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90-149 A . ;; o� � � � N � - r M Council File � 9�. ,�q Green Sheet � 33.5 9 RESOLUTION - CITY OF SAINT PAUL, MINNESOTA � . � Presented By ' - r Referred To Committee: Date � RESOLUTION APPROVING AN AMENDMENT TO THE REDEVELOPMENT PLAN FOR THE SAINT PAUL NEIGHBORHOOD REDEVELOPMENT PROJECT. WHEREAS, by its Resolution No. 87-2/25-4 adopted February 2, 1987, the Board of Commissioners of the Housing and Redevelopment Authority of the City of Saint Paul, Minnesota ("HRA") approved the Redevelopment Plan for the Saint Paul Neighborhood Redevelopment Project ("Project") as a supplement to the City Wide Redevelopment Plan, a redevelopment project pursuant to Minnesota Statutes 1987, Sections 469.001 to 469.048, which was subsequently approved by the Council of the City of Saint Paul by Resolution C.F. No. 87-348 adopted March 17, 1987; and WHEREAS, by its Resolution No. 88-5/18-1 adopted May 18, 1988, the HRA Board approved an arnendment to the Redevelopment Plan for the Project adding eleven areas to the Project which amendment was subsequently approved by the City Council by Resolution C.F. No. 88-846 adopted May 26, 1988; and WHEREAS, there have been presented to and considered at this meeting of the City Council a proposed second amendment to the Redevelopment Plan for the Project, dated December, 1989, together with supporting documentation; and WHEREAS, the proposed arnendment to the Redevelopment Plan would amend the Project areas by expanding the boundaries Snelling-University Area as described in the said Redevelopment Plan and by adding a new redevelopment area known as Phalen Shopping Center to the Pro�ect; and WHEREAS, the Saint Paul Planning Commission has reviewed the Redevelopment Plan and approved the same as being in conformity with .the Saint Paul � Comprehensive Plan, the general plan for the development and redevelopment of the municipality as a whole; and WHEREAS, the Project will assist in the redevelopment and the prevention of the spread of blighted, substandard, deteriorated or deteriorating conditions, by acquisition of property, clearance of blighted, substandard or obsolete structures, provision of site and public improvements and sale of land for private redevelopment for uses in accordance with the Redevelopment Plan thereby promoting the public health and general welfare of the community, preserving and enhancing the tax base and expanding employment opportunities; and WHEREAS, the Project activities in the expanded new Pro�ect areas will result in no displacement of persons or businesses and should any subsequently occur, feasible means exist to relocate those few as might be so displaced by the Project as amended. NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Saint Paul as follows: . �-9� i�9 Q�-� ICINAL 1. That it is hereby found and determined that: A. The undertakings and the site of the Project constitute a "redevelopment project" within the meaning of Minnesota Statutes Section 469.002 Subdivision 14. B. The land in the Project area would not be made available for redevelopment without the Project undertaking. C. The Redevelopment Plan for the Project will afford maximum opportunity, consistent with the sound needs of the locality as a whole, for the redevelopment of the Project Area by private enterprise. D. The Redevelopment Plan conforms to the Saint Paul Comprehensive Plan, the general plan for the development of the locality as a whole. E. The displacement, if any, of individuals, families or businesses resulting from property acquisition proposed under the Redevelopment Plan is minimum and feasible means exist for providing required relocation assistance. 2. The amended Redevelopment Plan for the Project is hereby approved as necessary and in the public interest, as promoting the public health , safety and welfare through the removal of conditions of blight, substandardness and deterioration, by the prevention of the spread of such conditions within and adjacent to the Project area and the redevelopment of such area for uses in accordance with the Redevelopment Plan for the Pro�ect and Saint Paul Comprehensive Plan thereby promoting the sound growth and development of the area and the City as a whole, preserving and enhancing the City's property tax base and the source of municipal revenue and providing employment opportunity. 3. The amended Redevelopment Plan and the Redevelopment Project thereby proposed, are hereby approved by the City Council. � n Y�as Navs Absent Requested by Department of: osw , — ` � � , t__ � acca ee �- ettman �— une '`�— �� i son ,-- BY 6 �AN 3 � 1SM Form Approved by Ci Attorney Adopted by Council: Date �/ Adoption Certified by Council Secretary By: �G By' Appr v d by Mayor for Submission to Approved by Mayor: Date JA N 3 1 1990 Cou 1 9 � i° r s �.( �"'.�/ By: �"`-'�y,�C�-�t��f/"-�. gy; ��: ,,� r. PU6I.ISFiED �":=� 1 � 1990. � �� 'lOFFICEJCIX1NpL DATE INITIAT PED / // �I� GREEN SHEET No. 3 3 5 9� CONTACT PERSON 8 PHON C �� ¢n �DEPARTMENT DIRECTOR � �CITV OOUNCIL G� Sheri Pemberton 358 ��K� N�� ❑cmr�rro�er o �aTr c�RK MUST BE�1 COUNGL AOENDA BY(DA AOUi1N0 �BUDOET DIRECTOR �FIN.8 M(iT.SERVICES DIR. /� 9 �MAYOR(OR A881STANn .� � TOTAL#�OF 81GiNATURE PA � (CLIP ALL LOCATIONS FOR 81GNATUR� ACTION REQUESTED: Hold Public Heari g (January 18, 1990) to approve an Amendment to the Saint Paul Neighborhood Rede elopment Plan. CEIVIE� RECOMMENDATIONB:Ap�xow(p a (RI COUNCIL COMMITTEE/�ARCFI _PLANNINO COMMI3310N —CIVIL SERVI�� _CIB COMMITTEE _ �� — fl�� Q ' _DIBTRICT COURT CiTY A rr SUPPORTS WHICH COUNqL OBJECTIVE Removal of � bli htin influence increase eco i v iNmnnrx�Paos�,issue,oPPORru (uww,wnae,wne�,wnsro,w►M: The Saint Paul Ne' hborhood Redevelopment Plan is also being amended to include the Phalen Shopping C ter site, the MTC site, and certain adjacent parcels to the Wards site to encourage uture development. The Planning Council has reviewed and recommended the inclusion of t ese sites to the Plan. ADVANTA�ES IF APPROVED: The Amended Plan w'll result in significant jobs retained anci created in the �ity of Saint Paul. The area amended p an which expands one Project Area and adds Phalen Shopping Center, and includes the C'ty Comprehensive Plan, District Plan calls for this development area to be upgraded and is consistent with such plans. The addition of this project will have a significant spinoff effect on the adjacent properties and the vitality of the neighborhood areas In fact, staff has received substantial developer interest in other ' ' . �e��e,�a�� • Approved by City C uncil sitting as the Housing and Redevelopment Authority Board by Resolution 89-12�1 -7. RECEIVED JAN2 21990 c��y� c�t�;:� DIBADVANTAOES IF NOT APPROVED: Area continues to eteriorate and create neighborhood problems,making it impossible for an outside dev loper to acquire the property privately and/or invest in the area. �R��rr`�c�i Kesearch Gente� �AN 1 s �ssa TOTAL AMOUNT OF TRANSACTION = -�- C08T/REVENUE BUDQETED(CIRC�E ON� YES NO �Na�� None ACTIVITY NUMBER None Flwwa�iNr-oAwumoN:�ocPwN� Housing and Redeve opment Authority of the City of St. Paul, Minnesota (HRA) J1�� (Resolution 89-11/ 3-4) L�'v I . � -� NOTE: COMPLETE DIRECTIONS ARE INCLUDED IN THE GREEN SHEET INSTRUCTIONAL MANUAL AVAILABLE IN THE PURCHASING OFFICE(PHONE NO.298-4225). ROUTING ORDER: ' Below are preferred routings for the five most frequent types of dxumeMs: CONTRACTS (assumes authorized COUNCIL RESOLUTION (Amend, BdgtsJ ' budget exists) Accept. Grants) 1. Outside Agency 1. Department Director 2. Initiating Department 2. Budget Director 3. City Attorney 3. City Attorney 4. Mayor 4. MayodAssistant 5. Finance 8�Mgmt Svcs.�irector , 5. City Council I 6. Finance Accounting 6. Chief Accountant, Fn 8�Mgmt Svc:s. ADMINISTRATIVE ORDER (Budget COUNCIL RESOLUTION , Revision) �an OR INANCE I' 1. Activity Manager 1. Initiating Department Director 2. Department Accountant 2. Cfty Attorney 3. DepaRment Director 3. Mayor/Assistant I 4. Budget Director � 4. City Council 5. City Clerk 6. Chief Accountant, Firt 8 Mgmt Svcs. ' ADMINISTRATIVE ORDERS (all others) 1. Initiating DepaRment i 2. Ciry Attomey 3. MayodAasistant 4. City Clerk TOTAL NUMBER OF SI(3NATURE PACiES I Indicate the#�of peges on which signatures are required and pape�Clip ' each of these peges. ACTION RE(.IUESTED I Describe what the project/request seeks to accomplish in either chronologi- cal order or order of importance,whichever is most appropriate for the issue. Do not write complete sentences. Begin each item in your list with �I a verb. RECOMMENDATIONS Complete if the issWe in question has been presented before any body, public I or prNate. ' SUPPORTS WHICH COUNCIL OBJECTIVEI Indlcate which Council objective(s)your proJect/request supports by listing I the key word(s)(HOUSING, RECREATION, NEI(3HBORHOODS, ECONOMIC DEVELOPMENT, BUDGET, SEWER SEPARATION).(SEE COMPLETE LIST IN INSTRUCTIONAL MANUAL.) COUNCIL COMMITTEE/RESEARCH REPORT-OPTIONAL AS REQUESTED BY COUNCIL INITIATING PROBLEM, ISSUE, OPPORTUNITY Explain the situation or condftions that created a need for your project or request. � ADVANTAGES IF APPROVED Indicate whether this is simply an annual budget procedure required by Iaw/ , chaRer or whether there are apeciflc wa in which the Ciry of Saint Paul and its citizens will benefit from this pro�ecUaction. , DISADVANTAGES IF APPROVED I What negative effects or major changes to existing or past prxesses might this proJecUrequest produce if it is passed(e.g.,traffic delays,-noise, tax increases or assessments)?To Whom?When7 For how long? DISADVANTAOES IF NOT APPROVED What will be the negative consequences if the promised action is not approved? Inability to deliver service7 Continued high traffic, noise, accident rate?Loss of revenue? FINANCIAL IMPACT Although you must tailor the information you provide here to the issue you are addressing, in general you must answer two questions: How much is it going to cost?Who is going to pay? ' � • i � ' � i I� � � IO aJ NOTICE OF PUBLIC HEARING UPON SECOND AMENDMENT TO THE SAINT PAUL NEIGHBORHOOD REDEVELOPMENT PLAN ADOPTED BY CITY COUNCIL MARCH 17, 1987 FIRST AMENDMENT ADOPTED MAY 26, 1988 NOTICE IS HEREBY GIVEN that a Public Hearing before the Council of the City of Saint Paul will be held in the City Council Chambers, Third Floor, 15 West Kellogg Boulevard, Saint Paul, Minnesota, at 9:00 a.m, on Thursday, January 18, 1990, to consider the proposed amendment by the Housing and Redevelopment Authority of the City of Saint Paul, Minnesota (HRA) , to adopt an Amended Redevelopment Plan for the Saint Paul Neighborhood Redevelopment Project Area. The primary purpose of this Plan and Project is to eliminate and/or improve those existing conditions which serve to impair the health, safety and general welfare of the citizens of the City of Saint Paul, and which also serve to inflict an economic blight upon existing private investment in the area through public intervention so that private enterprise will achieve the means and encouragement to provide both housing and commercial redevelopment. The Second Amendment to the Saint Paul Neighborhood Redevelopment Plan delineates th� Pro�ect Area(s) change expanding the original Snelling and University Project Area and adding a new redevelopment area known as Phalen Shopping Center and legally described as follows: Snelling and Universi� Beginning at the intersection of the centerline of University Avenue and Fry Street; thence North along the centerline of Fry Street to the intersection with the centerline of alley in Block 4, Brightwood Park Addition; thence East along the centerline of said alley to the intersection with the centerline of North Snelling Avenue; thence North along the centerline of North Snelling Avenue to the intersection with the centerline of Sherburne Avenue; thence East along the centerline of Sherburne Avenue to the intersection with the centerline of Asbury Street; thence South along the centerline of Asbury Street to the intersection with the centerline of University Avenue; thence East along the centerline of University Avenue to the intersection with the centerline of Hamline Avenue, thence south along the centerline of Hamline Avenue for a distance of approximately 760.0 feet; thence due west until intersection with Lot A; thence southwesterly on a tangential curve for a distance of approximately 270.0 feet; thence south on a parallel line with Hamline Avenue to the intersection with the centerline of St. Anthony Avenue; thence west along the centerline of St. Anthony Avenue to the intersection with the centerline of North Snelling Avenue; thence north along the centerline of North Snelling Avenue to the intersection of the centerline with Shields Avenue; thence west along the centerline of Shields Avenue to the intersection of the centerline of the alley in Block 1, Homer H. Hoyt Co. 's Addition; thence north along the centerline of said alley to the intersection with the centerline of Spruce Tree Avenue; thence west along the centerline of Spruce Tree Avenue to the intersection with the centerline of Fry Street; thence north along the centerline of Fry Street to the intersection of the centerline of University Avenue, the point of beginning. � , C� �,° "�,�, � _ . . . Phalen Shopping Center Area Beginning at the intersection of the centerline of Barclay Street and East Magnolia Avenue; thence North along Barclay Street to the intersection with the centerline of Rose Street; thence West along the centerline of Rose Street for approximately 825.78 feet thence North on a line parallel to Barclay Street to the intersection with the centerline of Maryland Avenue; thence West along the centerline of Maryland Avenue to the intersection with the centerline of Etna Street; thence North along the centerline of Etna Street for a distance of approximately 245.52 feet; thence West along the northerly lot line of Lot 8, Woods Addition and Lot 5, Brenner Addition continuing West to the intersection with the centerline of Clarence Street; thence South to the intersection with the centerline of Maryland Avenue; thence West along centerline of Maryland Avenue for approximately 113.0 feet; thence South along the most Westerly line of Lot 2, Block 1, Kiefer Park to the intersection of the centerline of east-west alley in Block 1, Kiefer Park; thence West along the centerline of said alley to the most westerly line of Lot 15, Block 1, Kiefer Park; thence South along a parallel line with Clarence Street to the intersection with the centerlines of East Jessamine Avenue and Johnson Parkway; thence Southeasterly on a tangential curve along the centerline of Johnson Parkway to the intersection with the centerline of East Magnolia Avenue; thence East along the centerline of East Magnolia Avenue to the intersection with the centerline of Barclay Street the point of beginning. Copies of the Amended Redevelopment Plan for Saint Paul Neighborhood Redevelopment Project Area and related documents; including Exterior Building Condition Surveys are on file in the Office of the City Clerk, Room 386, City Hall and Court House, and in the Office of the Department of Planning and Economic Development, City Hall Annex, 24 West Fourth Street, lOth Floor, Saint Paul, Minnesota, and are available during regular business hours. That upon said Public Hearing the Council shall consider the Second Amendment to the Redevelopment Plan for the Saint Paul Neighborhood Redevelopment Pro�ect Area dated May, 1988, and the redevelopment and community development activities in said proposed amended plan and determine whether (1) the land in the Project area would be made available for redevelopment without the undertaking of the Project and provision of public financial assistance being considered, (2) the Redevelopment Plan will afford maximum opportunity, consistent with the sound needs of the locality as a whole, for redevelopment of the Redevelopment Plan area by private enterprise, (3) the Redevelopment Plan conforms to the general plan for the development of the locality as a whole, and (4) the Redevelopment Plan makes provision toward development of a viable community in Saint Paul, including expanded and commercial revitalization and expanding economic opportunities principally for persons of low and moderate income. All persons interested or concerned in this matter shall be given full opportunity to be heard at this public hearing. Dated this Sth day of January, 1990. By: ALBERT B. OLSON /s/ City Clerk t -_; � y�-��9 �.�� R��OLL'TION N0. 89-12/13-7 �_ESOLL'TION APPROVING AN A,'�IL'_`TD�•��dT TO THr REDEVELOPMENT PLAN FOR, yNP rDOPTION 0� S TAX INCREMENT FINANCING PLAN WITHIN AND rOR, Tr�F �AI'�T PAUL NEI�I:BO�.�-�OOD REDEVELOPMENT PROJ��T A�JD S�TELLING-UNIVLRSITY TAX I�1CRE,'��VT FI:1.�,NCING DISTRICT AND IIAZA�DO�S SUBSTA�C� S'JBDI�TRICT iaHEREAS , `uy its Resolution No . 87-2/25-4 adopted February 2 , 1987 , the Board of Co�nissioners of th� i?cusi�.g a�d Re�evelopmert Authority of the City of Saint Paul , Minnesota ("HR.A") approved ' the Redevelopment Plan tor the Saint Paul Neighborhood n�3evelop- ment. Project ("Project") as a supplement to the City Wide P.edevel- � opment Plan, a re3evelopment project pursuan� to ?�linnesota Statutes 1987 , Sections 469 . 001 to 469 . 04s , ��hicr. was sutisequerLtly approved by the Council of tlze City of Saint Paul by Resolutian C .F. No . 87-348 adopted 2�arc� 17 , 1987 ; and WHEREAS , by its Resolution No . �Q-5/13-1 adort�d ''�:ay 1Q , 19°8 , the HRa Board approved an a�nendment to the P�e�evelopLne:�t Pla� for the Proj�ct adding eleven areas to the Project which a�n�ncime�t was subsequently aPproved by the City Council by :esolutio� C .F. No . 88-846 adopted '�(ay 26 , 1988 ; and WHEREAS , there have been presented to and considered at this meeting of the �TP.�S Boarc? a proposed second amendment to tize Redevelopment Plan for tre Project, a progosed� Ta�; I�?crerzent Financing Plan ror The �r.elling-Universi�y Ta� Incrzzne�t Financing District And Hazar�ous Substance Subdistrict , dated Decem�er 19�9 ("Tax Increment Financing Plan" and "District") together with supporting documer�tation; and � WHEREAS , the proposed amendment to the Redevelopment Plan would amend the Project areas Uy expanding the bound.aries Snzlling-University Area as described in the said Redevelopment Plan and by adding a neea redevelopnent area �.no�rn as Phalen Shoprin� �entar to the Project ; and .. . . , . . WHEREAS , the Tax Increment �inancing Plan� submitted contains an identification of need and statement of objectives for the improver�zent of the District ; a list of :the dev�lopment activities ; estimates of project cost, including adm��.istrative expenses , amount of bonded indebtedness , sources of reve�ue, most recent gross tax capacity of the District at cor_ialetion and duration of the District; statements of alternative estimates of impact on all �.�.4 _ . �--�qo, �� / 4 affected taxing jurisdictions , recites that studies and analysis � which indicate the proposed development would not reasonably be expected to occur in the reasonably foreseeable future solely through private investment, and identification of all property included in the District; and WHEREAS , the HRA has provided an opportunity to members of the Ramsey County Board and Board of Independent School District No . 625 to meet with the HRA Board, and has presented the Board members of said County and School District its estimate of the fiscal and economic implications of the proposed District ; and WHEREAS , the Saint Paul Planning Commission has reviewed the Redevelopment Plan and approved the same as being in conformity with the Saint Paul Comprehensive Plan, the general plan for the development and redevelopment of the municipality as a whole ; and WHEREAS, the Project and District will assist in the redevelop- ment and the prevention of the spread of blighted, substandard, deteriorated or deteriorating conditions , and permit the remediation and removal of hazardous substances existing in the Subdistrict portion of the District, by acquisition of property, removal of hazardous substances , clearance of blighted, substandard or ob- solete structures , provision of site and public improvements and sale of land for private redevelopment for uses in accordance with the Redevelopment Plan thereby promoting the public health and general welfare of the community, preserving and enhancing the tax base and expanding employment opportunities ; and WHEREAS , the Project activities in the expanded new Project areas will result in no displacement of persons or businesses and should any subsequently occur , feasible means exist to relocate those few as might be so displaced by the Project as amended. NOW THEREFORE , BE IT RESOLVED by the Board of Commissioners of the HRA as follows : 1 . That it is hereby found and determined that : A. The undertakings and the site of the Project constitute a "redevelopment project" within the meaning of Minnesota Statutes Section 469 . 002 Subdivision 14. B. The land in the Project area would not be made available for redevelopment without the Project undertaking and without the tax increment financing assistance being proposed. r - ; � 90�i�� .:�� C . The Redevelopment Plan for the Project will afford maxi�um opportunity, consistent with the sound needs of the locality as a whole, for the redevelopment of the Project Area by private enterprise . D. The Redevelopment Plan conforms to the Saint Paul Comprehensive Plan, the general plan for tre development of the Iocality as a whole . E . The displacement , if any, of individuals , fam�lies or Uusinesses resulting from property acquisition proposed under the RPdevelopment Plan is minimum and feasible means exist for providing �equired relocation assistance . F. The creation of a tax �ncrement financing � district �s necessary in o�-der to finance property acquisition, property clearance and site improvements and the provision of public improvements necessary to remove conditions o� substandarciness , Ulight and deterioration and to encourage and induce private investment and redevelopment of the Project in accordance with the Redevelopment and Tax Increment Financing Plans . 2 . The amended Redevelopment Plan for the Project and Tax Increment FinarL�ing Plan ror the District. and �he rede- velopment project and tax increment district and hazardous substance subdistrict therein proposed are hereby approved as necessary and in the public interest , as promoting the public nealth, safety and welfare through the removal of conditions of blight , substandardness and: deterioration, � by the prevention of the spread of such conditions within and adjacent : to �he �roject area and the redevelopment of such area for uses in accordance with the Redevelopment Plan for the Project and Saint Paui -Comprehensive Plan thereby promoting the sound growth and develop�ent of the area and the City as a whole, prese-ruing a:�d enhancing the City' s property tax base and the source of municipal revenue and providi�g employment. opvortunity. The HRA hereby determines to undertake tne Project described in the amended Redevelopment Plan u�on receipt of authori- zation from the Council of the� City. of. Saint Paul . 3 . It is :�ereby found and determined based upon t�e building condition survey conducted by the HRA staff t�iat 10 of 12 (84%) of the parcels in the District are occupied by buildings , streets , utilities or other improvements , that �� __ . �qa -��9 1 . 5 of the 7 (72%) of the buildings in the District are structurally substandard, that 2 of the 7 (28%) of the buildings in the District do not require substantial renovation or clearance, and that the District thus constitutes a "Redevelopment District" under Minnesota Statutes 1987 , Section 469 . 174 Subdivision 10(2) . 4. Within the District is a hazardous substance site and that the property parcels containing hazardous substances and the property parcels immediately adjacent to said parcels are identified in the Description of Tax Increment Hazardous Substance Subdistrict Property contained in the Attachment to the Tax Increment Financing P1an. With respect to the hazardous substance site and Subdistrict the Board determines that : (a) Development or redevelopment of the site , in the opinion of the HR.A would not reasonably be expected to occur solely through private investment and tax increment otherwise available , and therefore the hazardous substance district is deemed necessary. (b) -0ther property parcels that are not designated hazardous substance sites are expected to be developed together with a designated hazardous substance site . (c) The subdistrict is not larger than, and the period of time during which increments are elected to be received is not longer than, that which is necessary in the opinion of the municipality to provide for the additional costs due to the designated hazardous substance site . 5 . The development and redevelopment proposed in the Tax Increment Financing Plan would not in the opinion of the HRA reasonably be expected to occur solely through private enterprise within the reasonably foreseeable future without public intervention and the provision of the public financial assistance proposed. The usual sources of public revenue are not adequate to provide the required level of public assistance as identified in the Tax Increment Financing Plan and; therefore , the use of tax increment financing as proposed is in the opinion of the HRA necessary to the successful development and redevelopment of the Project and District. . �y�� -i�9 "a �� 6 . The amended Redevelopment Plan and the Redevelopment Project thereby proposed, the Tax Increment Financing Plan and the creation of the Tax Increment Financing District and Hazardous Substance Subdistrict are hereby approved by the HRA and the Executive Director is authorized to communicate these actions and this Resolution to the City Council and to request Council consideration of the Project and District after public hearing called for that purpose . 7 . The Executive Director and staff are authorized, upon approval of the amended Redevelopment Plan and Tax Increment Financing Plan and the Project and District thereby created, to file copies of the said Plans with the Commissioner of the Department of Trade and Economic Development of the State of Minnesota, and to file copies of the Tax Increment Financing Plan, this Resolution and other required items with the Ramsey County Auditor with a request for certification of the original assessed valuation of the District and Subdistrict. 8 . The requirements of the Minnesota Tax Increment Financina � Act relating to accounting and annual reports shall be observed in the administration of the District . �,,� . t9-1�.1�3�"1 HIIUSifV� AND REDIEV'ELO�'MENY AUTHOHITY UF "fHE CITY UF S�INT E'AUL, M1t�}NG�U-I�N � � . �� HEPORT TO THE COMMISSIONEflS DAtE December �3, 1g89 � REGAR0ING �PROVAL OF SNELLINC�/LTDTIVERSITY TAX� INCREMENT.FINANCING � PLAN (DISTRICT 13) AND AMENDMENT TO THE SAINT PAUL NEIGHBORHOOD REDEVELAPMENT PLAN (CITYWIDE) BACKGROUND In July of 1989 the Board approved and authorized staff to initiate amending the Tax Increment Financing Plan to include the Snelling-University Area (Trammell Crow/Wards Redevelopment Project Area and Midway Shopping Center) . On September 27, 1989,the Board approved the amendment to the Neighborhood Tax � Increment Financing Plan. During further financial analysis of this project, it was realized that two changes need to be made which are the following: 1) The District will be a stand-alone tax increment district. This is to protect the other districts from any temporary reduction in value from demolition of the Wards building. It is a technical ad�ustment and relates back to how the County calculates tax capacity. 2) The addition of a hazardous substance sub-district within the original district will be added as a special tax increment district. The sub-district uses additional tax increment generated by the district . (over and above the increment derived from the reiievelopment district) � to pay for costs of removing asbestos and other possible contaminants � located within the Wards site. This "extra tax increment" is only used , for the reasonable and necessary costs of removal and remedial actions t and is derived from a reduction in the original net tax capacity. (OVER) - 2 - Amended Redevelopment Plan: The Saint Paul Neighborhood Redevelopment Plan is also being amended to include the Phalen Shopping Center site, the M.T.C. site, and certain adjacent parcels to the Wards site. The Planning Council has reviewed and recommended the inclusion of these sites to the plan. ' PROJECT DESCRIPTION � The pro�ect has basically not changed since your last review. It is located in the Midway District on University Avenue between Snelling and Hamline Avenues. The Wards Redevelopment Project is located between Pascal and Hamline. The existing conditions on the site consist of a vacant, obsolete catalog warehouse of approximately 1,000,000 square feet and an attached retail store of approximately 200,000 square feet and a detached auto service facility of approximately 50,000 square feet. The rest of the site is vacant with a bituminous or dirt surface except for a dilapidated 18,000 squ�re foot woodframe structure located ad�acent to the Wards property. I The development proposal consists of a 452,000 square foot regional/community shopping center which will feature a newly constructed 142,000 square foot Montgomery Wards, 4 to 5 other ma�or retail tenants totalling more than 200,000 square feet and 100,000 square feet of shopping space which is expected to accommodate approximately 50 retail and commercial service businesses. The total project cost is estimated at $50,000,000 and the job projections for the area is expected to exceed 1,500. The Project will be titled Midway Mazketplace and will feature masonry, primarily brick j ; , � yo-,�9 - 3 - construction. The design is intended to capture and reflect the historic character of the Saint Paul and Midway District and is currently being worked on by project architects and PED Design staff. The Midway Shopping Center is also in the process of renovation of its 220,000 square foot center. This will include a new facade, possible development of outlots and landscaping of the center and its parking area. Financing Needs of the Snelling/University Project Upon further analysis of the financial application of the project it became evident that a hazardous substance subdistrict is necessary in order to allow this project to proceed. This subdistrict will help defray cost of removal and remedial actions as specified in a Minnesota Pollution Control Agency (MPCA) approved development response action plan to be undertaken with respect to the pro�ect. The expected amount of this cleanup is approximately $2.5 million and is mainly comprised of asbestos fiber removal and other potential contaminants cleanup. The general financing needs of the Snelling/University Project is consistent to the original report.. The only change is the contaminants removal costs are segregated to the special subdistrict and the redevelopment district will still be expected to capitalize the remainder of the project needs. Revenue Projections It is still intended that the entire public project cost will be paid from tax increments generated solely from this redevelopment. The estimated revenue of the project for the redevelopment portion is the following: , , - 4 - Completed project market value - $50,000,000 Current tax capacity for sub-district - 600,000 Captured increment - 2,000,000 Staff Findines Staff has made the following findings: 1. This proposal will result in significant �obs retained and created in the City .of Saint Paul. The total employment for this area should exceed 1,500. 2. The area plans which include the City Comprehensive Plan, Distr�ct Plan and new University Corridor Plan call for this area to be a sub-regional shopping center and this development is consistent with such plans. 3. The addition of this project will have a significant spinoff ef�ect on the adjacent properties and the vitality of University Avenue. In fact, staff has received substantial developer interest in other sites adj acent to the pro j ects. 4. The site plan has currently been reviewed by a Task Force of th� Planning Commission and the Planning Commission and the districts and University UNITED to insure proper public review and consistency with applicable plans and policies. 5. Including this area as a Tax Increment District will allow the HRA to consider tax increment assistance for the project. 6. Including Phalen and M.T.C. in the Redevelopment Plan will enable HRA and neighborhood groups to furt�er study development possibilit�es. , � . �9��9 • - 5 - 7. Project financing assistance will be submitted at a later date for consideration by the HRA Board. Recommendations Staff recommends that the Board approve the amendment to the Saint Paul Redevelopment Plan and the Snelling/University Tax Increment Financing District and transmit the Tax Increment Plan to Ramsey County, the Saint Paul School Board for their review and the Saint Paul City Council for a public hearing and adoption. A resolution will be distributed for your action. David Gontarek Gloria Bostrom Sheri Pemberton A:DGTIFBDRPT , � �90 -�`�1 REDEVEIAPMENT PLAN FOR THE SAINT PAUL NEIGHBORHOOD REDEVELOPMENT PROJECT AREA (SPRUCE TREE CENTRE, METZ BAKERY AREA AND HAMMOND DISTRICT) INITIAL ADOPTION BY HRA FEBRUARY 25, 1987 RESOLUTION 87-2/25-4 CITY COUNCIL ADOPTION MARCH 17, 1987 FIRST AMENDMENT TO REDEVELOPMENT PLAN FOR THE SAINT PAUL NEIGHBORHOOD REDEVELOPMENT PROJECT AREA ADDED: UNIVERSITY AVENUE EAST AREA RICE STREET PROM/3M SITE CONCORD/ROBERT ARCADE/PAYNE/EAST SEVENTH STREET SNELLING AND UNIVERSITY UNISYS PROPERTY HILLCREST SHOPPING CENTER TEXACO SITE WEST SEVENTH STREET/GRAND HIGHLAND/DONALDSON'S SITE AMENDMENT ADOPTED BY HRA MAY 18, 1988 RESOLUTION 88-5/18-1 CITY COUNCIL ADOPTION MAY 26, 1988 PROPOSED SECOND AMENDMENT TO REDEVELOPMENT PLAN FOR THE SAINT PAUL NEIGHBORHOOD REDEVELOPMENT PROJECT AREA ADOPTED BY HRA � RESOLUTION ADOPTED BY CITY COUNCIL CHANGES: PART II (i) : EXPANDING SNELLING AND UNIVERSITY PROJECT AREA CONCERNING WARDS SITE PART II (o) : ADDING NEW REDEVELOPMENT AREA KNOWN AS PHALEN SHOPPIN�G CENTER ' j _ , �j✓�a��Y ! U SAINT PAUL NEIGHBORHOOD � REDEVELOPMENT PLAN I. PURPOSE The Housing and Redevelopment Authority of the City of Saint Paul, Minnesota (HRA) proposes to amend an established Redevelopment Plan which enlarges the original project area and qualifies as a Redevelopment Project and as blighted and deteriorated areas under the Housing and Redevelopment Act Section 469.002, Subdivision 14; and as a Redevelopment District under the Tax Increment Financing Act Section 469.175, Subdivision 1. The purpose of this plan and project is to develop or redevelop sites, lands or areas within the Project Area in conformance with the City of St. Paul's Comprehensive Plan, and to implement recommendations of studies completed, in order to implement the City's Comprehensive Plan. II. DESCRIPTION OF REDEVELOPMENT PROJECT AREA (a) Spruce Tree Centre ' Commencing at the point of intersection of the western right-of-way line of Snelling Avenue and southern right-of-way line of University Avenue, west along said University Avenue right-of-way line to the point of intersection of the eastern right-of way line of Fry Street, thence south 336.38 feet along said Fry Street right-of-way line, thence east 260 feet to the point of intersection of the western right-of-way line of Roy Street, thence east 333.56 feet to the point of intersection of the western right-of-way line of Snelling Avenue; thence north along said Snelling Avenue right-of-way line to the point of intersection of the southern right-of-way line of University Avenue, which is the point � of beginning. (b) Metz Bakery Redevelopment Area Comm,encing at the point of intersection of the eastern right-of-way line of Rice Street and the northern right-of-way line of Sherburne Avenue, north along said Rice Street right-of-way line to the point of intersection with the southern right-of-way line of Charles Street, east along said Charles Street right-of-way line to the point of intersection with the western right-of-way line of Park Avenue, south along said Park Avenue right-of-way line to the point of intersection with the northern right-of-way line of Sherburne Avenue, west along said Sherburr.e Avenue right-of-way line to the point of intersection with the eastern right-of-way line of Rice Street, which is the point of beginning. (c) Hammond Building Southwest 125.5 feet of the northwest 1.25 feet of Lots 22 and all 23 and Lots 1-28, Merriam's Outlots; property located at 1885 University Avenue. ' 1 , � (d) University Avenue East Project Area Beginning at the intersection of the centerlines of University Avenue and Rice Street, proceeding north along the centerline of Rice Street to the intersection of the centerline of Sherburne Avenue; thence West along the centerline of Sherburne Avenue to the intersection with the centerline to Victoria Street; thence south along the centerline of Victoria Street to the intersection with the centerline of Aurora Avenue; thence East along the centerline of Aurora Avenue to the intersection with the centerline of Dale Street; thence Southerly along the centerline of Dale Street to the intersection with the Southerly line of outlot B, Central Village Addition extended Westerly; thence Easterly along side extension and Lot Line; thence extended Easterly to the Northeast corner of Outlot C, said Central Village Addition; thence South along the East line of Outlot C to the Southeast coxner thereof; thence East, dividing line between Lots 3 and 5 Central VYllage Addition, 54.33 feet to the most Eas�erly corner of said Lot 5; thence Northeasterly 329.98 feet, more or less to the Northerly line of Outlot G, Central Village Addition, being the Northerly R-O-W line of vacated Aurora Avenue; thence Easterly along said Northerly R-O-W line to its intersection with the Easterly line of Lot 9, Block 3, Mackubin and Marshall's Addition extended southerly; thence along said extension to its intersection with the centerline of Aurora; thence East along the centerline of Aurora Avenue to the intersection with the centerline of Rice Street; thence North al.ong the centerline of Rice Street to the goint of intersection with University Avenue, the point of beginning. (e) Rice Street Beginning at the intersection of the centerlines of Rice Street and Hatch Avenue; thence East approximately 175.0 feet along the centerline of. Hatch Avenue; thence South approximately 270.0 feet to the centerline of Front Street; thence East approximately 58.95 feet along the centerline of Front Street; thence South approximately 150.0 feet to the northern boundary of Lot 12, Block 1, Lanoux's Subdivisian of Lots 7, 8 and 9 of Bazille's Addition of Acre Lots to St. Paul; the�nce West along a line parallel with Litchfield Street for approximately 'S8.95 feet; thence South along a line parallel with Rice Street for approximately 142.5 feet to the centerline of Litchfield Street; thence West approximately 42.0 feet along the centerline of Litchfield Street; thence South approximately 82.5 feet, thence EAst along a line parallel with Litchfield Street for approximately 42.0 feet; thence South along a line parallel with Rice Street for approximately 967.5 feet to the centerline of Atwater Street; thence West to the intersection with the centerline of the alley in Block 1, Lockey's Addition; thence South along a line parallel with Rice Street for approximately 369.15 feet to the intersection with the centerline of Lyton Street; thence East along the centerline of Lyton Street to the intersection with the northerly extension of the easterly property line of Lot 13, Block 3, Lyton's Addition; thence South on a line parallel with Rice Street a distance of 213.93 feet; thence East a distance of approximately 25.0 feet; thence South along a line parallel with Rice Street for approximately 70.0 feet to the intersection with the centerline of Sycamore Street; thence East along the centerline of Sycamore Street to an intersection with the centerline of Cortland Place; thence South along the centerline of 2 . . r �90 -��9 Cortland Place approximately 519.89 feet; thence West along a Line parallel with Acker Street for approximately 1317.29 feet to the centerline of Sylvan Street extended southerly; thence South for approximately 155.0 feet to a point approximately 350.0 feet from the most southerly line of Acker Street; thence West along a line parallel with Acker Street to the intersection with the centerline of Rice Street; thence North along the centerline of Rice Street to the intersection with the centerline of Sycamore Street; thence West along the centerline of Sycarnore Street for approximately 401.0 feet; thence North along a line parallel with Rice Street for approximately 147.6 feet; thence West along a line parallel with Atwater Street to the intersection with the centerline of Galtier Street; thence North along the centerline of Galtier Street to intersection with the centerline of Atwater Street; thence East along the centerline of Atwater Street to the intersection with the centerline of Albemarle Street then continuing East a distance of approximately 123.75 feet; thence North on a line parallel with Rice Street to the intersection with the most southerly right-of-way line of Wayzata Street; thence West along the most southerly right-of-way line of Wayzata Street to the intersection with the. centerline of the alley in Block 2, Weides' Rearrangement and addition; thence North on a line parallel with Rice Street to the intersection with the centerline of Hatch Avenue; thence East along the centerline of Hatch Avenue to the intersection with the centerline of Rice Street, the point of beginning. Commencing at the intersection of the centerlines of Rice Street and Pennsylvania Avenue now known as Empire Drive thence East along the centerline of Empire Drive for approximately 138.99 feet; thence North for approximately 121.56 feet; thence Northwesterly for approximately 140.0 feet to the most easterly right-of-way line of Rice Street; thence North for approximately 237.44 feet; thence East along a line parallel with Sycamore Street for approximately 773.18 feet; thence South for � approximately 361.61 feet to the most northerly right-of-way line of Empire Drive; thence West along a parallel line with Empire Drive for approximately 297.61 feet; thence South to the intersection with the centerline of Empire Drive; thence West to the intersection with the centerline of Rice Street, the point of beginning. Commencing at the centerline of Pennsylvania Avenue known as Empire Drive a point 88.0 feet east of the centerline of Rice Street; thence continuing east along the centerline of Empire Drive for approximately 478.97 feet; thence South approximately 183.12 feet; thence West along a line parallel with Empire Drive for approximately 140.02 feet; thence North approximately 25.0 feet; thence West along a line parallel with Empire Drive for approximately 200.0 feet; thence North for approximately 25.0 feet; thence West along a line parallel with Empire Drive for approximately 138.95 feet; thence North along a line parallel with Rice Street to the intersection with the centerline of Empire Drive, the point of beginning. Beginning at a point along the centerline of Empire Drive a distance of approximately 886.64 feet from the centerline of Rice Street; thence continuing East along the centerline of Empire Drive a distance of approximately 510.0 feet; thence South along a line parallel with Rice Street for approximately 396.60 feet; thence West along a line parallel with Empire Drive for approximately 510.0 feet; thence North on a line 3 , � parallel with Rice Street for approximately 396.62 feet to the intersection with the centerline of Empire Drive, the point of beginning. Beginning at a point along the centerline of Empire Drive a distance of approximately 1075.3 feet from the centerline of Rice Street; thence continuing East along the centerline of Empire Drive for approximately 239.84 feet; thence North on a line parallel with Rice Street for approximately 337.90 feet; thence West on a line parallel of Empire Drive for approximately 98.25 feet; thence North on a line parallel with Rice Street for approximately 54.38 feet; thence West on a parallel line with Empire Drive for approximately 143.03 feet; thence South on a parallel line with Rice Street for approximately 391.53 feet to the intersection with the centerline of Empire Drive, the point of beginning. Beginning at a point on the most southerly right-of-way o'f Empire Drive a distance of 1651.64 feet from the centerline of Rice Street; thence continuing East 97.0 feet; thence Southeasterly for approximately 207.82 feet; thence southwesterly for approximately 305.0 feet; thence westerly for approximately 88.93 feet; thence South for approximately 30.0 feet; thence West on a line parallel with Empire Drive for 37.41 feet; thence North on a line parallel with Rice Street for approximately 362.89 feet, to the point of beginning. . (f) Prom/3M Site Beginning at the intersection of the centerline of University Avenue and Dunlap Street; thence South along the centerline of Dunlap Street to the intersection with the centerline of Donohue Avenue (vacated 2-15-66) ; thence West along the centerline of Donohue Avenue to the intersection with the centerline of Griggs Street; thence North along the centerline � of Griggs Street to the intersection with the centerline of University Avenue; thence East along centerline of University Avenue to the intersection with Dunlap Street, the point of beginning. The plat is Midway Industrial Division Block 1, Lots 1-12; Block 2, Lots 1-12; and Block 6, Lots 1-12. (g) Concord/Robert Commencing at the centerline of the intersection of State Street and East George Street; thence West along the centerline of East George ; Street to the intersection with a southeasterly extension of the southwesterly boundary of Hornsby's Rearrangement of Lots 1, 2, 3, 4 and 5 of Block 89 of West Saint Paul Proper; thence northwest on a line parallel with Concord Street fur approximately 293.0 feet; thence north for approximately 131.0 feet; thence west to the most westerly line lot 6, block 72; thence north for approximately SO feet; thence west for approximately 35 feet; thence northwesterly along a line parallel with Concord Street to the intersection with the centerline of Robert Street; thence north along the centerline of Robert Street to the intersection with the centerline of Concord Street; thence northwesterly along the centerline of Concord Street to the intersection with a northerly extension of the most easterly lines of lot 13, block 65; thence south to a point approximately 120 feet south of the most southwesterly line of Concord Street; thence west for approximately SO feet; thence north 4 � � . �� -�� for approximately 30 feet; thence west for approximately 100 feet; thence north to the intersection with the centerline of East Congress Street; thence east to the intersection with the centerline of Concord Street; thence northwesterly along the centerline of Concord Street to the intersection with a westerly extension of a line parallel with East George Street and approximately 20 feet south of the northern boundary of lot 4, Block 51; thence east for approximately 470 feet; thence south to the intersection with the centerline of East Congress Street; thence east to the intersection with the centerline of the alley in Plat .01364 West Saint Paul Blocks 1 through 99, block 66; thence south along the centerline of said alley to the northern boundary of Plat .01364 West Saint Paul Blocks 1, through 99, block 71; thence east to a point approximately 91.7 feet from the eastern boundary of Plat .01364 West Saint Paul Block 1 through 99, block 71; thence south to the intersection with the centerline of Concord Street; thence southeast along the centerline of Concord Street to the intersection of the centerline of State Street; thence northeast to the intersection of the alley in Plat .01169 Bell's Addition. to West Saint Paul, block 16; thence southeasterly along the centerline of said alley to the intersection with the centerline of Ada Street; thence southwest along the centerline of Ada Street to the most southerly line of Concord Street; thence southeasterly along the southerly line of Concord Street to the eastern boundary of Plat .01152 Auditor's Subdivision No. 30 Saint Paul, Minn. , lot 20; thence southwesterly along a line parallel with State Street to the intersection with an easterly extension of the southern boundary of Plat .01152 Auditor's Subdivision No. 30 Saint Paul, Minn. , lot 21; thence northwesterly along a line parallel with Concord Street for approximately 108.86 feet; thence southwesterly along a line parallel with State Street for approximately 70.0 feet; thence northwesterly along a line parallel with Concord Street for approximately 90.51 feet; thence southwesterly along a line parallel with State Street for approximately 19.85 feet; thence northwesterly to � the intersection with the centerline of State Street; thence northeasterly along the centerline of State Street to the intersection with the centerline of East George Street, the point of beginning. (h) Arcade/Payne/East Seventh Street Beginning at the intersection of the centerline of York Avenue and Mendota Street; thence South along the centerline of Mendota Street to the intersection with the centerline of Wells Street; thence East along the centerline of Wells Street to the intersection with the centerline of Forest Street; thence South along the centerline of Forest Street a distance of approximately 564.5 feet; thence East on the northern right-of-way line of the Northern Pacific Railroad to the intersection with the centerline of vacated Whitall Street; thence East along the centerline of vacated Whitall approximately 511.13 feet to a point approximately 108.0 feet from the most westerly line of Arcade Street; thence North on a parallel line with Arcade Street to the intersection with the centerline of York Avenue; thence East along the centerline of York Avenue to the intersection with the centerline on Mendota Street, the point of beginning. Beginning at the intersection of the centerlines of Payne Avenue and Jenks Avenue; thence East along the centerline of Jenks Avenue approximately 225.8 feet; thence South along a line parallel with Payne 5 Avenue to the intersection with the centerline of Case Avenue; thence west along the centerline of Case Avenue approximately 40.0 feet; thence South along a line parallel with Payne Avenue to the intersection with the centerline of Sims Avenue; thence West along the centerline of Sims Avenue approximately 40.28 feet; thence South along a line para11e1 with Payne Avenue to the intersection with the centerline of the alley in Block 27, J.R. Weide's Addition; thence East along the centerline of said alley approximately 40 feet; thence South along a line parallel with Payne Avenue approximately 838.3 feet to a point approximately 152.0 feet south of the most southerly line of Wadena Avenue; thence East along a line parallel with Wells Street approximately 210 feet; thence westerly along a tangential curve along the boundary of the Northern Pacific Railroad right-of-way to the intersection with the centerline of Bush Avenue; thence East along the centerline of Bush Avenue approximately 115.12 feet to a point 89.88 feet from the most easterly line of Payne Avenue; thence south along a line parallel with Payne Avenue approximately 495 feet to a point approximately ',135 feet south of the most southerly line of Reaney Avenue; thence East along a - line parallel with Reaney Avenue for approximately 135 feet; 'thence South along a line parallel with Payne Avenue to the intersection with the centerline of Minnehaha Avenue; thence West along the centerline of Minnehaha Avenue to the intersection with the centerline of the alley in Block 2, Irvine's Addition; thence South along the centerline of said alley approximately 190.0 feet; thence West approximately 8 feet along a line parallel with Minnehaha Avenue to a point approximately 132.0 feet east of the most easterly line of Drewry Lane; thence South along a line parallel with Payne Avenue for 40 feet; thence East along a line parallel with Minnehaha Avenue to the intersection with the most westerly line of the Burlington Northern Railroad right-of-way; thence Southwest along said right-of-way approximately 90 feet to a point approximately 280.0 feet south of the most southerly line of Minnehaha Avenue; thence West to the intersection with the centerline of Drewry � Lane; thence North along the centerline of Drewry Lane to the intersection with the centerline of Minnehaha Avenue; thence at a southwesterly angle along the most northerly line of Payne A�enue to the intersection with the centerline of the alley in Block 3, I�ine's Addition; thence North along the centerline of said alley tolthe intersection with the centerline of Minnehaha Avenue; thence ��East along the centerline of Minnehaha Avenue for approximately 45 feet; thence North along a line parallel with Payne Avenue approximately �90.0 feet; thence East to the centerline of the alley in Watson's Division D; thence North along the centerline of said alley to the centerline of Reaney Avenue; thence West along the centerline of Reaney Avenue approximately 8 feet to a point approximately 91.3 feet from the most westerly line of Payne Avenue; thence north along a line parallel with Payne Avenue to the centerline of Bush Avenue; thence East along the centerline of Bush Avenue to a point 40.0 feet from the most westerly line of Payne Avenue; thence North along a line parallel with Payne Avenue approximately 112.75 feet; thence westerly at a southerly decline to the intersection with the centerline of Edgerton Street; thence North approximately 100.0 feet to a point approximately 110.8 feet south of the most southerly line of vacated Ross Street; thence East at a northerly incline to the intersection with the centerline of Payne Avenue; thence north along the centerline of Payne Avenue to the intersection with the centerline of vacated Ross Street; thence West along the centerline of vacated Ross Street approximately 153.0 feet; 6 ' . . �c90- �y9 . ,, thence North along a line parallel with Payne Avenue to the centerline of Case Avenue; thence West along the centerline of Case Avenue to a point 196.8 feet from the centerline of Payne Avenue; thence north along a line parallel with Payne Avenue to the intersection with the centerline of the alley in Block 16, Arlington's Addition; thence East along the centerline of said alley to a point 80 feet from the most westerly line of Payne Avenue; thence North along a line parallel with Payne Avenue to the intersection with the centerline of Jenks Avenue; thence East along the centerline of Jenks Avenue to the intersection with the centerline of Payne Avenue, the point of beginning. Beginning at the intersection of the centerline of Bates Street and North Street; thence West along the centerline of North Street to the intersection with the centerline of East Seventh Street, Greenbrier Street and North Street; thence North along the centerline of Greenbrier Street to the intersection with the centerline of Dellwood Place; thence northeast along the centerline of Dellwood Place for a distance of approximately 342.0 feet; thence Southeast along a line parallel with Maple Street approximately 134.4 feet; thence Northeast along a line parallel with Dellwood Place approximately 48 feet; thence Southeast along a line parallel with Maple Street to the intersection with the centerline of the alley in C.A. Mann's Subdivision; thence Northeast along centerline of said alley to the intersection with the centerline of Margaret Street; thence East along the centerline of Margaret Street for a distance of approximately 160.0 feet; thence North a distance of approximately 270.0 feet; thence east along a line parallel with Margaret Street approximately 52.0 feet; thence North along a line parallel with Hope Street approximately 80 feet; thence east along a line parallel with Margaret Street approximately 15 feet; thence North alang a line parallel with Hope Street approximately 15 feet to the centerline of vacated Beech Street; thence east along the centerline of vacated Beech Street to the intersection with the centerline of Arcade Street; thence North along the centerline of Arcade Street to the intersection of the centerline of alley in Block 112, Johnstone's Subdivision; thence northeast along the centerline of said alley to the intersection of the centerline of Minnehaha Avenue; thence East along the centerline of Minnehaha Avenue to the intersection with the centerline of Mendota Street; thence north along the centerline of Mendota Street to the intersection with the centerline of Reaney Avenue; thence East along the centerline of Reaney Avenue to the intersection with the centerline of Forest Street; thence north along the centerline of Forest Street to the intersection with the centerline of Bush Avenue; thence east along the centerline of Bush Avenue to the intersection with the centerline of East Seventh Street, continuing approximately 43.56 feet; thence south along a line parallel with Forest Street to the intersection with the centerline of the alley Block 20, Terry's Addition; thence west along the centerline of said alley approximately 150 feet; thence south to the intersection with the centerline of Reaney Avenue; thence west along the centerline of Reaney Avenue to the intersection with the centerline of Forest Street; thence South on the centerline of Forest Street to the intersection of the centerline of Minnehaha Avenue; thence west along the centerline of Minnehaha Avenue to the intersection with the centerline of Mendota Street; thence South along the centerline of Mendota Street to the intersection with the centerline of the alley in Block 112 Johnstone's Subdivision; thence southwesterly along the centerline of said alley to the intersection of 7 the centerline of Beech Street; thence West along the centerline of Beech Street for a distance of appro�imately 160.0 feet to the intersection with the most easterly line of Lot 9, Block 105, Otto's Subdivision; thence South along a line parallel with Mendota Sjtreet to the intersection with the centerline of the alley in Block 105', Otto's Sub. of Lot 15; thence West along the centerline of said alley to a point approximately 39.41 feet frorn the most easterly right-of-way line of Arcade Street; thence South along a line of Arcade Street line parallel with Arcade Street to the intersection with the centerline of Margaret Street; thence West on the centerline of Margaret Street to the intersection of the centerline of Arcade Street continuing 270''.0 feet; thence South along a line parallel with Arcade Street approximately 89.74 feet; thence southwest along a line parallel with East Seventh Street to the intersection with the centerline of Maple Street; thence southeasterly along the centerline of Maple Street for approximately 84.51 feet; thence Southwest along a line parallel with East Seventh Street for approximately 150 feet; thence Southeast along a line parallel with Maple Street approximately 30 feet to a point 200 feet north of the most northerly line of East 6th Street; thence Southwest approximately 40 feet along a line parallel with East Seventh Street; thence North along a line parallel with Maple Street approximately 30 feet to a point approximately 216.71 feet south of the most southerly line of East Seventh Street; thence Southwest along a line parallel with East Seventh Street approximately 200 feet to a point approxim�tely 157.83 feet east the most easterly line of Bates Street; thence Northwest along a line parallel with Bates Street approximately 120.64 feet to a point approximately 96.0 feet south of the most southerly line of East Seventh Street; thence Southwest approximately 38.07 feet along a line parallel with East Seventh Street, thence North approximately 7.05 feet along a line parallel with Bates Street; thence Southwest to the intersection with the centerline of Bates Street; thence , northwesterly along the centerline of Bates Street to the intersection � o� the centerline of North Street, the point of beginning. (i) Snelling and University Beginning at the intersection of the centerline of University Avenue and Fry Street; thence North along the centerline of Fry Street tojthe intersection with the centerline of alley in Block 4, Brightwood Park Addition; thence East along the centerline of said alley to the intersection with the centerline of North Snelling Avenue; thence North along the centerline of North Snelling Avenue to the intersection with the centerline of Sherburne Avenue; thence East along the centerline of Sherburne Avenue to the intersection with the centerline of Asbury Street; thence South along the centerline of Asbury Street to' the intersection with the centerline of University Avenue; thence East along the centerline of University Avenue to the intersection with the centerline of Hamline Avenue, thence south along the centerline of Hamline Avenue for a distance of approximately 760.0 feet; thence due west until intersection with Lot A; thence southwesterly on a tangential curve for a distance of approximately 270.0 feet; thence south on a parallel l�ne with Hamline Avenue to the intersection with th� centerline of St. Anthony Avenue; thence west along the centerline of St. Anthor.y Avenue to the intersection with the centerline of North Snelling Avenue; thence north along the centerline of North Snelling Avenue to the intersection of the centerline with Shields Avenue; thence 8 . � 9a -��1 west along the centerline of Shields Avenue to the intersection of the centerline of the alley in Block 1, Homer H. Hoyt Co. 's Addition; thence north along the centerline of said alley to the intersection with the centerline of Spruce Tree Avenue; thence west along the centerline of Spruce Tree Avenue to the intersection with the centerline of Fry Street; thence north along the centerline of Fry Street to the intersection of the centerline of University Avenue, the point of beginning. (j) Unisys Property Commencing at the intersection of the centerlines of Stewart Avenue and Davern Avenue; thence north along the centerline of Davern Avenue to the intersection with the centerline of West Seventh Street; thence northea$terly along the centerline of West Seventh Street for a distance of approximately 209.0 feet; thence southeasterly along a line parallel to West Maynard Drive for a distance of approximately 267.91 feet; thence east along a line parallel to Munster Avenue for a distance of approximately 56.59 feet; thence southeasterly along a line parallel with West Maynard Drive for a distance approximately 767.24 feet to the centerline of Stewart Avenue;' thence northeasterly along the centerline of Steward Avenue for a distance of approximately 657.78 feet; thence south along a line parallel to Davern Avenue approximately 449.86 feet to the most northerly right-of-way line of Shepard Road; thence southwesterly along the most northerly right-of-way line of Shepard road approximately 740.8 feet; thence northwesterly along a line parallel to West Maynard Drive approximately 313.30 feet to the inte�rsection with the centerline of Stewart Avenue; thence southwesterly along the centerline of Stewart Avenue to the intersection with the centerline of Davern Avenue, the point of beginning. (k) Hillcrest Shopping Center Beginning at the intersection of the centerline of White Bear Avenue and Larpenteur Avenue; thence East along the centerline of Larpenteur Avenue to the intersection with the centerline of Van Dyke Street; thence South along the centerline of Van Dyke Street to the intersection with the centerline of East Idaho Avenue; thence West along the centerline of East Idaho Avenue to the intersection of the centerline of Gary Place; thence South along the centerline of Gary Place to the intersection with the centerline of East Hoyt Avenue; thence West along the centerline of East Hoyt Avenue to the intersection with the centerline of the opened alley in Block 1, Hillcrest Addition; thence South along the centerline of said alley to the intersection with centerline of East Montana Avenue; thence West along the centerline of East Montana Avenue to the intersection with the centerline of White Bear Avenue; thence North along the centerline of White Bear Avenue to the intersection with the centerline of Larpenteur Avenue the point of beginning. (1) Texaco Site Except Adrian Street that part of Government Lot 2 northwesterly of the Chicago Milwaukee St. Paul and Pacific Railroad 100.0 feet right-of-way; and southwesterly of the following line described: Beginning at the intersection of the East line of Adrian Street and the North line of 9 Goverrunent Lot 2, thence southeasterly at an angle of 49 degrees 30 minutes with said North Lot line 605.14 feet to centerline of said railroad right-of-way in Section 14, Township 28, Range 23. Revised Description Number 1008 a specific part of Block 41 Wes� End and part of Government Lot 2 in Section 14, Township '28, Range 23. Except part deeded to Socony Vacuum Oil Company in Docwnent No. 915211 the North 780.0 feet of part of Government Lot 2, Easterly of a line running from a point on the North line of and 1650.0 feet East from the Northwest corner to a point on the South line of and 107.58 fee� East from the Southwest corner of Government Lot 2, subject to the Road in Section 14, Township 28, Range 23. Except part in 100 foot railroad right-of-way, part easterly and southerly of Highway 390 following vacated Alaska and Vista Avenues adjacent and Blocks 32, 40 and Block 42. (m) West Seventh Street/Grand Beginning at the intersection of the ceriterline of Grand Avenue and Smith Avenue; thence East along the centerline of Grand Avenue to the intersection with the centerline of Leech Street; thence South along the centerline of Leech Street to the intersection with the centerline of West Seventh Street; thence west on a southerly decline along th'le centerline of West Seventh Street to the intersection with the centerline of Smith Avenue; thence North along the centerline of Smith Avenue to the intersection with the centerline of Grand Avenue, the point of beginning. (n) Highland/Donaldson's Site Beginning at the intersection of the centerlines of Ford Parkway and Cleveland Avenue; thence westerly along the centerline of Ford Parkway a distance of approximately 618.5 feet; thence south along a line parallel with Cleveland Avenue approximately 755.0 feet; thence easterly along a line parallel with Ford Parkway a distance of approximately 211.5 feet; thence northerly on a line parallel with Cleveland Avenue a distance of approximately 454.0 feet; thence easterly on a line parallel wit� Ford Parkway a distance of approximately 57.0 feet; thence north on a line parallel with Cleveland Avenue for approximately 53.4 feet; thence easterly on a line parallel with Ford Parkway for approximately 198.0 feet; thence southerly on a line parallel with Cleveland Avenue for approximately 68.4 feet; thence easterly along a line parallel with Ford Parkway to the intersection with the centerline of Cleveland Avemue; thence north along the centerline of Cleveland Avenue to the intersection of the centerline of Ford Parkway, the point of beginning. (o) Phalen Shopping Center Area Beginning at the intersection of the centerline of Barclay Street and East Magnolia Avenue; thence North along Barclay Street to the , intersection with the centerline of Rose Street; thence West along the centerline of Rose Street for approximately 825.78 feet thence North on a line parallel to Barclay Street to the intersection with the centerline of Maryland Avenue; thence West along the centerline of 10 �� , � C��o - ��9 Maryland Avenue to the intersection with the centerline of Etna Street; thence North along the centerline of Etna Street for a distance of approximately 245.52 feet; thence West along the northerly lot line of Lot 8, Woods Addition and Lot 5, Brenner Addition continuing West to the . intersection with the centerline of Clarence Street; thence South to the intersection with the centerline of Maryland Avenue; thence West along centerline of Maryland Avenue for approximately 113.0 feet; thence South along the most Westerly line of Lot 2, Block 1, Kiefer Park to the intersection of the centerline of east-west alley in Block 1, Kiefer Park; thence West along the centerline of said alley to the most westerly line of Lot 15, Block 1, Kiefer Park; thence South along a parallel line with Clarence Street to the intersection with the centerlines of East Jessamine Avenue and Johnson Parkway; thence Southeasterly on a tangential curve along the centerline of Johnson Parkway to the intersection with the centerline of East Magnolia Avenue; thence East along the centerline of East Magnolia Avenue to the intersection with the centerline of Barclay Street the point of beginning. III. STATEMENT OF OBJECTIVES OF THE REDEVELOPMENT PLAN BACKGROUND (a) Spruce Tree Centre , The Snelling-University intersection is located in the heart of the Midway area of Saint Paul, midway between downtown Sain� Paul and downtown Minneapolis. The Midway area grew up along the University Avenue street car line, which connected the two downtown. The early 1900s saw the development of small commercial areas along University Avenue to serve adjacent . neighborhoods. With the growing popularity of the automobile, however, tlie Avenue became an automobile rather than neighborhood oriented commercial strip. The result has been commercial development that conflicts with adjacent neighborhoods, inadequate parking, and structures that are obsolete. Competition with suburban commercial centers beginning in the 1960s has led to vacant and underutilized land and buildings along University Avenue, and a deteriorating image. The Snelling-University intersection is a focus of the regional transportation network and has a very high traffic volume. It has remained an at-grade intersection because of the limitations imposed by existing development around it. The Snelling-University intersection is the most heavily traveled at-grade intersection in the Twin Cities. Heavy vehicular traffic volume at Snelling-University, a commercial area originally built around pedestrians and street cars, has resulted in dangerous automobile-pedestrian conflicts. � It has also resulted in serious air quality problems. The Srfelling-University intersection is the only site in the Twin Cities region which violates federal carbon mono;xide standards. The Midway area contains major retail, office, industrial, and medical facilities. The area is second only to the downtown in i.ts importance to the Saint Paul economy. The Twin Cities Metropolitan Development 11 Framework point out, however, that considerable renewal, additions to its physical plant, and perhaps a transit link with the downtowns will be required if the Midway is to remain a major activity center. The Development Framework recommends selective redevelopment projects where market analysis indicates strong potential for community retail-service centers. Deteriorated and obsolete buildings at Snelling-University create an image of a declining commercial strip. Automobile-pedestrian conflicts and a lack of parking keeps customers away. Customers and businesses alike go to more desirable commercial areas. The result is declining retail activity and tax base, declining employment opportunities, and more deterioration. The deterioration and conflict with residential land use lowers the value of nearby residential areas, as well. (b) Metz Bakery Area The Metz Bakery Redevelopment site is located in the north capi�ol neighborhood which is immediately north of the State Capitol. The north capitol neighborhood is one of Saint Paul's oldest neighborhoods. Initial settlement occurred in the 1870s spurred on by street car lines on University Avenue and Rice Street. The single most important influence on the neighborhood was the relocation of the State Capitol at its present site in 1905. Currently the neighborhood is a mixture of residential, commercial,institutional, and government uses. Bethesda Lutheran Medical Center, a large and growing complex, dominates the neighborhood. The remaining portions of the neighborhood are less stable. The commercial businesses along Rice and University continue to struggle for an identity. While some residential areas such as the Winter Street area have stabilized, the rest of the residential areas are quite depressed. The redevelopment site is a mixture of commercial, residential, and vacant structures. The most prominent structure is the old vacant Metz Bakery Building which is structurally unrehabable. Fronting on� Charles, Sherburne, and Park are 12 dilapidated residential structures. The remainder of the site consists of 5 buildings on Rice Street which house an assortment of commercial activities. (c) Hammond Project The Hammond Project is located at 1885 University Avenue in the City of Saint Paul. The Project was undertaken in 1982 as part of the City-wide Redevelopment Plan adopted pursuant to Minnesota Statutes Chapter 462 (the Municipal Housing and Redevelopment Act) by the Authority on October 27, 1981 and by the City Council on October 27, 1981. A Tax Increment Financing District was created pursuant to Minnesota Statutes Sections 273.71 through 273.78 (Tax Increment Financing Act) by City Council Resolution No. CF 279109 adopted August 28, 1982, which District was identified as the Tax Increment Financing District for Saint Paul Neighborhood Business Development Program. 12 . . � ��a-�� ' t I (d) University Avenue East Area The University Avenue East area is bounded generally by Victoria Street on the West, Sherburne Avenue on the North, Rice Street on the East, and Aurora Avenue on the South. A variety of conditions exist that establish the need for including this site in the Redevelopment Plan. Many of the buildings are obsolete, underutilized, contain inappropriate or incompatible land uses. These building locations are in a haphazard manner, preventing new development by causing high development costs, including site assembly and site preparation, and renovation or demolition. For these reasons, the private market has been unable to utilize this prime location to its full advantage. The primary overall development objective in the University Avenue East Redevelopment Plan, which is hereby incorporated into the Saint Paul Neighborhood Redevelopment Plan, and.is in addition to, is to eliminate and/or improve those existing conditions which serve to impair the health, safety and general welfare of the citizens of the City of Saint Paul, and which also serve to inflict an economic blight upon existing private investment in the area, threaten source of public revenue, and induce members of the surrounding neighborhood to no longer consider the area an attractive place in which to reside or do business. (e) Rice Street • The Rice Street area is located within the perimeters of Hatch Street, Albemarle Street, Sycamore Street, Park Street, Jackson Street and Empire Park. The site is a mixture of residential and commercial uses. Conditions of the residential units range from major deterioration to minor maintenance with the majority of units requiring substantial work. Commercial conditions consist of major deterioration, unoccupied buildings require minor maintenance. The basis for including Rice Street is functionally obsolete commercial structures, dilapidated residential structures, and conflicting residential commercial uses. (f) Prom/3M Site ' The Prom Site consists of 5.42 acres boarded by University Avenue on the north, Griggs on the west, and Dunlap on the east. The platt is Midway Industrial Division Block 1, Y.ots 1-12; Block 2, Lots 1-12; and Block 6, Lots 1-12. The site is a commercial use in a B-3 Zone. It contains one existing office building and contained the old substandard Prom Building which was demolished to clear the site for potential development. The Prom Building was substandard in structure and the office building would require minor renovation. The site had zero percent of the property vacant until the recent demolition of the Prom Building. Currently the site has one parcel containing a building and the other two vacant. 13 Y� 2 The bases for including the Prom Center site in the Redevelopment Plan are to remove conditions of blight and deterioration (the old prom Building) , to redevelop acquired land in accordance with the redevelopment plan, to increase employment in the municipality, to preserve and enhance a tax base of the municipality, and to satisfy the redevelopment strategies of the redevelopment strategy section' of the city-wide redevelopment plan. (g) Concord/Robert The Concord/Robert site is located on Saint Paul's West Side and includes those parcels within one-half block of Concord Street between Congress and Ada Streets. Concord Street is an aging commercial strip with numerous vacant and dilapidated structures. Many of the commercial buildings are obsolete and are a blighting influence on the area. In some cases, rehabilitation is infeasible and redevelopment could not be expected to occur depending solely on private resources. (h) Arcade/Payne/East Seventh Street ' The Payne/Arcade/East Seventh Street site consists of approximately 45 acres. The site consists of East Seventh (from Bates to Forest) and Payne Avenue (from Minnehaha to Jenks) and Arcade (from York to the Burlington Northern Railroad Tracks and East to Forest) . The site is a mixture of B2 and B3 zoning, along with a large planned development zoning (Seeger Square) . It contains 158 improved properties. The site is 90� utilized by buildings, parking and roads. The basis for including the Payne/Arcade/East Seventh Street site into the Redevelopment District is to remove blight and deterioration, and to redevelop acquired land in accordance with the Redevelopment P�an. (i) Snelling and University The Midway Center site consists of approximately 18 acres, bor�ered by St. Anthony Avenue on the south, Hamline Avenue on the east, and Spruce Tree Centre on the west. The northern boundary is Fry to Sherburne to Pascal to University Avenue. The site is commercial use in a B-2 and a B-3 zone. It contains 14 existing buildings. Of these buildings, one is a strip commercial center which is in need of substantial renovation. Another building is an economic, obsolescent one million square foot warehouse. The rest of the site is made up of 12 structures, most of which require su�stantial renovation to bring them up to standard. The site is 100$ utilized by buildings, parking and roads. There are no vacant sites within this district. The basis for including the Midway Site into the Neighborhood Redevelopment Project Area is to remove blight and deterioratidn, to redevelop acquired land in accordance with the redevelopment plan, to increase employment in municipality, to preserve and enhance a tax base of the municipality, and to satisfy the redevelopment strategies of the redevelopment section of the City Wide Plan. 14 . .. �v—� qo - i�{9 (i) Snelling and University The Snelling/University site consists of approximately 80 acres, bordered by St. Anthony Avenue on the south, Snelling and Spruce Tree Center on the west, Sherburne and University Avenues on the north, and Hamline on the east. The site contains thirty-five structures, four of which are located on the Midway Shopping Center parcel and two of which are located on the Montgomery Ward's parcel. The zoning of the site is a mixture of B-2, Community Business District; B-3, General Business District; I-1, Industrial District; and a PD, Planned Development (Spruce Tree Centre) . One residential structure, containing 16 dwelling units, is located in the area. The remainder of the structures are in non-residential use. The site is fully utilized by buildings, parking lots and roads. The strip commercial center is in need of substantial renovation. Another building is an uneconomical, obsolesc.ent one million square foot warehouse. A third structure is used as a bus garage and storage yard. The area has been recognized as a serving as a regional shopping center. However, a significant amount of existing floor area is not being utilized as retail, but rather exists as underutilized warehouse, garage or storage yard. . It is felt that the subregional shopping center development proposal on the Wards block will spur development on the vacant land' currently located behind the Midway Shopping Center. The basis for including the Snelling/University site in the Neighborhood Redevelopment Project Area is to remove blight and deterioration, to redevelop acquired land in accordance with the redevelopment plan, to alter the land use pattern of underutilized structures, to increase employment in the municipality, to preserve and enhance a tax base of the municipality, and to satisfy the redevelopment strategies of the redevelopment section of the City Wide Plan. (j) Unisys Property The Unisys site consists of the west end of a block bounded by West Seventh Street, Maynard Drive, Stewart and Davern. Within that block the east boundary is a property line running southeast and east of Davern on West Seventh. A second portion of the site is a 5.11 vacant parcel in the middle of the block bounded by Stewart, Alton, Shepard Road and Davern. The 18.6 acre site is a mixture of commercial and light industrial uses. An Amoco Service Station and a bar/restaurant occupy approximately 43,000 square feet on the north end of the site along West Seventh Street. Both buildings are in good condition. Immediately south is an 11 acre parcel occupied by Minnesota Public Radio's transmission towers and service building. The southwest corner of MPR site is leased to an airport park and ride firm. The site south of Steward is a 5.11 acre undeveloped parcel immediately east of the UNYSIS parking lot. The entire site has solid bedrock a few feet below the surface. 15 Twenty-seven percent of the site is vacant. The basis for including the � + UNYSIS/MPR site is the underutilized nature of the sitE:. Part of this is directly attributable to the soil conditions-solid bedrock. (k) Hillcrest Shopping Center The Hillcrest Shopping Center is located in the northeast sectio� of the city and is bounded by East Montana Street on the south, White Bear Avenue on the west, Larpenteur on the north and Van Dyke Street and Gary Place on the east. Twenty percent of the site is vacant and 80� is occupied by buildings which comprise a commercial strip center. Hillcrest Center's first stores date from the late 1940s, with most of the other building5 completed around 1961. Hillcrest's aging structures are in need of renovation and rehabilitation. In addition, the district �plan calls for a rede�ign of ingress and egress from the parking lots in order to alleviate t�affic problems on White Bear Avenue. The plan also identifies a need �o redesign the commercial signage to eliminate visual clutter and � need to improve the pedestrian environment through lighting and stree�scape improvements: The Hillcrest site is in need of public improvements such as ' landscaping, lighting, streetscape and redesigned/relocated curb' cuts. Site assembly and/or preparation of the vacant parcels for develppment may be necessary. (1) Texaco Site , The Texaco Site is in the southern section of the City of Saint �aul and _ is bounded by the river on the south and east, 35E and Hathaway �treet ori the west, and the Mobil Oil Tank Farm on the North. ' This 41.4 acre site is currently the location of a Texaco Oil ta�k field. Reuse of the oil tanks themselves is unlikely. Sixty-seven (67) percent of the tax parcels are occupied. . Soil conditions are extremely problemmatical for this site. Environmental contamination has occurred and must be corrected �rior to any redevelopment activities. The oil tanks are obsolete and constitute an underutilization of this property. Private investment alone cannot be expected to cover all costs of redevelopment. Redevelopment assistance is needed through possible site assembly and/or preparation of site including soil correction; and could also include public improvements (streets, utilities, streetscape and landscaping) . (m) West Seventh Street/Grand � The West Seventh Street/Grand area consists of approximately twa-and one-half acres bounded by Grand Avenue on the north, Smith Aven�e on the west, Leech Stireet on the east and West Seventh Street on the sa,utheast. 16 ` .,, � �c�d -i�� The area is characterized by fragmented ownership, as well as varying and incompatible land uses, which include office, residential, retail commercial and automobile services. Eighty percent of the site is occupied by structures and twenty percent is vacant. Although the area is bounded by three major traffic carriers (Smith Avenue, Grand Avenue and West Seventh Street) , it remains underutilized. It may be necessary to assist redevelopment in this area through site assembly and preparation and public improvements such as lighting and streetscape improvements. (n) Highland/Donaldson Site This site is a 5.5 acre parcel located on the southwest corner of Ford Parkway and Cleveland Avenue. this "L" shaped parcel is bounded by Ford Parkway on the north, Cleveland Avenue �n �the east, Highland Manor Apartments on the south and Highland Village Center on the west. The property is currently zoned B-3 and is occupied by a three-story department store building of approximately 90,000 square feet. The remainder of the site is underutilized surface parking. The basis for incZuding the site is the underutilized nature of the parcel. (o) Phalen Shoppping Center This site is located in the northeast section of the city. It is generally bounded by Barclay Street on the east, Magnolia Avenue on the south, Johnson Parkway and abandoned railroad right-of-way on the west, and Maryland and Rose Avenue on the north. The site contains approximately 46 acres and a total of eighteen structures, consisting of two strip centers and sixteen free standing structures. All are either in non-residential use or are vacant. Only , one of the free standing structures is vacant. However, over 50� of Phalen Shopping Center itself is vacant and almost 31$ of the second strip center is vacant. Phalen Shopping Center was built between 1959 and 1961 to serve the lower Lake Phalen area and the aging structure is in need of renovation and rehabilitation. Neighborhood concerns about Phalen Center and the surrounding businesses, as related in the district plan, include the loss of a retail anchor at the shopping center, the large unsightly parking lot, and traffic congestion and hazards. The basis for including the Phalen Shopping Center site in the Redevel.opment Plan is to remove conditions of blight and deterioration, to incxease employment in the municipality, to preserve and enhance a tax base of the municipality. The Neighborhood Business Development Program identified the need to revitalize neighborhood commercial areas. These neighborhood redevelopment project area� are to be undertaken in neighborhood commercial areas contemplated',by the City-wide Redevelopment Plan and Saint Paul Neighborhood Business Development Program. 17 I ,� . PLANNING FRAMEWORK Regional, City and area plans that address the future of these project ;areas from the Twin Cities Metropolitan Development Framework, to the Saint l�aul Comprehensive Plan, to the University Avenue Plan, call for special public- private efforts to redevelop and revitalize the areas. The District's element of the Saint Paul Comprehensive Plan calls for improvements in the functioning and aesthetics of commercial areas. It recommends the clustering of businesses to facilitate one-stop and comparison shopping. It also calls for City involvement in providing additional off-street parking. The District's element of the Saint Paul Comprehensive Plan recognizes that rehabilitation and redevelopment require closer public-private cooperation than first-time, new development. It recommends that the City undertake a special district-level economic development plan for the neighborhood , commercial areas. The Land Use element of the Saint Paul Comprehensive Plan designates major intersections as a "Major Retail Cluster" . It recommends the clustering of compatible mixed land uses in these areas, and calls for buffering between commercial and residential areas. Tt�e Streets and Higfiways element of the Comprehensive Plan recommends the use of streets to shape land use pat�erns and provide buffers between different types of land use. These project areas are a part of Saint Paul's continuing effort to revitalize the City's neighborhood commercial strips. PURPOSE The purpose of this Redevelopment Plan is (a) to strengthen major' commercial-office clusters; (b) to encourage office, commercial, and institutional redevelopment in areas; (c) to develop and redevelop property within the redevelopment areas which qualify as blighted and deteriorated under the Housing and Redevelopment Act, Section 469.002 Subd. 11 and 13 (1) , as underused or inappropriately used land or space under Section 469.002 Subd. 13 (3) and (6) , and as a redevelopment or economic district under the ''Tax Increment Financing Act, Section 469.174 Subd. 10; (d) to assist in the undertaking of a Redevelopment Project as defined in Section 469.002 Subd. 13 (1) , (3) , (4) , (5) , and (6) . . OBJECTIVES The primary overall development objective of this Redevelopment Distri�t is to eliminate and/or improve those existing conditions which serve to impair the health, safety and general welfare of the citizens of the City of Saint Paul, and which also serve to inflict an economic blight upon existing private investment in the District, threaten the source of public revenue, and induce many members of the surrounding neighborhood to no longer consider the area an attractive place in which to reside or do business. The conditions wh}ch have been found to exist which cause the above noted factors include unsafe �and unsanitary housing conditions, building obsolescence or faulty arrangement in building design or improvement and deleterious land use. The primary objective of this Redevelopment Plan is to remove and/or improve the 18 . . �90-i�� , ., conditions noted above through public intervention so that private enterprise will achieve the means and encouragement to provide both housing and commercial revitalization to the area. Additional general development objectives related to the above are: Establishing cooperation among the many different groups that can and must work together to improve the area. Business, property owners, bankers, local officials, business groups and citizen councils must work together to continuously promote and improve the district. Creating and marketing a positive image of the district to attract new customers and investors. Enhance the visual quality of the district by improving the elements of the environment; buildings, storefronts, vacant parcels, landscaping, signs, merchandi�ing displays and promotional materials all need to be addressed. Economic diversification, recruiting of new and varied store types to provide a balanced retail mix. � Conversion of unused space and improving the competitiveness of existing businesses in the district. Specific objectives to be achieved within the context of the foregoing are as follows: l. To carry out a comprehensive plan of rehabilitation, coriservation and redevelopment which will create and maintain a sound commercial and residential community. 2. To remove blight and conditions of deterioration by: a. acquisition and removal of structurally substandard buildings. b. acquisition and elimination of obsolete buildings which are not capable of rehabilitation, are improperly converted, or which create conflicting land uses or other blighting influences. c. undertaking a program of code enforcement with the appropriate City departments to ensure that hazardous conditions are either corrected through rehabilitation or eliminated through demolition. d. to carry out a public program of acquisition and rehabilitation of deficient buildings; to demonstrate feasibility of rehabilitation; to provide relocation resources for families and businesses displaced by project activities. e. to provide adequate redevelopment sites for residential and cotnmercial uses, and encourage new private investment and paxticipation of redevelopment of these uses by members of the community. 3. To coordxnate acquisition, site preparation and improvements and facilities, and to spread and equalize the costs thereof, in order to accomplish the entire project development at a cost reasonably related to the public purpose to be served. 19 .� + 4. To provide private developers with information regarding zoning; land use controls and other City and Plan requirements; information and assistance in obtaining construction and permanent financing; information ar.d assistance regarding construction of site and public improvements and measures necessary to correct site conditions, all in accordance with development agreements. 5. To finance development by a combination of private and public financing under authority and subject to the requirements of federal, state and local law and ordinance for the provision of revenue bond financing. 6. To provide such public improvements as are necessary to stimulate private investment and reinvestment in the redevelopment areas. 7. To maintain and strengthen employment opportunities, services, �nd tax base by attracting retail businesses, personal and professional' services, and offices. 8. To .reduce automobile-pedestrian conflicts and create more attractive pedestrian-oriented envirorunents. 9. To provide adequate parking in the redevelopment areas and to encourage the joint use of shared parking facilities. 10. To redevelop the area in conformance with the City's Comprehensive Plan and the Capitol Area Architectural and Planning Board's �Comprehensive Plan. 11. To utilize public financial resources in a manner that is in conformance with the City's adopted Capitol Allocation Policies. IV. REDEVELOPMENT ACTIVITIES Historically, the role of the public sector in urban redevelopment has been to provide controls and incentives in order to encourage and obtain needed development. In order to counteract a combination of adverse economLc conditions, patterns of investment and reinvestment, and physical environmental conditions which have worked to the detriment of the redevelopment of aging, built urban areas, this role has been changing to one of an active partner and participant in needed redevelopment. This plan envisions the permitted use of all techniques or powers currently suthorized through applicable statutes. No provision of this plan is to be taken to limit the full exercise of these powers. This plan envisions the permitted use of all techniques or powers authorized through Minnesota Statutes 469.001 through 469.043, 469.172 through 469.181 and Chapter 469.152 through 469.165 by the City and HRA, or other public agencies as appropriate and necessary to carry out the implementation of �his Plan. No provision of this Plan is to be taken to limit the full exercise of these powers. The following techniques are cited as examples of ineans to achieve the objecti�es presented in Section III above. LAND ACQUISITION 20 . . � C',� 90 -/�% , ,, The HRA may acquire all property in the Redevelopment area, as authorized under Minnesota Statutes. Acquisition of groperty will be considered if the property in the Redevelopment area is found to have one or more of the following characteristics. 1. Blighted area, buildings, and other real property, where removing such can remove, prevent or reduce blight or the causes of blight; 2. Open or undeveloped land blighted by virtue of conditions which have prevented normal development by private enterprise; 3. Underused or inappropriately used land which may be converted to other uses recommended by this Plan and the City's Comprehensive Plan Land Use section; 4. Land necessary to complete parcels which would be suitable for development; 5. Lands acquired by HRA in the undertaking of other redevelopment projects and. presently available for and suitable to the provision of development as speci£ied in the objectives of this Plan. Acquisition of property will be undertaken in strict adherence to state and federal statutes (as applicable) governing procedures for such activity, including the Uniform Relocation and Property Acquisition Act of 1970, in accordance with Minnesota Statutes Chapter 117. Some parcels deemed appropriate for acquisition within the Snelling and University site have been identified. These include, but are not limited to, the following parcels: PIN 34-29-23-31-0008 PIN 34-29-23-31-0013 ' PIN 34-29-23-31-0003 PIN 34-29-23-31-0005 PIN 34-29-23-31-0007 PIN 34-29-23-31-0009 SITE PREPARATION The HRA will undertake or cause to undertake those actions deemed necessary to prepare sites for redevelopment. These include, but are not limited to: 1. Demolition, removal or rehabilitation of buildings and improvements; 2. Activities to correct adverse characteristics of the land, soil or subsoil conditions, unusable subdivision or plat or lots, inadequate access or utility service, or other development-inhibiting conditions; 3. Activities deemed necessary or desirable to remove, reduce or prevent other blighting factors and causes of blight; 4. Other activities deemed necessary or desirable to improve and prepare sites for development rehabilitation or redevelopment for uses in accorda�ce with this Plan, and the Land Use Plan and Economic Development Strategy sections of the City's Comprehensive Plan. . 21 ,� , 5. Installation, construction or reconstruction of streets, parkways, transit facilities, utilities, storm water drainage, parks, walkways and other public improvements or facilities as necessary or desirablie for carrying out the objectives of this Plan, as approved by City Council. 6. Any studies or research that may be necessary to determine traffic or land use impacts of any development proposal and/or particular street and traffic pattern. LAND DISPOSITION AND DEVELOPMENT AGREEMENTS The HR.A will sell, lease, or otherwise dispose of acquired property at fair market values in accordance with the requirements of applicable laws and Plan, and after review of proposed disposition by the appropriate district councils, and subject to developer's contract obligations. The land disposition and development agreement shall contain the following general requirements and developer covenants: I 1. to prepare and submit for HRA and City review and approval, schematic and construction plans; � . 2. to develop land in accordance with objectives and requirements of this Plan and design objectives and.building requirements of the agreement; 3. to commence, continue and complete contract improvements withinitimes specified and provided for in agreement; ' 4, to provide such security or other guarantee of faithful performance as the HRA shall require; 5. to comply with all environmental, non-discrimination, affirmati�e action and other applicable federal and state laws and local ordinances respecting the purchase, improvements and use of the land; 6. to use the land or any improvement thereon, only in accordance and in conformity with the land use Plan provisions of this.Plan or any duly adopted Plan modification. PROMOTION OF DEVELOPMENT OF THE REDEVELOPMENT AREA To implement this Plan, the HRA will provide for, or cause to provide for, the following, as is necessary and appropriate: ADMINISTRATION of those public processes and requirements deemed necessary to support or allow development/redevelopment of property to occur in accordance with this Plan. If applicable and advisable, the HRA will provide or cause to provide: Coordination of project activity, financing and review with human service agencies, citizen participation entities, and other state, regional and federal government agencies; !I 22 � �,, � �4a -�� Initiation of vacations, rezonings , dedication of public rights-of-wa_;, or other public actions as may become necessary to implement this Plan, in accordance with state and local statutes. This will be undertaken by the HRA or the Redeveloper. Enforcement of building codes, design controls, site covenants, provisions to ensure compliance with state and local requirements relating to non-discrimination, income levels, environmental quality, faithful performance, and any other public objectives relating to the purchase, development, improvement or use of the land; Property exchanges. ADDITIONAL PLANNING for unusually complex projects that may be generated within the Project Area. Such projects include, but are not limited to: Transit and Transportation facilities; and Theme-oriented commercial developments. OTHER PROCESSES FOR IMPLEMENTING IAND USE DESIGNATIONS The HRA will be the primary implementing agency for this long-term public project as it has been on numerous similar efforts. It will begin with these and other immediate steps: Land marketing and Sales: ' The HRA is continually in contact with prospective developers and tenants, some of whom would be appropriate for and interested in a site within the Redevelopment Area. Site Plan Review: Site Plans for new buildings will be reviewed by appropriate City and/or HR.A staff, following the established zoning and site plan review process, and the appropriate neighborhood District Planning Councils. All building construction and development in the Project Area will follow standard City of Saint Paul processes for obtaining appropriate zoning, site plan, building permit and business licensing approvals. Citizen Participation and Public Hearings: ' Public hearings before the Planning Commission and the City Council will be held on any rezoning, and the creation of the Tax Increment Financing District. The District Community Councils and Study Area residents and property owners should be notified of these hearings. DEVELOPMENT GUZD$LINES Concerted efforts should be made to increase the cluster's share of the market in the core and �o attract additional customers. Accomplishing this should include unified r�arketing efforts by area businesses, improved design of business and public facilities to promote customer comfort and safety. This can be accomplished by addressing the following four critical areas. 23 �� . � , 1. Organization. Establishing cooperation among the many different groups that can and must work together to improve the neighborhood business district. These groups must work together to continuously promote and improve the district. 2. Promotion. Creating and marketing a positive image of the neighborhood business district to attract new customers and investors. Promotions should include the development of special events and festivals, and the creation of a consistent, attractive image through graphic and mqdia presentations. 3. Design. Enhancing the visual quality of the neighborhood business district by improving the elements of the environment. Buildings, storefronts, vacant parcels, landscaping, signs, merchandising displays and promotional materials all need to be addressed, 4. Economic Diversification. The recruiting of new and varied store types to provide a balanced retail mix. The conversion of unused space into offices to instill new life in the neighborhood business district, improving competitiveness of existing merchants by identifying new or untapped markets. V. FINANCING PROJECT ACTIVITIES , I The development activities in this project will require significant public expenditure. ' There are several financing mechanisms that can be used as appropriate to accomplish the objectives of this Plan. They include, but are not limited to: Tax Increment Financing . Industrial Development Revenue Bond Loans (Taxable or Tax-Exempt) Other Revenue Bond Loans (Taxable or Tax-Exempt) . Urban Development Action Grant (UDAG) Loans Acquisition/Lease/Sublease Land Lease Equity Participation Development and Rental Assistance Payments Interest Rate Reduction Neighborhood Commercial Real Estate Loan Program Implementation of Statutory authority for creation of projects and undertaking of activities where it is appropriate to use other financing methods. The provision of public financing by the City of Saint Paul or HRA to assist the project under the provisions of Minnesot-a Statutes, Chapters 469 and 474, other state laws, and the City Charter, ordinances and regulations will be approved by the City Council or HRA as a separate project Financing Plan. 24 '. � �., � � qo-�� "I. RELOCATION PLAN ADMINISTRATION A. POLICIES AND REGULATIONS A family, individual, business firm, or non-profit organization required to move from property that has been directly affected by a publicly sponsored acquisition activity is eligible for relocation payments to assist in obtaining and moving to a replacement dwelling or location in accordance with the provisions and requirements of the Federal Uniform Relocation Assistance Act of 1970, and of Minnesota Statute, 1984, Section 117.50. In the event any redevelopment project does not involve acquisition for a federal or federally-assisted project, nor involve acquisition within the meaning of Minnesota Statute, 1984, Section 117.50, the City elects to provide relocation assistance for families and tenants indirectly. It is the intent of the City to provide relocation assistance to each person to be displace� in locating a suitable housing unit, or place of business. The following services are provided: (1) Eligible persons are informed at the earliest possible date as to the availability of relocation payments and assistance, the eligibility requirements, and procedures for obtaining such payments. � (2) The extent of need of each eligible .person for relocation assistance is determined through direct personal interview. (3) Current and continuing information is provided on the availability and prices of comparable sales and rental housing, and of comparable commercial properties and locations. (4) Information concerning Federal and State housing programs, loans and other special programs offer'ing assistance is supplied to eligible displaced persons. (5) Other City, property owner, and referral services concerning housing, financing, employment, training, health, welfare and other assistance is provided in order to minimize hardships. . (6) Assistance is provided in completing any required applications and forms. (7) Services are provided to ensure that the relocation process does not result in different or separate treatment on account of race, calor, religion, national origin, sex or source of income. B. ORGANIZATION AND STAFFING The relocation staff is part of the Department of Planning and Economic Development (PED) . Supervisory personnel, relocation advisors, and technical and clerical employees are responsible for administering the above policies for Federal programs, and for such other programs as the 25 .�� . Section 312 Rehabilitation Program and acquisitions for Ramsey and Washington Counties. The PED relocation staff will work directly with property owners in administering the locally adopted Relocation Guidelines. VII. OTHER PROVISIONS NECESSARY TO MEET STATE AND LOCAL REQUIREMENTS Non-discrimination The land purchase and development agreement will include prohibitions against land speculation, require compliance with all state and local laws in effect from time to time, prohibit discrimination or segregation by reasons of race, religion, color, sex, or national origin in the sale, lease or occupancy of the property, and require that this latter provision be made a covenant running with the land and be binding� upon the redeveloper and every successor in interest to the property. , ; Affirmative Action/Equal Employment Opportunity i� - The redevelopers must comply with provisions of Section 183.04 of the � Saint Paul Human Rights Ordinance on'Affirmative Action in employment. Compliance covenants will be inserted in all design, purchase and construction contracts and subcontracts. Such covenants must include the following language: - The Contractor and all subcontractors agree that they will not discriminate against any employee or applicant for employment because of race, creed, religion, sex, nation origin or ancestry, age, disability, marital status, or status with regard to public assistance. Further, that the contractor and all subcontractors will take � affirmative action to insure that applicants are treated during employment without regard to race, creed, religion, sex, national origin or ancestry, age, disability, marital status, or st�tus with regard to public assistance. , I Set-Aside Business Program - Contracting Opportunities to Set- ' Aside Businesses. The redeveloper must comply with provisions of Chapter 81 of the Saint Paul Purchasing from Set-Aside Business Ordinance, which sets forth a program to provide contracting and purchasing opportunities to businesses certified by the City of Saint Paul as Set-Aside Businesses. � Compliance covenants must be inserted in all bid specification documents and agreements with contractors and sub-contractors for work on this project. Such covenants will require that 20� or more of the costs of construction and material procurement on the project be attributed to opportunities provided to certified Set-Aside companies. Set-Aside companies are broadly defined in Saint Paul as small businesses, minority or female owned businesses, and businesses owned by handicapped individuals. 26 . .�. � !� qp _i�9 Relocation Relocation assistance shall be provided in accordance with provisions of Minnesota Statutes, 1984, Chapter 117, and the Project Relocation Plan. Vacations, Rezonings and Dedications Rezonings, vacations and dedications of public rights-of-way, as may become necessary, shall be accomplished by separate actions by the City Council for the Project Area, state laws and local ordinances, and will be initiated by the HRA or selected developers. Duration of Controls The provisions of this Plan respecting land uses and the regulations and controls with respect thereto shall be in effect for a period of thirty (30) years from the date of approval of ' this Plan by the City Council of the City of Saint Paul. VIII. 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