions: 2357 7th Ave E
Date: 03/24/2026
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[PAGE 35]
ZONING REVIEW
The subject site is zoned R-2: Mixed Residential. Adjacent uses to the
property and their respective zoning districts are:
• North: Vacant Land, MU-3: Corridor Mixed-Use
• South: Single Family Dwellings: R-1: Single Family Residential
• West: Townhouse Dwellings, MU-3: Corridor Mixed-Use
• East: Single Family Dwelling, R-2: Mixed Residential District
§154.003 DEFINITIONS
• DWELLING, TOWNHOUSE. A one-family dwelling unit
constructed in a group of two or more similar one-family
dwelling units, each with a private entrance that has direct
access to the outside, which is part of a structure whose
dwelling units are attached and arranged either horizontally
or vertically. When arranged horizontally, they may span
more than one parcel. Each dwelling unit must have separate
building service utilities as required by the State Building
Code. A two-unit townhouse is sometimes referred to as a
“twin-home”.
APPLICANT STATEMENT
The applicant for a variance has the burden of proof to show that all of the city criteria for a variance have
been satisfied. The Applicant’s responses to each criteria are listed below.
1. Explain how you wish to vary from the applicable provisions of the ordinance.
Parcel A that will be created from the minor subdivision will be a lot that is 40.93 feet in width. The
minimum lot width in the R-2: Mixed Residential Zoning District is 50 feet. The minimum side lot setback
for new driveways is 3 feet. With the minor subdivision, the driveways on both Parcel A and Parcel B
will be set back 1.5 feet from the side lot line.
2. In your opinion, is the variance in harmony with the purposes and intent of the ordinance? Why or why not?
Yes – the requested variances are consistent with the intent and purpose of the R-2: Mixed Residential
Zoning District and is consistent with all other residential district lot requirements including front, rear,
and side yard setbacks and the minimum lot area of 3,360 square feet per dwelling unit.
3. In your opinion, will the variance adversely affect the health, safety, or general welfare of the City? Why or why
not?
No – There is no expected adverse effect on the health, safety, or general welfare of the City of North
St. Paul.
4. In your opinion, does the proposal use the property in a reasonable manner? Why or why not?
Yes – Townhouse dwellings are a permitted use in the R-2: Mixed Residential Zoning District.
5. In your opinion, is the variance necessary due to special conditions that are particular to the property? Why or
why not?
Yes – The lot at 2357 7th Ave E is irregularly shaped and cannot be reasonably subdivided without a
variance from the applicable provisions of the zoning ordinance as they relate to lot width and driveway
setbacks.
VARIANCE REVIEW CRITERIA
Section §154.004(E) of the Zoning Ordinance allows the City to grant a variance to allow a modification or
variation from the literal provisions of the chapter where it is determined that their strict enforcement would
cause practical difficulties to a specific piece of property. The procedure for granting a variance is found in
§154.004(E) of the Zoning Ordinance. As stated in that section, the City may grant a variance if the
proposed request is compliant with the following findings.
Page 2 of 4
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[PAGE 36]
1. The variance is in harmony and consistent with the general purposes and intent of the
Comprehensive Plan and this chapter.
The subject property is located in the R-2: Mixed Residential zoning district and will have a use of
Townhouse Dwellings once construction of the building is complete. Townhouse Dwelling is a
permitted use within the R-2: Mixed Residential Zoning District. The lot at 2357 7th Ave E is
irregularly shaped due to its location being at the intersection of 3rd St N, 7th Ave E and South Ave
E (5-way intersection). The lot is not rectangular shaped and therefore becomes substantially more
difficult to properly and evenly subdivide in accordance with the residential districts lot requirements
(found in §154, Appendix A, Table 4. Residential Districts Lot Requirements). The front lot line as
it exists right now is 152.32 feet and the rear lot line is 57.82 feet. The minimum lot width in the R-
2: Mixed Residential Zoning District is 50 feet. Due to the structure’s location on the irregularly
shaped property and the location of the shared wall that will ultimately be the location of the new
side property line, there is no avenue in which the lot can be subdivided without granting a lot width
variance of 9.07 for Parcel A (easternmost lot of the subject area).
Due to the structure’s location on the lot, the driveways are unable to be reasonably relocated
because the garages are next to each other with a shared wall. Staff believe the intention of the
ordinance requiring a driveway setback of 3 feet from the side lot line [found in §154.010(J)(9)(c)]
is to ensure no negative externalities on adjacent property exist as far as drainage and rainwater
runoff are concerned. Staff believe the three feet between the two driveways establishes enough
space to alleviate concerns of drainage affecting each lot and is a reasonable variance request due
to both dwelling units and garages being directly attached to each other.
Based on the above analysis, staff believe the variance requests to be in harmony and consistent
with the general purposes and intent of the Zoning Ordinance and other adopted city plans.
2. The variance will not adversely affect the health, safety, or general welfare of the city.
The proposal is unlikely to have any adverse effect on the health, safety, or general welfare of the
city.
3. The variance is necessary due to special conditions applying to the structures or land in question
that are particular to the property and do not apply generally to other land or structures in the district
or vicinity in which the land in located
The location of the townhouse structure and the shape of the property at 2357 7th Ave E are
conditions that are unique and particular to the property itself and do not apply generally to other
land within the same zoning district along 7th Ave E as it is mostly already built out with single family
dwellings.
4. The variance requested is the minimum variance necessary to alleviate the practical difficulty.
Practical difficulties are caused from the strict application of the Zoning Code as outlined below:
a. The property owner proposes to use the property in a reasonable manner not permitted by the
Zoning Code.
A Townhouse Dwelling is a permitted use in the R-2: Mixed Residential Zoning District. The
property will therefore be used in a reasonable manner.
b. The plight of the landowner is due to circumstances unique to the property not created by the
landowner.
As mentioned in item 1 above, the shape of the property at 2357 7th Ave E is irregular due to
its location and proximity to the 5-way intersection of 3rd St N, 7th Ave E and South Ave E. These
circumstances are unique to the property itself and not created by the landowner.
Page 3 of 4
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[PAGE 37]
c. The variance, if granted, will not alter the essential character of the locality.
The visual aesthetics of the dwelling units that are currently being constructed are not proposed
to change. The variances, if granted, will not alter any character of the locality and will only
divide the singular lot into two lots. The building’s appearance and the driveways will remain
unchanged whether or not the variance requests are approved.
d. Economic considerations alone do not constitute practical difficulties.
Economic considerations are not listed as a practical difficulty per the applicant’s statement.
e. The variance is consistent with officially adopted city plans and overlays.
Refer to item 1, above.
RECOMMENDATION
Staff recommend the Planning Commission make a motion to request staff to prepare a resolution with
findings of fact consistent with an approval of the variance requests. Note that in approving a variance,
the City Council may impose (with Planning Commission recommendation), conditions considered
necessary to protect the public health, safety, and general welfare and which are directly related to and
bear a rough proportionality to the impact created by the variance.
ATTACHMENTS
• Location Map
• Aerial Map
• Variance Application ZVA-26-1
• Property Survey Showing Minor Subdivision
• Proposed Legal Descriptions
• Property Ownership
• Public Hearing Notice
• Draft Resolution No. 2026-XXX Adopting Findings of Fact and Reasons for Approval for a
Variance Application for the Property at 2357 7th Ave E
Page 4 of 4
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[PAGE 38]
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1 in = 375 Ft
Legend
Municipal Boundary
Address Label
Tax Parcels ±
March 24, 2026
Map Powered By Datafi
Page 38 of 50
The information on this map is from a digital database using the Datafi Geographic Information System. The map and associated data do not represent a survey. The City of North St. Paul makes no claims or guarantees
about the accuracy or currency of the data depicted and expressly disclaims liability for errors and omissions in its contents. Each user of this map is responsible for determining its suitability for their intended use or purpose.

[PAGE 39]
1 in = 84 Ft
Legend
Municipal Boundary
Address Label
Tax Parcels ±
March 24, 2026
Map Powered By Datafi
Page 39 of 50
The information on this map is from a digital database using the Datafi Geographic Information System. The map and associated data do not represent a survey. The City of North St. Paul makes no claims or guarantees
about the accuracy or currency of the data depicted and expressly disclaims liability for errors and omissions in its contents. Each user of this map is responsible for determining its suitability for their intended use or purpose.

[PAGE 40]
3/24/26, 11:43 AM ZVA-26-1
North St. Paul March 24, 2026
Record No: ZVA- Primary Location Applicant
26-1 2357 7TH AVE E Chris Cherne
NORTH ST PAUL, MN 651-747-2440
Variance
55109 chris.cherne@northstpaul.org
Status: Active 2400 Margaret Street
Owner
North St Paul, MN 55109
Submitted On: 3/4/2026
CITY OF NORTH ST PAUL
2400 MARGARET ST
NORTH ST PAUL, MN
55109
Zoning Variance Application
The variance process is administered through the Community Development
Department. Incomplete application submittals will not be forwarded to the appropriate
Commission or Council until all required information has been provided.
Applicant Information
Applicant First Name Applicant Last Name
Brian Frandle
Company Name (if applicable) Applicant Address
City of North St. Paul 2400 Margaret St N
Applicant City Applicant State
North St. Paul Minnesota
Applicant Zip Code Applicant Phone Number
55109 651-747-2400
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[PAGE 41]
3/24/26, 11:43 AM ZVA-26-1
Applicant Email Address Are you the property owner?
brian.frandle@northstpaul.org Yes
Property Information
Street location of property (address) Parcel Identification Number (PID)
2357 7TH AVE E 122922330019
Legal property description Zoning district
NORTH ST PAUL PROPER,,RAMSEY C R-2: Mixed Residential District
LOTS 1 THRU LOT 4 BLK 5
Size of the property (acerage) Title Information
12,611 SF (0.29 ACRES) –
Proposed Project
Description of Proposed Project
Minor Subdivision of the property at 2357 7th Ave E for the creation of Parcel
A and Parcel B as demonstrated on the attached survey. The proposed new lot
line will run directly along the shared wall of the twin home onsite.
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[PAGE 42]
3/24/26, 11:43 AM ZVA-26-1
Specify the section of the ordinance from which a variance is sought.
§154, Appendix A, Table 4. Residential Districts Lot Requirements. (Minimum
Lot Width) (PARCEL A)
§154.010(J)(9)(c) Setbacks. New driveways and off-street parking shall be set
back a minimum of three feet from side property lines. (PARCEL A & B)
Explain how you wish to vary from the applicable provisions of the ordinance.
Parcel A that will be created from the minor subdivision will be a lot that is
40.93 ft in width. The minimum lot width in the R-2: Mixed Residential Zoning
District is 50 ft.
In your opinion, is the variance in harmony with the purposes and intent of the ordinance? Why or why not?
Yes - The requested variance is consistent with the intent and purpose of the
R-2: Mixed Residential Zoning District and is consistent with all other
residential district lot requirements including front, rear, and side yard
setbacks and minimum lot area of 3,630 SF per dwelling unit.
In your opinion, will the variance adversely affect the health, safety, or general welfare of the City? Why or why
not?
No -There is no expected affect on the health, safety, or general welfare of the
City.
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[PAGE 43]
3/24/26, 11:43 AM ZVA-26-1
In your opinion, does the proposal use the property in a reasonable manner? Why or why not?
Yes - Townhouse Dwellings are a permitted use in the R-2: Mixed Residential
Zoning District.
In your opinion, is the variance necessary due to special conditions that are particular to the property? Why or
why not?
Yes -The lot at 2357 7th Ave E is irregularly shaped and cannot be reasonably
subdivided without a variance from the applicable provisions of the zoning
ordinance.
Application Submittals
Applicants will be prompted to upload the following:
Site plan or accurate survey of the property
Proof of ownership of the property
Other submittals as required by specific zoning districts or additional information
may be requested by the City.
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[PAGE 44]
3/24/26, 11:43 AM ZVA-26-1
Acknowledgement and Signature
Applicant Fee Statement
There may be additional expenses pertaining to project review that is the responsibility
of the applicant. All applicable fees must be paid when submitting land use applications
and accompanying materials. All fees, which are set annually by City Ordinance, help
cover the costs incurred by the City to review the application. The City of North St. Paul
often uses consulting firms to assist in the review of projects. Please refer to the City's
fee schedule for information on planning review fees and other applicable costs.
Review Requirements
Minnesota State Statute 15.99 requires local governments to review an application
within 15 business days of submission to determine if an application is complete and/or
if additional information is required to complete the review. Once complete, a formal 60-
day review period begins. The City has the ability to extend the review period for an
additional 60-days, if necessary, due to insufficient information or scheduling difficulties.
Please review the corresponding checklist that goes with this request. All applications
must be received by the deadline(s) posted online at northstpaul.org. Failure to submit
by the date given may result in a delay of the review by the Planning Commission and
City Council.
Acknowledgement
I certify that all information submitted is true and correct and I fully understand that all
information and a complete application must be submitted at least 30-days prior to a
Planning Commission meeting to ensure review by the Planning Commission on that
date. By signing this form, I hereby acknowledge the receipt of the checklist and
procedure for the project to be submitted for consideration. It is my responsibility to
check all applicable ordinances pertaining to the application, comply with all ordinance
requirements, and submit all required materials. All permit requests should be submitted
in a timely manner so as not to cause project delays.
Applicant Signature Owner Signature
Chris Cherne (On Behalf of NSP) Chris Cherne (On Behalf of NSP)
Mar 4, 2026 Mar 4, 2026
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[PAGE 45]
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[PAGE 46]
PROPOSED LEGAL DESCRIPTIONS
PARCEL A:
Those parts of Lots 3 and 4, Block 5, NORTH ST. PAUL PROPER, according to the recorded
plat thereof, lying northeasterly of a line described as follows:
Commencing at the most easterly corner of said Lot 4, Block 5; thence on an
assumed bearing of South 51 degrees 22 minutes 08 seconds West, along the
southeasterly line of said Block 5, a distance of 40.93 feet to the point of beginning
of the line to be described; thence North 38 degrees 37 minutes 52 seconds West a
distance of 120.02 feet, to the northwesterly line of said Block 5, and said line there
terminating.
PARCEL B:
Those parts of Lots 1, 2, and 3, Block 5, NORTH ST. PAUL PROPER, according to the
recorded plat thereof, lying southwesterly of a line described as follows:
Commencing at the most easterly corner of said Lot 4, Block 5; thence on an
assumed bearing of South 51 degrees 22 minutes 08 seconds West, along the
southeasterly line of said Block 5, a distance of 40.93 feet to the point of beginning
of the line to be described; thence North 38 degrees 37 minutes 52 seconds West a
distance of 120.02 feet, to the northwesterly line of said Block 5, and said line there
terminating.
Page 46 of 50

[PAGE 47]
Pay Property Tax
Pay Property Taxes
Online payment service is provided by CORE Business Technologies.
You can pay by check, credit card or debit card.
CORE Business Technologies charges a service fee which is applied directly to your payment.
- E-check: $1 per transaction
- Credit card or debit card: 2.49% per transaction
For payment history, please see Tax Transaction History
Summary View
Parcel ID 122922330019
Parcel Status Active
Property Address 2357 7TH AVE E
NORTH ST PAUL MN 55109-2933
Sec/Twp/Rng 12/29/22
Brief Tax Description NORTH ST PAUL PROPER,,RAMSEY C LOTS 1 THRU LOT 4 BLK 5
(Note: Not to be used on legal documents)
Parcel Area 0.2165
Parcel Width 0 Feet
Parcel Depth 0 Feet
(Note: Width and Depth represent buildable area of lot in the case of irregularly shaped lots)
Tax Classification 5E MUNICIPAL-PUBLIC SERVICE;
Homestead Status Non homestead
Roll Type Real Property
Municipality NORTH ST PAUL
District Code 6926
For homestead vs non-homestead tax calc - use District code above - click here
School District ISD #622
Watershed METRO WATERSHED
TIF District
Land Use Code 641 EXEMPT, VACANT LAND
* The Tax Classification is the Assessor Office’s determination of the use of the property and is not the same as the property’s zoning.
* Please contact the zoning authority for information regarding zoning.
* To determine whether your property is Abstract or Torrens, call 651-266-2050
Taxpayers
Please refer to disclaimer at bottom of this page
Type Name Address
Owner City Of North St Paul 2400 Margaret St
North St Paul MN 55109-3020
Tax Summary
For payment history, please see Tax Transaction History
2026 Payable 2025 Payable 2024 Payable 2023 Payable 2022 Payable
Estimated Market Value $66,000 $66,000 $66,000 $66,000 $66,000
Taxable Market Value $0 $0 $0 $0 $0
Net Tax Amount
+ Special Assessments
= Total Taxes
+ Penalty
+ Interest
+ Fees
- Amount Paid
= Outstanding Balance $0.00 $0.00 $0.00 $0.00 $0.00
State of Minnesota
The Property Tax Refund Program is administered by the State of Minnesota. For information regarding the program, please call 651-296-3781.
Form M1PR(Property Tax Refund)
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Last Data Upload: 3/4/2026, 4:58:05 AM
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[PAGE 48]
CITY OF NORTH ST. PAUL
NOTICE OF PUBLIC HEARING
FOR VARIANCE REQUESTS
AT 2357 7TH AVE E
NOTICE IS HEREBY GIVEN that the North Saint Paul Planning Commission
will hold a public hearing to consider variance requests to allow a minor subdivision of
the property located at 2357 7th Ave E. The Applicant is proposing to divide the existing
parcel into two lots. The proposed western lot would be more than 50 ft wide, and the
eastern lot would be 40.93 ft wide. The zoning ordinance requires a minimum lot width
of 50 ft for each lot in the R-2: Mixed Residential Zoning District. The Applicant is
requesting a lot width variance of 9.07 ft on the eastern lot to proceed with the minor
subdivision. The Applicant also is requesting a driveway setback variance of 1.5 ft from
the side lot line for both new parcels.
The public hearing will be conducted on Thursday, April 2, 2026, at approximately 6:30
p.m. The meeting will be held in the City Council Chambers of City Hall, located at 2400
Margaret St., North St. Paul.
Such persons that wish to be heard about the variance requests will be given the
opportunity to speak at the public hearing or they may submit public comment by
emailing chris.cherne@northstpaul.org or calling (651) 747-2440 prior to the meeting.
PUBLISH: March 23, 2026
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[PAGE 49]
CITY OF NORTH ST. PAUL
RAMSEY COUNTY, MINNESOTA
RESOLUTION NO. 2026-XXX
RESOLUTION ADOPTING FINDINGS OF FACT
AND REASONS FOR APPROVAL FOR A VARIANCE APPLICATION
FOR THE PROPERTY AT 2357 7th AVENUE EAST
WHEREAS, The City of North St. Paul is the owner of a parcel of land located at 2357 7th Ave
E, North St. Paul, MN (Parcel ID 122922330019); and
WHEREAS, The City of North St. Paul expressed desire to proceed with a minor subdivision of
the property at 2357 7th Ave E; and
WHEREAS, The City of North St. Paul has applied to the City of North St. Paul for a lot width
variance of 9.07 on the proposed eastern lot and a driveway setback variance of 1.5 ft from the
side lot line of the proposed western and eastern lot in order to proceed with the minor subdivision
of the property; and
WHEREAS, the proposal would vary from City Code Section §154, Appendix A, Table 4.
Residential Districts Lot Requirements in that it would allow for the lot width of 40.93 for the
proposed eastern lot to be smaller than the required minimum lot width of 50 feet in the R-2: Mixed
Residential Zoning District; and
WHEREAS, the proposal would vary from City Code Section §154.010(J)(9)(c) in that it would
allow the driveways of the western and eastern lot to be set back 1.5 feet from the proposed shared
lot line rather than the required minimum setback of 3 feet; and
WHEREAS, the Planning Commission held a duly noticed public hearing on April 2, 2026, and
considered the applicant’s submission, the contents of the staff report, and public testimony, and
made its determination that the variance meets the statutorily defined practical difficulties test and
recommended approval to the North St. Paul City Council; and
WHEREAS, the North St. Paul City Council subsequently considered on April 21, 2026, the
applicant’s submission and determination of the Planning Commission; and
WHEREAS, Minnesota Statute Section 462.357, subd. 6 provides:
a. Variances shall only be permitted (a) when they are in harmony with the general
purposes and intent of the ordinance and (b) when the variances are consistent with the
comprehensive plan.
b. Variances may be granted when the applicant for the variance establishes that there are
practical difficulties in complying with the zoning ordinance. “Practical difficulties,”
as used in connection with the granting of a variance, means that (a) the property owner
1
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[PAGE 50]
proposes to use the property in a reasonable manner not permitted by the zoning
ordinance; (b) the plight of the landowner is due to circumstances unique to the
property not created by the landowner; and (c) the variance, if granted, will not alter
the essential character of the locality; and
WHEREAS, City Ordinance allows variances per chapter §154.004(E); and
WHEREAS, the requested variance is in harmony with the purposes and intent of the Zoning
Ordinance; and
WHEREAS, the requested variance is consistent with the Comprehensive Plan; and
WHEREAS, the property owner proposes to use the property in a reasonable manner; and
WHEREAS, there are unique circumstances to the property not created by the landowner; and
WHEREAS, the variance will maintain the essential character of the locality.
NOW THEREFORE BE IT RESOLVED, the City Council for the City of North St. Paul hereby
approves the requested variances from City Code Sections §154, Appendix A, Table 4. Residential
Districts Lot Requirements and §154.010(J)(9)(c) at 2357 7th Ave E as presented by the applicant
and recommended by the Planning Commission.
ADOPTED this 21st day of April 2026.
Motion by Council Member
Second by Council Member
Voting: Ayes:
Nays:
Absent:
Abstain:
_________________________________
John Monge, Mayor
ATTEST:
______________________________
Brian Frandle, City Manager/Clerk
2
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