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280956 WH17E — CITV CLERK t ! ■Kg PINK `— FINANCE COl1I1C11 � a _�`'v: �CANARV —OEPARTMENT GITY OF SAINT �PAUL File NO. �� ,� � w�'� BIUE — MAVOR d • nce Ordinance N 0. I 7�(eZ Presented By Referred To Committee: Date Out of Committee By Date An Ordinance amending Chapter 60 of the Saint Paul Legislative Code pertaining to zoning for the City of Saint Paul and the zoning maps thereof; amending Chapters 60, 61, 62 and 66 by establishing the B-2C Community Business (Converted) District and uses and regulations pertaining thereto. WHEREAS, The Planning Commission has made a survey of both sides of Grand Avenue between Dale Street and the Short Line Rail- road bridge, an area consisting of 57 .5 acres , for the purpose of considering amendments to the zoning ordinances of the city, and has determined that the number of real estate descriptions being affected by the proposed changes would be impractical to obtain; and WHEREAS, The Planning Commission, following public hearings held for that purpose, has recommended that the zoning code be amended, and the City Council, having considered the report and recommendations of the Planning Commission, and having conducted a public hearing on the proposed zoning code amendments, does hereby amend the Zoning Code pursuant to the authority granted by and in accordance with the procedures set forth i.n Minnesota Statutes , section 462 . 357. THE COUNCIL OF THE CITY OF SAINT PAUL DOES ORDAIN: Section 1 . That Chapter 60 of the Saint Paul Legislative Code, the Zoning Code, be and is hereby amended so as to add the following thereto : COUNCILMEN Requested by Department of: Yeas Nays F�etcher �eu« In Favor Masanz Nicosia ✓ g scneibei Against Y TedesCo W ilson Form Ap o ed by City At ney Adopted by Council: Date Certified Passed by Council Secretary BY By Approved by Mayor: Date Approv d by Mayor for bmission to Council By BY � _ • ' �'9��'•�� . � �: I7dl�2. 60. 570.B-2C Community Business (Converted) District. 60. 571 Intent . It is the intent of the B-2C Community Bus�:ne�ss. Converted) District to create a business district expressly for existing residential structures in commercial areas , which will permit the operation of businesses which do not generate large amounts of traffic and at the same time will retain the visual character of the building forms and open space associ- ated with residential uses . This includes a limited height on buildings and front and side yards . It is further the intent of this district to provide parking for employees who work in buildings which are converted from residential to business use. 60. 572 Princi a1 Uses Permitted. In a B-2C Community Business Converte District t e use of land, the location and erection of new buildings or structures , and the alteration, enlargement, and moving of existing buildings or structures from other locations or districts shall conform to the following specified uses unless otherwise provided in this code : (1) All uses as permitted and regulated in the RM-2 Residential District under principal uses per- mitted. (2) All principal uses permitted in the B-2 Community Business District, provided that they meet the required conditions imposed in the B-2 District , and except the following : restaurants , or other places serving food or beverages ; private clubs , fraternal organizations , and lodge halls ; theaters , assembly halls , concert halls , or similar places of assembly. (3) Accessory buildings , structures , and uses custom- arily incident to the above permitted uses . 2 . . � ' ,��,��'��'�' � ti'.��. f.. � /7a�.z 6D. 573 Principal uses ermit:ted sub'ect to s :ecial con ita.ons . T e o owing a �.t�ona uses s a e permitted, subject to the conditions hereinafter im- posed for each use and subject to the review and approval of the planning commission. (1) ,All uses as permitted and regulated in the RM-2 Residential District under principal uses per- mitted subject to special conditions. (2) All uses permitted subject to special conditions in the B-2 Community Business District except the following: bowlin� alley, billiard hall, indoor archery range, indoor tennis courts , racquet ball and hand ball courts , dance hall, electronic game room, indoor skating rink, or simi.lar forms of indoor comrnercial recreation; automobile sales Qr servzce centers ; and auto service stations . Uses permi.tted under this section 60. 574(2) shall be subject to the followi.ng conditions : (a) The special conditions imposed for each use in the B-2 Community Business District. (b) The conditions specified in Sect�on 60. 573. (3) Accessory buildings , structures, and uses custom- ari.ly incident to the above permi.tted uses. 60. 574. Required conditions . When existing buildings are converted rom resi'�ential to business use, when existing buildings are enlarg,ed, and when new buildings are erected, off-street parking shall be provided as follows : (1) Residential uses : 12 spaces per dwelling unit . (2) All other uses : one space �or every 300 square feet of usable �loor area or as required in Section 62 . 103 Subd. 6, whichever is fewer. 3. : . - ��`� u ,� /76(�,Z (3) Off-street parking spaces shall not be located within a front yard and may be located within two feet of a side 1ot line. (4) Off-street parking facilities on lots without principal buildings shall provide principal access from the street. 60.575. Area, bulk, and ard setback re uirements. See C apter , SCHEDULE OF REGULATIONS, limitin� t e height and bulk of buildings , the minimum size of lot permitted by land use, the maximum density permitted, and providing minimum yard setback requirements . Section 2. That section 61. 103 of the Saint Paul Legislative Code be and the s�.me is hereby amended by deleting the first table appearing therein and substituting, in lieu and in place thereo�, the following : " � �'`' �L'SIL'e5S Li15t1"1C�.5 Ej.iL... i ' I.tinirrwm Sin Ilracim„m Ficiphf Idinimum YarO Sfiback Kasirt�arn (al $ire Frr Unit I ot Siruclurrs (�r L.ot in F�.et} Fsrcrnl c1 La1 F�°°t ti s: �.i�a in 1+frLRh �� i'islic � . SQwr• I in k' �' F�p,nt 1.4ini- � Tofal �,�,at 6ri.+.sen (F�) � � Z�rnny D�ssricl F�1 Fe�f �wiri► f-�.�1 mum of'f•.o 6uildinp G: I�:; _ � I I ' I � � i�t�s;�t::� ��T'P.ICT'S • I �', ,;J>) i?.`f�cz•4n•ia l »onc nonc I 3 � I 3Ge ( 15 a,b I c I c I cd � none I 1.0 ! ��.�j„c�y: .�vsinev I no�e nanr 3 I 3C ` l5 €,b I � , I t � c,o I r�une � 1.G � ` ;;�' ;�o-;.�ur,it} �u�inc-ss ! none I none �I E.f ( 30 e,f I 0 i `cf I �! e,d,f `none ` I.0 ��------..�� . �� ; �- �� n;;�r��y �us- . _. � 25 � 30% � NA � � ; �,�,<< � ��,�r�� None � None� 3 f 30e 25a � 4 8 �,�_ :� - _ �.-- !�:; G_nrroi �us:nr� I none I none � e ( 30 f I 0 I c (_ c I t,c ( none I 20 ` 1 �:rs CEn+�E� E:,rintss � nane I none � no lirr�it�no limi: n�ne � T1OnE � none l none o nont I €.0 g � ,_ � , ';;, ,r�n•r�:; �;inrs: nane none no limit �n� Ii..^vt nonE I none I none � rwr,e d rmnr S.G � �� I I _I __ � ► I ► , �,.;� 4. ' � �> �'1 r�� ;��„",� , . . ,.. 41, '�� /"70f�� That section 61. 103 is further amended by amending note (a) to read as follows : (a) Tn OS-1, B-1, or B-2C districts , where at least 50 percent of the—�eal front footage in such districts in any one block is built up with main buildings so placed as not to meet the require- ments of the front yard setback, the setback required of new main buildings for such districts in such block shall be equal to the average of the setbacks of the existing main buildings . Section 3. That section 62 . 103 of the Saint Paul Legislative Code be amended by substituting the following for the first paragraph in subdivision 6 thereof: Subd. 6. Parking requirements by use. Exce t as rovided in Section 60. 574, the minimum number of o -street parc- ing spaces y type of use shall be determined in accord- ance with the following schedule: Section 4. That section 62. 104(11) of the Saint Paul Legislative Code be amended to read as follows : (11) Setback. Exce t as otherwise rovided in section 60. 574 or section 3 0 -street par ing spaces s a not e wit in a required front or side yard e�eeg� as-g�e�a�de�-��.-eee��e�-6� .-�A�{b} and shall be a minimum of four feet from any side lot line. 5 . • ,�r��'r�� . ,_ .. M .. /l�1�� Section 5. That section 62. 109(3) of the Saint Paul Legislative Code be amended to read as follows : (3) Exce t as otherwise rovided in Section 6D.574, planting areas shal be at least four feet in width. Section 6. That section 66. 206, subdivision 3 of the Saint Paul Legis- lative Code be amended so as to add the following thereto : (4) No advertisin si n shall be ermitted iri the B-2C istrict. Section 7 . That the Council of the City of Saint Paul does hereby amend the Saint Paul Zoning Ordinances by amending the zoning classifi- cations for the following properties on the zoning maps of the City of Saint Paul, Sheet No. 27 , as incorporated by reference in Section 60. 301 of the Saint Paul Legislative Code : 6. ��(/�''�$ . . �� k� ".`*.,°I�� . � w�. t p , ,-..% , a. 1. Rezone; from B-3 to RM-2 696 Grand Lot 5, Block 5, Summit Park Addition 2. Rezone from B-2 to B-2C 715 Grand Lot 22, Block 6, Summit Park Addition 723 Grand Lot 20, Block 6, Summit Park Addition 727 Grand Lot 19, Block 6, Summit Park Addition 764 Grand Lot 6, Block 8 , Summit Park Addition 770 Grand Lot 8 , Block 8, Summit Park Addition 818 Grand Lot 5, Block 17, Summit Park Addition 840 Grand Lot 10, Block 17, Summit Park Addition 841 Grand G7est 25 ft. of Lot 20 and all of Lot 19, Block 18, Summit Park Addition 881 Grand Lot 24, Block 22 , Summit Park Addition 889 Grand Lot 22 , Block 22 , Summit Park Addition 891 Grand Lot 21, Block 22 , Summit Park Addition 897 Grand Lot 20, Block 22 , Summit Park Addition 940 Grand Lot 5, Block 26, Summit Park Addition 944 Grand East 20 ft . of Lot 7 and all of Lot 6, Block 26, Summit Park Addition 952 Grand Except East 20 ft. of Lot 7 and all of Lot 8 , Block 26, Summit Park Addition. 956 Grand Lot 9, Block 26 , Summit Park Addition 960 Grand Lot 10, Block 26, Summit Park Addition 964 Grand Lot 11, Block 26, Summit Park Addition 968 Grand Lot 12 , Block 26, Summit Park Addition 970 Grand Lot 13, Block 26, Summit Park Addition 937 Grand Lot 25, Block 27 , Summit Park Addition 941 Grand Lot 24, Block 27, Summit Park Addition 945 Grand Lot 23 , Block 27, Summit Park Addition 951 Grand Lot 21, Block 27 , Summit Park Addition 957 Grand Lot 20, Block 27, Summit Park Addition 961 Grand Lot 19, Block 27 , Summit Park Addition 7. �"1!�, �'- +► � ��,��. .�`�� . .- , ,..'a. , �� 965 Grand Lot 18 , Block 27 , Summit Park Addition 36 Chatsworth North 40 ft. of West 110 ft. of Lots 15, 16 , 17, Block 27, Sumnait Park Addition 33 Chatsworth Except south 500 ft. , Lots 27 , 28, Block 34, Summit Park Addition 1032 Grand Lot 13, Block 35 , Summit Park Addition 1114 Grand Lot 4, Block 4, Summit Park Addition 1124 Grand Lot 6, Block 4, Summit Park Addition 1128 Grand Lot 7, Block 4, Sununit Park Addition 1134 Grand Lot 8, Block 4, Summit Park Addition 1136 Grand Lot 9, Block 4, Summit Park Addition 1140 Grand Lot 10, Block 4, Summit Park Addition 1144 Grand Lot 11, Block 4, Summit Park Addition 1123 Grand Lot 23 , Block 1, Manson & Simonton' s Addition 1129 Grand Lot 22 , Block 1, Manson & Simonton' s Addition 1133 Grand Lot 21 , Block 1, Manson & Simonton' s Addition 1137 Grand Lot 20, Block 1, Manson & Simonton' s Addition 1141 Grand Lot 19, B1ock 1, Manson & Simonton' s Addition 1145 Grand Lot 18 , Block 1, Manson & Simonton' s Addition 1149 Grand Lot 17, Block l, Manson & Simonton' s Addition 32 S. Dunlap North 45 ft. of Lots 15, 16, Block 1 Manson & Simonton' s Addition 40 S. Dunlap North 50 ft . of South 105 ft. of Lots 15 , 16 , Block 1, Manson & Simonton' s Addition 46 S. Dunlap South 55 ft. of Lots 15, 16, Block 1 , Manson & Simonton' s Addition 1174 Grand West 2 of Lot 3 and all of Lot 4, Block 3, PZanson & Simonton' s Addition 1196 Grand Except East 1 ft. of Lot 9, Block 3 Manson & Simonton' s Addition � . . i � • �' p�� . .. .. 1i. �r..� /l C�l�� 1204 Grand Lot 11, Block 3 , Manson & Simonton' s Addition 1208 Grand Lot 12, Block 3, Manson & Simonton' s Addition 1212 Grand Part East of RR ROW, Lot 14 and all of Lot 13, Block 3, P�Zanson & Simonton' s Addition 1197 Grand Lot 20, Block 2 , Manson & Simonton' s Addition 1201 Grand Lot 19, Block 2, Manson & Simonton' s Addition 1205 Grand Lot 18, Block 2, Manson & Simonton' s Addition 1209 Grand Lot 17 , Block 2, Manson & Simonton' s Addition 1211 Grand Lot 16, Block 2, Manson & Simonton` s Addition 1217 Grand Except Ave. , Lot 15, Block 2, Manson & Simonton' s Addition 3. Rezone from B-3 to B-2C 1193 Grand Lot 21, Block 2 , Manson & Simonton' s Addition 4. Rezone from B-3 to B-2 745 Grand Condominium No. 163, Grand Place Condominium: Part of vac. alley adj . and ex. West 10 ft. Lot 26 and all of Lots 27 , 28, Block 7 , Summit Park Addition 748 Grand Ex. West 35 ft. Lot 3 and subj . to Party T�lall agreement and ex. 1 9/10 ft. of North 61 ft. and ex. East 2 3/10 ft. of South 89 ft. Lot 2 , Block 8, Summit Park Addition 752 Grand West 35 ft. of Lot 3, Block 8, Summit Park Addition �. �P NK� � FINAN�E RK � 1 GITY OF SAINT PAUL Council �� ". ;� � CANpRV —DEPARTMENT , ,� ,,a ,.�, + BIUE —MAVOR File NO. 0 rdin��zce Ordinance N 0. �� Presented By Referred To Committee: Date Out of Committee By Date 857 Grand Lots 15, 16, 17, 18, Block 18, Summit Park Addition 850 Grand Lots 12, 13, 14, Block 17, Summit Park Addition 864 Grand Lots 1 through 6, Block 23, Summit Park Addition and Lots 3 through 6, Block 23 , Joseph P. Departs Re and in South Summit Park Addition 865 Grand All of Lots 26, 27 , 28, Block 22 , Summit Park Addition NE Corner Ex. North 40 ft. of West 110 ft. Chatsworth & Grand of Lots 15, 16, 17 , Block 27, Summit Park Addition 978 Grand Lot 14, Block 26, Summit Park Addition 985 Grand South 100 ft. of Lot 28 & 29, Block 34, Summit Park Addition Section 8 . This ordinance shall take effect and be in force thirty (30) days from and after its passage, approval and publication. 10 . COUNCILME[V Requested by Department of: Yeas Nays Fletcher �eu�s In Favor Masanz , Nfcosia (� B scne�bei Against y Tedesco w��s� 1983 OCT 2 � Form Appr ed y City A or ey Adopted by Council: Date Certified Pa s d ncil Se r BY �� Approve y Mayor: D e Approved y ayor for bmission to Council By By PUBUSHEO 0 C T 2 9 196�. ` t �- � , � ■ ■ _ - ; , , �� - � � ■ � � ��v•� �� ► � \ •♦ 4 � . � i � �' � ! • `\ :�:`:�:��:� �� .� �� :. — ___. , � ° • E •� ��') �� t ` \�!I ;�'\,!� \�\ � �� t�� I��`�� •• s. •. � ,r��.'�ll � - . � � �� _i.�':�! : � '� ' . � � . �� ,�, _ . ■i ' �� • � � �� i� ' ' � �I�� . . , �� , �� .�. 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' 386 Ciry Hall,Saint Paul,Minnesota 55102 ��lmm��.w�r\`` 612-298-4231 GEORGE LATIMER MAYOR RE��1f�� SFP � � 1��;�3 CITY p� �u,��'�f�' September 22, 1983 Mr. Ed Starr �.. � t'~��+ City Attorney Room 647 City Hall Dear Sir: The City Council, today, adopted a motion approving a number of zonin� changes for Grand Avenue between Dale Street and Short Line Road as a result of a 40-acre study of the area in accordance with the recommendation of the Planning Staff out- lining a compromise for properties at 733, 734 and 825 Grand Avenue. Will you please prepare the proper ordinance implementing this action. Very truly yours, Albert B. Olson City Clerk ABO:drm ,t1 v ( cc: Planning Staff, Zoning Section t t _ .,•d�1 � , (�� ..- - • � � . ! • � � l� A U M � � � . G� � � . �Jy,,...r _ � � o. _ _ .9.��•gs �� - - � ,�;�c. . . ;�� .-�., �-�-- � — � Z � . � � i� , � �� 2�Z -- s-7'7 �..�C Zq`1 ��,�� '�.^ ,. a ��R,,;�. . �� tO• , / �D�� i CITY OF SAINT PAUL INTERDEPARTMENTAL MEMORANDUM DATE: August 8, 1983 ' T0: Councilman Fletcher, Chairman of th�: City Development and Transportation Committee FROM: Thomas R. Zahn, City Planner��%�/ RE: Grand Avenue East 40-Acrz Study On March 3, 1983 the City Council held a public hearing or� the rezonings proposed in the Grand Avenue East 40-Acre Study. At that time there were objectio�s t� the rezoning of three properties at 733, 734, and 825 Grand Avenue from 6-=3 (General Business) to B-2 (Community Business) . The Council at that time decided that no action should be taken until a compromise solution could be reached between the property owners of these three parcels and the Grand Avenue Task Force. S��ce that time the affected property owners and Task Force representatives have worked to reach a compromise which would ailoti� the �roperties to � retain the B-•3 zoning while limiting their reuse �ith r�strictivP �ovenants. The parcels under the covenant wou'ld be "restricted from use for the operation of a mortuary, drive-in restauT�ant, motel , greenhouse/nursery, or drive-in car wash." All other B-3 uses would bE allowed. The respective property owners have recorded with the County Recorder, the restrictive covenants for 733, 734, and �25 Grand Avenue. This action was supported by the Grand Avenue Task Force and the District 16 Planning Council . With this issue resolved, on behalf of the Grand Avenue Task Force, I am requesting that you reintroduce the Grand Avenue East 40-Acre Study to th� City Counci1 for favorable action. If you have any questions or conc�rns on this matter•, please call me at 7494, ex. 297. 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'4 � r 't b s'3yk t t �, a F �V.� 'S�� `•.��r t ± �; 7 '��i', �,.d c°tw.�t�o ; 4 � 4�; ��r� +�"° 1�. ,�,k� t^,,'�r `� } ? a a a r �y,�� r� �r��-'�` �� f. �y�' ','k `'Y ::Y_^�a74"��"�'t4`�'�� " �s,'��;}� 1 'kc.�, �� t.'ty��...�«�.a p �t �+�+�f��t ft : \ `� f t`:, c�r�' � � 3` ��9 's�r � +7k'^� i 4�,�+�� ,,,�d q��d; ^mv. ��,p: �a"�G+=.�,�.,h�'a4a�4r} �� r;% ��,t��..r 3x , �:#� �� y.. � �,'a �� r�y H �,�� r� . �',�,f?�}� x '� �y�'k-'��°.��r�,., < ��r_ t ° .y. �'S,�...��`.5...�r�;c.�> f , i�:�`..ref�..r c�;��.kx�`�3 A ��.'� .n�. ...t{ .:; .�"�r�..� .. j� °�1i� �.. .,, ��...,.. 1 r ��..:3�'�as�.:.��3E�5-`��1�^��'�'� . . ...u��±'.��N.,.. �._.i .o,� . _ _ . :�c� � �+.tu .sh.�'_'.�'++..:...��._. x�.eak n !K �%i4 . - . .. �!��?�� . ,.�,_.- _ , .�;. � /76�� March 1, 1983 Mr. Victor Tedesco, Council President & Members of the City Council 722 City Nall S�. Paul , MN 55102 Dear President Tedesco and Counci1 Members, On beha1f of the Surr�nit Hi11 Association/pistrict 16, I am writing to re-confirm .our support of the Grand Avenue Task Force-East re- commendations-for Grand Avenue. The Sumnit Hi11 Assaci«�ion believes passage of aTl of the Tas�. Force recomnendations is necessary. After many �ong hours af meetings, the Task Force was able to develop recomnen:'�tions �ha�: are not only satisfact+�ry to both the Sumnit Hi11 Associa�ion and GABA but, rrrore importantly, are in the very best interests of t�ie area: Grand Av�nue is in the proc�ss of making some exci�ing changes as it becorr�s a central shopping and restaurant dis�rict with a distinctive h�istorical flavor. Irr order to maintain this unique flavor, so typica1 of the area, the city- must make respcn- sible changes in zoning codes. We fully beli�ve the recommen��- tions of the Task Force will heip to br�ng� thi� about. The Grand Avenue Business' Association has sent a letter to the Mayor indicating their support of all of the Task Force-East re- commendations. The Summit Hil1 Associat�ion is also on record as supporting them. When agreement is so c�mplete {with both business and residential .support) it would seem that the Council would want to be resporrsive to the message. Thank you for your careful consideration of this critical issue. � Respectfully, � . �� J y J B elow, P sident umnit Hill Association/District 16 JJB/jf he meeting was called to order by Mr. Vice Pr.esident Wilson at 10:15 A.M. (HRA Board f Commissioners Meeting preceded Council Meeting) � resent - Councilmen Fletcher, Galles, Masanz, Nicosia, Scheibel, Mr. Vice Wilson. . .6 bsent - Council President Tedesco. . . l �� - �� ( It was noted that Councilman Tedesco had been excused from t days meeting. .F. No. 279772. THIRD READING. An ordinance amending Chapter 60 of the Legislative Code pertaining to zoning by rezoning by rezoning property owned by Lloyd Flackey at the south side of Stillwater between Hazel and Algonquin, aka Lot 2, Block 18, Beaver Lake Addition. Laid over to February 17th for Final Adoption. .F. No. 279773. THIRD READING. An ordinance amending Chapter 60 of the Legislative Code pertaining to zoning by rezoning property of Gertrude McDonald at the southeast corner of Selby and Fisk, aka Lots 8 and 9, Block 8, Nininger and Donnelly's Addition to Holcombe`s Addition. Laid over to February 17th for Final� Adoption. ,F. No. 279774. THIRD READING. An ordinance amending the Zoning Code for properties as listed pursuant to survey ± of an area comprising in excess of 40 acres and bounded by the railroad tracks � north of Bush and west of Rivoli, south of E. 7th St. and running north along 'I the railroad tracks bordering Swede Hollow. Laid over to February 17th for Final Adoption Letter of the Mayor transmitting the recommendation of the Planning Commission i for a number of zoning changes for Grand Avenue between Dale 5t. and the � Short Line. (Letter of City Development and Transportation Conunittee recommends � scheduling of a public hearing date). � Councilman Scheibel moved that a hearing date be set for March 3, 1983. � Adopted. Yeas - 6 Nays - 0 ��°� '� // ` ��' Claim of Marc D. Anderson, 1177 Hancock, St. Paul, Minnesota, filed on February 2, i 1983, was read. Referred to the City Attorney's Office. �, !� Claim of Alicia Herboldt, 311 Pleasant Avenue, Apt. 512, St. Paul, Minnesota, filed on February 2, 1983, was read. Referred to the City Attorney's Office. ° �; ,; Claim of Beverly Hall, 1640 West Highway 36 ��238, Roseville, Minnesota, filed on '! February 2, 1983, was read. �� j, Referred to the City Attorney's Office. !', i' a Claim of James Lund, 4815 Sheridan Avenue South, Minneapolis, Minnesota, filed on �, February 3, 1983, was read. Referred to the City Attorney's Office. ' �' Administrative Order D-6274 as on file in the City Clerk's Office was noted. '� P• No. 279825. � !�. Resolution amending Section 32 of the Civil Service Rules by substituting new ii specifications for the titles of Loan and Grant Specialist I and Supervisor of ' ' Loans and Grants. (Second Reading and Adoption - Finance Committee recommends approval) . Adopted. Yeas - 6 Nays - 0 . i ��,l�y � 2 fi`,� 4��,T�,;� ,'., . . w �',� � ' � /��OF�� ., � ,..,;:. . .<t r ��:, ��, �,:,;�_s�� _ ,:�; Noua��ad�i,�rrc a�r4�feii.ir�+s wutik�a�u�ac�c�on tyg,�a ��";� �� ►�!�'�a �." �Pau1 ` SeLrt Paal �.- : Ccde m u eo aeeatt a � °�`°� ,.i�;�,. r. _ ma�r.±pa �+a�, .. , � � �► , �� At�: � �'rxF Da�eid �b :� � .^��y`". :,:rs ��.`.� _ .y .i��.;. {�;+[«��k�u� � '��)!�.'h'�- . � . �. 9.�:, . �,r , ,. i,.Y� . . ._ . , . , r.��?��Q,�� ' �%,.a�:" ., l �'4.J _ , �70�� . NOTICE OF PUBLIC HEARING i • Notice is hereby given that a public hearing will be held before the City Council orc the 3rd dax of P�iarch, 19a3 at 10:00 o'clock A.M, in the Saint Paul City Council Chambers, City Hall and Court House, St. Paul, Minnesota to consider proposed amend- ments tQ the Saint Paul Zoning Ordinance, Chapters 60-64 of the Saint Paul'Legislative Code. so as to create a new�zoning district, revise zoning maps and rezone certain properties alon� Grand Avenue _,between Dale Street and;:'the� Short Line Road. �AC saic� time and place the Council; will hear all persons relative �o this, proposal. ` :.. . . • . . _ __ : � _ Y,:•�. .� �. t,,_ =: � � Dated February 10, 1983. ry.5 �.^F F _ . " ':;h�x# ' . � . . . . - . . � a ., - - .� � Albert B. Olson - '- ` , , / , ' - City Clerk � �,. - ' - ".rt . . + _ . .- . ` . y. : r �,;,,,� rt . . . . k �' r ~� �' ' s�'(February 19,. 1933•) �, ,� r, ,� . `. �� '�� ` Y - , , � . ;' :� �,. = , f � ;� � .ti; .,�,. ��, . . b � i °� �a4 y_' y�a '+ � �it ;a �'��, ��3« �� .,,,�.,L� s ,y * . � . .. . . � � � ` J " �,.�..'°4 a` y�.�r g�F� �x ,..��,a'�., T` �e'"+y.r'; +-l+..t' ,4F` � .. � , . . � .. 'Y s.Ak�.' t.:` ,�R y .� y ..'� . . . K I c,�. �'.d � ir '0-'-L4 #; `1 �� . � • 4 � :,. �"s.'1 t ,��,�q 1 f ?�,+ �� t , � � . .. ° �:- ;. k; �, w - L .. ,�> � _ r, � � � ^1 .. r ' �c}• ..._ - _ . ,�.. - .- q �_. + y . . . . .. . . . +:j. � �a .,. °� . .. . . � • .Y:-. � _ .. . . :.�' , � � .. . � . • :, �: ,�� . .. � . ,.. . . �# ' • . � , . ' ... ' � . � . . . .. r � . .. - t . . . . .. � ' . . . . . _ . . , , .. . y. �- , � . . . . - . � �'_ � ; • . . . -� ��, .+ ;�, � . .. . ,. . . .. �� ,:�;,c� ;X�..�i�a'w L -t.� a��' . . � . . ` _ . . � .y, t+�. a J�iH�'.Rw tM'A� ["� . ' _ � . . . �` +� ' - , y ��.a.� a _q -�'�`�' ��y: 5G 'h e . . �� :.� . t S:� t ,ti! � �'f F"�,p�f�yr +~ x . - . . . . �• ,� �?k �, ��.. . � �+ f�k�'` :L"t. �'�`� ��. J � . . � ,- . � :?� � ,�� :% . i •. �� +`4,�� _9. K�k ::� �1 .�,`p"'.- �� . .. ; '� r i �.,.: . - . . . , i h.�... .S. � .. � .. .. : . . .... . � . . � - "_. _ . ' . . ; .. � � , . F - �t�e �" � t " - ' , - - ---- �-- -, -- , , T �j rom fr'ie�eS�g� • • . . , Al Olson Su��este� �i�te o° pixhli� hearinp� is 3/3 - ��N� �� j � /�/�� 5 � � - � , I . ._ � � i�- . . ' ` CITS,' OF+'�- AINT PAUL ��' , -•��- .�� -•,� ) - � - OFP`IC� OF TH� CITY COIINCYL �7�(p� •' �eif!v�iiiiii�s . '� ��~ •� . = Ddte ; February 3, 1983 �y. COMM (TT' � E RE P4RT TO = Sain?� Paui City Cour�cit � F� � M = Comti►�itt�e Oh City Development and Transportation \ C H A i R Councilman Bob Fletcher At its meeting of February l, 1983, the City Development and Transportation Committee recommended approval of the � Planning Commission's and the Mayor' s recommendations for the Grand Avenue East 40 Acre 5tudy on a vote of 2-1, and recommended this matter be placed on the Council �agenda for _ scheduling of a public hearing date. CITY HALL SEVENTH FLOOR SAINT PAUL. MINNESOTA SSI02 ��„ i . . ��',1'ti�#�� y � � CITY OF SAINT PAUL ,,....,,,R�..u„ - v `,��L�7� p�U�� 'ti�'` •��4�� > M* OFFICE OF THE CITY CLER1� :. a; ;_� i ii'ii°iq cc /�D�Od ,, �� _ ALBERT 6. OLSON, CIT CLERK '�,:. �,,,,.Rti.!c�.�'� 386 City Hall,Saint Paul,Minnesota 55102 612-298.4231 CEORGE LATIMER h1AYOR January 11, 1983 � �.f��-�� r t ? „ sr.._` : J A N 141983 courvciuv�AN r�o��r�r f�t�c�tn Councilman Robert Fletcher Chairman., City Development & Transportat�on Comnittee 7th Floor, City Hall Dear Councilman Fletcher: The City Council referred to the City Development & Transportation Committee for consideration and recommendation a letter .of the Mayor transmittin.g the recommendations of the Planning Commission for a number of zoning changes for Grand Ave. between Dale Street and Shortline Road. ery truly yours, Albert B. O�son City Clerk cc: Planning Staff ABO/sch �O � . �. ��G��J Q - � �� :��,T, �. GIT�Y OF ►,�i. A.Ii`7T s�''.�1UL �:> . /tit'� °�` .. . ��!a��F I� -r.��. � `��`" ''�'' �FFICE OF THE ,I�fAYOR � . .''a �� o �'' '`a �� I,i�:li "�a }y '��1111 ;�1� i� - - . . �. . � � 347 C1TY HALL • "'^� �---� SAII3? P�UL, MINVESOTA 55102 GEaRGE LA.TI�fER (6l2) 298-4323 MAYOi December 30, i982 ��q Council President Victor Tedesco ;�AN"5 1983 and Members of the City Council � c/o City C7erk Room 386 Ci ty Hal l CGUf�Ci�.�"+AN kO�iER7 FLt7CHER St. Paul , Minnesota 55102 Dear Council Members: - On August 27, 1982, the Planning Commission on a vote o-F 12 to 4, approved a resolution recommending a number of zoning changes for Grand Avenue between Dale Street and the Short Line. . The proposed zoning code amendments are in response to a joint request by the District 16 Planning Council and the Grand Avenue Business Association for the City to study the land use and zoning on the Avenue. 7he City Council initiated the 40-acre study on February 18, 1982. The proposed rezonings have been revi�e��ed by the advisory task force, representing District- 16 and the Grand Avenue Buslness Association, and a pub7ic hearing � !� - was held before the Planning Commission on August 13, 1932. The only point of disagreement between the proposal of the Grand Avenue Task Force and the recommendations of the Planning Commission concerns the properties of 733, 734 and 835 G rand Avenue. The Grand Avenue Task Force recommended a rezoning from 8-3 to B-2 for these three properties. Mr. Hess Kline and Mr. George Buck, the owners of these properties, object to the rezoning to B-2. I fiave met with tv�ro representatives of the Grand Avenue Task Force, ' ' Bob Casselman and Augie Caron, along with Mr. Ness Kline, to discuss their . differences of opinion. The Task Force supports B-2 zoning, which would permit office, retail , restaurant, or mixed use development. They do nat supporz B-3 zoning, �which permits auto oriented d�velopment, such � - as auto sales and service or fas� foad res�aurants. Mr. Kline objects -_ to B-2 zoning which he views as a down-zoning and an arbitrary reduction ,� in the value of his property. He believes that the Task Force's recommendation accommodates all property owners' concerns along the Avenue, except , his and those of Mr. Buck, At the same time, Mr. Kline has stated his � commitment to the Task Force and to me to pursue development that H�ould � be accepta5le to the neighborhood, He has said that he ��ill not seek a fast food restaurant development. He has also said that when he has � � a project in mind, he will consult v�ith the city staff and the neighborhood. , i He believes that there is a 99% chance that the development ultimately � proposed H�ill be acceptable to both the neighborhood and himself. i �� .�� _r _ __ - -- � --- _ _ . _. .,. , . _ ,_ . ' ' Citq Clerk , . . ' ecs Planning Staff - A80/sch ' . . , . . �� . . ; • - _ '� " ,,�: . , , , � , . � � , „ , , , � ► l� �� . . ,.:.-�r.� . _ ��'�:�� C,IT�' �O�' �AI\T PIAUL �,�� „, ; . �� ,o �� ,� OFFICE OF TNE �1AYOR , .:�` , � „ � � "� !iiii'iisti � :�,yo ^c- �+�� 347 CITY HALL �'� SAINT PAUL, hSi�1NESOTA 55102 GEORGE LATIMER (bt2) :98-43'_3 MAYOR December 30, 1982 Council President Victor Tedesco and Members of the City Council c/o City Clerk Room 386 City Hall - St. Paul , Minnesota 55102 Dear Council Members: On August 27, 1982, the Planning Commission on a vote of 12 to 4, approved a resolution recommending a number of zoning changes for Grand Avenue between Dale Street and the Short Line. The proposed zoning code amendments are in response to a joint request by the District 16 Planning Council and the Grand Avenue Business Association for the City to study the land use and zoning on the Avenue. The City Cauncil initiated the 40-acre study on February 18, 1982. The preposed rezonings have been revi�ewed by th� advisory task force, representing District- 16 and the Grand Avenue Business Association, and a public hearing was held before the Planning Commission on August 13, 1982. The only point of disagreement between the proposal of the Grand Avenue Task Force and the recommendations of the Planning Commission concerns the properties of 733, 734 and 835 G rand Avenue. The Grand Avenue TasE: Force recommended a rezoning from B-3 to B-2 for these three properties. Mr. Hess Kline and Mr. George Buck, the owners of these properties, object to the rezoning to B-2. I have met with two representatives of the Grand Avenue Task Force, Bob Casselman and Augie Caron, along with Mr. Ness Kline, to discuss their diffQrences of opinion. The Task Force supports B-2 zoning, which would permit office, retail , restaurant, or mixed use development. They do � not s�uppori 3-3 zoning, which permits auto oriented development, such as auto sales and service or fast food restaurants. Mr. Kline objects to B-2 zoning which he views as a down-zoning and an ar6itrary reduction in the value of his property. He believes that the Task Force's recor�mendation accommodates all property owners' concerns along the Avenue, except his and those of Mr. Buck. At the same time, Mr. Kline has stated his corr�nitment to the Task Force and to me to pursue development that would be acceptable to the neighborhood, He h�s said that he will not seek a fast food restaurant development. He has also said that when he has a project in mind, he will consult with the city staff and the neighborhood. He believes that there is a 99% chance that the development ultimately proposed will be acceptable to both tfie neighborhood and himself. �c� � . • ' • � - • _ '�,'��i?�� . , .:,�- .."� -•.� -2- Given my discussion with the Task Force representatives and Mr. Kline, I am comfortable in supporting the recommendation of the Planninq Co�ranission to omit these three properties from the rezoning proposal as presented by the Task Force. I am, therefore, transmitting these zoning code amendments at the request of the Planning Commission with my recanmendation for your review and approval . _ _ _ _ Sincerely, e Laimr Ma or Attachments : � � � � ' - `�?!�t�'Q!��'.) D p D � � D D � GRAND AVENUE EAST 40-ACRE STUDY INTRODUCTION - On February 18, 1982, the City Council adopted Resolution #278281 , initiating a 40-Acre Study for Grand . Avenue under the provisions of Minnesota Statutes Section _ 462.357, Subd. 5. The purpose of this study is to pre- serve the unique residential and commercial character of Grand Avenue. The Grand Avenue Task Force, made up of representatives of the District 16 Planning Council and the Grand Avenue Business Association, met bi-weekly for four months to consider land use and transportation issues along Grand Avenue between Dale Street and the Short Line. The recorr�nendations of the task force make up this 40-acre study. MAJOR RECOMMENDATIONS 1 . Creation of a new zoning district: B-2C Community Business (converted). The purpose of this district is to promote commercial expansion into business-zoned residential structures while maintaining the residen- tial appearnace of the structure and requiring off- street parking for employees. Certain business uses that generate a lot of traffic, such as restaurants and bars, are excluded from this district. All uses except residential uses require a Special Condition - Use Permit. 2. Revision of Zoning Maps numbered 19 and 20 to conform to Zoning Map Number 27. Currently there are dis- crepancies between map 27 and the others. � 3.� Rezoning of 71 properties along Grand Avenue (these _ addresses are approximate. The legal descriptions are in the full report) : 4 � � B-3 to RM-2 . U-�� 696 Gran ' a�.... o` . c- N�= B-2 to B-2C ° N . �►°, d='- Gran d: � M u' -` 715 „ 897 964 1134 1197 . y. �_`" � Y��;-, 723 937 965 1136 1201 _ 727 940 968 1137 1204 � � 764 941 970 1140 1205 770 945 1032 1141 1208 818 951 1114 1144 1209 840 952 1123 1145 1211 841 956 1124 1149 1212 881 957 1128 1174 1217 889 960 1129 1192 891 961 1133 1196 DIVISION OF PtANNING � DEPARTMENT OF PLANNING ANO ECONOMIC DEVELOPMENT • CITY OF SAINT PAUL CITY HALL ANNEX • 25 WEST FOURTH STREET, SAINT PAUL, MINNESOTA 55102 • TEIEPHONE:612•298-4151 _ • . _ • .: , - __ �;�,�� B-2 to 6-2C 33 S. Chatsworth 36 S. Chatsworth . 32 S. Dunlap 40 S. Dunlap . 46 S. Dunlap ' B-3 to B-2C 1193 Grand B-3 to B-2 � Grand: 745 864 748 865 752 978 850 985 857 NE corner Grand & Chatsworth ` NOTICE OF PUBLIC HEARING The City Planning Commission of St. Paul is considering a number of zoning changes along Grand Avenue between Dale Street and the Short Line bridge as well as the creation of a new zoning district. A copy of the proposed text amendments and the descriptions of the properties to be rezoned are on file in the Zoning Section of the Planning Division, 1100 City Hall Annex, 25 West Fourth Street, and may be viewed there �pon request. _ The Planning Commission will hold a public hearing on these zoning changes on August 13, 1982, at 9:00 A.P1. in the Auditorium, 15th floor, City Hall Annex, 25 West Fourth Street. Thomas P. FitzGibbon Chairman " City Planning Commission of Saint Paul � � 20�IING STAFF REPORT ��?�'��;: . I . � ` ,- � :,_- . �'4.� , � . • - �� . 1 . APPLICANT: GRAND AVENUE EAST 40-ACRE STUDY . DATE OF HEARING 8/13/82 2, . . . . . . . . . . . . . . CLASSIFICATION . . . . . . . . . . . . . . . CURRENT PLANNING & ZONING COMMITTEE BOARO OF ZONING APPEALS . Rezoning � Var�ance ❑ Special Condition Use ❑ Administrative Review ❑ Determination of Similar Use ❑ Other ❑ Change of Nonconforming Use ❑ Other � 3. LOCATION: Both sides of Grand Avenue, between Dale Street and the Short Line P,ailroad bridge. 4. LEGAL DESCRIPTION: See File � � 5. PRESENT ZONING: �•� ZONING CODE REFEREP�CE: Sec. 64.400 6. STAFF INUESTIGATION & REPORT: DATE 7/7/82 BY Patricia N. James A. PURPOSE: To provide appropriate zoning classifications and to change zoning of selected p�r�s alon� Grand Av�nue in or��r to pr�s�rve tY�e uni�u� �h�rd��er of this �omm�rciai- residential �tir��t. To correc� err�rs in zoning m�ps. B. STUDY INITIATION: On February 18, 1982, Resolution #278281 was adopted by the City Council . This resolution initiated a 40-Acre Study for both sid.es of Grand Aven�ae. This study reports on that portion of Grand Avenue from Dale Street to the Short Line Railroad bridge. C. 40 ACRF STUDY: Minnesota Statutes Section 462.357 , Subd. 5 permits St. Paul to amend its oning Code without obtaining consent petitions when all of the following conditions are met: 1 . The whole area of the city or an area of not less than 40 acres has been surveyed. 2. The number of real estate descriptions affected by zoning changes and alterations renders the obtaining of written consent impractical . 3. The planning commission reports in writing as to the proposals' relationship to the overall needs of the community, to existing land use or to a plan for future land use. 4. A public hearing on the proposed ordinance, changes, or alterations is conducted, with notice of the time, place and purpose of the hearing published at least once d week for three successive weeks prior to the public hearing. D. FINDINGS: 1 . The area of Grand Avenue included in this survey is 57.5 acres. In addition, the proposed new zoning district is citywide in scope. 2. A total of 77 real estate descriptions will be rezoned by this study in addition to the text and map changes, making it impractical to obtain w ritten consent. 3. The proposed changes relate to the overall needs of the communi'ty as expressed in Land Use Plan policy 4.2-4, which states: "The City will continue to monitor commercial t rends and adjust its land use policies to remain abreast of changes affecting the character of commercial areas and adjacent neighborhoods. " 4. The proposed changes relate to existing land use. Land Use Plan policy 4.2-5 states : The City will continue ta review its present commercial zoning to e�sure that: (1 ) each zoning classification reflects uses appropriate to the intended application of that district ; and (2) each commercial area is appropriately zoned for its intended function. " Cm e of the goals of the District 16 Plan is to facilitate neighborhood business development at appropriate locations along Grand Avenue and to discourage g-3 zoning. In seeking to fulfill these goals and policies, � this study has found that while zoning changes have been few (three in seven years) , chanqes in the types of uses along Grand have been significant. In 1975, 52% of the land along Grand Avenue was in residential use and 46% was in business use. By 1982, 46�� of the land was in residential use and 49� in business use. This chang� was caused by the cor�version of B-2 zoned single family and duplex structures to busiriess u�es, and �it has been accompanied by incre�s�d traffic and a shortage of parkiny. The praposed changes will revise the zoning ordinance to conserve the mixed use character of Grand Avenue, to rezone p•roperties to reflect their cGrrent �ase, and to provide ac�d�itional parking. . " � , � - �� . � � - _ ,...�. . ,.�� ,� GRAND AVENUE EAST 40-ACRE STUDY STAFF REPORT PAGE 1tiJ0 D. FINDINGS : (continued) 5. The study relates to existing lan d use by examining discrepancies in the official zoning maps. Maps numbered 19, 20, and 27 all include Grand Avenue. � On the north block faces f rom Dale to the Short Line , there are a number of � discrepancies between the three �maps. The same property is shown as having different zoning. This study will recommend a solution for these differences. � 6. The study reiates to plans for futu re land use regarding compatible mixing of residential and business uses as stated in Land Use Plan policy 4.2-2: "The City will encourage the development of compatible mixed uses along existing� commercial strips by: . . . (4) modifying current land use regulatory provisions _ to permit appropriate flexibility in the reuse of land and structu res." : . - 7. Legal notice of the public hearing scheduled before the Planning Comnission . on August 13, 1982 , was published on July 23,30 and August 6, 1982. In addition, hearing notices were sent to the owners of property to be rezoned. 8. The proposed changes to the Zoning Code a re based on recommendations of the Grand Avenue Task Force, an ad hoc group comprised of inembers of the � Saint Paul Planning Commission, the District 16 Planning Council , and the Grand Avenue Business Association. The Task Force unanimously supports the recomnendations of this 40 acre study. . E. REC��MEN DATIONS: Based on findings 1 - 8, staff recommends three changes to the Saint Paul Zoning Code: • 1 . Creation of a new zoning district specifically for contrnlling the conversion of residential structures in B-2 zones to business use. NEW SECTION 60.570 � 60.570.B-2C Community Business ( Converted) District. 60.571 Intent. It is the intent of the B-2C Carununity Business (Converted) District to create a business district expressly for existing residential strv ctures in c�mmercial areas , which will permit the operation of businesses which do not generate large amounts of traffic and at the same time will retain the visual character of the building forms and open space associated with residential uses. This includes a limited height on buildings and front and side yards. It is fu rther the intent of this district to p rovide parking for employees who work in buildings which are converted from residential to business use. 60. 572 Principal Uses Permitted. In a B-2C Corr�nunity 6usiness (Converted) . D�s-�T trict the use of land, the location and e rection of new buildings or structures , and the alteration , enlargement , and moving of existing buildings or strvctures from other locations or districts shall conform to the following � specified uses unless otherwise provided in this code: . __ _ . _ ____ _ _._ .__. ._ .__ (1 ) All uses as permitted and regulated in the RM-2 Residential District under principal uses permitted. (2) Accessory buildings, structures, and uses customarily incident to the above permitted uses. � • 60.573 Princi al uses ermitted subject to s ecial conditions . The following additional uses s all be permitted, sub�ect to the conditions hereinafter imposed for each use and subject to the review and approval of the planning commission: ' (1 ) Al1 uses as permitted and regulated in the RM=2 Residential District under principal uses permitted subject to special conditions. (2) Al1 uses as permitted and regulated in a 6-2 District except restaurants, or other places serving food or beverages; private clubs, fraternal or- ganizations, and lodge halls , theaters, assembly halls, concert halls or similar places of assembly under principal uses permitted. (3) All uses as permitted and regulated in the B-2 Community Business District under principal uses permitted subject to special conditions except bowling alley, billiard hall , indoor archery range, indoor tennis courts, indoor skating rink, or similar forms of indoor commercial recreation; automobile sales or service centers; and auto service stations. (4) Accessory buildings , structures, and uses customarily incident to the above permitted uses. . - ��P�� . � . .. q 4� � , . � GRAND AVENUE EAST 40-ACRE STUDY• STAFF REPORT PAGE THREE . E. RECOMMENDATIGNS: (continued) 60. 574 Required Conditions �— All residential structures converting to business uses and all new buildings shall provide off-street parking as follows : (a) Residential uses : 12 spaces per dwelling unit. (b) All other uses : one space for every 300 square feet of usable floor area or as required in .Section 62.103 Subd.6, whichever is fewer. (c) Off-street parking spaces shall not be located within a front yard and may be located within two feet of a side lot line. ' (d) Off-street parking facilities on lots without principal buildings shall pr,ovide principal access from the street. .. 60. 575 Area, bulk, and yard setback requirements. . See Chapter 61 , "SCHEDULE OF REGULATIONS," limiting the height and bulk of buildings, the minimum size of lot permitted by land use, the maximum density permitted , and providing minimum yard setback requirements. • _ __ _- _.._._----..__._. 61.103. Business districts ' Minimum Sise Maximum Hei9h1 Minimum Yard Selbsck IrSaximum �r Lot Size Per Urtit o1 Slructures (Per Lot in Feet) Percent ol Lot qres Area in 1K�dth � ��W� �tjp : Squara in In In F��t Nfini- Totsl �ar By Main (F�) 2on�ng Diatricl �t �1 Stories Feet mum ol 7wo Buildin9 6].103 • BUSINESS DI�I'RICI'S OS1 Office-Sen�ice none none 3 e 30e 15 a,b c c qd none 1.0 B•1 Locel Business none none 3 30 15 a,b c c c,d nune 1.0 &2 Comm�nitv Business none none � e,f 30 e,f 0 f c,f c,f c,d,f none 2.0 � B-2C Communi�y`Bus- h h 3 40 i . 4 8 25 h r�A i �s. Converted _ _ _ &3 General Business none none e 30 e 0 c c c,d none 20 &4 Central Bu�iness none none no limit no limit none nune none none d none 8.0 &5 Cxnval Bu�iness none none no limit no limit none � none none none d none 5.0 Service' (h) In the B-2C District, minimum lot size per unit and maximum percent of lot occupied by main building shall be regulated according to the standards found in Section 61 . 101 for the RM-2 Residential District. . (i ) In the B-2C Djstrict, the required front yard shall be the average of the existing front yards of the existing main buildings in the B-2C District on �that block. REVISE SECTION 62.103: (New language is underlined, deleted language is dashed through) : Subd. 6 Parking requirements by use. Exce t as rovided in Section 60.574, the minimum number of off-street parking spaces by type o use s a e determined in accordance with the following schedule: , , , REVISE SECTION 62. 104: (11 ) Setback. Except as otherwise provided in Section 60.574 or Sect;on 61 .103(b) , off-street parking spaces shall not be within a required front or side yard e�ee�� as-��ev#�e�-��-�ee�}e�-b�.-�83{�� and shall be a minimum of four feet from any side lot line. REVISE SECTION 62.109: (3) Except as otherwise provided in Section 60. 574, planting areas shall be at least four feet in width. REVISE SECTION 66.206: B-2, B-2C and B-3 BUSINESS AND ES EXPRESSWAY SERVICE DISTRICT. Subd. 3 Advertising signs (4) No advertisinq signs shall be permitted in the B-2C district. � � , , � • _ � +��?�?�►r� . . .<<.- .. n � GRAND AVENUE EAST 40-ACRE STUDY STAFF REPORT PAGE FOUR 2. Zoning Map Number 27 should be accepted as the official zoning map for Grand Avenue from Oakland to the Short Line. 3. Properties should be rezoned in accordance with the attached map and the following descriptions: a. REZONE FROM 6-3 to RM-2 ADDRESS LEGAL DESCRIPTION 696 Grand Lot 5, Block 5, Summit Park Addition b. REZONE FROM B-2 to B-2C � ADDRESS .,� LEGAL DESCRIPTION 715 Grand Lot 22, Block 6, Summit Park Addition 7�3 Grand Lot 20, Block .6, Summit Park Addition 727 Grand Lot 19, Block 6, Summit Park Addition 764 Grand Lot 6, Block 8, Summit Park Addition 770 Grand Lot 8, Block 8, Summit Park Addition 818 Grand Lot 5, Block 17, Summit Park Addition 840 Grand Lot 10., Block 17, Summit Park Addition 841 Grand West 25 ft. of Lot 20 and all of Lot 19, Block lII, Summit Park Addition 881 Grand Lot 24, Block 22, Summit Park Addition 889 Grand Lot 22, Block 22, Summit Park Addition 891 Grand Lot 21 , Block 22, Summit Park Additign 897 Grand Lot 20, Block 22, Summit Park Addition 940 Grand Lot 5, Block 26, Summit Park Addition 944 Grand East 20 ft. of Lot 7 and all of Lot 6, Block 26, Summit Park Addition 952 Grand Except East 20 ft. of Lot 7 and all of Lot 8, Block 26, Summit Park Addition 956 Grand Lot 9, Block 26, Surrrnnnit Park Addition 960 Grand Lot 10, Block 26, Summit Park Addition 964 Grand Lot 11 , Block 26, Summit Park Addition 968 Grand Lot 12, Block 26, Surrmit Park Addition 970 Grand Lot 13, Block 26, Summit Park Addition 937 Grand �.ot 25, Block 27, Summit Park Addition 941 Grand Lot 24, Block 27, Summit Park Addition 945 Grand Lot 23, Block 27, Summit Park Addition 951 Grand Lot 21 , Block 27, Summit Park Addition 957 Grand - Lot 20, Block 27, Summit Park Addition 961 Grand Lot 19, Block 27, Summit Park Addition 965 Grand Lot 18, Block 27, Summit Park Addition. 36 Chatsworth North 40 ft. of West 110 ft. of Lots 15, 16, 17, Block 27, Surunit Park Addition � 33 Chatsworth Except south 500 ft. , Lots 27, 28, Block 34, Summit Park Addition 1032 Grand Lot 13, Block 35, Sumr,�it Park Addition 1114 Grand Lot 4, Block 4, Summit Pa,rk Addition 1124 Grand Lot 6, Block 4, Sumnit Park Addition 1128 Grand Lot 7, Block 4, Summit Park Addition 1134 Grand Lot 8, Block 4, Summit Park Addition 1136 Grand Lot 9, Block 4, Summit Park Addition 1140 Grand Lot 10, Block 4, Summit Park Addition 1144 Grand Lot 11 , Block 4, Summit Park Addition . , , . ��#?,�� , GRAND AVENUE EAST 40-ACftE STUDY�� -_ STAFF REPORT PAGE FIVE ADDRESS LEGAL DESCRIPTION 1123 Grand Lot 23, Block l , Manson & Simonton's Addition 1129 Grand Lot 22, Block 1 , Manson & Simonton's Addition 1133 Grand Lot 21 , Block 1 , Manson & Simonton's Addition 1137 Grand Lot 20, Block 1 , Manson & Simonton's Addition 1141 Grand Lot 19, Block 1 , Manson & Simonton's Addition 1145 Grand Lot 18, Block 1 , Manson & Simonton's Addition 1149 Grand Lot 17, Block 1 , Manson & Simonton's Addition 32 S. Dunlap North 45 ft. of Lots 15, 16, Block 1 , Manson & Simonton's Addition 40 S. Dunlap North 50 ft. of South 105 ft. of Lots 15, 16, Block 1 , Manson & Simonton's Addition 46 S. Dunlap South 55 ft. of Lots T5, 16, Bl.ock 1 , � Manson & Simonton's Addition 1174 Grand ' West 2 of Lot 3 and all of Lot 4, Block 3 Manson & Simonton's Addition 11.96 Grand Except East 1 ft. of Lot 9, Block 3 Manson & Simonton's Addition 1204 Grand Lot 11 , Block 3, Manson & Simonton's Addition 1208 Grand Lot 12, Block 3, Manson & Simonton's Addition 1212 Grand Part East of RR ROW, Lot 14 and all of Lot 13, Block 3, Manson & Simonton's Addition 1197 Grand Lot 20, Block 2, Manson & Simonton's Addition 1201 Grand Lot 19, Block 2, Manson & Simonton's Addition . 1205 Grand Lot 18, Block 2, Manson & Simonton's Addition 1209 Grand Lot 17, Block 2, hlanson & Simonton's Addition 1211 Grand Lot 16, Block 2, Manson & Simonton's Addition 1217 Grand Except Ave. , Lot 15, Block 2, Manson & Simonton's Addition c. REZOI�E FROM B-3 to B-2C ADDRESS LEGAL DESCRIPTION 1193 Grand Lot 21 , Block 2, Manson & Simonton's Addition d. REZONE FROM B-3 to B-2 ADDRESS LEGAL DESCRIPTION 734 Grand Lots 12, 13, 14, 15, Block 5,Summit Park Addition 733 Grand Lots 16, 17, 18, Block 6, Summit Park Addition 745 Grand Condominium No. 163, Grand Place Condominium: Part of vac. alley adj. and ex. West 10 ft. Lot 26 and all of Lots 27, 28, Block 7, - Summit Park Addition 748 Grand Ex. West 35 ft. Lot 3 and subj. to Party Wall agreement and ex. 1 9/10 ft. of North 61 ft. and ex. East 2 3/10 ft. of South 89 ft. Lot 2, Block 8, Summit Park Addition 752 Grand West 35 ft. of Lot 3, Block 8, Summit Park Addition 825 Grand Lots 24, 25, Block 18, Summit Park Addition 857 Grand Lots 15, 16, 17,18, Block 18, Summit Park Addition 850 Grand Lots 12, 13, 14, Block 17, Summit Park Addition 864 Grand Lots 1 through 6, Block 23, Sumnit Park Addition and Lots 3 through 6, Block 23, Joseph P. Departs Re and in South Sumnit Park Addition 865 Grand All of Lots 26, 27, 28, Block 22, Summit Park Addition � . . . - GRAND AUENUE EAST 40-ACRE STUDY� - STAFF REPORT PAGE SIX ADDRESS LEGAL DESCRIPTION ��'�� , �, �.ey NE Corner Ex. North 40 ft. of West 110 ft. of Lots �1�5��16 Chatsworth & Grand 17, Block 27, Summit Park Addition 978 Grand Lot 14, Block 26, Sumnit Park Addition 985 Grand South 100 ft. of Lot 28 & 27, Block 34, Summit Park Addition F. PLANNING COMMISSION ACTION: On August 27, 1982, the Planning Corronission amended t e 0-acre study staff report and then approved it. The amendment deleted the following properties from those recommended for rezoning from 6-3 to B-2: , 1 . 734 Grand Lots 12, 13, 14, 15, Block 5, Summit Park Addition 2. 733 Grand Lot� 16, 17, 18, Block 6, Summit Park Addition 3. 825 Grand Lots 24, 25, Block 18, Summit Park Addition � � � • . . I. �4___�.-- I • _ r. �'��'� ' / �. � • '/ � ��'�� I --- � � � � ' .\\ ��1��i�1• �„ � ■ '� �I ' � � •� ��') ��. 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" , � : � �� GRANO AVENUE EAST 40 ACRE STUDY REPORT BRIEF PROBLEM Since the adoption of the 1975 Zoning Ordinance, Grand Avenue has gone through many land use changes. The exodus of automotive sales and repair uses from Grand Avenue has left ma�or parcels vacant and inappropriately zoned for a compatible commercial-residential mix. In addition, the recent rennaissance of comnercial growth has created same severe parking shortages along major segments of the Avenue. � RESEARCH City staff conducted extensive research into land use, transportation, AND CITIZEN parking issues, business owner, manager zoning preferences, the effects PARTICIPATION of additional business development, and conformance of the various zoning regulations to the Comprehensive Plan. The result of this research was presented to the Grand Avenue Task Force, representing the Summit Hill Association/District 16 Planning Council, and the ' Grand Avenue Business Rssociation. After discussions of the findings and active participation by the affected property owners, the Grand '- Avenue Task Force unanimously supported the following recomnendations. RECOMMENDATIONS In keeping with the .intent of �the 1975 Zoning Ordinance, the direction of the Comprehensive Plan components, the comnercial trends over � . the last seven years, and the mandate of the business comnunity, the Grand Avenue Task Force recomnends that the city rezone from B-3 to B-2 th�se properties: (1) that are now vacant; and (2) that presently have a B-2 or less use. � In keeping with the intent of the 1975 Zoning Ordinance to provide the opportunity for commercial expansion into one and two family structures, and at the same time make provisions for additional parking generated by new comrnercial uses, the Grand Avenue Task Force recommends that the city rezone the B-2 properties presently used for residential - to a less intensive zoning category. ' GRAND AVENUE EAST 40 ACRE STUOY TASK FORCf REPORT Upon the �oint request of the Summit Hill Association/District 16 Planning Council and the Grand Avenue Business Association, the City Cauncil initiated the Grand Avenue East 40 Acre Study on February 18, 1982, (C.F. �278281). The request was made by the neighborhood organizations because land uses along Grand Avenue had changed and city plans which guide future land use had been adopted since the approval in 1975 of the city Zoning Ordinance. The purpose of this report is to recomnend to the City Council whether the zoning districts along Grand Avenue should be amended to reflect those changes in land use and recently adopted plans. The Grand Avenue Task Force, a coalition of the residential and business comnunities metfor four months to develop the rezoning recomnendations. On June 29, 1982, the Task Force, chaired by David Lanegran of the Planning Comnission, voted unanimously to support the recommendations in this report. . � r TABLE OF CONTENTS I. BACKGROUND INFORMATION A. ACRE STUDY AND ONING B. ZONING HI TORY . CR I N GR ND NU E ARE 2 II. PROBLEM DISCUSSION 3 III. RESEARCH A. LAND U E AND ONING 4 . ARKING 7 C. U INES OWN R UR Y 7 D. CONFORMANC TO H C R HENSIV PL N 8 IV. IS UES AND A. 6-3 ZONED PROPERTY 10 RECOMMENDATIONS B. B- ZONED PR PER Y ` V. APPENDIX 13 � GRAND AVENUE EAST 40 ACRE STUDY TASK FORCE REPORT I. BACKGROUND INFORMATION A. 40 Acre Studies and Zoning The State Municipal Planning Statutes Section 462.357 (5) allows cities of the first class, which includes St. Paul, to initiate a survey, conducted through their Planning Comnission, of the whole city or of any area not less than 40 acres for the purpose of recorr�nending that the City Council rezone portions of the city. Since zoning guides development and influences future land use, the 40 acre study process provides City Planning Comnission and the City Council with some control over development and future land uses. This control can then be used to resolve existing or potential land use conflicts. B. Zoning History _ Prior to 1975 Grand Avenue, from Dale Street to the Short Line, was zoned "Comnercial District". The only exception to this zoning was a parcel of land to the northwest of the Grand Avenue and Lexington Parkway intersection, _ which was zoned "C" Residential, in keeping with the classification on Lexington Parkway. With the fine tuning of the zoning categories and the new Zoning Ordinance of 1975, the east end of Grand Avenue was zoned into three categories: RM- 2, Multi-family; B-2, Community Business; and B-3, General Business. The actual zoning per parcel was determined by the following criteria: Properties used or constructed as multi-family, buildings containing three or more housing units, were zoned RM-2. This zoning was to ensure continued residential use on part of Grand Avenue. Properties used by businesses which were only permitted in the B-3 zoning category, were zoned B-3. This zoning allowed auto dealers, auto related uses, mortuaries, and other B-3 uses to remain on Grand Avenue as conforming uses, but eliminated the expansion of B-3 uses to other parcels along the Avenue. All other business properties were zoned B-2. This zoning decision recognized Grand Avenue as a retail/office/residential mixed strip. Properties constructed and used as one or two family residences were also zoned B-2. This zoning reiterated the intent of retail/office uses on Grand Avenue and gave small businesses flexibility and expansion potential. : Between 1975 and 1982 zoning remained relatively unchanged. �nly three parcels were rezoned. All three were rezoned from residential to office/retail. C. Description of Grand Avenue East The Grand Avenue East area is defined by Dale Street to the east, the Short Line railroad bridge �to the west, and the parallel alleys to the north and south of the Avenue. The area of the survey is approximately 57.5 acres. GRAND AVENUE EAST 40 ACRE STUDY AREA QISTRICT 16 � 3 �: � — ? O W ��.II�� _Jl��—�J � _� __. � ¢ g Y L1�—_" . ' -�. 'J��✓ \��rnl) . _ '�_ �� i: r , ��:��:•Y}:�}::i:•::�: i •iiiii •::.:. .:::::::::::...:::::::::.. ........... .::::::::::.:w::::r.. v:... w:::i}r'r}::•i:4::i:v}::iii'r}}}k::•i}riiiY}}i} w::::::::.w:::•::v' �, ,�. _ . . : .. . ...:.:::::.::..:::.�::::.::��:�Q�� Hn ....................... . ...........:::::::::::.:.:.:::.:......,;:.. o , N P �\i� i R ........ ..... ...... ...... 6 ........ ....... .._..- -°• - � -- � �j . . ....... ...... � -. � ��. > �::: �.��.�� IIN�'.!I°I _ _-. .__ .---- --- ��.�•��.�L�/ \�� ..,��„�,�1�`��,`�..�_�C_�C��_��__ 1 L�__�C�U C�C��C� . ��! ,�,�,�;��„ � �. �[ 7C�[___�C_-J(_ �f__�[�[��C�° J, _ ..( �- � �r �__�� _ !.- ��__ �� n�_a�_ �,�� J „. ueuwn — ,� CH001 m�LfLLA — - - -- °'U\ ��N��,:� [��C� ��- ��- �r- �L �C=� - ' �. � �� I �__ - � ��i� �<��, � � _ �C- l� . -�r- -_�r__�[_ r� � J, __ - � ini! .� __ _ � -- - --'�[ —. _ ____ ----_ , ., � , _ __. i �( ,,�� I _-�L __� U NNOUD NAkt.rLAYGROUND �45p� �• .� —. ...._ � tnnnni:e _�� W __.i� � . � /; ��\�. � y\ J�J1 �-rkf[f�,'- .. • �� - � —7!"-',' I _,W_. � �.. ' - - ^�' MIl1liv�p,4F R..R.� -yQ i�i i . �� ,. • � \ ._.:._.� . - �_`�� ' I �n r�4�:ur� _`__--->� � " �, �i� �r i r 1 I j ; ;;,� , , I I � �� ., � _ ___ _____ _ � ___� _ ___ __ ___ _______ ______ _ _ __ ___ _____ � 2 _ ' f II. PROBLEM DISCUSSION Since 1915 Grand Avenue has gone through many land use and comnercial changes. The most obvious change being the exodus of the automobile dealerships to the suburban ring. This departure left many parcels of land and garage structures vacant along the eastern end of the Avenue. The majority of the vacated garages have been converted to specialty comnercial reuse, however, three major parcels of land still remain vacant and inappropriately zoned for a compatible commercial- residential mix. The adoption of the Zoning Ordinance in 1975 set Grand Avenues future as a residential- commercial mix strip. The zoning along the Avenue retained the multi-family buildings for residential use and encouraged retail/office expansion into the duplex and single family structures. This expansion, however, has caused a severe parking shortage on major segments of the Avenue. Under the present B-2 zoning, no additional off-street parking is required for the reuse of an existing building. The greatest parking shortfall occurs in those areas where the majority of duplex and single-family structures have been converted to a commercial reuse--between Dale and Avon Street. 3 : y • • I 1 -I III. RESEARCH METHODOLOGY { A. Land Use and Zoning � i In February 1982, Planning staff conducted a field survey of entire Grand j Avenue East area to determine the current land uses of all properties. It was determined that land use along Grand Avenue is almost entirely divided between residential and business with a small portion vacant. However, between � 1975 and 1982 the Avenue changed from being predominantly residential to � being predominantly commercial and the vacant land increased by 3% (see Table 1). ; � TABLE 1 ; I Land Use 1975 Area X 1982 Area � ! I Residential 918,700 52 816,700 46 ;' Business 825,950 46 874,700 49 I i I Vacant 35,100 2 88,350 5 1 Total 1,779,750 100 1,779,750 100 � 1 The gain in commercial land use was accomplished by changing residential � buildings entirely or partially to business. In 1975, the 129 buildings '- were used entirely for residential use: in 1982, only 113 were used entirely � for residential, a decline of 16. At the same time, housing units were increased i 823 to 844. The increase is the result of a new condominium constructed ' at Grotto and Grand. Coordinated with the land use survey, the Planning staff reviewed the zoning i and zoning changes along the Avenue as they related to the land use trends. ' From 1975 to present the zoning along the eastern end of Grand Avenue has i remained relatively unchanged. Only three parcels were rezoned--two parcels j were rezoned from RM-2 to OS-1, and one parcel was rezoned from RM-2 to B- { 2 (see Table 2). ; I TABLE 2 1 , Zoning 1975 Area % 1982 Area � � � RM-2 512,300 32 554,300 31 I i B-2 832,350 48 838,350 47 i ; B-3 375,100 21 375,100 21 I i OS-1 � 12,000 1 � � � I i � 4 ! I I � In comparing the zoning with the land use, it was determined that between 1975 and 1982, retail/office land use increased in both the 6-2 and 6-3 zoning districts, and the auto/wholesale land use decreased substantially (see Tables 3 and 4). TABLE 3 USE OF ZONED LAND 1975 Land Use RM-2 Area % B-2 Area � 6-3 Area % One Family 36,750 6 216,500 26 Two Family 30,000 5 111,900 13 Multi Family 505,550 88 - - 18,000 5 Retail/Office 470,200 56 68,050 18 Auto/Wholesale 33,750 4 253,950 68 Office Service Vacant 35,100 9 Total 572,300 99 832,350 99 375,100 100 TABLE 4 USE OF ZONED LAND 1982 Land Use RM-2 Area X 6-2 Area X B-3 Area � OS-1 Area � One Family 30,750 6 180,500 22 Two Family 24,000 4 81,900 10 Multi Family 493,550 89 6,000 2 Retail/Office 6,000 1 542,200 65 177,250 41 Auto/Wholesale 33,750 4 103,500 28 Office Service 12,000 100 Vacant 88,350 24 Total 554,300 100 838,350 101 375,100 101 12,000 100 In the B-2 district, retail/office increased by 72,000 sauare feet or 15%. As noted, the increase is the result of changing residential buildings to business use. In the B-3 district auto/wholesale decreased 150 450 s uare feet or 59�. Retail/office increased s uare ee an t e vacant _ and by 5 , square feet. This c ange occurre ecause t e land formerly used by three auto dealers has been changed to shopping malls, an opera company headquarters, or is now vacant (see Table 5). 5 TABLE 5 CHANGE IN USE OF ZONED LAND 1975-19�� _ GRAND AVENUE `. 900,000 800,000 • 700,000 600,000 ; � �%-,� ��-,, 500 000 ::!: :=%�`-� � .��i - -� i��i �i��: �:i'`� �r�� : .i�!� �``;_i i�� ;�� ^'��= �`�%�� 400,000 ;;_�'�� ='�;_ . ��• -i.i 1- �� ♦� � �/`�/ ��Y♦ . \�r�� '� ` � 1�/ �� !%�/ / / i-�1 / �1 ��1�� 3�0 �� 1�/_./� ,�� / �''f , �� . � ��: ''`} . � i:.: ��`�� i�� r � � `� � ��`1 �� , ��/♦ /�� i/ �1��1 / �� ` 200,000 �� • •�� i��i: �:i�� i'<: - 1'�� `i��t �%�1.=� �� ` ♦ � � � �/ ♦��!� 1�1��/ _I�� 1 �� 100,000 �'�!' ��'' �� :. ,.�� : � �.��: � ��_� � .:.;.; ��.- . � _� . 1975 1982 1975 1982 1975 1982 1982 : RM-2 B-2 B-3 OS-1 ZONING � RETAIL/OFFICE � VACANT ��i MULTIPLE FAMILY _ � OF FI C E S ERV I C E '�.'��.'.,�'��.'�..'��.'�.,'��.'�.,'�.�.,'��.`�..��..'..�.'��,�.'�..�.�'�.,��'� TWO FAM I LY � AUTO RELATED/WHOLESALE BUS. � ONE FAMItY 6 Business trends indicate that between 1975 and 1982, the number of businesses along the Avenue have increased by 51 or 45%. During this same period, s ecp ,ial� businesses increased the reatest with a ain of 46 or 135X. Specialty comnercial is now the predominant ind of usiness on ran venue. TABLE 6 CHANGE IN NUMBER OF BUSINESSES 1975-1982 Number of Businesses ange - usiness 1975 1982 Number % Convenience Business/ 69 17 + g + 12 ffices Specialty Business 34 80 +46 +135 Auto/Wholesale/Fast Food 11 8 - 3 - 27 Total � 114 165 +51 + 45 6. Parking Coordinated with the land use and zoning studies, the Planning staff determined the number and location of on and off-street parking spaces along the Avenue. _ This information (see Appendix) was used to evaluate the parking shortfall by block caused by rapid commercial expansion on Grand. . Parking deficiencies were tabulated by comparing the existing parking with ' the required parking under the present zoning code. It was determined that ! all blocks had parkinq deficiencies, with the most severe s ort a s beinq between Dale and Avon �treets and near the Lexin ton Avenue intersection.'� ' C. Business Owner Survey In March through April, 1982, the Planning staff, aided by Macalester College, conducted a corrrrnnercial survey of all businesses between Dale Street and the Short Line. Of the 165 businesses on the Avenue, 129 surveys were completed providing a 78� response. The survey was designed to yield the individual owners wants and needs as well as gauge the overall comnercial climate on the Avenu?. The typical survey respondent would be capsulited as follows: The business located on Grand because it was seen as a viable corrmercial area surrounded by an attractive historic neighborhood. Their customers are drawn both from the adjacent neighborhoods and the greater metropolitan area. They have made major improvements to their physical plant within the past two years and feel that these improvements have made their business more profitable. They feel a need for more on and off-street parking and see a need for visual and design improvements along the Avenue. They consider 6-3 uses as detrimental to the Avenue not providing their businesses with additional customers. They would like to see the vacant _ buildings used for retail/office and the vacant land used for parking. 7 D. Conformance to the Comprehensive Plan In order to adequately assess the rezoning recommendations for the Grand Avenue East Study, the Land Use and District 16 components of the Comprehensive Plan were reviewed. In addition, the District 16 Housing Plan of the City's Implementation Strategy was reviewed for confarmance. The Land Use component of the Comprehensive Plan offers direction for an appropriate mix of land uses and establishes city policy for monitoring change in commercial uses. MIXED USE STRIPS: St. Paul 's comnercial strips developed along the trolley lines established in the late 1800s. They have always contained a mixture of uses from housing to office, comnercial or even light industrial uses. As retail marketing methods have changed, the commercial activities on some mixed use strips have declined. On others it is growing. The strips function best when they retain a mix of uses--retail, general commercial, office and residential. The initial attraction for all these uses was the close access to transportation. The same is true today. In some cases the mixing of uses on the strips has been haphazard causing conflicts between adjoining uses. To be successful, mixing of uses should be inten- tionally planned. City regulatory controls and fiscal incentives should be aimed toward achieving a compatible mix of activities. POLICY (4.2-2) : The city will encourage the development of compatible mixed uses along existing commercial strips by: (1) developing specific land use plans; (2) developing design and performance controls; (3) , continuing technical and financial assistance to small businesses; and (4) modifying current land use regulatory provisions to permit appropriate flexibility in the reuse of land and structures. MONITORING CHANGES: Comnercial trends and market directions have changed dramatically in St. Paul since its initial development. They can be expected to change again. In general, St. Paul must remain informed about changes in retailing practices in order to respond effectively to them. In this way the City can plan to accomnodate changes in land use caused by commercial trends. POLICY (4.2-4) : The City will continue to monitor comnercial trends and adjust its land use policies to remain abreast of changes affecting the character of commercial areas and adjaeent neighborhoods. Zoning processes must also be monitored to maintain an up-to-date Ordinance that reflects commercial needs. The amount of land available for commercial uses is controlled by zoning. Zoning also regulates the placement of particular businesses at certain locations through the use of certain districts. Zoning which is inappropriate, either because of uses permitted or because of application of a certain zone at a certain location, can hurt commercial development by precluding appropriate businesses or allowing inappropriate ones. The zoning classification should provide enough flexibility to be applied suitably in a number of local situations. 8 POLICY (4.2-5) : The City will continue to review its present comnercial zoning to ensure that: (1) each zoning classification reflects uses appropriate to the intended application of that district; and (2) each comnercial area is appropriately zoned for its intended function. The District 16 Plan component points out the inappropriateness of B-3 zoned land on Grand Avenue. CURRENT PROBLEMS: B-3 zoning discourages neighborhood oriented husiness development. GOAL: To facilitate neighborhood business development at appropriate points on the Avenue. PROPOSAL: There are three empty lots on the Avenue zoned 6-3. The B- 3 designation has caused them to be priced so high as to discourage develop- ment of these lots in a manner which would be in keeping with the character of the street. It is a waste of land in an area already short of space. No addition of land within the district should be zoned 6-3. RELATED PLAN COMPONENTS: The District 16 component of the District Hausing ' Plan identifies two of the B-3 zoned vacant parcels for a residential over commercial reuse. � I ! I ! . � � i _ � 9 I IV. ISSUES AND RECOMMENDATIONS A. B-3 Zoned Property The Zoning Ordinance of 1975 clearly intended to establish Grand Avenue as a retail/office/residential mix strip. The B-3 zoning was only designated for those properties with B-3 uses. In effect the Ordinance served to contain any expansion of B-3 uses while providing ample growing space for B-2 on the Avenue. In addition, the comnercial trend, a 59X decrease in auto related uses in the B-3 zoned districts and a 135% increase in specialty comnercial uses since 1975, present a convincing case for rezoning B-3 parcels along the Avenue. In support of this trend, the early returns on the questionaire showed that 55� of business owners and managers on the eastern end of Grand Avenue feel that B-3 uses are detrimental to Grand Avenue. The majority of business owners feel that the types of businesses allowed in B-3 zones do not provide them with customers or provide a good tenant mix. The question remains, how far to go in the rezoning of B-3 properties. Clearly, the vacant B-3 parcels (all four parcels have been vacant for over a year) and those B-3 zoned parcels presently used for retail/office functions should be rezoned. This recommendation is consistent with the questionaire results. However, a recomnendation to rezone the existing 6-3 to 6-2 would make a . number of businesses nonconforming. If trends continue, however, the remaining B-3 uses (with the exception of the mortuary) will slowly be replaced with retail/office uses. � Therefore, this Task Force recomnends: In keeping with the intent of the 1975 Zoning Ordinance, the direction of the Comprehensive Plan components, the comnercial trends over the last seven years, and the mandate of the business community, the city should rezone from 6-3 to B-2 those properties; (1) that are now vacant, and (2) that presently have a B-2 or less use. B. B-2 Zoned Residential Property There are 41 one and two family structures zoned 62 which have not been converted to 6-2 uses on the eastern end of Grand Avenue. These structures have remained in residential use and have been, for the most part, well maintained. (A housing condition survey of all residential structures on the eastern portion of Grand indicated that those structures zoned B-2 but still in residential use were better maintained than those in commercial use.) The majority of these properties are located west of Victoria. From Dale Street to Victoria, there are only two properties zoned 6-2 which have not been converted to that use. In contrast, from Victoria to the Short Line there are 39 properties which could be converted to a B-2 use. Over the past seven years, 16 residential structures have been totally or partially converted to a commercial use. In addition to these conversions, several auto related structures have been converted to commercial use. These factors, added to the effect of "selling" of Grand Avenue as a specialty . center for the metro area, have led to increased traffic volumes and severe parking shortages along the strip. 10 An analysis of the parking needs indicates that the greatest shortages for both residential and commercial uses are between Dale and Avon Street. The conversions of structures without adequate parking into restaurant/ retail have aggravated an already problematic situation. The only other off-street parking shortfall is between Oxford and mid-block beyond Lexington. This is due to the intensity of the commercial buildup around the Lexington and Grand intersection. This shortfall is not a recent development, however, conversions around the intersection have certainly complicated the problem. Incubator theory: properties constructed as one or two family residences and zoned 6-2 in the Zoning Ordinance of 1975, would serve as incubators for new business on Grand providing inexpensive rental space for comnercial growth. The recent business survey compared the business in residential structures with the business in comnercial structures. Residential Comnercial Structures Structures � . New business on Grand 70% 60% . Rent/square foot $.60 $.53 . Same--less profitable than 2 years ago 59� 47� ' These figures (based on those businesses answering the specific question) indicate that there is no major difference between the two types of struc- , ture/uses as far as the percentage of new business, or the rent per square foot. However, the figures show that the commercial uses in residential structures saw themselves as significantly less profitable than those in commercial structures. In addition, the survey indicated a direct correlation between the need for parking and the concept of profitability. The majority of blocks which showed a large parking shortfall also showed a lack of profitability over the past two years. The rezoning of these 41 properties to B-1, OS-1, RM-2, or less would prevent the conversion of additional residential structures into restaurants, or shops. However, from the parking perspective, many of the uses al7owed in B-1 and OS-1, such as hardware stores, or real estate offices, could generate an equally severe parking need. Therefore, to be effective in controlling any additional need for parking, these 41 properties would have to be rezoned to a residential zoning category. The creation of a new district (6-2 Conversion) with an off-street parking requirement would limit additional parking shortfalls along the Avenue. In addition, the new district designation could provide commercial expansion space, control alterations to structure facades, and limit the amount and type of commercial uses allowed. 11 P S . Therefore, this Task Force recommends: In keeping with the intent of the 1975 Zoning Ordinance to provide the opportunity for commercial expansion into one and two family structures, and at the same time, make provisions for additional parking generated by new commercial uses, the city should establish a new zoning category defined as follows: 1 . Objectives: a. To create a specialty business-residential district. b. To encourage specialty business which do not generate large amounts of traffic. c. To provide off-street parking for employees and dwelling units which change in use from residential to business or business-residential. d. To retain residential building forms and open space. 2. Principal uses permitted: a. One, two and multiple family uses. b. Minimum lot width and area: 1. One family--40 feet and 5,000 square feet. 2. Two family--40 feet and 6,000 square feet. 3. Multiple family--as regulated in the RM-2 district 3. Principal uses permitted subject to special conditions: a. All principal uses permitted in the B-1 and B-2 district, except restaurants, bars, private clubs, fraternal organizations, lodge halls, theaters, assembly halls, concert halls subject to the following: ' 1. For new buildings and land uses, and for existing buildings in which the use changes, off-street parking shall be provided as , follows: a. Residential use--as required by existing regulations. (This will be one space for a one-family, three spaces for a two family, and 12 spaces for each dwelling unit in a multiple family building.) b. Non-residential--one space for each 300 square feet of usable floor space. 4. Height and yard requirements for new and existing buildings are: a. Height: 3 stories or 40 feet. b. Yard: Front--the average of existing front yards within the district within the block. Side--Four feet. Rear--25 feet. 5. Off-street parking lots shall be located as follows: a. Off-street parking spaces shall not be located within a front yard and may be located within two feet of a side lot line. b. On lots without principal buildings, at least one access from the street shall be provided. 6. On lots with principal buildings, an open space, 600 square feet shall be provided to the rear of the building, for recreation space, drainage, and snow storage. 12 � ' r APPENDIX • r,RAND AVENUE EAST IS Comrnercial Commercial Commercial Res dentia esi e��ntia� esi'�(en ia Needed Provided Deficiency Needed Provided Deficiency Dale to St. Albans 193 86 ln7 263 50 213 St. Albans to Grotto 216 130 86 105 45 60 �rotto to Avon 350 196 154 89 69 20 Avon to Victoria 214 191 23 59 43 16 Victoria to Milton 148 145 3 141 72 69 ; Milton to Chatsworth 53 48 5 95 70 25 � Chatsworth to Oxford 45 43 2 129 99 30 Oxford to Lexington 494 252 242 Lexington to Dunlap 116 67 49 50 40 1Q � Dunlap to Short Line 86 61 25 137 67 70 , . 13 . GRAND AVENUE TASK FORCE MEMBERS Planning Comnission David Lanegran - Chairman Jeff Levy - Co-Chairman District 16 Planning Council Judy Bigelow Robert Casselman Carol McLeod William Madden Nancy Downey Grand Avenue Business Association Augie Caron - Vice President GABA Lucy Stoffels - First Bank Grand Jim Miller - Grandendale Pharmacy Jack Hiber - Muska Lighting Jim Solin - Grand Avenue Ace Hardware , , . 14 . �,��,�,�� . • � �°•�,,.. . Q'c.. ST. PA�1L CITY COUNCiI. � PUBLIC HEARING - NOTICE . � � . AFFECTED F I L E N O. T0: GRAND AVE. EAST PROPERTY OWNERS GRAND AVE. EAST TASK FORCE MEMBERS PAGE AL OLSON, CITY CLERK PURPOSE To provide appropriate zoning classifications and to change zoning of selected parcels along Grand Avenue in order to pre- serve the unique character of this commercial-residential street • To co rrect errors in zoning maps. L O C A T I O N GRAND AVE. F�OM DALE STREET TO THE SHORTLINE P E T 1 T 10 N E R G�aNO avE. BUSINESS ASSOCIATION OISTRICT 16 PLANNING COUNCIL HEARING �ursday, MARCH 3, .1983 l0:0o a.rt. Citv Council Chambers, 3rd Floor Cit� Hall - Court House Q U E S TIO N S PLANNING DIVISION, P.E.D. 292-1577 EXT. 297 ROOM 1101 CITY HALL ANNEX 25 WEST 4TH STREET ST. PAUL MINNESOTA 55102 rotice aent FEBRUARY 11 , 1983 . �J �� . — ,�..,, � �'` •j��,//"" .o, � — � • C�°." o.,� ; ^,tt• � .. L_� � ^�,� .��. - �� . �� o.,� -- �� '''a ��BB�� -- .��o .�� . � �[�� ., �'' //� �� v . .oseta• � 'y �'r1 dl� aT i'I � �� ' �G H��nS�. {1 �MWO �J C G• � ��V�1 • f�� LJI � _ LIMYOOD�� '�1'�� y�/ � y� 1 a�• V[�':J;.� . � '� C NH .Itiv f�CL�w � % i+. • � u��eva �.ou.o /�ra.•r�w.x � �.'�'�� `. � �L. •`. � ��tt�-tt. •� - /N . I i" ��-- , . " . � _ ;� _ -- p-- /� R �E � I r �q ) � """':cM�tM/UK -_'_' �� Gu.sr II �`,-'�on»r E� t . �� I /1 ��'�� "�� . � � ��✓ �I . ,4 �� ❑ ��O�OO� ^� �� n r��¶t-^� rvEf�fE�—A50�M(—� � _ I " �a ' ��r'� I!`�.—.c'""'I ij�i ,/' �5tvr—''•v�A.��rnal S••I�'� 'I 'a�! j� I`Ji ��r--� �,, a f.� . 1 �j� � I � I � a , J �U� i � U I��,� —�� . � � ` �^` � �`.;�J1«'��--�� r' ��L_'FJ _.� �j� r''��nrj'� ✓ —�'�--j�.�r°` �� ' III�}--�i� �� "'�'I �� >I � �I I oi Q�� J,� --��, .� —J�J / SUMMIT HILL DISTRICT 16 NO S0° 1000 2°°° 'o�`' �°oo � �z��s T— . . . �h ' . . ' . " . , . . . � ' . � ' .... E I , .� � � f . � � , . . . . . . ., ' . . .. . , ; , . .. . . . - . � .. , i �„ . . . , . .. . �� . . �. . . . , �.,� � . ..�. I. : . � � . . . . . . ._ ,�i . . . � . . � . .. . � ... . , ' _ _ �.. � � � � . '± � � ' - �� • ., . ..�'. ... � . . . � ` : . `. . n \W r� � � �l; � . . .. . . , . . 4 .. . �- . . � , . ' ' _. � . . . !��Di/ .�� ,. , � . �. � - . r . . . . � . . �� . .. � � ' � � . � . � . , . . ' ' . . ' . � . � -. ' . � . . .. . . ' . . � . � . , � . . 1., t . , . . ' � . .. % .' . . . . .' ., ' . ; i . . . . , . . . . . . . �� - � , . � . . .. .. . i . . . , ' . , . . . . . , � . . .. � - . ' . � . , . . ' .. . � . . , - . . �! . � . � . , . .. . . . . . . ' . ' . � ' , . -.. . � . . . . . ; . � � . ' . . . � . � . . . . . , � . ' . ♦ , � • � . � . � � � � , �- ' . . . ' - �. . . . ./ ' � .. . . . . � . . . � 1 - \ ' , . , , � . February la, 19$3 • . � � . ,' . �:� ' Pla�tf.ng� Staff, �+Ornl,ug SeCtion ; , . , �f llth_Fioor ;� � �'t _ , �, . Cit� Hall Anaex - �' I I.l . ' - - � , , k :; Re: Recomgendations o� Che Plaaair�g Comiasioa for a.nwMber of �' ;r.on�.n8,changee for Gr$nd Avenue hetareen,Dale St. s�►d� the • ?� Short Liaa. � � - � _ . . � ' D�ar Siret . � ' i. , , � ,, ' �' � _ A publ'ic hearittg'ds�a for �M��ch 3rd, �.983 to consicler tbe.abova- ' . ' � �% rafer�►ced -�as set by tt� City :Council at its Fel�zt�azy lOth. 1983 . - . r teestiti�. � ' , �- ,_ , Vax�yr truly.gours, , , _ . � . � , , ' � : � _ . A1berC B. 0180n � -Cit.y Cierk , _ _ , . , � ' � , � , . � , : ' I�Ssla ,, � .� Y , , , , _. _ , , • : . . - � , . . , , . 1 , �. � . , . . � ; , � . . , • , � � , , . - . , . . .� , , . . , . _ , r� ' , � . � . � � • ;� • . . , j . _ , � i ' • , • ,\ � - , . - / ' . � % . , � _ _ � 1 , , , � , . I , � � . lst �0— �� 2nd ��—��—a � 3rd /d - i3 �3 Adop�ed /� �o?�'v 3 Yeas Nays FLETCHER GALLES '��'�Ea�� /70� 3 . r�,s�rtz - NICOSIA SCHEIBEL WILSON MR. PRESIDENT TIDESCO