Gerber Jewelers is a small business situated on one of St. Paul’s most desirable streets and it’s trying to extend its storefront to the sidewalk.
“Gerber Jewelers’ bid to extend the front of its building at 945 Grand Ave. to the sidewalk has been rebuffed. On a 7-0 vote … St. Paul City Council rejected owner Rafic Chechori’s appeal and upheld the Board of Zoning Appeals’ previous denial of a setback.” – The Highland Villager, Jan. 21, 2015
The Council is upholding a requirement that the front-yard setback from the property line be 25 feet. Dave Thune, out-going Ward 2 Council Member, said “granting the variance would have set a bad precedent and would have encouraged other property owners to extend their buildings to the sidewalk as well, destroying the residential character of Grand.”*
This is a bad decision and the entire Grand Avenue plan needs to be revisited to acknowledge the real urban character of the street, improve walkability, to help local businesses, and improve the City’s overall tax base.
The problem with the City Council’s decision, and the zoning code in general, is that it’s trying to impose a character that doesn’t exist (and shouldn’t exist).
Grand Avenue is not a street with a residential character. For starters, literally every building on this particular 900 Block is either commercial or mixed use (residential + retail). This includes the building immediately to the Gerber’s left with a 0ft (zero) setback.
Grand Avenue can be chaotic and disorganized, but unquestionably beautiful. This is the character of a city! This is the character of Grand Avenue. No two blocks are alike, and this is something that should continue. In fact, there is nothing more consistent about Grand Avenue setbacks than that they are entirely inconsistent.
It is not uncommon to see a single family house, next to a 4plex-turned-cooking-store, next to a two story office/burrito/real-estate/pastry/yoga/hair-salon – and all of them have different setbacks! This is the Grand Avenue norm.
Gerber’s block on Grand Avenue includes everything from a gas station, dance studio, sandwich shop, quality dining with sidewalk patio seating, a cigar shop in a house, a small frozen yogurt shop on the sidewalk, and more than a handful of other small businesses.
These small, unique spaces are one of the reasons that Grand Ave has a disproportionately high percentage of local businesses. It is precisely these types of businesses that we want to thrive as they are more likely to use local services (such as marketing, legal, accounting, etc.) and more of their profit stays within the community. This is precisely the type of incremental growth we should be trying to encourage.
There are few things more important for creating walkable spaces than giving people something to experience at the sidewalk level. The social value of a storefront is too important to pass up, and rejecting Gerber’s application is an unfortunate error in judgement.
This decision is also costing the city money. The adjacent building abuts the sidewalk similar to the new proposal and pays nearly 2.3x times more in property taxes ($31,130 vs. $13,919).** This alone is a drop in the bucket, but when you consider the long-term ramifications it can have some costs.
The entire Grand Avenue plan needs to be revisited, and we need to take into consideration the viewpoints of people other than the Summit Hill Associations. We need to acknowledge the real urban character of the street, improve walkability through more sidewalk storefront, to help neighborhood businesses grow to improve our local economy, and improve the City’s overall tax base.
* Quote is not a direct quote, but a summary of Thune’s quote taken from The Highland Villager, Jan. 21, 2015.
** It’s fair to say a similar new addition would yield similar results. However, you never know since valuations are based off a number of factors, such as building materials, etc.
*** Related Reading: Anthropologie: A Storefront Not Worthy of Grand Ave.