Commissioners concerned about ‘car-centric design’ at hotel

A driveway dispute at the United Village development must be resolved by the St. Paul City Council. Developer Snelling Midway Redevelopment LLC in March obtained seven of eight requested project variances and a conditional use permit for a planned eight-story, 160-room hotel on University Avenue between Asbury and Simpson streets.

The rejected variance is for driveway access between Asbury and Simpson streets, along the front of the hotel. University is a Ramsey County road, and county officials have indicated they won’t allow additional curb cuts there.

Union Park District Council is supporting the appeal, after initially taking no position on the request. Support is with the understanding that the developers will come back to the district council to discuss appropriate driveway design, including materials and landscaping.

The  hotel will be north of the Allianz Field Major League Soccer stadium and the Great Lawn area. An attached parking ramp facing Simpson will be five stories tall and have 300 stalls. The hotel will have a restaurant. The first level of the parking ramp will have as many as four small retail spaces.

The conditional use permit is needed for a building of 90 feet. The site’s traditional neighborhoods four zoning allows 75 feet. The variances are for entrance placement, a long driveway and drop-off along the front of the building, setbacks, and various window, door and facade design requirements.

The Planning Commission spent more than two hours debating the variances in March. Much debate centered on the front driveway and the potential for motor vehicle-pedestrian conflicts. The hotel will be close to the Green Line Snelling station for eastbound trains.

Planning staff had added several conditions to the variance including use of the driveway by passenger vehicles only; use of the driveway as a one-way westbound access; placement of a direct pedestrian connection between the sidewalk along University and the primary hotel entrance; placement of a landscaped buffer between university and the driveway; and approval of plans by the St. Paul Department of Public Works.

But commission members were concerned about safety, and voted down the variance request.

Another issue is how much the original site master plan has changed over time. Some commissioners said that the hotel isn’t consistent with the master plan for the area. They recalled the extensive community process used to develop a master plan for the 34.5-acre superblock between Pascal Street and St. Anthony, Snelling and University avenues. Part of the plan called for the Great Lawn to extend all the way to University.

“It’s hard to see the preferences of the developer considered over the preferences of the community,” said Commissioner Jake Reilly.

Commissioners also questioned if the driveway as planned would be repeat of other area problem sites, including the Taco Bell drive through on North Snelling Avenue and the ill-fated Starbucks drive-through at Marshall and Snelling avenues. 

“This is a very car-centric design,” said Commissioner Brian Martinson.