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89-2053 WHITE - CiTV CLERK PINK - FINANCE G I TY O SA I NT PA IT L Council w�� GANARV - OEPARTMENT //�] / BLUE - MAVOR � Flle NO. �� , . � ounci Resolution �5`� Presented y Refe / r Committee: Date �l � ��'�� Out of Committee By Date ' EAST GRAND A ENUE PI.AN APPROVAL f�JEt�REAS, the East Grand Avenue Task Force, composed of representatives of the Su�mit Hill Association/District 16 Planning Council and the Grand Avenue Business Association, met with PED taff and prepared a task force report to the Planning Commission; and iiHBRBAS, the task force considered onnents on the repo�t fro� city staff, nodified so�e policies, and approve a small-area plan as an amendaent to the land use chapter of the Comprehensi e Plan to address land use, zonin�, and parking issues on Grand Avenue betw en Ayd Mill Road and Oa,kland Street; and WHEREAS, the Sume�it Hill Associatio and the Grand Avenue Business Association held a neighborhood meeting on Sept ffiber 14, 1989, ta discuss the plan; and WHEREA3, the Planning Co�mission ha reviewed the East Grand Avenue S�all-Area Plan in light of citywide plans, Ci y depart�ents, Planning Division staff, and people who spoke at a Plannin� ommission public hearing; and iiHBREAS, the Planning Commission is in agreee�ent with all aaajor East Grand Avenue Small-Area Plan recommendati ns; and i�THEBEAS, the Planning Conmission ce tified the East Grand Avenue Small-Area Plan on October 6, 1989, and recomm nded its adoption to the City Council; NOW, THBSEFOgP, BE IT SESOLVED, th the City Council adopts the East Grand Avenue Small-Area Plan as an amend nt to the citywide Land Use Plan. COUNCIL MEMBERS Requested by Department of: Yeas Nays Dimo�d � Planning and Economic Development —� [n Fav r '�� xeccman Scheibel � _ Against BY Sonnen �i�'ilcu�� C 2 ; � Form Ap rov d by City ttor Adopted by Council: Date Certified P s by Counc' Secretar BY By� _ . ,; .. , A►pproved IVlavor Date � �� -- �� App o d y Mayor for Su m s ion�uasil C—� B p�g��p D E C � i� 198 - - - � - �. ��a�-3 DEPARTMENT/OFFICE/COUNqI . DATE INITIAT D Planning-PED 10-23- 9 GREEN SHE NO. �°�� CONTACT PERSON 8 PHONE INI INITIAUDATE �DEPARTMENT DIRECTOR �CITY GOUNqL Tom Hd Y've , 228-3371 N� �GTY ATTORNEY �GTY CLERK MUST BE ON COUNCIL AOENDA BY(GAT� ROUTNrO �BUDQET DIRECTOR �FIN.d MOT.BERVICES DIH. ��voR�oR�sT �],p l.an n i n TOTAL#OF 81GNATURE PAGES � (CLIP ALL OCATIONS FOR SIGiNATUR� ACT10N REGUE3TED: ' � Adoption of the East Grand Avenue Plan as small area plan, incorporated as part of the Gity's Land Use Plan. � REOOMMENa►T�oNS:Mv�W a RM+a�(� N ITTEE/1�8lARCFI A PLANNINO OOMMISBION _GVIL SERVI�COMMI8810N �Y� �� . pB O�iMITTEE _ _�,g.�� STAFF _ COMMB�ITB: —��,RT —_ �F�cE �I�Y � �_fO�IVEY BUPPORT3 WNICFI OOUNdL 08JECTIVE7 Nei hborhoods iNm�nnu�P�M.�ssue.oPPOR'ruNrn Nvno,wnu.wnsn.wn.►s.wny�: The East Grand Avenue Plan incorporates re ommendations of the Grand Avenue Task Force on land use, development, and parking along G and Avenue. The plan reflects a consensus of the Summit Hill Association and the Grand venue Business Association on the future of the commercial a�ea. ADHANTAOE8IF APPROVED: This plan supplements the recently ado�ted District 16 Plan. It will provide additional guidance on future development concerns ai ng Grand Avenue. DISADVANTI4f�ES IF APPR�VED: None. OIBADVANTA(iES IF NOT APPROVED: �ouncil Research Center - NOV �31989 TOTAI.AMOUNT OF TRANSACTION N�A cosTn�NUE suoc��cu�c�o►�� YES NO FUNDflrG SOURCE ACTIVITY NIlMSER FlNIV�pl1l INFORAAA710N:(EXPWN) (G�/ _ � . � . . ��.�°�3 :�-� CITY F SAINT PAUL INTERDEPART ENTAL MEMORANDUM DATE: October 23, 1989 T0: Mayor George Latimer ,�� FROM: Peggy Reiche�t7j/�'� �o_ f, RE: A Plan for East Grand Avenu Attached for your review and referr 1 to the City Council is "A Plan for East Grand Avenue," including a task for report and a small-area plan to be adopted as part of the Land Use ele nt of the City's Comprehensive Plan. The plan reflects the joint work of the rand Avenue Task Force, established by the Planning Commission and chaired by anning Commission members, with representatives from the Summit Hill Association and the Grand Avenue Business Association. PED staff from Planni , Neighborhood Development, and Design participated in the process. The s 11-area plan is a summary version, with a few changes approved by the Planning Commission, of the policies in the task force report. A copy of the full re ort is also enclosed. The Task Force was created at the re uest of the Summit Hill Association during its process of updating the District 16 Plan. Parking, traffic, and land use issues along the avenue, and particu arly at Victoria Crossing, continued to concern the neighborhood. It was cl ar that the district plan could not adequately resolve all the issues. Major points of the Grand Avenue Pla include: 1) defining "conservation" areas, where major land use change i discouraged; 2) suggesting two "redevelopment" sites, including the potential for a parking ramp at Victoria Crossing and new commercial developm nt between Grotto and Avon; and 3) emphasizing shared parking as a way o deal with parking shortfalls. Following a public hearing, the Planning Commi sion approved the plan on October 6, 1989. The plan is supported by the Grand A enue Business Association and the Summit Hill Association. The consensus rea hed by these two groups has been very encouraging. The future working rel tionship between the neighborhood groups and the City, as issues arise on Gra d Avenue, look promising. cc: Ken Johnson Attachment . � , � .� �� ^L � �7�-�' !'� �"/°o� 4 ��T'�. CITY O SAINT PAUL `' R6 O o a OFFIC OF THE MAYOR � i 111� i s vm �o ,... 3 7 CITY HALL SAINT PA L, MINNESOTA 55102 GEORGELATIMER 612) 298-4323 MAYOR October 23, 1989 Council President James Scheibel a d Members of the City Council Seventh Floor City Hall Saint Paul, Minnesota 55102 Dear President Scheibel and Counci Members: Attached for your review and actio is an "East Grand Avenue Small-Area Plan," to be adopted as part of the Land se element of the City's Comprehensive Plan. The plan reflects the joint work of the Grand Avenue Task Force, established by the Planning Commis ion and chaired by Planning Commission members, with representatives from the Summit Hill Association and the Grand Avenue Business Association. PED taff from Planning, Neighborhood Development, and Design participat d in the process. The plan is a summary version, with a few changes approv d by the Planning Commission, of the policies in the task force report. The full report is also enclosed. The Summit Hill Association reques d that the task force be established during its process of updating the istrict 16 Plan. Parking, traffic, and land use issues along the avenue, d particularly at Victoria Crossing, continued to concern the neighborho d. It was clear that the district plan could not adequately resolve all t issues. Major points of the Grand Avenue P1 n include: 1) defining "conservation" areas, where major land use change 's discouraged; 2) suggesting two "redevelopment" sites, including th potential for a parking ramp at Victoria Crossing and new commercial develop ent between Grotto and Avon; and 3) emphasizing shared parking as a way to deal with parking shortfalls. Following a public hearing, the Pla ning Commission approved the plan on October 6, 1989. The plan is supported by the Grand venue Business Association and the Summit Hill Association. The consensus re ched by these two groups has been very encouraging. The future working re ationships between the neighborhood groups and the City, as issues arise on Gr nd Avenue, look promising. I have reviewed this plan update an recommend adoption of the plan as part of the City's Comprehensive Plan. An ttached resolution accomplishes this end. V y truly u , r eorg atime May Attachments �i .4s . ` . ��j.��°-S3 Members: GITY OF AINT PAUL B�� Wilson, chair ��»��i6ti � Tom Dimond !�!1 3!d � • _ OFFICE OF E CITY COIINCIL Kiki Sonnen { Date: December 13, 1 89 WILLIAM L. WILSON�� MARK VOERDING �°un��'ma° C o m m tte e R e p o rt ��''��D Legislative Aide �- � ��c�d��a9 To: Saint Paul City Council r�;�i c��:�:� From : Housing and Econo ic Development Committee Bill Wiison, Chair 1. Resolution adopting the East rand Avenue Small Area Plan as an amendment to the citywide Lan Use Plan (C.F. 89-2053) -- COMMITTEE RECOMMENDED APPROVA / _---- -__----__------ __ . 2. Guidelines and Resolution for RAP COMMITTEE RECOMMENDED APPROVA , WITH AMENDMENTS. 3. Ordinance amending Chapter 73 f the Legislative Code pertaining to Heritage Preservation Commiss' n (C.F�. 89-2122) COMMITTEE RECOMMENDED APPROVA 4. Resolution establishing the Do town Development Study Commission (C.F. 89-1997) COMMITTEE RECOMMENDED APPROVA , WITH AMENDMENTS CITY HALL SEVENTH FLOOR SAINT PAUL, MINNESOTA 55102 612/298-4646 46 � ��'�a�'3 �r-- � �� A PLAN FOR EAST GR ND AVENUE JUNE 1989 A Report to the City of Sa'nt Paul Planning Commission. Approved by the Grand Av nue Task Force, June 20, 1989. � „��.�.�.,..,� . �.o.� Divisio of Planning Department of Planni g & Economic Development 25 West Fourth Street Saint Pa 1, MN 55102 ; � ��'aos3 ; ; CONTENTS CREDITS , The development of the District 16 - East I. INTRODUCTION 1 Grand Avenue Plan has been the respon- Purpose of the Plan sibility of the Grand Avenue Task Force. Previous Planning Studies The task force is composed of inembers Existing Conditions representing the Grand Avenue Business Strengths Association and the Summit Hill Weaknesses Association/District 16 Community Coun- Goals cil. It is chaired by two members of the St. Paul Planning Commission and staffed by II. LAND USE 3 the St. Paul Department of Planning and Current Land Use Economic Development. Work began oa the Development Concept plan in March, 1988. Zoning Policies GRAND AVENUE TASH FORCE III. PARKING 6 Planning Commission IV. TRANSPORTATION 8 Anne Geisser, Co-chair MTC Buses David Lanegran, Co-chair Traffic Summit Hill Association V. URBAN DESIGN 9 Brian Belisle Site and Building Design Bob Casselman Guidelines Ted Dooley Sign Design Guidelines Jack Sjoholm VI. ACTION PLAN 10 Grand Avenue Business Association Mike Mischke Michele Poire MAPS Mark Stevenson Cathy Vekich Zoning 14-15 Jim Wuollet Land Use 16-17 Development Concepts 18-19 STAFF Parking and Transportation 20-21 Kenneth Johnson, Director, P.E.D. Peggy A. Reichert, Deputy Director FIGURES for Planning � Kenneth Ford, Principal Planner � Commercial Development 23 Larry Soderholm, Principal Planner Victoria Crossing Parking Ramp Tom Harvey, City Planner Grand Avenue Elevation 24 Victoria Elevation 25 Graphics: Tom Dobbs Parking Lot Screening 26 Tom Ashworth i � ��.-a°.�3 � A PLAN FOR EAST GRAND AVENUE Prrpoa oi the lli� The purpose of the Grand Avenue Pian is: I. INTRODUCTION l. To develop a greatcr degree of consen- In 1986 and 1987, the Summit Hill sus among commercial property owners, Association/District 16 Planning Council commercial tenants, and ad jacent residents drafted an update to the distriet's 1980 (both on and off Grand) on the future plan. This neighborhood plan will be in- direction of Grand Avenue. corporat�d into the City's Comprehensive � � Plan. During the drafting of the plan, th 2. To provide a comprehensivc framework Summit Hill Association and the City we for guiding lang-range land use direction also dealing with a number of developme t in the area. proposals on Grand Avenue that raised concerns in the neighborhood. The healt y 3. To explor� parking options where park- - commercial market on the avenue led to t e ing need is the greatest. removal of one house for business expan- sion, threats to several other residential 4. To gather into one plan the key elements structures, requests for rezonings, and re- of existing plans, policies, and regulations quests for variances from parking requir - affecting development on Grand. ments. Prev[ous Pianning Studies The continuing success of Grand Avenue as a commercial area presents a challenge to Grand Avenue has been the subject of the neighborhood and the City in how to several planning studies during the 1980s. accommodate development in the area. In 1982, a Grand Avenue East Task Force, Commercial development over the past te with GABA and SHA representatives, com- years, while having a positive impact on pleted a rezoning study of Grand Avenue the business community, has had some East. Grand had gone through many land negative impacts on adjacent residential use changes since the adoption of the City's areas, primarily with increased traffic a d 1975 Zoning Ordinance. Major parcels parking demand. Rezonings implemente were left inappropriately zoned for a com- in 1983, and particularly the creation of patible commercial-residential mix, and the B-2C zoning classification, helped es- commercial growth had created some severe tablish a development framework for the parking shortages along segments of the - avenue. However, additional pressure fo Avenue. new or expanded commercial uses has le to conflicts between the residential and The task force recommended that the City business community. rezone from B-3 to B-2 those properties that were vacant or housed a B-2 use, and F At the request of the Summit Hill Associ - that B-2 properties in residential use be � tion, the Planning Division initiated a rezoned to a less intensive zoning category. study of land use, zoning, traffic, and To accomplish this, a new zoning category parking for the portion of Grand Avenu was created. The B-2C (B-2 Conversion) that is within District 16, from Ayd Mill zoning would allow commercial uses in Road to Oakland Avenue. A Grand residential-type structures, while adding Avenue Task Force, chaired by members of some off-street parking requirements, con- the Planning Commission, with represen - trolling alterations to residential setbacks, tives of both the Grand Avenue Business and limiting the amount and type of com- Association (GABA) and the Summit Hil mercial uses. Association (SHA), was appointed to ex- amine future development concepts for t e As a result of the task force recommenda- avenue. tions, ten properties were rezoned from B-3 to B-2; one property from B-3 to RM-2; one property from B-3 to B-2C; and 58 �rom B-2 l � ��q-�ao✓r3 to B-2C. Nith the continnieg transfor tion of Grand Avenue busine�ses, as ne Stre'ztLs business�s replace old, an additional fo r B-3 zoned properties now house B-2 use l. Grand Avenuc is a healthy retail shop- ping area characterized by a small-scale A Grand Avenue East Task Force con- commorcial-residential landscape. tinued to meet, and working together w h a Grand Avenue West Task Force in 198 , 2. A strong neighborhood market with produced the Grand Avenue Special Dis above-average purchasing power supports trict Sign Plan and Grand Avenue Desi the avenue. Guidelines. Both sets of guidelines wer adopted by the City Council in late 198 . 3. Businesses include an attractive mix of ' Key elements of the guidelines are in- retail uses, restaurants, and services. cluded later in this report. 4. Grand Avenue's diversity of shops is Parking problems continued to grow on due in larg� part to the strength of local Grand, with tha continuing success of entrepreneurship. businesses, institutional demand, and residential needs. In 1985 the Planning 5. The avenue's character is enhanced by Commission established a Grand Avenue the adaptive use of older structures, includ- Parking Task Force. Early in 1986, the ing houses, for commercial use. Commission reviewed the task force rep rt and recommended a number of policies or 6. Both the district council and the local the Victoria Crossing area. Several reco - business association are active in improving mendations were implemented; others sti 1 the avenue. must be put in place. Weaknesses The Planning Commission also resolved that "staff prepare a draft incorporating l. Parking shortages on Grand Avenue these policies with those in the Grand have negative spill-over effects on adjacent Avenue East and Grand Avenue West pl s residential areas. to be considered by the Planning Commi - sion as an amendment to the land use co - 2. The business district is geographically ponent of Saint Paul's Comprehensive dispersed with little buffer between com- Plan." This report is the next step in tha mercial and residential uses. process. It is anticipated that it will resu t in a sub-area plan for Grand Avenue Ea , 3. High traffic volumes, particularly at to be incorporated into an update of the certain times and locations, conflict with land use plan. the pedestrian character of the street. Existln� Conditions 4. It is difficult for successful business to expand in place. Grand Avenue commercial tenants, developers, and neighborhood residents o - 5. Recently adopted urban design and sign ten seem at odds on development proposa s guidelines have not been successfully affecting the avenue. Different opinions implemented. are played out in the planning process as zoning requests and site plan proposals ar Goals reviewed by the Planning Commission an City Council. There does seem to be roo The identification of strengths and for future agreement, however. In the weaknessos leads to the following general process of developing this plan, the Gran goals for Grand Avenue. Specific policies Avenue Task Force representatives agree are developed later in the plan. on the following strengths and weaknesse of the avenue. These shared views can form the basis for shaping future change . 2 , ��`a°S.� � 1. To maintain the ambience of Gnnd � Avenne as a mixed-use shopping and II. ZONING AND LAND USE I residcntial street by ensuring that comme • (MaPs 1, 2) cial development is compatible with ad• Cnrrent LaHd U:e jacent residential property. Grand Avenue is a commercial-residential 2. To alleviate parking problems and esta - street running for a length of eleven blocks lish a creative dialogue to resolve future within District 16, from Ayd Mill Road on parking and traffic concerns. the west to Oakland Avenue on the east. The avenue is characterized by a mix of 3. To enhance the viability and success o specific land uses, including single-family Grand Avenue businesses. and multi-family residential structures, retail stores, restaurants, and offices. 4. To maintain the diverse character of t e Residential and commercial uses are often avenue's shops. located in the same structure, particularly in the houses zon�d B-2C that allow office S. To fully implement design and sign and retail use. guidelines through site plan review and through communication with existing The 208 lots fronting on Grand comprise property owners and tenants. approximately 45 acres of land area. By zoning classification, 4296 of the parcels 6. To maintain a continuing dialogue be- are residential; 2996 are traditional com- tween the Grand Avenue Business Associa mercial zones; and 2996 are zoned B-2C. tion, the Summit Hill Association, and the Total land area in each of these uses is City of Saint Paul planning department. skewed toward traditioaal commercial zones. Actual land use (by lot area) is ------------- about 4596 residential and 5596 commercial. This report makes recommendations in Z nin Parcels Acres three major areas: zoning and land use, parking, and transportation. In a fourth RM-2 88 42.3°Xo 16.40 36.6% area, urban design, policies adopted in 19 as part of the Grand Avenue Design OS-1 2 1.0% .34 .896 Guidelines and Special Sign District are B-1 2 1.0% .48 1.196 reiterated. The policies and action recom- B-2 44 21.296 13.79 30.8°r6 mendations are listed below. The report B-3 11 5.396 4.47 10.0 divides the avenue into three strategy areas: conservation areas, standard develo - B-2C 61 29.396 9.28 20.796 ment areas, and potential redevelopment areas. The applicabie strategy areas for Residential (RM-2) land predominates east each policy are noted in parentheses fol- of Dale Street, while the blocks west of lowing the policy. Lexington are primarily B-2C-zoned residential-type structures. Between Lexi- C = Conservation area ngton and Dale, blocks vary considerably S = Standard development area in their commercial-residential mix. The R = Redevelopment area main commercial nodes are at Lexington, Victoria, and Grotto, with minimalls also The following maps are included for located at Oxford, Chatsworth, and Milton. reference: There is virtually no vacant land along Grand Avenue, though some spaces in inte- Map 1: Current Zoning rior malls are vacant. Map 2: Current Land Use Map 3: Development Concepts Existing zoning and land use offers few Map 4: Parking and Transportatio opportunities for new structural develop- ment. Rezonings and/or parking variances � would be required to successfully develop 3 � . C�r.�"p?O.s3 property along moat of the avenne. New 6, FindinE wsya to slleviate existing park- development can occur in existing build- ing problems. ings through changes of existing use, development of vacant space, and con- East Grand Avenuc is divided into thrcc tinued conversion of B-2C properties to general development areas: conservation commercial uses. areas, standard d�velopment areas, and potential redevelopment areas. (Map 3). Much of the special character and am• The zoning and land use recommendations bience of Grand Avenue comes from the are targetcd to these areas. modest scale structures and the mix of co - mercial and residential buildings. Many o Coaserv�tion areas: Much of Grand the existing uses are local in nature, serv- Avenue can be categorized as ing the neighborhood population as well a "conservation" areas, where existing land a regional market. The diversity of uses, use is established and where urban design the proportion of local entrepreneurs, and is generally consistent with the Grand the architectural mix contribute to makin Avenuc dcsign guidelines. These blocks Grand Avenue a unique shopping and ser - tend to have established apartment build- ice center in the Twin Cities. ings, commercial structures, and groups of smaller residential structures. Residential The appeal of the Grand Avenue landsca zoning offers a degree of protection. In also presents some challenges to the neigh addition, B-2C zoning allows commercial borhood. Commercial and residential uses use of houses while maintaining the are quite mixed along much of the street. residential character of those areas. In There is also little buffer between the some locations the expansion of stores and businesses on Grand and adjacent residen parking threatens the residential character tial streets -- Summit Avenue on the nort of B-2C property. and Lincoln Avenue on the south. Parkin and traffic spill over into the residential Standard development ireas do not show parts of the neighborhood. Parking short- the design and land use consistency found falls, as defined by the zoning code, exist in the conservation areas, but neither is along nearly every block of Grand Avenu . redevelopment deemed necessary. The ex- isting zoning is appropriate, but building Development Concept and site design could be improved. Case- by-case development proposals, initiated by The development concept for Grand property owners, offer opportunities to im- Avenue includes: prove the avenue by following established policies, procedures, and design guidelines. 1. Protecting the ambience of the street b Decisions in these areas should emphasize maintaining a commercial-residential mix full utilization of existing commercial space, not incremental additions to com- 2. Maintaining a mix of businesses that mercial land. rely on neighborhood support and enhanc the character of Grand Avenue. Potential redevelopment ireas include a few locations on Grand Avenue that do not 3. Maintaining and enhancing the nodal fit the character of Grand Avenue. Exist- character of Grand Avenue commercial ing design is weak in these areas, and com- development while protecting the neigh- mercial building types are mixed. Some borhood from parking and traffic commercial buildings are underutilized. In problems. these areas, changes in zoning, land use, and building character would be ap- 4. Working to efficiently use existing co - propriate. Specific development concepts mercial space on the avenue. are proposed for those sites. (Map 3). 5. Seeking new opportunities for residen- tial development. 4 ��-a� 1. trotect cneseniNe� areu ira■� leu Zoaf,� poltcies re�tricti�e zonina. Co�ser�atio� ar�at :hould be protected from the expansion of The present zoning along Grand Avenue B-2 and B-3 zoni��. (C) gcnerally appropriate to the street. Zoni g was examined in 1982. At that time, the 2. Cnrtail B-3 zo�i�a. B-2 sad B-2C creation of a new zoning category, B-2C zoaia� allows u:es �ost �ppropriste to com- Community Business (Convertcd) District mercial activity o� Grand Aveaue. No ad- promoted commercial expansion into ditions of B-3 zoaia� should be �pproved, business-zoned residential structures whil and the Clty ahonld rezone B-3 properttes maintaining the residential appearance a d to B-2 when auch properties are devetoped requiring off-street parking adequate for for B-2 e�se. (S,R) employees. Certain types of business are excluded. B-2C zoning is working well o Some uses allowed under B-3 zoning may Grand Avenue. Along with parking re- not be appropriate or desirable on Grand quirements and design guidelines, the too s Avenue. The primary concern is with are in place to maintain the character of fast-food uscs allowed in B-3 zones. the avenue. Changes from existing uses to fast-food use would require more parking than is now The existing zoning regulations and appe 1 available on B-3 lots. The parking con- procedures are working on Grand Avcnu . straints will limit future changes in use The review process includes both the Cit without related rezonings to provide ade- Planning Department, the Summit Hill A - quate parking. In addition, fast-food res- sociation, and the City Council. Necessa taurants in B-3 zones require a special con- components of this process are that: 1) th dition use permit. Given the limited poten- City adhere to land use plans; 2) propert tial for changed uses in B-3 property, owners are informed of design and sign downzoning of existing B-3 properties is guidelines; and 3) the Summit Hill Associ - unnecessary. Howcver, expansion of B-3 tion and the business community continu zoning should be restricted. to communicate fully. Other rezonings, initiated as appropriate by Property owners plainly have the right t petition, may help alleviate existing park- apply for rezonings and variances, and t e ing shortfalls and promote the success of granting of such requests may be war- existing commercial space. The shared ranted in some cases. Requests and revie s parking potential of existing institutional will generate discussion and, at times, di lots is limited by current zoning regula- sension. Design guidelines are limited in tions. the degree to which they can be imposed. In the conservation areas this plan dis- 3. Revise zontn¢ code to urotect buildln¢s courages major land use changes along from uremature demolition. No perm[t for parts of Grand Avenue. In promoting th the demolition or move of buildings or existing design guidelines the plan seeks o structures should be issued until a final keep property owners and developers in- permit for a replacement building or xny formed of community opinion. necessary rezoning has been approved. (C,S,R) In a few instances development pressure, parking problems, and conflicting land u es On Grand Avenue, and elsewhere in the may suggest that selected rezonings and city, buildings are occasionally moved or variances are necessary. Proposals will b demolished before the proposed reuse of reviewed on a case-by-case basis to ensur the site has been approved. This causes that land use, design, and parking option problems when the future use requires a are fully explored. Land use changes on rezoning or site plan review. Property Grand Avenue should be initiated by owners, the neighborhood, and the City property owners and developers. The Ci should be fully aware of all phases of a should review proposals when appropriat proposal before any irreversible steps take but does not now propose any changes. place. S � � �r�4 aQS.� frontsge of 2S0 fe.et is required to develop 4. Coatrol setllo�er eifects oe Ligcole twalevel parking, or more area must be Avenue. Acknowied�in� the special cha c- devoted to surface parking. ter oi Grand Aveaae and the eei�hborho d �t serves, rezonlnQs aed varisnces are d1s 7. Provide adeQuite ttme for derelonment coura�ed in those �reas of Graad Avenu nronosal reriewa. Ctty stafi chould make where p�rktn� aad trafflc probiems �re x- :ure t6at adeqaate tioe is �ranted to the treme and sptll over onto Llncoln Avenue district councll aed to the bustness associa- Summit Avenue, or iato alleys. (C,S,R) tion for review of son[ng �pplicstlons by committees and by the full boards. (C,S,R) 5. Buslnesses shonid au existin� commercia • 8. Eacoura¢e aeiahborbood coo�erition on apace on Grand A�e�ne and expand build Qrolect re�iew. Property owaer: and ings and parkin� within exlstin� •p- developers are ctrongly encouraged to work proprtately zoned �rexs. (S) wlth the Summit Hill Association and with the Grand Avenue Basiness Association -- Future development should work toward before a petitton is flled -- to smooth the making existing commercial property mo review process. (C,S,R) successful rather than adding more com- mercial land along the avenue. The pres- A review of past zoning cases shows that sure to further develop Grand Avenue requests for rezonings and variances have should be channeled to "non-conservation been fairly limited, and granted requests areas. are uncommon. The Summit Hill Associa- tion continues to review applications for 6. k r v 1 m n f h n r rezonings and variances. Some improve- Grand between Grotto and Aron. The CIt ments to the review process could be imple- should work with property owners and mented to ensure that adequate time is developers to redevelop the middle of the given for neighborhood review. Early block, tncluding the Video Update lot, the cooperation between the district council former Kentucky Fried Chicken lot, and and developers facilitates the process. the Italian Pie Shoppe and Winery lot. (R III. PARKING (Map 4) This section of Grand Avenue offers an opportunity to expand commercial space Parking shortfalls, as defined by zoning and parking while improving urban desig regulations, exist on most blocks on Grand The area now has inconsistent building set Avenue. Actual parking need, as perceived backs, poorly designed parking areas, and by residents and businesses, does not al- vacant commercial building. Two of the ways match zoning roquirements -- yet parcels are zoned B-3. A redevelopment serious shortfalls are felt in some locations. concept site plan is shown in Figure 1. Th Parking problems aro created through 270-foot frontage of the three lots would apartment demand, institutional uses, and allow a 12,000 square-foot commercial business need. Previous parking proposals building at the sidewalk, with two-level have aot been fully realized. New ideas parking at the rear. The parking would and implementation efforts are needed. serve both the new commercial space and buildings on the south side of Grand In order to maintain the character of Avenue. Initial cost estimates show that Grand Avenue, parking problems must be the project would require public participa- addressed in a variety of "moderate" solu- tion. tions: shared parking and an expanded walking distance for employees, for ea- This concept could work elsewhere on ample. Overly-engineered solutions to Grand Avenue as well, though it shows ho parking and traffic problems would be difficult it is to develop new construction detrimental to the character of the avenue. with adequate parking. Either a minimum 6 � � ��--ao3.� At the same time, this plan recognizea t� t buaineaaq, 3) traffic will not �xceod locat parking problems will remain and that i - capacity, and 4) future spin-off devetop- pacts on the residential neighborhood ad ment at Victoria Crossing is controlled. In jacent to Grand cannot be entirely addition to helping alleviate existing park- eliminatcd. Parking problems are caused ing problems, a parking deck could be a by commercial demand, by the large num positive design element at that corner. ber of apartments in the neighborhood, a d by the needs of homeowners with several The task force reviewed several design con- automobilcs. Dealing with parking will r - cepts for a two-lev�l parking ramp. The quire an on-going dialogue between com- general concept can work at the southwest mercial and residential interests in the corner of Victoria and Grand. Figuros 2 neighborhood. and 3 show the Grand and Victoria facades of one particular design. Such a structure 9. Facilitate shared narkinQ a¢reements. would provide a visual infill at the corner The Summtt Hill Assoclation, the Grand and would add 100 spaces to thos� now on Avenue Bustness Assoctation, �nd the Cit the lot, from 135 spaces to 235 spaces. Cost should work with property owners to reac estimates show that a ramp would require parkinQ agreements for shsred use of com both public and private financial participa- merciai park�ng, and shared parking op- tion. The task force encourages the City to tions should be fully explored as part of explore options with property owners, any application for a parking variance an developers, businesses, and residents. before aay removal of buildings for parki g is approved. (C,S,R) Multilevel parking is not now needed at other locations on Grand, and efforts 10. Allow and encouraQe shared commer- should continue to see that iatensified cial oarkia¢ in institutional lots. The Cit development does not lead to serious park- ahoutd develop land use mechanisms short ing shortages elsewhere on Grand Avenue. of rezouing to allow the use of Institut[on 1 lots for shared commercial and residential Several other options to alleviate parking parking. The zoning code should be problems were explored in previous Grand amended to allow such use by speciai con- Avenue studies and were reviewed by the dition use permit. (C,S,R) task force. Some business and institutional lots are un Restricted residential parking is opposed derutilized during periods of peak deman . by local residents and should not be imple- Opportunities exist to use existing lots mented at this time. Lincoln Avenue more effectively. (Map 4). should retain parking on one side only, as desired by residents of the street. 11. Exoand oarkin¢ at Victoria Crossina. Pocket parking -- providing small parking The Clty should explore, with private lots near existing business -- requires the developers, the opportun[ty to build a tvro- removal of structures and has generally level parking ramp or deck at the south- been opposed by the district council. Some west corner of Victoria and Grxnd. There opportunities for pocket parking do exist should, however, be no surface expansion o and are an appropriate means to add park- the lot. (R) ing. Landscape screening can lessen the visual intrusion of surface lots and should The Summit Hill Association has, in the be developed for new and existing lots. past, opposed parking ramps on Grand Avenue. The neighborhood may now be There are few places where building more sympathetic to a parking deck. Wher removal is a practical means to alleviate parking shortfalls are the greatest -- at Vic parking problems. Many lot widths do not toria and Grand -- a parking facility may allow for efficient use of space; land prices be the most practical solution if: 1) a struc- make new spaces eapensive; and the in- ture can be designed appropriate to the cremental loss of structures has a negative neighborhood, 2) new parking provides a impact on the esthetics of the avenue. significant net gain iu spaces available for . 7 � �G�'a�.�3 1Z Use !-1 so�i�� for ssrkt�t Int� If and Grotto shoold be considere:d for pucel: adjaceat to existie� coetsercisl employee parking. Busineases from Milton uses ire proposed for rezonin� for parktn , to Dale could encourage their employees to P-1 parktn� zones are preferred over ex- use this parking. Another opportunity lies paasion of B-2 aed B-3 commercial zontn . with existing parking behind B-2C (S,R) businesses. These spacas, accessible only by --- alleys, seem undesirablc to many customers 13. and could be better used by employees. areas. If zonin� parcels are developed Businesses should work together on B-2C solely for new parkin� tots, t6ey should b employee parking. Ilmlted to "non-conservation" are�s and ahoald be approprlstely screened irom th 17. Provide cians to existie� oirkina lots. street �nd alley. (C) Si�na�e ahould be impro�ed to direct shop- pers to existing lots. The Grznd Avenue Certain allowable changes in building use Business Association, the Summit Hill As- will require additional parking. New sur sociation, snd the City should derelop con- face parking lots will be necessary in tho sistent sign��e to assist customers. (C,S,R) instances. Not all of the parking lots in the Victoria 14. Restrict buildln¢ removal for oarking Crossing area are efficiently utilized. The The removal of historic or residential existing signage and restrictions make the buildings solely to provide additional par parking situation is confusing. Traffic ing is discouraged. (C,S,R) flow problems are created as people search for parking spots. In addition to working 15. Retain ex�stin¢ uarking su�nlv. Any toward more fully shared use, signage can remoral of ex[sting parktng Is strongly di help shoppers find available parking. couraged without substitute parktng being provided. (C,S,R) IV. TRANSPORTATION (Map 4) 16. Limit emnlovee oarking where cus- tomer demand is highest. Employees of MTC Buses Grand Avenue businesses are discouraged from using on-street parking spaces, inclu - 18. Encouraee oark-and-ride use of MTC ing those on Lincoln Avenue and the uses. The Grand Avenue Bustness As- north-south streets between Llncoln and sociation and other businesses should ex- Summit. Employers should encoura�e plore a merchant-supported token system to empioyees to use institutional lots where encourage bus use. (C,S,R) agreements can be reached and to use Su mit Avenue. (C,S,R) Grand Avenue's nodal shopping areas en- courage shoppers to drive between destina- Employee parking is a problem when busi tions on Grand. A dime zone could make ness employees use spaces most in demand bus use a practical alternative. The MTC, by potential shoppers. It is difficult to however, opposes a dime zone, and bus regulate employee parking, but steps are ridership suggests that there is insufficient needed to discourage employee parking demand for a dime zone. where customer spaces are needed the mos . The Grand Avenue Business Association There is concern that downtown workers should take steps to discourage employee are using the Grand Avenue area for all- parking on Grand and Lincoln. Employee day parking. Formal park-and-ride lots do should be encouraged to park farther awa not seem practical. Limited time parking and walk to work. on Grand and stricter controls of parking lot use should be used to discourage all-day Church parking lots, with the proper parking. As with Grand Avenue employee shared agreements, offer one opportunity parking, alternatives to residential street for employee parking. The House of Hope parking should be established at the more church parking lot at the corner of Summi remotz sha�red lots. 8 ��.�;`_aa'�.� Trsfik Co�trol The Grand Avenue Design Guidelines are intend�d to build the image of Grand Peak hour traffic problems in the Victoria Avenue as a special area and to create an Crossing area can be quitc bad, particularl atmosphere that is desirable to both resi- as drivers seek elusivc parking spots. dcnts and customers. They are intended to P�destrian crossings are sometimes dif- enhance the public imaga and economic ficult. 'Two proposals seek to address thes value of property along the avenue and in problems by diverting some traffic away the surrounding neighborhoods. from the Victoria area and by making pedestrian crossing easier. The current Grand Avenue Task Force has no major additions to make to existing Objectives of street design include in- design guidelines. The task force does, ereased safety for motorists and however, encourage more comprehensive pedestrians, efficient movement for driver implementation of the existing guidelines. in the area, and easy access to and from This will require the active participation businesses. Portions of Grand Avenue of- of the city, workiag with the Grand fer a particular challenge as existing busi- Avenue Business Association and the Sum- ness capacity may soon exceed the strcet mit Hill Association, to publicize the network's capability to handle traffic guidelines and to seek ways to implement without undue effects on nearby residen- the recommendations. tial areas. Parking and traffic is par- ticularly congested at peak hours on the Major recommendations are summarized blocks near Grand and Victoria. below under the appropriate report head- ing. The complete recommendations can be 19. Add traff[c si¢nal at Grotto aad found in the earlier studies. �rand• The Ctty Public Works Departmen should add a traffic signal at Grotto Stree Grand Avenue Design Guidelines (C,S,R) and Grand Avenue. (S) 21. Line Grand Avenue with trees. Grand The expansion of Pier 1 on at the northeas Avenue should be lined with trees for its corner of the intersection and the addition ent[re tength, including the commerciat of a Walgreen's drugstore at the southeast areas where trees are currently missing. corner will add traffic to an already dif- ficult intersection. 22. LQmit curb cuts on Grand. Parking lots should be located to the side or rear of 20. Facilitate oedestrian crossin¢s at Vic- commercial structures ind have a minimum joria. The traffic signal at Victoria Cross- of curb cuts. Acce:s to parking lots on cor- ing should be set to sllow a period of all- ners should be from the side street is way red, pedestrian-only crossing during preferred. peak hours. Right-hand turns on red should not be allowed. (S) 23. Provide landsca�e screenin¢ of narkinQ _ Is,�. The design gnidelines offer sereral conceptual plans for parklag lot landscap- ' V. URBAN DESIGN ing, and recommended that all lots ' (including existtng fots) be landscaped to Urban design issues on Grand Avenue wer meet the zoning code requjrements. Screen- the subject of a joint District 16 and Dis- ing of parking lots from the street is one trict 14 task force in 1983. Those meetings means to maintain the continutty of build- led to adoption by the Planning Commis- ing facade lines. (Figure 4) � sion and City Council of the Grand Avenue � Design Guidelines and the Grand Avenue 24. �murove desi¢n at commercial nodes. ; Special District Sign Ptan. In addition, the More specIfic desiga plans should be ' update of the District 16 Plan, completed developed for each of the five major com- by the Summit Hill Association in 1989, mercial nodes. A memorable unified visual reiterated design themes for the avenue. lmage should be developed for each node . through the use of repetitious elements: 9 i ! � ��`3 b�ildi�� sateria�, coloes, aw►�i��:, t6e aign proviaiona of the design plan. Main proportio� oi wi�dow opeaia�s, add :1�a pointa are listed below. For the detailed locations. The Gr�nd Avenue Business s- recommendations, readers should see the sociation must play the key mana�ement adopted sign plan. and coordinatia� role to achieve resutts from the proposals. 27a. Restrict new oroduct advert[sina siaas. Advertisin� si�ns are not permitted 25. Pr 1 - r in the special sign district, though existing back oatterns. Many blocks on Grand advertising signs may remain as legal non- Avenue have both commercial and conformin� siQns. Business signs are to residential-type atructures. In terms of identify the busi�ess on the premises, not deatQn, the most :nccessful of these have adverttse a prodac� corner commercial structures up to the sldewalks, w[th smaller residential-type 27b. Do not cover windows and architec- structures set back from the sidewalk in tural details with sians. Windows and ar- mid-block. This desi�n pattera should b chitectural details :hall not be covered by preserved and expauded. On all- wall s��ns. commercial blocks, buildings should have no setback from the sidewalk. 27c. Limit the heISht of si¢as. The height of all signs is limited to 20 feet above 26. Im 1 m n h xistin v r 11 esi grade. guidellnes. The City, SHA, and GABA should take a more active joint role in im 27d. Limit tvne stze on sians, Si�n letters plementation strategies. Design guidellne are IImited to 12 tnches in height in most are oaly partialiy implemented through t e cases. city's site plan review process. As part o design [mplementation, the City should 27e. Limit the size of si¢ns. Projecting review building elevations and a review o signs shall have a display surface of no building materials, jn addition to site pla s. more than 12 square feet. An on-gotng promotional effort is needed to keep property owners and business tenant aware of the desi�n efforts along the VI. ACTION PLAN avenue, and joint efforts are needed to at tract financiat resources to imptement The action plan designates the parties design [mprovements on Grand. which bear the primary repsponsibility for implementing the recommendations in the Plan for East Grand Avenue. Those parties Grand Avenue Special Sign District (C,S,R include City ageneies, neighborhood groups, and institutions. The Grand Avenue Special District Sign Plan builds on the unique character and SHA Summit Hill Association identity of Grand Avenue. It provides fo GABA Grand Avenue Business strong, clear identification of businesses Association the Avenue. It is intended to reduce the PED Planning and Economic clutter and chaotic diversity of signage Development Departmeat that impairs the effectiveness of signs PD Planning Division identifying businesses, to provide design PC Planning Commission standards for signs to increase their CC City Council legibility and impact, and to create a mor BIDD Building Inspection and Design desirable and memorable image for Grand Division Avenue. CPTO Commercial Property Tenants and Owners The sign plan, unlike the design guideline , PW Public Works was adopted as a city ordinance, and is en WMCL William Mitchell College of Law forced by the City's Zoning Administrator UCC United Church of Christ The plan .was designed to implement the HH House of Hope Church 10 �a-�j-aas3 ZONING AND LAND USB 1. v i r' 'v PD PC CC �QII.3.g8• 2. Curtail B-3 zoninQ. PD PC CC 3. vi z nin r il 'n fr m PD PC CC �remature demolition. � BIDD 4. r ill v r f n in 1 PD PC CC S. i ' r i f CPTO 6. krdv f h nrh i rn PED between Grotto and Avon. CPTO 7. r vi 'm f r d v m r 1 PD PC reviews. 8. Encoura e nei h rhood coo r ti n r ' t r view. CPTO GABA SHA PARHING 9. Facilitate shared narkina aareements. SHA GABA PD 10. All w n n r e h r mm r i 1 rkin PD PC CC in institutional lots. WMCL UCC HH I 1. Exnand oarkinst at Victoria CrossinQ. PED CPTO 12. I7se P-1 zoninr� for narkinQ lots. CPTO PD PC CC 13. i v r PD PC CC 14. Restrict buildin� removal for narkins�. PD PC CC BIDD CPTO 15. Retain existina narkin� sunnlv. PD PC CPTO 16. Limi m 1 rkin where m r m i CPTO his�hest. 17. Provide si�ns to existinQ narkina lots. GABA SHA PW 11 : � �J��-a�s3 TRANSPORTATION ��r�...: 'a-i M 18. n r n -ri f GABA CPTO 19. rfi i r n n . PW .� 20. F ili ri n r in V ri . PW , GRAND AVENUE DESIGN GUIDELI ES 21. Linc Grand Avenue with trees. GABA SHA CPTO 22. Limit curb cuts on Grand. PD PC 23. Pr vi 1 n r nin f r in 1 s. CPTO 24. Im r ve e i n t mm rci l node . GABA SHA 25. r n r m 1 k-fr n n . PC PC CPTO 26. Im 1 m n x' tin v r 11 i id lin . PED GABA SHA GRAND AVENUE SPECIAL SIGN DIS RICT 27a. R ri t n w r u v rti in i n . PD PC CC GABA CPTO 27b. v w'n w n r hi ur 1 i PD PC CC with sistns. GABA CPTO 27c. �imit the heiQht of siQns. PD PC CC � GABA ' CPTO 27d. Limit tyoe size on siQns. PD PC CC GABA CPTO 27e. Limit the size of sisns. PD PC CC GABA CPTO 12 � � �!��'a os"3 r�15 EAST GRAND AV NUE SMALL-AREA PLAN OC OBER, 1989 (Approved by the Saint Paul lanning Commission, October 6, 1989) . � ��-ao�s3 EAST GRAND A ENUE SMALL-AREA PLAN A Proposed Amen ment to A Plan for Land Use (Adopted 11/2 /80 as an element of the City of St. P ul Comprehensive Plan) (Approved by the Saint Pa 1 Planning Commission, Oct. 6, 1989) parking demand. Rezonings implemented The Grand Avenue Task Force's report, "A in 1983, and particularly the creation of Plan for East Grand Avenue, 1989," the B-2C zoning classification, helped es- presents a number of policy and action tablish a development framework for the recommendations directed to the City, t e avenue. However, additional pressure for Summit Hill Association, and the Grand new or expanded commercial uses has led Avenue Business Association, as those to conflicts between the residential and groups work on the future development business community. along Grand Avenue. This summary do u- ment, written as an amendment to the Development Concept Land Use chapter of the Saint Paul Co - prehensive Plan, presents those recomm n- The development concept for Grand dations along with a series of maps desi - Avenue includes: protecting the ambience nating significant areas of the avenue. of the street by maintaining a commercial-residential mix; maintaining a Purpose of the Plan mix of businesses that rely on neigh- borhood support and enhance the character The purpose of the Grand Avenue Plan s: of Grand Avenue; maintaining and to develop a greater degree of consensu enhancing the nodal character of Grand among commercial property owners, co - Avenue commercial development while mercial tenants, and adjacent residents protecting the neighborhood from parking (both on and off Grand) on the future and traffic problems; and working to effi- direction of Grand Avenue; to provide ciently use existing commercial space on comprehensive framework for guiding the avenue. long-range land use direction in the are ; to explore parking options where parkin The concept designates three development need is the greatest; and to gather into ne strategy areas: plan the key elements of existing plans, policies, and regulations affecting devel p- 1) Conservation Areas are where existing ment on Grand. It is hoped that the land use is established and site and build- development concepts in the plan will h lp ing design is consistent with the Grand to minimize conflicts between the busin ss. Avenue design guidelines. This plan seeks and residential community as Grand to protect those areas from significant Avenue continues to change. change. The current zoning is appropriate in these areas. Rezonings and variances Problems Necessitating a Plan should not be supported, and the design guidelines should be adhered to. The continuing success of Grand Avenu as a commercial area presents a challeng 2) �tandard Develo�ment Areas do not to the neighborhood and the City in ho show the design and land use consistency to accommodate development in the are found in conservation areas, but neither is Commercial development over the past t n redevelopment deemed necessary. The ex- years, while having a positive impact on isting zoning is appropriate, but building the business community, has had some and site design could be improved. Case- negative impacts on adjacent residential by-case development proposals initiated by areas, primarily with increased traffic a d property owners offer opportunities to im- 1 � �� r�a�3 � prove the avenue by following establishc policies, procedures, and design guidolin s. 2. Curtail B-3 zonin�. B-2 and B-2C , Decisions in these areas should emphasiz zoning allows uses most appropriate to full utilization of existing commercial commercial activity on Grand Avenue. No � space, not incremental additions to com- additions of B-3 zoning should be ap- mercial land. proved, and the City should rezone B-3 � properties to B-2 when such properties are 3) Potential Redevelonment Areas includ developed for B-2 use. (S,R) a few locations on Grand Avenue that d not fit the character of the avenue. In 3. Revise zonina code to nrotect buildin�s these areas, changes in zoning, land use, from �remature demolition. The City and building character would be ap- should develop a review mechanism to en- propriate. Significant redevelopment sure that buildings are not prematurely would be welcome. Existing design is moved or demolished before a property weak in these areas, and commercial bui d- owner's use and zoning plans are clear. ing types are miaed. Specific developme t The zoning code should be amended if concepts are proposed for those sites. necessary. (C,S,R) 'The report makes recommendations in 4. Control snillover effects on Lincoln three major areas: zoning and land use, Avenue. Acknowledging the special parking, and transportation. In a fourth character of Grand Avenue and the neigh- area, urban design, policies adopted in borhood it serves, rezonings and variances 1983 as part of the Grand Avenue Desig are discouraged in those areas of Grand Guidelines and Special Sign District are Avenue where parking and traffic reiterated. The task force has added tw problems are extreme and spill over onto recommendations related to urban desig . Lincoln Avenue, Summit Avenue, or into First is a recognition of the "ideal" bloc alleys. (C,S,R) setback that contribute to the character f Grand Avenue. Second is a recommenda 5. Utilize existing commercial snace fullv. tion for more adequate implementation f Businesses should use existing commercial : the design guidelines. The policies and c- space on Grand Avenue and expand build- tion recommendations are listed below. ings and parking within existing ap- The applicable strategy areas for each propriately zoned areas. (S) policy are noted in parentheses followin the policy. 6. Seek redevelovment of the north side of Grand between Grotto and Avon. The C = Conservation area City should work with property owners S = Standard development area and developers to redevelop the middle of R = Redevelopment area the block, including the Video Update lot, the former Kentucky Fried Chicken lot, The following maps are included for and the Italian Pie Shop lot. (R) ' reference: 7. Provide adeauate time for develonment MAP 1: Zoning �ronosal reviews. City staff should make MAP 2: Land Use sure that adequate time is granted to the MAP 3: Development Concepts district council and to the business associa- MAP 4: Parking and Transporta- tion for review of zoning applications by tion committees and by the full boards. (C,S,R) 8. Encoura�e neiahborhood cooaeration on ZONING AND LAND USE nroiect review. Property owners and developers are strongly encouraged to l. Protect conservation areas from less work with the Summit Hill Association restrictive zonins�. Conservation areas and with the Grand Avenue Business As- . should be protected from the expansion f socjation -•- bcfore a petition is filed -- to B-2 and B-3 zoning. (C) smooth the review process. (C,S,R) 2 ; � � ��,C��a�'3 � PARKING 15. Retain existinA oarkina sunniv. Any removal of existing parking is strongly dis- 9. h r rkin r m n . couraged without substitute parking being The Summit Hill Association, the Gran provided. (C,S,R) Avenue Business Association, and the ity should work with property owners to r ach 16. Limit emnlovee �arkinQ where cus- parking agreements for shared use of c m- tomer demand is hiahest. Employees of mercial parking, and shared parking o - Grand Avenue businesses are discouraged tions should be fully explored as part f from using on-street parking spaces, in- any application for a parking variance and cluding those on Lincoln Avenue, and the before any removal of buildings for pa k- north-south streets between Lincoln and ing is approved. (C,S,R) Summit. Employers should encourage employees to use institutional lots where 10. Allow n n oura sh r m r- agreements can be reached. (C,S,R) cial varkin� in institutional lots. The ity should develop land use mechanisms sh rt 17, Provide si�ns to existin� narkina lots. of rezoning to allow the use of institu- Signage should be improved to direct shop- tional lots for shared commercial and pers to existing lots. The Grand Avenue residential parking. The zoning code Business Association, the Summit Hill As- should be amended to allow such use b sociation, and the City should develop con- special condition use permit. (C,S,R) sistent signage to assist customers. (C,S,R) 11. Ex and arkin at Victoria Crossi The City should explore, with private TRANSPORTATION developers, the opportunity to build a parking ramp or deck at the southwest or- 18. Encourar�e nark-and-ride use of MT'C ner of Victoria and Grand. There shou d, buses. The Grand Avenue Business As- however, be no surface expansion of th sociation and other businesses should ex- lot. A ramp should be approved only i : 1) plore a merchant-supported token system its design is appropriate to the neigh- to encourage bus use. (C,S,R) borhood, 2) new parking provides a sig nificant net gain in spaces available fo 19. Add a traffic si�nal or four-wav ston businesses, 3) traffic will not exceed lo al at Grotto and Grand. In light of the capacity, and 4) future spin-off develo - proposed developments at Grotto and ment at Victoria Crossing is controlled. ) Grand, the City Public Works should monitor traffic at the corner and install a 12. Use P-1 zonina for narkinQ lots. If traffic signal or four-way stop signs. (S) parcels adjacent to existing commercial uses are proposed for rezoning for park ng, 20. Facilitate oedestrian crossings at Vic- P-I parking zones are preferred over ex oria. The traffic signal at Victoria Cross- pansion of B-2 and B-3 commercial zon' g. ing should be set to allow a longer period (S,R) for pedestrian crossing during peak hours. Public Works should try to coordinate sig- 13. R strict rkin lots from onserva nals along Grand Avenue to improve tion areas. If zoning parcels are develo ed pedestrian flow. (S) solely for new parking lots, they should be limited to "non-conservation" areas and should be appropriately screened from t e street and alley. (C) GRAND AVENUE DESIGN GUIDELINES (C,S,R) 14. R ri il in remov I f r arki The removal of historic or residential 21. Line Grand Avenue with trees. Grand buildings solely to provide additional Avenue should be lined with trees for its parking is discouraged. (C,S,R) entire length, including the commercial areas where trees are currently missing. 3 � � . �� a�l3 22. Limit curb cuts on Grand. Parkin along the avenue, and joint efforts are lots should be located to the side or re r of needed to attract financial resources to commercial structures and have a mini implament design improvements on Grand. , mum of curb cuts. For parking lots on corners, access from thc side street is preferred. GRAND AVENUE SPECIAL SIGN DIS- TRICT (C,S,R) 23. Pr vi 1 n r nin f r - ing lots. The design guidelines offer 27a. Restrict new �roduct advertising several conceptual plans for parking lo siQns. Advertising signs are not permitted landscaping, and recommended that all ots in the special sign district, though existing (including existing lots) be landscaped advertising signs may remain as legal non- meei the zoning code requirements. conforming signs. Business signs are to Screening of parking lots from the stre t is identify the business on the premises, not one means to maintain the continuity o advertise a product. building facade lines. (Figure 4) 27b. DQ not cover windows and arehitec- 24. Im rov si n t ommer ial node . tur�l details with signs. Windows and ar- More specific design plans should be chitectural details shall not be covered by developed for each of the five major co - wall signs. mercial nodes. A memorable unified visual image should be developed for ea h 27c. Limit the hei�ht of si�ns. The height node through the use of repetitious ele- of all signs is limited to 20 feet above ments: building materials, colors, awnin s, grade. the proportion of window openings, and sign locations. The Grand Avenue Busi 27d. Limit tvne size on si�ns. Sign letters ness Association must play the key are limited to 12 inches in height in most management and coordinating role to cases. achieve results from the proposals. 27e. Limit the size of signs. Projecting 25. Pr tect and romote block-front set signs shall have a display surface of no back oatterns. Many blocks on Grand more than 12 square feet. Avenue have both commercial and residential-type structures. In terms of design, the most successful of these have Each recommendation is more fully corner commercial structures up to the developed in the Plan for East Grand sidewalks, with smaller residential-type Avenue, in the Grand Avenue Design structures set back from the sidewalk in Guidelines, and the Grand Avenue Special " mid-block. This design pattern should b District Sign Plan. preserved and expanded. On all- commercial blocks, buildings should hav no setback from the sidewalk. 26. Im 1 ment h xis in over 11 desi t�uidelines. The City, SHA, and GABA should take a more active joint role in i - plementation strategies. Design guidelin are only partially implemented through t e city's site plan review process. As part o design implementation, the City should review building elevations and a review f building materials, in addition to site plans. An on-going promotional effort is needed to keep property owners and busi . ness tenants aware of the design efforts . � 4 . . C��3 MAP 1 Zoning x�r+�AA py� . � [-- I ; , ;; � � � ; . , � � ��d 1Q : i � ' �� I1VE. ^ � i : �. �n < PORTIA 0 � ' ' ! � , � � � 1 , .ii i . . = i � i ; 1 � i � ' � � I ' I I1 11 r-- � . � I''1 Q ; � . .. .. , . � � ,-i� O �i ' : , N i. . , � � � t I ' II L (L � , ; . . � ' • ~ , . , - . . � �—�7 X . . a , I �r rnLME" � � 2 ' �� COtLEGE N tq --'- '� O �� , - - • -' -- –t� �_ '�. .. . . . . . , � B,2 B� ., ; � . .� ,,; B, �;: - �8�1 ''` ;' . RM ;R •2 � �. � , _ ,�, � � ;�� : ;,.:g ' 2C -I ' ..B•2C , B•3! �•2C ,� , � • � � , �!:•a d n c • v '. • ; . �� '• ' — • � � 'i ��. B'2C i . r - ��Z- '..■ LLlLia_ � ' � I oi --,w , R M��J ��ZC N ■ ~ • �: . . i N I �c~o 1 �' LINGOLN 1 , '_ �,. +, , �� , , : ; � � ; . , � _B.2� ,I, � '1 .. _ _ ' - , � - - � � � � 2 . ' ; . ; � � : , "L _—---- _ _- - GOODRICH _ GRAND AVENUE EAST STUDY AREA One famfly R•1 R•2 R-3 R�4 Two Famlly Townhouse RT•1 RT-2 MultlpJe Fam/ty RM•1 RM•2 RM•3 Business � . OSt _ B•t � ' B-Z/► 8•Z\r ' B•3 B-4 B•5 . ._ � ��'�aos.3 ASMLANO� AVE. �'d`'„� ' . . ''-""„° , � � i ; � �e 'I' ' • , ' G ,� � ; ' ! �� , ' . . ' � t � ;; � f HOLLY ' avE � � I � 3 � I�_� � MOLLY A�E. � � .{ � " I i � � j � � � � I t j1i ' , i ' i � t ( ij � . � • ; � : � � � , , i /� . i • ' j ,�: + i . . � i O TLAND I : , . �L PORTLAND_ AVE 4VE. - „ , � ' � * � � O � � 22�. O! �: i ;i• I � � i;'i!1 � i�.. I: � I � �� i� i ! j . � � j _!. �J . � 'i , • ❑ ' � 1 � t I; . J ( � � . W � I I 1� � � Y . , - < � Y _�— __ F — i -'2'� : • � i + ; B-2 =�C' : ; '�' R -2 :;: �: ; � ; o � � ..; :; R•2,, � � I � � � �� I � � � � , � . , � < i i i . � 1 I ! \ l I h�R I �, ��''�'2 � 1 � . , � �, ; ; a , �i� , � . 2 � RM 2 • `� ' � � , GRQNC / H:_� L' ' � \ � (r � � � g-3 • r �� _ ____= - _ '2 . � , ,n�, � � - r � �_ ; � - /� _ � � � N � � �: ! � � R � � B�L v�� y —�-_ � � e1G��.�i� �. � .L• � � -�. ' V E. 1 � LINCOL � AVE. . ' � � � � �' � ti �,� �. � ,.�, �r , � � T�1 ' . ■ . ; ��; � i ----- ' I RAND � � � � . ; .'• '' ; . � , , Q . . - :j �`------ �'fF � / � i � ' � � !' �: I ' 1 0 .p s� , ; /./ A V E. - GOODRICH a AVE,_ I._ - - �� , � � � - w � • � f E ��aa�-� MAP 2 Land Use A�MLA u avE � o 00 0 000co oaoo o Q oa000 o I o�o,Gp' a400 0 'aoa'o'a � b ao opo +,o o +C aao4b'do'0 p x " - doo��ooOQ o•{�� o � , i o = i � , ; p � o� �; Li� � • _ ' . , , , � o ' �, � � , ; ' ; t j : ' . '' + ' ; , i i ; � i � : � . ('�- •�000 0 0 000a0000aaood o�oowaoo.vooa o ? � o ,o:o�o'o�O o o6woa0000w0 .O�aao o:o'ap., ca0000�oL-J PORTL NO 4 . Jvo � 7»oo�00OOOOO o�0 0.0 0 0 o x Q p o ,,, !o;�n ojo O o 0 0 0000�a o iaoA=o�o�ood o�o�o 0 0 0 . . ' � ; . � � J� � i � � ., ' i � i : � i ii � � � ' I ' loi 0� I y ' Q i • 0 0 O < � Q � ; ! i �i � � ��, . �. Z � I i . . y � . ; : � O � � :�94.O � O �O��.O O O�OO.O a . � � " � x O i ( � ! Q t j � : w��r �+v�u w �� - v �`� c o o I o;o ' o � Q o , o�o;0 0 u.n.oa � �`\�_'_ J _' � __ -- --- , � ; k. . � CO;i io io�0� +O,io o � f� o 0 0 , o 0 0 0�0 . °�D�C : .. `° oo� alo o: o oiP o .o 00 ; . ;; , .1,; � _ 1 0 _ ,. . ; � ��. o o ; � , � I • , . �"�-'_ , .. J , ; , i � ,, � :z r ; _'_ '.'.- C� - ..."CJ.,��T� ..� _ ��' �r.J. r.:_]' _ 1 �_�(} �,L.'�. 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' Y[ \� � c �c_.�C'ac.adaaao cllq ol �Q�!Q;.:�o� :aa,o ,aoiaq ioi� o bi �ao,00'r��vopQ ^.o0 0 0 o:a ojo 4 0�o, c ��ondo-�j �` l� LINCOLN i � ' ' T � �'�r :�z; c o�Qe �S+o ;o!c �C09 .-' Qo ob o�o,o;000 00 :oo¢ocooe^c•o oio.o 0 0 0 0�0 0 0 0 0:.�'.Co�4; �� 4� � U .! ; i ; ' � � �'� ' ,•- . � i^ 1 � . . . . . � =I �� , _ =-=»o�oa^ �vd.o00a=?, - X' c';. acocC� coa000ccooc=: - .ocCocOd'>0; J :ot --� � cr '%1 �� N� �� y �s n � '.;+. -_ - - GOODRIGM _ GRAND AVENUE EAST STUDY AREA AORICULTURE IIECREATION �MU11lL�I[!.fl11YW�.�MIY�L��1lIM{ ' ��p�p��ry,��/qlp�.NMf��O� �Ol/CMlM[� RESiDENT1AL • ac�c�noM �eorrurrtr otMri�� QO Ort n�at � Tr0 I�r�lt M�T[11NAL.NtALTM.��/LT�, � NtLM11[ � TMR(t f�W�1 � ►OIM/lYtlt �w /ME fT�T10Ml� Q itr[TMR� �WllTI-►AM1L1r � 1101/ 110Y�L� r /1111TLIM��I 011Y�11R�TIOIq IMD UYIM MWI[II�1 O�- Mort OCCUr�tqM O r �NMOM[0 W4WN� � MOr[!/011 TM[MEO.q�R0lKllti 01�I�Mf�M MO�Kf � O� AOOYNN NOY![ 0� �NIITYtNT NOT[L � IO!/R�Ll.r[M1�L� �[IML MTRVTION! YOM1Kl. Yll! • IKAITN CtMTtll�(T►►( M IMOI��T�01 O• MOU► OW11TtM1001111�.CplvtMff.lOAOIU�Kf.[TC.) C MMERCIAL �ranc Mors �[r�� •• IR�TNM1Y�t 0� M� wELfAf1E, SOCIAL� S CULTURAL �cwc��nu� •• +u tr�r�or� [OUCATION � CUITURAL � p�� s7o�t� �I000 tTO�n L-'� fCM00� �Ul�NES! �MU1q[�� tCN00U � M[■ • Uf[0 C►11l.�CC[f7�11� N�I! YO�Rt `—� MOwIl,Y�IIIN[ • OTM[II �UTOYOTIV� �•« iL[r[Mr�Rr fcNpO�♦ n M110fSwul teMOO� �;�1 wiw�w.�c�. o�ru�o�MU� NwM scMOO►� f[IIYIC[ �eo��ea a wavt�siTr �twea�� stevKC �wt�cwi�Me[ � •� �011WY��ETC.��TMLq�N01C�t�0) . MO�tLJ 0�YOTC�� aw L1�11�Rt♦ . OiFICE ♦ 11L11�1OY! � /IM�NK,r�fW�M[[• �[K 11T�t� �GWIICNt• ��MI�M�W� �nfs�owi� �curco V CANT V�C�NT �uio � v�u�� uaaw� . � � . 1�'�EiWfMti�l l Y�II�N I i �� 3 ASMLANO �VE• �« 1 ' --1 ( i 1 I I'I ' I11 F�i L o�o,oip,��aaoo: oo+p oio�ao aPa� ,' l_ , : , , � ; , . ' • • 0 0 0 � � ' I O ,r'1pJ; � , � � � � : ! ; i Oi GGO�OO 4 '�IOip�OO C � . , �� ' MOLIY AVE MOLLY� AvE. � � ' i 4 o Q o 0+0 C � o,o' o -0paaao¢o . a��aqoaaac.>o . '�;�bt�. ' �z ' � � � � � ' ' + : , , ; a t � � : i � ! C m , i ' : . oo O� a p 000 o I��oo 004� • 1 ' � a o�ao a � ' � ! ' � PORTLANO AYE I PORTLANO /. �Vf �O'O.O� � T � � v o t � . ; ' , I ; ; � n1 i''1�� ,n. .` ' 4.O I. = O ❑ I o ' ►- .-- -. � �w z � i , �� , � '1, Q � . + `� ' o o � o � o � p 9��Ci o � f '`li; . i� o Y � ¢� 0 �j C � c ' " 1 � QO'O 1 1 � � I�� I'1�1 1 � � ! � 1 !1 . � . . � O O IC I -. O'OIOI Q 'vD 010�� . � b��'��_� s i � � ' d� i I ( 1 i � I �• 1 ' i . ' Z �� i�� f I � ' ; . i i . � ,�' ' ��I� 1 � i � 1 I� . � Q , . I , J p � � � ' 1 . , � � � � � ' ' f' Y , . - � --�— . 4� � - `,� � :=' ��•� �� ", i'E��y� '` .�� - y _�°`_'=��o� a� I�I° i ° � �' °� ° - a f, - ' f _ , : - - v * � J - ��• � '� GRAnr. � � _ ?y ,. - �� c=:s,�.y • � - �c o�o. � ,.r'��q "� �..i-�-s::• '. ��o r" y,� � ,:'� � :: F-'^_ 4`Qs_ �� , � ,-�• ! � `r ' - Os � I O= �n � i�.--� ' O O - � J . � , �i I i� : • ! � N ; � � : ~ i�, . . , I � � � : ' ' ' ! � F� i � I . ,8 p � C v 1 �o�ao�o,o�p�a;Qio;O -ao:�ioad!o � a u' o,aio:c��:p�o o: o' o � • •� q �a o`AQ-0'�'IO:O:O�u; `�c,�� 'D9 ° ` o 0 1 aYE. ' , . a O" so / , . - . 0; I� :Qiao o a Qvp ajo�olo.o;o ��oio:oiotoi�{f. '�4 o.olpo;o ' p ro�o �o ; ':�,o `q�,;ai Q•. O � � � � I ' 'i'�: I: � ' ; i W — � � o �C t „ - � ' , •�^_ � , Q 1 , � � �i J �� :Ot � '~Y� C . OO C O,O'D O . O'O OI O-C�D O�O.'v�O. ��'J C faao¢aao�oaoyo c o�o 0;��0 O.O,O � 'p . >� AVE. - —" � w i . � " ��i��3 MAP 3 Development Concepts Asr+�iu�o � .. . . � � d 2 PORT N � Z �� ,, X t � � '> It� J � �ILLIAM MITCNEII � � � LAw SCn00l ` J Q �--� ` SUMMIT � � , : . � GRAN D ; ' 1. Expand parking at �� , LlNCOIN Victoria Crossing lot p . � ' � . � � � � GRAND AVENUE EAST STUDY AREA � Conservation Areas � a Standard Development Ar as � Potential Redevelopment reas � � U�d"�ao,�3 ASHLAND ( I ( I � a��aa� �o«Y C MO Y t ' C t� ORTLANO _ uNO s p � . -� ° ' J C � SUMMIT 2.Redevabp area be een a �� Grand Place and Kn wlan's � � GRAND 6RAND NI � LINCOLN �'�� ao,s'3 MAP 4 Parking and Transpo tion ASHLAND � � + t� �: Z PORTLAN � O � �`, X ; � � y� t , NI�LIIiM MITCNELL ` o f J = uw scnoo� Q � � SUMMIT � , � � . ; ` . . ; GRAND ; ', , 1.All-way pedestrian crossing �� , IINCOLN 8t VICtOf18 . ] � � � , . GRAND AVENUE EAST STUDY AREA . Shared Parking Potential ��a°s3 ASHLAND �� I 1 ( I � uNOO� MD��Y � NO lf t ' C tC� PORT�AN _ uN = n � . * � UU - � ° ' � �C SUMMIT � � �� GRAND RAND MI 2.Traffic Signal at Grotto �" �� LINCOLN �� i �� TABLE 1. EAST GRAND AVENUE DEVELOPMEN CONCEPTS LAND USE/ BUILDINGS/ PARKING ZONING CHARACTER CONSERVATION - Existing zoning - Buildings should - Existing zoning AREAS is adequate; uses be maintained; rules and regu- to follow code enforce building lations codes - City staff, SHA, - No building re- and GABA are - Strongly resist moval for park- expected to rec- demolition ing comend denial of most applications - City needs new for rezonings regulatory tool or variances to review permits; Eaplore via "Design Through Zoning" STANDARD - Existing zoning - Improve urban - Discourag remov- DEVELOPMENT is adequate; design through site al of historic AREAS any rezonings, plan review process or residential special condition and neighborhood structures sole- use applications, initiatives like the ly for parking or variances shoul Greening of Grand be judged on a cas - - Develop design plans by-case basis using for commercial nodes policies and design guidelines REDEVELOPMENT AREAS 1. SW corner, - Rezone to P-1 - Design 2-level ramp - Double existing Victoria dt for parking to provide visual parking at site Grand deck infill at corner for shared use by malls 2. N. side of - Package 3-lot - Add new commercial Grand, commercial deve- spacc with adequate - Provide parking between lopment; rezone parking as required by Grotto & to B-2 code Avon AREAWIDE - Downzone B-3 par - Implement design - Seek opportun- cels that have B-2 guidelines to ities for shared uses as opportuni- continue improve- parking; legal- ties permit ments to the ize commercial Avenue use of church . lots - ��a�3 TABLE 1. (continued) LAND USE/ BUILDINGS/ PARKING ZONING CHARACTER AREAWIDE - City should link - Preserve exis- permits for ting amount of building moves an parking demolitions to re- placement project - Improve signage permits to parking lots - Fully utilize existing commerci 1 space