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88-846 WHITE � - C�TV CLERK PINK y - FINANCE COUtICll �CANARV - DEPARTMEN7 G I TY O SA I NT PAU L � BLUE - MAVOR File NO. � - City Attny/JTH � � Counci Resolution ' _� � � '��.�x� `� Presented By Referred To Committee: Date Out of Committee By Date RESOLUTIQN APPROVI G AN AMENDED REDEVELOPMENT PLAN FOR SAINT PAU NEIGHBORHOOD REDEVELOPMENT PROJECT AREA SUPPL MENT TO THE CITYWIDE REDE- VELOPMENT PLAN AND APPROVING A SUPPLEMENTAL TAX INCREP�IENT FIN CING PLAN AND CREATING A TAX INCREMENT FIN CING DISTRICT FOR SAINT .� PAUL NEIGHBORHOOD USINESS DEVELOPMENT PROGRAM WHEREAS , the Council of the City of Saint Paul (the "Council") has the statutory responsibi ity under Minnesota Statutes Section 462 . 521 (recodified as Secti n 469 .028) to approve redevelopment plans and projects of the Ho sing and Redevelopment Authority of the City of Saint Paul, Minn sota (the "HRA") , and under Minnesota Statutes Section 273 . 74 (rec dified as Section 469 . 175 Subd. 3) to approve tax increment financ ng plans and districts proposed by housing and redevelopment au horities within a city, in each case after a public hearing there n; and , � - WHEREAS , the HRA has un ertaken the Hammond Project as a ' redevelopment project author zed by the City Wide Redevelopment Plan approved by Resolution ouncil File No . 277600 adopted October 27 , 1981 , and as Pha e I of the Saint Paul Neighborhood ]3usiness Development Program under a Tax Increment Financing Plan and District approved and cr ated by Resolution Council File No . 279109 adopted August 19 , 19 2 ; and 4JHEREAS , the HRA has un ertaken the Spruce Tree Centre and Metz Bakery Area Projects as redevelopment projects authorized by the Redevelopment Plan For T e Saint Paul Neighborhood Redevelopment Project (Spruce Tree Centre, Metz Balcery Area and Hammond District) ado�ted as a supplement to t e City Wide Redevelopment Plan by COUNCIL MEMBERS Requested b �artm n_of: Yeas Nays , � Dimond Lo� [n Fav r Goswitz . Rettman B �he1�� Agains Y Sonnen Wilson Form Approved by City At rney Adopted by Council: Date _ ,� / Certified Passed by Council Secretary BY By Approved by 1Aavor: Date Appro d by Mayor for Submi 'on t Council By r.. : /+! � G�//., (��' �T1" -2- Resolution Council File No. 7-348 adopted March 17 , 1987 , under the Neighborhood Development Project (Spruce Tree Centre and Metz Rakery Areas) Phases I and I Tax Increment Financing Plan and District and under the Subpl mental Tax Increment Financing; Plan for the Saint Paul Neighborh od Business Development Program (Hammond Area) Phase I which plans and district were also approved by Resolution Council File N . 87-348 ; and ��TFiEREAS , the HRA propos s to amend the Redevelopment Plan For The Saint Paul Neighhorh od Redevelopment Project Area (the "Project Area") which covers the Spruce Tree Centre, Metz Bakery Area and Hammond District Pr jects by adding eleven new, noncon- tiguous projectsto the Proje t Area identified as the Snelling/Uni ersity University Avenue East Rice Stree Prom/3M Si e Concord/Ro ert Arcade/Pay e/East Seventh Street Unisys Pro erty Hillcxest hopping Center Texaco Sit West Seven: h Street/Grand, and Highland/D naldson' s Site; and [�T}-IEREAS , the HRA furthe proposes to create a new tax incre�- ment finan.cing district �aith n the amended Project Area comprisin�; parcels located in seven of hese additional projects identified as - Rice Stree Texaco Sit Unisys Sit East Unive sity Area Prom/3M Si e Seeger Squ re (part of Arcade/Payne/East Seventh) ; and Hillcrest hopping Center ; and WHEREAS , HRA has submit ed to the Council its Resolution No . 88-5/18-1 approving an Amend d Redevelopment Plan For The Saint Paul Neighborhood Redevelopm nt Project Area and Resolution No . : � � �� -3- 88-5/18-2 approving a Tax In rement Financing Plan and creating a Tax Increment Financing Dist ict For Saint Paul Neighborhood Development Program, togethe with the following related documents : l . Amended Redevelopme t Plan; 2 . Supplemental Tax In rement Financing Plan; 3 . The written opin.ion of the Saint Paul Planning Commission; 4. The Building Condit ons Evaluation Summary; 5 . The Tax Increment F nancing Necessity Summaries (as to each Project ; and 6. As A�nendix A to th Tax Increment Financing Plan, an Identification o all Parcels to be Included in the Tax Increment F nancing District ; an d WHEREAS , said Amended R development Plan and Supplemental Tax Increment Financing Plan con ain an identification of need and statement of objectives and rogram of the HRA for carrying out of a redevelopment project a d a redevelopment district in the additional areas of the Neig borhood Redevelopment Project and Tax Increment Financing District including property to be acquired, public improvements to be pr vided, property development to occur and other redevelopment , est mates of public redevelopment cost of the Project and District inc uding administrative expenses , amount of bonded indebtedness to be incurred, sources of revenue to pay said bonds and other redevel pment costs of the Project , the most recent assessed valuation of taxable Property within the District , the estimated captured asses ed value of the District at completion, and the duration of the Dist icts existence; and WHEREAS , the HRA has pr vided an opportunity to members of the Ramsey County lioard and Inde endent School District No . 625 to meet with the HRA and has present d the Board members of said County and School District its estimate of the fiscal and economic implications of the proposed tax incremen financing district ; and WHEREAS , the Saint Paul Planning Commission has reviewed the said Amended Redevelopment P an and approved the same as being in conformity with the Sainti Pa 1 Comprehensive Plan, the general plan for the development and rede elopment of the municipality as a whole; and �� -�� -4- j�iEREAS , the Saint Paul Capital Improvement Budget Committee has reviewed the Amended Red velopment Plan and Supplementa.l Tax Increment Financing Plan and recommended approval of said Plans by the Council ; and WHEREAS , on May 26 , 19$ , the City Council conducted a public hearing upon the Supplementa Tax Increment Financing Plan in conjunction with a nublic he ring upon the Amended Redevelopment Plan, all after published no ice of a hearing on both such plans in the Saint Paul Pioneer Pr ss on Ma_y 15 , 1988 ; and TnIHEREAS , at said public hearing �he Council heard testimony from all interested parties ppearing on the approval of the Amended Redevelopment Plan a d Project proposed, on the creation of the District and on the S pplemental Tax Increment Financing Plan; and WHEREAS , the Council ha considered the findings and determin- ations of the Saint Paul Pla ning Commission, Capital Improvement Budget Committee and of the RA respecting the Project , District , Amended Redevelopment Plan, he Supnlemental Tax Increment Fin:ancing Plan, together with the doc entation submitted in support of said Plans and has taken into acc unt the infornnation and knowledge �ained in hearings upon and uring consideration of other matters relating to the developments proposed for said Project and District , NOW THEREFORE, BE IT RE OLVED by the Council of the City of Saint Paul, Minnesota, havin reviewed and considered the documents submitted attd the recitals , epresentations and provisions contained therein, as follows : l . It is hereby found nd determined:. A. That the redeve opment project undertakings and the redevelopme t project area, originally estab- lished for the ammond District , subsequently expanded to inc rporate the Spruce Tree Centre • and Metz Bakery rea, and now further expanded to incorporate he eleVen projects identified and described i the Amended Redevelopment �1an, � �� -5- constitute a "redevelopment project" within the meaning of Minnesota Statutes Section 469 . 002 Subd. 14, and t t the Project Area of the Amended Redevelo ment Plan constitutes a "blighted area" � ithin the meaning of Minnesota Statutes Sectio 469. 002 Subd. 11 ; B. That the land i the Project Area would not be made available r, nor would redevelopment be financiall_y feasible without the public im�rove- ments and the fi ancial assistance proposed for the Pro j ect ; C. That the Amende Redevelopment Plan for the re- development area in the locality will afford maximum opportu ity, corisistent with the sound needs of the loc lity as a whole , for the rede- veloPment of suc area by private enterprise ; and D. That the Amended Redevelopment Plan conforms to the Saint Paul C mprehensive Plan, the general plan for the de lopment of the locality as a whole. 2 . It is hereby found a d determined for reasons set forth in the Amended Redevelo ment Plan, Supplemental Tax Increment Financing Plan, the uilding Condition Evaluation Summary and HRA Resolutions eing incorporated and made part hereof: A. Th�.t the Tax Inc ement ?�istrict contains 785 parcels of which 73% are occupied by buildings , streets , utiliti s or other improvements and 42% of the build'ngs are structurally substan- dard and an addi ional 39% of the buildings re- quire substantia renovation or clearance, and that, consequent y, the Tax In.crement Financing District constit tes a "redevelopment district" within the meani g of Minnesota Statutes Section 469 . 174 Subd. 10(a) (2) ; • (d��'g-�� -6- B. That the develo ment or redevelopment proposed in the Tax Incr ment Financing Plan would not in the opinion f the Council reasonably be expected to occ r solely through private in- vestment within the reasonably foreseeable future without he public financial and other public assistan e proposed, that the usual sources of publ' c revenue are not adequate to provide the req ired level of public assistance and that , there ore, the use of tax increment financing as pr posed in the Tax Increment Financing Plan ' s necessary; C. That the Supple ental Tax Increment Financing Plan conforms t the Saint Paul Comprehensive Plan which is t e general p�an for the develop- ment of the mun' cipality as a whole; D. That the Tax In rement Financing Plan and Supple- ment will affor maximum opportunity, consistent with the sound eeds of the municipality as a whole, for the evelonrnent or redevelopment of the Redevelopme t Area and District by private enterprise; and that the assistance provided pursuant to the ax Increment Financing Plan and Supplement is a necessary and desirable encouragement of private development to effec- tuate the redevelopment and revitalization of the affected nei hborhood commercial areas and the adjoining residential parts of said neigh- borhoods ; E. That the City el cts the method of tax increment computation set orth in Minnesota Statutes Section 469 . 177 ubdivision 3 , Paragraph (a) . 3 . The Amended Redevelo ment Plan, and Supplement Tax Incre- ment Financing Plan re each hereby approved as in the public interest and s necessary in order to carry out the development and edevelopment of the Project Area and District in acco dance with the objectives and pur- poses in said Plans rovided thereby eliminated the WHITE' - C�TV CLERK � PINK � - FINANCE G I TY O SA I NT PA U L Council G G . ��ANARY - DEPARTMENT File NO. �v ^"' � � BLUE - MAYOR Counci Resolution Presented By Referred To Committee: Date Out of Committee By Date -7- conditions identifi d in said Plans and accomplishing the provision of pu lic improvements and private de- velopments contempl ted by said Plans in the furtherance of the general welf re of the citizens of Saint Paul . 4. The HRA is authoriz d to file copies of the Supplemental Tax Increment Finan ing Plan and the Amended Redevelop- ment Plan with the mmissioner of the Department of Trade and Economic D velopment of the State of Minnesota, to file copies of th Supplemental Tax Increment Financing Plan and t is Resolution with the Ramsey County Department of Taxation and Records Administration and Ramsey County Au itor with its request for certi- fication of the orig nal assessed valuation of the District, and therea ter to undertake the Program and Project in accordanc with the Amended Redevelopment and Supplemental Tax Increment Financing Plans hereby adopted and suppleme ted. COUNCIL MEMBERS Requested by rtm f: Yeas Nays Dimond �og � [n Favor Goswitz �,� 'Ree�e� � g�� _�__ Against BY s�nn�r wa�o Adopted by Council: Date '^'� L � � Form Appro by City Attorn / Certified sed by Council Se etary BY " " gy GL..Lfi•c- Appro by Mavor. � �+ 3 � Appr ed by Mayor Eor Subm' ioi to�ouncil �LISHED J U h 4198$ � � � . ��'�� r Z- � � � � � � � � �N° 011517 � �� PED DEPART?I� � - - - - - - j„J� " b]�c! COAITACT „ , . ,_ PHONE � ' _ , . � i / ` DATE �SIGN NUl4BER FOR ROITTING ORDER: (Se rse aida.� � �6 �an Dimond - signature '3 Department Director - signatu � Mayor (or Assistan� � Signatur'e �, $inance and Manage�merit Sernic Di tor � Ci y Clerk Budget Director � � ria Bostr m � City Attorney - signature 2 r n � � ' 2 for Mayor & City Atty& Tom Dimond I��OTAL Ni3?IBER QF SIGNATURE PAGES: ( lip all locations for signature.) � 3 far ept. D�rector :P (Purpose/Ratfon�Ie). > i Schedu.le public hearirrg at City Counci for final approval of amendments to Neighborhood Redevelo�nent Plan and eighborhood Tax Increment Financing P1an. ; .� C U G N S C �` , None . /�� N O D C V C GE 0 ED: (Mayor's signature not required if under $ 0,000.) Total Amount of Transgction: Activity Number: Funding Source; ATTACH1�iENTS: (List and number aii attachme ts.) '�. Planning Co�nission Staff Rept. & 1. Transmittal letter from Ken Johnson Resoiution 88-23 � 2. City Council Resolution: Redevelopment lan -F ��. Amended Redevelopment Plan for the Saint ' �, • TIF Plan Paul Neighborhood Redevelopment � S9y. HRA Resolution 58-5/18-1 (Redevelo en Plan� Project Area j HRA, Resolution 88-5/18-2 (TIF P]an� ��. Saint Paul Neighborhood Susiness ve opmen rogr� , upp emen a ax ADMINI�TRATIVE PRQCEDURES � Increm�nt FinanCing P��n �. Building Condition Evaluation Summary Yes _No Rules, Regulations, Proced res, or Budget Amendment required? _Yes _No If yes, are they or_timeta le atta hed? Ta ment Financi�+ , Necessit _. ummary DEPARTAiENT REVIBW EITy ATTORAIEY REVIEi�1 �Yes _No Council resolution required? • Resolution required? � Yes _No _Yes �No Insurance required? . Insurance sufficient? _Yes =No Yes No Insurance attached? ,i � r�� ,- d'd y�lT* �� • Rb : v �__��u� ^c CITY OF SAINT PAUL . DEPART ENT OF PLANNING AND ECONOMIC DEVELOPMENT �... GEORGE ��riMER KENNETH R.JOHNSON, DIRECTOR MAYOR 25 West Fourth Street,Saint Paul,Minnesota 55102 612-228-3200 _,, May 18, 1988 �� '. Council President James Scheibel Councilmember Thomas Dimond Councilmember Roger Goswitz Councilmember Robert Long Councilmember Janice Rettman Councilmember Kiki Sonnen Councilmember William Wilson 7th Floor City Hall Saint Paul, MN 55102 Dear Councilmembers: At its meeting this morning the Hous'ng and Redevelopment Authority Board of Commissioners approved amendments to the Redevelopment Plan for the Saint Paul Neighborhood Redevelopment Project ea and the Tax Increment Financing District for Saint Paul Neighborhoo Business Development Program, Supplemental Tax Increment Financin Plan. You will find these amended plans attached for your consideration. These amended plans represent the r sult of extensive staff study and analyses of the various scattered site areas and consultations with Saint Paul's District Planning Councils. By ame ding both the redevelopment plan and the tax increment financing plan, the C ty will be able to focus attention on several of its most critical neighb rhood commercial areas. You are being asked to consider fin 1 approval of the attached amended plans following the public hearings sched led for May 26, 1988. Should you have any questions you would like answered b fore that date, do not hesitate to contact Gloria Bostrom of my staff�t 228-3 52. Sincerely, � � � _��'t"� � n__----- � Kenneth R. Johnson Director KRT:KSL:nd cc: Albert Olson City Attorney Gloria Bostrom Attachments: see attached list � O�d"d,�� Attachments: City Council Resolution: edevelopment Plan City Council Resolution: TIF Plan HRA Resolution 88-5/18-1 (Redevelopment Plan) HRA Resolution 88-5/18-2 (TIF Plan) Planning Commission Staf Report and Resolution 88-23 Amended Redevelopment P1 n for the Saint Paul Neighborhood Redevelopment Pro�ect rea Saint Paul Neighborhood usiness Development Program, Supplemental Tax Incr ent Financing Plan Building Condition Eval ation Summary Tax Increment Financing Necessity Summary �� e . � . ��-�S� RESOLUT ON i�0. 88-5/18- 1 RESOLUTION A PROVING AN AMENDED REDEVELOP*TEN PLAN FOR THE SAINT PAUL NEIGHBO OOD REDEVELOPMENT PROJECT A..REA � Z�7HEREAS , by its Resolutio No. 8?-2/25-4 adopted February 25 , 1987 , the Board of Commissione s of the Housing and Redevelopment Authority of the City of Saint Paul , Minnesota ("I-:R.A") approved a Rede�elonment Plan For the Sai t Paul Neighborhood Redevelopment Area involving the Spruce Tree Centre , Metz Baker�� Area and Ha�nond District neighborhood commerci 1 redevelopment projects ("Redevelcp- ment Plan") ; and ' 1tirHEREAS , there has been s bmitted to and considered at this :�eeting of the HRA Board of C . issioners an Ainended Redevelopment Plan For The Saint Paul Neigh orhood Redevelopment Project Area ("Amended Redevelopment Plan") together ��ith supportin� documentation � �nclL.ding a Building Conditio s Evaluation Summary and Project Reloc:ation Plan; and 1•:'!�:EREAS , the Ainended Red veloprnent Plan woulc�. add eleven new, ^cncc:nti�uous areas within th Citti� of Szint Paul identified as tr�e Snelling/Universi y University Ave ue East� Rice Street Prom/3M Site • Concord/Robert Arcade/Payne/E st Seventh Street Ur.isys Propert � Hillcres� Shop ing Center Texaco Site ' � � . . .� • West Seventh treet/Gr2nd , and . , Highlan�/Dona dson' s Site � • ' � areas to the Sair.t Paul Neig borhood Redevelopment Project Area ("?rc>ject Area") ; and • k'HEREAS , tlle P.mended Re eveloament Plan identifies conditions existing in the Project Area requi�ir.g public redevelopment activity . . � and states and identifies re evelo�ment activities to be undertalcen . � . to re*nove existing condition of blight and deterioration . in said ' � Areas , their preuaration for and their disposition for redevelopment �by p=ivate enterprise for la d uses t•aith building requirements as s�t �orth in the Amended Red velopr�ent Plan designed to prevent the spread or reoccurrence of th se conditiens ; and LJHEREAS , the Saint Paul Plann�ng Commission has reviewed the Amended Redevelopment Plan a_ d by ��'�ts Resolution No . 88-23 adopted :�iav 13 , 1988 , approved the same as being in conformity �aith the . � ��do �` � Saint Paul Comprehensive Plan , he general plan for the �develop- ! ment and redevelo�ment of the m nicipality as a whole. NOW THEREFORE, BE IT RESOL ED by the Board of Commissioners of the HR.A, as follows : 1. It is hereby found and determined as follows : A. That the eleven ne sites being added to the Project Area const tute blighted areas within � the meaning of Min esota Statutes , Section 469. 002 Subd. 11 , he acquisition, clearance and preparation of which for sale for redevel- onment for uses in accordance with the Amended Redevelopment Plan constitute a redevelopment project undertakin within the meaning of riinnesota Statutes Section 469 . 002 Subd. 14 ; B. That the land in t e Project Area would not be made available for, nor �aould redevelopment be financially fea ible without the public improvements and p blic `inancial assistance proposed for the P oject ; C. That the Arier.ded R development Plan �aill afford r.za}:imum opportunit , consistent with the sound needs of the munic 'pality as a ��hole , for the redevelopment of t e Project Area bv private enterprise; " - D. That the Amended R developnent .Plan conforms to � the Saint Paul Com rehensiv� Plan , the �eneral . . nlar. for the devel pment of the muni�ipality as • � a whole ; � E. That feasible mean exist for relocation of � ' ' individuals , famil ' es and businesses displaced � . as result of prope ty acquisition proposed by � the Redevelonment roject ; and . F. That the Amended R development Plari and redevelop- . � ment nroject activ' ties thereby proposed by rer�oving , - � . preventing and red cing blight , blighting factors , � � � � . and the causes of light and by improvement of � cleared or renovat d property acquired for the � Project are in the public interest and contribute to the �eneral wel are through redevelopment of the municipality, reservation and enhancement of the source of muni ipal revenues and production of employment opportu ities . y� � • • V' ��/ 2 . The Amended Redevelon ent Plan is hereby adopted and approved and the HRA ereby determine to undertake the Project described in said Plan upon approval of said Plan by the Coun il of the City of Saint Paul . 3 . The Executive Directo is authorized to communicate this action and to tr nsmit this Resolution to the Council of the City o Saint Paul and to request Council consideration of the Amended Redevelopment Plan and Project ther by proposed after public hearing called for th t purpose . 4 . The E�ecutive Directo is authorized upon City Council approval of the Amend d Redevelopment Plan to file a copy of said Plan wit the Minnesota Department of Trade ' and Economic Develop nt . ' �� • . . . ♦ . l// �/�/ RESOLUTI N N0. 88-5/18- 2 . R.ESOLUiION APPROVING A TAX INCREMENT ZNANCING PLAN AND CREATING A TAX INCREMENT FINAnCING DISTRICT F R SAINT PAUL NEIGHBORHOOD DEVELOPMEN PROGRAM 1+THEREAS , the Saint Paul N ighborhood Redzvelopment Project Area has been� undertal:en by the Hou ing and Redevelopment Authority of the City ot Saint Paul , Minnesota "HRA") with approval of the Council of the City of Saint Paul for he purpose of accomplishing the redevelopment of the City' s r.e ghborhood comnercial areas with tax ir.crement financing assistance and �•7HEREAS , by separate act� n the HR.A has approved an Ar:�ended Redevelopment Plan For The Sai t Paul Neighborhood Redevelopment Project Area ("Amended Redevel pment Plan") adding eleven new, non- co�tiguous nei�l:bcrhood sites o this R.edevelopment Project Area and the financing of seven of thes sites requires the creation of a Tat Increment Financing District pursuant to Tlinnesot�: Statutes - Se�tions 469 . 174 tY�.rou�h 469 . 79 ; and ��'NEREAS , there h2s been resented to and cor.sidered at this raeetin� a document entitled " ax Increment Fir.ancing District For Saint Paul Neigrborhood Busin ss Development Program, Supplemental Ta� Increment Finar.cing Plan" ("Tax Ir_crement Financirig Plan") dated :�Ia�� 1988 together with suppor ing documentation including a Buildin� . Ce:lditions EvalLation �Summary and � [�''tIEREAS , the Tax Inereme t Financing Dis�rict consists of seven s=tes - Rice Street Area , Tex co Site , Uni.svs Site , East University - ' Area , Prom/3M Site , Seeger Sq are and Hillcrest Shopp'_ng Cer.ter � � �Area - more fully identified in the Amer.�ed Redevelopraent Plan ; and • • tJHEP.EAS , the Tax Increm nt Financing Plan submitted contain an ider.tification of need and s atement. of objectives and program of� .the HR.A for the carrying out of a redevelop�nent pro,j e�:t and a rede- ve'o�ment district under*_aki g in the Project zrea and proposed pistrict , including conditio s in which greper.ty would be acquired, . publ�c improvements to be pr vided, property disposition to occur . • and �ther redevelopment proj ct activities ; and the Tax Increment . , . . � , F�nancin; Plan contain estim tes of the public redevelopment costs ' ' . of *he Project and District , including administrative expen.ses , " �anount of bonded indebtednes to be incurred, sources of revenue to pay said bonds and other ublic rede��eloprnent cost� , the most recent assessed value of tax bl-e property within the �istrict , �he estimated captured assessed alue of the District at completion , and the duration of the Distric existence ; and - ��a° ��Y� � I+�iEREAS , HRA has provided n o�portunity to members of the � Ramsey County Board and Indepen ent School District No . 625 to meet �.�ith the HRA, and has presented the Board members of said County _ and School District its estimat of the fiscal and economic implications of the proposed Ta Increment Financing District ; and WHEREAS , the Saint Paul P1 nning Commission has reviewed the Tax Increment Financing Plan a d approved the same as being in conforr�ity with the Saint Paul Comprehensive Plan, the general plan for the development and redeve opment of the municipality as a whole. NOW THEREFORE , BE IT RESO VED by the Board of Commissioners of the HRA, as follows : 1 . It is hereby .found an determined for the reasons set forth in the Amen ed Redevelopment Plan , The Tax Increment Financi g Plan , the Report to Commissioners acconpa ying the Tax Zncrement Financing Plan , and u on the parcel irn�rovement . and building conditio data contained in the Building Conditions E aluatio:� Sut^�:ar�� : A.. That �he Tax Increment District contains 785 parcels of w� ich i3% are occup�ed by buildings , stree s , utilities or o;.her impro-�erients and 42% of the buildings are structurally sub tand2rd and an additional ' 39% of the bui2d 'ngs require substantial . . renovation or cl arance , and that , con- sequently , the T x Zncrement Financing . � . District const�t tes a "redevelopmer�t ' • . district" within the meaning of �linnesota Statu�tes Section 469 . 174 Subd . 10(a) (2) ; � B. That the develop ent or redevelopment proposed � • in the Tax Incre ent Financing Plan would not � in the opinion o the HRA reasonably be expected to occu solely through grivate investment withi . the reasonably foreseeable . _ future without t e public financial and other , ' � . public assistan e proposed , that the usual � � sources of publ ' c revenue are no� adequate . . to provide the equired level of such public assistance and hat , therefore , the use of tax increment f'nancing as proposed in the Tax Increment F nancing Plan is necessary ; � _ � �� C. That the Tax I:�cre ent Financing Plan �aill afford maximum opportunit. , consistent with the sound needs of the munic'pality as a whole , for the development or red velopment of the Redevelopment Project Area and D' strict by private enterprise ; an d D. That the Tax Incre ent F'inancing Plan conforms to the S4int Paul Com rehensive Plan, the general plan - for the developmen of the municipality as a whole . 2 . It is hereby further f und and determined that the Tax Increment Financing Di trict is in the public interest because : A. it will eliminate nd prevent the spread of conditions of blight , deterio ation anci substandardness in non- contiguous nei�hbo hood residential and commercial areas ; B. it will revitalize nei�hborhood commercia7_ areas � bv provision o� nea and rehabilitated commercial , retail and off�ce acilities with adeeuate off street parking; C. it will combine no -contiguous sites into one Tax Increment Distric with potenti.al to generate increments suf�ic 'ent to supPort the financial . requirements for edevelopnent of the several sites which standing al ne could not supnort the • activities necess ry to accom�lish their redevelogment ; ' . , - D. it will result in the preservation and enhance- ment of the tax b se of the Ci�y ; and E. it �aill result in increased employment opportunity , � in the City , incl ding employment for �ow and moderate incor.e n rsons . . � . � 3 . The Tax Increment Pla is hereby adopted and approved by the . . HRA. . .� 4 . The Tax Increment Fin ncing District is hereby created ' � incorporating the rea nro�erty descriptions set forth in Attachment A to the T x Increment Financing Flan . 5 . The Executive Directo is authorized to communicate these actions and this Reso ution to the City Council and to request Council consi eration of the Saint Paul :�eighborhood ti j�� Redevelopment Project ax Increment Financing District and Plan , aft r a public hearing calle3 for that purpose. 6 . The Executive Director and staff are authorized , upon the approval of t e Tax Increment Financin� Plan and the District hereby created, to file copies of said Plan with the Commissioner of � Trade and Economic De elopment of tne State of Minnesota, and to fil copies of the Tax Incre- ment Financing Plan, his Resolution and other required items with t e Ramsey County Department of Taxation and Recor s Administration and Ramsev County Auditor with a request of the HRA for certification of he original assessed valu- ation of the 'District. - 7 . The requirements of t e Minnesota Tax I:.crement Fi:�ancing Act relatin to accounting and annual reports shall be obse ed in the administraticn of the District . J �te.. _��. . ..�,�•Ti+1:��:� / .� _ ~`,TT O► /Y A✓��O / 7" (�� `' = CITY OF SAINT PAUL � , � ��;��„� ;s DEPARTMEN OF PLANNING AND ECONOMIC DEVELOPMENT �� „o DIVISION Of PLANNING ,.•• 25 Wes!Fourth Shcet,Saint Paul,Minnesota 55102 612-22&3270 GEORGE UTIMER MAYOR T0: Saint Paul Planning Commis ion FROM: Economic Development Commi tee DATE: May 13, 1988 SUBJECT: Amended Redevelopment Plan for the Saint Paul Neighborhood Redevelopment Project Area I. INTRODUCTION AND RE UESTED ACT ON The Saint Paul Neighborhood Re evelopment Plan was originally approved by the City of Saint Paul in 1 87. In both its original form and its amended form, this Plan establ shes a Pro�ect Area which qualifies as a Redevelopment Project and as blighted and deteriorated areas under the Housing and Redevelopment ct Section 469.002, Subdivision 14; and as a Redevelopment District un er the Tax Increment Financing Act Section 469.175, Subdivision 1. The stated purpose of this Pl and Project is to develop or redevelop sites, lands or areas within e Project Area in conformance with the City of Saint Paul's Comprehe sive Plan, and to implement � recommendations of studies co pleted, in order to implement the City's Comprehensive Plan. Tax incr ment financing is proposed in a separate project financing plan as a m �or source of public assistance for most of the redevelopment within t e Project Area. However, this need not be the only source of public inancing for the Project. The original Project and Dist ict consisted of three scattered sites which had been determined to eet statutory definitions of blighted, • . deteriorated, underused or in ppropriately used, and to require some form of public involvement in order for development to occur. When the original Project and Dist ict were proposed, the Planning Commission reviewed the Rede lopment Plan for the Project and found it to be consistent with the Saint Paul Comprehensive Plan. . � This report. analyzes the pro osal to amend the Redevelopment Plan by adding eleven areas or sites to the Project (see attached map) , six of � � which are now to be included in the Tax Increment Financing District. Intended developments for th new areas or sites have not been specif�cally identified. Ge eral development concepts have been proposed but the prospect of public assistance will be necessary for more specific proposals to b forthcoming. It is requested that the Pla ning Commission review the � appropriateness of the type f development and land use proposed on the eleven new areas or site , and the impact of such changes on the 1 / / �/� v�� continued viability of the Sai t Paul Neighborhood Redevelopment Project. A resolution should e passed stating that the amended redevelopment plan does not co flict with the Saint Paul Comprehensive Plan. The resolution should a so require additional Planning Commission review of projects hich have not yet been specifically identified for the sites or ar as in question. II. AUTHORITY FOR REVIEW This proposal amends an offici 1 Redevelopment Plan initiated by the HRA Board. Three portions of innesota Statutes Chapter 462 (Housing, Redevelopment, Planning, and Z ning) provide the relevant authority for Planning Commission review of the Redevelopment Plan. Section 462.356, subdv. 2 stat s: "After a comprehensive municipal plan or section thereof has be n recommended by the planning agency (Planning Commission) and a co y filed with the governing body, no publicly owned interest in rea property within the municipality shall be acquired or disposed of, no shall any improvement be authorized by the municipality or special di trict or agency thereof. . .until after the planning agency has revie d the proposed acquisition, disposal, or capital improvement and re rted in writing to the governing body. . .its findings as to complia e. . . with the comprehensive municipal plan." � Section 469.027 states: "Any erson may submit a redevelopment plan to an (HRA) authority, or an aut ority may consider a redevelopment plan on its own initiative. Ar. au hority shall immediately transmit the plan to the planning agency ( lanning Commission) of the city in which the area to be redeveloped is situated, for its study. . . An � authority shall request the w itten opinion �of the planning agency on all redevelopment plans submi ted to it prior to approving those redevelopment plans, and the lanning agency shall submit its written opinion within 30 days." Section 469.028, subdv. 1 sta es: "When an (HRA) authority determines that a redevelopment project hould be undertaken, it shall apply to the governing body of the cit in which the project is located for � approval. The application sh 11 be accompanied by a redevelopment plan, a statement of the meth d proposed for financing the project, and the written opinion of th planning agency (Planning Commission) ." ' III. BACKGROiTND . • The initial project consiste of development on three sites. Below is ' ' a description of initial sit s and the development that has occurred ' on them: 1) Spruce Tree Centre Site Location: Southwest cor er of the Snelling/University intersection. 2 �� Description: Originally co sisted of deteriorated and obsolete buildings in an area with utomobile-pedestrian conflicts and a lack of parking. Redevel ed as a shopping mall with a parking ramp. 2) Metz Bakerv Area Location: Between Rice St eet and Park Avenue; and between Sherburne Avenue and Char es Street. Description: Originally c nsisted of a mixture of commercial, residential and vacant st ctures. The most prominent structure was the Metz Bakery Build ng which could not feasibly be rehabilitated. Thus far, the Capitol Office Building has been developed in the area. A so, the renovation of a building by the Minnesota Women's Center 's occurring. Additional office development is possible ' the area. 3) Hammond Buildin� Site Location: North side of niversity Avenue between Prior and Fairview. Description: The former ammond Building has been rehabilitated as an office building, Iris Park Place. � IV. PROPOSAL SIJNIMARY The proposal is to retain th following areas/sites: . Spruce Tree Centre Site � Metz Bakery Area Hammond Building Site and add these areas/sites: University Avenue East rea Rice Street Area . Prom/3M Site Concord/Robert Area Arcade/Payne/East Seven h Street Area Snelling and University Area Unisys Site Hillcrest Shopping Cen r Site , . , � Texaco. Site � � West Seventh Street/Gr nd Area ' � Highland/Donaldson's S'te Each parcel in the proposed expanded project area has been surveyed by PED Neighborhood Developmen Division staff to determine that the properties in the Project A ea meet statutory definitions of blighted, deteriorated, underused or nappropriately used, and that some form of public involvement is requi ed for development to occur on them. The • determination of blighted, eteriorated, underused or inappropriately used property was based on n exterior building conditions evaluation 3 U—oo � ' ° method which has been used in th past to analyze property in other City redevelopment projects, inc uding the University Avenue/T.H. 280 project. . The City Attorney has reviewed t e proposed Redevelopment Plan and supporting documentation and has judged it to be consistent with the Minnesota Statutes and with othe relevant laws. The Capital Improvement Budget Committee re ewed the Tax Increment Financing Plan for the Pro�ect on April 14, 19 8 and determined it to be consistent with the City's Capital Allocat"on Policy. Detailed development proposals re not yet available for the new areas/sites. Consequently, the following review of the amended Redevelopment Plan focuses only on the appropriateness of the areas/sites chosen and the tv�e of development expected to occur on them. V. REVIEW AGAINST COMPREHENSIVE P --ECONOMIC DEVELOPMENT STRATEGY The following principles and p licies from the Economic Development Strategy component of the Comp ehensive Plan relate closely to the proposed areas and sites in th amended redevelopment plan: Development Principle: Th City will continue its policy of � minimizing, as far as pos ible, its direct financial involvement in private development p ojects, and will seek a private:public leverage ratio in accord nce with the current Capital Allocation Policies. Development Principle: T x increment financing bonds are a permissible funding sour e and technique for private projects � receiving City assistanc . Policy: Saint Paul shal base its neighborhood commercial development efforts on recognition of the interdependence between neighborhood co ercial areas and the adjacent residential communities. Policy: Saint Paul shal develop a clear understanding of the respective roles played by the neighborhoed commercial areas, the ma�or retail centers, a d the downtown, and should encourage the complementary developme t of those sectors, and should strongly discourage proposed de lopments in one sector that would be in • direct competition wit another sector. . - Policy: Saint Paul sha 1 continue to target its aid for • • ne�ghborhood commercia revitalization to the most appropriate • areas; aid (in the for of financial assistance, public improvements, and tech ical assistance) should continue to be targeted to those comm rcial areas in which the need for aid is demonstrated by the i bility of the private market to generate its own revitalizatio , in which there is a clear potential for success and market st ength, and in which there is an evident commitment by the loc 1 merchants toward their own revitalization, including investing t eir own capital, and organizing themselves 4 �,._-�'�'"�� {ji� ' into an effective local bu iness organization. Policy: Saint Paul shall i crease the supply of land available for commercial/industrial expa sion and development, focusing attention on specific parc 1 sizes ,and types required. The proposed areas and sites a e consistent with the above principles and policies from the Economic Development Strategy. Additional Planning Commission review wil be necessary to ensure that specific developments on the proposed a eas and sites conform to the principles and policies of the Economic D velopment Strategy. VI. REVIEW AGAINST COMPREHENSIVE P '--LAND USE PLAN D DISTRICT P S Below is a description of each new area/site and a discussion of the relevant Land Use Plan and Dis rict Plan recommendations: 1) Universit Avenue East A ea Location: University Ave ue between Victoria Street and Rice Street. Description: Numerous b ildings which are obsolete or underutilized, or conta'n uses which are inappropriate or � . � incompatible. The area is included in the University Avenue East Redevelopment Plan which was approved earlier in 1987. Also, the Housing and R development Authority Board previously approved acquisition of two key parcels in the area. Southbridge Development Company has submitted a bid to the State of Minnesota and been d signated by the Housing and � Redevelopment Authority Board as tentative developer of a new Minnesota Public Safety Building at Dale and University. Other developer interest has lso been expressed in this and other sites in the area. Land Use Plan and Distr ct Plan(s) : ' Land Use Plan iden ifies this portion of University Avenue ' . as a Mixed Use Str p with Neighborhood Level Clusters at University/Dale an University/Rice. District 7 Plan ad ocates commercial/retail uses for University Avenue etween Lexington and Rice. Sherburne Avenue is identifi d as residential but it is acknowledged • . . that some parking lots could be appropriate there if they are needed for Un' ersity Avenue businesses. � District 8 PZan a vocates commercial uses for University � Avenue between Le ington and Marion. Aurora Avenue is identified as res dential, except for commercial nodes at Dale and Western. Comment: Proposal is c nsistent with Land Use Plan and District � Plans. PED staff is c rrently directing a process to generate a development concept an design guidelines for properties at 5 �-�� University and Dale. Some potential conflicts between commercial development on University and residential uses on Sherburne and Aurora are being addresse in this plan; others can be dealt with on a ca,se-by-case ba is, � 2) Rice Street Area Location: Rice Street be een Hatch Street and Sycamore Street. Land south of Sycamore S reet from Rice Street to Jackson Street. Some parcels in mpire Builder Industrial Park. Description: A mixture o residential and commercial uses. Commercial structures ar obsolete, residential structures are dilapidated, and residen ial/commercial uses are generally conflicting. The Port A thority has indicated its willingness to work in the southern ortion of this URAP area to clear the most blighted housing an redevelop it in a manner compatible with the industrial uses to the south. NEAR, Inc. has been working with developers ho are interested in developing a "pod" mall and other new comm rcial/retail structures at Rice Street and Front. � Land Use Plan and Distr ct Plan(s) : Land Use Plan: Ric Street is identified as a Mixed Use Strip. Land south of Sycamore Street is identified as residential and in ustrial. District 6 Plan: B siness and industrial uses are advocated for Rice Street. nd south of Sycamore Street is identified as res'dential, industrial and some commercial. � A 40-acre study i advocated as a top priority for land south of Sycamore Street. (Note that this 40-acre study was performed in 1981 and the City Council approved its recommendations i 1982.) District 6 Plan U date: Encourages the location of new industries in the Jackson Street Shops area. Comment: Proposal doe not conflict with Land Use Plan or District Plans. Howe er, some revisions to these plans would better reflect the an icipated development at this site. District 6 now advoca es the redevelopment of residential land south of Sycamore int light industrial uses. A URAP proposal ' by District 6 receive funding for complementary commercial and • ' residential developme t in the area. This would enable Sycamore • to function as a clea boundary between residential and ' � industrial uses. The Land Use Plan, the District Plan and the ' Zoning Code should be revised to reflect this perspective. , 3) Prom/3M Site Location: Land south of University Avenue between Dunlap Street and Griggs Street. � 6 G��-�� ' Description: Existing offi e building (3M) needing minor renovation and a substand d building (Prom Center) which was demolished to clear the 5 te for potential development. Staff has been working with Rya Construction to realize the development of a Hyundai uto dealership and a U.S. Swim and Fitness Center on a porti n of the. site. The developer has also expressed interest in the balance of the site, upon which the 3M Building is located. Land Use Plan and Distric Plan(s) : Land Use PZan: This ite is located within an area identified as a Majo Retail Cluster. Youniversity Avenue Ian: This plan was developed to address portions of Universi y Avenue between Districts 11 and 13. The plan encourages he containment of commercial uses within the bounds of commercially zoned land. Comment: The Hyundai faci ity is now open and the U.S. Swim and Fitness Center is under c nstruction. The balance of the project is consistent wi the Land Use Plan and the Youniversity Avenue Plan. 4) ConcordJR�bert Area - ' Location: Robert Street etween East Congress and Concord Street. Description: Aging comme cial strip with numerous vacant and dilapidated structures. Many commercial buildings are obsolete � and are a blighting infl ence. In some cases, rehabilitation is not feasible and redevel pment could not be expected to occur without public aid. Thi area is an NPP area and has an active business association. Land Use Plan and Distri t Plan(s) : ' Land Use Plan: Site identified as a Neighborhood Level . Cluster and as a Mi ed Use Strip. District 3 PZan: Su ports a mixed use area at Concord and Congress. Comment: Proposal is co sistent with Land Use Plan and District • . � Plan.. � 5) Arcade Pa e East Seven h Street Area �.ocation: Land north of the Burlington Northern right-of-way for two blocks on either si e of Arcade Street. Arcade Street for two blocks north of the Burlington Northern right-of-way. Payne Avenue between Minnehah Avenue and Case Street. East Seventh Street between Bates St eet and Forest Street. ' 7 (�f"��/Y � Description: Includes a n w planned development (Seeger Square) surrounded by numerous bl ghted and deteriorated properties on Payne, Arcade and East Se enth. Phase I of Seeger Square is successfully underway, wi h the completion of a 60,OOO� square foot Rainbow Foods store nd an 11,000 square foot retail center. The developer wo ld like to begin Phase II in 1988, which includes redevelop nt of the old 17,000 square foot Whirlpool building into mixed use manufacturing/office/retail complex and development f an additional 35,000 square feet of new retail space. Comprehensive Plan: Land Use Plsn: Land north of Burlington Northern right-of- way is identified a a Labor Intensive Industrial Area. Payne, Arcade and E st Seventh identified as Mixed Use Strips. Intersecti n of Arcade and East Seventh identified as a Neighborhood L vel Cluster. District 4 P1an Upd te: Arcade between Minnehaha and Burlington Norther right-of-way is identified as industrial; south f Minnehaha, Arcade is identified as commercial/industr al. East Seventh Street identified as commercial/industr al. District 5 PZan: E phasizes that commercial development on both Payne and Arc de should be concentrated along the southern parts of ach street (south of Maryland) . Stresses goal of promoting ndustrial development on vacant land, especially in the outhwest corner of the district. . Comment: Proposal does not conflict with Land Use Plan or District Plans. Howev r, the Land Use Plan and the District 5 Plan predate the closi g of the Whirlpool factory and the redevelopment of this ite into Seeger Square. The Land Use Plan and the District Plan should be revised to reflect the shift in land use from labor intensive industry to mixed industrial and commerc al use. 6) Snellin and Universit Area Location: North side f University Avenue between Fry Street and Asbury Street, south ide of University Avenue between Fry Street and. Hamline Av nue. ' Description: Includes a strip commercial center (Midway Center) • requiring substantial renovation, and an economically obsolete ' ' warehouse (Wards) . A so includes twelve other structures, most � of which would requir substantial renovation to bring up to standard. Land Use Plan and Dis rict Plan(s) : Land Use Plan: ea identified as a Major Retail Cluster. 8 �%° 4 � ' District 11 Plan: St tes that commercial businesses should be confined to lots ronting University Avenue (no business buildings or parking lots on Sherburne) . Commercial buildings should be ehabilitated and recycled into more intense uses. New b ildings .,and uses should be added in the gaps in existing co ercial areas. Youniversity Avenue Zan: Contains numerous recommendations for continuing the c ustering of commercial and retail businesses within th Midway Center area. Comment: Proposal is con istent with Land Use Plan, District Plan and the Youniversit Avenue Plan. 7) Unisys Site Location: Land between S epard Road and West Seventh Street, east of Davern Avenue. Description: A mixture o commercial and light industrial uses. The site is underutilize due to soil conditions (solid bedrock a few feet below the sur ace) . The Stuart Corporation has acquired a portion of th site and plans to develop a mixed use commercial/office center Land Use Plan and Distri t Plan(s) : Land Use Plan: Iden ifies the relevant portion of West Seventh Street as a Mixed Use Strip; land north of Shepard Road is identified s a Labor Intensive Industrial Area. r District 15 Plan: omotes the encouragement of assistance of business firms d commercial uses. Comment: Proposal does ot conflict with Land Use Plan or District Plan. However the Land Use Plan should be revised to show that the land nort of Shepard Road will 'no longer be an industrial area. . 8) Hillcrest Sho in Cent r Site Location: Land east of ite Bear Avenue, between East Montana Avenue and Larpenteur A enue. Description: The Hillc st Shopping Center con�ists of aging - � structures needing ren ation and rehabilitation. Also, redesign of parking lo ingress and egress "is required, along .. � with new commercial si nage. �and Use Plan and Dist ict Plan(s) : Land Use Plan: Si e identified as a Major Retail Cluster. District 2 Plan: ite identified as commercial and in need � of pedestrian des gn improvements, signage controls and traffic improveme ts. 9 �� Comment: Proposal is cons stent with Land Use Plan and District Plan. 9) Texaco Site Location: Between the Mis issippi River and Interstate 35-E, south of the Mobil Oil Ta k Farm. Description: Gurrently th property is the Texaco Oil tank field. The Port Authorit has gained control of the site and intends to redevelop it a a retail/office and light industrial complex. Redevelopment a sistance is needed for site assembly/preparation and ecessary public improvements. Land Use Plan and Distric Plan(s) : Land Use P1an: Site dentified as part of a New Employment/Housing C uster. District I P1an: Sit identified as part of an area appropriate for indu trial uses. The plan also advocates labor intensive indu tries on industrial land, including land formerly used b low labor industries. Comment: Proposal does n t conflict with Land Use Plan or District Plan. The prop sed retail/office complex is consistent with the District 9 Plan emphasis on labor intensive uses for land formerly used by lo labor industries. However, the District 9 Plan should b revised to reflect that the area will no longer be used solely for industrial purposes. � 10) West Seventh Street Gran Area Location: Between West S venth Street and .Grand Avenue, and between Smith Avenue and Leech Street. Description: This area i characterized by fragmented ownership, as well as varying and i compatible land uses, which include • office, residential, ret il commercial and automobile services. Eighty percent of the si e is occupied by structures and twenty percent is vacant. It m y be necessary to assist redevelopment in this area through sit assembly and preparation and public improvements such as lig ting and streetscape improvements. � Land Use Plan and Distri t Plan(s) : ' Land Use Plan: Iden ifies the area as a Mixed Use Strip. , District 9 Plan: Id ntifies the area as a commercial/business area and as a residential area with some commercial interspe sed. Comment: Proposal is co istent with Land Use Plan and District Plan. 10 ��0 7�' 11) HighlandfDonaldson's Site Lacation: Southwest corner of Ford Parkway and Cleveland Avenue. Description: The property s occupied by a three-story department store building f approximately 90,000 square feet. The remainder of the site 's underutilized surface parking which should perhaps be redevel ed. Land Use Plan and Distric Plan(s) : Zand Use P1an: Ident'fies the site as a Mixed Use Cluster Area. District 15 PZan: Ad ocates a detailed, comprehensive plan for the upgrading, i provement and economic development of the Highland shoppin area. Highland Village PI : Identifies the site as an area appropriate for hig density, shoppers and convenience goods. Comment: Proposal is con istent with Land Use Plan, District Plan and Highland Villag Plan. VII. STAFF FINDINGS 1. The areas and sites list d for addition to the Redevelopment Plan are consistent with the conomic Development Strategy component of the Comprehensive Plan. � 2. The following areas or s tes listed for addition to the Redevelopment Plan are c nsistent with the Land Use Plan component of the Comprehensive Pla and with relevant District Plans and special area plans: University Avenue East Area Prom/3M Site • . Concord/Robert Ar a Snelling and Univ rsity Area Hillcrest Shoppin Center Site West Seventh Stre t/Grand Area Highland/Donaldso 's Site , . � 3. The following areas or ites listed for addition to the Redevelopment Plan are ot consistent with the Land Use Plan � � component of the Compr ensive Plan and/or with relevant District Plans: h Rice Street Area Arcade/Payne/Eas Seventh Street Area Unisys Site Texaco Site � 11 ��7`� The Comprehensive Plan shou d be amended to reflect more precisely the anticipated uses at the e four areas or sites. 4. Development proposals for e eleven new areas or sites are not yet sufficiently specific o determine whether or not they are consistent with the Compre ensive Plan. VIII. STAFF RECOMMENDATIONS The Economic Development Commi ee should recommend that the Planning Commission pass the attached r solution supporting the proposal to amend the Saint Paul Neighborh od Redevelopment Plan and adding the following comments: l. The areas and sites liste for addition to the Redevelopment Plan are consistent with the E onomic Development Strategy component of the Comprehensive Plan. 2. The following areas or si es listed for addition to the Redevelopment Plan are co sistent with the Land Use Plan component of the Comprehensive Pla and with relevant District Plans and special area plans: University Avenue ast Area � Prom/3M Site Concord/Robert Are Snelling and Unive sity Area Hillcrest Shopping Center Site West Seventh Stree /Grand Area Highland/Donaldson's Site � 3. The following areas or ites listed for addition to the Redevelopment Plan are ot consistent with the Land Use Plan component of the Compre ensive Plan and/or with relevant District Plans: Rice Street Area Arcade/Payne/East Seventh Street Area • Unisys Site Texaco Site The Comprehensive Plan should be amended to reflect more precisely the anticipated uses a these four areas or sites. 4. Because development pr posals for the eleven new areas or sites ' are not yet sufficient y specific to determine whether or not they � ' are consistent with th Comprehensive Plan, the Planning ' Commission should revi w specific proposals for this Project when t�iey become available. IX. CONIlrIITTEE RECONINIENDATION At the Economic Developmen Committee's May 13, 1988 meeting, a motion was made by Karl Neid and econded by Imogene Treichel to accept the 12 � — � - -�r�-_ -, �� a � � �r�'� 9'�I � ' � - - . _�� , - --� _�� ' � , `�y�l �� /,j Y11� � � - - ' ` ��ii.�� ,, !�\��t- ' Nilii� '� ��- - � �`�"` 11� � _ ,�� - - � �il - �i,ipi��. .t� - _��ll�' ,�_ r �� ..�._ ��.rr __F,_ a. �f� "� - - - - - - �_ _ ��} _�. . � �,-,�i ZS� '�i . - z...r .:::.a `►� - __ - - l,�' �- �_ � �� , . � \`t 1 �-..�Z�c 8 --.r,�--� - � __�� a.�' ��'-=I� r�� - - - - - �� '�i'1 F.��'s� ! _ — - -- �� --- - - � -- - - � �s i!�_ � , ' � .. -� � i�i�� __ :�� - _ - _� =i� _ � F l��- -_,- - - �--- - - ,�:� _ _ .� `Y�_ � - - - - - - ——=,�►.� .�_ —— — — - - -- =�' =_�: �� s��. - - "- - - - 3 � � � ._ _ _ t - - _ - - _ - ` � � '�°�'�.�_--,-„- ,�- -a - - - - - -� __ . ._� - - - - - -- t• - � - - • - -- -- , . � � _ -.-��-.-�Y' - _ ! � . � � . .� _�� ` :� ��^ I I� - �^R-"} --L- - - _�'�-`-- Mlt . �-- �� w��— - � . _ . - � - --, - —r---E�.• • �+�_ '�- i -_�..,, .`� - - - - -_ _ — _ �1 ,.� ��r,= - _ -_ _ - _ - - �.� _ � _ - ,�, � _ • �_ � c� � _�_.�.�_ �- -- - - � � - - .:. � -- - �r ' - —_ �, _ �- _ �-��1 - - � - - - - . _ �� _ . - itt - - __ _ - --- -- --� _z_ =---=-�-��1�_ � --��-� __ �_ .-�- _--- --- - " _'__'_ - - -- - - �- � -�� - �--��—�-s-- �.� r " ___ _ ��.m i ��_z"� �- �.�r�� r r �.�ri.� �.�. � �� — _ _ __ _ � � � ��: _:-r� �■� � _ � 1--- — _ — s�'. ---`-��- _ __ _- _ - r�,,,,,,.�_ , �� T ♦ . �� :1 . . �. ._ � . .� .� .. . �,_..-�_��i��_ . _ �� . , ,�i _ ' - - - - �'1 -- � � ��__-�� i��ii�l� - - Htl _ �r-- �,�- � — _�� = � -- _ - - � _ �_ - ' .�__ _ - � - - �L', _�.�..�M _ - — — �� -�i- -�a.r %. . 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" ` • � . L;""•7l�'� S,� , �ta ; �, . 1•-. � �� 1 r"� �� - � � - `\' �� i�'! =�� - — � �_--__��"� r =! -•1�� `�� , � � "t!� • 1 . � • t� �� _-_ �\ i - _`�`1. \�� ' ..� �� f - '� �� ___ ' `� .�'• `� � � .=• � (`r = - I` �- � �'' � QBERT - � ��` � -.�`��- r �-- - , � - ��, � - _�� ,! �/�� . � . '�;.'::-�— — -,� .��►%� , . - � . . .` . : �a I _ t - ... _ �. • � -,�. . � t � + �'_ '. ��.c s�. _'-.�:•.r� - ;.i'a� ., , t,,` ��; _ - _ , - '� •�: �. `�_ � � { � \�'L\1 1• -�: � � �. - � _ � � ;�� . .:��: 6 •5��. �� , /•• ,� -s�-� ti . � _=+-�i� - �� yr{ � - 'J:i/r �+ �� °:� � � � : , .,;` `-�y•- ��\ . �. :ti /� . - � PROPOSED i : �� ' `� `� �� ,� � v� ' �� — AUL NElGH60RH00D �� : = -� --. =::.__. ,, , :, 3 _ �/E L.�JPM E NT PLAN �� . - _ �� ' ' i- � . '� :: t , � ;.� - ,� . �\ .�� '�, � � �� ; �� . � , - � \� ' ^ ' = �\ j: � �` � � C�� ° '�A 7�/ city of saint paul planning commission resolut file number 88-23 �te Mav 13, 1988 • WHEREAS, the Minnesota Statutes req ire Planning Commission review of Redevelopment Plans submitted to th Housing and Redevelopment Authority for compliance with the Comprehensive P an; and WHEREAS, the Minnesota Statutes req ire Planning Commission review of City- authorized acquisition or dispositi n of publicly owned interest in real property, and City-authorized capit 1 improvements for compliance with the Comprehensive Plan; and WHEREAS, the Housing and Redevelop nt Authority of Saint Paul has transmitted to the Planning Commission a propo al to amend the Redevelopment Plan for the Saint Paul Neighborhood Redevelopm nt Project Area; and WHEREAS, the Planning Commission h s reviewed the proposal to amend the � Redevelopment Plan by adding areas or sites to the Project Area; and W'�iEREAS, the Planning Commission h s found the proposed amendment to the Redevelopment Plan to be consisten with the Economic Development Strategy component of the Comprehensive Pla ; and � WHEREAS, the Planning Commission h s found the land uses proposed for the � � following areas or sites listed fo addition to the Redevelopment Plan to be consistent with the Land Use Plan component of the Comprehensive Plan and with relevant District Plans and speci 1 area plans: University Avenue East Area ' Prom/3M Site Concord/Robert Area . Snelling and University Are Hillcrest Shopping Center S te West Seventh Street/Grand A ea Highland/Donaldson's Site; nd • ° � � (cont nued) - r moved by MC DO?�ELL s�;�or�fed by NEID , �� favor Unanimous ag�irist . . ��_ ��y� 88-23 WHEREAS, the Planning Commission has found that the land uses proposed for Lhe following areas or sites listed for ddition to the Redevelopment Plan do not conflict with the Land Use Plan comp nent of the Comprehensive Plan and with relevant District Plans and special rea plans, but that the Comprehensive Plan should be amended in the future to reflect more precisely the anticipated uses at these four areas or sites: Rice Street Area Arcade/Payne/East Seventh Str et Area Unisys Site Texaco Site; and WHEREAS, the Planning Commission ha found that development proposals for the eleven new areas or sites are not y t sufficiently specific to determine whether or not they are consistent ith the Comprehensive Plan; NOW, THEREFORE, BE IT RESOLVED by t e Saint Paul Planning Commission, that the proposed amendment to the Redevelop ent Plan for the Saint Paul Neighborhood Redevelopment Project Area is in co pliance with the Saint Paul Comprehensive Plan, and should be .adopted by the ousing and Redevelopment Authority; and FURTHER, BE IT RESOLVED that the P1 nning Commission should perform an appropriate review of specific deve opment proposals for this Project when ' they become available. � � , # • , r . - � �..�,�,�.�� AMENDED RED EIAPMENT `PLAN FO THE SAINT PAUI. NEIGHBORHOOD DEVEIAPMENT PROJECT AREA SPRUCE TREE C METZ BAKERY HAMMOND BUILD NG UNIVERSITY A E EAST AREA �ICE STREET PROM/3M SITE CONCORD/ROB T . �� ARCADE/PAYNE EAST SEVENTH STREET SNELLING AN1 UNIVERSITY UNISYS PROP TY HILLCREST SH PPING CENTER . TEXACO SITE � WEST SEV STREET/GRAND HIGHI,AND/DO ALDSON'S SITE SUPPLEMENT TO CI -WIDE REDEVELOPMENT PLAN � Y, 1988 - .. � HOUSING AND DEVEIAPMENT AUTHORITY OF THE CITY 0 SAINT PAUL, MINNESOTA • � � ' r TABLE OF CONTENTS l//""J r r�� I. PURPOSE II. DESCRIPTION OF PROJECT AREA BOUN ARIES III. STATEMENT OF OBJECTIVES OF THE DEVELOPMENT PLAN Background Purpose Objectives . I�'. REDEVEIAPMENT ACTIVITIES ... Land Acquisition Site Preparation ' ' Land Disposition and Dev lopment Agreements Promotion of Development of Redevelopment Area Other Processes for Impl mentation Land Use Designations � V. FINANCING PROJECT ACTIVITIES ♦ VI. REIACATION PLAN Administration • Policies and Regulation Organization and Staffi g �II. OTHER PROVISIONS NECESSARY TO MEET STATE AND LOCAL REQUIREMENTS ' .� Non-discrimination • • Affirmative Action/Equ 1 Employment Opportunity Set-Aside Business Pro ram Contracting Opportunities Vacations, Rezonings, edications Duration of Controls VIII. PROVISION FOR PLAN MODIFICAT ON AND AMENDMENT ' � r . SAINT PAUL NEIGHBORHOOD (%/"46 ��" REDEVE :".Eh'T P1AIv' . I. PURPOSE The Housing and Redevelopment A thority of the City of Saint Paul, Minnesota (HRA) proposes to amend an esta lished Redevelopment Plan which enlarges the original project area and quali ies as a Redevelopment Project and as blighted and deteriorated areas under th Housing and Redevelopment Act Section 469.002, Subdivision 14; and as a Redevelopment District under the Tax Increment Financing Act Section 4b9.175, Subdivision 1. The purpose of this plan and pr ject is to develop or redevelop sites, lands or areas within the Project Ar � in conformance with the City of St. Paul's Comprehensive Plan, and to imp ement recommendations of studies completed, in order to implement the City's omprehensive Plan. II. DESCRIPTION OF REDEVETAPMEIv'T P OJECT AREA (a) Spruce Tree Gentre Commencing at the point f intersection of the western right-of-way line of Snelling Avenue and s uthern right-of-way line of University Avenue, west along said Universi y Avenue right-of-way line to the point of interse�ction of the east rn right-of way line of Fry Street, thence south 336.38 feet along said Fry Street right-of-way line, thence east 260 feet to the point o intersection of the western right-of-way line of Roy Street, thence e st 333.56 feet to the point of intersection of the western right-of-wa line of Snelling Avenue; thence north along ssid Snelling Avenue ri ht-of•way line ,to the point of intersection of �• the southern right-of-w y line of University Avenue, which is the point of beginning. (b) Metz Bakery Redevelopme t Area Commencing at the point of intersection of the �eastern right-of-way line of Rice Street and the orthern right-of-way line of Sherburne Avenue, north along said Rice S reet right-of-way line to the point of : intersection with the s uthern right-of-way line of Charles Street, east along said Charles Str et right-of-way line to the point of intersection with the western right-of-way line of Park Avenue, south along said Park Avenue right-of-way li e to the point of intersection with the northern right-of-way line of S erburne Avenue, west along said Sherburne Avenue . right-of-way line to t e point of intersection with the eastern right- ' ' . � of-way .line of Rice St eet, which is the point of beginning. � (c) Hammond Building Southwest 125.5 feet o the northwest 1.25 feet of Lots 22 and all 23 and Lots 1-28, Merriam s Outlots; property located at 1885 University Avenue. 1 � ' V" �/�� Y (d) University Avenue East Pro ect Area Beginning at the intersect on of the centerlines of Unfversity Avenue and Rice Street, proceedin north along the centerline of Rice Street to the intersection of the ce terline of Sherburne Avenue; thence West along the centerline of Sh rburne Avenue to the intersection with the centerline to Victoria Str et; thence south along the centerline of Victoria Street to the int rsection with the centerline of Aurora Avenue; thence East along he centerline of Aurora Avenue to the intersection with the cent rline of Dale Street; thence Southerly along the centerline of Dale Str et to the intersection with the Southerly line of outlot B, Central illage Addition extended Westerly; thence Easterly along side extens on and Lot Line; thence extended Easterly to the Northeast corner of 0 lot C, said Central Village Addition; thence South along the East line f Outlot C to the Southeast corner thereof; thence East, dividing line between Lots 3 and 5 Central Village Addition, 54.33 feet to t most Easterly corner of said Lot 5; thence Northeasterly 329.98 feet, more or less to the Northerly line of Outlot G, Central Village Additi , being the Northerly R-O-W line of vacated Aurora Avenue,; thence Eas erly along said Northerly R-O-W line to its intersection with the Eas erly line of Lot 9, Block 3, Mackubin and Marshall's Addition exten ed southerly; thence along said extension to its intersection with the centerline of Aurora; thence East along the centerline of Aurora Aven e to the intersection with the centerline �of Rice Stxeet; thence North along the centerline of Rice Street to the point of intersection wit University Avenue, the point of beginning. (e) Rice Street Beginning at the intersec ion of the centerlines of Rice Street and •� Hatch Avenue; thence East approximately 175.0 feet along the centerline of Hatch Avenue; thence S uth approximately 270.0 feet to the centerline of Front Street; thence E st approximately 58.95 feet along the centerline of Front Stree ; thence South approximately 150.0 feet to the northern boundary of Lot 2, Block 1, Lanoux's ,Subdivision of Lots 7, 8 and 9 of Bazille's Additi n of Acre Lots to St.• Paul; thence West along a line parallel with Litc field Street for approximately 58.95 feet; thence South along a line parallel with Rice Street for approximately � 142.5 feet to the centerl'ne of Litchfield Street; thence West approximately 42.0 feet a ong the centerline of Litchfield Street; thence South approximatel 82.5 feet, thence EAst along a line parallel with Litchfield Street fo approximately 42.0 feet; thence South along a , line parallel with Rice Street for approximately 967.5 feet to the , . • centerline of Atwater St eet; thence West to the intersection with t�e � centerline of the alley Block 1, Lockey's Addition; thence South • , along a line parallel wi Rice Street for approximately 369.15 feet to • . the intersection with th centerline of Lyton Street; thence East along � the centerline of Lyton treet to the intersection with the northerly extension of the easterl property line of Lot 13, Block 3, Lyton's . Addition; thence South o a line parallel with Rice Street a distance of 213.93 feet; thence East a distance of approximately 25.0 feet; thence South along a line paral el with Rice Street for approximately 70.0 feet to the intersection with the centerline of Sycamore Street; thence East along the centerline of ycamore Street to an intersection with the centerline of Cortland P ace; thence South along the centerline of -- 2 Gr-�� . � � � • Cortland Place approximately 519.89 feet; thence West along a Line parallel with Acker Street f r approximately 1317.29 feet to the centerline of Sylvan Street xtended southerly; thence South for approximately 155.0 feet to point approximately 350.0 feet from the most southerly line of Acke Street; thence West along a line parallel with Acker Street to the in ersectian with the centerline of Rice " Street; thence North along he centerline of Rice Street to the intersection with the cente line of Sycamore Street; thence West along the centerline of Sycamore treet for approximately 401.0 feet; thence North along a line parallel with Rice Street for approximately 147.6 - feet; thence West along a 1 ne parallel with Atwater Street to the intersection with the cente line of Galtier Street; thence North along the centerline of Galtier S reet to intersection with the centerline of Atwater Street; thence Eas along the centerline of Atwater Street to the intersection with the enterline of Albemarle Street then continuing East a distance of approxi ately 123.75 feet; thence North on a line parallel with Rice Street o the intersection with the most southerly right-of-way line of Wayza a Street; thence West along the most southerly right-of-way lin of Wayzata Street to the intersection with the centerline of the alle in Block 2, Weides' Rearrangement and addition; thence North on line parallel with Rice Street to the � intersection with the cent rline of Hatch Avenue; thence East along the centerline of Hatch Avenu to the intersection with the centerline of Rice Street, the point of eginning. Commenc�rig at the interse tion of the centerlines of Rice Street and Pennsylvania Avenue now k own as Empir:e Drive thence East along the centerline of Empire Driv for approximately 138.99 feet; thence North for approximately 121.56 eet; thence Northwesterly for approximately 140.0 feet to the most ea terly right-of-way line of Rice Street; thence North for approximately 2 7.44 feet; thence East along a line parallel •� with Sycamore Street for approximately '773.18 feet; thence South for approximately 361.61 fee to the most northerly right-of-way line of Empire Drive; thence Wes along a parallel line with Empire Drive for approximately 297.61 fee ; thence South to the intersection with the centerline of Empire Dri e; thence West to the intersection with the centerline of Rice Stree , the point of beginning. Commencing at the center ine of Pennsylvania Avenue known as Empire • Drive a point 88.0 feet ast of the centerline of Rice Street; thence � � continuing east along t e centerline of Empire Drive for approximately 478.97 feet; thence Sou h approximately 183.12 feet; thence West along a line parallel with Empi e Drive for approximately 140.02 feet; thence North approximately 25. feet; thence West along a line parallel with Empire Drive for approx mately 200.0 feet; thence North for ', , , � : approximately 25.0 feet thence West along a line parallel with Empire • . • � Drive for approximately 138.95 feet; thence North along a line parallel . � with Rice Street to the intersection with the centerline of Empire Drive, the point of be inning. Be'ginning at a point a ong the centerline of Empire Drive a distance of approximately 886.64 f et from the centerline of Rice Street; thence continuing East along he centerline of Empire Drive a distance of approximately 510.0 fe t; thence South along a line parallel with Rice Street for approximate y 396.60 feet; thence West along a line parallel with Empire Drive for ppro:{im�tely 510.0 feet; thence North on a line -- 3 N �/V '` � � � parallel with Rice Street f r approximateZy 396.62 feet to the intersection with the cente line of Empire Drive, the point of beginning. � Beginning at a point along he centerline of Empire Drive a distance of approximately 1075.3 feet f om the centerline of Rice Street; thence continuing East along the.c nterline of Empire Drive for approximately 239.84 feet; thence 2�orth o a line parallel with Rice Street for approximately 337.90 feet; hence West on a line paralleZ of Empire Drive for approximately 98. 5 feet; thence North on a line parallel with Rice Street for approximate y 54.38 feet; thence West on a parallel line with Empire Drive for appro imately 143.03 feet; thence South on a parallel line with Rice St et for approximately 391.53 feet to the intersection with the cent rline of Empire Drive, the point of beginning. Beginning at a point on th most southerly right-of-way of Empire Drive a distance of 1651.64 feet from the centerline of Rice Street; thence continuing East 97.0 feet; thence Southeasterly for approximately 207.82 feet; thence southwesterly for approximately 305.0 feet; thence westerly for approximately 88.93 fe t; thenca South for approximately 30.0 feet; thence West bh a line para lel with Empire Drive for 37.41 feet; thence North on a line parallel k th Rice Street for approximately 362.89 feet, to the point of beginning. (f) Prom/3M S��te Beginning at the intersect on of the centerline of University Avenue and Dunlap Street; thence Sout along the centerline of Dunlap Street to the intersection with the cent rline of Donohue Avenue (vacated 2-15-66) ; thence West along the cent rline of Donohue Avenue to the intersection � with the centerline of Gri gs Street; thence North along the centerline' of Griggs Street to the i tersection with the centerline of University Avenue; thence East elong centerline of University Avenue to the intersection with Dunlap treet, the point of beginning. The plat is Midway Industrial Divisio Block 1, Lots 1-12; Block 2, Lots 1•12; and Block 6, Lots 1-12. '. (g) Concord/Robert Commencing at the centerl ne of the intersection of State Street and East George Street; thenc West along the centerline of East George Street to the intersectio with a southeasterly extension of the southwesterly boundary of Hornsby's Rearrangement of Lots 1, 2� 3, 4 and ; 5 of Block 89 of West Sai t Paul Proper; thence northwest on a line • . parallel with Concord Str et for approximately 293.0 feet; thence north ' for approximately 131.0 f et; thence west to the most westerly line lot . ,' 6, block 72; thence north for approximately 50 feet; thence west for .' approximately 35 feet; t ence northwesterly along a line parallel with Co,pcord Street to the in ersection with the centerline of Robert Street; thence north along the c nterline of Robert Street to the intersection with the centerline of C ncord Street; thence northwesterly along the centerline of Concord St eet to the intersection with a northerly extension of the most ea terly lines of lot 13, block 65; thence south to a point approximately 120 feet south of the most southwesterly line of Concord Street; thenc west for approximately 50 feet; thence north -- 4 , V �i✓! C , for approximately 30 feet; thence west for approximately 100 feet; thence north to the inters c�ion �:ith the centerline of East Congress Street; thence east to the intersection with the�centerline of Concord Street; thence northwestez }' along the centerline of Concord Street to the intersection with a we ter�y extension of a line parallel with East George Street and approxi a�ely 20 `feet south of the northern boundary of lot 4� Block S1; thenc east for';approximately 470 feet; thence south to the intersection with e centerline of East Congress Street; thence east to the intersection ith the centerline of the alley in Plat .01364 West Saint Paul Blocks 1 hrough 99, block 66; thence south along the centerline of said alley o the northern boundary of Plat .01364 West Saint Paul Blocks l, thro gh 99, block 71; thence east to a point approximately 91.7 feet f o� tne eastern boundary of Plat .01364 West Saint Paul Block 1 throug 99, block 71; thence south to the intersection with the cen erliae of Concord Street; thence southeast along Lhe centerline of C ncord Street to the intersection of the centerline of State Stree ; �hence northeast to the intersection of the alley in Plat .01169 Bell's Addition to West Saint Paul, block 16; thence southeasterly alo g the centerline of said alley to the intersection with the ce terline of Ada Street; thence southwest along the centerline' of Ada St eet to the most southerly line of Concord Street; thent�e southeast rly along the southerly line of Concord Street to the eastern boundary f Plat .01152 Auditor's Subdivision No. 30 Saint Paul, Minn. , lot 2 ; thence southwesterly along a line parallel with State Street to the intersection with an easterly extension of-the southern �oundary of Pla .01152 Auditor's Subdivision No. 30 Saint Paul, Minn. , lot 21; the ce northwesterly along a line parallel with Concord Street for appro ima:.ely 108.86 feet; thence southwesterly along a line parallel with Sta e Street for approximately 70.0 feet; thence northwesterly along a li e parallel with Concord Street for approximately 90.51 feet; thence southwesterly along a line parallel � with State Street for ap roximately 19.•85 feet; thence northwesterly to' the intersection with t centerline of State Street; thence northeasterly along the centerline of State Street to the intersection with the centerline of ast George Street, the point of beginning. (h) Arcade/Payne/East Seven h Street ', Beginning at the inters ction of the centerline of York Avenue and � , Mendota Street; thence outh along the centerline of Mendota Street to � the intersectioa with t e centerline of Wells Street; thence East along the centerline of Wells Street to the intersection with the centerline of Forest Street; thenc Sou�h along the centerline of Forest Street a distance of approximate y 564.5 feet; thence East on the northern right- of-way line of the Nort ern Pacific Railroad to.the intersection wit� . � the centerline of vacat d i.'h�tall Street; thence' East along the � . . � centerline of vacated itall approximately �511.13 feet to a point . , approximately 108.0 feet froa the most westerly line of Arcade Street; � thence North on a para lel line with Arcade Street to the intersection wi�th the centerline of or� Avenue; thence East along the centerline of Yark Avenue to the int rsection with the centerline on Mendota Street� the point of beginning Beginning at the inter ection of the centerlines of Payne Avenue and Jenks Avenue; thence E st along the centerline of Jenks Avenue � approximately 225.8 fe t; thence South along a line parallel with Payne -- S (�f"�0 �4° . , . � Avenue to the intersection wi h the centerline of Case Avenue; thence west along the centerline of Case Avenue approximately 4Q.0 feet; thence South along a line psralle� ith Payne Avenue to the intersection with the centerline of Sims Avenu ; thence West along the centerline of Sims Avenue approximately 40.28 f et; thence South along a line parallel with Payne Avenue to the intersec ion with the centerline of the alley in Block 27, J.R. Weide's Addit on; thence East along the centerline of said alley approximately 40 eet; thence South along a line parallel with Payne Avenue approximat ly 838.3 feet to a point approximately 152.0 feet south of the most southerly line of Wadena Avenue; thence East ,along a line parallel w'th Wells Street approximately 210 feet; thence westerly along a tan ntial curve along the boundary of the Northern Pacific Railroad r'ght-of-way to the intersection with the centerline of Bush Avenue; hence East along the centerline of Bush Avenue approximately 115.12 feet to a point 89.88 feet from the most easterly line of Payne Aven e; thence south along a line parallel with Payne Avenue approximately 95 feet to a point approximately 135 feet south of the most southerly line of Reaney Avenue; thence East along a line parallel with Reaney A enue for approximately 135 feet; thence South along a line parallel with Payne Avenue to the intersection with the centerline' of Mi:uiehaha Avenue; thence West along the centerline of Minnehaha Ave`nue to the int rsection with the centerline of the alley in Block 2, Irvine's Addition; thence South along the centerline of said alley approximately 190.0 eet; thence West approximately 8 feet along a line parallel with Minneha a Avenue to a point approximately 132.0 feet east of tbe most easterly ine of Drewry Lane; thence South along a line parallel with Payne Avenue for 40 feet,; thence East along a line parallel with Minnehaha Av nue to the intersection with the most westerly line of the Burli gton Northern Railroad right-of-way; thence Southwest along said right of-way approximately 90 feet to a point approximately 280.0 feet s uth of the most southerly line of Minnehaha , Avenue; thence West to the intersection with the centerline of Drewry � Lane; thence North along t e centerline of Drewry Lane to the intersection with the cent rline of Minnehaha Avenue; thence at a southwesterly angle along the most northerly line of Payne Avenue to the interssction with the cen erline of the alley in Block 3, Irvine's Addition; thence North ai ng the centerline of �said alley to the intersection with the cen erline of Minnehaha Avenue; thence East along the centerline of Minneha a Avenue for approximately 45 feet; thence '. North along a line parall 1 with Payne Avenue approximately 190.0 feet; thence East to the center ine of the alley in Watson's Division D; thence North along the ce terline of said alley to the centerline of Reaney Avenue; thence Wes along the centerline of Reaney Avenue . approximately 8 feet to a point approximately 91.3 feet from the most . westerly line of Payne Av nue; thence north along a line parallel with • Payne Avenue to the cente line of Bush Avenue; thence East along the , ' centerline of Bush Avenue to a point 40.0 feet from the most westerly • .' line of Payne Avenue; th nce North along a line parallel with Payne .� Avenue approximately 112.75 feet; thence westerly at a southerly decline to` the intersection with the centerline of Edgerton Street; thence North approximately 100.0 feet to a point approximately 110.8 feet south of the most southerly line f vacated Ross Street; thence East at a northerly incline to the intersection with the centerline of Payne Avenue; thence north alo g the centerline of Payne Avenue to the intersection with the ce terline of vacated Ross Street; thence k'est along the centerline of acated Ross Street approximately 153.0 feet; -- 6 � � ��r-�� ' thence North along a line arsllel with Payne Avenue to the centerline of Case Avenue; thence Wes along the centerline of Case Avenue to a point 196.8 feet from the enterline of Payne Avenue; thence north along a line parallel with Payne Avenue to the intersection with the centerline of the alley in Block 16., Arlington's Addition; thence East along the centerline of sa d alley to a point 80 feet from the most westerly line of Payne Ave ue; thence North along a line parallel with Payne Avenue to the inters ction with the centerline of Jenks Avenue; thence East along the cent rline of Jenks Avenue to the intersection with the centerline of Pa e Avenue, the point of beginning. Beginning at the intersect on of the centerline of Bates Street and North Street; thence West long the centerline of North Street to the intersection with the cent rline of East Seventh Street, Greenbrier Street and North Street; t ence North along the centerline of Greenbrier Street to the intersection with the centerline of Dellwood Place; thence northeast along the center ine of Dellwood Place for a distance of approximately 342.0 feet; hence Southeast along a line parallel with Maple Street approximately 134.4 feet; thence Northeast along a line parallel with Dellwood Pla e approximately 48 feet; thence Southeast along a line„parallel with Maple Street to the intersection with the centerline of the alley in C.A. Mann's Subdivision; thence Northeast along centerline of said a ley to the intersection with the centerline of Margaret Street; thence East along the centerline of Margaret Street for a distance of approxim tely 160.0 feet; thence North a distance�of approxi�mately 270.0 feet; hence east along a line parallel with Margaret Street approximat ly 52.0 feet; thence North along a line parallel with Hope Street pproximately 80 feet; thence east along a line parallel with Margare Street approximately 15 feet; thence North along a line parallel with Hope Street approximately 15 feet to the centerline of vacated. Beec Street; thence east along the centerline o$� vacated Beech Street to th intersection with the centerline of Arcade Street; thence North along the centerline of Arcade Street to the intersection of the center ine of alley in Block 112, Johnstone's Subdivision; thence northe st along the centerline of said alley to the intersection of the center ine of Minnehaha Avenue; thence East along the centerline of Minnehah Avenue to the inter'section with the centerline of Mendota Stre t; thence north along the centerline of Mendota Street to the inte section with the centerline of Reaney Avenue; .• thence East along the cent rline of Reaney Avenue to the intersectioa with the centerline of For st Street; thence north along the centerline of Forest Street to the in ersection with the centerline of Bush Avenue; thence east along the cent rline of Bush Avenue to the intersection with the centerline of East Sev nth Street, continuing approximately 43.56 feet; thence south along a line parallel with Forest Street to the �• � • .� . intersection with the cent rline of the alley Block 20, Terry's ' . ' Addition; thence west alon the centerline of said alley approximately �.. � 150 feet; thence south to he intersection with the centerline of Reaney Avenue; thence west along he centerline of Reaney Avenue to the in`tersection with the cent rline of Forest Street; thence South on the centerline of Forest Stree to the intersection of the centerline of Minnehaha Avenue; thence w st along the centerline of Minnehaha Avenue . to the intersection with t e centerline of Mendota Street; thence ,South along the centerline of Me dota Street to the intersection with the centerline of the alley in Block 112 Johnstone's Subdivision; thence southwesterly along the ce terline of said alley to the intersection of __ � . . ��-�� ' the centerline of Beech St eet; thence West along the centerline of Beech Street for a distanc of approximately 160.0 feet to the intersection with the most� easterly line of Lot 9, Block 105, Otto's Subdivision; thence South long a line parallel with Mendota Street to the intersection with the enterline of the alley in Block 105, Otto's Sub. of Lot 15; thence Wes along the centerline of said alley to a point approximately 39.41 eet from the most easterly right-of-way line of Arcade Street; thence S uth along a line of Arcade Street line parallel with Arcade Stree to the intersection with the centerline of Margaret Street; thence We t on the centerline of Margaret Street to the intersection of the center ine of Arcade Street continuing 270.0 feet; thence South along a line arallel with Arcade Street approximately 89.74 feet; thence southwe t along a line parallel with East Seventh Street to the intersectio with the centerline of Maple Street; thence southeasterly along the ce terline of Maple Street for approximately 84,51 feet; thence Southw st along a line parallel with East Seventh Street for approximately 50 feet; thence Southeast along a line parallel with Maple Stree approximately 30 feet to a point 204 feet north of the most norther y line of East 6th Street; thence Southwest approximately 40 feet alo g a line parallel with East Seventh Street; thence North along a line parallel with Maple Street approximately 30 feet to a po'Iht approxima ely 216.71 feet south of the most southerly line of East Seventh Stre t; thence Southwest along a line parallel with East Seventh Street appro imately 200 feet to a point approximately 157.83 feet east the most easterly line of Bates Street; thence � Northwest�along a line pa allel with Bates Street approximately 120.64 feet to, a point approxim ely 96.0 feet south of the most southerly line of East Seventh Street; ence Southwest approximately 38.07 feet along a line parallel with Eas Seventh Street, thence North approximately 7.05 feet along a line p rallel with Bates Street; thence Southwest to the intersection with th centerline of Bates Street; thence � northwesterly along the enterline of Bates Street to the intersection ' of the centerline of Nor h Street, the point of beginning. (i) Snelling and University Beginning at the interse tion of the centerline. of University Avenue and Fry Street; thence North along the centerline of Fry Street to the intersection with the ce terline of alley in Block 4, Wood Park Addition; thence East ai ng the centerline of said alley to the intersection with the ce terline of North Snelling Avenue; thence North along the centerline of orth Snelling Avenue to the intersection with the centerline of Sherb rne Avenue; thence East along the centerline of Sherburne Av.enue to the intersection with the centerline of Asbury .' Street; thence South ai ng the centerline of Asbury Street to the . intersection with the c nterline of University Avenue; thence East along .� the centerline of Unive sity Avenue to the intersection with the .' centerline of Hamline A enue; thence south along the centerline of .' Hamline Avenue for a di tance of approximately 726.74 feet; thence southwesterly on a tang ntial curve to the most westerly line of Lot 6, Bohn's Rearrangement; t ence south on a parallel line with Hamline Avenue a distance of 79 54 feet; thence east on a line parallel with St. Anthony Avenue a distan e of 182.64 feet; thence south along a line parallel with Hamline A enue to the intersection of the centerline of St. Anthony Avenue; the ce west to a point that is 870.35 feet from the most easterly line of N rth Snelling Avenue; thence north on a line -- 8 ��V "r . • . . • parallel with Pascal Stree to a point 697.38 feet from the most southerly line of Universi Avenue; thence west on a line parallel with University Avenue to the i �ersection of the centerline of North Snelling Avenue; thence no th along the centerline of North Snelling Avenue to the intersection of the centerline with Shields Avenue; thence west along the centerline f Shields Avenue to the intersection of the centerline of the alley i Block 1, Homer H. Hoyt Co. 's Addition; thence north along the centerline of said alley to the intersection with the centerline of Spruce Tree venue; thence west along the centerline of Spruce Tree Avenue to the intersection with the centerline of Fry Street; thence north alo g the centerline of Fry Street to the intersection of the cente line of University Avenue� the point of beginning. (j) Unisys Property Commencing at the interse tion of the centerlines of Stewart Avenue and Davern Avenue; thence nor h along the centerline of Davern Avenue to the intersection with the cen erline of West Seventh Street; thence northeasterly along the c nterline of West Seventh Street for a distance of approximately 209.0 fe t; thence southeasterly along a line parallel to West Maynard Drive for a distance of approximately 267.91 feet; thence east along a line arallel to Munster Avenue for a distance of approximately 56.59 feet; thence southeasterly along a line parallel with West Maynard Drive f r a distance approximately 767.24 feet to �the centerl,�rie of Stewart Ave ue; thence northeasterly along the centerline of Steward Avenue for a d stance of approximately 657.78 feet; thence south along a line parall 1 to Davern Avenue approximately 449.86 feet to the most northerly rig t-of-way line of Shepard Road; thence southwesterly along the st northerly right-of-way line of Shepard road approximately 740.8 feet; thence northwesterly along a line parallel to� West Maynard Drive appro imately 313.30 feet to the intersection with the centerline of Stewar Avenue; thence southwesterly along the centerline of Stewart Av ue to the intersection with the centerline of Davern Avenue, the point of beginning. (k) Hillcrest Shopping Cente • Beginning at the interse tion of the centerline of White Bear Avenue and : Larpenteur Avenue; thenc East along the centerline of Larpenteur Avenue to the intersection with the centerline of Van Dyke Street; thence South along the centerline of an Dyke Street to the intersection with the centerline of East Idaho Avenue; thence West along the centerline of East Idaho Avenue to the intersection of the centerline of Gary Place; thence South along the c nterline of Gary Place• to the intersection qtith . . : : the centerline of East H yt Avenue; thence West �along the centerline of • . • East Hoyt Avenue to the ntersection with the centerline of the opened • • alley in Block 1, Hillcr st Addition; thence South along the centerline of said alley to the int rsection with centerline of East Montana Av�enue; thence West alon the centerline of East Montana Avenue to the iritersection with the ce terline of White Bear Avenue; thence North along the centerline of ite Bear Avenue to the intersection with the centerline of Larpenteur Avenue the point of beginning. , -- 9 . � , . � � ��-�� (1) Texaco Site Except Adrian Street that � art of Government Lot 2 northwestezly of the Chicago Milwaukee St. Paul and Pacific Railroad 100.0 feet right-of-way; and southwesterly of the f llowing line described: Beginning at the intersection of the East 1 ne of Adrian Street and the North line of Government Lot 2, thence s utheasterly at an angle of 49 degrees 30 minutes with said North Lo line 605.14 feet to centerline of said railroad right-of-way in S ction 14, Township 28, Range 23. Revised Description humber 1008 a specific part of Block 41 West End and part of Government Lot 2 i Section 14, Township 28, Range 23. Except part deeded to Soc y Vacuum Oil Company in Document No. 915211 the North 780.0 feet of p rt of Government Lot 2, Easterly of a line running from a point on t e North line of and 1650.0 feet East from the Northwest corner to a poi t on the South line of and 107.58 feet East from the Southwest corner of Government Lot 2, subject to the Road in Section 14, Township 28, ange 23. Except part �in 100 foot r ilroad right-of-way, part easterly and southerly of Highway 390 ollowing vacated Alaska and Vista Avenues adjacent and Blocks 32, 4 and Block 42. (m) West Seve�th Street/Grand Beginning at the intersec ion of the centerline of Grand Avenue and Smith Avenue; thence Eas along the centerline of Grand Avenue to the intersection with the ce terline of Leech Street; thence South along the centerline of Leech Stre t to the intersection with the centerline of � West Seventh Street; the ce west on a southerly decline along the ' centerline of West Seven h Street to the intersection with the centerline of Smith Aven e; thence North along the centerline of Smith Avenue to the intersecti n with the centerline of Grand Avenue� the point of beginning. (n) Highland/Donaldson's Sit Beginning at the interse tion of the centerlines of Ford Parkway and Cleveland Avenue; thence westerly along the centerline of Ford Parkway a distance of approximatel 618.5 feet; thence south along a line parallel with Cleveland Avenue a roximately 755.0 feet; thence easterly along a line parallel with Ford Parkway a distance of approximately 211.5 feet; ; thence northerly on a 1 ne parallel with Cleveland Avenue a distance' of . approximately 454.0 fee ; thence easterly on a line parallel with Ford . ' Parkway a distance of a proximately 57.0 feet; thence north on a line . ,' parallel with Cleveland Avenue for approximately 53.4 feet; thence .' easterly on a line para lel with Ford Parkway for approximately 198.0 fe,et; thence southerly n a line parallel with Cleveland Avenue for approximately 68.4 feet thence easterly along a line parallel with Ford Parkway to the intersec ion with the centerline of Cleveland Avenue; thence north along the enterline of Cleveland Avenue to the intersection of the cen erline of Ford Parkway, the point of beginning. -- 10 • III. STATEriEA'T OF OBJECTIVES OF TFiE P,rD� :.LOPPiENT PLAN ' ' . �Y��r BACKGROUND (a) Spruce Tree Centre The Snelling-University inte section is located in the heart of the Midway area of Saint Paul, dway between downtown Saint Paul and downtown Minneapolis. The Midway area grew up alo g the University Avenue street car line, which connected the two do town. The early 1900s saw the development of small commercial areas a ong University Avenue to serve ad�acent neighborhoods. With the gr wing popularity of the sutomobile, however, the Avenue became an autoao ile rather than neighborhood oriented commercial strip. The res lt has been commercial development that conflicts with adjacent ne'ghborhoods, inadequate parking, and structures that are obsole e. Competition with suburban commercial centers beginning in the 1 60s has led to vacant and underutilized land and buildings along Univer ity Avenue, and a deteriorating image. The Snelling_University i ersection is a focus of the regional transportation network an has a very high traffic volume. It has remained an at-grade inte section because of the limitations imposed by existing development arou d it. The Snelling-University intersection is the most heavily traveled at-grade intersection in the 1�ain Cities, � . �� Heavy vehicular traffic v lume at SneLling-University, a commercial area originally built around destrians and street cars, has resulted in dangerous automobile-ped strian conflicts. It has also resulted in serious air quality prob ems. The Snelling-University intersection is the only site in the .T�ai Cities region which violates federal carbon •� monoxide standards. The Midway area contains major retail� office, industrial� and medical facilities. The area is second only to the downtown in its importance to the Saint Paul econo y. The Ttiain Cities Metropolitan Development Framework point out, ho ever, that considerable' renewal, additions to its physical plant� and perhaps a transit link with the downtowns will be required if the Midw y is to remain a major activity center. � The Development Framewo k recommends selective redevelopment projects where market analysis i dicates strong potential for community retail- service centers. Deteriorated and obsol te buildings at Snelling=University .create an. � • : . image df a declining c mmercial strip. Aut�mobile-pedestrian conflicts � . ' and a lack of parking eeps customers away. •Customers and businesses �.. � alike go to more desir ble commercial areas. The result is declining retail activity and t base, declining employment opportunities, and mdre deterioration. e deterioration and conflict with residential land use lowers the v lue of nearby residential areas, as well. (b) Metz Bakery Area , The Metz Bakery Redev lopment site is located in the north capitol neighborhood which i immediately north of the State Capitol. 11 . . ��a� The north capitol neighbor ood is one of Saint Paul's oldest neighborhoods. Initial se tlement occurred in the 1870s spurred on by street car lines on Univer ity Avenue and Rice Street. The single most important influence on th neighborhood was the relocation of the State Capitol at its present si e in 1905. Currently the neighborhoo is a mixture of residential, commercial,institutional, and government uses. Bethesda Lutheran Medical Center, a large a d growing complex, dominates the neighborhood. The remaining portions of the neighborhood are less stable. The commercial businesses alo g Rice and University continue to struggle for an identity. While some esidential areas such as the Winter Street area have stabilized, the rest of the residential areas are quite depressed. ` The redevelopment site is a mixture of commercial, residential� and vacant structures. The m st prominent structure is the old vacant Metz Bakery Building which is tructurally unrehabable. Fronting on Charles, Sherburne, and. Park are 1 dilapidated residential structures. The remainder o�„the site co ists of 5 buildings on Rice Street which house an assortment of commerci 1 activities. (c) Hammond Project The Hammoi►d Project is 1 cated at 1885 University Avenue in the City of Saint Paul. The Project was undertaken in 1982 as part of the City-wide Redevelopment Plan adopt d pursuant to Minnesota Statutes Chapter 462 (the Municipal Housing a d Redevelopment Act) by the Authority on October 27, 1981 and by he City Council on October 27, 1981. A Tax Increment Financing Dist ict was created pursuant to Minr►esota Statutes', Sections 273.71 through 73.78 (Tax Increment Financing Act) by City Council Resolution No. C 279109 adopted August 28, 1982, which District was identified as the T Increment Financing District for Saint Paul Neighborhood Business De elopment Program. (d) University Avenue East A ea ' The University Avenue Ea t area is bounded generally by Victoria Street on the West, Sherburne A enue on the North, Rice Street on the East, and Aurora Avenue on the Sou h. A variety of conditions xist that establish the need for including this . site in the Redevelopmen Plan. Many of the buildings are obsolete.,_ . ' underutilized, contain i appropriate or incompatible land uses. These , ' building locations are a haphazard manner, preventing new development • . • by causing high develop ent costs, including site assembly and site ' • , preparation, and renova ion or demolition. For these reasons, the • private market has been unable to utilize this prime location to its f�ll advantage. � The primary overall dev lopment objective in the University Avenue East , Redevelopment Plan, whi h is hereby incorporated ir►to the Saint Paul Neighborhood Redevelopm nt Plan, and is in addition to, is to eliminate and/or improve those ex sting conditions which serve to impair the health, safety and gene al welfare of the citizens of the City of Saint 12 �=�'�� . � Paul, and which also serve t inflict an economic blight upon existing private investment in the ar s, threaten source of public revenue� and induce members of the surrpu ding neighborhood to no longer consider the area an attractive place in hich to reside or do business. (e) Rice Street The Rice Street area is loc ed within the perimeters of Hatch Street, Albemarle Street, Sycamore tzeet,-Park Street� Jackson Street and Empire Park. The site is a mixture of re idential and commercial uses. Conditions of the residential units range from msjor deterioration to minor maintenance with the majori of units requiring substantial work. Commercial conditions consi t of major deterioration, unoccupied buildings require minor mai tenance. The basis for including Rice Street is functionally obs lete commercial structures, dilapidated residential structures, an conflicting residential commercial uses. (f) Prom/3M Site The Prom Sit€ consists of .42 acres boarded by University Avenue on the north, Griggs on the west, and Dunlap on the east. � The platt is Midway Indus rial Division Block 1, Lots 1-12; Block 2; Lots 1-12�; and Block 6, ts 1-12. . The site is a commercial se in a B-3 �Zone. It contains one existing office building and conta ned the old substandard Prom Building which was demolished to clear t e site for potential development. The Prom Building was substandard 'n structure and the office building would � require minor renovation. The site had zero percent of the property ' vacant until the recent emolition of the Prom Building. Currently the site has one parcel cont ining a building and the other two vacant. The bases for including he Prom Center site in the Redevelopment Plan are to remove conditions of blight and deterioration (the old Prom Building) , to redevelop cquired land in accordance with the redevelopment plar►, to i crease employment in the municipality, to ' . preserve and enhance a t base of the municipality, and to satisfy the " redevelopment strategies of the redevelopment strategy section of the city-wide redevelopment lan. (g) Concord/Robert , , • � The Concord/Robert site is located on Saint Paul''s West Side and • • � includes those parcels ithin one-half block•of Concord Street between • . Congress and Ada Street . �� Concord Street is an ag'ng commercial strip with numerous vacant and di�lapidated structures. Many of the commercial buildings are obsolete and are a blighting in luence on the area. In some cases, rehabilitation is infe sible and redevelopment could not be expected to occur depending solely on private resources. � -- 13 � � �� (h) Arcade/Payne/East Seventh treet The Payne/Arcade/East Seve th Street site consists of approximately 45 acres. The site consists f East Seventh (from Bates to Forest) and Payne Avenue (from Minneha a to Jenks) and Arcade (from York to the Burlington hTorthern Railro d Tracks and East to Forest) . The site is a mixture of B and B3 zoning, along with a large planned development zoning (Seeger Square) . It contains 158 improved properties. The site is 9 � utilized by buildings, parking and roads. The basis for including t Payne/Arcade/East Seventh Street site into the Redevelopment Distric is to remove blight and deterioration, and to redevelop acquired land i accordance with the Redevelopment Plan. (i) Snelling and University The Midway Center site co sists of approximately 18 acres, bordered by St. Anthony Avenue on the south, Hamline Avenue on the east, and Spruce Tree Centre on• the west. The northern boundary is Fry to Sherburne to Pascal to Uni.�ersity Aven e. The site is commercial us in a B-2 and a B-3 zone. It contains 14 existing buildings. Of t ese buildings, one is a strip commercial �. center wl�ich is in need o substantial renovation. Another building is an ecoiramic, obsolescent ne million square foot warehouse. The rest of the site is made up of 12 structures, �most of which require substantial renovation to bring them p to standard. The site is 1008 utilized by buildings, parking and ro ds. There are no vacant sites within this district. The basis for 'ncluding the Midway Site into the Neighborhood Redevelopment Project Are is to remove blight and deterioration, to �. redevelop acquired land i accordance with the redevelopment plan, to increase employment in m icipality, to preserve and enhance a tax base of the municipality, and to satisfy the redevelopment strategies of the redevelopment section of the City Wide Plan. (j) Unisys Property � � The Unisys site consists of the west end of a block bounded by West Seventh Street, Maynard rive, Stewart and Davern. Within that block the east boundary is a p operty line running southeast and east of Davern on West Seventh. A second portion of the site is a 5.11 vacant parcel in the middle of he block bounded by Stewart, Alton� Shepard : Road and Davern. . • The 18.6 acre site is a ixture of commercial and light industrial uses. � , • ' An Amoco Service Station and a bar/restaurant occupy approximately • 43,000 square feet on th north end of the site along West Seventh � Street. Both buildings re in good condition. Immediately south is an l�� acre parcel occupied y Minnesota Public Radio's transmission towers and service building. e southwest corner of MPR site is leased to an sirport park and ride fi . The site south of Steward is a 5.11 acre undeveloped parcel immed ately east of the UNYSIS parking lot. The entire site has solid be rock a few feet below the surface. Twenty- seven percent of the sit is vacant. The basis for including the __ 14 ' ' V� ov' � " ` � ,: UIr'YSIS/MPR site is the un ru�ilized nature of the site. Part of this is directly attributable the soil conditions-solid bedrock. (k) Hillcrest Shopping Center The Hillcrest Shopping Ce ter is located in the northeast section of the city and is bounded by Ea t Montana Street on the south, White Bear Avenue on the west� Larpe teuz on the north and Van Dyke Street and Gary Place on the east. T�aenty percent of the sit is vacant and 80$ is occupied by buildings which comprise a commerci 1 strip center. Hillcrest Center's first stores date from the late 1940s, with most of the other buildings completed around 1961. Hillcrest's aging struct es are in need of renovation and rehabilitation. In addi ion, the district plan calls for a redesign of ingress and egress from he parking lots in order to alleviate traffic problems on White Bear A enue. The plan also identifies a need to redesign the commercial ignage to eliminate visual clutter and a need to improve the pedestria environment through lighting and streetscape improvements-- The Hillcrest site is in need of public improvements such as landscaping, lighting, s reetscape and redesigned/relocated curb cuts. Site assembly and/or pre sration of the vacant parcels for development may be t►ecessary. (1) Texaco Site The Texaco Site is in t e southern section of the City of Saint Paul and is bounded by the river on the south and east, 35E and Hathaway Street • on the west, and the Mo il Oil Tank Farm on the North. This 41.4 acre site is urrently the location of a Texaco Oil tank field. Reuse of the oi tanks themselves is unlikely. Sixty-seven (67) percent of the tax parc ls are occupied. ' , Soil conditions are ext emely problemmatical for this site. • , Environmental contamina ion has occurred and must be corrected prior to • any redevelopment acti 'ties. The oil tanks are obsolete and constitute an underutilization of this property. Private investment alone cannot be expected to cover a 1 costs of redevelopment. Redevelopment assistance is needed t rough possible site assembly and/or preparation of site including soil correction; and could al,so include public • . improvements (streets, utilities, streetscape and landscaping) . ' : (m) West Seventh Street/Gr nd � Tk}e West Seventh Stree /Grand area consists of approximately two-and one-half acres bounded by Grand Avenue on the north� Smith Avenue on the west, Leech Street on he east and West Seventh Street on the southeast. The area is characteri ed by fragmented ownership, as well as va�ying and incompatible land ses, �:hich include office, residential, retail commercial and automobile services. Eighty percent of the site is -- 15 , (�1`r�'0 L S� . � . ' occupied by structures an twenty percent is vacant. Although the area is bounded by three �ajor traffic carriers (Smith Avenue, Grand Avenue and West Seventh Street) , it remains underutilized. It may be necessary to as ist redevelopment in this area through site assembly and preparation nd public improvements such as lighting and streetscape improvements. . , (n) Highland/Donaldson Site This site is a 5.5 acre p rcel located on the southwest corner of Ford Parkway and Cleveland Ave ue. this "L" shaped parcel is bounded by Ford Parkway on the north, CIe eland Avenue on the east, Highland Manor Apartments on the south a d Highland Village Center on the west. The property is currently zon d B-3 and is occupied by a three-story department store building of approximately 90,000 square feet. The remainder of the site is nderutilized surface parking. The basis for including the site is the underutilized nature of the parcel. The Neighborhood Business Devel pment Program identified the need to revitalize neighborhood commerc al areas. These neighborhood redevelopment project areas .are to be underta en in neighborhood commercial areas contemplated by the City-wide R development Plan and Saint Paul Neighborhood Business Development Program. �. PLANNING FRAMEWORK Regional, City and area plans t at address the future of these project areas from the Twin Cities Metropolit n Development Framework, to the Saint Paul Comprehensive Plan, to the Univ rsity Avenue Plan, call for.special public- � private efforts to redevelop an revitalize the areas. � The District's element of the S int Paul Comprehensive Plan calls for improvements in the functioning and aesthetics of commercial areas. It recommends the clustering of bu inesses to facilitate one-stop and comparison shopping. It also calls for Ci y involvement in prov,iding additional off- street parking. The District's element of the S int Paul Comprehensive Plan recognizes that rehabilitation and redevelopme require closer public-private cooperation than first-time, new developme t. It recommends that the City undertake a special district-level economic development plan for the neighborhood commercial areas. .' � The Land Use element of the Sa t Paul Comprehensive Plan designates major' • intersections as a "Major Reta'1 Cluster". It recommends the clustering of �.. � ' compatible mixed land uses in ese areas, and calls for buffering between � coaunercial and residential are s. The Streets and Highways element of the � Comprehensive Plan recommends he use of streets to shape land use patterns and proqide buffers between di ferent types of land use. These project areas are a part of Saint Paul's continuing effort to revitalize the City's neighborhood co�er ial strips. -- 16 . l.�'" ��`�' r ! ' PURPOSE � . % , The purpose of this Redevelopm nt Plan is (a) to strengthen aajor conmercial- office clusters; (b) to encour ge office� comuercisl� and institutional redevelopment in areas; (c) to develop and redevelop property within the redevelopment areas which qual fy as blighted and deteriorated under the � Housing and Redevelopment Act� Section 469.002 Subd. 11 and 13 (1) . as underused or inappropriately ed land or space under Section 469.002 Subd. 13 (3) and (6)� and as a redevel pment or economic district under the Tax Increment Financing Act, Secti n 469.174 Subd. 10; (d) to assist in the undertaking of a Redevelopnent Project as defined in S�ection 469.002 Subd. 13 (1) , (3) � (4) � (5) , and (6). OBJECTIVES The primary overall developmen objective of this Redevelopment District is to eliminate and/or improve those existing conditions which serve to impair the health� safety and general wel are of the citizens of the City of Saint Paul, and which also serve to inflic an economic blight upon euisting private iuvestment in the District� th eaten the aource of public revenue� and induce many members of the surrouadin neighborhood to no longer consider the area an attractive place in ahich to r side or do business. The �conditions ahich have been fouad to exist which caus the above noted factors include unsdfe and unsanitary housing conditions, building obsolescence or faulty arrangeasnt in building design or improvement and deleterious land use. The primary objective of this Redevelapmen Plan is to reaove and/or improve the conditions noted above through public intervention so that private anterprise will achieve the means and enc uragement to provide both housing and co�ercial revitalization to e area. Additional ganeral developnent objectives related to the above ara: Bstablishing cooperation aaong the many differsat groups that can aad aust �►ork together to rove the arsa. Business, praparty o�mers, bankera� local officials� business groups md citizen councils aust work together to contirniousl promote aad isprove the district. Creating and marketiag pos�tive image of the district to attract new � custoaers and i�ve�tors. Enhance the viQUal qual ty of the district by improving the aleaants of the environment; buildi gs, storefronts, vacant parcels, landscapiag, signs, aerchandising di leys and pro�otional �ateriels all need to be addressed. Economic diversificatio � recruiting of aew and varied store types to � ' provide a balanced reta 1 mix. Com►ersion of unused space and improving the competitiveness of xisting businesses in the district. Specific objectives to be achieved ithin the context of the foregoing are as follows: 1. To carry out a comprehe ive plan of rehabilitation� conservation and redevelopment which vil create and maintain a sound commercial and residential community. • 17 • , 2. To remove blight and con itions of deterioration by: v' �a r� � a. acquisition and re oval of structurally substandard buildings. b, acquisition and eli ination of obsolete buildings which are not capable of rehabili ation, are improperly converted, or which create eonflicting and uses or other blighting influences. c. undertaking a progr of code enforcement with the appropriate City departments to ensure that hazardous conditions are either corrected through r habilitation or eliminated through demolition. d. to carry out a publ c program of acquisition and rehabilitation of deficient buildings, to demonstrate feasibility of rehabilitation; to provide relocati n resources for families and businesses displaced by projec activities. e. to provide adequate edevelopment sites for residential and commercial uses, and encourage new private investment and participation of red velopment of these uses by members of the community. 3. To coordinate acquisition, site preparation and improvements and facilities� and to spread nd equalize the costs thereof, in order to accompl�isla the entire proj ct development at a cost reasonably related to the public purpose to b served. . 4. To provide private develop rs with information regarding zoning; land use controls and other Ci and Plan requirements; information and assistance in obtaini�g con truction and permanent financing; • information and assistance egarding construction of site and public � improvements and measures n cessary to correct site conditions, all in accordance with development agreements. 5. To finance development by a combination of private and public financing under authority and subject to the requirements• of federal, state and local law and ordinance for the provision of revenue bond financiag. . • 6. To provide such public impr ements as are necessary to stimulate private investment and rein stment in the redevelopment areas. 7. To maintain and strengthen e ployment opportunities, services, and tax base by attracting retail bu inesses, personal and professional services, and offices. • ' � . • � 8. To reduce sutomobile-pedestr an conflicts and create more attractive � • pedestrian-oriented enviromm �ts. �� 9. To�provide adequate parking n the redevelopment areas and to encourage th� joint use of shared park ng facilities. 10. To redevelop the area in con ormance with the City's Comprehensive Plan and the Capitol Area Architec ural and Planning Board's Comprehensive Plan. -� 18 ' ' . , , � 11. To utilize public financi 1 resources in a manner that is in conformance with the City's adopted C pitol Allocation Policies. �✓�� , L�1 IV. REDEVELOPMENT ACTIVITIES Historically, the role of the p blic sector in urban redevelopment has been to provide controls and incentives .in order to encourage and obtain needed development. In order to count ract a combination of adverse economic conditions, patterns of investm nt and reinvestment, and physical environmental conditions which ave worked to the detriment of the redevelopment of aging, built u ban areas, this role has been changing to one of an active partner and partic pant in needed redevelopment. This plan envisions the permitted use of 11 techniques or powers currently suthorized through applicable statutes. N provision of this plan is to be taken to limit the full exercise of thes powers. This plan envisions the permitt d use of all techniques or powers authorized through Minnesota Statutes 469. O1 through 469.043, 469.172 through 469.181 and Chapter 469.152 through 469 165 by the City and HRA, or other public agencies as appropriate and nec ssary to carry out the implementation of this Plan. No provision of this Pla is to be taken to limit the full exercise of these powers. The•following te hniques are cited as examples of ineans to achieve the objectives presente in Section III above. IAND ACQUISITION . -. The HRA may acquire all propert • in the Redevelopment area, as suthorized under Minnesota Statutes. Acqu sition of property will be considered if the property in the Redevelopment a ea is found to have one or more of the following characteristics. e 1. Blighted area� buildings� and other real property, where removing such • can remove� prevent or re uce blight or the causes of blight; 2. Open or undeveloped land lighted by virtue of conditions which have prevented normal developm nt by private enterprise; 3. Underused or inappropriat ly used land which may be converted to other uses recommended by this lan and the City's Comprehensive Plan Land Use ' section; 4. Land necessary to complet parcels which would be suitable for development; ; 5. Lands acquired by HRA in he undertaking of other redevelopment projects . and presently available f r and suitable to the provision of development. : as specified in the objec ives of this Plan. � .. � Acquisition of property will be undertaken in strict adherence to state and federal �Statutes (as applicable governing procedures for such activity, including the Uniform Relocatio and Property Acquisition Act of 1970, in accordance with Minnesota Statu es Chapter 117. -- 19 � . r r SITE PREPARATION ��`t� The HRA will undertake or cause o undertake those actions deemed necessary to prepare sites for redevelopment. These include� but are not limited to: 1. Demolition� removal or reh bilitation of buildings and improvements; 2. Activities to correct adve se characteristics of the land, soil or subsoil conditions, unusab e subdivision or plat or lots, inadequate - access or utility service, or other development-inhibiting conditions; 3. Activities deemed necessa or desirable to remove, reduce or prevent other blighting factors an causes of blight;. 4. Other activities deemed ne essary or desirable to improve and prepare sites for development reh ilitation or redevelopment for uses in accordance with this Plan� and the Land Use Plan and Economic Development Strategy sect'ons of the City's Comprehensive Plan. 5. Installation, constructio or reconstruction of streets, parkways� transit faci2ities, utili ies, storm water drainage� parks, walkways and other public improvements or facilities as necessary or desirable for carrying out the objectiv s of this Plan, as approved by City Council. 6. Any studi@s or research t at may be necessary to determine traffic or land use impacts of any d velopment proposal and/or particular street and traffic pattern. LAND DISPOSITION AND DEVEIAP AGREEMEIJTS The HR.A will sell, lease, or ot erwise dispos�e of acquired property at fair �' market values in accordance wit the requirements of applicable laws and Plan, and after review of proposed di position by the appropriate district councils, and subject to developer's cont act obligations. The land disposition and development agreement shall con ain the following general requirements and developer covenants: '. 1. to prepare and submit for HRA and City review and approval� schematic ' . and construction plans; 2. to develop land in accord nce with objectives and requirements of this Plan and design objective and building requirements of the agreement; 3. to commence, continue and complete contract imp�ovements within time� , � : specified and provided fo in agreement; ' � � .� 4, to provide such security r other guarantee of faithful performance as the HRA shall require; � 5. to� comply with all enviro ental, non-discrimination, affirmative action and other applicable fede al and state laws and local ordinances respecting the purchase, 'mprovements and use of the land; -- 2 p � , .. � ' � � �� 6. to use the land or any impro ement thereon� only in accordance and in conformity with the land use Plan provisions of this Plan or any duly adopted Plan modification. PROMOTION OF DEVEIAPMENT OF THE RE EVEIAPMENT AREA To implement this Plan� the HRA wi 1 provide for, or cause to provide for� the following, as is necessary and app opriate: ADMINISTR.ATION of those public pro esses and requirements deemed necessary to support or allow development/rede lopment of property to occur in accordance with this Plan. If applicable an advisable, the HRA will provide or cause to provide: Coordination of project act vity, financing and review with human service agencies, citizen p rticipation entities, and other state, regional and federal gove ent agencies; Initiation of vacations, re onings, dedication of public rights-of-way, or other public actions as ay become necessary to implement this Plan, in accordanc�' with state an local statutes. This will be undertaken by the HR.A or the Redeveloper. Enforcement of building co es, design controls, site covenants, , �• pravision� to ensure compl'ance with state and local requirements relating to non-discrimina ion, income levels, environmental quality, faithful performance, and ny other public objectives relating to the purchase, development, imp ovement or use of the land; Property exchanges. � ADDITIONAL PLANNING for unusuall complex projects that may be generated ♦ within the Project Area. Such p ojects include, but are not limited to: Transit and Transportatio facilities; and Theme-oriented commercial developments. OTHER PROCESSES FOR IMPLEMENTIN LAND USE DESIGNATIONS The HRA will be the primary imp ementing agency for this long-term public project as it has been on numer us similar efforts. It will begin with these and other immediate steps: . . . . . Land marketing and Sales: ' . ,� . The HRA is continually i contact with prospective developers and . tenants, some of whom wo ld be appropriate for and interested in a site wi�hin the Redevelopment rea. . Site Plan Review: Site Plans for new build ngs will be reviewed by appropriate City and/or HRA staff, follow ng the established zoning and site plan review process, and the appropr ate neighborhood District Planning Councils. -- 21 ��Y� • " . , . All building construction nd development in the Project Area will follow standard City of Sa nt Paul processes for obtaining agpropriate zoning, site plan, buildin permit and business licensing approvals. Citizen Participation and Public Hearings.; Public hearings before the Planning Commission and the City Council will be held on any rezoning, a d the creation of the Tax Increment Financing District. The District Co unity Councils and Study Area residents and property owners should be otified of these hearings. DEVELOPMENT GUIDELINES Concerted efforts sY,ould be made to increase the cluster's share of the market in the core and to attract addit onsl customers. Accomplishing this should include unified marketing effort by area businesses, improved design of business and public facilities t promote customer comfort and safety. This can be accomplished by addressin the following four critical areas. 1. Organization. ' Establishin cooperation among the many different groups that can and`must work tog ther to improve the neighborhood business district. These groups mu t work together to continuously promote and improve the district, 2. Promotion�� Creating and rketing a positive image of the neighborhood busines`s district to attra t new customers and investors. Promotions should include the develop ent of special events and festivals� and the creation of a consistent, ttractive image through graphic and media presentations. 3. Design. Enhancing the vis 1 Quality of the neighborhood business �� district by improving the lements of the environment. Buildings� storefronts, vacant parcel , landscaping, signs, merchandising displays and promotional materials 11 need to be addressed. 4. Economic Diversification. The recruiting of n�w and varied store types to provide a balanced reta 1 mix. The conversion of unused space into offices to instill new lif in the neighborhood business district� � _ improving competitiveness f existing merchants by identifying new or • untapped markets. V. FINANCING PROJECT ACTIVITIES The development activities in th's project will requize significant public , . expenditure. • • .� There are several financing mec nisms that can be used as appropriate to � accomplish the ob�ectives of thi Plan. They include, but are not limited to: Tax Increment Financing Industrial Development Re nue Bond Loans (Taxable or Tax-Exempt) Other Revenue Bond Loans ( axable or Tax-Exempt) Urban Development Action G ant (UDAG) Loans ' Acquisition/Lease/Sublease ' Land Lease -- 2 ,. r � } " Equity Participation ��/� Development and Rental Ass stance Payments ��'�`�� Interest Rate Reduction Neighborhood Commercial Re� l Estate Loan Program Implementation of Statuto authority for creation of projects and undertaking of activities here it is appropriate to use other financing methods. The provision of public financin by the City of Saint Paul or HRA to assist the project under the provisions f Minnesota Statutes, Chapters 469 and 474, other state laws, and the City C rter, ordinances and regulations will be approved by the City Council or as a separate project Financing Plan. VI. RELOCATION PLAN ADMINISTRATION A. POLICIES AND REGULATIONS A family, individual, busin ss firm, or non-profit organization required to move from property that as been directly affected by a publicly sponsored acquisition activ ty is eligible for relocation payments to assist in obtaining and mov ng to a replacement dwelling or location in accordance with the provisi ns and requirements of the Federal Uniform Relocation Assistance Act o 1970, and of Minnesota Statute, 1984, �. Section 117.50. In the eve t any redevelopment project does not involve acquisi�ion for a federal o federally-assisted project, nor involve acquisition within the mean ng of Minnesota Statute, 1984, Section 117.50, the. City elects to rovide relocation assistance for families and tenants indirectly. It is the intent of the Cit �to provide, relocation assistance to each '� person to be displaced in 1 cating a suitable housing unit, or place of business. The following se ices are provided: (1) Eligible persons are i formed at the earliest possible date as to the availability of re ocation payments and assistance� the eligibility requiremen s, and procedures for obtaining such payments. , (2) The extent of need of ach eligible person for relocation assistance is determin d through direct personal interview. (3) Current and continuing information is provided on the availability : and prices of comparab e sales and rental housing, and of : comparable commercial roperties and locations. • • ' (4) Information concerning Federal and State housing programs� loans � � and other special prog ams offering assistance is supplied to � eligible displaced per ons. . (5) Other City, property o er, and referral services concerning housing, financing, em loyment, training, health, welfare and other assistance is pr vided in order to minimize hardships. -- 23 . � . , . (6) Assistance is provid d in completing any required applications and forms. (7) Services are provide to ensure that the relocation process does not result in differ nt or separate treatment on account of race, color, religion, nat onal origin, sex or source of income. B. ORGANIZATION AND STAFFING The relocation staff is pa t of the Department of Planning and Economic Development (PED) . Superv sory personnel, relocation advisors, and technical and clerical emp oyees are responsible for administering the above policies for Federal programs, and for such other programs as the Section 312 Rehabilitation Program and acquisitions for Ramsey and Washington Counties. The ED relocation staff will work directly with property owners in adminis ering the locally adopted Relocation Guidelines. VII. OTHER PROVISIONS NECESSARY TO ME STATE AND LOCAL REQUIRE.�IENTS .. Non-discrimination The land purchase and devel pment agreement will include prohibitians against land speculation, r quire compliance with all state and local laws in�effect from time to time, prohibit discrimination or segregation by reasons of race, religio , color, sex, or national origin in the sale, lease or occupancy of the property, and require that this latter provision be made a covenan running with the land and be binding upon the redeveloper and every s ccessor in interest to the property. � � Affirmative Action/Equal Employme t Opportunity The redevelopers must compl with provisions of Section 183.04 of the Ssint Paul Human Rights Ord nance on Affirmative Action in employment. Compliance covenants will b inserted in all design, purchase and construction contracts and ubcontracts. Such covenants must include the following language: : The Contractor and al subcontractors agree that they will not discriminate against y employee or applicant for employment because of race, cree , religion, sex, nation origin or ancestry, age, disability, mari 1 status, or status with regard to public assistance. ° • � Further, that the cont actor and all subcontractors will take � • � affirmative action to nsure that applicants are treated during � ' employment without reg rd to race, creed, religion, sex� national origin or ancestry� ag , disability, marital status, or status ` with regard to public ssistance. . Set-Aside Business Program - Contracting Opportunities to Set- Aside Businesses. The redeveloper must c mply with provisions of Chapter 81 of the Saint Paul Purchasing rom Set-Aside Business Ordinance, which 24 . . �/�'�Q "�� . M .r � sets forth a program o provide contracting and purchasing opportunities to bus� esses certified by the City of Saint Paul as Set-Aside Businesses. Compliance covenants st be inserted in all bid specification documents and agreeme s with contractors and sub-contractors for work on this project. Such covenants will require that 2D8 or more of the costs of c nstruction and material procurement on the project be attributed o opportunities provided to certified Set- Aside companies. Set-Aside companies ar broadly defined in Saint Paul as small . businesses, minority o female owned businesses, and businesses owned by handicapped iidividuals. Relocation Relocation assistance hall be provided in accordance with provisions of Minnesot Statutes, 1984, Chapter 117� and the Pro�ect Relocation Pla . � Vacations� Rezonings and Ded cations Rezonings� vacations a d dedications of public rights-of-way��.as may. become necessary, hall be accomplished by separate actions by tfie�City Council for t e Project Area, state laws and local ordinances, and will b i�nitiated by the HR.A or selected developers. Duration of Controls r . � The provisions of this Plan respecting land uses and the regulations and contro s with respect thereto shall be in effect for a period of thirty (30) years from the date of approval of this Plan by the City ouncil of the City of Saint Paul. VIII. PROVISION FOR PLAN MODIFICATION D AMENDMENT This Redevelopment Plan may be mod fied provided the modification shall be � adopted by the. 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A � `- �c �I��'llll!lil A J ��JtT7c ,�t��i��-�H - � � . t' \�--' ,� l U 1��P1L' -31�- - - � . �� . �T -NT. k�1_ . �f`-il�_� �: � �`'. �_, � • '. /-�\G� / _-- � i ; _ �� \ / \ ; d.- PROPOSED : �'��, � ti . ��_ � _. � AUL NEIGHBORHOOD �, --,- :: �_..�, VELOPMENT PLAN �� ' \` � ;� �_ � � � �� , ._ , � <-� � :��-�' � �� "� i � �\ 1:11 � ., .._ ... ..._...... .. ... . ... . � -�-- � � � � � �� / �� - � :� TAX INCREMENT FI ANCING DISTRICT MINNESOTA STATUTES, SE TIONS 469.174 - 469.179 F R SAINT PAUL NEIGHBORHOOD B SINESS DEVEIAPMENT PROGRAM SUPPLEMENTAL TAX IN ENT FINANCING PLAN � MAY 1988 , �o° '�a}� ' � � TABLE OF ONTENTS . �AGE N0. TAX INCREMENT FINANCE PLAN A. Introduction -- Identification of N ed 1 B. Statutory Authority and Descriptio of District 1 C. Statement of Purpose and Objective 2 D. Development Activities 3 E. Classification of Tax Increment Fi ancing District 4 F. Property in Acquisition 4 G. Estimate of Costs 4 H. Identification of the Use of Tax I crements 5 I. Limitation on Administrative Expe ses 6 J. Sources of Revenue to Finance Pub ic Cost 6 � K. Duration of the District 8 L. Impact on Other Taxing Jurisdicti ns 8 M. Modifications 10 N. Limitation on Duration of Tax Inc ement Financing Districts 10 0. Limitation on Qualification of Pr perty in Tax Increment 11 District Not Subject to Improvem t • P. Annual Disclosure Requirements 11 ' Q. Requirement for Agreements with eveloper 12 R. Assessment Agreement 12 S. Notification of Prior Planned Im rovements . 13 � •� •� � T. Administration of the Tax Increm nt Economic �- 13 � �� Development District � U. Tax Increment Financing Account or the Economic 13 Development District V. Estimate of Amount of Bonded In ebtedness 13 W. Studies and Analyses 13 , , . �� ' ' , � TAF. ZNCREN.ErT F NANCING PLAN � A. INTRODUCTION -- IDENTIFICATION OF.h'E D The Housing and Redevelopment Author ty of the City of Saint Paul, Minnesota, acting by the Department f Planning and Economic Development of the City of Saint Paul has determ'ned that a need exists for a more aggressive effort to revitalize the ity's neighborhood commercial strips. To accomplish this goal, a new fina cing program is necessary in order to provide low cost loans for new deve opment and business expansion in addition to other means of public a sistance. The underwriting system proposed fo the Saint Paul neighborhood development fund is unique in that isks are taken and contributions are made by several parties. The finan ing will require coordinated underwriting efforts by the City an the investment bankers managing the public offering. The City will ens re that with regard to each issue, the public purpose of the program will e met by the creation or preservation of jobs as well as expansion of the City tax base. The investment banker, in conjunction with the City and bo d counsel, must size and group all issues to ensure that none of the ertinent rulings of the Internal � Revenue Service are violated, and o time the marketing of issues to achieve the lowest net interest co t. There will be a comnon understanding developed between PE staff and the City's investment bankers regarding underwriting sts dards, determining which projects are appropriate credit risks, and what minimum standards should be required (proportion of private equity cont ibuted, previous business credit history, and the like) . B. STATUTORY AUTHORITY AND DESCRIPTIO OF DISTRICT The Saint Paul Housing and Redeve opment Authority is authorized to crea�e a tax increment financing distric pursuant to Minnesot'e Statutes, Sections 469.174-469.179. The ta increment districts will be redevelopment districts, as defin d in Section 469.174, Subdivision 10, of the Minnesota Tax Increment Finan ing Act, and will be established in conjunction with the Redevelopmen Plan of the Saint Paul Neighborhood Redevelopment Project area dated ecember, 1986, and amended May, 1988. The tax increment financing distr'ct consists of 6 areas: Rice Street, • Texaco, Unisys, East University, rom/3M, Hillcrest and Seeger Square. •. •� The property identification nambe s of the parcels of real estate included .� in this tax increment finaneing lan are located in Attachment A, • •� Appendix. These parcels, along ith adjacent and abutting streets, alleys .� and sidewalks, shall constitute he district. ' 1 , ��r-�� , � , C. STATEMENT OF PURPOSE A1�'D OBJECTIVE6 1. Purpose The Department of Planning and conomic `Development of the City of Saint Paul has determined that aeed exists for a more aggressive effort to revitalize the City's neighborhood commercial strips. To accomplish this goal, a new fin ncing program is necessary in order to provide low cost losns for new evelopment and business expansion, as well as to provide for needed p blic improvements. Consequently, the purpose of this Plan and Projec undertaken by the Housing and Redevelopment Authority of the ity of Saint Paul, Minnesota, is: a) to remove conditions of bl ght and deterioration by acquisition and clearance activities a outlined in the Economic Development Strategy section of the Ci ywide Redevelopment Plan; b) to redevelop acquired land in accordance with the Saint Paul Neighborhood Redevelopment Plsn; c) to undertake and finance e Saint Paul Neighborhood Redevelopment Plan activities as a Rede elopment Tax Increment Financing District; �� d) to increase employment in the municipality; e) to preserve and enhance t e tax base of the municipality; and f) to satisfy the redevelopm nt strategies of the Redevelopment Strategy section of the C tywide Redevelopment Plan. 2. Objectives a) To undertake activities f r the elimination or the prevention of the spread of blighted o deteriorating areas in accordance with activities set forth in e redevelopment plan. b) To clear acquired proper ies and to undertake site improvements and publie improvements ecessary to the redevelopment of the project areas for uses i accordance with the redevelopment plan. c) To redevelop the project areas consistent with the City's Comprehensive Plan and t e Capitol Area Archite.ctural and Planning � . . � Board Comprehensive Plan through publicly assisted private � • development activity. �- d) To establish re-use valu tions based on commercial re-use, and to sell acquired project si es for private redevelopment in accordance with this Pla at economically feasible land sale prices in order to induc and make possible private participation in the Project developm t. 2 . N O U�� c e) To provide private develope s with information regarding zoning land use controls and other City and Plan requirements�� information and assistance n obtaining construction and permanent financing, and infornation nd assistance regarding construction of site and public improvem nts and financing for measures necessary to correct site s b-soil conditions or other characteristics which are i ibiting normal development, all in accordance with development agreements. f) To finance the development osts of the Project by means of tax increment generated by proj ct improvements and development. . g) To finance commercial deve pment by a combination of private and public financing under sut ority and subject to the requirements of federal, state and loca law and ordinance for the provisions of revenue bond financing or commerciaZ purposes. D. DEVELOPMENT ACTIVITIES Development and redevelopment acti ities may include: 1. Land Acquisition To acquire as suthorized under he Housing and Redevelopment Tax � Increment Financing Acts: a) blighted areas and other r al property for the purpose of removing, preventing or re ucing blight or the causes of blight; b) open or undeveloped land b ighted by virtue of conditions which have prevented normal deve opment by private enterprise; and c) underused or inappropriat ly used land which may be converted to commercial use at a reaso able cost without major clearance � activity through privatel negotiated property'�purchases and, as necessary, the public exe cise of eminent domain. 2. Site Preparation and Public Im rovements To carry out: a) demolition, removal or re abilitation of buildings and • improvements; .' b) activities to correct adv rse physical characteristics of the �� •' land, inadequate access o utility service or other development •� inhibiting conditions; c) activities deemed necessa or desirable to remove, reduce or prevent other blighting f ctors and causes of blight; 3 ��-� > > � d) activities deemed necessazy or desirable in the sole determination of the HRA to improve and p epare sites for development or redevelopment for commercia and related use in accordance with this Plan; and e) installation, construction r reconstruction of streets, parking facilities, utilities, psrk , playgrounds, and other public improvements or facilities s necessary or desirable in the sole determination of the HRA fo carrying out Plan objectives. E. CLASSIFICATION OF TAX INCREMENT FZN CING DISTRICT The City Council of the City of Sai t Paul, Minnesota, in determining the need for a tax increment financing istrict in accordance with Minnesota Statutes, Section 469.174-469.179 i clusive, finds that the district to be established as a redevelopment dist ict pursuant to Minnesota Statutes Section 469.174, Subdivision 10. F. PROPERTY IN ACQUISITION HRA intends to acquire either by n gotiation or by eminent domain certain privately owned parcels of land in the East University Avenue pro�ect area. These activities are necess ry to carry out development in , � accordance with the project redeve opment plan and at a purchase price including acquisition cost and rel cation of displaced occupants. G. ESTIMATE OF COSTS Fina*�cin Needs of the Rice Street ro'ect Site assembly/preparation $5,3 6,000 Public improvements 50,000 Admin/misc/soft costs 68,000 Contingency (6$) 99 000 TOTAL $7, 53,000 . F' a cin Needs of the Texaco Pro ect Site assembly/preparation $3, 00,000 Public improvements 1, 50,000 Admin/misc/soft costs 13 ,000 Contingency (5$) 73 000 . � • • � TOTAL $5,736 ,000 �- Financ'n Needs of the Unis s Pr 'ect Site assembly/preparation $ 122,000 Public improvements 130,000 Admin/misc/soft costs 38 ,000 Contingency (5$) 13 000 ' , TOTAL $ 303 ,000 4 ��/V 1 7 Financin Needs of the East U iversit Pro ect � Site assembly/preparation $5,30 ,000 Public improvements 57 ,000 Admin/misc/soft costs 88 ,000 Contingency (S$) 29 000 TOTAL $7,05 ,000 Financin Needs of the Prom 3M Pro' ct . Site assembly/preparation $ 15 000 � Public improvements 10 ,000 Admin/misc/soft costs 2 ,000 Contingency (5$) 1 000 TOTAL $ 2 9,000 Financi Needs of the Hillcrest o'ect Site assembly/preparation $ 1 0,000 Public improvements 6 0,000 , � Admin/misc/soft costs 1 2,500 Contingency (5�) 7 S00 TOTAL $ 9 0;000 Finan 'n Needs of the See er S ua e Pro'ect Site assembly/preparation $ 3 0 000 � Public improvements 750,000 Admin/misc/soft costs 71,000 Contingency (5$) 57 000 TOTAL $1, 68,000 H. IDENTIFICATION OF THE USE OF TAX NCREMENTS Pursuant to Minnesota Statutes Se tion 469.176, Subdivision 4, all revenues derived from the tax inc ement district shall be used in accordance with this Tax Incremen Financing Plan. The revenues shall be • used for the following purposes: . : 1. To pay the principal and inte est on bonds issued in aid of the � • •� district, if any; 2. To repay any loans including nterest on these loans as authorized by the HR.A to pay for any site a d public improvement costs; 3. To fund and replenish a debt ervice reserve for the payment of principal and interest on bo ds used to finance a project; 5 : VI V�+/V�` 4. To pay for project costs and a inistrative expenses as identified in the Project budget described i Section G above; and 5. To pay for project costs in ad ition to those identified in the project budget, which are dete ined by the HRA to be necessary to the accomplishment of the redevelo ent and tax increment financing plans. The HRA will capture 100$ of the t x increment during the term of the district. Z. LIMITATION ON ADMINISTRATIVE EXPEi: ES Pursuant to Minnesota Statutes Sec ion 469.176 Subdivision 3, as amended, administrative expenses are limite to ten percent (10�) of the total tax increment expenditures. "Administ ative expenses" means all expenditures of an authority other than amounts paid for the purchase of land or amounts paid to contractors or oth rs providing materials and services, including architectural and engine ring services, directly connected with the physical development of the re 1 property in the district, relocation ' benefits paid to or services provi ed for persons residing or businesses located in the district, or amount used to pay interest on, fund a reserve for� or sell at a discount bonds issued pursuant to Section . � 469.Z78. "Administrative expenses includes amounts paid for services provided by bond counsel, fiscal c nsultants, and planning or economic development consultants. J. SOURCES OF REVENUE TO FINANCE PUBL C COST It is intended that the entire pub ic Project cost, to the extent possible� be paid from the tax inc ement generated by the redevelopment. In addition to such tax increment, the HRA intends to use any surplus tax increment from the Hammond Buildin Project (Iris Park Place) , the Spruce Tree Center Project, and the Metz akery Area Project (Capitol Office Building) to help pay the public p oject cost. This do�es not preclude the HR.A from using other funds, at its discretion, to pay such costs. . Estimated Revenue Sources of revenue to finance publi costs Tax Increment Estimate . , � . a) Rice Street Project � � Total Projected Market Value — $34,975,000 Total Assessed Value at 43� Ass ssment Ratio — $15,039,250 Original Assessed Value — $ 4,259,041 Captured Assessed Value — $10,780,209 Captured Assessed Increment (12 .468) _ $ 1,352,571 r ��a 7� b) Texaco Project Total Projected Market Value — $20,000�000 Total Assessed Value at 43$ Assessment Ratio — $ 8,600,000 Original Assessed Value — $ 725,053 Captured Assessed Value = $ 7,874 947 Captured Assessed Increment (125.468) — $ 988,054 c) Unisys Pro�ect -� Total Projected Market Value — $ 7,292,000 Total Assessed Value at 43� Asse sment Ratio — $ 3,135,560 Original Assessed Value = $ 66,306 Captured Assessed Value = $ 3,069,254 Captured Assessed Increment (125.468) — $ 385,093 d) East University Project Total Projected Market Value — $50,192;696 Total Assessed Value at 43$ Ass ssment Ratio — $21,582,859 Original Assessed Value — $11,529,224 � Captured Assessed Valuation = $10,053,635 Captured Assessed Increment (12 .468 mills) — $ 1,261,410 e) Pram/3M Project Total Projected Market Value — $ 9,000,000 Total Assessed Value at 43$ Ass ssment Ratio — $ 3,870,000 Original Assessed Value — $ 939,927 Captured Assessed Valuation — $ 2,930,073 Captured Assessed Increment (12 .468 mills) — $ 367,631 f) Hillcrest Project ' Total Projected Market Value — $ 9,300,000 Total Assessed Value at 43$ As essment Ratio — $ 3,999,000 Original Assessed Value — $ 2,657,017 Captured Assessed Valuation — $ 1,341,983 Captured Assessed Increment (1 5.468 mills) — $ 168,376 . ' g) Seeger Square Project �. . • Total Projected Market Value — $11,600,000 � ' . Total Assessed Value at 43$ As essment Ratio — $ 4,988,000 ' Original Assessed Value — $ 743,057 Captured Assessed Valuation — $ 4,244,943 Captured Assessed Increment ( 25.468 mills) — $ 532,605 The increment resulting from the bove captured value described in clauses (a)-(g) will be used in the follo •ing categories in order: 1. To pay principal and interest on bonds to finance project; 7 �4a � 2. To fund and replenish debt se ice account for bonds issued to finance pro,j ect; 3. To finance or othen:ise pay f' ancing and public development costs of the project pursuant to '!'nnes ta Statutes, Chapter 462; 4. To pay administrative expenses of the HRA related to the project; and 5. To return to County of Rsmsey or distribution to impacted taxing jurisdictions. K. DURATION OF THE DISTRICT Pursuant to Minnesota Statutes Sec ion 469.176, Subdivision 1, the maximum duration of a tax increment redeve opment district is 25 years from the date of receipt of the first incre ent by the authority. It is estimated that the HR.A could collect tax inc ements on the district through the year 2014. � L. IMPACT ON OTHER TAXING NRISDICTIO S The overlapping jurisdictions upon hose assessed valuation this tax � increment financing plan could have an impact are: - Independent School District No. 6 5, whose boundaries are coterminous with those of the City of Saint P ul. - Ccunty of Ramsey, to whose assess d total valuation the City of Saint Paul contributes about 53�. � - Housing and Redevelopment Authori y of the City of Saint Paul, which is the requesting authority. The may be considered as being identical with the City of Saint Paul for p rposes of this analysis. - Port Authority of the City of Sai t Paul, whose powers of levy and use of property tax revenue is limite . For this snalysis, they may be .- treated the same as the City of S int Paul. - Metropolitan authorities -- such the Metropolitan Council, Metropolitan Airport Commission, M tropolitan Transit Commission, Metropolitan Waste Control Commiss'on, and Metropolitan Mosquito Control District. Of these metropolitan a thorities, only the Metropolitan �� . . ,� � Council, Metropolitan Transit Comm ssion and Metropolitan Mosquito . Control District levy on real esta e. " ��.. Of these overlapping taxing suthorit es, the only two which could be affected more than nominally by this tax increment financing plan would be Independent School District 2�0. 625 nd the County of Ramsey. Assuming captured assessed v�lue at uild-out of $40,295,044, in accordance with Section K hereof, an a constant 1987 mill rate of 125.4b8� mills, the district will generate an annual tax increment of $5,055,739. The percentage of this increment con ributed by the various taxing 8 . �-�-�� . . . � jurisdictions, if the development ad occurred without public . intervention, is shown below. ble 1 Percent of Tax Increment Attributable to Taxing Jurisdictions Current Annual Tax Taxin� Jurisdiction Mills Percent Increment City of Saint Paul 36.850 29.4 $1,486,387 �� School District #625 50.899 40.5 2,047,574 Ramsey County 32.225 25.7 1,299,325 Other 5.494 4.4 222.453 125.46� 100.0 $5,055,739 The following table represents the additional mills that would have to be levied to compensate for the loss of tax dollars in estimated tax increments and excess tax increme ts for each taxing jurisdiction. The tax increments derived from the P oject included in the tax increment district would not be available to any of the taxing jurisdictions were it . not for public intervention by the City. Although the increases in • � assessed value due to development ill not be available for the application of the mill levy for e duration of the tax increment financing district, this new assessed value could eventually permit a mill levy decrease. If it could be ass ed that the captured assessed value was available for each taxing jur'sdiction the non-receipt of tax dollars represented as tax increments may e determined. This determination is facilitated by estimating how muc the mill levy for property outside of the tax increment financing distr'ct would have to be increased to raise the same amount of tax dollars in each taxing jurisdiction that would be available if the projects occurre without the assistance of the City. Ta le 2 Impact on Taxing Jurisdictions if Development Could Occur Without Public ssistance) Adjusted 1986 Required Annual Taxin� Jurisdictions Assessed Value Mills Tax Increment � ' City of Saint Paul $1,781,5 5,372 0.834 $1,486,387 • . School District #625 $1,781,5 5,372 1.149 $2,047,574 • . ' Ramsey County $3,378,9 4,041 0.385 $1,299,325 � ' * District A sessed Value Subtracted Table 2 is relevant only if one a sumes the development would have occurred without the existence of the district and the development program. If this assumption is i correct, and the Authority believes it is, then the only real impact on he assessed values of the other taxing jurisdictions is: 9 ��d�� , � 1. Any inflationary values from t�e district which have been attributable to the tax base of these taxi jurisdictions will be lost during the duration of the district; and 2. Upon termination of the district, all taxing jurisdictions will benefit from the entire then- rrent assessed values. M. MODIFICATIONS In accordance with Minnesota Stat tes Section 469.175, Subdivision 4, a tax increment financing plan may e modified by an suthority, provided that any reduction or enlar ement of geographic area of the project or tax increment financing dis�rict, inc ease in amount of bonded indebtedness to be incurred, including a determin tion to capitalize interest on the debt if that determination was not a p rt of the original plan, or to increase or decrease the amount of interes on the debt to be capitalized, increase in the portion of the captured as essed value to be retained by the suthority, increase in total esti ated tax increment expenditures or desiQnation of additional propert to be acquired by the authority shall be approved upon the notice and a ter the discussion, public hearing and findings required for approval of the original plan; provided that if an authority changes the type of dis rict from housing, redevelopment or , economic development to another t e of district, this change shall not be �' considered a modification but sha 1 require the suthority to follow the procedure set forth in Sections 4 9.174-469.179 for adoption of a new plan, including certification of he assessed valuation of the district by the county auditor. If a redevel pment district is enlarged, the reasons and supporting facts for the dete ination that the addition to the dist�ict meets the criteria of se tion 469.174, subdivision 10, paragraph (a) , clauses (1) to (5) , must be ocumented. The requirements of this paragraph do not apply if (1) the only modification is elimination of parcels from the project or distr ct and (2) (A) the current assessed value of the parcels eliminated from th district equals or exceeds the assessed value of those parcels in the dis rict's original assessed value or (B) the authority agrees that, notwit standing section 469.'177, subdivision 1, the original assessed value will e reduced by no more than the current assessed value of the parcels eli inated from the district. The authority - must notify the county auditor of any modification that reduces or enlarges the geographic area of a district or a project area. The geographic area of a tax incr ment financing district may be reduced, but shall not be enlarged after ive years following the date of certification of the original ass ssed value by the county suditor or five �. . . � years from August 1, 1979, for t • increment financing districts ' . ' authorized prior to August 1, 1979. • �.. h. LIMITATION ON DURATION OF TAX IN EMErT FINANCING DISTRICTS Pursuant to Minnesota Statutes S ction 469.176, Subdivision 1, "no tax increment shall be paid to an au ority three years from the date of certification by the County Audi or unless within the three-year period (a) bonds have been issued pursu nt to Section 7 or in aid of a project � pursuant to any other law, excep revenue bonds issued pursuant to Chapter 474, prior to the effective date of the Act; or (b) the authority has 10 . � � �� acquired property within the distr'ct; or (c) the suthority has: constructed or caused to be constr cted public improvements within the district. . ." The Housing and Rede elopment Authority must therefore issue bonds, or acquire property, or con truct or cause public improvements to be constructed by 1991 or the Offi e of the County Auditor may dissolve the tax increment district. 0. LIMITATION ON QUALIFICATION OF PRO ERTY IN TAX INCREMENT DISTRICT NOT SUBJECT TO IMPROVEMENT Pursuant to Minnesota Statutes Sec ion 469.176, Subdivision 6, if, after� four years from the date of certif cation of the original assessed value of the tax increment financing dis rict pursuant to Section 469.177, no demolition, rehabilitation, constr ction or renovation of property or other site preparation, including mprovement of a street adjacent to a parcel but not installation of uti ity service including sewer or water systems, has been commenced on a p rcel located within a tax increment financing district by the suthorit or by the owner of the parcel in accordance with the tax incremer.t inancing plan, no additional tax increment may be taken from that p rcel, and the original assessed value of that parcel shall be excluded f om the original assessed value of the tax increment financing district. If the suthority or the owner of the parcel subsequently commences demo ition, rehabilitation or renovation or other site preparation on that par el including improvement of a street adjacent to that parcel, in accord nce with the tax increment financing plan, the authority shall certify o the county auditor that the activity has commenced, and the county audi or shall certify the assessed value thereof as most recently certified by the commissioner of revenue and add it to the original assessed value f the tax increment financing district. For purposes of this subdivision " arcel" means a tract or plat of land established prior to the certifica ion of the district as a single unit for purposes of assessment. P. ANNUAL DISCLOSURE REQUIREMENTS Pursuant to Minnesota Statutes, Se tion 469.175, Subdivision S, a city must file an annual disclosure rep rt for all tax increment financing districts. The report shall be fi ed with the school board, county board and the Minnesota Department of Tr de and Economic Development. The report to be filed by the City Adm nistrator as district administrator shall include the following inform tion: . ' 1. The amount and source of reven e in the account; �� . � 2. The amount and purpose of expe ditures from the account; � ' 3. The amount of any pledge of re enues, including principal and interest on any outstanding bonded inde tedness; 4. The original assessed value of the district; 5. The captured assessed value re ained by the authority; 6. The captured assessed value sh red with other taxing districts; and 1 . �� . � � t 7. The tax increment received. The annual disclosure report is des gned to'be a two-way medium of information dissemination for both he Office of the County Auditor and the City. Should the auditor want dditional information from the authority regarding its tax increme t financing activities, such information should be requested pri r to submission of the annual disclosure report by the authority. Similarly, the authority may utilize the annual disclosure report as a m ans for requesting information from the Office of the County Auditor. Additionally, the suthority must an ually publish a statement in a newspaper of general circulation i the municipality showing the tax increment received and expended in hat year, the original assessed value, the captured assessed value, amoun of outstanding bonded indebtedness and any additional information the aut ority deems necessary. Q. REQUIREMENT FOR AGREEMENTS WITH D ELOPER Pursuant to Minnesota Statutes Sec ion 469.176, Subdivision 5, no more than 25 percent, by acreage, of th property to be acquired within a project which contains a redevelop ent district, or ten percent, by � acreage, of the property to be acq ired within a project which contains a housing or economic development di trict, as set forth in the tax increment financing plan, shall at any time be owned by an authority as a result of acquisition with the pro eeds of bonds issued pursuant to Section 469.178 without the author ty having prior to acquisition in excess of the percentages conclude an agreement for the development or redevelopment of the property acqu red and which provides recourse for the authority should the development o redevelopment not be completed. The agreements are only required i property is to be acquired with bond proceeds. R. ASSESSMENT AGREEMENT .� Pursuant to Minnesota Statutes Sec ion 469.177, Subdivision 8, the City may, upon entering into a developm nt agreement pursuant to Minnesota Statutes Section 469.177, Subdivis'on 8, enter into an agreement in recordable form with the developer of property within the tax increment financing district which establis s a minimum market value of the land and completed improvements for the duration of the tax increment . . . � redevelopment district. The assessment agreement shall be presented to ' . ' the county assessor who shall rev'ew the plans and specifications for the .. ' improvements constructed, review e market value previously assigned to the land upon which the improveme ts are to be constructed and so long as the minimum market value containe in �he assessment agreement appears in the judgment of the assessor, to e a reasonable estimate, the assessor may certify the minimum market va ue agreement. 12 , . . �V - /� S. NOTIFICATION OF PRIOR PLANNED IMP OVEMENTS Pursuant to Minnesota Statutes Se tion 469.177, Subdivision 4, the authority shall, after due and di igent search, accompany its request for certification to the county �udit r pursuant to Subdivision 1, or its notice of district enlargement pu suant to Section 469.175, Subdivision 4, with a listing of all properties ithin the tax increment financing district or area of enlargement f r which building permits have been issued during the 18 months immed'ately preceding approval of the tax increment financing plan by the m nicipality pursuant to Section 469.175, Subdivision 3. The county audito shall increase the original assessed -� value of the district by the asse sed valuation of each improvement for which a building permit was issue . T. ADMINISTRATION OF THE TAX INCRE.*i REDEVELOPMENT DISTRICT Administration of the tax increme t redevelopment district will be handled by the Housing and Redevelopment thority through the Department of Planning and Economic Development. U. TAX INCREMENT FINANCING ACCOL'AITS The tax increment received as a re ult of increases in the assessed value of the tax increment redevelopment district parcels will be maintained in the existing tax increment account by the City Treasurer. The tax increment account will be separate from all other municipal development district accounts and grant accou s and expended only upon sanctioned redevelopment activities iden�ifie in the finance plan as amended. V. ESTIMATE OF AMOUNT OF BONDED Ih'DEB EDNESS The City may finance public improv ments and/or site assembly and preparation in the designated tax 'ncrement district areas by sale of tax increment bonds. Increment revenu s may be used to furid a debt service reserve and to pay the costs of an suthorized credit enhancements needed to market the bonds. This does no preclude the HRA or City from borrowing funds to meet project co ts. Such borrowing may be repaid from Tax Increment proceeds. k'. ST[JDIES AND ANALYSES . • The Department of Planning and Eco omic Development of the City of Saint '. ' Paul has studied each of the desi ated tax increment district areas and . - conducted pro forma analyses which indicate that the proposed development • or redevelopment would not reasona ly be expected to occur solely through � private investment within the reas nably foreseeable future and therefore the use of tax increment financing is deemed necessary. 3 APPEP�DI A . �i�"d0 'a'T}v �PIN ADDRESS ' 142823130001 0 unassigned 142fi23230015 1700 Stewart Avenue 142823240001 1700 Stewart Avenue 142823240002 1700 Stewart Avenue 212823140022 0 Shepard Road 232922220044 0 Van Dyke Street 232922220045 1670 White Bear Avenue North 232922220046 1670 White Bear Avenue North 23292222004; 1656 White Bear Avenue North 232922220048 1622 White Bear Avenue North 232922220049 1604 White Bear Avenue North 232922220050 1590 White Bear Avenue North 232922220051 1570 White Bear Avenue North 232922220052 1560 White Bear Avenue North 232922230021 1546 White Bear Avenue North 252923140093 987 Rice Street 252923140094 985 Rice Street 252923140095 977 Rice Street 252923140096 973 Rice Street 252923140097 969 Rice Street 252923140098 965 Rice Street 252923140099 961 Rice Street 252923410001 957 Rice Street 252923410002 951 Rice Street � � 252923410003 0 Rice Street 252923410004 943 Rice Street 252923410005 941 Rice Street 252923410006 939 Rice Street 252923410007 931 Rice Street 252923410008 �25 Rice Street 252923410086 919 Rice Street � 252923410087 915 Rice Street 252923410088 913 Rice Street 252923410090 899 Rice Street 252923410091 895 Rice Street 252923410092 889 Rice Street • 252923410093 881 Rice Street 252923410132 879 Rice Street 252923410133 0 Rice Street 252923410134 873 Rice Street 252923410139 855 Rice Street 252923410140 849 Rice Street 252923410141 0 Rice Street 252923410142 843 Rice Street • �. , 25292341�0231 911 Rice Street ' 252923410240 863 Rice Street - �� 252923440001 825 Rice Street 252923440002 801 Rice Street 252923440003 789 Rice Street 252923440004 165 Sycamore Street West 282922320154 827 Forest Street 282922320155 850 Arcade Street 282922320156 878 York Avenue � . 282922320157 819 Wells Street 282922320158 867 Forest Street 282922320159 0 Unassigned 292922410109 899 Arcade Street 292922410110 895 �Arcade Street 292922410111 891 'Arcade Street 292922410112 0 Arcade Street _302922320004 954 Rice Street �'oo �" ' 302922320005 940 Rice Street � � 302922320043 934 Rice Street 302922320044 924 Rice Street , 302922320045 91b Rice Street � 302922320078 904 Rice Street 302922320079 135 Manitoba Avenue 302922320112 896 Rice Street 302922320113 890 Rice Street 302922320114 888 Rice Street 302922320115 880 Rice Street 302922320116 876 Rice Street 302922320117 870 Rice Street 302922320164 864 Rice Street � 302922320165 854 Rice Street 302922320166 852 Rice Street 302922320167 842 Rice Street 302922330001 0 Rice Street 302922330002 834 Rice Street 302922330003 0 Rice Street 302922330004 0 Rice Street 302922330005 820 Rice Street � 302922330006 0 Rice Street 302922330007 812 Rice Street 302922330008 808 Rice Street 302922330075 796 Rice Street � 302922330076 794 Rice Street 302922330077 792 Rice Street 302922330078 0 Rice Street 302922330079 782 Rice Street 302922330080 129 Sycamore Street West 302922330130 780 Rice Street 302922330131 768 Rice Street � 302922330132 754 Rice Street 302922330133 0 Rice Street 302922330134 0 Rice Street 302922330135 0 Rice Street 302922330136 0 Unassigried • 302922330137 0 Unassigned 302922330138 0 Sycamore Street West 302922330139 0 Unassigned 302922330140 122 Sycamore Street West 302922330141 0 Unassigned 302922330142 777 Park Street 302922330143 771 Park Street 30292233C145 765 Park Street 302922330146 763 Park Street 3029"22330147 759 Park Street • 302922330148 757 Park Street 30�922330149 755 Park Street 302922330150 107 Acker Street West 302922330151 111 Acker Street West 302922330155 0 Unassigned 302922330156 0 Unassigned . 302922330157 0 Unassigned 302922330158 0 Unassigned 302922330159 780 Park Street 302922330160 0 Unassigned 302922330161 770 Park Street 302922330162 756 Fark Street . 302922330163 77 Acker Street West 302>22330164 71 Acker Street West .302922330181 ��i�� 761 Sylvan Street , 302922330184 0 Unassigned 302922330185 0 Unassigned 302922330186 0 Unassigned . 302922330187 0 Unassigned 302922330188 748 Rice Street 302922330189 748 Rice Street 302922330190 748 Rice Street 302922330191 740 Rice Street 302922330192 128 Acker Street West 302922330190 771 Park Street 302922330199 0 Acker Street West 302922330201 0 Unassigned 302922330202 759 Sylvan Street 302922330203 0 Acker Street West 302922330204 115 Acker Street West 302922340001 761 Lightner Place 302922340002 773 Lightner Place 302922340003 10 Sycamore Street West 302922340004 22 Sycamore Street West 302922340005 24 Sycamore Street West 302922340006 26 Sycamore Street West 302922340007 0 Sycamore Street West 302922340008 30 Sycamore Street West 302922340009 760 Sylvan Street 302922340010 29 Acker Street West � 302922340011 27 Acker Street West 302922.s40012 23 Acker Street West �3 302922340013 21 Acker Street West 302922340014 17 Acker Street West 302922340015 15 Acker Street West 302922340016 9 Acker Street West 302922�40017 755 Jackson Street � � 302922340018 765 Jackson Street 302922340019 0 Jackson Street 302922340020 0 Jackson Street 302922340021 38 Sycamore Street East 302922340022 34 Sycamore Street East �' 302922340023 24 Sycamore Street East 302922340024 20 Sycamore Street East 302922340025 16 Sycamore Street East 302922340026 0 Lightner 302922340027 764 Lightner Place 302922340028 762 Lightner Place 302922340029 3 Acker Street East 302922340030 11 Acker Street East • . 3Q2922340Q31 0 Sloan Street � 302922340032 0 Sloan Street - �302922340033 33 Acker Street East 302922340034 0 Sloan Street 302922340035 765 Cortland Place 302922340036 773 Cortland Place 302922340037 775 Cortland Place 302922340038 86 Sycamore Street East 302922340039 80 Sycamore Street East � . 302922340040 78 Sycamore Street East 302922340041 76 Sycamore Street East 302922340042 72 Sycamore Street East 302922340043 780 Jackson Street 302922340044 772 �Jackson Street 302922340045 766'Jackson Street 302922340046 764 Jackson Street / '/4.�� .302922340063 14 Acker Street West �" 302922340064 0 Lightner Place 302922340065 0 Lightner Place 302922340066 0 Benton Way . 302922340067 0 Lightner Place � 302922340068 0 Lightner Place 302922340069 12 Acker Street West 302922340070 16 Acker Street West 302922340071 18 Acker Street West 302922340072 20 Acker Street West 302922340073 26 Acker Street West 302922340074 30 Acker Street West 302922340075 0 Sylvan Street 302922340076 0 Lightner Place . 302922340078 14 Sycamore Street West 302922340079 4 Acker Street East 312922220003 0 Blair Avenue 312922220004 117 Blair Avenue 312922220005 121 Blair Avenue 312922220017 0 Rice Street 312922220018 118 Blair Avenue 312922220019 116 Blair Avenue � 312922220020 114 Blair Avenue 312922220021 0 Pennsylvania Avenue West 312922220022 0 Park Street 312922220023 0 Park Street ' 312922220024 � 0 Park Street 312922220025 0 Park Street 312922220065 615 Park Street 312922220068 595 Park Street 312922220070 606 Park Street 312922220072 82 Winter Street 312922220086 0 NA � 312922220087 0 312922220090 0 342923410038 1204 University Avenue W 342923410039 1210 University Avenue W 342923410047 0 Griggs Street North ' 342923410049 451 Dunlap Street North 342923410050 0 Griggs Street North 342923410051 1190 University Ave W 342923410052 1190 University Ave W 352923130179 507 Avon St N 352923130180 804 Sherburne Avenue 352923130181 810 Sherburne Avenue 35292313Q182 814 Sherburne Avenue � 352923130183 818 Sherburne Avenue 352923130184 822 Sherburne Avenue • 352923130185 826 Sherburne Avenue 352923130186 830 Sherburne Avenue 352923130187 832 5herburne Avenue 352923130188 838 Sherburne Avenue 352923130189 842 Sherburne Avenue 352923130190 846 Sherburne 352923130191 850 Sherburne Avenue 352923130192 852 Sherburne Avenue 352923130193 856 Sherburne Avenue 352923130194 859 University Avenue W 352923130195 839 University Avenue W 352°23130196 833 University Avenue W . 352923130197 0 University Avenue W � 352923130198 825 University Avenue W •352923130215 794 Sherburne Avenue �'�'0 7�� 352923130216 798 Sherburne Avenue � � 352923130217 799 University Avenue W 352923130218 0 University Avenue W . 352923130219 739 University Avenue 352923130220 785 University Avenue W 352923130221 783 University Avenue W 352923130222 777 University Avenue W 352923130223 773 University Avenue W 352923130224 771 University Avenue W 352923130225 767 University Avenue W 352923130226 759 University Avenue W 352923130227 755 University Avenue W 352923130228 749 University Avenue W 352923130229 741 University Avenue W 352923140182 507 St Albans St N 352923140183 686 Sherburne Avenue 352923140154 688 Sherburne Avenue 352923140185 694 Sherburne Avenue 352923140186 698 Sherburne Avenue 352923140187 700 Sherburne Avenue 352923140183 706 Sherburne Avenue 352923140189 710 Sherburne Avenue 352923140190 714 Sherburne Avenue 352°23140191 718 Sherburne Avenue 352923140192 722 Sherburne Avenue � 352923140193 726 Sherburne Avenue 352923140194 730 Sherburne Avenue 352923140195 S00 Grotto St N 352923140196 739 University Avenue West 352923140197 0 University Avenue West 352923140198 0 University Avenue West 352923�40199 709 University Avenue West 352923140200 703 University Avenue West 352923140201 0 University Avenue West 352923140202 0 University Avenue West 352923140203 0 University Avenue West 352923140204 691 University Avenue West ' 352923140205 681 University Avenue West 352923140206 507 Dale Street North 352923140207 501 Dale Street North 352923140208 628 Sherburne Avenue 352923140209 632 Sherburne Avenue 352923140210 636 Sherburne Avenue 352923140211 642 Sherburne Avenue 352923140212 648 Sherburne Avenue � . . 3529231�0213 650 Sherburne Avenue ' :352923140214 652 Sherburne Avenue • �� ' 352923140215 0 Sherburne Avenue 352923140216 666 Sherburne Avenue 352923140217 674 Sherburne Avenue 352923140218 678 Sherburne Avenue 352923140219 0 University Avenue West 352923140220 663 University Avenue West 352923140221 653 University Avenue West � . 352923140222 651 University Avenue West 352923140223 647 University Avenue West 352923140224 643 University Avenue West 352923140225 639 University Avenue West 352923140226 633�University Avenue West 352923140227 631�University Avenue West 352923140228 625 University Avenue West 352923410026 695 Aurora Avenue ��'��" 352923410017 699 Aurora Avenue 352923410018 703 Aurora Avenue 352923410019 705 Aurora Avenue 352923410020 711 Aurora Avenue 352923410021 713 Aurora Avenue 352923410022 719 Aurora Avenue 352923410023 721 Aurora Avenue 352923410024 729 Aurora Avenue 352923410025 731 Aurora Avenue 352923410026 733 Aurora Avenue 352923410027 458 Grotto Street North 352923410028 650 University Avenue West 352923410029 0 University Avenue West � 352923410030 0 University Avenue West 352923410031 640 University Avenue West 352923410032 634 University Avenue West 352923410033 626 University Avenue West 352923410034 620 University Avenue West 352923410035 623 Aurora Avenue 352923410036 625 Aurora Avenue . 352923410037 631 Aurora Avenue 352923410038 635 Aurora Avenue 352923410039 639 Aurora Avenue 352923410040 643 Aurora Avenue 352923410041 0 Aurora Avenue � � 352923410042 649 Aurora Avenue 352°23410043 653 Aurora Avenue 352923410044 659 Aurora Avenue 352923410045 663 Aurora Avenue 352923410046 667 Aurora Avenue 352923410047 671 Aurora Avenue 352923410048 675 Aurora Avenue � 352923410049 677 Aurora Avenue 352923410199 654 University Avenue West 352923410200 666 University Avenue West 352923410201 672 University Avenue West , 352923410202 678 University Avenue West ' 352923420001 800 University Avenue West 352923420002 804 University Avenue West 352923420003 812 University Avenue West 352923420004 814 University Avenue West 352923420005 818 University Avenue West 352923420006 822 University Avenue West 352923420007 826 University Avenue West 352923426008 830 University Avenue West �. 352923�20009 834 University Avenue West • 352923420010 838 University Avenue West � ' 352923420011 842 University Avenue West 352923420012 846 University Avenue West 352923420013 850 University Avenue West 352923420014 854 University Avenue West 352923420015 856 University Avenue West . 352923420016 859 Aurora Avenue � 352923420017 855 Aurora Avenue 352923420018 851 Aurora Avenue 352923420019 847 Aurora Avenue 352923420020 843 Aurora Avenue 352923420021 839 Aurora Avenue 352923420022 835 Aurora Avenue • 352923420023 831 Aurora Avenue � 352923420024 827 Aurora Avenue _ 352923420041 786 University Avenue West ��v 0� �� .. "s52923420042 0 University Avenue West 352923420043 797 Aurora Avenue 352923420044 795 Aurora Avenue � 352923420045 791 Aurora Avenue 352923420046 787 Aurora Avenue 352923420047 783 Aurora Avenue 352923420048 779 Aurora Avenue 352923420049 773 Aurora Avenue 352923420050 771 Aurora Avenue 35292342005i 767 Aurora Avenue 352923420052 763 Aurora Avenue 352923420053 759 Aurora Avenue 352923420054 755 Aurora Avenue 352923420055 749 Aurora Avenue 352923420056 747 Aurora Avenue 352923420057 741 Aurora Avenue 362923130163 262 Sherburne Avenue 362923130164 266 Sherburne Avenue 362923130165 270 Sherburne Avenue 362923130166 276 Sherburne Avenue 362923130167 282 Sherburne Avenue 362923130168 284 Sherburne Avenue 362923130169 290 Sherburne Avenue 362923130170 294 Sherburne Avenue 362923130171 298 Sherburne Avenue � 362923130172 498 Virginia Street 362923130173 308 Sherburne Avenue 362923130174 494 Virginia Street 362923130175 310 Sherburne Avenue 362923130176 492 Virginia Street 362923130177 496 Farrington Street 362923230178 345 University Avenue West � 362923130179 315 University Avenue West 362923130180 341 University Avenue West 362923130181 333 University Avenue West 362923130182 301 University Avenue West 362923130183 507 Virginia Street � 362923130184 301 University Avenue West 362923130185 503 Virginia Street 36292-3130186 497 Virginia Street 362923130187 0 University Avenue West 362923130188 360 Sherburne Avenue 362923130189 291 University Avenue West 362923130190 362 Sherburne Avenue 362923130191 277 University Avenue West •. �. . 362923130292 364 .Sherburne Avenue 3�2923130193 368 Sherburne Avenue • �� ' 362923130194 271 University Avenue k'est 362923130195 372 Sherburne Avenue 362923130196 263 University Avenue West 362923130197 500 Western Avenue horth 362923130198 259 University Avenue West 362923130199 377 University Avenue West 362923130200 255 University Avenue West � • 362923130201 365 University Avenue West 3629231302U2 353 University Avenue West 362923130203 505 Farrington Street 362923130204 330 Sherburne Avenue 362923130205 332�Sherburne Avenue 362923130206 336�Sherburne Avenue 362923130207 342 Sherburne Avenue 36292�140095 200 Sherburne Avenue �Ga��C . , 362923140096 208 Sherburne Avenue 362923140097 216 Sherburne Avenue 362923140098 215 University Avenue West • 362923140099 0 Marion Street ' 362923140100 0 Marion Street 362923140101 0 Marion Street 362923140102 0 University Avenue West 362923140103 0 University Avenue West 362923140104 0 University Avenue 362923140105 183 University Avenue West 362923140106 181 University Avenue West 362923140107 171 University Avenue West 362923140108 0 Sherburne Avenue �- 362923140109 225 University Avenue West 362923140110 250 Sherburne Avenue 362923140111 253 University Avenue West 362923140116 256 Sherburne Avenue 362923230094 500 Sherburne Avenue 362923230095 499 Mackunbin Street 362923230096 497 Mackunbin Street 362923230097 506 Sherburne Avenue 362923230098 508 Sherburne Avenue 362923230099 514 Sherburne Avenue 362923230100 518 Sherburne Avenue 362923230101 522 Sherburne Avenue ' 362923230102 526 Sherburne Avenue 362923230103 528 Sherburne Avenue 362923230104 532 Sherburne Avenue 362923230105 536 Sherburne Avenue 362923230106 538 Sherburne Avenue 362923230107 540 Sherburne Avenue 362923230108 544 Sherburne Avenue � 362923230109 550 Sherburne Avenue 362923230110 554 Sherburne 362923230111 558 Sherburne Avenue 362923230114 545 University Avenue West 362923230115 519 University Avenue West • 362923230116 509 University Avenue West 362923230117 505 University Avenue West 362923230118 501 University Avenue West 362923230220 562 Sherburne Avenue 362923230221 501 Kent Street 362923230222 566 Sherburne Avenue 362923230�23 568 Sherburne Avenue 36292323U224 574 Sherburne Avenue � 362923230225 578 Sherburne Avenue 362923230226 582 Sherburne Avenue • 362923230227 586 Sherburne Avenue 362923230228 590 Sherburne Avenue 362923230229 594 Sherburne Avenue 362923230230 596 Sherburne Avenue 362923230231 0 Sherburne Avenue 362923230232 608 Sherburne Avenue 362923230233 612 Sherburne Avenue 362923230234 0 Sherburne Avenue 362923230235 0 Sherburne Avenue 362923230236 619 University Avenue West 362923230237 615 University Avenue West 362923230238 609 University Avenue West . 362923230239 0 University Avenue West 362923230240 601 University Avenue West �36292�3240090 414 Sherburne Avenue C�' �v�� . . r �62923240091 416 Sherburne Avenue 362923240092 418 Sherburne Avenue 362923240093 424 Sherburne Avenue . 362923240094 428 Sherburne Avenue 362923240095 432 Sherburne Avenue 362923240096 436 Sherburne Avenue 362923240097 498 Arundel Street 362923240098 437 University Avenue West 362923240099 431 University Avenue West 36292324010� 425 University Avenue West 362923240101 421 University Avenue West 362923240102 417 University Avenue West 362923240103 411 University Avenue West 362923240104 0 Sherburne Avenue 362923240105 405 University Avenue West 362923240106 399 University Avenue West 362923240107 397 University Avenue West 362923240108 393 University Avenue West 362923240109 389 University Avenue West 362923240110 385 University Avenue West 362923240111 381 University Avenue West 362923240204 442 Sherburne Avenue 362923240205 446 Sherburne Avenue 362923240206 448 Sherburne Avenue 362923240207 454 Sherburne Avenue � 362923240208 458 Sherburne Avenue 362923240209 462 Sherburne Avenue 362923240210 468 Sherburne Avenue 362923240211 472 Sherburne Avenue 362923240212 474 Sherburne Avenue 362923240213 �+76 Sherburne Avenue 362923240214 491 University Avenue West 362923240215 475 University Avenue West 362923240216 465 University Avenue 362923240217 461 University Avenue West 362923240218 455 University Avenue 362923240219 445 University Avenue West ' 362923240220 441 University Avenue West 362923310001 380 University Avenue West 362923310002 392 University Avenue West 362923310003 402 University Avenue West 362923310004 406 University Avenue West 362923310005 408 University Avenue West 362923310006 416 University Avenue West 362923310007 422 University Avenue West • �. , 362923310008 410 University Avenue West � ' 362923310009 432 University Avenue West • � 362923310010 438 University Avenue West 362923310011 0 Aurora Avenue 362923310012 0 Aurora Avenue ' 362923310013 425 Aurora Avenue 362923310014 421 Aurora Avenue 362923310015 415 Aurora Avenue 362923310016 413 Aurora Avenue ' . 362923310017 409 Aurora Avenue 362923310018 405 Aurora Avenue 362923310024 383 Aurora Avenue 362923310025 0 Aurora Avenue 362923310026 O�Aurora Avenue 362923310027 440'University Avenue West 362923310028 446 University Avenue West 36292�310106 0 Aurora Avenue � ��'° `z �362923320001 S00 University Avenue West � � . 362923320002 520 University Avenue West 362923320003 0 Unassigned 362923320004 465 Mackubin Street � 362923320005 600 University Avenue West 362923320006 612 University Avenue West 362923320007 0 Dale Street North 362923320008 585 Fuller Avenue 362923410001 471 Marion Street 362923410002 261 Aurora Avenue 362923410003 251 Aurora Avenue 362923410004 247 Aurora Avenue 362923410006 239 Aurora Avenue 362923410007 233 Aurora Avenue 362923410008 231 Aurora Avenue 362923410009 0 Aurora Avenue 362923410010 474 Marion Street 362923410011 200 University Avenue West 362923410012 182 University Avenue West 362923410013 0 Aurora Avenue 362923410014 0 unassigned ' � 362923410015 166 University Avenue West " 362923410016 0 Aurora Avenue 362923410017 166 University Avenue West 362923410018 0 University Avenue West � 362923410019 154 University Avenue West ' 362°234?0020 152 University Avenue West 362923410021 475 Rice Street 362923410022 477 Rice Sr_reet 362923410023 0 Rice Street 362923410024 461 Rice Street 362923410025 455 Rice Street 362923410026 0 unassigned 362923410027 155 Aurora Avenue 362923410028 175 Aurora Avenue 362923410029 205 Aurora Avenue 362923410050 241 Aurora Avenue . 362923410051 243 Aurora Avenue 3b2923420012 344 University Avenue West 362923420013 320 University Avenue West 362923420014 319 Aurora Avenue 362923420015 325 Aurora Avenue 362923420016 329 Aurora Avenue 362923420017 331 Aurora Avenue 36292342Gb18 335 Aurora Avenue . 362923420019 339 Aurora Avenue ' 362923420020 310 University Avenue West � '. 362923420021 0 University Avenue West 362923420022 302 University Avenue West . 362923420023 298 University Avenue West 362923420024 296 University Avenue West 362923420025 292 University Avenue West 362923420026 290 University Avenue West � 362923420027 288 University Avenue West �. 362923420028 286 University Avenue West 362923420029 280 University Avenue West 362923420030 0 University Avenue West 3b2923420031 272 University Avenue West 362923420032 270 University Avenue West 362923420033 262 University Avenue West � 362923420034 263 Aurora Avenue '. _�._ „� +- Y I d . � � �� '� , ' ,` . �m .__ � �.�� =-� � - ��,� ��:�.-� -. :._ � i,�-�.�. � � , �a �'�� t � F �i , � ,r�� -� `,\�;�., ``" ,� 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SAINT P�4UL NEIGHBORHOOD �,,,�,\�.�: ` _� �::.,,�._. - � � � TAX INCREMENT ��:`�., � � �;, ��- � ,: � .,u �.� FINANCING PLAN ��t � �,�;,_ �� . � ��V`� 1 1 �� _ _��'�'� �_ � '��' � , .,i � ,\ ,� _ \� ,` � �-- � r ��i�/ BUILDING CONDI IONS EVALUATION SUMMARY Methodologv: The exterior condition of each buil ing within the district was surveyed by two HRA professional staff who were trained by an HRA staff engineer. Each building was rated using the forms hown in Attachment 1 and the criteria listed in Appendix A. Each buildin element was inspected, compared to the rating criteria for that element in Attachment 2, and ranked from 0 (excellent condition) to 3 (major deterioratio ) . The rating of each element was mult plied by a weighting factor ranging from 4 for the principal elements (foundat on, walls, and roof) to 1 for the minor elements (porches, pavement, signag ) . Building elements which were not present (such as gutters) were not anked. The evaluator walked around each building or cluster of buildings so that all exposed walls could be inspected. The numerical scores were translate into one of three exterior condition categories: � Number of Buildings in District Good/Minor Deterioration 110 19$ � Moderate Deterioration 218 39$ Substantial and Major Deterior tion 234 42$ Total 562 100� Exterior Buildin Condition Cate ori s: -Good: Very few or no defects in any of t principal categories (foundation walls, perimeter walls, and roof) or seco ary categories (all others) . A building with a composite score of 0 - 6 (in lusive) . -Minor Deterioration: , Evidence of minor or moderate deter oration on several secondary condition � categories including, possibly, min r deterioration on one principal element. A building with a composi e score of 7 - 15 (inclusive) . -Moderate Deterioration: , A combination of minor or moderate eterioration to the principal and secondary building components. Det rioration is widespread and always .. ' involves deterioration to the princ pal building components. It is usually economically feasible to rehabilita e a structure in this condition category. A building with a compos te score of 16 - 34 (inclusive) . -Major Deterioration: A building with moderate or major deterioration in two or more of the • principal components and widespread oderate or minor deterioration to the balance of the components. Such bui dings are usually not economically feasible to rehabilitate. The compo ite score is 35 or greater. ' ��V Exterior Building Conditions Evaluati n FQrm � Redevelopment Area City of St. Paul - Department o Planning and Economic Development DATE: SURVEYOR: PARCEL NUMBER: ADDRESS: OCCUPANT: TYPE OF STRUCTURE: COMPOSlT� SCORE _ t-2 Unit Realdentisl _ Commerci8l —3-8 Unit Residentlei . _ Induat Isl/Warehouse _9+ Unit Resldentlai EX7ERfOR 3UILDtNG CONOlTIONS ANALYSIS I i � ! ; � 1 �Foundati��ii Welis 0 1 2 3 x 4 7 IChimne s � 0 ' 1 2 � 3 x! 3 .r2c►5 � �etEnOrdted FirnS� ' �.al�inc : ;ra.�� a i 2 i Walis � 0 � 1 � 2 � 3 �x � 4 8 Electrlcal Se�vlce � 0 � 1 � 2 ' 3 x. 3 !�e,E'i_rate_ =m;�r �Fre e" ,ir�n: r a-r s i r,:. —�--� �'�� Danoe��;:s l�xaticr, � _ ,�;�t�water �'�-ace - : (y:wm^. �r�ssmV a�e��a 9 ;P�rChes/Balconies � 0 i 1 2 31xi t ., ttin neven �u.^DOr Deteriotated F�nsh 3 Root 0 1 2 3 x �Mi55in ater�a = Es�we d , . �M�ssin /lc':5e Ma!erials � a i wes;-�rec = 10 �Psvem'tlStoo s/Wails � 0 i 1 2 3 �:� 1 � k �:� �,� a-a o 4 �Wlndowa and Doora 0 1 2 3 X � SettYn^ S Mi55m atena �tertOrater �nis : � M�ssr�^ M�'eria oUwater �artiaoe = tt �Facade/Si na e � o i t 2 ' 3 'x! t � i C;t ot fu^•�� r,o•erabe � Missin tlalerlols • 5 Eavea � Overhan s 0 1 2 3 x ProMen c�n � . FoUwater ama � = � oose/Missin Materla � " _ _ � Pa�nt Detenoration Comments� - 6 Guttersa Downs outa 0 1 2 3 x - - r�►es/�rac�s/. eoaoe � Mi55m Une+en ,.E:Si�ns = p -No FauRS 1 - Mlnor Deterloretbn 2 - oderete De:eriaetion 3 - Ma;o� Deterioration ATTACH 1E"JT 1 . : �� iJ . - � ' ; �-�-��, ' . Exterior � �- ` -..- . Buiiding � Cond'rtion Rating . _ ----_- . -. ---------= Criteria � 1 FOUNOATION iiALLS - �� --- ------- . __. . .. _ .. . (0) SOUND - . __ _. _ _- - . _ - _--,. - hairline cracks in +rnortar or conc ete 1/32'� or Zess - isolated minor repair condition - mi nor damage by impact, sma11 are s of superfi ci aT-"s�dt rf-n� � (1) MINOR REPAIR ' - minor evidence af seepage -� . � � � - � - - . - major isolated impact damage - :. - isalated major repair conditions in generaliy �n�md foundation walls, loo5e StOneS Or briCk (Zess than Zocat�ons/�aZZJ Zess t - spalling beyond beginning stages, ggreg�fe. _exposeG;-�pp�^e�,c-��- 50X ._ -- -� of exposed foundation=-�rai�-- - - _ _ . _- ; ��-- � (2) MAJOR REPAIR � �-.-.-= ---�-�°. - wide and deep cracks in mortar 3oi ts greater tJum 1/8" �ride � � - - cracks penetrating brick or blocks greater �han .1/8!' r,�ide - bowing or leaning (especially ston foundation walas� _ _ �� - - • - •�videspread spalling, increased dep h (attacking mos��of �aa1-t)-`- ��-p�r-ma�E�aZl � - isolated major instances of missin blocks_ briGks or sto�es 3 or more locatians/�;, or greater than SCro �. , (3) CR I T I CAL - - "�� - -. �a Z Z area � - hazardous foundation candition fo�,� �ution crwnbZing , _ __ _ ._- - ..- por 'ons missing or holes through "= 2 Kaus � ; - __ � (0) SOUND _ _ .._ . . _ --. - - hai rl i ne crackS i m m�rtar I/�2" or Zess in u�idth - � � -��--- - � -=�� - _ - occasional missing brick (no indica ion of continuing problem) - occasional rotted board (no indicat on of continuing problem) - pai nt needed -a....;:..__.;;:_�_ (1) MINOR REPAIR ----_-=--_- ---=_— `---_:_= . . -� cracks in mortar (no e+��sfeace o� bo ing or mois �-- 1�or_Zes�-.�;dt� � - �isolated replacement of brick�or blo k Zess than�flea�ions- '.-___ __.�'.=_` -r�--._-. _ � .. - 1 imi ted di scol ori zation .in �3tucco,du to seepage-�noTbew��g}-�--er-�-�aaZZ� areas ��= `=y, - wood �i di ng requi ri ng pai nt (exposed wood) Zess thc�n''S0�'o�.,�a i��ared�: � := " '�`: ; �_.,s ^: - 1 imi ted wood rot � or 2 Zoccztions : , - - - limited missing material (e.g. sidin ) Zess than 3-sepcu�a�e;-aistinc�"areas � - open joints in wood siding repairabl by caulking - isolate� major repair �see- beiow) in a generaliy sound Na11 Zess than 3 Zoc. - -__._ _ , .. .. _. - _ . --1 ATTACH!tEPJ Q .. . ; ��I� . (2) MAJOR REPAIR .--- .--- - =,:=,��=- -._�:�.;". __ � - ,op.en mortar joints due t - ��"' �'L-�i4� ?��;,;= T .:,-,,,. � , . - "'. settling (possibly tr�.c ;.�hr g��eaf,er- _-, , .,_ . _ ; .__Kidespr�ad missing mort -�(tuck pointing requir � �h��aZZ�'�B�=T y - ' � ' - widespread spal l ing So� or more of i,�aZZ --�-"-'---'--- - - - " " - large areas of siding in need of replacement and/or rotting .in vertical tornerboards 3 or more istinct Zocat�ons , _. __.__._.... _.--- . (3j-: CRITICAL . _ :----= - -�-� _. - - _ �- wide and deep cracks and signs of bow�ng ar ��a�-�n9-�tjear�-paih��r��- � � moisture between layers f building materials) 1/2 and e es - large areas of missing m terials (exposed buildin '�'' � Poss, offset . . . , more than sp� 9 PaPer or sheathing) 3 ROOF � (0) SOUND . - hairline cracks in built- p roof misc. sz�rface scratches vs materials - flashing is intact and in place penetrat� - ext�emely isolated missin materials (e. ---�- felt on built-up -roof�-�-or 2 minor Zoca ions in les on itched roQf_ni- -- � � , (1) MINOR REPAIR ' --- �_---= =--== - minor breaks and curled s ingles, scattered missing materials Zess than 3 ma�c - flashing partially missin Zess thcro so� areas or Zacatic (2) MAJOR REPAIR - ...-.- ..: . .. .-, - widespread missing materiaTs 60A or more � - major �seepage around flash d edges tflat roof�--or-.f<t-a�shi�tg.mi�sing._:; .,,,� �-- ' (deteri0rdted ddhe5ive) 5 � or more of Zencrth - � - - - (3) CRI7ICAL . : _ . _ . ,_ _ _ -_ _---- - _. ----�- -:�--=__. - holes (completely missing. oof materials) �3-ar�ore, ZvcQ�ris,�_._3..,ft?o�'�,' �' -- - serious and widespread .see age inside greate'r iri-irrea - ��-- � �—� �- ��- ....__ , 4 W INDOMIS At�lO DOQRS - -: --�--� �=- . , .._- --_;-•- (0) SOUND - painting needed on sashes, r frames of screens ai�--windor�..�bo-wood ro`�"'�` �� - or corrosion visible). _. - -- - . .._._ . . . j � (1) MINOR REPAIR . _� - _-- ; __ - - minor surface damage r�quir'ng light sandin and . ain � � . � � � � 9 P ty-.nr:=rep1 acemen�- ---f." � _and. installation of-hardwar �f-incluiding g1ass1-�s�;�hur;,_5-t�.,,-: ; ,., _ =""y'"r" __ - excessive cracking and miss ng materials (admitti�_g ezcessive �dra�t and. '� �` moistu�e) Zess thcm 50� of area, Zengtii, etc. - operation impaired - - - - (2) MAJGic REPAIR - total refinishing Or replaC ent required 50� or more of exterior surface� - �eathered or rottin,c, missing materials, ete. i.e, absorbs - ---' _ _.___ __---�_- - tremenaous amounts o f mois ture . 2 _ _ �-�� ,�, (3) CRITICAL ;:, . =�=.,-.'L-;� � • �.ep,lecement and rehanging -re uired i e. - ;£� ' ��`'''r �:,� �F^_- _ _ . -: ekcessive cracking and �missi g materialss(a�n��•� t� F Z" � � •�� ' #� �,...�. ,k•v�b;.,_,. �_;;�,;�� .. Z3_�. :,� - --�---- . � moisture) morE than 50� � ��1Ve �raft and � _ ,pp�r�t.�or�-.i�.�.� . inoperable . 5 EAVES AND OVERHANGS � � (0) SOUND . T+ - paint needed (no exposed wood - no visible wood rot, iso]ated minor �repair"in �generally sound eave orr ' : overhang . (1) MINOR REPAIR � - minor wood rot or corrosion ( utting and splicing required, or isolated sheet metal repair required) er 50� - Aaint required (exposed wood r discoloration) . (2) MAJOR REPAIR . '. . - - -- _. __ ---- - __ _ - ---�..-:-- -- • - ma�or rep acement ef soffit an /or facia required c�.ma�:�-�-y of eave �r � --- area (rotted and/or hanging bo rds) Soz or more - many hoies in overhang area 3 or more - ' (3) CRITICAL �_ _ � - sufficient da�age requiring to al replacement or reconstruction of eaves - substantial amount of .openings suffic�ent to :;,�: _ ..:.: heat and entry by birds and sq irrels �rm�t-.#�'e.�-ap�d .esca�e_ of_. '�� 6 6UTTERS M1Q DO4INSPOUTS _ �-'�--r-. `-- . _ =�I` ---_ ------- (�) SOUND� . _ �-- _ _ .� -�...— _. --_- - gutters and downspouts not inst lled but structure arid�openings well maintained - _ �� "- -�-- . - maintained gutters, occasional oose fitting vertical members (1) MINOR._REPAIR -- - - - few holes require patching ��- {-}- s or Zess - short lengths of gutter or down pouts requirin��e�lacem�nt or ` rehanging - -- - -------_:: . . � � - adCitional pieces needed - �-----="�'- -1—:�. - -- __� ., .. � (2) MAJOR ;REPAIR . - . :-_ -_ -_— , ; , ---�:r=;� ti-:;:f;� _ .._.. ..,.. - substantial replacement require 50� or more - �- - � - minor repair condition seriously aff.ecting walls, windaws, vor foun- dation walls (major misdirected low of water) (3) CRITICAL . . - . - deteriorated gutter system beyon repair, causing harardous conditions ' 3 , � . ��,�� 1 CHIMNEYS - �y,�-�.�_;� (0) � SOUND - , :.�. .•;:,�• . ;.,; �=�i�:s�: � - minor missing mortar - . _. -- -- -- --� -- _ - � - � - chimney is plumb - no sign of loose bricks - • (1) MINOR REPAIR � --_----= ----_- _ _ •-�-• - ��• ,- chimney in basically sound condition with minor.�r� ee�ed--#�op'�~---`--- � brick courses or cap , - entire chimney out of plum but bricks basically intact (2) Mlf►JOR REPAIR . _ -- --- -_.._.r...�.._.__. � - widespread missing mortar tuck pointing required) � � t3) CRITICAL - - cfiimney is out of plumb an /or has substantial missing material (likely to be a hazard; requires r building) .' 8 ELECTR ICAL SERY ICE -" _ _ - -- - --- - - -� - --- (0) SOUNO � . - ripples and bends in wire re acceptable (especially in. cold weatfier) � - slight surface fraying acc ptable (loose threads .�nly) . - _ . - _ -. (1) MINOR REPAIR - fraying in firsfi layer or insulation (loose cloth or._Coating) :Zess �"nan �st1� - - hazardous location (wires o close to ground) in any-tondition - -� - � (2) MAJOR REPAIR -.:_ . :.�.:;�:.-, ::L:�;..�;; . - fraying through first and econd layers of insu7a�ion-.�.ngt,.�xpos�ingsYt�: ar mo� bare wire) - - --- .__ ._. (3) CRITICAL - - ' - _ . - fraying through second laye of insulation (exposing bare �wire) more._than so�� - poorly ]ocated wires (i.e. 'n reach of window and/or balcany) _ --_.---_ - P�RCHES AND BALCONIES - -_ � (0) SOUND � _---- ---- � - - i� place, intact � �:-_-: _- _ - _ , • � • refinishing recommended ._ --- ,--.�--� z-.,.=M" _,� _�. - � (1) MINOR REPAIR - minor replacement of brick n decorative pattern - -- -- - � � -: - Zess t�ian S - minor repiacerr.ent or r�pair of a fear "gingerbread" details on wood Zess than 5. structure (spindles and dec rative wood carvin s) -- -= -- --� - 9 _. ...,... . 4 . ��t' -�`�� . (2) MAJOR REPAI R . --. � - - --_ _.:. � ' -. ' _. . .�. . �..�� 1't\ - man,�,.deta��s s.everly damaged r deteriorated r "'—'�ti}t:�,�°'fi=�� ''� � � - replacement or refinishing � - .---. equfi��--_ -� __.� �''more - - - missing safety components tha renders balconies unsafe or.unusable � (missing baluster, handrails) but not in' danger of coi)apse - major replacement of material (balusters, handrails._ floor. banrds; -r��,n�e=__ - and/or relevel ing of porch p1 tform fiequ-��e;=� . �C40 � 7 � AX INC ENT F N CING NEC SI S Y Staff conducted pro forma analyses on each of the seven proposed tax increment financing districts. The study wa comprised of a dual pro foraa analysis. The first pro forma outlined a sce ario where the total pro3ect would be financed privately. The second pr forma consisted of a private/public partnership approach and how it re ated to the economics of each individual development. These analyses are o file. The pro forma analyses for� each in ividual area clearly point out the need for public participation. This findin is based on a series of key ratios and pro�ect indicators: rate of return, cash flow after financing, cash flow after taxes, internal rate of retur , cash on cash and breakeven analysis. The pro forma analyses point to the following conclusions: - e ts - The historic rental rates in Saint Paul's neighborhood commercial districts are not sufficient to support highest and best use redevelopment. -H�g,h Cost of Land Assemblv Saint Paul's neighborhood co ercial areas are built-up, which attributes to a high cost of and assembly. The land assembly cost includes not only land cost, ut also the expense of acquiring a building (which the seller be ieves has value) , demolision of that building and site preparation Therefore, the overall land cost for redevelopment is increased si ificantly. -Soil Conditions The ma�ority of Saint Paul's eighborhood commercial areas are built- up, but vacant areas exist be ause of unusual soil conditions. These add significantly to the cost of development. -�ublic Improvements New development requires infra tructure improvements such as roads, traffic pattern improvements, raffic signals, sewers, storm water retention, lighting and other ublic improvements. Because of high land costs and depressed renta rates, the development cannot support all the necessary public impro ements. Therefore, the public sector's role is one of providing this ritical element in the private/public partnership formula. In summary, the pro forma analyses ha demonstrated that the proposed development or redevelopment would not reasonably be expected to occur solely through private investment within the easonably foreseeable future and therefore the use of tax increment fin ncing is deemed necessary. �� , 4 ,Ot CITY OF SAINT PAUL INTERDEPART ENTAL MEMORANDUM ��'V��,, MaY 1 s �s�` DATE: May 13, 1988 CITY CLERK T0: Albert Olson FROM: Sheri Pemberton� RE: City Council Public Hear'ng for May 26, 1988 Attached is a copy of a Public Heari g which is being published in the St. Paul Pioneer Press and Dispatch n Sunday, May 15, 1988. Please place this Public Hearing on t e City Council Agenda for Thursday, May 26, 1988. A City Counc 1 Resolution will be forwarded to you by the City Attorney's Office, pr or to the City Council Meeting. Thank You. Attachment cc: Jim Hart Gloria Bostrom Katy Lindblad � " �i (�/ �' �� O�d7� , NOTICE 0 PUBLIC HEARING UPON THE SAI PAUL NEIGHBORHOOD REDEVEIAPMENT LAN AND TAX INCREMENT FIN CING PLAN NOTICE IS HEREBY GIVEN that a Publi Hearing before the Council of the City of Saint Paul will be held in the City Council Chambers, Third Floor, 15 West Kellogg Boulevard, Saint Paul� Minn sota, at 9;00 a.m. on Thursday, May 26, 1988, to consider the proposals of he Housing and Redevelopment Authority of the City of Saint Paul, Minnesota ( ) , to adopt an Amended Redevelopment Plan for the Saint Paul Neighborhoo Redevelopment Project Area. Supplement to the City Wide Redevelopment Plan to adopt Tax Increment Financing Plan for and to create a Tax Increment Finan ing District for the Saint Paul Neighborhood Redevelopment Project rea, and to approve as a Supplemental to the Tax Increment FinanciZg Plan fo Saint Paul Neighborhood Business Development Program. The primary purpose of this Plan an Project is to eliminate and/or improve those existing conditions which se e to impair the health, safety and general welfare of the citizens of the City of Saint Paul, and which also serve to inflict an economic blight upon exi ting private investment in the area through public intervention so that private enterprise will achieve the means and encouragement to provide both h using and commercial redevelopment. The Redevelopment Plan delineates t e Pro3ect Area(s) legally described as . follows: � � S�ruce Tree Centre `- Commencing at the point of in ersection of the western right-of-way line of Snelling Avenue and southe right-of-way line of University Avenue, west along said University Av nue right-of-way line to the point of intersection of the eastern r ght-of way line of Fry Street, thence south 336,38 feet along said ry Street right-of-way line, thence east 260 feet to the point of inte section of the western right-of-way line of Roy Street, thence east 33 .56 feet to the point of intersection of the western right-of-way line of Snelling Avenue; thence north along said Snelling Avenue right-of way line to the point of intersection of the southern right-of-way lin of University Avenue, which is the point of beginning. Metz Bake Redeve o ment Are Commencing at the point of in ersection of the eastern right-of-way line of Rice Street and the northe n right-of-way line of Sherburne Avenue, north along said Rice Street ight-of-way line to the point of . . � � intersection with the souther right-of-way line o� Charles Street, east along said Charles Street rig t-of-way line to the point of intersection �� with the western right-of-way line of Park Avenue, south along said Park Avenue right-of-way line to t e point of intersection with the northern right-of-way line of Sherburn Avenue, west along said Sherburne Avenue right-of-way line to the poin of intersection with the eastern right- � of-way line of Rice Street, w ich is the point of beginning. 1 , , . � w�" _ S� Oa �iammond Buildine Southwest 125.5 feet of the n rthwest 1.25 feet of Lots 22 and all 23 and Lots 1-28, Merriam's Outl ts; property located at 1885 University Avenue. U iver ve ue ast Pro ec Area Beginning at the intersection of the centerlines of University Avenue and Rice Street� proceeding n rth along the centerline of Rice Street to the intersection of the cente line of Sherburne Avenue; thence West along the centerline of Sherb rne Avenue to the intersection with the centerline to Victoria Street; thence south along the centerline of Victoria Street to the inters ction with the centerline of Aurora Avenue; thence East along the centerline of Aurora Avenue to the intersection with the centerl' e of Dale Street; thence Southerly along the centerline of Dale Street to the intersection with the Southerly . line of outlot B, Central Vill ge Addition extended Westerly; thence Easterly along side extension nd Lot Line; thence extended Easterly to the Northeast corner of Outlot C, said Central Village Addition; thence South along the East line of 0 tlot C to the Southeast corner thereof; thence East, dividing line be een Lots 3 and 5 Central Village Addition, 54.33 feet to the mo t Easterly corner of said Lot 5; thence Northeasterly 329.98 feet, mor or less to the Northerly line of Outlot - G, Central Village Addition, b ing the Northerly R-O-W line of vacated � Aurora Avenue; thence Easterly along said Northerly R-O-W line to its intersection with the Easterly line of Lot 9', Block 3, Mackubin and Marshall's Addition extended s utherly; thence along said extension to its intersection with the cent rline of Aurora; thence East along the centerline of Aurora Avenue to the intersection with the centerZine of Rice Street; thence North alon the centerline of Rice Street to the point of intersection with Uni ersity Avenue, the point of beginning. Rice Street Beginning at the intersection f the centerlines of Rice Street and Hatch Avenue; thence East appr imately 175.0 feet along the centerline of Hatch Avenue; thence South proximately 270.0 feet to the centerline of Front Street; thence East ap roximately 58.95 feet along the centerline of Front Street; the ce South approximately 150.0 feet to the northern boundary of Lot 12, B1 ck 1, Lanoux's Subdivision of Lots 7, 8 and 9 of Bazille's Addition of cre Lots to St. Paul; thence West along a line parallel with Litchfield Street for approximately 58.95 feet; , thence South along a line paral el with Rice Street for approximately . 142.5 feet to the centerline of Litchfield Street; thence West approximately 42.0 feet along t e centerline of Litchfield Street; . . thence South approximately 82.5 feet, thence EAst along a line parallel . with Litchfield Street for appr ximately 42.0 feet; thence South along a line parallel with Rice Street or approximately 967.5 feet to the centerline of Atwater Street; t ence West to the intersection with the centerline of the alley in Bloc 1, Lockey's Addition; thence South along a line parallel with Rice Street for approximately 369.15 feet to the intersection with the cente line of Lyton Street; thence East along the centerline of Lyton Street o the intersection with the northerly extension of the easterly prope ty line of Lot 13, Block 3, Lyton's 2 > �l�G��/� , Addition; thence South on a 1 ne parallel with Rice Street a distance of 213.93 feet; thence East a di tance of approximately 25.0 feet; thence South along a line parallel w th,Rice Street for approximately 70.0 feet to the intersection with the enterline of Sycamore Street; thence East along the centerline of Sycam re Street to an intersection with the centerline of Cortland Place; thence South along the centerline of Cortland Place approximately 19.89 feet; '.thence West along a Line parallel with Acker Street fo approximately 1317.29 feet to the centerline of Sylvan Street e tended southerly; thence South for approximately 155.0 feet to a oint approximately 350.0 feet from the most southerly line of Acker S reet; thence West along a line parallel with Acker Street to the inter ection with the centerline of Rice Street; thence North along the centerline of Rice Street to the intersection with the centerli e of Sycamore Street; thence West along the centerline of Sycamore Str et for approximately 401.0 feet; thence North along a line parallel wi h Rice Street for approximately 147.6 feet; thence West along a line parallel with Atwater Street to the intersection with the centerli e of Galtier Street; thence North along the centerline of Galtier Stre t to intersection with the centerline of Atwater Street; thence East al g the centerline of Atwater Street to the intersection with the cente line of Albemarle Street then continuing East a distance of approximatel 123.75 feet; thence North on a line parallel with Rice Street to th intersection with the most southerly right-of-way line of Wayzata St eet; thence West along the most southerly right-of-way line of ayzata Street to the intersection with • the centerline of the alley in lock 2, Weides' Rearrangement and ' addition; thence North on a lin parallel with Rice Street ta the intersection with the centerlin of Hatch Avenue; thence East along the centerline of Hatch Avenue to t e intersection with the centerline of Rice Street, the point of begi ing. Commencing at the intersection o the centerlines of Rice Street and Pennsylvania Avenue now known as Empire Drive thence East along the centerline of Empire Drive for a proximately 138.99 feet; thence North for approximately 121.56 feet; t ence Northwesterly for approximately 140.0 feet to the most easterly ight-of-way line of Rice Street; thence North for approximately 237.44 f et; thence East along a line parallel with Sycamore Street for approxi ately 773.18 feet; thence South for approximately 361.61 feet to the most northerly right-of-way line of Empire Drive; thence West along parallel line with Empire Drive for - approximately 297.61 feet; thenc South to the intersection with the centerline of Empire Drive; thenc West to the intersection with the centerline of Rice Street, the po'nt of beginning. Commencing at the centerline of P nnsylvania Avenue known as Empire Drive a point 88.0 feet east of t e centerline of Rice Street; thence . . � � continuing esst along the centerl ne of Empire Driye for approximately . 478.97 feet; thence South approxi ately 183.12 feet; thence West along a � line parallel with Empire Drive f r approximately 140.02 feet; thence North approximately 25.0 feet; th nce West along a line parallel with Empire Drive for approximately 20 .0 feet; thence North for approximately 25.0 feet; thence W st along a line parallel with Empire Drive for approximately 138.95 feet; thence North along a line parallel with Rice Street to the intersecti n with the centerline of Empire Drive, the point of beginning. ' 3 , . . �%��y�° Beginning at a point along th centerline of Empire Drive a distance of approximately 886.64 feet fro the centerline of Rice Street; thence continuing East along the cen er�ine of Empire Drive a distance of approximately 510.0 feet; the ce South along a line parallel with Rice Street for approximately 396. 0 feet; thence West along a line parallel with Empire Drive for approxi ately 510.0 feet; thence North on a line parallel with Rice Street for approximately 396.62 feet to the intersection with the centerl' e of Empire Drive, the point of beginning. Beginning at a point along the centerline of Empire Drive a distance of approximately 1075.3 feet from the centerline of Rice Street; thence continuing East along the cent rline of Empire Drive for approximately 239.84 feet; thence North on a line parallel with Rice Street for approximately 337.90 feet; the ce Uest on a line parallel of Empire Drive for approximately 98.25 eet; thence North on a line parallel with Rice Street for approximately 4.38 feet; thence West on a parallel line with Empire Drive for approxim tely 143.03 feet; thence South on a _ parallel line with Rice Street for approximately 391.53 feet to the intersection with the centerli e of Empire Drive, the point of beginning. Beginning at a point on the mos southerly right-of-way of Empire Drive a distance of 1651.64 feet from the centerline of Rice Street; thence continuing East 97.0 feet; then e Southeasterly for approximately 207.82 - feet; thence southwesterly for pproximately 305.0 feet; thence westerly for approximately 88.93 feet; t ence South for approximately .30.0 feet; thence West on a line parallel ith Empire Drive for 37.41 feet; thence North on a line parallel with R ce Street for approximately 362.89 feet, to the point of beginning. Prom/3M Site Beginning at the intersection of the centerline of University Avenue and Dunlap Street; thence South alon the centerline of Dunlap Street to the intersection with the centerline of Donohue Avenue (vacated 2-15-66) ; thence West along the centerline of Donohue Avenue to the intersection with the centerline of Griggs St eet; thence North along the centerline of Griggs Street to the intersec ion with the centerline of University Avenue; thence East along center ine of University Avenue to the intersection with Dunlap Street, the point of beginning. The plat is Midway Industrial Division Block 1, Lots 1-12; Block 2, Lots 1-12; and Block 6, I.ots 1-12. , Concord/Robert � Commencing at the centerline of t e intersection of State Street and . . East George Street; thence West a ong the centerline of East George Street to the intersection with a southeasterly extension of the southwesterly boundary of Hornsby s Rearrangement of Lots 1, 2, 3, 4 and 5 of Block 89 of West Saint Paul roper; thence northwest on a line parallel with Concord Street for pproximately 293.0 feet; thence north for approximately 131.0 feet; the ce west to the most westerly line lot 6, block 72; thence north for app oximately 50 feet; thence west for approximately 35 feet; thence nor westerly along a line parallel with Concord Street to the intersectio with the centerline of Robert Street; 4 . � �� . thence north along the center ine of Robert Street to the intetsection with the centerline of Concor Street; thence northwesterly along the centerline of Concord Street o �he intersection with a northerly extension of the most easterl linas of lot 13, block 65; thence south to a point approximately 120 eet south of the most southwesterly line of Concord Street; thence wes for approximately 50 feet; thence north for approximately 30 feet; th nce west for approximately 100 feet; thence north to the intersect on with the centerline of East Congress Street; thence east to the in ersection with the centerline of Concord Street; thence northwesterly long the centerline of Concord Street to the intersection with a weste ly extension of a line parallel with East George Street and approximate y 20 feet south of the northern boundary of lot 4, Block 51; thence ea t for approximately 470 feet; thence south to the intersection with the enterline of East Congress Street; thence east to the intersection with the centerline of the alley in Plat .01364 West Saint Paul Blocks 1 thro gh 99, block 66; thence south along the centerline of said alley to t e northern boundary of Plat .01364 West Saint Paul Blocks 1, through 9, block 71; thence east to a point approximately 91.7 feet from he eastern boundary of Plat .01364 West Saint Paul Block 1 through 99, block 71; thence south to the intersection with the centerl'ne of Concord Street; thence southeast along the centerline of Conco d Street to the intersection of the centerline of State Street; t ence northeast to the intersection of the alley in Plat .01169 Bell's A dition to West Saint Paul, .block 16; thence southeasterly along the centerline of said alley to the . intersection with the centerli e of Ada Street; thence southwest along � the centerline of Ada Street t the most southerly line of Concord � Street; thence southeasterly a ong the souttrerly line of Concord Street to the eastern boundary of Pla .01152 Auditor's Subdivision No. 30 Saint Paul, Minn. , lot 20; the ce southwesterly along a line parallel with State Street to the inter ection with an easterly extension of the southern boundary of Plat .011 2 Auditor's Subdivision No. 30 Saint Paul, Minn. , lot 21; thence no thwesterly along a line parallel with Concord Street for approximate y 108.86 feet; thence southwesterly along a line parallel with State Str et for approximately 70.0 feet; thence northwesterly along a line par llel with Concord Street for approximately 90.51 feet; then e southwesterly along a line parallel with State Street for approxim tely 19.85 feet; thence northwesterly to the intersection with the cent rline of State Street; thence northeasterly along the center ine of State Street to the intersection � with the centerline of East Ge rge Street, the point of beginning. rcade P e East Seve th re t Beginning at the intersection o the centerline of York Avenue and Mendota Street; thence South ai ng the centerline of Mendota Street to . . � � the intersection with the cente line of Wells Street; thence East along . the centerline of Wells Street o the intersection with the centerline � of Forest Street; thence South long the centerline of Forest Street a distance of approximately 564.5 feet; thence East on the northern right- of-way line of the Northern Pac fic Railroad to the intersection with the centerline of vacated Whita 1 Street; thence East along the centerline of vacated Whitall a proximately 511.13 feet to a point approximately 108.0 feet from t e most westerly line of Arcade Street; thence North on a parallel line with Arcade Street to the intersection � with the centerline of York Ave ue; thence East along the centerline of 5 . � . �� York Avenue to the intersecti n with the centerline on Mendota Street, the point of beginning. Beginning at the intersection of� the centerlines of Payne Avenue and Jenks Avenue; thence East alo g the centerline of Jenks Avenue approximately 225,8 feet; the ce South along a line parallel with Payne Avenue to the intersection wi h. the centerline of Case Avenue; thence . west along the centerline of ase Avenue approximately 40.0 feet; thence South along a line parallel w"th Payne Avenue to the intersection with the centerline of Sims Avenue; thence West along the centerline of Sims Avenue approximately 40.28 fee ; thence South along a line parallel with Payne Avenue to the intersecti n with the centerline of the alley in Block 27, J.R. Weide's Additio ; thence East along the centerline of said alley approximately 40 fe t; thence South along a line parallel with Payne Avenue approximatel 838.3 feet to a point approximately 152.0 feet south of the most s utherly line of Wadena Avenue; thence East along a line parallel wit Wells Street approximately 210 feet; thence westerly along a tangen ial curve along the boundary of the Northern Pacific Railroad righ -of-way to the intersection with the centerline of Bush Avenue; the ce East along the centerline of Bush Avenue approximately 115.12 fee to a point 89.88 feet from the most easterly line of Payne Avenue; hence south along a line parallel with Payne Avenue approximately 495 eet to a point approximately 135 feet south of the most southerly lin of Reaney Avenue; thence East along a line parallel with Reaney Avenu for approximately 135 feet,; thence . South along a line parallel wit Payne Avenue to the intersection with ' the centerline of Minnehaha Ave ue; thence We�t along the centerline of ' Minnehaha Avenue to the interse tion with ttie centerline of the alley in Block 2, Irvine's Addition; the ce South along the centerline of said alley approximately 190.0 feet; thence West approximately 8 feet along a line parallel with Minnehaha Ave ue to a point approximately 132.0 feet east of the most easterly line o Drewry Lane; thence South along a line parallel with Payne Avenue for 4 feet; thence East along a line parallel with Minnehaha Avenue t the intersection with the most westerly line of the Burlington orthern Railroad right-of-way; thence Southwest along said right-of-wa approximately 90 feet to a point approximately 280.0 feet south o the most southerly line of Minnehaha Avenue; thence West to the inter ection with the centerline of Drewry Lane; thence North along the cen erline of Drewry Lane to the intersection with the centerline f Minnehaha Avenue; thence at a southwesterly angle along the mos northerly line of Payne Avenue to the intersection with the centerline f the alley in Block 3, Irvine's Addition; thence North along the enterline of said alley to the intersection with the centerline f Minnehaha Avenue; thence East along � the centerline of Minnehaha Avenu for approximately 45 feet; thence . North along a line parallel with ayne Avenue approximately 190.0 feet; thence East to the centerline of he alley in Watson's Division D; , � thence North along the centerline of said alley to the centerline of Reaney Avenue; thence West along t e centerline of Reaney Avenue approximately 8 feet to a point ap roximately 91.3 feet from the most westerly line of Payne Avenue; the ce north along a line parallel with Payne Avenue to the centerline of ush Avenue; thence East along the centerline of Bush Avenue to a poi t 40.0 feet from the most westerly line of Payne Avenue; thence North along a line parallel with Payne Avenue approximately 112.75 feet; hence westerly at a southerly decline to the intersection with the cente line of Edgerton Street; thence North 6 . ��v 7� approximately 100.0 feet to a p int approximately 110.8 feet south of the most southerly line of vaca ed Ross Street; thence East at a northerly incline to the inters ction with the centerline of Payne Avenue; thence north along the enterline of Payne Avenue to the intersection with the centerlin of vacated Ross Street; thence West along the centerline of vacated Ross Streiet approximately 153.0 feet; thence North along a line paral el with Payne Avenue to the centerline of Case Avenue; thence West alo g the centerline of Case Avenue to a point 196.8 feet from the cente line of Payne Avenue; thence north along a line parallel with Payne Aven e to the intersection with the centerline of the alley in Bloc 16, Arlington's Addition; thence East along the centerline of said al ey to a point 80 feet from the most westerly line of Payne Avenue; hence North along a line parallel with Payne Avenue to the intersectio with the centerline of Jenks Avenue; thence East along the centerlin of Jenks Avenue to the intersection with the centerline of Payne Av nue, the point of beginning. Beginning at the intersection o the centerline of Bates Street and North Street; thence West along the centerline of North Street to the intersection with the centerlin of East Seventh Street, Greenbrier Street and North Street; thence North along the centerline of Greenbrier Street to the intersection with the centerline of Dellwood Place; thence northeast along the centerline f Dellwood Place for a distance of approximately 342.0 feet; thenc Southeast along a line parallel with Maple Street approximately 134. feet; thence Northeast along a line . parallel with Dellwood Place app oximately 48 feet; thence Southeast � along a line parallel with Maple Street to the intersection with the ' centerline of the alley in C.A, ann's Subdi�ision; thence Northeast along centerline of said alley t the intersection with the centerline of Margaret Street; thence East long the centerline of Margaret Street for a distance of approximately 60.0 feet; thence North a distance of approximately 270.0 feet; thence east along a line parallel with Margaret Street approximately 52 0 feet; thence North along a line parallel with Hope Street approx mately 80 feet; thence east along a line parallel with Margaret Stre t approximately 15 feet; thence North along a line parallel with Hope treet approximately 15 feet to the centerline of vacated Beech Stre t; thence east along the centerline of vacated Beech Street to the inte section with the centerline of Arcade Street; thence North along the c nterline of Arcade Street to the intersection of the centerline o alley in Block 112, Johnstone's • Subdivision; thence northeast ai ng the centerline of said alley to the intersection of the centerline o Minnehaha Avenue; thence East along the centerline of Minnehaha Aven e to the intersection with the centerline of Mendota Street; th nce north along the centerline of Mendota Street to the intersecti n with the centerline of Reaney Avenue; thence East along the centerline of Reaney Avenue to the intersection . . � � with the centerline of Forest St eet; thence north along the centerline . of Forest Street to the intersec ion with the centerline of Bush Avenue; �� thence east along the centerline of Bush Avenue to the intersection with the centerline of East Seventh S eet, continuing approximately 43.56 feet; thence south along a line p rallel with Forest Street to the intersection with the centerline f the alley Block 20, Terry's Addition; thence west along the c nterline of said alley approximately 150 feet; thence south to the int rsection with the centerline of Reaney Avenue; thence west along the cen erline of Reaney Avenue to the � intersection with the centerline f Forest Street; thence South on the , " . ��--�� centerline of Forest Street to e intersection of the centerline of Minnehaha Avenue; thence west a ong the centerline of Minnehaha Avenue to the intersection with the ce terline of Mendota Street; thence South along the centerline of Mendota Street to the intersection with the centerline of the alley in Bloc 112 Johnstone's Subdivision; thence southwesterly along the centerl e of said alley to the intersection of the centerline of Beech Street; . thence West along the centerline of Beech Street for a distance of proximately 160.0 feet to the intersection with the most east rly line of Lot 9, Block 105, Otto's Subdivision; thence South along line parallel with Mendota Street to the intersection with the cente line of the alley in Block 105, Otto's Sub. of Lot 15; thence West alo g the centerline of said alley to a point approximately 39.41 feet om the most easterly right-of-way line of Arcade Street; thence South long a line parallel with Arcade Street to e intersection with the centerline of Margaret Street; thence West on the centerline of Margaret Street to the intersection of the centerline Arcade Street continuing 270.0 feet; thence South along a line paral 1 with Arcade Street approximately . 89.74 feet; thence southwest al g a line parallel with East Seventh Street to the intersection with he centerline of Maple Street; thence southeasterly along the centerl e of Maple Street for approximately 84.51 feet; thence Southwest al g a line parallel with East Seventh Street for approximately 150 feet; thence Southeast along a line parallel with Maple Street appr imately 30 feet to a point 200 feet north of the most northerly lin of East 6th Street; thence. Southwest . approximately 40 feet along a 1' e parallel with East Seventh Street; ' thence North along a line paral 1 with Maple. Street approximately 30 ' feet to a point approximately 2 6.71 feet south of the most southerly line of East Seventh Street; th ce Southwest along a line parallel with East Seventh Street approximate 200 feet to a point approximately 157.83 feet east the most easte ly line of Bates Street; thence Northwest along a line parallel ith Bates Street approximately 120.64 feet to a point approximately 9 .0 feet soutY► of the most southerly line of East Seventh Street; thence outhwest approximately 38.07 feet along a line parallel with East Seven Street, thence North approximately 7.05 feet along a line parallel ith Bates Street; thence Southwest to the intersection with the cente line of Bates Street; thence northwesterly along the centerl' e of Bates Street to the intersection of the centerline of North Stre t, the point of beginning. Snelling and Universitv_ Beginning at the intersection o the centerline of University Avenue and Fry Street; thence North along e centerline of Fry Street to the . intersection with �the centerlin of alley in Block 4, Wood Park . Addition; thence East along the centerline of said alley to the � intersection with the centerlin of North Snelling Avenue; thence North . . along. the centerline of North S elling Avenue to the intersection with the centerline of Sherburne Ave e; thence East along the centerline of Sherburne Avenue to the interse tion with the centerline of Asbury Street; thence South along the enterline of Asbury Street to the intersection with the centerlin of University Avenue; thence East along the centerline of University Av ue to the intersection with the centerline of Hamline Avenue; t nce south along the centerline of Hamline Avenue for a distance o approximately 726.74 feet; thence southwesterly on a tangential c e to the most westerly line of Lot 6, 8 , ' V/- 6CI /(I / 7' • Bohn's Rearrangement; thence south on a parallel line with Hamline Avenue a distance of 79.54 fe t; thence east on a line parallel with St. Anthony Avenue a distance of 82•.64 feet; thence south along a line parallel with Hamline Avenue o the intersection of the centerline of St. Anthony Avenue; thence we t to a point that is 870.35 feet from the most easterly line of North S elling Avenue; thence north on a line parallel with Pascal Street t a point 697.38 feet from the most southerly line of University venue; thence west on a line parallel with University Avenue to the inte section of the centerline of North Snelling Avenue; thence north along the centerline of North Snelling Avenue to the intersection of the centerline with Shields Avenue; thence west along the centerline of hields Avenue to the intersection of the centerline of the alley in B1 ck 1, Homer H. Hoyt Co. 's Addition; thence north along the centerline of said alley to the intersection with the centerline of Spruce Tree Ave e; thence west along the centerline of Spruce Tree Avenue to the inte section with the centerline of Fry Street; thence north along th centerline of Fry Street to the intersection of the centerline of University Avenue, the point of beginning. Unisys Property Commencing at the intersection of the centerlines of Stewart Avenue and Davern Avenue; thence north ai ng the centerline of Davern Avenue to the intersection with the centerli of West Seventh Street; thence . " northeasterly along the centerl'ne of West Seventh Street for a distance . of approximately 209.0 feet; th nce southeas�terly along a line parallel to West Maynard Drive for a dis ance of approximately 267.91 feet; thence east along a line parall 1 to Munster Avenue for a distance of approximately 56.59 feet; thenc southeasterly along a line parallel with West Maynard Drive for a d stance approximately 767.24 feet to the centerline of Stewart Avenue; t ence northeasterly along the centerline of "Stewart Avenue for a distanc of approximately 657.78 feet; thence south along a line parallel to avern Avenue approximately 449.86 feet to the most northerly right-of- ay line of Shepard Road; thence southwesterly along the most no therly right-of-way line of Shepard Rqad approximately 740.8 feet; thence northwesterly along a line parallel to West Maynard Drive approximately 313.30 feet to the intersection with the centerline of Stewart Avenue; thence southwesterly along the centerline of Stewart Avenue to he intersection with the centerline of Davern Avenue, the point of begi ing. Hillcrest Sho��g Center Beginning at the intersection of the centerline of White Bear Avenue and . Larpenteur Avenue; thence East a ong the centerline of Larpenteur Avenue ' ° to the intersection with the cen erline of Van Dyke Street; thence South � along the centerline of Van Dyke Street to the intersection with the centerline of East Idaho Avenue; hence West along the centerline of East Idaho Avenue to the intersec ion of the centerline of Gary Place; thence South along the centerline of Gary Place to the intersection with the centerline of East Hoyt Avenu ; thence West along the centerline of East Hoyt Avenue to the intersect on with the centerline of the opened alley in Block 1, Hillcrest Addit on; thence South along the centerline . of said alley to the intersection with centerline of East Montana Avenue; thence West along the cen erline of East Montana Avenue to the 9 ��Y� intersection with the centerl ne of White Bear Avenue; thence North along the centerline of White Bear Avenue to the intersection with the centerline of Larpenteur Aven e 'the point of beginning. Texaco Site Except Adrian Street that par of Government Lot 2 northwesterly of the Chicago Milwaukee St. Paul an Pacific Railroad 100.0 feet right-of-way; and southwesterly of the foll ing line described: Beginning at the intersection of the East line f Adrian Street and the North line of Government Lot 2, thence south asterly at an angle of 49 degrees 30 minutes with said North Lot li e 605.14 feet to centerline of said railroad right-of-way in Secti n 14, Township 28, Range 23. Revised Description Number 100 a specific part of Block 41 West End and part of Government Lot 2 in Se tion 14, Township 28� Range 23. Except part deeded to Socony V cuum Oil Company in Document No. 915211 � the North 780.0 feet of part o Government Lot 2, Easterly of a line running from a point on the No th line of and 1650.0 feet East from the Northwest corner to a point on the South line of and 107.58 feet East from the Southwest corner of G ernment Lot 2, subject to the Road in Section 14� Township 28, Range 3. Except part in 100 foot railroa right-of-way� part easterly and � � southerly of Highway 390 follow ng vacated Alaska and Vista Avenues • ad�acent and Blocks 32, 40 and lock 42. _ � West Seventh Street/Grand Beginning at the intersection o the centerline of Grand Avenue and Smith Avenue; thence East along the centerline of Grand Avenue to the intersection with the centerline of Leech Street; thence South along the centerline of Leech Street to t intersection with the centerline of West Seventh Street; thence west on a southerly decline along the centerline of West Seventh Stree to the intersection with the centerline of Smith Avenue; then e North along the centerline of Smith Avenue to the intersection with he centerline of Grand Avenue� the point of beginning. Hi ng landfDonaldson's Site Beginning at the intersection of the centerlines of Ford Parkway and Cleveland Avenue; .thence westerl along the centerline of Ford Parkway a ' distance of approximately 618.5 eet; thence south along a line parallel with Cleveland Avenue approximat ly 755.0 feet; thence easterly along a - line parallel with Ford Parkway distance of approximately 211.5 feet; � ' thence northerly on a line parall 1 with Cleveland Avenue a distance of ' approximately 454.0 feet; thence asterly on a line parallel with Ford Parkway a distance of approximate y 57.0 feet; thence north on a line parallel with Cleveland Avenue fo approximately 53.4 feet; thence easterly on a line parallel with ord Parkway for approximately 198.0 feet; thence southerly on a line arallel with Cleveland Avenue for approximately 68.4 feet; thence e sterly along a line parallel with Ford 1 s �� Parkway to the intersection with the centerline of Cleveland Avenue; thence north along the cent rline of Cleveland Avenue to the intersection of the centerl ne of Ford Parkway, the point of beginning. Copies of. the Redevelopment Plan or Saint Paul Neighborhood Redevelopment Pro�ect Area and Tax Increment Fi ncing Plan and related documents; including Exterior Building Condition Surve s are on file. in the Office of the City Clerk, Room 386, City Hall and Co rt House, and in the Office of the Department of Planning and Econom c Development, City Hall Annex� 25 West Fourth Street, lOth Floor, Saint aul, Minnesota, and are available during regular business hours. That upon said Public Hearing the ouncil shall consider the Redevelopment Plan for the Saint Paul Neighborho d Redevelopment Pro,ject Area and Tax Increment financing Plan dated May, 1988, and the redevelopment and community development activities in said pro osed plan and determine whether (1) the land in the Pro�ect area would be ade available for redevelopment without the undertaking of the Pro�ect and pro ision of public financial assistance being considered, (2) the Redevelopment lan will afford maximum opportunity, consistent with the sound needs of the locality as a whole, for redevelopment of the Redevelopment Plan area by rivate enterprise, (3) the Redevelopment Plan conforms to the general plan or the development of the locality as a whole, and (4) the Redevelopment P an makes provision toward development of a viable community in Saint Paul, in luding expanded and commercial revitalization and expanding econo ic opportunities principally for persons of law nd moderate income. � . That further upon said public hear g all interested persons will be given the opportunity to be heard or to submi written comments and the City Council will consider, among other matters, (1) whether the University Avenue East Area, Rice Street Area, Prom/3M Sit , Concord/Robert Area, Arcade/Payne/East Seventh Street Area, Snelling/Unive sity Area, Unisys Property, Hillcrest Shopping Center, Texaco Site, West eventh Street/Grand Area and Highland/Donaldson's Site of the T Increment Financing District constitutes a development district within the m aning of Minnesota Statutes Section 273.73 Subdivision 10(a)(2) , (2) whether d velopment of these sites of the Redevelopment Project area would no reasonably be expected to occur solely through private investment within t e forseeable future necessitating the use of tax increment financing, (3) whe her the Redevelopment Plan and Tax Increment Financing Plan and Pro�ec and District thereby proposed will afford . maximum opportunity consistent with the sound needs of the municipality as a whole for the development of the Pro ects by private enterprise, and (5) whether the Redevelopment Pro�ect a Tax Increment Financing District should be created and the Redevelopment and Tax Increment Financing Plans should be approved. . Dated May 13, 1988 . � ALBERT OLSON CITY CLERK 11