A change from R-1 (single family) to R-2X (multi-unit) throughout the Historic Pill Hill District, Folwell, and Kutzy neighborhoods in Rochester, MN, will not only adversely affect this neighborhood but will set a precedent of eroding neighborhoods in our community.  

Here is an overview of the issues we residents currently face:

1.      The Rochester City Planning & Zoning Committee is proposing rezoning historic homes along 3rd Street SW (behind the Foundation House) to high-density “Mixed Use Transit-Oriented Development” (MX-T).  The proposed rezoning will lead to the eventual replacement of these historic homes to high-density housing up to 8 stories high (85’).

2.      The Rochester City Planning & Zoning Committee is proposing rezoning the area between 3rd Street SW and 6th Street SW, extending east to 6th Ave SW and west to E. Frontage Road to “Low Density Residential Infill” (R-2X) from its existing zoning as “Mixed-Use Single Family” (R-1).  The proposed rezoning will lead to the eventual replacement of several historic homes in favor of medium-density housing up to 4 stories high (45’).  Importantly, the rezoning allows for multiple dwellings on a single lot.  For example, a lot size of 0.3 acres could give way to up to 6 dwellings—a significant repurposing of the existing Single Family lot, and very much out of character for many streets in Folwell and in the Pill Hill Historic District.

3.      The rezoning/repurposing does not contribute to housing equity, as is often cited by the City and by its developers.  For example, the controversial Rowhouses on 14th Ave. SW (Legacy Townhomes) have rents starting at $2,875 a month, besting a monthly mortgage payment on a $300k home at a 7% interest rate.  If you are a landlord for these units – 12 rowhomes on 0.44 acres of land – you are now collecting $34,500 a month.  

4.      The R-2X and MX-T rezoning will contribute to an impressive decrease of green space in the Pill Hill, Folwell, and Kutzky district.  Over time, the neighborhood will see less trees, less landscape and flower beds, etc.—the charm and restorative quality that we associate with a single-family zoned neighborhood will slowly disappear.  Furthermore, there are several studies that suggest a decline in green space contributes to higher stress levels, depression, and poorer mental health, as well as urban heat island effect.

5.      Nearly every home in the Pill Hill District is on the U.S. National Register of Historic Places. This Federal designation was bestowed upon 130+ properties in 1990 by the U.S. Department of the Interior. Several homes have an historic plaque. This Federal government designation offers NO protection from local rezoning and re-development.

6.      If you are one of the 130+ homes on the National Register, it is critical for you to begin the process of applying for Local Landmark Designation.  Doing so will assist in protecting your home from eventual medium- to high-density infill, which is taking hold at a rapid pace.  You are not “safe” if you live south of 6th Street SW.  Our politicians, city employees, and Mayo Clinic feel that higher-density development needs to be achieved, but it is unclear what is the evidence that this will be consistent with the principle of equitable housing. The policy favors developers, landlords, high wage earners, and supports higher property tax revenue to the city through denser habitations.  The trend will continue if we do nothing to prevent it.

Please reconsider this zoning change to preserve our neighborhood. I perceive that this rezoning will upend our important historic heritage and neighborhood by the gradual erosion of homes holding historical significance in Rochester.