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88-789 WHITE - CI TY CLERK COIIIICII \/ G �� PINK - FINANCE G I TY OF SA I NT PAU L CANARV - DEPARTMENT X /1 '� B�LJE -:MAVOR File NO. �� Council Resolution - .:�� Presente By Referred To �� t-�y�• Committee: Date �� '�� Out of Committee By Date RESOLUTION ADOPTING LO ER CATHEDRAL HILL PLAN AS PART OF THE SAINT P UL COMPREHENSIVE PLAN ,� WHEREAS, The City of Saint Paul is auth rized under Minnesota Statutes, Section 462.353, to carry on comprehensive municipal planning activities for guiding the future development and imp ovement of the City; and WHEREAS, The Council of the City of Saint Paul is authorized under Minnesota Statutes, Section 462.355, to adopt or amend a Comprehensive Plan or portion thereof after a recommendation by the lanning Commission; and WHEREAS, The Lower Cathedral Hill Area, bounded by Grand Avenue, Summit Avenue, West Seventh Street, and Saint Peter Street, is undergoing substantial changes due to the construction of the 35E Parkway and associated reconstruction and realignment of local streets; and WHEREAS, The 35E Design Concept Team r commended in 1985 that the City review land use issues in the Lower Cathedral Hill area in light of the Parkway construction; and WHEREAS, The Department of Planning an Economic Development has t�hus prepared a plan for the Lower Cathedral Hill ar a for consideration by the Planning Corrrgnnission; and WHEREAS, The Planning Commission has r viewed the Lower Cathedral Hill Plan, a copy of which is on file in the office of the Department of Planning and Economic Development, and, after publi hearing held on November 20, 1987 , has by resolution adopted April 8, 1988, r commended its adoption by the Council of the City of Saint Paul ; and COUNCIL MEMBERS Requested by Department oE: Yeas Nays Dimond I.o� [n Favor coswitz Retttnan B sc6e;n�� A gai ns t y Sonnen Wilson Form Approved by ty Attorney Adopted by Council: Date Certified Yassed by Council Secretary BY — g}, Approved by Mavor: Date Appr ved b ayor for Su iot�to Council By WHITE - CITV CLERK PINK - FINANCE G I TY O SA I NT 1 A U L COUIICII /} CANARV - DEPARTMENT /y� E.Y�E , � MAVOR File �O. r�`� � Counc l Resolution Presented By Referred To Committee: Date Out of Committee By Date WHEREAS, The Council of the City of S int Paul has reviewed the Lower Cathedral Hill Plan, including its re ationship to other elements of the Comprehensive Plan as have been adopt d and the overall health, safety, and welfare needs of the residents of the City of Saint Paul and the metropolitan area; NOW, THEREFORE, BE IT RESOLVED, That he Council of the City of Saint Paul hereby adopts the Lower Cathedral Hil Plan, as part of the City's Comprehensive Plan, as recommended by the Planning Corrmission. , COUNCIL MEMBERS Yeas Nays Requested by Department of: Dimond �� _�_ [n Favor coswitz Rettman �be;�� Against BY Sonnen Wilson �L 2 6 � Form Approve y City Attor ey Adopted by Council: Date Certified Pass d� b nc.il Se tar , BY By A►ppro by INavor: Date ~ �y�� 2 � Appro y Mayor for Sub ' sio to �ouncil By BY � P1�usHED ;a�,; 6 1988 , . . � _ C��'-�� . �I° 013504 � P E D DEPA1tTME . - - - - - - PE LeXdU CONTACT N x 32 0 �toxE � Apri 2, 1 , ,; DATE �SSIGN NTMBER F R ' J �� (Sae reverse side.) R � ey.�.o �� ? Department Directo 4 Mayor (or Assistant) �! �-- _ Finance and l�anag men Services Di ector 5 , City Clerk `'� � Budget Director 1 PE99y ReiChert City Attorney _ ' �OTAL NUMBER OF SIGNATURE PAGES: 1 (Clip all locations for signature.) � W B N 7 (Purpose/Rationale) S Transmittal of Lower Cathedral Hili Pla to the City Council . The plan addresses land use issues and ture development opportunities arising from the completion of the 35E Parkway and realig ment of adjacent city streets. Once adopted , by the City Council , the plan will guide future city actions in the area. COS AND R 0 L PAC S P r N.A. , ��. :�.� C UDG V ER ED: . (?Iayor's signature not required if unde $10,000.) Total Amount of Transgction: N,p, Activity Number: N.A. Fundii►g Source: N.A. RECEI VE p C List and number all attac ents. � : �A HMENTS: ( ) � APR � �, • 1. Letter of Transmittal from Mayor to C ty�Council . �'� 1988 � 2. Planning Commission Resolution recamm �ding adoption of plan�11- 3. Draft Ci ty Counci l �esol uti on to adop pl an. Y p r� �,,«v�� . 4. Copies of Lower Cathedral Hill Plan. l�;DI�IINISTRATZVE PROCEDURES ,_Yes X No Rules, Regulations, Pro edures, or Budget Amendment required? _Yes �No If yes, are they or tim table attached? DEPARTMENT REVIEW CITY �iTTORNEY REVIEW . X Yes No Council resolution requir d? Resolution required? Yes _No Yes �No Insurance required? Insurance suff icient? Yes I3o Yes �No Insurance attached? , C�C�� '�'-��`9 0 LOW R T DRAL L PLAN J ly 13, 1988 1. Height Restrictions; Sixth-Mai View to the Capitol a. Amend the first paragraph n page 19: Five primary views have be n identified in or through the Lower Cathedral Hill area, and a e presented on Maps G and X, and on Figures Two through Five. One of he four views is of the Capitol, originating at the interse tion of Cherolcee Boulevard and Smith Street, on the West Side. The importance of this view is marked by the newly improved overloo area on Cherokee Boulevard, next to the High Bridge. This view 1i s directly along the front axis of the Capitol Building, and prev ous city plans have Iong recognized its significance. A second v" w f the Ca 'tol occurs n the same view corridor centerline ut o i 'nate at the base of the Civ"c Ce ter ste s alon West Seventh S reet lookin toward the Ca it 1 buildin . b. Add reference to Smith-Mai view to Capitol in the text by replacing the third paragraph on pag 19 with the following: "A number of other views o the two Zandmarks exist in the Lower CathedraZ Aill area; howe r, they are considered "secondary" views because they do not meet e criteria listed above. The city should take sn active role in pr erving other secondary views as possible. " c. Replace Recommendation 3.3 (p. 19) with the following: As a means if Zegally imp ementing the city policy to preserve dramatic views of the Cat edral and Capi[o1, the city should establish a height restriction over ay district. Maps G and X display the area which should be included 'n such a district. The height Iimitations sh u1d be based on the following sight Zines: --from the intersection o Smith Avenue and Cherokee Boulevard to the Capitol; --from a point on the sou heast corner of Seventh and Kellogg along the centerline of the cor idor between Smith Avenue and Cherokee Boulevard to the Capitol; --from the intersection o Chestnut Street and ShPpard Road to the Cathedral; --from the intersection o Kellogg Boulevard and West Seventh Street to the Cathedral; and --from the intersection o Sixth and Market Streets to the Cathedral. Where the Cathedral and C pitol view corridors intersect, the more restrictive height limita ion should apply. ��9 Figures 2, 3, 4, 5, 6 are c oss-sectional depictions of each sight Zine. They provide an app ximate ides of how such height limitations would affect new developme t at several key Iocations. Specific height limitations would v y according to the distance from the site to the landmark, and would be determined according to the formulas shown in Appendix A. It s ould be noted that existing rights-of-way already preserve portions f several of the views, and that the recor�ended height Iimitat ons would affect only portions of the sites within the view corridors. While the attached maps, f gures and appendix provide a general concept and approximate he ght limits, a 40-acre study should be conducted to incorporate a Zegally-binding overlay district guidelines into the zoning code. d. Add a new Recommendation 3 4: In the design development hase of new projects planned for the Lower Cathedral Xi11 area, the c'ty should work with developers to consider a11 secondary views of the Cathedral and Capitol in their designs. e. Add a new Recommendation 3.5: These policies are not in ended to necessarily prohibit consideration of downtown skyways along rimary view corridors. f. Amend maps "G" and "H" an add a new "Figure 5" to reflect the new view corridor from the Ci ic Center to the Capitol. 2. Historic Preservation a. Add the following line be ore the recommendation at the bottom of p. 26: "In addition to the desi ated historic preservation sites in this area, other structures ha e been identified in the 1983 Historic Site Surve of Saint Pau1 and mse Count as sites eligible for designation. That survey recommended preservation of such structures even if they never receiv historic designation. One of these structures--the house at 29 North Smith Street--appears to be particularly vulnerable t redevelopment. " b. Revise Recommendation 3.4 to read: The city should ensure th t a11 possible options are explored to preserve these structures. If incorporating them into new developments on their ori inal sites is infeasible, options for relocating the structure to nearby neighborhoods should be explored. 3. Land Use Correct Map E: Land Use Pla Change the property east of he Chancery of the Archdiocese of Saint Paul and Minneapolis property own rship from "Institutional" to "Open Space". '� � �� a ( i � � � z �� U H � � � F � 2 a Q < E� FH`�„ 9,� m J ��+'�� < m �a' s'� , � •� �j p � ,�� < E � O �/ / F a a� W � Z F � -- F �il f.. 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':�::••.}:•:•.•.•': C` �1•. ;.�... .�j� \' � V � ::J:':••':• � ::: .'.:• V� _... �'�• ... �.�::i�... � � � .. .•J.•. �• . •��.�'.{'::i.'i � ... J } 1. �_7�':•:ti•e•::•::•{:' �•�:�: .. •� ... ;�c�' O � =•�:�:::�{;i''•:��r..s ` • u � . Z . �....•.�.�'�''i:;:;?�;;:;;;: u. � ° ° �° ':o O � d � � p �m� mm O � • r • t. ;°, F wu.xaT�ve. � : u '�:t c� _� �°- �;, 3 �� _ •r .� �� d � 'M\ ° � r, x I'r7 y � V a+ \I � a ; � �� 7 O p � F V � � y � � < F � Z ,., � O//� � J � S Q //�� i O \ � , a p O /��.� i � anv-N 3 «. a �,J . s a.r Q� � �R� � � L a F y'o > '� Q � � O � — � = z O � � o ,, O ,�. _ � �, .� ._ �/O'�/ I �0! ..�. � � cC •V v U V a y Q e2' 3 00 °_' `_ o '.. •�' N Q q x � G = �a+ = > _ _ 'v�i ria � �<� � y � � a. c � �� )�y � �" <' V .� °a'� 4 � ,� .t � � o � ii o o�- � �-�--� , ,, � � � �-r�� Members: ,�. BiN Wiison,chair G�� CITY OF AINT PAUL Tom Dimortd !`:,�'� OFFIC� OF T E CIZ`Y COIINCIL Kiki Sonnert Date: July 14, 1988 WILLIAM L. WILSON MARK VOERDING �oun��m� Comm ttee Report RE�E�VED ��.��. A�. To: Saint Paul City Council `1519a� �� 'RK � From : Housing and Econo ic Develop�ne�i�t C�mmittee Bill Wiison, Chair 1. Discussion on Airport Noise NO COMMITTEE ACTION REQUIRED 2. Discussion of Economic Development ssues Related to LRT Development in the Midway Area COMMITTEE RECO 3..::.��,�p�,�,��,ower Cathedral Hill lan and,,,Resolution adopting the ameaded Lower Ca��edra� Ai11 Plan as part of the ity Comprehensive P1an (CF 88-789� Cf��"��'Il�IENDED !i'�"PROVAL, W'I AMENDMENTS TO THE PLAN 4. Discussion and Briefing on Planning Commission Task Force on Community . Residential Facilities NO COMMITTEE ACTION REQUIRED 5. Ordinance creating a new chapter of the Legislative Code pertaining to replacement housing. (CF 88-997) COMMITTEE RECOMMENDED TWO WEER LAY ER 6. Resolution approving the appointme ts by the Mayor of Paul Finsness and Larry Witte to serve on the Truth- n-Housing Board of Evaluators, terms to expire March 25, 199I. (CF 88-102 ) COMMITTEE RECOI�IENDED APPROVAL 7. Resolution approving tax exempt re enue bond issue ($650,000 - SPRC, Inc.) (CF 88-1086) COMMITTEE RECO NDED APPROVAL 8. Ordinance amending Chapter 81 of t e Administrative Code providing for changing the definition of handicapped pers ns, expanding charge of the Set-Aside Committee and delegating rule-maki g authority to the Purchase Division. (CF 88-928) COMMITTEE RECOMMENDED APPROVAL OF RDINANCE (CF 88-928), WITH AME�TDMENTS, INCLUDING WITHDRAWAL OF C.F. 88-45 , 9. Resolution designating Norwest Ba Minnesota, National Association, as the Depository for the City's general nd payroll accounts and approving execution of the agreement relating to bank'ng services for a period of two years. (CF 88-998) COMMITTEE RECOMMENDED APPROVAL, W TH AMENDMENTS CITY HALL SEVENTH FLOOR SAINT PAUL, MINNESOTA 55102 612/298-4646 8��6 /��^`�� v- �tT* o. GITY O SAINT PAUL ;�� '; OFFIC OF THE MAYOR a = a '' {�i=i°1 ; . •� �o .... 3 7 CITY HALL SAINT PA L, MINNESOTA 55102 GEORGE LATIMER (612) 298-4323 MAYOR April 25, 1988 President James Scheibel and i Members of the City Council 7th Floor, City Hall Dear President Scheibel and Member of the City Council: I am pleased to transmit to you th Lower Cathedral Hill Plan, a small area land use plan recommended for your approval by the Planning Commission. The plan recommends new land use direc ions and development guidelines for the area bounded by Grand Avenue, Sain Peter Street, Summit Avenue and West Seventh Street. The Planning Comm'ssion recommends its adoption as part of the city's Comprehensive Plan thus establishing the document as official city policy to guide future public and rivate actions in the area. The need for this plan was first e pressed by the 35E Design Concept Team in 1985. This group recognized that any land use issues would arise with the construction of the final segment f the 35E Parkway; the 1985 City Council thus adopted the 35E Parkway Desig Concept Document with the provision that the city Planning Commission furth r explore the impact of the Parkway on future land use in the Lower Cathe ral Hill area. The plan examines the development istory and past plans for the area, describes current land use, and re ommends new land use directions, given the new regional accessibility afforde by 35E. The plan also emphasizes the need to control the visual impact of a new development on the character of the Lower Cathedral Hill area. Reco endations address the need to emphasize this area as the western gateway to th downtown business district, and to improve the visual and pedestrian connect'ons between the downtown core and western neighborhoods. They also address the need to preserve historically significant structures and signif'cant views of the Cathedral and Capitol. The Planning Commission has sough extensive community input into the Lower Cathedral Hill Plan. Early in th process, the Commission brought together interested area property owners t discuss the issues and review and comment on the plan's preliminary recomme dations. The Planning staff presented the draft plan to the Capitol Area Ar hitectural and Planning Board and the Downtown Community Development Co ncil, and the other affected District Councils (the West Seventh Federa ion, the Summit-University Community Council, and the Summit Hill Asso iation) have reviewed and commented on an early draft. 8a�as �r=�� 1 President James Scheibel and Members of the City Council April 25, 1988 Page Two After early community review and co ent the Planning Commission held a public hearing on November 20th. The final draft (adopted by the Planning Commission on April 8th) incorporates revisions to accommodate comments made at the public hearing concerning the need t strengthen language concerning preservation of historic structures nd views of the Capitol and Cathedral. If you have any questions concerning the plan, please call Peggy Lexau of the Department of Planning and Economic evelopment at 3230. Very truly yo rs, e r Lati e May GL/PL/bp Attachments cc: Peggy Lexau ,.-_- ��9 city of saint paul � � \ . � planning re tion � f�e number 8 8-16 �te Anri l 8 . 1988 WHEREAS, the Lower Cathedral Hill P an was developed as a portion of the Comprehensive Plan of the City of S int Paul; and WHEREAS, a public hearing was held n November 20th at which the public, the Planning Division staff, and Planni g Commission members were given the opportunity to completely discuss a d review the Lower Cathedral Hill Plan; and WHEREAS, prior to said hearing, a otice of time and place and purpose of the hearing was published in the offic al newspaper of the municipality at least ten days prior to November 20th; a d NOW, THEREFORE, BE IT RESOLVED, th t the Planning Commission for the City of Saint Paul hereby adopts as a segm nt of the Comprehensive Plan, the Lower Cathedral Hill Plan, a copy of whi h is attached hereto and incorporated herein by reference; and BE IT FURTHER RESOLVED, that copi s of this Plan be transmitted to the Mayor and Lhe City Council of the City f Saint Paul; and BE ZT FtJRTHER RESOLVED, that the lanning Commission recommends to the City Council adoption of the Lower Cat edral Hill Plan as a segment of the Comprehensive Plan for the City o Saint Paul. moved by '�lADDOX sE�conded by F in fa�v+or 1- against ° AosLained 1 r ' , t ��9 LOWER CATHEDRAL HILL P March 31, 1988 Draft--For Discussion urposes Only PLANNING DIVISION DEPARTMENT OF PLA.^iNI G AND ECONOMIC DEVELOP�fEr1T C I T�i HALL ANNEX 25 WEST FOURTH STREE SAIIv'T PAL'L. MINNESOT 55102 �o° ��9 � - CD o � D LOWER CAT EDRAL HILL PLAN I. INTRODUCTION Description of the Stud Area "Lower Cathedral Hill" esignates the far western portion of downtown Saint Paul, st ategically located along the I-35E corridor. It is bounde less by streets than by four easily identifiable landmarks: --the Saint Paul athedral on the northwest; --United Hospital on the southwest; -=the Civic Cente Arena on the southeast; and --St. Joseph's Hospital on the northeast. Purpose of the Plan The purpose of this pl n is to guide future land use and development in the Low r Cathedral Hill area as changes take place in the next five to te years. The plan recommends new land use directions and develop ent guidelines to: clarify its land use function as a medical enter and medium-density mixed-use zone, improve its visual imp ct as a gateway to downtown, improve it as a connection between d wntown and the western neighborhoods, and preserve historically ignificant structures and important views of the Cathedral and C pitol. II. DIRECTIONS FOR LAND USE The plan recommends that va ant or underused parcels in the section bounded by I-35E, Grand Ave ue, W. 7th Street, and Kellogg Boulevard be redeveloped to accommodate ospital expansion, additional medical office space, and health care-rela ed housing for the elderly. It encourages the development of inedium-h gh density owner-occupied office, entertainment-related or in titutional uses in the central blocks of the area. Finally, it recommen s that the area bounded by Summit, Ramsey Hill, I-94 and I-35E contin e to be low to medium-density residential. III. CHARACTER OF THE LOWER CAT DRAL HILL AREA Equally important to the t pe of future land use is the visual impact of any redevelopment on the c aracter of the Lower Cathedral Hill area. Lower Cathedral Hill as a Gateway to Downtown The city should esta lish the intersection of West Seventh Street and Fifth and Si�th treets as the official western "gateway" of the city by reconstr cting it with a special streetscape design. Figure 1 (p. 17) dis lays the design to be used. Tne intersection would have the appea ance of a traffic circle (although it would operate as a normal intersection) , and would include special paving, special lan scaping and pedestrian improvements. DIVISIOh4 OF PLANNING •DEPARTMENT OF P ANNING AND ECONOMiC DEVE�OPMENT•C1TY OF SAINT PAUL � CiTY NALL Ai�lNEX • 25 WEST �OURTH STRE , SAI►�fT PAUL,MINNESOTA,55102 •TELEPHOtvE 512•292-1577 � �� !� r �. � Lower Cathedral Hill as a Transition Zone Between Downtown and Surrounding Residential Neighborhoods New development and des gn improvements are needed to create stronger visual and ped strian links between the downtown core and adjacent neighborhoods. To improve these links, the city and Minnesota Department of Transportation should continue to follow - the 35E Design Concept s the new roadways are constructed. Preservation of Signifi ant Views Several significant vie s of the Cathedral and Capitol traverse the Lower Cathedral Hil area, and previous plans have all expressed the need to reserve these sight lines. In the design developm nt phase of new projects planned for the Lower Cathedral Hill a ea, the city should work -with developers to consider these signifi ant views of the Cathedral and Capitol in their designs. Where ossible, the city should suggest ways in which new building con truction could accommodate the views. The significant views re depicted in Figures Two through Five (pp. 22-25) . The figu es, along with Appendix A (Technical Notes on Proposed Height Res riction Areas) , should serve as guidelines for the height of fut e developments within the primary view corridors. It should e noted that existing rights-of-way already preserve portion of s veral of the views, and the recommended height limitations wo ld affect only portions of the sites expected to be redeve oped. Historic Preservation Two designated histor c preservation sites exist in the Lower Cathedral Hill area-- he Armstrong House (now known as the Quinlan Home) and the Joseph rings House (314 N. Smith) . The city should , ensure that all possi le options are explored to preserve the Armstrong and Brings ouses. If incorporating the structures into new developments on eir original sites is infeasible, the city should work with pri ate developers to relocate the structures to nearby neighborhoods. IV. PLAN IMPLEMENTATION This plan will be implemen ed by: -- amending the Comprehens've Plan to ensure city policy for the Lower Cathedral Hill area is onsistent with this plan; -- updating the Seven Corn rs Redevelopment Plan and using the city's general redevelopment t ols, such as land acquisition and site preparation, when neces ary; -- acquisition and reconve ance of residual 35E right-of-way when i necessary; i -- conducting a 40-acre st d;• to i.^.:plement zoning changes where j necessar�-; ar.d � , f -- nppl}'ing Historic ?res r:�atior. Guidelines to ensure adequa�e � consideration of prese va�io:� of historic structures. �. � � i V" �/� / �/ TABL OF CONTENTS I. Introduction 1 A. Description of St dy Area 1 B. Purpose of the P1 n 1 C. Plan Summary 1 II. Directions for Land Us � 3 A. Development Hist ry 3 B. Current Land Use and Circulation Patterns 4 C. Future Direction for Land Use in the Lower Cathedral ill Area 9 D. Future Transport tion and Circulation 13 E. Parking 13 III. Character of the Lower Cathedral Hill Area 16 A. Lower Cathedral ill Area as a Gateway to Downtown 16 B. Lower Cathedral ill Area as a Transition Zone Between Do town and Surrounding Residential Nei hborhoods 16 C. Preservation of Significant Views 18 D. Historic Prese ation 2b i IV. Plan Implementation 28 A. Amendments to t e Comprehensive Plan 28 B. Redevelopment T ols 30 C. Official Contro s 32 Appendix A - Technical Note on Proposed Height Restriction Areas 35 Figure A: Capitol o Smith and Cherokee 36 Figure B: Cathedra to Chestnut and Shepard Road 37 Figure C: Cathedra to West 7th and Kellogg 38 Figure D: Cathedra to Landmark Center 39 , �� 7�� LIST OF MAPS AND FIGURES MAP A Study Area and Land Us Subsections 2 MAP B Current Land Use 5 MAP C Planned Street Alignme ts 7 MAP D Current Street Alignme ts 8 MAP E Land Use Plan 10 MAP F Current Parking Suppl Endangered by Road Construction/Redevelop ent 14 MAP G Significant Views and Proposed Height Restriction Areas 20 MAP H Significant Views and Proposed Height Restriction Areas (De ailed Perspective) 21 MAP I Heritage Preservation Sites and District Boundaries 27 MAP J Anticipated Residual and from I-35E Parkway Construction 31 MAP K Current and Recommend d Zoning Districts 33 i FIGURE 1: Cleveland Circl 17 FIGURE 2: Proposed Height Restriction Area Cross Section Capitol to Smit Ave. & Cherokee Blvd. 22 FIGURE 3: Proposed Heigh Restriction Area Cross Section Cathedral to estnut & Shepard Rd. 23 FIGURE 4: Proposed Heigh Restriction Area Cross Section Cathedral to K llogg & W. 7th St. 24 FIGURE 5: Proposed Heigh Restriction Area Cross Section Cathedral to M rket & 6th St. 25 ; , ��7�� DRAFT 3-31-88 � I. Introduction A. Description of Study Ar a "Lower Cathedral Hill" esignates the far western portion of downtown Saint Paul, st ategically located along the I-35E corridor. It is bounde less by streets than by four easily identifiable landmarks: --the Saint Paul Cathedral on the northwest; --United Hospita s on the southwest; --the Civic Cent r Arena on the southeast; and --St. Joseph's H spital on the northeast. Map A displays the stu y area and divides it into three land use subsections. B. Purpose of the Plan The purpose of this pl n is to guide future land use and development in the Low r Cathedral Hill area as changes take place in the next five to te years. The plan recommends new land use directions and develop ent guidelines to: clarify its land use function as a medical enter and medium-density mixed-use zone, improve its visual imp ct as a gateway to downtown, improve it as a connection between d wntown and the western neighborhoods, and preserve historically ignificant structures and important views of the Cathedral and C pitol. C. Plan Summary Section II, Directions for Land Use, examines the development history and past plans for the area, describes current land use, and recommends new lan use directions. Section III, Character of the Lower Cathedral tiill Area, emphasizes the need to control the visual impact of any new development on the cha acter of the Lower Cathedral Hill area. Recommendations addres the need to emphasize this area as the western gateway to the downtown business district, and to improve the visual and pedestr'an connections between the downtown core and western neighborho ds. They also address the need to preserve historically signific t structures and significant views of the Cathedral and Capitol. Section IV, Plan Impl entation, discusses how the goals, objectives and recomm dations of Sections II and III can be implemented through c'ty actions and policy changes. , 1 1 / �. 1 � � � , � 1 1' �� O b � F � I ' 4 � .��'' 0� � a'�. � , +� r�,`� ��e�c �,�� Jt / ' �l r i ��y�, ��o,�o roy ,__ X y� �.�� o ��,�. ;;% � � E'�O ;; � 0 ,,, � _ _ � p `' � �e w �c f .�� REL�G HLYD..� I c �3n2QQ\�\ v J p �a .n �J Q� / > �`� u „n �*'�yo�F• 'v F u O'a � � J � \ � � I �� S� �.� a� so .� � ��`' v �, a �� ^ a �� `/�` ,,�-� � ❑� � c� V p�y � CHESTNL'T AVE. r--rY�7 � ca+`. .:Y �` Q �� + ° < o�� ❑q �/ Z < .� � � � � ��o � � �;: j � � �oa =� c� � � <- �; � wrL�t-r�ve � �_ ! � �_ � � � � � o � / °n 5 � � � , � o � ` � o --� = F � �' � � > � � �.�i � < / ., _ Z F" O � � ' m Q ^ J� O �\\ � 2 � � � /� ? �+' '+, s O / \ L Q/x (J F 'an v-�.� . f ti.J > 0 < °"'o. / � = Q�y < o � a � ` _ � :� � �� a � Q ; � _ � � v � Q'° � �- ^ �� : � Q' r :J d �`' � � � � � V 1� "F j �/C•/ �` �.�i _ ` j i' � �� ; �\ "` = x < v= i � �' Q � G v �� w z � L V T •r. l+ a V ,� � % ' ' L � v � /� I G ' j /�� /I� I:� S ✓' _ i �� C i �� G � — � �`� ' , � (/�`—�'`Q / / � II . Directions for Land Use A. Development History The Lower Cathedral H'll area forms the western and southwestern edge of the downtown usiness district, and divides the downtown core from the residen ial neighborhoods to the west and southwest of downtown. Like ma y downtown edges, this area contains a wide range of land uses an serves a number of functions. In the last century, the area was an important residential neighborhood and commercial center. er time, however, these functions were overshadowed by the c ncentration of hospitals and related medical uses, and, in the 196 's and 1970's, by the massive land clearance necessary to build th Civic Center and the I-35E Parkway. The following provides a istory of the changing functions of the Lower Cathedral Hill rea. Lower Cathedral Hill s Residential and Commercial Center. As part of the settlemen known as "Uppertown", the Lower Cathedral Hill area was one of e first in Saint Paul to be settled. During the 1830's, a andful of former fur traders, discharged soldiers from Fort Sn lling, and early pioneers build cabins along the wooded banks of t e Mississippi River south of present day West Seventh Street. boat landing was established near present . day Chestnut Street a by the 1840's had become a busy steamboat docking area called t Upper Landing. Eventually Fort Road s built between the Upper Landing and Fort Snelling, and a reside tial and commercial neighborhood developed north and south of Fort Road. A focal point of the Uppertown neighborhood was the t o-acre Irvine Park area, a fashionable residential cluster pl tted in 1849. Development of nearby , residential areas--inc uding the Lower Cathedral Hill--occurred during the 1850's thro gh 1890's as waves of immigrants settled there. Commercial development of the Lower Cathedral Hill area began in the 1840's and the 185 's at the intersection of Fort Road, West Fourth, Eagle, and Mai Streets. It became an important business district called Seven orners. The business climate of the neighborhood was enhan ed in 1872 when horse-drawn streetcar tracks were laid along Fort Road. Uppertown merchants, h wever, had always competed for business with merchants in "Low rtown" , the commercial and residential settlement centered do stream around the Lower Landing. After several decades of fie ce competition to become the city commercial center, Low rtown merchants won out. Through the late 1800's and early 1900' , the importance of Uppertown as a commercial center wane . Also during this perio , the College Hill and Summit Avenue areas became the first offsh ots of residential development from the West Seventh Street ar a. The new development areas provided choice building sites n the edge of the bluff. Consequentiv, residential housing pa terns gradually shifted from near West � J �� Seventh Street to thes newer, more fashionable neighborhoods. Lower Cathedral Hill a Medical Center. The focus of land use in the area changed still further in the first decades of the twentieth century when four hospitals were established: Saint Luke's, Children's, Sa nt Joseph's and Miller. Over time, doctor's offices and m dical-related businesses developed around the hospitals, and mix d in with the remaining residential and commercial structures. The importance of this area as a medical center still continues. The new United/Childre 's Hospital was created in 1979 after the Miller and Children's ospitals vacated their buildings and merged with Saint Luke's Hosp tal. The original Saint Luke's building was enlarged to accomm date these changes. The Impact of Urban Re ewal and I-35E. The Lower Cathedral area developed slowly and r mained largely unchanged until the 1960's, when major urban renew 1 projects and expansion of the hospitals caused the demolition nd alteration of many buildings in the area. Co'mmercial stru tures around the Seven Corners intersection gave way to the new Ci ic Center Arena, built in 1973. In the mid and late 60 s, the Minnesota Department of Transportation (NINDOT) acquired and cleared structures along Pleasant Avenue in ant cipation of the construction of the final segment of I-35E along this corridor. Construction along the corridor was halted in 1972 by a joint lawsuit involving the City of Saint Paul and four neighborhood groups. The land along Pleasant Avenue has re ained vacant up to the present, pending the outcome of the decisio on the completion of I-35E. Now that legal hurdles have bee cleared, the I-35E construction is moving � forward to completion n 1991. B. Current Land Use and C rculation Patterns Map B displays current land uses in the Lower Cathedral Hill area. Section A is bounded b Grand Avenue on the west, I-35E on the north, Kellogg Bouleva d on the east, and West Seventh Street on the south, and consist mostly of health-related uses. The United and Children's Hospita s complex dominates the area, and a number of inedical office buil ings surround the hospitals. A high-rise residential building o West Seventh Street also contains medical office space. Two lar e parking ramps and a number of surface parking lots serve the hospitals. A few low and moderate density residential units are cattered through the area. Retail and wholesale shops line W st Seventh Street and Grand Avenue. Most of this area is z ned B-5 (Central Business-Service District) , although th half-blocks facing Seventh and Grand are zoned B-3 (General Bus'ness District) . Section B is bounded b Kellogg Boulevard on the west, I-35E on the north, St. Joseph' Lane on the east, and West Seventh Street on the south, and is a mixed-use area with much vacant land. This 4 i,' ' � a' �� '_ . ' �^ - .. ' \ � � .- � . � - � _ _. � - a - - a - > � _ - z � ., . - - ° �-- � . ._ - _ a . > - > ----- y cu — O a a Z � a > 0. c. o z . _ :,.;�;,:.�:>.:;�;:;�;;<:?:; v :':�=:::` V O 0. � O — ;.:;;:.: z ��;3'::i �� U fC a Z a a o 0 i{ a � � � -r:.L. V ;'�:::;�::;;:c;:i 0 r:�:��. - :>: ;.;:y F ;•:;c ;:_i::;��>::%U. ;;$= U ��`a. :�:,{-: 4' O :�:ot t :�: :::F. :�: x s:::z, z�,' a >.o. s r.�. :.�% z c<a�' :•;} . ;•`•;< '�:y�C = x y �'�< : m i;a = ¢'G] 4' V S��:w :_:ea fL:;':; ;`� a a �:r�' i:r::• ;•.•;:. . :�i::�:Y a, �,tir :'•/rir. .. ::;2r-:#•`: z �'��>�- :::��• ,r`:::• ::.f`�C .F��• � �?::'�, .yhf�4: � � r`?'fi` :f�� ' � — — '.' � E:�:7::;: r c• U � �;):;}i' i!�� ~ G � U _ C r :J i::`{S} .f�:•"::4 f.0 � C V b"'-' _• (/; — J� L V C V � � � — _ C, � �x � ` Q C. V C t_ � r r � u V � � �:�: � � � .� �/ C C L 7 C C — C ... Q L L (� V _ .. v — ._ i ? � — ��T�'`�1 portion of the Lower Cath dral Hill area will be the most subject to change as the new road ays are completed. Current uses vary widely, and include sever 1 light industrial operations, nonprofit services, a union hall, d St. Joseph's Hospital on the eastern edge. Most vacant land this section is also being used for parking. The "Smith-Kellogg" bloc , bounded by Smith, Kellogg, Chestnut and I.-35E is conducive to co plete redevelopment. The entire block is vacant, except for a one story warehouse located at Chestnut and I-35E. The "Gateway Block", whi h will be bounded by Kellogg Boulevard, the I-35E Parkway, Fifth Sixth Street ramps, and West Seventh Street, is expected to b come the centerpiece of the Lower Cathedral Hill area. E isting uses on the block include the St. Paul Catholic Youth Cen er, the Quinlan Nursing Home, and the American Linen Supply C . The "Smith-Main" block o the east of the gateway area will also be a focus for change, lthough in the more distant future. Uses on this block include 1 ght manufacturing and charitable services. This area is almost all zoned B-S (Central Business-Service District) , with several odd-shaped parcels zoned B-4 (Central Business District) . Section C is bounded b Grand Avenue on the west, Summit Avenue/John Ireland Bo levard on the north, I-94 on the east, and I-35E on the south, an is predominantly residential. It also includes several offic buildings of the Archdiocese of Saint Paul and a nursing home. e area contains both the upper bluff edge and the steep slopes o the "Cathedral Hill". The two-block area sur ounded by John Ireland Blvd. , Ninth St. , I- 35E and I-94 is curre tly vacant, and will be the site of the new Minnesota History Cen er. This area is under the planning jurisdiction of the C pitol Area Architectural and Planning Board. This area is all zone for residential use. Part of Section C is zoned RT-2 (Townhouse Residential District) , and part of it is zoned RM-2 (Medium De sity, Low-Rise Multiple-Family Residential District) . Transportation/Circul tion. The central focus of change in the Lower Cathedral Hill rea will be the new I-35E Parkway and new I- 94 on/off ramps. The freeway construction will also necessitate reconstruction and r alignment of some adjacent local streets. Map C shows the plan ed street alignments, and for comparison, Map D displays the c rrent street alignments. Kellogg Boulevard will veer to the nor h between Smith and College Streets , and between College Stre t and John Ireland Boule1ard will take the place of Sixth Stree . 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KE�LOGG � Q � �� _. � :��; , �:�:::::::�: � � ----- .- 'o �� ; V � � S1/ 2 � Q . 1''__._ < �. ° �� , �'- i ---- � ^, _ - ' �/� CHESTNUT ST ,O .� -_:= - --��-= , : �, i ��`� =-- _ �-- ; , .------: ; f""" �-' __ h_'____ � _ _�"I I ��;I� � � '--- `�..` , Q ��: :J '� - cn WAGAIUT t i I ST. �p�� ''%'�:'�;'� i "� � � : : I ' '� k ','------ : , •�:�.'..::. N r ' L �� •:.:•:.:•. � 4 I I _ j:�.':.':.• R N � E}'_t"'�_�__ � �� f:.'.:•.�:� � t � - I { _ � �::•:::: A O F'_.:� �' �•.:" t=+ p = 1i' _ ` a - , {E;:::.�``� � � � J 1 �'� a SHERMAN �s�` . ' 7 �:; 2 a _ I � ! --_ - - ��- � � - :�\ Q i• S � OF�� ,•OS��^tif � V "Y j .\ / �:� ��rO — �� '�' ��"�� — _ �; � � ^� ' r J � v v .� � v ' - 0 „�r ,r, `- � - -,_ /, + .; .�`, � c � c i' L'� , '( , ��//'r G vj � �' � o � � . '___ � ;� �: � /` ` � < � �- ` � ;� c � - � �� `�` � •� �`�i i 1 �j _ � � ;'j j � � \Q,- � � �' ! � /;��'i ; n Ji. � �� (/�` 04 �� d"/ The new Fif-th and Sixth treets will become new on/off ramps to and from I-94. This on -way pair will replace Sixth Street between West Seventh an I-35E, and Ninth Street between I-35E and I-94. Fifth Street wil replace the Ninth Street exit from I-94 to downtown and Sixth S reet will replace the Ninth Street entrance onto the freew y. The new History Center ill require its own new streets, which. will replace Summit, Ri e and College Avenues in this area. The lOth Street off-ramp fr m I-94 will be realigned to accommodate these changes. C. Future Directions for nd IIse in the Lover Cathedral Hill Area The debate over the fi al segment of I-35E was resolved in 1984, and with that resoluti n has come the anticipation of major changes in the Lower C thedral Hill area. The construction of the 35E Parkway along the leasant Avenue corridor will suddenly afford this area direc regional access, thus generating demand for redevelopment of t e many vacant or underu'sed parcels near the Parkway. The state al o plans to build new I-94 on/off ramps through this area, fur her increasing its accessibility. ' � Given the direct regio al access, current land uses and the development history o the Lower Cathedral Hill area, what future directions for land u e will be appropriate? Three Comprehensive Plan segments develop d in the late 1970's--the city Land Use Plan, the Downtown De elopment Plan, and the District 9 Plan-- envisioned the develo ment of a new, high density residential community here, based on the assumption that the Downtown People Mover would be constr cted and a station built in the area. In contrast, this pla asserts three land use functions for each of the three area sub ections. Section A, centered around United and Children's Hospit 1, will function in the future as a more clearly defined medi 1 center. Section B, containing the central blocks most conduciv to redevelopment, will add to the downtown entertainment and of ice functions, and more clearly define the western boundary of hese activities. Section C, the area between Summit and the new P rkway, will continue to serve as a residential area as ell as a focal point for major institutional uses. Map E graphically di plays this vision, and the following provides narrative recommenda ions for the proposed land use directions. The associated issue of traffic circulation and parking are also explored below. Future Land Use in ection A: Medical Center. The character of this area should co tinue to be dominated by the hospital and related medical use . United/Children's Hospitals are major employers and are o great significance to the city. Adequate space for developme t of hospital and related medical services is needed. a 1� � � / � � °v � � �i Z � ,� � o < �., U � � � F �\ � z v ., Q < �, F' E. ��c n. < vi .] � e�+ ..� O W � � r� x � �y�c �. � a z ��c Z � F z / � � � � a w z H ° H W w � � r .:=__ �" U O z ��c� , z � �, w . �c�� ;�� a" ��/ i� o � �� y � 'i, o !SR'�� rt o `� � i a � � -- ' � � < i K£LLO��B�VD� W 1 z O U w� � � "� U 1 � t � < 1 E"' `� w 'a x < � i � � �� < < � f:, O t w (-� E" � � Z � � W ��> I � zW � � z �' H ° a e�o � w � z a � vEi °' �'''�-v � o w z a � _� a F a , F U ��'J0173N z o E�.. F < w z w E" � � � aH � � � � � W O w Z '`�- Z � CHFS 'UT AV£. yy� 0 � `� � `J F � 0.', � n O w V�' m ° � Z P ' � � 1 � � C� � a '' a R'AL 'T AVE. � �,,I d - � E°-„ � ' � �� , � �, H ; ; � I � '� ' a ? � I � � a Q ,rl a < �� Wa � ° W � �` r W � f �V /"ti U `J � \J � � r� '` anv- ��. < /j� � '�~G� r' so's�� ,-/ P °y� � E < 4 = m �tiJ � � P'�T� `�\ � � II � i �_ � �/�� 1 `;/ '�"' 'v Z J � ;/ �\ � � � � � � 1! I �1 L ` � �r ' r� � � !/ i �� — � � ,CI ' � :u ��-��' Although the overall emp asis through the entire area should be on medical-related uses, th non-medical related specialty commercial uses that have develope along West Seventh Street are also appropriate. Recommendation 2.1 Existing run-down Zow d nsity and underused parcels along Smith between Grand and Chest ut should eventually be replaced by hospital-related uses, ither to accommodate hospital expansion, additional medical offi e space, or health care-related housing for the elderly or othe persons with special health care needs. Recommendation 2.2 The s[retch of West Se enth Street contained in the study area should continue to fun tion as a general commercial district. Future Land Use in Sec ion B: Office, Entertainment or Institutional. This s ction is the heart of the Lower Cathedral Hill area, and will un ergo the most change. Two blocks--the Gateway Block and the mith-Kellogg block--are especially conducive to major red velopment. Medical-related uses uld be appropriate and desirable for this section of the Lower athedral Hill as well as for "Section A" , given the proximity o these blocks to both United and Saint Joseph's Hospitals . However, it is undesirable to limit these blocks to onlv medica -related uses, since the future market for these uses is uncerta n. The recommended land uses discussed below are therefore s ated generally enough to include a variety of acceptable options Smith-Kellogg B ock ,?: Any type of office space would work well here, given the excellent acce s that the block will have to the I-35E Parkway and th new Z-94 exit/entrance ramps. HeWeve�; e�e�-eeet�g�ed e€€�ee-sgaee-is-e�gkas3ze�-beeac�se-�ke-�a�ke� eea�i��exs-€e� a��-de�x�e�x-s�eex�a��ve-e€€�ee-s�aee-W�}} g�ebab�y-�e-s� W-€e�-seve�a�-yea�s-ax�-aay-s�eex�a��ve e€€�ee-deve�s� ea�-a�-�t��s-s��e-we��-ee�ge�e-�}�1�-s�aee-�s ��ie-de�x�ewa-e �e-a�ea: An entertainme t or institutional use would also be appropriate fo this site, given its proximity to other entertainment and cultural institutions such as the Civic Center, the n w Minnesota History Center, the Ordway and World Theater , and the Science Museum. Recommendatio 2.3 Future uses o this block should include medical uses, e�xer�-eee��€e office space, entertainment-related or cultural attr ctions, or some combination of these types of uses. Gateway Bloc Current lan call for �he state to develo the Minnesota Arts Hi h Sc ool on this block. To re are this site for 11 �� r� the Arts Hi h Scho 1 or for an develo ment the existing uses on the Gatewa block--American Linen Supply, and the Catholic Youth Cen er--must be relocated to other appropriate areas f the city. '�ke-Q��a�sa-He�ae-s��t�e�a�e skea�d-be-g�ese�ve -�€-�essib�e;-a��t�exgk-f�-Wi��-��e�ab�Y kave-�s-be-�eved: The remainine structure on the block--the inlan Home--sho ld be incor orated into an new develo ment if o sible. Section III.D of this plan (Historic Preserv tion) addresses this issue in more detail. Recommendation 2. The city fully su ports the proposed Arts High School on this block and wi 1 assist the state as needed with preparing the sit for the high school. In the event that plans for the Arts High School are abandoned, the s e uses as those Zisted above for the Smith-KelIogg b1 k would be appropriate. Sixth/Main Block Redeve�e�ffiea�-e€ �l�e-S��k�lia�a-b�eek-�s-ae�-as-��gea�-as €e�-�ke-6a�eWay- �eek;-aad-��_skex��-�ke�e€e�e-�e�aia-i�s et��ex�-t�ses-€e� �ke-€e�seea��e-€x��e:--Nk��e-�eve�e��eA� ��essx�es-s�ffii�a -�e-�kese-€e�-�ke-6s�eWay-aa�-S�a��i-Ke��egg b�seks-ffiay-evex� a��y-eeet��;-�ke-aea-��e€3�-e�ia�}�ab�e-afl� }�g�i�-�a�xs��}a� �ses-ex-Eke-��eek-a�'e-agg�'e��3a�e�y-�eea�ed €e�-�ke-��ffie-�e� g: �x-�ke-iae�e-d�s� x�-€x�tz�e;-��ie-c�ses-ea-�k�s-��eek-s�iex�d-�e sie��}a�-�e-�kese-ex-��e-Sffi��1�fKe��egg-ax�-6a�eWey-��eeks:-- The Sixth Main lock is not as immediatel conducive to � redevelo ment a the Gatewa and Smith-Kello blocks. The Sixth Main bloc contains viable uses that are a ro riatel located for the next five to ten ears and it has little vacant s ace. nce redevelo ment occurs on the Gatewa and � Smith-Kello b ocks however the Sixth-Main block will robabl face essure for redevelo ment into more intensive uses. Recommendation .5 At that time, dditional medical-related uses would be a ro riate fo this block, as we11 as office or entertainment- elated uses similar to those outlined for the Gateway and Sm th-Kellogg blocks. Future Land Use in S ction C: Residential and Institutional. This area should ret in its low and medium densit residential character. The curr nt institutional uses Archdiocese offices are com atible with he surroundin residential uses. The lanned Minnesota Histor Ce ter a ro riatel re laces the old Miller Hos ital buildin . he new institution will be buffered from residential buildin b the new I-94 on off ram s and the newl ali ned Kello Bou vard. i2 , ��-��q Recommendation 2.6 Development of addition 1 low and medium density housing units should be encouraged on vacant, developable Iand in this area. Xowever housin need n t be the on1 o tion for redevelo ment on the vacant arcel bound d b OZd Ke110 Co11e e Avenue and the I-35E Parkwa . As Ion as it would 6e architecCurall com atible with the surroundin re idential buildin s rofessional-t e office s ace such as t at ermitted in OS-1 districts would also be a ro riate for this ha f-block iven the roximit of the Archdiocese offices be een Co1Ie e and Mulber D. Future Transportation d Circulation. The 35E Parkway Desien Concept Document, adop ed by the City Council in November, 1985, was the vehicle by whi h the 35E Design Team laid out design details of the Parkway and surrounding streets. This document will continue to provi e guidance on transportation decisions for the Lower Cathedral Hi 1 area. One unresolved circula ion issue, however, is the potential extension of Smith Str et through the °Gateway Block" to Main Street. The "Gateway lock" could either be developed as one project with no throu street and its own local street configuration or it c ld be divided in two by an extension of Smith Street and deve oped as two separate blocks. In the latter case, Smith Street wo ld bisect the block to allow for better access to both blocks. Such an extension would ease some traffic congestion expected a the intersections of Kellogg and West Seventh and Fifth/Six h Street Ramps and West Seventh. Recommendation 2.7 , The city should a11ow either of the above options so that the best development opportuni y can be accommodated. E. Parking. Another -lan use-related issue in the Lower Cathedral Hill area is that of arking. For many years, the vacant lots, streets and Parkway rridor lands of the Lower Cathedral Hill have provided parkin for hospital employees, downtown workers and Civic Center patrons. The Parkway construction has recently eliminated many of t ese parking spaces, and future construction will diminish the su ply still further. At the same time, the improved road access to this area will lead to new development with new parking dem nds. Since most of the area is zoned B-5, the city zoning code will not require the provision of parking along with new devel pment. Map F displays the urrent parking supply for blocks which are expected to be serio sly affected by redevelopment. The following conclusions can be awn from this information: --Redevelopme t of the area may lead to shortages of parking for the two h spitals. --Despite sho tages anticipated for the hospitals, the parking probl ms anticipated for this �rea are relativelv 13 �1 .� � � / . 1 1� •� � � � � oi � . F o � O�' �► �' L� � ��` 0 � �� +�� ` e'� �y � �'`� �°`i� / ' �� t',y �.�o . � o''�` �.�t i i' � °� `'�O 11 ` � 1� �� O ,., � D � � a . _ � � ��- GBt,YD� �,I`.°�2� W KEyLOG Y?�QQ� V � ON A A �� (�-7,n( /C\ S� U t�"'_' �U .�1'�4 � 1 G1,yO�f• U GF'•i . � �I O''a� � _- � ' �' � �; bl 'a-� ��°- —' y � � ��w Q �� 93N� � � �� O � o� � � � �Qy a CHESTNUT AVE. �� < ,; o p� � � � <o,� C� '❑q Z >� � < � U � � � _ �s� `� � �; � � � V -?vi t' � W ALNliT AYE � a �_' � ° � �, y ' '. o � .. � �; o � - � , ; � � d � o � � � ` � C`U1 = F• �+< � <'' ', O }��, � / V '� _ F v Z / � � � O 1 o � o ° � O � � o � C � � i p anv- � v W 4 � T - ��? 0 > N < Z � ��zfl � Ory�Gy � a C _ � O / < O ° Vi C= u m � a ;E' � 00 >+ U � � � � ^�� = 7 .0 L � r. Qi 'v Q' .t G "Y Tr � l..J f V ,��y{ J = f c � G J L RS U \ � V�� a' � GC '. � � � r � � � .- _ -_ � / '� \ " � v _ G \ U = I ]x � C � C L ; '' � �l r, U �� ^• � � /r;' ,�; Il �` '_ .. ; � , � ; � � : � , �;; , 1 , �I Y �'�"7�Jr minor, and can be dealt with through private rather than public provision f parking. --In order to avo d more widespread parking problems, new developments must include adequate parking to meet their own demands on site. Recommendation 2.8 The city should ensure the establishment of adequate parking as part of any new develo ment in the Lower Cathedral Hi11 area. This could be accompli hed by including parking requirements in development agreements on land owned by the city. Parking � requirements should be the same as those included in Section 62.103 of the Saint Pa 1 Zoning Ordinance. Recommendation 2.9 The city should encour ge the establishment of shared parking agreements among prope ty owners in the Lower Cathedral Hi11 area. Recommendation 2.10 The city should avoid �xer3e�ag-pr�b��e-ps�lc�xg-�e-8�d�ess-pa�k�ag ske��sges-ix-�kis-e�e subsidizing the medium-intensity develo ment arkin d mands of the Lower Cathedral Xi11 area as we11 as other downto frin e areas 'and instead continue subsidizin the deman s of the downtown core as established in the Downtown Parkin Ian. � 1J , P�-�-�� III. Character of the Lower Cathedr 1 Hill Area . The above section discusses th question of appropriate future land uses in the Lower Cathedral Hill ar a. Equally important to the type of future land use, however, is t e visual impact of any redevelopment on the character of the Lower Cat edral Hill area. First, it will be important t more clearly delineate the character of this area as the western gate ay to downtown for regional and city travelers, and as a medium-in ensity transition zone between the downtown business core and th surrounding neighborhoods. Second, it will be important to ensure that the goal of generating new, good quality development in t e area does not interfere with the long- established city policies of reserving historic sites and significant views of city landmarks. A. Lower Cathedral Hill as a Gateway to Downtown Previous city plans hav identified the Lower Cathedral Hill area as the major gateway fo travelers entering downtown Saint Paul from the west and south est. West Seventh Street, Kellogg Boulevard and Smith Ave ue now converge in this area, and in several years the 35E K llogg exit and the off ramp from I-94 (new Sth Street) will carry housands of people through the Lower Cathedral Hill area int the downtown core. In the past, however, attempt has been made to mark the boundary of the downto core so that travelers know that they have now arrived at the city center. In addition, the vacant and underused land and run-down building conditions of much of the Lower Cathedral Hill a ea have provided the impression of this area being a "back-doo " entrance to downtown rather than an inviting gateway to th city. The new street constru tion and predicted development will provide the city with an oppor unity to make design improvements that will turn the Lower Cathedr 1 Hill into an inviting-looking entrance. Recommendation 3.1 The city should establ sh the intersection of West Seventh Street and Fifth and Sixth St eets as the official western "gareway" of the city by reconstruc ing it with a special streetscape design. Figure 1 displays the esign to be used. The intersection would have the appearance of a traffic circle (although it would operate as a normal intersecti n) , and would include special paving, special landscaping an pedestrian improvements. B. Lower Cathedral Hill a a Transition Zone Between Downtown and Surrounding Residentia Neighborhoods. Another important cons'deration from an urban design perspective is the connection of t is area to adjoining residential neighborhoods. The vacant and underused land in this area made i� into a "no-man's land" between the downtown core and the Ramsey Hill and 'w'est Seventh Street neighborhoods. One of the objectives of the citv's land us plan is to improve cor.nections to downtown, lb � � � � a / c W � I i I = F \�t / < v I , � W ! ' < �- � � _ < . W z V / s � o I � � � i Y Z �» ' a �_ / , a () � ' a d� i" �� j. ° � e , 9� s �' � � . � e� ' �-'.� � i i S . � u , i = . � • ; 1 < / 6 O .L " 1 ' . R' ' I ,'+ , O � � �' I � � d � /� ,�, \;� '�� ,� o � , - � / W � � . � �� 1 � _ _/ , � � � = Q = _ --"`'r� _ 'SaEE�-�"_ t� e � - --- -— -- - - " _ '�j ; � i 5TH 5 ��! � L a _ � � ` _ Jt.i�� _,� •' 3 J ---- -- - ±- — " —_ i �� 4�,i>' /i -- � 1� , � t' /. /1 t.+ - �� --' j �� '�� ,' /i -- -- - - --- ' .. �� //I 1 _- � �-" r/� � �' / ` I / / r ,: - ( . , ; ; � � � • �� - - _-�� ; ; � � _� a � < N O ¢ � � ,, � � � ��',"�`' ��'��'' � � ,;;��1,''. ii:; F- J O �I�,,1 j! Z _ � i,l�''�� I, V V i � L) � i� \ �,,,.,.,� � �'� %.' i, � � � � ,. ,, ,, - / ' 1'1 \�, �,i t ''�i.l, 1 - ��-�d/ and to re-establish conti uous development from adjacent neighborhoods. The redevelopment ob�ecti es expressed in Section II of this plan will ensure that vacant nd underused blocks will be filled in with appropriate new use , thus re-establishing continuous development in this area. However, more than just new development is needed to improve thi connection between the downtown core and the neighborhoods. Desi n improvements are also needed to create stronger visual and pede trian links. The 35E Parkwa Desi n C nce t document, prepared by the 35E Parkway Design Concept T am and adopted by the City Council in 1985, describes the desi n improvements needed to enhance this area as described above. That document details the following for the new Parkway and rel ted reconstructed local streets: landscaping, lighting, pecial seating areas, fences and bridge rails, sign structures, retaining walls, bridge structures, and pedestrian/bicycle syst m. Recommendation 3.2 The city and Minnesota epartment of Transportation should continue to follow the SE Design Concept as the new roadways are constructed. C. Preservation of Signif ant Views The goal of preserving significant views of the city's two major landmarks--the Cathedr 1 and Capitol--has long been an important consideration for the ity. The city Land Use Plan, the Smith Avenue Plan and the Do town Development Plan all express the need to preserve these sigh lines in the form of general city policy. However, for the first time in many years development which could block some of these vi ws is possible. This section explains the important Lower Cathed al Hill view corridors in more detail, and recommends how the cit should preserve the views by setting height limits for deve opment. Man views of the Cat dral and Ca itol exist throu hout the cit and a number of views traverse the Lower Cathedral Hill area. This lan however c nfines itself onl to those views traversin the Lower Cathedral H'll area that can be considered " rimar . " "Primar " views are t ose which rovide the reatest visual or s bolic im act for m torists and edestrians in and near the downtown area and the efore should be reserved as the area is redevelo ed. Their c mmon characteristics are: i� the view ori ir� tes from an im ortant ublic s ace• and or ii the view ori in tes from a ma'or oint of entr or exit into the downtown co e• and or iii the view has be n identified as si ificant in earlier cit plans; and iv the view inclu es the Cathedral or Ca itol buildin or a ma'or ortion f the buildin . lE . l��7�� Four rimar views have een identified in or throu h the Lower Cathedral Hill area and are resented on Ma s G and H and on Fi ures �o throu h Five One of the four views is of the Ca itol ori inatin at he intersection of Cherokee Boulevard and Smith Street on the Wes Side The im ortance of this view is marked b the newl im ved overlook area on Cherokee Boulevard next to the Hi h Brid e This view lies directl alon the front axis of the Ca itol Bui d n and revious cit lans have lon reco n'zed its s' nific nce The three other rimar views are of the Cathedral. One ori inates from Chestnu and She ard a ma'or oint of entr into the cit center for eo le travelin on She ard Road Another ori inates from Kello and West eventh another im ortant oint of ent into and exit rom the downtown core. The third Cathedral view ori inat s from Sixth and Market Streets in front of the Hamm Plaza Thi is an im ortant ublic s ace for edestrians walicin fro Town Center to the Rice Park area Sixth Street also serves as ma'or thorou hfare leadin out of the downtown core to the w stern nei hborhoods and to the freewa . A number of other view of the two landmarks exist in the Lower Cathedral Hill area• h wever the are considered "secondar " views because the do ot meet the criteria listed above. While all views area worth f reservation because the serve to orient travelers to their loc tion and rovide a sense of connection to the cit "seconda " iews should onl be reserved if the do not interfere with oth r im ortant develo ment oals. As discussed above one m "or oal for the area is to fill in vacant and underused land wit medium-intensit land uses. Fulfillin this oal will robabl mean blockin a number of the secondar views. Recommendation 3.3 In the design develop ent phase of new projects planned for the Lower Cathedral Hi11 rea, the city should work with developers to consider primary and econdary views of the Cathedral and Capitol in their designs. Wh re possible, Lhe city should suggest ways in which new building co struction could acco�odate the views. The four primary view discussed above are depicted in Figures Two through Five. The fi res, along with Appendix A (Technical Notes on Proposed Height Re triction Areas) , should serve as guidelines for the height of fut re developments within the primary view corridors. 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Historic Preservation One of Saint Paul's ass ts is the historic character of many of its neighborhoods and p rts of downtown. To retain and enhance this character, the cit identifies and protects sites, districts and structures which ar significant in the architectural, historic, cultural and ocial heritage of Saint Paul. While only a few histor"cally significant structures remain in the Lower Cathedral Hill ar a, preserving them will enhance the visual link between this area nd surrounding historic neighborhoods. Map I shows the design ted historic preservation sites in and around the Lower Cathe ral Hill area. Two structures in the area are threatened by even ual redevelopment: the Armstrong House (now operated as the Q inlan Nursing Home) and the Joseph Brings House. The following aragraphs provide background on the two structures. Armstrong House --233- 35 Fifth Street The George Washington Armstrong house, now t e Quinlan Nursing Home, is a two and one- half story brick doubl house and is an excellent example of the Queen Anne architectur 1 style. Realizing that the Quinlan Home would be vulnerable to any redevelopment in the area, the Heritage Preservation Commissio adopted this policy statement as part of its historic designati n recommendation (this policy was also later adopted by the ity Council, in October, 1982) Al1 reasonable ptions should be explored to integrate the structure at it existing location into the physical design of any adjacent development. If there are no feasible or prudent_alterna ives for preservation at its existing site, � then the feasib lity and prudence of moving the structure within the proj ct area should be considered. If this is not feasible or prudent, then the feasibility and prudence of moving the inlan Home to another downtown location should be consi ered. If it is not feasible and prudent to move the Quinla Home to another downtown location then the feasibility and prudence of moving the Quinlan Home to a location outsid downtown should be considered. Joseph Brings House--314 N. Smith The Jose h Brin s Ho se located directi across from United Hos ital's main buil in was built in 1865 and was desi nated as a historic site in 1 80. The Brin s house is one of the few Saint Paul exam les of a t o-stor Pioneer-era stone residence. It is a remnant of residenti 1 architecture of the workin class communit which settled the We t Seventh area. Recommendation 3.4 The cit should ensu e that a11 ossible o tions are ex Zored to � reserve the Armstro and Brin s houses. If incor oratin the structures into new evelo �nents on their ori inal sites is infeasible the cit should work with rivare develoDers to relocate the structu es to nearb nei hborhoods. �E ' R� � 1 / � � 1� S.� � a� �/� r � �Y � 1�l �• , l �; � � �`�l �/ a � �� oa r � V L 7 'p . e'� U � °� e �\+j C t Y � p C rr S� J r y Q '�'i � Z t v �`s F�, y`� � � s3r� / � i � v .� <d u °d �i. a < v� �o a°Do � oY� �Y v � . " � ��V v y°�,�� c�9�� ii'' � w 1-i�' +► ft" ♦ „ � �O �� = ro `�: o �=— _ 8 `�n a p .._ � P��\� ~ - K�4LpGG 9yVD�� t�QQQV\ U /ON A A E�' -I �(i ,G J U �— � �� t oJ�f.4' / i� � �,p�l��i.' n C�' \ n ', U 07�e � 1 v 7 . f- � � ��0 � C O a-'., 2 � � � ��3 � '� I �� V� rsi � yp °�' _� a � < � V � `JDO 23H � •� A > L � � �. V' � ... V� 7 � ^ ^ O r'", ,' O c tr t 7 � L__�1, � 1 � e� n er \) i' 1 � �� u � � O��' CHESTNU7�AVE. ao eoa � ,� .� , o e �, ` � � � � 4 Y ° � Yuo C� q � � Z ` < ; - Z ' � r� ��t �� _� <d 0 � = � � �d . m �f wALNUTA�'E � 3 f � a �, r G � M o :. > p �: � = � � Z � C� =' . ' 3 `• -? r � Ol� •.. = f : r �C N � J �I � 0 � u O C �� L s < � C Li N f ' x 1 I .a Z_ t O � � �/ +7 C � 2 � / � 2 O e� j � L � , � p�< o �3��- i /� � �� sd � f' o < Opy o ' � ° - _ o � �j !� �' o 'o�� ° � � j�� Q n� � Q °� � � - _ � ` J � ' / r = J � � —=J ! �!�( ;z i! ; ' � � Q � j ` � _ _ � � r F''� ' ` < r. ,� = a 3 -� � �%/� � ` � a G ^ C/% c ,� � :r. �;7 < � � � �: �J�`� i N Z � i'` i. E ' t, U y _ � °: � � " r, J �j� � � i� ► _ < e+ ^� r. ' � �j9 � ' � � �+ c ^ , � � . , . �� IV. Plan Implementation This section discusses in mor detail how the city will implement the recommendations of the plan t xt. The city will use current and new development tools and officia controls to achieve the new land use and design-related directions for the Lower Cathedral Hill: The city will also amend related plans as cessary. A. Amendments to the Comp hensive Plan In order to make the c ty's Comprehensive Plan consistent with the new directions establi hed by this plan, sections of the Comprehensive Plan sho ld be amended. The following paragraphs provide a rationale fo amendments to the Land Use segment of the Comprehensive Plan, an notes potential conflicts with the Downtown Development P an and the District 9 Plan. The Downtown Community Development ouncil and the Fort Road Federation may wish to� consider amend ng their plans to reconcile the conflicts. 1. Land IIse Plan Land Use Plan Po icy (1.5-1) states: "The city will work to improve the con ctions between the downtown and adjacent neighborhoods b 1) Promoting the construction of inedium to high density ho sing throughout the area." This plan diffe s from that policy in that it encourages new housing only in the current residential zones northwest of I-35E, rather t an throughout the area. As mentioned above, promoting const uction of housing throughout the Lower Cathedral Hill rea would conflict with other city plans to develop housing in the Lowertown, Riverfront and North ,; Quadrant areas. Recommendation .1 Policy (I.5-1) should read: "The city wi11 work to improve the connection between the downtown and adjacent neighborhoods y: 1) Promoting the construction of inedium and high densi y housing in transition areas, where appropriate." 2. Downtown Devel pment Plan Development Ob ective 1 of the Cathedral Hill/West Seventh Street Study A ea Development Concept is: "To encourage the private develo ment of inedium to high density housing within the Lower Cath dral Hill area." In explanation, the plan states "The pr"mary objective for the Lower Cathedral Hill area is the de elopment of a new residential community. " In contrast, e Downtown Framework: 1985-1990 lists the Lower Cathedr 1 Hill area as a low priority for housing, while the Mea s Park area of Lowertown, the riverfront, and the North Qua rant area higher priorities. The Framework cautions us t at "the use of development resources to support housi g on scattered locations downtown as well as 28 . , . ��-r�� locations near the downtown such as the United Hospitals area and the Capit 1 area need to be carefully evaluated for any impact on the riorities established for the major housing sites down own." This plan makes a even stronger statement than the Framework that hi density housing in the Lower Cathedral Hill area would b inappropriate. Recommendation 4. The Downtown Co ity Development Council should consider dele[ing Developm nC Objective 1 of the Cathedral Hi11/West Seventh Street St dp Area Development Concept, in the Downtown Developm nt P1an, and adopting the vision of the Lower Cathedral H"11 Plan. 3. District 9 Plan a.) Recommenda ion 1, under the United Hospitals/Seven Corners Ar a subheading states: "Medical campus: develop wi h hospitals and related uses, senior's housing, m dium to hi h densit housin , parking, and medically elated commercial and hotel services, in the area b tween Kellogg and the hospitals along Smith. " Recommendation 4.3 The Fort Road Fe eration should consider deleting the underlined c3aus regarding medium to high density housing. b. ) Recommend tion 3 of this same section states: "Cathedra Hill (which includes the Smith-Kellogg , block, an the northern half of the Kellogg-Seventh block) : uild mixed uses (housing, offices, commerce, parking r mps) at high density, with skyways from the hospital. Recommendation .4 The Fort Road F deration should consider amending this recommendation o read: "Cathedral Hi11: BuiZd uses including offic s, commerce, entertainment, and institutional." c. ) Recommen ation 5 states: "Rezone the area between Sherman, West Seventh, Grand and Pleasant to B-5 to allow re idential use as well as commercial. " Recommendation 4.5 The Fort Road ederation should consider amending this recommendation to read: "Rezone the area between Sherman, West 7th, Gran and Smith Avenue to B-5 to a11ow residential use as we11 as commercial." The intent of this recornrnendation would be to exclude the block bounded bj- Grand, Thompso and Pleasant (I-35E Parkway) from consideration or residential use, but a11ow the Iatter biock to be u ed tor elderIy housing associated wirh tne 2_9 � . Cr ��-7�� medical services rovided by United Hospital and nearby clinics. B. Redevelopment Tools 1. General Redevelop ent Tools In order to im le ent the land use ob'ectives discussed above the cit s ould u date the Seven Corners Redevelopment P1 The redevelopment plan, which will serve as he le 1 basis for cit involvement in the area will discuss the ossible redevelo ment owers to be used b the ci in co nction with rivate develo ers includin but not 1 ted to • --land ac uisiti n --site re arati n --land dis ositi n and develo ment a reements --land marketin and sales --site lan revi w --develo ment u'delines --relocation of usinesses or structures and --ac uisition a d dis osition of residual MNDOT ro erties. A ran e of o ti ns rather than site-s ecific actions should be resented in the redevelo ment lan to allow the cit maximum flexibi it in the redevelo ment of arcels of land in the Lower Ca hedral Hill area 2. Use of Residual 35E Right-of-Way Land One development tool worthy of more detailed discussion in this plan is th potential for city involvement in the acquisition and disposition of hIIdDOT-owned residual right- r of-way land. The Minnesota partment of Transportation (MNDOT) has purchased more land for I-35E than will be needed for parkway constr ction. After completion, MNDOT will seek to sell off the 1 ftover parcels. Map J displays and numbers the parcels of land expected to be considered residual. The rules gove ning the reconveyance of residual parcels of land acquired y the State of Minnesota are as follows: --The last fee owners or their heirs have the right of first re usal--that is, they may first purchase the identifi d residual land parcel from the state. --However, a local unit of government where the land is located ay exercise its authority to acquire the residual land for a public purpose. In this instance the aut ority of the local government supersedes the right o first refusal of the last owner. Commercial and res'dential development of residual land is conside ed by the State of Minnesota to be a public purpose. 30 , � � � � � � � � ��' ;r � °` � � ~e` � �_ � �° ot� ` 9� � f� +� V '` � M ~'�. �,�'�� y'y� / , '�� .�� <TO�, ��'; `;,�o rx .:=-' �y� � �'P,�� '�' ;l� � '° d' ~�, ,<.� ;; _ ` O �,,; � _. - ' ° D . _ � � �-_ °� KELL G Bl.VO� I !.'��f'C y\ V V N A A E�� G °VQ ti O` / > Ci C'�C�� U / � O � O''e \ - R� 4�T s�r �O ' a��' 1�� a,y s �+ Q ' -� a�. N ; O 0 � �� . 'n C� � 0 � � �, � ��.:.. � � ~ CHFST!JUT A�'E� � �°��. :s�:.5;:�� p❑ �`� ' ��` ' a e � < � �: :$ 4 U .•:;�}. .; >Y�� O �,7 � Z ::::$: < < �r � �4s• Z � 1 � C �� ` �0 � � � �� <- � � c �� -�y�i t' W ALt:i%T AVE. ;l � �=� � � il � � � � a � Z � a - � _ � 0 � � o - � � �r.t V F � Y1J y O 67 K�f ' � 1 QL. F = � � � v Z F o � tl C y C � ;2 Q m G O /� � war C 7 '7 ! � (/ � a O O \ 6+ � - " m � � �� (�� 2AY- � � � � � Q �, o � ��c� e � � � � ��6 �''''] Q� �� .. U V ��v � � � �n O � � Yc� � � O � n � � . /`tt.]�, I /'v'� )/�'� ' �Qt � � � V T' L+�/ V /I/ r?;;'f r ✓� M � _ a. � r ��, '' � r� �,F �}}•i I � ... ,.., R/ ` � ,_„] ^ G = C 'h v; �-) L � t C d I ��,. t � *� � sC :. p p � � C _ � � \ � � — « �. - �L' t � :� U � 6 a L � < L � � >, C C �' � � - � � �� V � " r �' � _ i � . n ` �� c 3 = � � � �� `, � - . i d• j 1 ,� ` � a V ! 0�� — ` � � 1 �/ = ��-7�! � --When the loc 1 unit of government and the prior fee � owners do no exercise their reconveyance rights, the state aucti s the residual land to the highest bidder. Recommendation 4. The cit should a uire res'dual MNDOT ro erties as necessar to im 1 ment the land use Zan for this area. In some cases offic aZ land use controls such as zonin or site lan review iI1 be sufficient to ensure a ro riate develo ment. Whe e these controls are not sufficient however the cit should ac uire these ro erties and reconve them to rivate arties with s ecific develo ment re uirements atta hed. C. Official Controls 1. Zoning District anges. ?iap R displays current zoning districts for th Lower Cathedral Hill area. Most of the area is appropri tely zoned and will allow the implementation o the new development directions outlined in this plan. Howe er, new street alignments and the United Hospital expansi n have changed the zoning requirements for two small sectio s of the study area, as shown on Map K. The first sectio consists of several parcels of land bounded by West eventh Street, Main Street, Old Sixth Street, Exchange Street, and Saint Joseph's Lane (zoned B- 4) . These parce s should have the same B-5 zoning designation as t e two adjoining blocks in order to be conducive to red velopment. The second secti n consists of the block bounded by I-35E, a ,, line extending S erman Street, Thompson Street, and Smith Avenue (zoned B-3) . This section contains a portion of the United Hospital uilding and grounds, and should be zoned consistently wi the rest of the United Hospital's "medical campus". Recommendation .7 The city should conduct a 40-acre study to formally implement these zoning changes. 2. Historic Prese ation Guidelines The existin o ers of the Herita e Preservation Commission in reviewin an a rovin or disa rovin ermit a lications fo desi ated historic structures should be ade uate to ens re that due consideration is iven to the reservation of the historic structures in the Lower Cathedral Hill rea. 32 � � , � 1 � � � � 1� �< � }q � �� O � � � A r � �• a � o � d � e'� y'. �`+'� �° �� oa� Y� ;;� "= `�� O „ „ ,. �� '°� D � �— f� ��y� U o N ! �, � � �6 '+ U 1 V J � `T•�0�� U Gft� � �� o��a \ � � " ��a i� �� s y �� a . � � o � m � .� � �� 0 � � � � Y � � � �a�, N cxssrt+u'r wve. � --��. � < o CJ❑ � � , ,Y �' � vy � � � :�� o D� � _ ��, � � �� 1 `� ;;l � � � �6' `� 0 �J � — ''o, �" WALWT AVE. y . r" � C !� � ��,{l ° � � i . . U •, CS C I' � `� � � � O ` � I � c s � •.' V •'� °' ' M s o _ .� �' C � � I y j ` \ � � � a+ V � L ¢ � � .. � � = � '� � � .. L�L � C < � v .� �� t m � c-`' .' o � (1)� L� _' = F ` .., c p G L L, (� •`•I v� a � 'ca � � � ::-�.� ::•:::: � a ., •. � � V 'p �c< , � v � � .� = U U n� / V � o L d v, c = � ._ � � ,'.�'`.,' .•.•.. ,.�-1'/��\ � � O C3 U U t7 o cs .0 t �. � s h .:: '�W\ ) G] U N v U C3 � = Q : �•:'� V � 40: 4 0 � � � � zL I O � � ~ _ _ � � � � � % /� �� c; oc i /�V.� Z Q� � �.J S•:::::�: j � � L7 � �E�:•::v: T �� /, � _ \l � / � � O U � c� � � O � a = � -� i �, �.. a �/�`�J � �,��f] o � o *�� = _ ; (�� Q V � �� L � •L _�J / � �� Y ` _' Q N T � ry r ' � _ M ��l ,J t tl a � C. 'S C/ ..r1. Q ~ � i � i U ' l? <\\ � Q,' G. +J OC J a. � � t� m U c1 A G (� � � C , t' _ � a' C � J � � C � < 3 = i c � / ] C� .... O = c: '} � � � • 1 p' � � � ` Z r L � 1 q V J L � i I /I _ '_ L- h C� � / � V_ 1 . � V f 'y � � C� `..i — t^ !_ I �� /: i �� . � ... � i J,� J ;. � . . . (�,�-�-7�9 However in order t make it economicall feasible to reserve the struct res the cit ma have to take a more roactive stance assistin rivate or ublic develo ers with reservation The develo ment tools discussed above in this section inc u in land ac uisition. or relocation of structures could b used for the oal of historic reservation of the e si nificant structures as well as for the oal of enerat'n a ro riate new develo ment for the area. 34 . � , , � ��7�I ppendix A Technical No es on Proposed Height Rest iction Areas � Y � � �\ \ 1 � � � � � � N . . . . . . . . m , .Cd � `.' < W W W W W W w W .� �+ 'Z O I� N h O1 O f� N OLI G e0 GD O� O� O 1�1 n CO' '•� .-1 � e�i .-1 O 0 � a a d � '. .a < w a u o w a . a u eo a ^ a 7 N y� Y `-' ,..1 . . . . . . . . . . p a W � W W W W W W W W W ~ Y �I O O v1 aD a N v OD �/1 H1 �O � L W CO O O� T O� YD v1 .-1 ei O� . 6 l� u •~ •� •-� a e c� a �° o '� y � b U � ..� 4 ,� a/ y a a � ro m w °1 ¢ � � o m ..xi � ,m � w � C d W v�i � C y � d O 'O '� u N u u u u u Y u ai � O ¢ o h a w w w w w w w w w w �x ++ � �+ O O U1 Y1 �O f� f� W N v1 �O v a �a, � m m m m m ao ao rn rn rn + • d ❑ � �, .-i .-� .� .. .� .-i .� .i .i .-� b u w " ..� w "° o a E � �p � m .. ... o � m C a, .. a a. ao ,� .�+ ,� o v � u n ,", z u �, � N N p .� .a � �"� u <0 - 7 N E G, ^ �O ..V+ G L a aD E C '� V vl ' .--� � 1�' W .� S.i a� u � o w u w h ,y � b � ••�� C � O N � H p G ..�i C4 v O .-� T Y, ..� .-� �tl .. o • ++ a X � v u �+ �o ..� u O y � -+ U -�i .-' . . . . . . . . . � s�i u aG �E C ..Ei tl t O O u u u u u u a+ u u W 4 A +� .-a .-� o � Y � W W W W W W W W W 'O e0 tt � '� yi V � LL G �F. � u 4 0 0 0 0 0 0 0 0 0 -� '� � � o� � � p L y ro o 0 0 0 0 0 0 o u � _ w @ U n o v a0 0 �O �O O� -+ 7 '^� .� -+ b �1 � N t�f t�l P1 d �1 �O GO E •-I 1� t� O �l U ^ --1 % � 'e a � o -. 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'1 W W W W � O � i1 O .-� .i P4 O �O aD N W .-� O T O� a N N .-1 T dl A �O �! N Y v b t �0 C o �i -+ u u > V Ol �1 „a M ai A � O 01 N a C u �e m x E a -+ m x � d a u° .a x .a v v o u a v b a u u ,i N y, 0/ N >s W W W W W W 4 O � q l°J 7 6 O p, V � .t N O� �' O W H E N .-1 .-1 % � w U p� .� A ..1 .� p O a t (A � V " o] v 10 �p d � u p m ^ .� O � Z T e0 `� � � .� p O A lC - .--1 f�1 y U �tl .+ '' �` � � " " " � � W � d ;; o " q � � ' � p. u w u ni � r,i, G 01 � ' � F C 3 v 1 � � a� G ..� ..� ..-Ci � n y .. i o E ^ + n y� al . . . . V 00 00 .0 ..'(�'1 �a 1� N fA � W ai a.+ Y J.� u 'O ..�i O n � a+ a+ � ..� X al 3 W W W W a •-+ C a .0 n A i .-+ u o n eo u aW v c m �°n �°n N ° � a u e ..� ,o ..a s y x a�i O .�-1 a0 0 �f v � 3 "J � s i a+ u n -+ ..+ A E -+ "-� u p -r .--i .-� u b i 4+ O d u E .•• w u � u m �n y � x � N E w m n o m � N y� u -+ eo d �n o v o, 'f,� ..1 L .� V O 4 n fy -1 y � J�C 'O �+ .C-i .-�i u � u X -* � F 'O n �00 G. � m � �' E � w . 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O T a�i °V w W W W W w W C � aa o o .� n o .� .ti e� y o a +� .. rn m �o �n e, rn � l+ O ^�+ N .-1 .-1 .-� .-1 .-1 °" a ..E� x ° a a a w � o .. a • u .y t C +� � m ... d w u � a � c o a m z � � �+ °u -i 7� p O U O� .� N � � � fl V � E U � L ^ y � � H W 0 X � d � W � � .d y � W N U •• o M � .0 � C 'C �! a o N ..~.i E a� y -1 s�+ L E N 00 V 6 x u .-+ e e .a o� y .,/ . . . . . . . y � _i •-1 N ' --1 W N a1 N N ✓ Y i� Y 'b OD 4� .-1 P1 ] u �o u .L rn v � � w w w w w w w .,�a 4 � o a�o m x + °i a C u n vci n n o o � ..�� '� •a .+ u .e d o �n a m �n o � �F u o u v� � 47 u 4 el N N .-i .� .� � Y � � ,� � �` � Z '� � ..[Ei -�i s� � a�i � y u � � V Q � G -� W O W h O .Y o ..Ci x ..+ o .-� u .1G 3+ o a s, �n � � � a� -Ci A �+ � O i0 � b � �° m a � m � °' e � c �� ..� u ,-� .ti W O �D y n '� � o ~ S A � w a�0 'i "¢7 G ..Ea C C �^ 4 0 0 -+ 'd � o w x o u o n, F, w u u -+ o Q .a u � a y O � a O u C % � �. � ..� O o L O a � n + + y 7 W 7Si odi 4 3 .0 A. b W a M .� V �tl T � F > G 7 �7 a� � � V A d It tl O. U � 1 N y U a0 O � 7 V u u u x � ,^� A % b � � v X +� >. -� � o v v o > e u �n �n a �. — .a -� .� o] 6 Oi N m O N �.. � Q N �tl > � L w d N �o H s+ m i a u � ,, a .� cn w h o v m m v� � u o � � �2' aJ U y O N .0 4 Z � � � Q c s -+ .. N c � x �; .. u .-. � h � o m d o E �o a� �s � ' ... G. U �G U �n � 3 f � �- 39 �- �- ��9 --= AGENDA ITEM =_— — ______________