99-593ORIGINAL
Council File # �� J
Resolution # ---; �
:
Green Sheet # 08406
Presented By
Referred To
Committee: Date
RESOLIITION APPROVING THS
NORTH QIIADRANT REDEVELOPMENT P T.AN
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WHEREAS, Minnesota Statutes, Sections 469.001 to 469.047,
authorizes housing and redevelopment authorities to create
redevelopment projects which are defined in Section 469.002,
Subdivision 14, as any undertaking to: 1) acquire blighted areas
and other real property to remove, prevent or reduce blight,
blighting factors or the causes of blight; 2) clear acquired land
and install streets, utilities and site improvements to prepare
the site for development consistent with an adopted redevelopment
plan; 3) sell or lease land; 4) prepare a redevelopment plan and
other technical and financial plans for site improvements and
land development; or 5) conduct an urban renewal project; and
12 WHEREAS, a redevelopment plan must be prepared for each
13 redevelopment project that describes how the area will be
14 developed, indicates the project area's relationship to local
15 land use and other comprehensive plan objectives, and recommends
16 general land uses and development standards; and
17 WHEREAS, the area in the downtown area of the City known as
18 the North Quadrant is bounded on the north and east by I-94, on
19 the south by E. 7th Street and on the west by Jackson Street (the
20 "North Quadrant Redevelopment Project Area"); and
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WHEREAS, the North Quadrant Redevelopment Project Area is
identified in the Saint Paul on the Mississippi Development
Framework as a new mixed-use urban village, predominantly
residential in character; and
WHEREAS, the North Quadrant Redevelopment Project Area is
currently dominated by large surface parking lots; and
27 wHEREAS, new private investment that fully realizes the
28 potential of the North Quadrant Redevelopment Project Area and
29 meets City goals and objectives is unlikely to occur unless
30 public actions commence to prepare the area for redevelopment and
31 guide its transformation; and
32 WHEREAS, based on input fr
33 Capitol River Council, property
34 Paul on the Mississippi Design
RESOLUTION
SAINT PAUL� MINNESOTA
om business owners, residents,
owners, City staff, the Saint
Center and other stakeholders,
the
the
1054590.1
' 35 Housing and Redevelopment Authority of the City of Saint Paul �� ��
36 (the "Authority") has prepared the North Quadrant Redevelopment
37 Plan (the "Redevelopment Plan��) to lay out a vision for the new
38 neighborhood; and .
39 WHEREAS, Minnesota Statutes, Section 469.027 requires that
40 the Authority submit a redevelopment plan to the planning agency
41 of the City and request an opinion on any redevelopment plan
42 prior to Authority's approval of the Redevelopment Plan; and
43 WHEREAS, the Saint Paul Planning Commission held a public
44 hearing on the North Quadrant Redevelopment Plan on March 12,
45 1999, and found by resolution that the North Quadrant
46 Redevelopment Plan conforms to the general plan for development
47 of the City as a whole and recommended approval of the North
48 Quadrant Redevelopment Plan; and
49 WHEREAS, on June 23, 1999, the City, after having published
50 a notice of public hearing in the official newspaper, conducted a
51 public hearing on the North Quadrant Redevelopment Plan and
52 received public comments on the same.
53 NOW, THEREFORE, BE IT RESOLVED by the City Council of the
54 City of Saint Paul, Minnesota, as follows:
55 Section 1. That the area described as the North Quadrant
56 Redevelopment Project Area in said Redevelopment Plan is a
57 Redevelopment Project within the meaning of Minnesota Statutes,
58 Section 469.002, Subd. 14.
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Section 2. That said Redevelopment Plan for the North
Quadrant Redevelopment Project Area will carry out the purpose
and policy of Minnesota Statutes, Chapter 469.001 to 469.047.
Section 3. That the land in the North Quadrant
Redevelopment Project Area would not be made available for
redevelopment without the financial aid to be sought.
65 Section 4. That the Redevelopment Plan will afford maximum
66 opportunity, consistent with sound needs of the City as a whole,
67 for the redevelopment of the North Quadrant Redevelopment Project
68 Area by private enterprise.
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Section 5. That it is hereby found and determined that the
North Quadrant Redevelopment Plan conforms to the general plan
for the development of the City as a whole.
Section 6. That the City Council of the City of Saint Paul,
Minnesota, does hereby approve the North Quadrant Redevelopment
Plan for the North Quadrant Redevelopment Project Area.
Section 7. The actions of City staff in causing the notice
of public hearing to be published in the City's official
newspaper are hereby ratified, confirmed and adopted.
�osas9o.i 2
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OR1GlNAL
Benanav
Requested by Department of:
Blaltey �/
Bostsom Plannin & Economic ��velo ment �
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Coleman ✓ „ �
Harris ✓ g,
Lantry ✓
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Adopted by Council
Adoption Certif}"ed by Council
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Approved by Mayor: j te
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CZTY OF SAINT pAIJI, 390 City Hnll
Norm Colem¢n, Mayor ZS Wesf%Aogg Boulevard
Smnt Puul, MN 55102
DATE:
To:
FROM:
SUBJECT:
June 15, 1999
Members of the City Council
MayorNormColeman /I I
/ Vc0—�
North Quadrant Redevelopment Plan
Telephone: 651-26�SSI0
Pacsimile: 651-228-8513
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Attached to this memo please find a copy of the North Quadrant Redevelopment Plan as it
was approved by the Saint Paul Planning Commission on June 11, 1999. I am forwazding
it to you for your consideration. A public hearing has been scheduled for June 23, 1999
before the City Council. Approval of a Redevelopment Plan by the City Council is the
first step in establishing the City's role in undertaking redevelopment of the North
Quadrant. -
The transmittal memo (also attached) from Gladys Morton, Chair of the Planning
Commission, provides background on the planning we have been doing for years for the
North Quadrant. As you may remember, the Saint Paul on the Mississippi Development
Frametivork envisions a new mixed-use urban village in the azea.
As you also know, the North Quadrant is one of five sites being explored as a potential
ballpazk locafion. Should it be selected, after extensive public discussion, as the
appropriate site for the new facility, the North Quadrant Redevelopment Plan wotdd have
to be amended.
Attachments
c1�-S�3
city of saint paul
planning commiss�on
fi�e number 99•33
��� JLIN8H.1999
resolution
RECOn?MENDING APPROVAL OF THE
NORTH QUADRANT REDEVELOPMENT PLAN
WIIEREAS, Minnesota Statutes contain provisions for the creation of a redevelopment project;
and
�VHEREAS, a redevelopment project is defined in Section 469.002, Subdivision 14 as any
undertaking to: 1) acquire blighted areas and other real property to remove, prevent or reduce
biight, blighting factors or the causes of blight; 2) clear acquired land and install streets, utilities
and site improvements to prepare the site for development consistent with an adopted
redevelopment plan; 3) sell or lease land; 4) prepaze a redevelopment plan and other technical
and financial plans for site improvements and land development; or 5} conduct an urban renewal
project; and
�VHEREAS, a redevelopment plan must be prepazed for each redevelopment project that lays out
how the area will be developed, indicates the project area's relationship to locai land use (and
o,her Comprehensive Plan) objectives, and recommends general land uses and development .
standards; and
WHEREAS, State statutes require comment from the Planning Commission/PED prior to City
Council and Housing and Redevelopment Authority approval of the Redevelopment Plan; and
WHEREAS, the area known as the North Quadrant in downtown Saint Paul is bounded on the
north and east by I-94, on the south by E. 7"' Street and on the west by Jackson Street; and
WHEREAS, the North Quadrant is identified in the Saint Paul on the Mississippi Devetopment
Framework as a new mixed-use urban village, predominantly residential in character; and
�VHEREAS, the North Quadrant is currently dominated by lazge surface pazking lots; and
WHEREAS, new private investment that fully realizes the potential of the North Quadrant and
meets City goals and objectives is unlikely to occur unless public actions commence to prepare
the area for redevelopment and guide its transformation; and
fTI�V�C� b�/ YILL
se�o�t� by N�
in favo�—.Ltz--
against �
. . aa s�3
�VHEREAS, based on input from business owners, residents, the CapitolRiver Council, properiy
owners, City staff, the Saint Paul on the Mississippi Design Center and other stakeholders, PED
staff prepazed a draft North Quadrant Redevelopment Plan to lay out a vision for the ne�v
neighborhood; and
WHEREAS, the Saint Paul Planning Commission held a public heazing on the draft North
Quadrant Redevelopment Plan on NSazch 12, 1999; and
�VHEREAS, the draft plan was amended to reflect the concerns expressed at the public hearing;
NO�V, THEREFORE, BE IT RESOLVED, that the Sa;nt Paul Planning Commission fmds the
North Quadrant Redevelopment Plan consistent with the Saint Paul Comprehensive Plan and the
Saint Paz�l on the Mississippi Development Framework; and
BE IT FURTHER RESOLVED that the Planning Commission hereby� recommends the attached
North Quadrant Redevelopment Plan to the City Council/Housina and Redevelopment Authority
for approval; and
BE IT FINALLY RESOLVED that the City Council hoid a public hearing on the North
Quadrant Redevelopment Plan, notice of which shall be published in the Saint Paul Pioneer Press
between 10-30 days prior to the heazing.
REDEVELOPMENT PLAN
FOR THE
NORTii QUADRANT REDEVELOPMENT PROJECT AREA
SAINT PAUL, MINNESOTA
HOUSING AND REDEVELOPMENT AUTHORITY
OF THE C1TY OF SA1NT PAUL, MINNESOTA
�i �i- 5�t3
Approved by the Saint Paul Planning Commission
June 11, 1999
�`�1-�3
TABLE OF CONTENTS
A. Description of Redevelopment Project Area .................................................3
B . Background .................................................................................................3
C. Development Objectives .............................................................................4
D. Urban Design Objectives .............................................................................6
E. Redevelopment Techniques to Achieve Plan Objectives ...............................7
F. Other Necessary Provisions to Meet State/Local Requirements ....................11
G. Provisions for Amending the Pian ...............................................................11
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The Housing and Redevelopment Authority of the City of Saint Paul, Minnesota (HRA)
proposes to establish the NORTH QUADRANT REDEVELOPMENT PROJECT AREA, as
provided for in Minnesota Statutes, Chapter 459.002, Subd. 14. This document comprises
the REDEVELOPMENT PLAN as provided for in Minnesota Statutes, Chapter 469.002,
Subd. 16.
A. DESCRIPTION OF REDEVELOP��lENT PROjECT AREA
The boundaries of the North Quadrant Redevelopment Project Area (Exhibit A) are
described as follows:
Commencing at the point of intersection of the Southwesterly right-of-way line of
Jackson Street and Southerly right-of-way line of Interstate freeway No. 94 then to
foliow Northeasterly along the freeway right-of-way line which begins to change
course to a direction of East then Southeas±erly to the point of intersection of the
Southeasterly right-of-way line of Wall Street and Southerly right-of-way line of
Seventh Street, then continue Southwesterly along the South Right-of-way line of
Seventh Street to the point of intersection of the Southerly right-of-way line of
Seventh Street and the Southeaster{y right-of-way line of Sibley Street, then
continuing Southwesterly along the South right-of-way line of Seventh Place to the
point of intersection of the Southerly right-of-way line of Seventh Piace and the
Southwesterly right-of-way line of Jackson Street, then to continue Northwesterly
along the Southwesterly right-of-way line back to the commencement point of °
intersection of the Southwesterly right-of-4vay line of lackson Street and the
Southerly line of interstate Freeway No. 94. Also included in the project area are
Lots 1, 2, 3, 12, 13 and 14, Biock 10 of Robert's and Randall's Addition to St. Paul;
Lots 1, 2, 3, 12, 13 and 14, Block 15 of Robert's and Randall's Addition; Lots 6 and
7, Biock 2 of Whitney and Smith's Addition to 5t. Paui; Lots 10 and 11, Biock 8 of
Whitney and Smith's Addition to St. Paul; Lots 1, 2, 11 and 12, Block 7 of Whitney
and Smith's Addition to St. Paul; Lots 1, 2, 11 and 12, Block 6 of Whitney and
Smith's Addition to St. Paul; and Registered Land Survey 402. Together with the
right-of-ways and portions of lots opened for alieys, this project area is comprised of
the folfowing blocks as per the Housing and ftedevefopment Authority's block
numbering system: Block 1, Block 12, Biock 13, Block 14, Block 18, Block 17,
Block 16, Block 15, Block 30, Block 31, Block 32, the easteriy third of Blocks 11
and 19, the northerly third of Blocks 34 and 35, and the northwesterly corner of
Block 36.
B. BACKGROUND
The North Quadrant Redevelopment Project Area is on the immzdiate edge of the
core of doevnto�vn Saint Paul, but still within the �vell-defined central business
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district. Aithough the area is currently characterized by underutilized buildings and
large surface parking lots, the North Quadrant previously functioned as a
warehouse/manufacturing area, similar to the original function of the adjacent
Lowertown neighborhood. It was aiso the site of the original James J. Hill
residence. Public improvements have deteriorated and require significant capitai
investment.
While there are positive assets in the area (for example, First Baptist Church and St.
Mary's Catholic Church, as we1{ as an assortment of viable businesses), without
positive intervention, the North Quadrant is unlikely to meet its full potential.
Unless public actions commence to prepare the area for redevelopment and guide
its transformation, new private investment that fully realizes the potential of this
area and meets City goals and objectives is unlikely to occur.
Implementation of this Plan will be accomplished through incentives, land use
controls and design guide�ines that encourage high-quality, economically sound and
environmentally-sensitive development consistent wiYh the needs of the community
as a whole. The exceptional opportunity in the North Quadrant is to bring life back
to an area suffering from years of actions that have sapped its vitality. In an
improving downtown economy, with support and leadership from the public and
private sectors, the North Quadrant can once again be a thriving neighborhood
where people live, work and play.
C. DEVELOPMEN7 OBJECTNES
The foVlowing development objectives of the North Quadrant Redevelopment
Project Area are based on the poficy directives of the Saint Paul Comprehensive
Plan and the principles, goals and objectives of the Saint Paul on the Mississippi
Development framework and North Quadrant Precinct Plan.
General
1. Eliminate and/or ameliorate the adverse physical and environmentai
conditions that exist in the North Quadrant Redevelopment Project Area.
2. Acquire blighted areas and other real property for the purpose of removing,
preventing or reducing blight, blighting factors or causes of blight.
3. Redevelop the North Quadrant as a mid-rise, medium-to-high-density,
mixed-use urban neighborhood, consistent with the principles, goals and
objectives of the Saint Paul on the Mississippi Development Framework and
the North Quadrant Precinct Pian.
4. Develop the North Quadrant Redevelopment Project Area in a manner that
complements nearby urban ne+ghborhoods, such as Lo�vertown and the
Central Business District (CBD), and fills in the "hole" in the urban fabric
between the CSD and the Capitol, Dayton's Bfuff and Lafayette Park.
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5. Retain those existing businesses (except surface parking lots) and institutions.
that are appropriate for a predominantly residentiai neighborhood, whether
in their existing buildings or incorporated into new mixed-use buildings.
6. Encourage the upgrading and maintenance of existing buifdings so that those
businesses compatible with the new neighborhood remain and grow with it.
7. Phase in new infill deve{opment around existing commercial buildings to the
greatest extent possible, and strategically redevelop existing buildings over
time as market demand warrants.
8. Design the new neighborhood to be urban in character, consistent with the
Urban Design Objectives noted below.
9. Encourage the provision of technology features and amenities, as an
extension of the Lowertown CyberVillage concept.
La�d Use
10. Provide a diversity of land and building uses to improve the attractiveness
and desirabifity of the neighborhood as a place to live, work, shop and/or
enjoy culturai opportunities.
11. Increase the residential population in downtown, including an opportunity
for affordable housing in accordance with the Saint Paul Housing Plan.
12. Provide a range of housing types (owner, rental, townhouse, apartment,
live/work, rowhouse), sizes and costs to foster a diverse community.
13. Encourage the retention of the existing warehouse buildings, the Walsh
Building, St. Mary's Catholic Church, First Baptist Church and the Embassy
Suites Hotel as adaptive reuse opportunities and vital anchors of the new .
ne+ghborhood.
Economic
14. Stimulate private investment and reinvestment in this underutilized section
of the city.
15. Increase the tax base and job-supporting capacity of the area to complement
downtown as a place to work.
16. Utilize public financial resources in a manner that conforms with the City's
adopted capital allocation and tax policies.
Public Improvements
17. Provide public improvements in order to stimulate private investment and
reinvestment in the project area, and to make private land highly marketable,
usable and valuable.
18. Provide high-quality public improvements (such as parks, streets and
sidewalks).
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D. URBAN DESIGN OBJECTIVES
The following urban design objectives of the North Quadrant Redevelopment
Project Area are based on the policy directives of the Saint Paul Comprehensive
Plan and the principies, goals and objectives of the Saint Paul on the Mississippi
Development Framework and North Quadrant Precinct Plan.
General
1. Take advantage of the physical characteristics of the area (such as its
compact size, intact tradit+onal street �etwork, prominent entry points and
wide roadways along its borders) to create a neighborhood with its own
sense of place and distinct identity.
2. Retain, as much as possible, the existing street net4vork and block pattern as
a framework for new building placement and open spaces (e.g. parks and
greens), and design new buildings to fit into them (e.g. prohibit street
closures to accommodate super-block structures).
3. incorporate Crime Prevention Through Environmental Design (CPTED) and
Design for Public Safety Saint Paui principles to foster a safe and vibrant
community.
4. Increase the amount of landscaping (trees, lawns, plantings, etc.) throughout
the North Quadrant.
Public Realm °
5. Create a central public space/park/square/"commons" at the "heart" of the
new neighborhood that not oniy serves as a focal point but also is integrated
into the larger network of parks and urban squares in downtown.
6. Preserve significant views into and out of the neighborhood.
7. Connect the North Quadrant to adjacent neighborhoods through street and
side�valk lighting, extensive tree plantings and other landscaping, streetscape
features, sidewalks, etc.
8. Design new buildings to fit the existing urban pattern of small blocks formed
by streets arranged on a grid.
Built Form
9. Design new buildings to frame all public spaces, including streets, the
central "green" and any other open spaces that may be created.
10. Design new buildings to be generally compatible in height, scale, massing,
materials, configuration and fenestration with the historic buildings in
Lowertown.
11. Preserve buildings of architectural, cultural and historic merit.
12. Encourage the use of hibh-quality masonry exterior materiafs, primari(y brick
or stone.
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13. Build new residential and mixed-use buildings close to the property line,
allowing for a comfortable transition from public to semi-pubfic to semi-
private to private space, and providing an adive face to the street.
14. Locate taller buildings and those of higher density along the wider roadways
on the edge of the neighborhood �ackson, E. 7` Street and 1-94).
15. Design the massing, scale, height and materials of new buildings facing E. 7'
Street to reflect those of the buildings on the south side of E. 7` Street (e.g.
Butwinick et. al.).
Movement Networks
1 b. Create a lively, safe and vibrant street environment by discouraging the
penetration of skyways into the new neighborhood.
17. Provide strong pedestrian links to adjacent areas and significant
physicai/natural features (e.g. Lowertown, the Capitol, 7` Place Mall and the
Mississippi River).
18. Redesign E. 7` and Jackson streets as boulevards, with extensive
landscaping, ornamental and pedestrian-scale lighting, and bump-outs at the
intersections.
19. Integrate street design, land use and building form.
2�. Design interior neighborhood and perimeter streets to encourage bicycle and
pedestrian use.
Parking
21. Retain on-street parking. °
22. Minimize the visual impacts of off-street parking.
23. Design above-ground parking structures with active, street-oriented, ground-
floor uses and upper-level facades compatible in scale, massing, height,
materials, fenestration and setback with the new and historic buildings.
2G. Provide parking below-ground in new mixed-use buildings to serve building
re'sidents, employees and customers.
E. REDEVELOPMENT TECHNIQUES TO ACHIEVE PLAN OBJECTIVES
This Plan envisions the use of all techniques or powers authorized through
applicable statutes by the City, HRA, Port Authority or other public agencies as
appropriate and necessary to carry out its implementation. No provision of the Plan
is to be taken to limit tne full exercise of these powers. The following techniques
are examples of ineans to achieve the objectives presented in Sections C and D
above.
1. Support private initiatives.
As a primary course o{ action, the HRA and the City wiff promote and
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support those initiatives by property owners or other persons in control of
project sites to market, develop, redevelop, rehabilitate or otherwise improve
their property in accordance with this Plan. Private initiative and investment
is tne preferred means of achieving the objectives of this Plan, and will be
encouraged. The HRA or the City may, without acquiring property, enter
into agreements with property o�vners or ofher persons in control of project
sites that identify specific private responsibilities for tne improvement of sites
in accordance with this Plan.
To induce such agreements, the HRA and the City will provide for, or cause
to provide for, the following as necessary and appropriate:
a. Administration of those pubfic processes and requirements deemed
necessary to support or aliow developmendredevelopment of
property to occur in accordance with this Plan. I£ applicable and
advisabie, the HRA and the City will provide assistance to developers
to allow them to take responsibility for administrative activities.
These include, but are not limited to:
• coordination of project activity, financing and review with
human services agencies, citizen participation entities, and
other state, regional and federal government agencies;
• initiation of vacations, rezonings, dedication of public rights-
of-way, or other public actions as may be necessary to
implement this Plan, in accordance with local, state, regional,
and federal government agencies;
• provisions of standard municipal services to adequately insure
public health, safety and welfare;
• enforcement of building codes, design guidelines, site
covenants, provisions to insure compliance with state and
local requirements relating to non-discrimination, income
levels, environmental quality, faithful performance and any
other public objectives relating to the purchase, development,
improvement or use of the land; and/or
• property exchanges.
b. Public improvements that include, but are not limited to,
installation/construction/reconstruction of streets, parkways, utilities,
parks, wa{kways and trails, bridges and other public improvements or
facilities as necessary or desirable to carry out the objectives of this
Plan. Public improvements will be undertaken in phases (of time and
location) that coincide with and promote rational development
patterns. Costs of such improvements may be assessed to the sites
served by them.
c. Financing to provide affordable sources of financing to private and
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public entities involved in developing components of this Plan.
Several financing mechanisms can be used to accomplish the
objectives of this Plan. They include, but are not limited to:
• tax increment financing
• industrial development revenue bond loans (taxable or tax-
exempt)
• other revenue bond loans (taxable or tax-exempt)
• housing revenue bond loans
• mortgabe subsidy bonds
• acquisition/lease/sublease
• land lease
• equity participation
• development and rental assistance payments
• City rehabilitation loan funds and other local funding sources
for building maintenance and upgrading
• interest rate reduction
• Livable Communities Demonstration Account
In selecting methods of project finance, the HRA and the City will
take into account the forms of other assistance avaifabfe and negotiate
with individual developers to select a method that provides sufficient
incentive for the developer to create a quality product.
2. Land Acquisition
As an alternative andfor complementary redevelopment technique, the HRA
or the City may choose to acquire certain property either through exercise of
eminent domain according to the procedures established under Minnesota
Statutes, Chapter 117 or through voluntary sale. Acquisition of property will
be considered when such property is found to have any of the following
characteristics:
a. blighted areas, buildings and other real property, where removing
such can remove, prevent or reduce b{ight or the cause of blight;
b. open or undeveloped land blighted by virtue of conditions that have
prevented normal development by private enterprise;
c. underused or inappropriately-used land that may be converted to
other uses recommended by this Plan at a reasonable cost without
major clearance activities;
d. land necessary to complete parce4s that are suitable for development;
e. lands or property declared to be unsafe or otnen,vise hazardous to
pubiic health and safety; and/or
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3.
L,�
other real or personal property necessary to accomplish the objectives
of this Plan.
Acquisition of property wil! be undertaken in strict adherence to applicable
state and federal statutes, including the provision of relocation services,
assistance and benefits in accordance with Minnesota Stacutes Chapter 117.
Site Preparation
The HRA or the City will undertake or cause to undertake those actions
deemed necessary to prepare acquired sites for redevelopment. These
include, but are not limited to:
demolition, removal or rehabilitation of buildings and improvements;
activities to correct adverse characteristics of the land, soil or subsoii
conditions, unusable subdivision or plat of lots, inadequate access or
utility service, fVood protection or other development-inhibiting
conditions;
c. activities deemed necessary or desirable to remove, reduce or prevent
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other blighting fackors and cause of blight;
d. installation, construction or reconstruction of streets, parkways,
utilities, parks, walkways and trails, and other public improvement or
facilities as necessary or desirable for carrying out the objectives of
this Plan; ,
e. provisions of refocation services, assistance and benefits in
accordance with Minnesota Statutes, Chapter 117;
other activities deemed necessary or desirable to improve and prepare
sites for development rehabilitation or redevelopment for uses in
accordance with this Plan.
Land Disposition and ImprovemenQ A;reements
The tiRA and the City will se{1, lease or otherwise dispose of acquired
property at fair use values in accordance with the requirements of applicable
laws and plans, and subject to purchaser's contract obligations, by any or a
combination of the following methods:
a. after clearance and/or provision of site improvements;
b. after rehabilitation at its fair market or reuse value so improved;
c. without clearance, to rehabilitate, clear or otherwise improve the
property in accordance with the objectives and requirements of this
Plan; and/or
d, to public bodies for the purpose of providing pubiic improvements or
10
`�l`'t-S�3
supporting facilities.
F. OTNER NECESSARY PROVISIONS TO MEET STATE/LOCAL REQUIREMENTS
1. Non-Discrimination.
Every contract for sale, lease or redevelopment of property within the North
Quadrant Redevelopment Project Area will prohibit iand speculation; require
compliance with all state and locai laws in effect from time to time; prohibit
discrimination or segregation by reasons of race, religion, color, sex, or
national origin in the sale, lease or occupancy of the property; and require
that this latter provision be made a covenant running with the land and be
binding upon the redeveloper and every successor in interest co the properiy.
2. Vacations, Rezonings, Dedications and Covenants.
Vacations, rezonings, and dedications of public rights-of-way as may become
necessary shall be accomplished by separate actions in accordance with state
law and local ordinances, and will be initiated by the agency or the
redeveloper.
G. PROVISIONS FOR AMENDING THE PLAN
The Redevelopment Plan may be modified at any time in the manner provided by
{aw, and wi11 be reviewed by the Saint Pau1 Pfanning Commission for conformance
with the City's Comprehensive Plan. ,
11
Exhibifi A
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QiYOFSA.,"�TPAL2
�.��'. I�DY��2 �2lGt�Yf�YI�'
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--CTTY OF SA1NT PAUL
Notm Coleman, Mayor
Gladqs Mo'ton, Chair
DATE: June 11, 1999
TO:
FROM:
SUBJLCT:
PLANNI�iG CO�[�iISSIO�
25 Wut Fvwtk Sbeet
Senl PaW, �YfN 55102
c
Telephone: 65Z-266-6565
FacsimiTe: 651-22&3310
Mayor Norm Coleman and Members of the Saint Paul City Council
Gladys Morton, Chair, Saint Paul Planning Commission �� ��1,�.�.
Transmittal of the North Quadrant Redevelopment Plan
BACKGROUND
For many years, the Saint Paul community has been envisioning a revitalized North Quadrant
neighborhood. With the recent increase in commercial activity downtow�n, completion of the
Saint Pat�l on the Mississippi Development Framework, and identification of housing as a
priority for key sites in downtown, there has been renewed interest in the redevelopment of the,
I``orth Quadrant (that area north of Lowertown, bounded by E. 7`", Jackson and I-94) as a mixed-
use urban village. Adoption of a Redevelopment Plan is the first step in establishing the City's
role in undertaking such a redevelopment project.
Over the last several months, there has been a series of ineetings, workshops and discussions
regarding the community's aspirations for a new North Quadrant. PED staff have met numerous
times with the CapitolRiver Council regazding their thoughts on the future of the neighborhood,
as well as with property and business owners to discuss the purpose of the Redevelopment Plan
and the implications for their businesses. The Saint Paul on the Mississippi Design Center
conducted a one-day workshop and follow-up meeting with property and business owners,
residents, design professionals, and other stakeholders and interested parties to apply the
Framework principles to the area and prepare a draft North Quadrant Precinct Plan.
Based on these discussions and the principles, goals and objectives of the Frameivork, PED staff
prepazed a draft North Quadrant Redevelopment Plan, which was the subject of a Planning
Commission public hearing on D�azch 12, 1999. The Planning Commission amended the draft
plan to reflect the concerns heazd at the public heazing and in subsequent discussions with
property� owners and the CapitolRiver Council. The Commission is now recommending the
attached North Quadrant Redevelopment Plan for your review and approval.
�� 5�3
Mayor Norm Coleman et. ai.
June 11, 1999
Page Two
AUTHORITY TO REVIE��
Minnesota Statutes contain provisions for the creation of a redevelopment project, defined in
Section 469.002, Subdivision 14 as any undertaking to:
(1) acquire blighted areas and other real properiy to remove, prevent or reduce blight,
bliahting factors or the causes of blight;
(2) clear acquired land and install streets, utilities and site improvements to prepare
the site for development consistent �vith an adopted redevelopment plan;
��)
�`�)
(5)
sell or lease land
prepare a redevelopment plan and other technical and financial plans for site
improvements and land development; or
conduct an urban renewal project.
A redevelopment plan must be prepared for each redevelopment district that lays out how the
area will be developed, indicates the project area's relationship to locai land use (and other
Comprehensive Plut) objectives, and contains general land uses and development standazds.
State statutes require comment from the Planning Commission/PED prior to City Council and
Housing and Redevelopment Authority approval of the Redevelopment Plan. The City Council is
required to hold a public hearing before approving the Plan. •
TH� NORTH QUADRANT REDEVELOPMENT PLAN
The Saint Paul on the Mississippi Devetopment Framework identifies the North Quadrant as a
new mixed-use urban villaee, and it has now become a priority for the development of a
si�nificant number of new housing units in downtown. The public/private partnership (City,
Saint Paul Riverfront Corporation, Capital City Partnership, Port Authority) coordinating
implementation of the Framework has also identified the North Quadrant as a development
priority. W'e have already experienced a fair amount of developer interest in the azea as well.
The purpose of the Redevelopment Plan is to establish the City's intention to undertake
redevelopment of the North Quadrant. It contains three major sections: a tegal description and
map describing the area to be included in the redevelopment district; development and urban
design objectives that will guide how the new development occurs; and le�al and economic tools
to acliiece the Plan's objectives.
The Planning Commission recommends the attached North Quadrant Redevelopment Plan for
your approval. While the Commission supports all of the development and urban design
objectives stated in the Plan, we want to especially express our concem about businesses that are
in existin� buildin�s. The Commission feels very strongly that they should be encouraged and
allo�ved to stay, as many of them are businesses that have been in families for generations and
most of them are appropriate for a ne�v mixed-use, predominantly residential neighborhood. The
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PETITION TO
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"HOME OF THE BEST CONEY IN ST. PAUL"
FROM DESTRUC710N
FROM THE NQRTH QUAQRANT RENOVATION
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PETITION TO S ��
SAVE THE GOPHER BAR ��'
"HOME OF THE BEST CONEY IN ST. PAUL"
FROM DESTRUCTION � �,
FROM THE NORTH QUADRANT RENOVATION
ADDRESS ZIP
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SA VE THE GOPHER!!
ADDRESS (Street. Citv. State & Zip11
We, the undersigned, oppose any North Quadrant plan
that would remove THE GOPHER BAR from it's present location.
NAME
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1
ORIGINAL
Council File # �� J
Resolution # ---; �
:
Green Sheet # 08406
Presented By
Referred To
Committee: Date
RESOLIITION APPROVING THS
NORTH QIIADRANT REDEVELOPMENT P T.AN
1
2
3
4
5
6
7
8
9
10
11
WHEREAS, Minnesota Statutes, Sections 469.001 to 469.047,
authorizes housing and redevelopment authorities to create
redevelopment projects which are defined in Section 469.002,
Subdivision 14, as any undertaking to: 1) acquire blighted areas
and other real property to remove, prevent or reduce blight,
blighting factors or the causes of blight; 2) clear acquired land
and install streets, utilities and site improvements to prepare
the site for development consistent with an adopted redevelopment
plan; 3) sell or lease land; 4) prepare a redevelopment plan and
other technical and financial plans for site improvements and
land development; or 5) conduct an urban renewal project; and
12 WHEREAS, a redevelopment plan must be prepared for each
13 redevelopment project that describes how the area will be
14 developed, indicates the project area's relationship to local
15 land use and other comprehensive plan objectives, and recommends
16 general land uses and development standards; and
17 WHEREAS, the area in the downtown area of the City known as
18 the North Quadrant is bounded on the north and east by I-94, on
19 the south by E. 7th Street and on the west by Jackson Street (the
20 "North Quadrant Redevelopment Project Area"); and
21
22
23
24
25
26
WHEREAS, the North Quadrant Redevelopment Project Area is
identified in the Saint Paul on the Mississippi Development
Framework as a new mixed-use urban village, predominantly
residential in character; and
WHEREAS, the North Quadrant Redevelopment Project Area is
currently dominated by large surface parking lots; and
27 wHEREAS, new private investment that fully realizes the
28 potential of the North Quadrant Redevelopment Project Area and
29 meets City goals and objectives is unlikely to occur unless
30 public actions commence to prepare the area for redevelopment and
31 guide its transformation; and
32 WHEREAS, based on input fr
33 Capitol River Council, property
34 Paul on the Mississippi Design
RESOLUTION
SAINT PAUL� MINNESOTA
om business owners, residents,
owners, City staff, the Saint
Center and other stakeholders,
the
the
1054590.1
' 35 Housing and Redevelopment Authority of the City of Saint Paul �� ��
36 (the "Authority") has prepared the North Quadrant Redevelopment
37 Plan (the "Redevelopment Plan��) to lay out a vision for the new
38 neighborhood; and .
39 WHEREAS, Minnesota Statutes, Section 469.027 requires that
40 the Authority submit a redevelopment plan to the planning agency
41 of the City and request an opinion on any redevelopment plan
42 prior to Authority's approval of the Redevelopment Plan; and
43 WHEREAS, the Saint Paul Planning Commission held a public
44 hearing on the North Quadrant Redevelopment Plan on March 12,
45 1999, and found by resolution that the North Quadrant
46 Redevelopment Plan conforms to the general plan for development
47 of the City as a whole and recommended approval of the North
48 Quadrant Redevelopment Plan; and
49 WHEREAS, on June 23, 1999, the City, after having published
50 a notice of public hearing in the official newspaper, conducted a
51 public hearing on the North Quadrant Redevelopment Plan and
52 received public comments on the same.
53 NOW, THEREFORE, BE IT RESOLVED by the City Council of the
54 City of Saint Paul, Minnesota, as follows:
55 Section 1. That the area described as the North Quadrant
56 Redevelopment Project Area in said Redevelopment Plan is a
57 Redevelopment Project within the meaning of Minnesota Statutes,
58 Section 469.002, Subd. 14.
59
60
61
62
63
64
Section 2. That said Redevelopment Plan for the North
Quadrant Redevelopment Project Area will carry out the purpose
and policy of Minnesota Statutes, Chapter 469.001 to 469.047.
Section 3. That the land in the North Quadrant
Redevelopment Project Area would not be made available for
redevelopment without the financial aid to be sought.
65 Section 4. That the Redevelopment Plan will afford maximum
66 opportunity, consistent with sound needs of the City as a whole,
67 for the redevelopment of the North Quadrant Redevelopment Project
68 Area by private enterprise.
69
70
71
72
73
74
75
76
77
Section 5. That it is hereby found and determined that the
North Quadrant Redevelopment Plan conforms to the general plan
for the development of the City as a whole.
Section 6. That the City Council of the City of Saint Paul,
Minnesota, does hereby approve the North Quadrant Redevelopment
Plan for the North Quadrant Redevelopment Project Area.
Section 7. The actions of City staff in causing the notice
of public hearing to be published in the City's official
newspaper are hereby ratified, confirmed and adopted.
�osas9o.i 2
`�t� S�
OR1GlNAL
Benanav
Requested by Department of:
Blaltey �/
Bostsom Plannin & Economic ��velo ment �
✓
Coleman ✓ „ �
Harris ✓ g,
Lantry ✓
Aeiter J
Adopted by Council
Adoption Certif}"ed by Council
By: ., _
Approved by Mayor: j te
J U I �� API
Byc
�
1054590.1 3
Form Approved by City ttomey
Hy:
��
PERSON & PHONE
b �hr2i�e�'
onrE wrtwrEo
CDIl6� i`�1
GREEN SHEET
S� ��3
No 0$406
TOTAL # OF SIGNATURE PAGES
RWi1NG
ORDER
u�,���„� �� � ��_
��,.,,� � 6 ����❑��
❑ �,�.�. ❑ �,��,�.a
� IWTOR(ORAS�ET � �\GC�
(CLIPALL OCATIONSFORSIGNATURE)
.. - . � �.
, � , �'�. . ��,; �.. � 1.•' 1 /i�l� ����' 1 �
'� i �
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,.. � ►,'� •. /►:��� i� ��' t. •/� ♦� ��1{
� � •• i1
i
PLANNING CAMMISSION
CIB COMMITTEE
CIVIL SERVICE CAMMISSION
�1:. •
Has tfiis person/firm ever xorked under a contract for this department'7
YES NO
Has Mis personKrm ever 6een a cily empbyee?
YES NO
Does this persoNfirtn possess a sfdll not rrormallypossessetl by any cvrrerR ciry employee?
YES NO
Is fhis petsoNfirtn a Wrgetetl vendoR
YES NO
ldrdl� u�aliZeC,C �u�t[c�i Q�'°� $11�C�CiC9 �1'K1� [6`� . ��Sfl-c�11� 1l� �� a
c
C1� mtX� � u7� 1� 'V1��-�C, .
�F
APPROVED
OF TRANSACTION S
SOURCE
(EXPWN)
COST/REVENUE BUW EfEb (CIRCLE ON�
ACTNRY NUMBER
YES NO
�s°p� ���PC'� i���'s�2!'"
JUN 1 �. �999
.
c t�S�t�._
CZTY OF SAINT pAIJI, 390 City Hnll
Norm Colem¢n, Mayor ZS Wesf%Aogg Boulevard
Smnt Puul, MN 55102
DATE:
To:
FROM:
SUBJECT:
June 15, 1999
Members of the City Council
MayorNormColeman /I I
/ Vc0—�
North Quadrant Redevelopment Plan
Telephone: 651-26�SSI0
Pacsimile: 651-228-8513
��.5�?t"� ��'F:'°?"� s �{
.W J 2.e;fi L.�,i�[G�
J��i ? 5 3��9
Attached to this memo please find a copy of the North Quadrant Redevelopment Plan as it
was approved by the Saint Paul Planning Commission on June 11, 1999. I am forwazding
it to you for your consideration. A public hearing has been scheduled for June 23, 1999
before the City Council. Approval of a Redevelopment Plan by the City Council is the
first step in establishing the City's role in undertaking redevelopment of the North
Quadrant. -
The transmittal memo (also attached) from Gladys Morton, Chair of the Planning
Commission, provides background on the planning we have been doing for years for the
North Quadrant. As you may remember, the Saint Paul on the Mississippi Development
Frametivork envisions a new mixed-use urban village in the azea.
As you also know, the North Quadrant is one of five sites being explored as a potential
ballpazk locafion. Should it be selected, after extensive public discussion, as the
appropriate site for the new facility, the North Quadrant Redevelopment Plan wotdd have
to be amended.
Attachments
c1�-S�3
city of saint paul
planning commiss�on
fi�e number 99•33
��� JLIN8H.1999
resolution
RECOn?MENDING APPROVAL OF THE
NORTH QUADRANT REDEVELOPMENT PLAN
WIIEREAS, Minnesota Statutes contain provisions for the creation of a redevelopment project;
and
�VHEREAS, a redevelopment project is defined in Section 469.002, Subdivision 14 as any
undertaking to: 1) acquire blighted areas and other real property to remove, prevent or reduce
biight, blighting factors or the causes of blight; 2) clear acquired land and install streets, utilities
and site improvements to prepare the site for development consistent with an adopted
redevelopment plan; 3) sell or lease land; 4) prepaze a redevelopment plan and other technical
and financial plans for site improvements and land development; or 5} conduct an urban renewal
project; and
�VHEREAS, a redevelopment plan must be prepazed for each redevelopment project that lays out
how the area will be developed, indicates the project area's relationship to locai land use (and
o,her Comprehensive Plan) objectives, and recommends general land uses and development .
standards; and
WHEREAS, State statutes require comment from the Planning Commission/PED prior to City
Council and Housing and Redevelopment Authority approval of the Redevelopment Plan; and
WHEREAS, the area known as the North Quadrant in downtown Saint Paul is bounded on the
north and east by I-94, on the south by E. 7"' Street and on the west by Jackson Street; and
WHEREAS, the North Quadrant is identified in the Saint Paul on the Mississippi Devetopment
Framework as a new mixed-use urban village, predominantly residential in character; and
�VHEREAS, the North Quadrant is currently dominated by lazge surface pazking lots; and
WHEREAS, new private investment that fully realizes the potential of the North Quadrant and
meets City goals and objectives is unlikely to occur unless public actions commence to prepare
the area for redevelopment and guide its transformation; and
fTI�V�C� b�/ YILL
se�o�t� by N�
in favo�—.Ltz--
against �
. . aa s�3
�VHEREAS, based on input from business owners, residents, the CapitolRiver Council, properiy
owners, City staff, the Saint Paul on the Mississippi Design Center and other stakeholders, PED
staff prepazed a draft North Quadrant Redevelopment Plan to lay out a vision for the ne�v
neighborhood; and
WHEREAS, the Saint Paul Planning Commission held a public heazing on the draft North
Quadrant Redevelopment Plan on NSazch 12, 1999; and
�VHEREAS, the draft plan was amended to reflect the concerns expressed at the public hearing;
NO�V, THEREFORE, BE IT RESOLVED, that the Sa;nt Paul Planning Commission fmds the
North Quadrant Redevelopment Plan consistent with the Saint Paul Comprehensive Plan and the
Saint Paz�l on the Mississippi Development Framework; and
BE IT FURTHER RESOLVED that the Planning Commission hereby� recommends the attached
North Quadrant Redevelopment Plan to the City Council/Housina and Redevelopment Authority
for approval; and
BE IT FINALLY RESOLVED that the City Council hoid a public hearing on the North
Quadrant Redevelopment Plan, notice of which shall be published in the Saint Paul Pioneer Press
between 10-30 days prior to the heazing.
REDEVELOPMENT PLAN
FOR THE
NORTii QUADRANT REDEVELOPMENT PROJECT AREA
SAINT PAUL, MINNESOTA
HOUSING AND REDEVELOPMENT AUTHORITY
OF THE C1TY OF SA1NT PAUL, MINNESOTA
�i �i- 5�t3
Approved by the Saint Paul Planning Commission
June 11, 1999
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TABLE OF CONTENTS
A. Description of Redevelopment Project Area .................................................3
B . Background .................................................................................................3
C. Development Objectives .............................................................................4
D. Urban Design Objectives .............................................................................6
E. Redevelopment Techniques to Achieve Plan Objectives ...............................7
F. Other Necessary Provisions to Meet State/Local Requirements ....................11
G. Provisions for Amending the Pian ...............................................................11
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The Housing and Redevelopment Authority of the City of Saint Paul, Minnesota (HRA)
proposes to establish the NORTH QUADRANT REDEVELOPMENT PROJECT AREA, as
provided for in Minnesota Statutes, Chapter 459.002, Subd. 14. This document comprises
the REDEVELOPMENT PLAN as provided for in Minnesota Statutes, Chapter 469.002,
Subd. 16.
A. DESCRIPTION OF REDEVELOP��lENT PROjECT AREA
The boundaries of the North Quadrant Redevelopment Project Area (Exhibit A) are
described as follows:
Commencing at the point of intersection of the Southwesterly right-of-way line of
Jackson Street and Southerly right-of-way line of Interstate freeway No. 94 then to
foliow Northeasterly along the freeway right-of-way line which begins to change
course to a direction of East then Southeas±erly to the point of intersection of the
Southeasterly right-of-way line of Wall Street and Southerly right-of-way line of
Seventh Street, then continue Southwesterly along the South Right-of-way line of
Seventh Street to the point of intersection of the Southerly right-of-way line of
Seventh Street and the Southeaster{y right-of-way line of Sibley Street, then
continuing Southwesterly along the South right-of-way line of Seventh Place to the
point of intersection of the Southerly right-of-way line of Seventh Piace and the
Southwesterly right-of-way line of Jackson Street, then to continue Northwesterly
along the Southwesterly right-of-way line back to the commencement point of °
intersection of the Southwesterly right-of-4vay line of lackson Street and the
Southerly line of interstate Freeway No. 94. Also included in the project area are
Lots 1, 2, 3, 12, 13 and 14, Biock 10 of Robert's and Randall's Addition to St. Paul;
Lots 1, 2, 3, 12, 13 and 14, Block 15 of Robert's and Randall's Addition; Lots 6 and
7, Biock 2 of Whitney and Smith's Addition to 5t. Paui; Lots 10 and 11, Biock 8 of
Whitney and Smith's Addition to St. Paul; Lots 1, 2, 11 and 12, Block 7 of Whitney
and Smith's Addition to St. Paul; Lots 1, 2, 11 and 12, Block 6 of Whitney and
Smith's Addition to St. Paul; and Registered Land Survey 402. Together with the
right-of-ways and portions of lots opened for alieys, this project area is comprised of
the folfowing blocks as per the Housing and ftedevefopment Authority's block
numbering system: Block 1, Block 12, Biock 13, Block 14, Block 18, Block 17,
Block 16, Block 15, Block 30, Block 31, Block 32, the easteriy third of Blocks 11
and 19, the northerly third of Blocks 34 and 35, and the northwesterly corner of
Block 36.
B. BACKGROUND
The North Quadrant Redevelopment Project Area is on the immzdiate edge of the
core of doevnto�vn Saint Paul, but still within the �vell-defined central business
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district. Aithough the area is currently characterized by underutilized buildings and
large surface parking lots, the North Quadrant previously functioned as a
warehouse/manufacturing area, similar to the original function of the adjacent
Lowertown neighborhood. It was aiso the site of the original James J. Hill
residence. Public improvements have deteriorated and require significant capitai
investment.
While there are positive assets in the area (for example, First Baptist Church and St.
Mary's Catholic Church, as we1{ as an assortment of viable businesses), without
positive intervention, the North Quadrant is unlikely to meet its full potential.
Unless public actions commence to prepare the area for redevelopment and guide
its transformation, new private investment that fully realizes the potential of this
area and meets City goals and objectives is unlikely to occur.
Implementation of this Plan will be accomplished through incentives, land use
controls and design guide�ines that encourage high-quality, economically sound and
environmentally-sensitive development consistent wiYh the needs of the community
as a whole. The exceptional opportunity in the North Quadrant is to bring life back
to an area suffering from years of actions that have sapped its vitality. In an
improving downtown economy, with support and leadership from the public and
private sectors, the North Quadrant can once again be a thriving neighborhood
where people live, work and play.
C. DEVELOPMEN7 OBJECTNES
The foVlowing development objectives of the North Quadrant Redevelopment
Project Area are based on the poficy directives of the Saint Paul Comprehensive
Plan and the principles, goals and objectives of the Saint Paul on the Mississippi
Development framework and North Quadrant Precinct Plan.
General
1. Eliminate and/or ameliorate the adverse physical and environmentai
conditions that exist in the North Quadrant Redevelopment Project Area.
2. Acquire blighted areas and other real property for the purpose of removing,
preventing or reducing blight, blighting factors or causes of blight.
3. Redevelop the North Quadrant as a mid-rise, medium-to-high-density,
mixed-use urban neighborhood, consistent with the principles, goals and
objectives of the Saint Paul on the Mississippi Development Framework and
the North Quadrant Precinct Pian.
4. Develop the North Quadrant Redevelopment Project Area in a manner that
complements nearby urban ne+ghborhoods, such as Lo�vertown and the
Central Business District (CBD), and fills in the "hole" in the urban fabric
between the CSD and the Capitol, Dayton's Bfuff and Lafayette Park.
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5. Retain those existing businesses (except surface parking lots) and institutions.
that are appropriate for a predominantly residentiai neighborhood, whether
in their existing buildings or incorporated into new mixed-use buildings.
6. Encourage the upgrading and maintenance of existing buifdings so that those
businesses compatible with the new neighborhood remain and grow with it.
7. Phase in new infill deve{opment around existing commercial buildings to the
greatest extent possible, and strategically redevelop existing buildings over
time as market demand warrants.
8. Design the new neighborhood to be urban in character, consistent with the
Urban Design Objectives noted below.
9. Encourage the provision of technology features and amenities, as an
extension of the Lowertown CyberVillage concept.
La�d Use
10. Provide a diversity of land and building uses to improve the attractiveness
and desirabifity of the neighborhood as a place to live, work, shop and/or
enjoy culturai opportunities.
11. Increase the residential population in downtown, including an opportunity
for affordable housing in accordance with the Saint Paul Housing Plan.
12. Provide a range of housing types (owner, rental, townhouse, apartment,
live/work, rowhouse), sizes and costs to foster a diverse community.
13. Encourage the retention of the existing warehouse buildings, the Walsh
Building, St. Mary's Catholic Church, First Baptist Church and the Embassy
Suites Hotel as adaptive reuse opportunities and vital anchors of the new .
ne+ghborhood.
Economic
14. Stimulate private investment and reinvestment in this underutilized section
of the city.
15. Increase the tax base and job-supporting capacity of the area to complement
downtown as a place to work.
16. Utilize public financial resources in a manner that conforms with the City's
adopted capital allocation and tax policies.
Public Improvements
17. Provide public improvements in order to stimulate private investment and
reinvestment in the project area, and to make private land highly marketable,
usable and valuable.
18. Provide high-quality public improvements (such as parks, streets and
sidewalks).
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D. URBAN DESIGN OBJECTIVES
The following urban design objectives of the North Quadrant Redevelopment
Project Area are based on the policy directives of the Saint Paul Comprehensive
Plan and the principies, goals and objectives of the Saint Paul on the Mississippi
Development Framework and North Quadrant Precinct Plan.
General
1. Take advantage of the physical characteristics of the area (such as its
compact size, intact tradit+onal street �etwork, prominent entry points and
wide roadways along its borders) to create a neighborhood with its own
sense of place and distinct identity.
2. Retain, as much as possible, the existing street net4vork and block pattern as
a framework for new building placement and open spaces (e.g. parks and
greens), and design new buildings to fit into them (e.g. prohibit street
closures to accommodate super-block structures).
3. incorporate Crime Prevention Through Environmental Design (CPTED) and
Design for Public Safety Saint Paui principles to foster a safe and vibrant
community.
4. Increase the amount of landscaping (trees, lawns, plantings, etc.) throughout
the North Quadrant.
Public Realm °
5. Create a central public space/park/square/"commons" at the "heart" of the
new neighborhood that not oniy serves as a focal point but also is integrated
into the larger network of parks and urban squares in downtown.
6. Preserve significant views into and out of the neighborhood.
7. Connect the North Quadrant to adjacent neighborhoods through street and
side�valk lighting, extensive tree plantings and other landscaping, streetscape
features, sidewalks, etc.
8. Design new buildings to fit the existing urban pattern of small blocks formed
by streets arranged on a grid.
Built Form
9. Design new buildings to frame all public spaces, including streets, the
central "green" and any other open spaces that may be created.
10. Design new buildings to be generally compatible in height, scale, massing,
materials, configuration and fenestration with the historic buildings in
Lowertown.
11. Preserve buildings of architectural, cultural and historic merit.
12. Encourage the use of hibh-quality masonry exterior materiafs, primari(y brick
or stone.
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13. Build new residential and mixed-use buildings close to the property line,
allowing for a comfortable transition from public to semi-pubfic to semi-
private to private space, and providing an adive face to the street.
14. Locate taller buildings and those of higher density along the wider roadways
on the edge of the neighborhood �ackson, E. 7` Street and 1-94).
15. Design the massing, scale, height and materials of new buildings facing E. 7'
Street to reflect those of the buildings on the south side of E. 7` Street (e.g.
Butwinick et. al.).
Movement Networks
1 b. Create a lively, safe and vibrant street environment by discouraging the
penetration of skyways into the new neighborhood.
17. Provide strong pedestrian links to adjacent areas and significant
physicai/natural features (e.g. Lowertown, the Capitol, 7` Place Mall and the
Mississippi River).
18. Redesign E. 7` and Jackson streets as boulevards, with extensive
landscaping, ornamental and pedestrian-scale lighting, and bump-outs at the
intersections.
19. Integrate street design, land use and building form.
2�. Design interior neighborhood and perimeter streets to encourage bicycle and
pedestrian use.
Parking
21. Retain on-street parking. °
22. Minimize the visual impacts of off-street parking.
23. Design above-ground parking structures with active, street-oriented, ground-
floor uses and upper-level facades compatible in scale, massing, height,
materials, fenestration and setback with the new and historic buildings.
2G. Provide parking below-ground in new mixed-use buildings to serve building
re'sidents, employees and customers.
E. REDEVELOPMENT TECHNIQUES TO ACHIEVE PLAN OBJECTIVES
This Plan envisions the use of all techniques or powers authorized through
applicable statutes by the City, HRA, Port Authority or other public agencies as
appropriate and necessary to carry out its implementation. No provision of the Plan
is to be taken to limit tne full exercise of these powers. The following techniques
are examples of ineans to achieve the objectives presented in Sections C and D
above.
1. Support private initiatives.
As a primary course o{ action, the HRA and the City wiff promote and
�II
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support those initiatives by property owners or other persons in control of
project sites to market, develop, redevelop, rehabilitate or otherwise improve
their property in accordance with this Plan. Private initiative and investment
is tne preferred means of achieving the objectives of this Plan, and will be
encouraged. The HRA or the City may, without acquiring property, enter
into agreements with property o�vners or ofher persons in control of project
sites that identify specific private responsibilities for tne improvement of sites
in accordance with this Plan.
To induce such agreements, the HRA and the City will provide for, or cause
to provide for, the following as necessary and appropriate:
a. Administration of those pubfic processes and requirements deemed
necessary to support or aliow developmendredevelopment of
property to occur in accordance with this Plan. I£ applicable and
advisabie, the HRA and the City will provide assistance to developers
to allow them to take responsibility for administrative activities.
These include, but are not limited to:
• coordination of project activity, financing and review with
human services agencies, citizen participation entities, and
other state, regional and federal government agencies;
• initiation of vacations, rezonings, dedication of public rights-
of-way, or other public actions as may be necessary to
implement this Plan, in accordance with local, state, regional,
and federal government agencies;
• provisions of standard municipal services to adequately insure
public health, safety and welfare;
• enforcement of building codes, design guidelines, site
covenants, provisions to insure compliance with state and
local requirements relating to non-discrimination, income
levels, environmental quality, faithful performance and any
other public objectives relating to the purchase, development,
improvement or use of the land; and/or
• property exchanges.
b. Public improvements that include, but are not limited to,
installation/construction/reconstruction of streets, parkways, utilities,
parks, wa{kways and trails, bridges and other public improvements or
facilities as necessary or desirable to carry out the objectives of this
Plan. Public improvements will be undertaken in phases (of time and
location) that coincide with and promote rational development
patterns. Costs of such improvements may be assessed to the sites
served by them.
c. Financing to provide affordable sources of financing to private and
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public entities involved in developing components of this Plan.
Several financing mechanisms can be used to accomplish the
objectives of this Plan. They include, but are not limited to:
• tax increment financing
• industrial development revenue bond loans (taxable or tax-
exempt)
• other revenue bond loans (taxable or tax-exempt)
• housing revenue bond loans
• mortgabe subsidy bonds
• acquisition/lease/sublease
• land lease
• equity participation
• development and rental assistance payments
• City rehabilitation loan funds and other local funding sources
for building maintenance and upgrading
• interest rate reduction
• Livable Communities Demonstration Account
In selecting methods of project finance, the HRA and the City will
take into account the forms of other assistance avaifabfe and negotiate
with individual developers to select a method that provides sufficient
incentive for the developer to create a quality product.
2. Land Acquisition
As an alternative andfor complementary redevelopment technique, the HRA
or the City may choose to acquire certain property either through exercise of
eminent domain according to the procedures established under Minnesota
Statutes, Chapter 117 or through voluntary sale. Acquisition of property will
be considered when such property is found to have any of the following
characteristics:
a. blighted areas, buildings and other real property, where removing
such can remove, prevent or reduce b{ight or the cause of blight;
b. open or undeveloped land blighted by virtue of conditions that have
prevented normal development by private enterprise;
c. underused or inappropriately-used land that may be converted to
other uses recommended by this Plan at a reasonable cost without
major clearance activities;
d. land necessary to complete parce4s that are suitable for development;
e. lands or property declared to be unsafe or otnen,vise hazardous to
pubiic health and safety; and/or
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3.
L,�
other real or personal property necessary to accomplish the objectives
of this Plan.
Acquisition of property wil! be undertaken in strict adherence to applicable
state and federal statutes, including the provision of relocation services,
assistance and benefits in accordance with Minnesota Stacutes Chapter 117.
Site Preparation
The HRA or the City will undertake or cause to undertake those actions
deemed necessary to prepare acquired sites for redevelopment. These
include, but are not limited to:
demolition, removal or rehabilitation of buildings and improvements;
activities to correct adverse characteristics of the land, soil or subsoii
conditions, unusable subdivision or plat of lots, inadequate access or
utility service, fVood protection or other development-inhibiting
conditions;
c. activities deemed necessary or desirable to remove, reduce or prevent
�
other blighting fackors and cause of blight;
d. installation, construction or reconstruction of streets, parkways,
utilities, parks, walkways and trails, and other public improvement or
facilities as necessary or desirable for carrying out the objectives of
this Plan; ,
e. provisions of refocation services, assistance and benefits in
accordance with Minnesota Statutes, Chapter 117;
other activities deemed necessary or desirable to improve and prepare
sites for development rehabilitation or redevelopment for uses in
accordance with this Plan.
Land Disposition and ImprovemenQ A;reements
The tiRA and the City will se{1, lease or otherwise dispose of acquired
property at fair use values in accordance with the requirements of applicable
laws and plans, and subject to purchaser's contract obligations, by any or a
combination of the following methods:
a. after clearance and/or provision of site improvements;
b. after rehabilitation at its fair market or reuse value so improved;
c. without clearance, to rehabilitate, clear or otherwise improve the
property in accordance with the objectives and requirements of this
Plan; and/or
d, to public bodies for the purpose of providing pubiic improvements or
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supporting facilities.
F. OTNER NECESSARY PROVISIONS TO MEET STATE/LOCAL REQUIREMENTS
1. Non-Discrimination.
Every contract for sale, lease or redevelopment of property within the North
Quadrant Redevelopment Project Area will prohibit iand speculation; require
compliance with all state and locai laws in effect from time to time; prohibit
discrimination or segregation by reasons of race, religion, color, sex, or
national origin in the sale, lease or occupancy of the property; and require
that this latter provision be made a covenant running with the land and be
binding upon the redeveloper and every successor in interest co the properiy.
2. Vacations, Rezonings, Dedications and Covenants.
Vacations, rezonings, and dedications of public rights-of-way as may become
necessary shall be accomplished by separate actions in accordance with state
law and local ordinances, and will be initiated by the agency or the
redeveloper.
G. PROVISIONS FOR AMENDING THE PLAN
The Redevelopment Plan may be modified at any time in the manner provided by
{aw, and wi11 be reviewed by the Saint Pau1 Pfanning Commission for conformance
with the City's Comprehensive Plan. ,
11
Exhibifi A
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QiYOFSA.,"�TPAL2
�.��'. I�DY��2 �2lGt�Yf�YI�'
v--- � i
--CTTY OF SA1NT PAUL
Notm Coleman, Mayor
Gladqs Mo'ton, Chair
DATE: June 11, 1999
TO:
FROM:
SUBJLCT:
PLANNI�iG CO�[�iISSIO�
25 Wut Fvwtk Sbeet
Senl PaW, �YfN 55102
c
Telephone: 65Z-266-6565
FacsimiTe: 651-22&3310
Mayor Norm Coleman and Members of the Saint Paul City Council
Gladys Morton, Chair, Saint Paul Planning Commission �� ��1,�.�.
Transmittal of the North Quadrant Redevelopment Plan
BACKGROUND
For many years, the Saint Paul community has been envisioning a revitalized North Quadrant
neighborhood. With the recent increase in commercial activity downtow�n, completion of the
Saint Pat�l on the Mississippi Development Framework, and identification of housing as a
priority for key sites in downtown, there has been renewed interest in the redevelopment of the,
I``orth Quadrant (that area north of Lowertown, bounded by E. 7`", Jackson and I-94) as a mixed-
use urban village. Adoption of a Redevelopment Plan is the first step in establishing the City's
role in undertaking such a redevelopment project.
Over the last several months, there has been a series of ineetings, workshops and discussions
regarding the community's aspirations for a new North Quadrant. PED staff have met numerous
times with the CapitolRiver Council regazding their thoughts on the future of the neighborhood,
as well as with property and business owners to discuss the purpose of the Redevelopment Plan
and the implications for their businesses. The Saint Paul on the Mississippi Design Center
conducted a one-day workshop and follow-up meeting with property and business owners,
residents, design professionals, and other stakeholders and interested parties to apply the
Framework principles to the area and prepare a draft North Quadrant Precinct Plan.
Based on these discussions and the principles, goals and objectives of the Frameivork, PED staff
prepazed a draft North Quadrant Redevelopment Plan, which was the subject of a Planning
Commission public hearing on D�azch 12, 1999. The Planning Commission amended the draft
plan to reflect the concerns heazd at the public heazing and in subsequent discussions with
property� owners and the CapitolRiver Council. The Commission is now recommending the
attached North Quadrant Redevelopment Plan for your review and approval.
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Mayor Norm Coleman et. ai.
June 11, 1999
Page Two
AUTHORITY TO REVIE��
Minnesota Statutes contain provisions for the creation of a redevelopment project, defined in
Section 469.002, Subdivision 14 as any undertaking to:
(1) acquire blighted areas and other real properiy to remove, prevent or reduce blight,
bliahting factors or the causes of blight;
(2) clear acquired land and install streets, utilities and site improvements to prepare
the site for development consistent �vith an adopted redevelopment plan;
��)
�`�)
(5)
sell or lease land
prepare a redevelopment plan and other technical and financial plans for site
improvements and land development; or
conduct an urban renewal project.
A redevelopment plan must be prepared for each redevelopment district that lays out how the
area will be developed, indicates the project area's relationship to locai land use (and other
Comprehensive Plut) objectives, and contains general land uses and development standazds.
State statutes require comment from the Planning Commission/PED prior to City Council and
Housing and Redevelopment Authority approval of the Redevelopment Plan. The City Council is
required to hold a public hearing before approving the Plan. •
TH� NORTH QUADRANT REDEVELOPMENT PLAN
The Saint Paul on the Mississippi Devetopment Framework identifies the North Quadrant as a
new mixed-use urban villaee, and it has now become a priority for the development of a
si�nificant number of new housing units in downtown. The public/private partnership (City,
Saint Paul Riverfront Corporation, Capital City Partnership, Port Authority) coordinating
implementation of the Framework has also identified the North Quadrant as a development
priority. W'e have already experienced a fair amount of developer interest in the azea as well.
The purpose of the Redevelopment Plan is to establish the City's intention to undertake
redevelopment of the North Quadrant. It contains three major sections: a tegal description and
map describing the area to be included in the redevelopment district; development and urban
design objectives that will guide how the new development occurs; and le�al and economic tools
to acliiece the Plan's objectives.
The Planning Commission recommends the attached North Quadrant Redevelopment Plan for
your approval. While the Commission supports all of the development and urban design
objectives stated in the Plan, we want to especially express our concem about businesses that are
in existin� buildin�s. The Commission feels very strongly that they should be encouraged and
allo�ved to stay, as many of them are businesses that have been in families for generations and
most of them are appropriate for a ne�v mixed-use, predominantly residential neighborhood. The
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ORIGINAL
Council File # �� J
Resolution # ---; �
:
Green Sheet # 08406
Presented By
Referred To
Committee: Date
RESOLIITION APPROVING THS
NORTH QIIADRANT REDEVELOPMENT P T.AN
1
2
3
4
5
6
7
8
9
10
11
WHEREAS, Minnesota Statutes, Sections 469.001 to 469.047,
authorizes housing and redevelopment authorities to create
redevelopment projects which are defined in Section 469.002,
Subdivision 14, as any undertaking to: 1) acquire blighted areas
and other real property to remove, prevent or reduce blight,
blighting factors or the causes of blight; 2) clear acquired land
and install streets, utilities and site improvements to prepare
the site for development consistent with an adopted redevelopment
plan; 3) sell or lease land; 4) prepare a redevelopment plan and
other technical and financial plans for site improvements and
land development; or 5) conduct an urban renewal project; and
12 WHEREAS, a redevelopment plan must be prepared for each
13 redevelopment project that describes how the area will be
14 developed, indicates the project area's relationship to local
15 land use and other comprehensive plan objectives, and recommends
16 general land uses and development standards; and
17 WHEREAS, the area in the downtown area of the City known as
18 the North Quadrant is bounded on the north and east by I-94, on
19 the south by E. 7th Street and on the west by Jackson Street (the
20 "North Quadrant Redevelopment Project Area"); and
21
22
23
24
25
26
WHEREAS, the North Quadrant Redevelopment Project Area is
identified in the Saint Paul on the Mississippi Development
Framework as a new mixed-use urban village, predominantly
residential in character; and
WHEREAS, the North Quadrant Redevelopment Project Area is
currently dominated by large surface parking lots; and
27 wHEREAS, new private investment that fully realizes the
28 potential of the North Quadrant Redevelopment Project Area and
29 meets City goals and objectives is unlikely to occur unless
30 public actions commence to prepare the area for redevelopment and
31 guide its transformation; and
32 WHEREAS, based on input fr
33 Capitol River Council, property
34 Paul on the Mississippi Design
RESOLUTION
SAINT PAUL� MINNESOTA
om business owners, residents,
owners, City staff, the Saint
Center and other stakeholders,
the
the
1054590.1
' 35 Housing and Redevelopment Authority of the City of Saint Paul �� ��
36 (the "Authority") has prepared the North Quadrant Redevelopment
37 Plan (the "Redevelopment Plan��) to lay out a vision for the new
38 neighborhood; and .
39 WHEREAS, Minnesota Statutes, Section 469.027 requires that
40 the Authority submit a redevelopment plan to the planning agency
41 of the City and request an opinion on any redevelopment plan
42 prior to Authority's approval of the Redevelopment Plan; and
43 WHEREAS, the Saint Paul Planning Commission held a public
44 hearing on the North Quadrant Redevelopment Plan on March 12,
45 1999, and found by resolution that the North Quadrant
46 Redevelopment Plan conforms to the general plan for development
47 of the City as a whole and recommended approval of the North
48 Quadrant Redevelopment Plan; and
49 WHEREAS, on June 23, 1999, the City, after having published
50 a notice of public hearing in the official newspaper, conducted a
51 public hearing on the North Quadrant Redevelopment Plan and
52 received public comments on the same.
53 NOW, THEREFORE, BE IT RESOLVED by the City Council of the
54 City of Saint Paul, Minnesota, as follows:
55 Section 1. That the area described as the North Quadrant
56 Redevelopment Project Area in said Redevelopment Plan is a
57 Redevelopment Project within the meaning of Minnesota Statutes,
58 Section 469.002, Subd. 14.
59
60
61
62
63
64
Section 2. That said Redevelopment Plan for the North
Quadrant Redevelopment Project Area will carry out the purpose
and policy of Minnesota Statutes, Chapter 469.001 to 469.047.
Section 3. That the land in the North Quadrant
Redevelopment Project Area would not be made available for
redevelopment without the financial aid to be sought.
65 Section 4. That the Redevelopment Plan will afford maximum
66 opportunity, consistent with sound needs of the City as a whole,
67 for the redevelopment of the North Quadrant Redevelopment Project
68 Area by private enterprise.
69
70
71
72
73
74
75
76
77
Section 5. That it is hereby found and determined that the
North Quadrant Redevelopment Plan conforms to the general plan
for the development of the City as a whole.
Section 6. That the City Council of the City of Saint Paul,
Minnesota, does hereby approve the North Quadrant Redevelopment
Plan for the North Quadrant Redevelopment Project Area.
Section 7. The actions of City staff in causing the notice
of public hearing to be published in the City's official
newspaper are hereby ratified, confirmed and adopted.
�osas9o.i 2
`�t� S�
OR1GlNAL
Benanav
Requested by Department of:
Blaltey �/
Bostsom Plannin & Economic ��velo ment �
✓
Coleman ✓ „ �
Harris ✓ g,
Lantry ✓
Aeiter J
Adopted by Council
Adoption Certif}"ed by Council
By: ., _
Approved by Mayor: j te
J U I �� API
Byc
�
1054590.1 3
Form Approved by City ttomey
Hy:
��
PERSON & PHONE
b �hr2i�e�'
onrE wrtwrEo
CDIl6� i`�1
GREEN SHEET
S� ��3
No 0$406
TOTAL # OF SIGNATURE PAGES
RWi1NG
ORDER
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PLANNING CAMMISSION
CIB COMMITTEE
CIVIL SERVICE CAMMISSION
�1:. •
Has tfiis person/firm ever xorked under a contract for this department'7
YES NO
Has Mis personKrm ever 6een a cily empbyee?
YES NO
Does this persoNfirtn possess a sfdll not rrormallypossessetl by any cvrrerR ciry employee?
YES NO
Is fhis petsoNfirtn a Wrgetetl vendoR
YES NO
ldrdl� u�aliZeC,C �u�t[c�i Q�'°� $11�C�CiC9 �1'K1� [6`� . ��Sfl-c�11� 1l� �� a
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APPROVED
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ACTNRY NUMBER
YES NO
�s°p� ���PC'� i���'s�2!'"
JUN 1 �. �999
.
c t�S�t�._
CZTY OF SAINT pAIJI, 390 City Hnll
Norm Colem¢n, Mayor ZS Wesf%Aogg Boulevard
Smnt Puul, MN 55102
DATE:
To:
FROM:
SUBJECT:
June 15, 1999
Members of the City Council
MayorNormColeman /I I
/ Vc0—�
North Quadrant Redevelopment Plan
Telephone: 651-26�SSI0
Pacsimile: 651-228-8513
��.5�?t"� ��'F:'°?"� s �{
.W J 2.e;fi L.�,i�[G�
J��i ? 5 3��9
Attached to this memo please find a copy of the North Quadrant Redevelopment Plan as it
was approved by the Saint Paul Planning Commission on June 11, 1999. I am forwazding
it to you for your consideration. A public hearing has been scheduled for June 23, 1999
before the City Council. Approval of a Redevelopment Plan by the City Council is the
first step in establishing the City's role in undertaking redevelopment of the North
Quadrant. -
The transmittal memo (also attached) from Gladys Morton, Chair of the Planning
Commission, provides background on the planning we have been doing for years for the
North Quadrant. As you may remember, the Saint Paul on the Mississippi Development
Frametivork envisions a new mixed-use urban village in the azea.
As you also know, the North Quadrant is one of five sites being explored as a potential
ballpazk locafion. Should it be selected, after extensive public discussion, as the
appropriate site for the new facility, the North Quadrant Redevelopment Plan wotdd have
to be amended.
Attachments
c1�-S�3
city of saint paul
planning commiss�on
fi�e number 99•33
��� JLIN8H.1999
resolution
RECOn?MENDING APPROVAL OF THE
NORTH QUADRANT REDEVELOPMENT PLAN
WIIEREAS, Minnesota Statutes contain provisions for the creation of a redevelopment project;
and
�VHEREAS, a redevelopment project is defined in Section 469.002, Subdivision 14 as any
undertaking to: 1) acquire blighted areas and other real property to remove, prevent or reduce
biight, blighting factors or the causes of blight; 2) clear acquired land and install streets, utilities
and site improvements to prepare the site for development consistent with an adopted
redevelopment plan; 3) sell or lease land; 4) prepaze a redevelopment plan and other technical
and financial plans for site improvements and land development; or 5} conduct an urban renewal
project; and
�VHEREAS, a redevelopment plan must be prepazed for each redevelopment project that lays out
how the area will be developed, indicates the project area's relationship to locai land use (and
o,her Comprehensive Plan) objectives, and recommends general land uses and development .
standards; and
WHEREAS, State statutes require comment from the Planning Commission/PED prior to City
Council and Housing and Redevelopment Authority approval of the Redevelopment Plan; and
WHEREAS, the area known as the North Quadrant in downtown Saint Paul is bounded on the
north and east by I-94, on the south by E. 7"' Street and on the west by Jackson Street; and
WHEREAS, the North Quadrant is identified in the Saint Paul on the Mississippi Devetopment
Framework as a new mixed-use urban village, predominantly residential in character; and
�VHEREAS, the North Quadrant is currently dominated by lazge surface pazking lots; and
WHEREAS, new private investment that fully realizes the potential of the North Quadrant and
meets City goals and objectives is unlikely to occur unless public actions commence to prepare
the area for redevelopment and guide its transformation; and
fTI�V�C� b�/ YILL
se�o�t� by N�
in favo�—.Ltz--
against �
. . aa s�3
�VHEREAS, based on input from business owners, residents, the CapitolRiver Council, properiy
owners, City staff, the Saint Paul on the Mississippi Design Center and other stakeholders, PED
staff prepazed a draft North Quadrant Redevelopment Plan to lay out a vision for the ne�v
neighborhood; and
WHEREAS, the Saint Paul Planning Commission held a public heazing on the draft North
Quadrant Redevelopment Plan on NSazch 12, 1999; and
�VHEREAS, the draft plan was amended to reflect the concerns expressed at the public hearing;
NO�V, THEREFORE, BE IT RESOLVED, that the Sa;nt Paul Planning Commission fmds the
North Quadrant Redevelopment Plan consistent with the Saint Paul Comprehensive Plan and the
Saint Paz�l on the Mississippi Development Framework; and
BE IT FURTHER RESOLVED that the Planning Commission hereby� recommends the attached
North Quadrant Redevelopment Plan to the City Council/Housina and Redevelopment Authority
for approval; and
BE IT FINALLY RESOLVED that the City Council hoid a public hearing on the North
Quadrant Redevelopment Plan, notice of which shall be published in the Saint Paul Pioneer Press
between 10-30 days prior to the heazing.
REDEVELOPMENT PLAN
FOR THE
NORTii QUADRANT REDEVELOPMENT PROJECT AREA
SAINT PAUL, MINNESOTA
HOUSING AND REDEVELOPMENT AUTHORITY
OF THE C1TY OF SA1NT PAUL, MINNESOTA
�i �i- 5�t3
Approved by the Saint Paul Planning Commission
June 11, 1999
�`�1-�3
TABLE OF CONTENTS
A. Description of Redevelopment Project Area .................................................3
B . Background .................................................................................................3
C. Development Objectives .............................................................................4
D. Urban Design Objectives .............................................................................6
E. Redevelopment Techniques to Achieve Plan Objectives ...............................7
F. Other Necessary Provisions to Meet State/Local Requirements ....................11
G. Provisions for Amending the Pian ...............................................................11
2
�-s�3
The Housing and Redevelopment Authority of the City of Saint Paul, Minnesota (HRA)
proposes to establish the NORTH QUADRANT REDEVELOPMENT PROJECT AREA, as
provided for in Minnesota Statutes, Chapter 459.002, Subd. 14. This document comprises
the REDEVELOPMENT PLAN as provided for in Minnesota Statutes, Chapter 469.002,
Subd. 16.
A. DESCRIPTION OF REDEVELOP��lENT PROjECT AREA
The boundaries of the North Quadrant Redevelopment Project Area (Exhibit A) are
described as follows:
Commencing at the point of intersection of the Southwesterly right-of-way line of
Jackson Street and Southerly right-of-way line of Interstate freeway No. 94 then to
foliow Northeasterly along the freeway right-of-way line which begins to change
course to a direction of East then Southeas±erly to the point of intersection of the
Southeasterly right-of-way line of Wall Street and Southerly right-of-way line of
Seventh Street, then continue Southwesterly along the South Right-of-way line of
Seventh Street to the point of intersection of the Southerly right-of-way line of
Seventh Street and the Southeaster{y right-of-way line of Sibley Street, then
continuing Southwesterly along the South right-of-way line of Seventh Place to the
point of intersection of the Southerly right-of-way line of Seventh Piace and the
Southwesterly right-of-way line of Jackson Street, then to continue Northwesterly
along the Southwesterly right-of-way line back to the commencement point of °
intersection of the Southwesterly right-of-4vay line of lackson Street and the
Southerly line of interstate Freeway No. 94. Also included in the project area are
Lots 1, 2, 3, 12, 13 and 14, Biock 10 of Robert's and Randall's Addition to St. Paul;
Lots 1, 2, 3, 12, 13 and 14, Block 15 of Robert's and Randall's Addition; Lots 6 and
7, Biock 2 of Whitney and Smith's Addition to 5t. Paui; Lots 10 and 11, Biock 8 of
Whitney and Smith's Addition to St. Paul; Lots 1, 2, 11 and 12, Block 7 of Whitney
and Smith's Addition to St. Paul; Lots 1, 2, 11 and 12, Block 6 of Whitney and
Smith's Addition to St. Paul; and Registered Land Survey 402. Together with the
right-of-ways and portions of lots opened for alieys, this project area is comprised of
the folfowing blocks as per the Housing and ftedevefopment Authority's block
numbering system: Block 1, Block 12, Biock 13, Block 14, Block 18, Block 17,
Block 16, Block 15, Block 30, Block 31, Block 32, the easteriy third of Blocks 11
and 19, the northerly third of Blocks 34 and 35, and the northwesterly corner of
Block 36.
B. BACKGROUND
The North Quadrant Redevelopment Project Area is on the immzdiate edge of the
core of doevnto�vn Saint Paul, but still within the �vell-defined central business
3
��-S�3
district. Aithough the area is currently characterized by underutilized buildings and
large surface parking lots, the North Quadrant previously functioned as a
warehouse/manufacturing area, similar to the original function of the adjacent
Lowertown neighborhood. It was aiso the site of the original James J. Hill
residence. Public improvements have deteriorated and require significant capitai
investment.
While there are positive assets in the area (for example, First Baptist Church and St.
Mary's Catholic Church, as we1{ as an assortment of viable businesses), without
positive intervention, the North Quadrant is unlikely to meet its full potential.
Unless public actions commence to prepare the area for redevelopment and guide
its transformation, new private investment that fully realizes the potential of this
area and meets City goals and objectives is unlikely to occur.
Implementation of this Plan will be accomplished through incentives, land use
controls and design guide�ines that encourage high-quality, economically sound and
environmentally-sensitive development consistent wiYh the needs of the community
as a whole. The exceptional opportunity in the North Quadrant is to bring life back
to an area suffering from years of actions that have sapped its vitality. In an
improving downtown economy, with support and leadership from the public and
private sectors, the North Quadrant can once again be a thriving neighborhood
where people live, work and play.
C. DEVELOPMEN7 OBJECTNES
The foVlowing development objectives of the North Quadrant Redevelopment
Project Area are based on the poficy directives of the Saint Paul Comprehensive
Plan and the principles, goals and objectives of the Saint Paul on the Mississippi
Development framework and North Quadrant Precinct Plan.
General
1. Eliminate and/or ameliorate the adverse physical and environmentai
conditions that exist in the North Quadrant Redevelopment Project Area.
2. Acquire blighted areas and other real property for the purpose of removing,
preventing or reducing blight, blighting factors or causes of blight.
3. Redevelop the North Quadrant as a mid-rise, medium-to-high-density,
mixed-use urban neighborhood, consistent with the principles, goals and
objectives of the Saint Paul on the Mississippi Development Framework and
the North Quadrant Precinct Pian.
4. Develop the North Quadrant Redevelopment Project Area in a manner that
complements nearby urban ne+ghborhoods, such as Lo�vertown and the
Central Business District (CBD), and fills in the "hole" in the urban fabric
between the CSD and the Capitol, Dayton's Bfuff and Lafayette Park.
�
�� S�3
5. Retain those existing businesses (except surface parking lots) and institutions.
that are appropriate for a predominantly residentiai neighborhood, whether
in their existing buildings or incorporated into new mixed-use buildings.
6. Encourage the upgrading and maintenance of existing buifdings so that those
businesses compatible with the new neighborhood remain and grow with it.
7. Phase in new infill deve{opment around existing commercial buildings to the
greatest extent possible, and strategically redevelop existing buildings over
time as market demand warrants.
8. Design the new neighborhood to be urban in character, consistent with the
Urban Design Objectives noted below.
9. Encourage the provision of technology features and amenities, as an
extension of the Lowertown CyberVillage concept.
La�d Use
10. Provide a diversity of land and building uses to improve the attractiveness
and desirabifity of the neighborhood as a place to live, work, shop and/or
enjoy culturai opportunities.
11. Increase the residential population in downtown, including an opportunity
for affordable housing in accordance with the Saint Paul Housing Plan.
12. Provide a range of housing types (owner, rental, townhouse, apartment,
live/work, rowhouse), sizes and costs to foster a diverse community.
13. Encourage the retention of the existing warehouse buildings, the Walsh
Building, St. Mary's Catholic Church, First Baptist Church and the Embassy
Suites Hotel as adaptive reuse opportunities and vital anchors of the new .
ne+ghborhood.
Economic
14. Stimulate private investment and reinvestment in this underutilized section
of the city.
15. Increase the tax base and job-supporting capacity of the area to complement
downtown as a place to work.
16. Utilize public financial resources in a manner that conforms with the City's
adopted capital allocation and tax policies.
Public Improvements
17. Provide public improvements in order to stimulate private investment and
reinvestment in the project area, and to make private land highly marketable,
usable and valuable.
18. Provide high-quality public improvements (such as parks, streets and
sidewalks).
�� S�3
D. URBAN DESIGN OBJECTIVES
The following urban design objectives of the North Quadrant Redevelopment
Project Area are based on the policy directives of the Saint Paul Comprehensive
Plan and the principies, goals and objectives of the Saint Paul on the Mississippi
Development Framework and North Quadrant Precinct Plan.
General
1. Take advantage of the physical characteristics of the area (such as its
compact size, intact tradit+onal street �etwork, prominent entry points and
wide roadways along its borders) to create a neighborhood with its own
sense of place and distinct identity.
2. Retain, as much as possible, the existing street net4vork and block pattern as
a framework for new building placement and open spaces (e.g. parks and
greens), and design new buildings to fit into them (e.g. prohibit street
closures to accommodate super-block structures).
3. incorporate Crime Prevention Through Environmental Design (CPTED) and
Design for Public Safety Saint Paui principles to foster a safe and vibrant
community.
4. Increase the amount of landscaping (trees, lawns, plantings, etc.) throughout
the North Quadrant.
Public Realm °
5. Create a central public space/park/square/"commons" at the "heart" of the
new neighborhood that not oniy serves as a focal point but also is integrated
into the larger network of parks and urban squares in downtown.
6. Preserve significant views into and out of the neighborhood.
7. Connect the North Quadrant to adjacent neighborhoods through street and
side�valk lighting, extensive tree plantings and other landscaping, streetscape
features, sidewalks, etc.
8. Design new buildings to fit the existing urban pattern of small blocks formed
by streets arranged on a grid.
Built Form
9. Design new buildings to frame all public spaces, including streets, the
central "green" and any other open spaces that may be created.
10. Design new buildings to be generally compatible in height, scale, massing,
materials, configuration and fenestration with the historic buildings in
Lowertown.
11. Preserve buildings of architectural, cultural and historic merit.
12. Encourage the use of hibh-quality masonry exterior materiafs, primari(y brick
or stone.
�� s�3
13. Build new residential and mixed-use buildings close to the property line,
allowing for a comfortable transition from public to semi-pubfic to semi-
private to private space, and providing an adive face to the street.
14. Locate taller buildings and those of higher density along the wider roadways
on the edge of the neighborhood �ackson, E. 7` Street and 1-94).
15. Design the massing, scale, height and materials of new buildings facing E. 7'
Street to reflect those of the buildings on the south side of E. 7` Street (e.g.
Butwinick et. al.).
Movement Networks
1 b. Create a lively, safe and vibrant street environment by discouraging the
penetration of skyways into the new neighborhood.
17. Provide strong pedestrian links to adjacent areas and significant
physicai/natural features (e.g. Lowertown, the Capitol, 7` Place Mall and the
Mississippi River).
18. Redesign E. 7` and Jackson streets as boulevards, with extensive
landscaping, ornamental and pedestrian-scale lighting, and bump-outs at the
intersections.
19. Integrate street design, land use and building form.
2�. Design interior neighborhood and perimeter streets to encourage bicycle and
pedestrian use.
Parking
21. Retain on-street parking. °
22. Minimize the visual impacts of off-street parking.
23. Design above-ground parking structures with active, street-oriented, ground-
floor uses and upper-level facades compatible in scale, massing, height,
materials, fenestration and setback with the new and historic buildings.
2G. Provide parking below-ground in new mixed-use buildings to serve building
re'sidents, employees and customers.
E. REDEVELOPMENT TECHNIQUES TO ACHIEVE PLAN OBJECTIVES
This Plan envisions the use of all techniques or powers authorized through
applicable statutes by the City, HRA, Port Authority or other public agencies as
appropriate and necessary to carry out its implementation. No provision of the Plan
is to be taken to limit tne full exercise of these powers. The following techniques
are examples of ineans to achieve the objectives presented in Sections C and D
above.
1. Support private initiatives.
As a primary course o{ action, the HRA and the City wiff promote and
�II
� 5�3
support those initiatives by property owners or other persons in control of
project sites to market, develop, redevelop, rehabilitate or otherwise improve
their property in accordance with this Plan. Private initiative and investment
is tne preferred means of achieving the objectives of this Plan, and will be
encouraged. The HRA or the City may, without acquiring property, enter
into agreements with property o�vners or ofher persons in control of project
sites that identify specific private responsibilities for tne improvement of sites
in accordance with this Plan.
To induce such agreements, the HRA and the City will provide for, or cause
to provide for, the following as necessary and appropriate:
a. Administration of those pubfic processes and requirements deemed
necessary to support or aliow developmendredevelopment of
property to occur in accordance with this Plan. I£ applicable and
advisabie, the HRA and the City will provide assistance to developers
to allow them to take responsibility for administrative activities.
These include, but are not limited to:
• coordination of project activity, financing and review with
human services agencies, citizen participation entities, and
other state, regional and federal government agencies;
• initiation of vacations, rezonings, dedication of public rights-
of-way, or other public actions as may be necessary to
implement this Plan, in accordance with local, state, regional,
and federal government agencies;
• provisions of standard municipal services to adequately insure
public health, safety and welfare;
• enforcement of building codes, design guidelines, site
covenants, provisions to insure compliance with state and
local requirements relating to non-discrimination, income
levels, environmental quality, faithful performance and any
other public objectives relating to the purchase, development,
improvement or use of the land; and/or
• property exchanges.
b. Public improvements that include, but are not limited to,
installation/construction/reconstruction of streets, parkways, utilities,
parks, wa{kways and trails, bridges and other public improvements or
facilities as necessary or desirable to carry out the objectives of this
Plan. Public improvements will be undertaken in phases (of time and
location) that coincide with and promote rational development
patterns. Costs of such improvements may be assessed to the sites
served by them.
c. Financing to provide affordable sources of financing to private and
0
�1�t-S�3
public entities involved in developing components of this Plan.
Several financing mechanisms can be used to accomplish the
objectives of this Plan. They include, but are not limited to:
• tax increment financing
• industrial development revenue bond loans (taxable or tax-
exempt)
• other revenue bond loans (taxable or tax-exempt)
• housing revenue bond loans
• mortgabe subsidy bonds
• acquisition/lease/sublease
• land lease
• equity participation
• development and rental assistance payments
• City rehabilitation loan funds and other local funding sources
for building maintenance and upgrading
• interest rate reduction
• Livable Communities Demonstration Account
In selecting methods of project finance, the HRA and the City will
take into account the forms of other assistance avaifabfe and negotiate
with individual developers to select a method that provides sufficient
incentive for the developer to create a quality product.
2. Land Acquisition
As an alternative andfor complementary redevelopment technique, the HRA
or the City may choose to acquire certain property either through exercise of
eminent domain according to the procedures established under Minnesota
Statutes, Chapter 117 or through voluntary sale. Acquisition of property will
be considered when such property is found to have any of the following
characteristics:
a. blighted areas, buildings and other real property, where removing
such can remove, prevent or reduce b{ight or the cause of blight;
b. open or undeveloped land blighted by virtue of conditions that have
prevented normal development by private enterprise;
c. underused or inappropriately-used land that may be converted to
other uses recommended by this Plan at a reasonable cost without
major clearance activities;
d. land necessary to complete parce4s that are suitable for development;
e. lands or property declared to be unsafe or otnen,vise hazardous to
pubiic health and safety; and/or
�� 5�3
3.
L,�
other real or personal property necessary to accomplish the objectives
of this Plan.
Acquisition of property wil! be undertaken in strict adherence to applicable
state and federal statutes, including the provision of relocation services,
assistance and benefits in accordance with Minnesota Stacutes Chapter 117.
Site Preparation
The HRA or the City will undertake or cause to undertake those actions
deemed necessary to prepare acquired sites for redevelopment. These
include, but are not limited to:
demolition, removal or rehabilitation of buildings and improvements;
activities to correct adverse characteristics of the land, soil or subsoii
conditions, unusable subdivision or plat of lots, inadequate access or
utility service, fVood protection or other development-inhibiting
conditions;
c. activities deemed necessary or desirable to remove, reduce or prevent
�
other blighting fackors and cause of blight;
d. installation, construction or reconstruction of streets, parkways,
utilities, parks, walkways and trails, and other public improvement or
facilities as necessary or desirable for carrying out the objectives of
this Plan; ,
e. provisions of refocation services, assistance and benefits in
accordance with Minnesota Statutes, Chapter 117;
other activities deemed necessary or desirable to improve and prepare
sites for development rehabilitation or redevelopment for uses in
accordance with this Plan.
Land Disposition and ImprovemenQ A;reements
The tiRA and the City will se{1, lease or otherwise dispose of acquired
property at fair use values in accordance with the requirements of applicable
laws and plans, and subject to purchaser's contract obligations, by any or a
combination of the following methods:
a. after clearance and/or provision of site improvements;
b. after rehabilitation at its fair market or reuse value so improved;
c. without clearance, to rehabilitate, clear or otherwise improve the
property in accordance with the objectives and requirements of this
Plan; and/or
d, to public bodies for the purpose of providing pubiic improvements or
10
`�l`'t-S�3
supporting facilities.
F. OTNER NECESSARY PROVISIONS TO MEET STATE/LOCAL REQUIREMENTS
1. Non-Discrimination.
Every contract for sale, lease or redevelopment of property within the North
Quadrant Redevelopment Project Area will prohibit iand speculation; require
compliance with all state and locai laws in effect from time to time; prohibit
discrimination or segregation by reasons of race, religion, color, sex, or
national origin in the sale, lease or occupancy of the property; and require
that this latter provision be made a covenant running with the land and be
binding upon the redeveloper and every successor in interest co the properiy.
2. Vacations, Rezonings, Dedications and Covenants.
Vacations, rezonings, and dedications of public rights-of-way as may become
necessary shall be accomplished by separate actions in accordance with state
law and local ordinances, and will be initiated by the agency or the
redeveloper.
G. PROVISIONS FOR AMENDING THE PLAN
The Redevelopment Plan may be modified at any time in the manner provided by
{aw, and wi11 be reviewed by the Saint Pau1 Pfanning Commission for conformance
with the City's Comprehensive Plan. ,
11
Exhibifi A
�l�t-5�3
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�.��'. I�DY��2 �2lGt�Yf�YI�'
v--- � i
--CTTY OF SA1NT PAUL
Notm Coleman, Mayor
Gladqs Mo'ton, Chair
DATE: June 11, 1999
TO:
FROM:
SUBJLCT:
PLANNI�iG CO�[�iISSIO�
25 Wut Fvwtk Sbeet
Senl PaW, �YfN 55102
c
Telephone: 65Z-266-6565
FacsimiTe: 651-22&3310
Mayor Norm Coleman and Members of the Saint Paul City Council
Gladys Morton, Chair, Saint Paul Planning Commission �� ��1,�.�.
Transmittal of the North Quadrant Redevelopment Plan
BACKGROUND
For many years, the Saint Paul community has been envisioning a revitalized North Quadrant
neighborhood. With the recent increase in commercial activity downtow�n, completion of the
Saint Pat�l on the Mississippi Development Framework, and identification of housing as a
priority for key sites in downtown, there has been renewed interest in the redevelopment of the,
I``orth Quadrant (that area north of Lowertown, bounded by E. 7`", Jackson and I-94) as a mixed-
use urban village. Adoption of a Redevelopment Plan is the first step in establishing the City's
role in undertaking such a redevelopment project.
Over the last several months, there has been a series of ineetings, workshops and discussions
regarding the community's aspirations for a new North Quadrant. PED staff have met numerous
times with the CapitolRiver Council regazding their thoughts on the future of the neighborhood,
as well as with property and business owners to discuss the purpose of the Redevelopment Plan
and the implications for their businesses. The Saint Paul on the Mississippi Design Center
conducted a one-day workshop and follow-up meeting with property and business owners,
residents, design professionals, and other stakeholders and interested parties to apply the
Framework principles to the area and prepare a draft North Quadrant Precinct Plan.
Based on these discussions and the principles, goals and objectives of the Frameivork, PED staff
prepazed a draft North Quadrant Redevelopment Plan, which was the subject of a Planning
Commission public hearing on D�azch 12, 1999. The Planning Commission amended the draft
plan to reflect the concerns heazd at the public heazing and in subsequent discussions with
property� owners and the CapitolRiver Council. The Commission is now recommending the
attached North Quadrant Redevelopment Plan for your review and approval.
�� 5�3
Mayor Norm Coleman et. ai.
June 11, 1999
Page Two
AUTHORITY TO REVIE��
Minnesota Statutes contain provisions for the creation of a redevelopment project, defined in
Section 469.002, Subdivision 14 as any undertaking to:
(1) acquire blighted areas and other real properiy to remove, prevent or reduce blight,
bliahting factors or the causes of blight;
(2) clear acquired land and install streets, utilities and site improvements to prepare
the site for development consistent �vith an adopted redevelopment plan;
��)
�`�)
(5)
sell or lease land
prepare a redevelopment plan and other technical and financial plans for site
improvements and land development; or
conduct an urban renewal project.
A redevelopment plan must be prepared for each redevelopment district that lays out how the
area will be developed, indicates the project area's relationship to locai land use (and other
Comprehensive Plut) objectives, and contains general land uses and development standazds.
State statutes require comment from the Planning Commission/PED prior to City Council and
Housing and Redevelopment Authority approval of the Redevelopment Plan. The City Council is
required to hold a public hearing before approving the Plan. •
TH� NORTH QUADRANT REDEVELOPMENT PLAN
The Saint Paul on the Mississippi Devetopment Framework identifies the North Quadrant as a
new mixed-use urban villaee, and it has now become a priority for the development of a
si�nificant number of new housing units in downtown. The public/private partnership (City,
Saint Paul Riverfront Corporation, Capital City Partnership, Port Authority) coordinating
implementation of the Framework has also identified the North Quadrant as a development
priority. W'e have already experienced a fair amount of developer interest in the azea as well.
The purpose of the Redevelopment Plan is to establish the City's intention to undertake
redevelopment of the North Quadrant. It contains three major sections: a tegal description and
map describing the area to be included in the redevelopment district; development and urban
design objectives that will guide how the new development occurs; and le�al and economic tools
to acliiece the Plan's objectives.
The Planning Commission recommends the attached North Quadrant Redevelopment Plan for
your approval. While the Commission supports all of the development and urban design
objectives stated in the Plan, we want to especially express our concem about businesses that are
in existin� buildin�s. The Commission feels very strongly that they should be encouraged and
allo�ved to stay, as many of them are businesses that have been in families for generations and
most of them are appropriate for a ne�v mixed-use, predominantly residential neighborhood. The
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We, the undersigned, oppose any North Quadrant plan
that would remove THE GOPHER BAR from it's present location.
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