District 10 recommends approval of variances for TCGIS expansion

Board stressed they were not taking a position for or against historic preservation or value of former church building

District 10 Board members debate three variance requests from the Twin Cities German Immersion School who hopes to demolish the existing St. Andrew’s church building and construct an addition there. (Photo by Tesha M. Christensen)
By TESHA M. CHRISTENSEN
District 10 Board members have approved three variance requests for the Twin Cities German Immersion School (TCGIS) expansion project, but the board has not taken a position for or against historic designation of the former St. Andrew’s Church building that is at the center of this divisive neighborhood issue.
Photo right: On Dec. 18, 2018, District 10 Board members (left to right) Amy Perna (Vice Chair), Ryan Flynn (Chair), Anne Hartmann (treasurer) and Tim Post (secretary) consider three variance requests from the Twin Cities German Immersion School. Representatives from the school and Save Historic Saint Andrews spoke at the meeting. (Photo by Tesha M. Christensen)
Before receiving official city approval, projects must go before their local district councils. In the Como area, the process for building projects is that they first go before the Land Use Committee, which is composed of however many neighborhood residents attend each meeting, and then the 17-member District 10 Board.
District council votes are advisory, and the city council is not required to go along with the recommendations.
While the approval process for the proposed school addition progresses on one track, the possible historic designation of the former St. Andrew’s Church building moves on another.
The city’s Preservation Commission ruled on Nov. 5, 2018, that the former church designed by the city’s first architect, Charles A. Hausler, is eligible for historic status. However, on Dec. 14, the city’s Planning Commission voted against it being eligible using a different set of criteria. The Heritage Preservation Commission held a public hearing on Jan. 14, past this Monitor’s deadline.
Variance 1: height
Charter schools often make do with spaces, observed TCGIS Executive Director Ted Anderson during the Dec. 18, 2018 District 10 Board meeting. “One of the biggest reasons that we’re motivated to build in this space is that we really want to have usable space for our kids.”
“We’ve seriously looked at how we can keep this building,” said board member and neighborhood resident Nic Ludwig. “We spent two months looking at that before we looked at other options.”
The proposed addition following the demolition of the former St. Andrew’s Church would have a cafeteria on the main level and an expanded commons area adjacent to the addition TCGIS built in 2013 when it moved to the site. Floor two would have six classrooms and RTI (response to interventions) space to provide individualized education.
In the lower floor would be two gymnasiums.
The proposed structure would be a bit wider and shorter than the existing church building.
However, it would be slightly taller than what is allowed by city code, so TCGIS is requesting a variance to the height of 3.1 feet for a total height of 33.1 feet. The existing church building is taller than what is now allowed by the city code. At the peak of the church roof, the current building is 47 feet tall, and it is 38 feet, 6 inches at the midpoint of the roof, according to a St. Paul staff report.
Photo right: District 10 Board member and Land Use Committee Chair Maggie Zimmerman presents highlights from the recent Land Use Committee meeting regarding the Twin Cities German Immersion School’s variance requests during a board meeting on Dec. 18. (Photo by Tesha M. Christensen)
At the District 10 Land Use Committee meeting on Dec. 5, people had voted 96-76 to granting the variance. Land Use Committee members include anyone age 18 or older who resides in geographic boundaries of District 10; or anyone who is a designated representative of a business or nonprofit organization physically located within District 10.
Of the 230 people at the meeting, 187 were District 10 residents who could vote, according to Land Use Committee Chair Maggie Zimmerman. Of that, 60% were from subdistrict 2 (which includes Warrendale), 15% from subdistrict 1, 17% from subdistrict 4, and 8% from subdistrict 3.
Following the recommendation of its Land Use Committee, the District 10 Board voted 14-1 on Dec. 18 to support the variance request for height. Zimmerman and chair Ryan Flynn abstained from all the votes. St. Paul staff is also recommending approval of this variance.
Board position on historic designation
Vice Chair Amy Perna proposed an amendment to the first two motions that they be contingent upon the application for historical designation being denied.
“I think we have two processes going on and if the historic preservation goes through that changes the landscape,” explained Perna.
This amendment was not added following two 7-8 votes as the majority of board members felt that the issue would need to return to them if the historical designation moved forward.
Chair Ryan Flynn affirmed that support for the variance requests “is not an opposition to the historic designation.” He added, “The board has not taken a position on historic designation.”
Variance 2: lot coverage
The second variance request would allow TCGIS to have a total lot coverage of 36%, 1% more than the city’s allowable amount in an R4 residential district. Right now, the former St. Andrew’s Church occupies 32% of the site.
The Land Use Committee approved this by a 100-74 vote.
District 10 Board members approved 14-1 with two abstentions. St. Paul staff is also recommending approval of this variance.
Kevin Anderson of Save Historic St. Andrews (SHSA), the group pushing for preservation, argued that in the city’s zoning ordinance, there is language preventing the overcrowding of land and undue congestion of population. He pointed out that of the elementary schools in St. Paul, TCGIS is the highest in density. TCGIS has 375.1 students per acre while the next closest schools, Achieve Language Academy, has 270.5 students per acre, Murray Middle has 188.1 students per acre, and St. Paul Music Academy has 176.4 students per acre. SHSA believes the density puts a strain on the site and neighborhood streets.
Variance 3: parking
The last variance request generated the most discussion by the District 10 Board.
TCGIS is asking the city to waive the requirement that it provide 37 additional parking spaces with the addition. The school’s current proposal accounts for just 50 parking spaces, but it anticipates having 87 full-time equivalent employees with the school expansion.
The school’s parking lot on the west side currently has 33 spaces, and it will lose one spot with the addition. TCGIS will also remove the six-space parking lot on the east side to create green space there for a net loss of seven parking spaces.
It has contracted with Mission Church across the street to use 15 spaces there when they’re not needed by the church, an agreement that expires in June 2019. The school will offset nine parking spaces by providing bike racks for 36 bikes. The remaining vehicles are expected to use on-street parking in the neighborhood or by staff using alternative forms of transportation.
Ludwig noted that the school plans to meet with the city about using the Como pool lot, but that will cost the school money.
School representatives and those from Save Historic St. Andrews presented conflicting traffic and parking data during the meeting, with one side stating there was plenty of parking spaces available during school hours and the other stating there wasn’t. Each had photos to illustrate their point. The majority of TCGIS school students do come from outside the neighborhood and either ride the bus to school or come by vehicle. Of the 560 students, 55 live in District 10 and half in St. Paul, according to T. Anderson.
A traffic study is currently being done by TCGIS using measures set by the city.
At the Land Use Committee meeting, the school asked for a variance of 37 spaces. Before the District 10 board meeting, the city recommended a variance of only 29 spaces with no net loss in on-site parking.
During its vote, District 10 Board members agreed to follow through on the Land Use Committee vote (101-76) and approved a variance of 37 parking spaces on an 8-7 vote with two abstaining.
Those in favor of the motion explained that they supported more green space over parking. “I’m concerned about the message we’re sending to prioritize a parking lot,” said board member Laura Jo Busian.
Those opposed were concerned about shifting the burden of parking to neighborhood streets. “I think it does have the biggest impact on the neighborhood,” said board member Olivia Mulvey Morawiecki.
A neighborhood divided
School representatives stated that they don’t think they can keep the school financially stable and cover the costs of keeping the church as a historic building. “Will that make us leave tomorrow? No, but it will be a drain on our budget,” said T. Anderson.
They do not think the city should designate the former church as a historic site over their objections.
Save Historic Saint Andrews (SHSA) member Anna Moser pointed out that neighbors banded together to save the historic Victoria Theater at 825 University Ave. in Frogtown when the property owner wanted to tear it own. The structure was granted historic preservation status and is in the middle of a renovation project.
District 10 Board member Mike Ireland observed, “Since I started on the board there have been issues with the community and the school. It’s been exacerbated since the demolition came up. At some point, one side is going to walk away happy and one very sad.” He expressed his concern about the division he sees and asked how the school and community were going to come together after this.
On behalf of the school, Ludwig stated that TCGIS will continue to host neighborhood events such as National Night Out.
SHSA representative K. Anderson said that it is important to be respectful of each other in this process.
“I respect and understand that the school is an important part of our community, but I want it to be a positive part of the community,” stated Moser.
SHSA has requested data from the school to facilitate a design meeting this winter in which all stakeholders in the project would attempt to resolve the conflict and preserve the historic church structure.

Article printed in the January 2019 Como/Midway Monitor.

Zoning Commission holds off vote on TCGIS expansion plans

Delay gives school and community time to reach agreements on parking, traffic, pedestrian safety, and sound issues

By TESHA M. CHRISTENSEN
Given the unresolved issues regarding parking, traffic and playground noise at the Twin Cities German Immersion School, the District 10 Board asked the St. Paul Zoning Commission to hold off on decisions that would facilitate the school’s expansion project.
While the District 10 Board approved three variance requests on Tues., Dec. 18, it delayed action on the school’s site plan believing it to be incomplete.
During a Dec. 20, 2018, Zoning Commission meeting, District 10 Executive Director Michael Kuchta asked the commission to table action to give the school, city staff, and community time to “fully review, deliberate and reach agreements” on various issues.
“The plan, as it currently exists, is incomplete,” wrote Kuchta in a letter to the commission. “It should not be approved until numerous areas of uncertainty are settled. Parking, traffic, pedestrian safety, and sound and sight buffering of the school’s play areas all are specific issues that remain unresolved.”
Kuchta cited uncertainty about how many on-site parking spaces the school needs and how that might be addressed.
He pointed out that city staff and the community have not had adequate time to review a 200-page traffic study submitted by the school. “It is unclear what actions city staff will require in areas such as traffic flow, student drop-off and pick-up, bus parking, crosswalk treatments, a Safe Routes to School plan, and related issues,” Kuchta wrote. “Especially because of the high percentage of private vehicles that transport students, these decisions have intense impacts on quality of life in the immediate residential neighborhood.”
He also pointed out that the school’s playground is unusually close to nearby residences.
“These are issues that exist today—and will continue to exist—regardless of what form the school’s expansion takes,” stated Kuchta.
The Zoning Commission agreed to table the issue following a four-hour hearing, and the school agreed to extend the legal deadline for review by 14 days to accommodate this.
The Zoning Commission will next review the issue on Jan. 17, and send a final recommendation to the Planning Commission on Jan. 25. The city council could review this on March 6.

Newly hired Como Community Council Executive Director 15-year neighborhood resident

Michael Kuchta is excited to tap into energy in a neighborhood where people care

by Tesha M. Christensen

Fifteen-year Como resident Michael Kuchta stepped into the role of District 10 Como Community Council Executive Director in on Oct. 5, 2015.

After a month long application period, the District 10 Executive Committee examined each application submitted and conducted interviews. “We were immediately impressed by the experience and qualifications of Michael Kuchta,” stated Council Chair Ryan Flynn. “Michael has experience with multiple nonprofit organizations in various roles. He brings a deep understanding of community based organizing, communications, and project management. 

“He has worked extensively with volunteers and community members to accomplish organizational goals, and we are thrilled to have him as a part of District 10.”

A GREAT FOUNDATION TO START WITH

Kuchta grew up in Chicago, but moved to the Twin Cities area 16 years ago because it is where his wife, Katie, is from. The couple is on their second house in the neighborhood, slowly doing all the things you need to do to update an almost 70-year-old house.

“It’s a great location, it’s safe, it’s friendly, it’s human-scale,” observed Kuchta.

As they walk their dog, the Kuchtas have realized how often people are out in the neighborhood.

“You get to meet people, know people, see people taking care of their gardens, see kids playing, see people working on their houses,” he pointed out.

“People care about this neighborhood. They have expectations about the quality of life you can have here,” said Kuchta. “And that’s a great foundation to start with if you’re a district council. I think there’s an energy here that we can be part of.”

Although he’s lived in the neighborhood for 15 years, Kuchta acknowledges that there is much he has yet to learn about Como.

HE OWES IT ALL TO HIS BICYCLE

Bicycling got Kuchta involved in community action projects.

He is an avid cyclist who bikes a lot in the summer, commutes to work when he can, and even rides in the winter as long as the roads are clear.

“I was pretty active as St. Paul developed its new city bicycle plan, and I really hope we can build that out, because I think it’s a great way to connect neighborhoods and make neighborhoods much more people-centered,” stated Kuchta.

He serves on the Citizens Advisory Committee for the St. Paul Grand Round project.

“I really want to see the Grand Round develop, so we can have safe, efficient bike paths, and pedestrian paths, and bike lanes for people of all abilities,” he noted. “The Grand Round runs right through our neighborhood along Wheelock, through Como Park, then along Como Ave. past the Fairgrounds. So that could be a huge asset to the neighborhood if we can get it done.”

CONSTRUCTIVE NOT OBSTRUCTIONIST

Kuchta forsees two sets of challenges for the District 10 Community Council.

The first is at the city level, managing the ongoing budget problems the city of St. Paul always faces. Kuchta pointed out that the city’s finances impact city services and property taxes, which impact the quality of life in the city and its neighborhoods, and who wants to live in Como or who can afford to live here.

“That also limits the ability of the city and neighborhood groups and institutions and businesses to do things – sometimes relatively minor things that can make a big difference,” said Kuchta.

The second challenge is how the neighborhood reacts to change.

“Things are pretty decent in Como, so there’s a tendency to be skeptical of change,” remarked Kuchta. “But I think there’s a big difference if you perceive change happening to you, or if you are part of making change happen.”

“That’s where I think a strong district council and good community organizing can make a difference.”

Kuchta seeks ways to be constructive, not obstructionist -- finding common goals and solutions rather than merely riling people up.

As an overwhelmingly residential neighborhood, the area is always balancing the positive and negative effects of the two huge institutions (the fairgrounds and Como Park) located within its borders.

“Keeping that balance takes a lot of energy and effort,” Kuchta observed.

Because of its layout, Como doesn’t have a neighborhood business district like others do, such as St. Anthony. Instead, businesses in Como tend to be on the edges of the neighborhood, or scattered in various places.

“Even though we have a nice neighborhood where it’s relatively easy to walk or bike, we don’t have that central gathering spot or spots that can unify a neighborhood or add a level of cohesion to a neighborhood,” said Kuchta.

“Are there ways to create that – and what role can the district council play?”

LISTENING AND EXPLAIN COMPLEX ISSUES

Kuchta believes he was selected as the Como Community Council Executive Director because the job requires communication skills, administrative skills, and community organizing skills -- and he’s got all three.

Kuchta earned his bachelor of arts in journalism from Northwestern University Medill School of Journalism in Evanston, Ill. He worked in daily newspapers for 15 years, and was the editor of a business trade magazine for 5 years. Most recently, he has done communications work for labor unions in St. Paul, producing the twice-monthly St. Paul Union Advocate.

In addition to honing the typical journalism and administrative skills, Kuchta also fine-tuned the ability to listen.

This translates into the skill of being able to understand complex issues and then explain those issues in a way that people who are not experts can understand.

“Plus I’m pretty good at connecting dots, and seeing where there might be common ground that isn’t always obvious,” remarked Kuchta.

Kuchta earned his master’s degree in Advocacy and Political Leadership from the University of Minnesota - Duluth, and now teaches in the graduate-level program at Metropolitan State University.

His labor union background has taught him the ability to organize and connect people, while advocating for better outcomes.

Kuchta has spent more than a decade serving on various boards, including Our Savior’s Community Services which provides emergency shelter and advanced housing services for more than 125 homeless adults, plus adult education and citizenship classes for 400 immigrants.

He co-founded the Twin Cities Labor Chorus in 2009 and serves as its treasurer.

In the winter, when he’s not biking, he’s skating, cross-country skiing, and listening to a lot of hockey games.

This story appeared in the October 2015 St. Paul Monitor.