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279284 N'HITE - CITV CLERK �'���j��(� PINK - FINANCE II CANARV - DEPARTMENT GITY OIF SAINT PALTL COURCIl � I%v BLUE - MAVOR File N . 'l Resolution Presented By . Referred To I� Committee: Date Out of Committee By Date WHEREAS, Minnesota Statutes S 462.35�6, Subdivision 1 provides that the Planning Commission shall study and propose t�o the City Council reasonable and practical means for putting the Comprehensive !Plan or sections thereof into effect; and WHEREAS, the Saint Paul Nousing Devehopment Plan is not an amendment to the Comprehensive Plan, but rather a meahs of implementing the Comprehensive Plan ; and WHEREAS, the St. Paul Planning Commi�sion has determined that the St. Paul Housing Development Plan is a reasonable and� practical means of implementing portions of the St. Paul Housing Policy Plan as a part of the St. Paul Housing Implementation Plan with the addition of "box commei�ts" relating to the recommendations for the following sites (District and site number) ; (03-04) , (04-80) , (06-125) , (06-126) , �}-, (12-27) , (13-30) , (13-39) , �13-46) , (15-46) , and (16-01) ; and � !-'f-1EREAS, the St. Paul Planning Commi�sion has also determined that the document approved by the District Housing Plan Task Fo�^ce as the District One Housing Development Plan consists of the District One adopted � list of development sites and a two page policy position as well as the staff formul�ted site specific development recommendations; NOW, THEREFORE, BE IT RESOLVED, that �the Council of the City of Saint Paul does hereby approve and adopt the Saint P�.ul Housing Development Plan, with the addition of the above named box comments and t�he District One HDP recommendation , as a part of the Saint Paul Housing Implementa�ion Plan for effectuating the Comprehensive Plan. COUNCILMEN Requested by D rtm of: Yeas Nays I Fletcher � �e��ne [n Favor i Masanz Nicosia � i Scheibel _ __ Against � BY Tedesco . W Ilson :,Adopted by Council: Date SEP 3 � 198� �_ Form App ved by Cit ttor . Certified a. �e Counci , re � gy E �'�`�2 By � 7� . /�ppro ed 17avor: Dat O�'+ Approved _ or for Submi i 'Cou " i �� i/��, i ��y � sy _ sy �" Y L t-c; LISHED 0 C T 9 1982 �, � i �°���,�`k"�^�i a f�'�x�'��`�?� f�;�. a^�,+ .`.+� "S) "�� � ."�.�1� 4 ix t�c� �� ^' .t. � .-T v �'*'� na."�r dC S 18:, t�',�^^^V'a.•��t �K 3 ������a���'r a��'� � -� a r ���; t'� ,;.F � .'aC��� �,�-, �� :�� � • } '�t�Y��'��Y�� �,�,' �Xq q sA.�����.� J l`�;v"�' '��� �s, tnS�� t ,�� ,�„� : :�n i� -,,.� �t E,.� ,� � ����� �:. 1 � �'art��"'r.by i t 1`� 3� 4:x � �y ii��{y��,�f�z,R��`�,a r°��+�k�,�i.���,:-. � �� �'.k "a k-�4 �+ 4.r� 2 a, $ f i �u � �t ��s. �� � `w" j"�" } �' �'fi � ,,.�v�.'� "��'�" ,v,�� r . �,"t3 # � � � '�s ; ��, 9 '�' 1 k. t� l :i�" `'K 5 t� r, � �C' �. +1 ,y e� . 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' 4. r:.s�".. �.vt� ._ _ ... . .. ������ �� � °'_' °r � � CITY OF SAINT P/�lUl 4�` � a : DEPARTME�UT OF PLANNING AND ECONOMIC DEVELOPMENT w iiii`i�ii'ii � i . � DtVI510N OF PLANNfNG '••• � ?S West Fourth Street,Saint Paul,Minnesota,55702 GEORGE UT�MER 612-248-�15t MAYOR I July 6, 1982 ; • i T0: Plannin Commission 9 . ' FROM: HOUSING AND NEIGHBORNOdD COMMITTEE _ ' ' RE: DISTRICT HOUSING PLAMS.� RECOMMENDATIONS BASED ON PUBLIC HEARING , TESTIMONY I. District One District Housin� Plan " . , A. Issues Two issues were raised a;t the public hearing on the District One Housing Development Plan�. 1 . To what level did Di;strict 1 participate in the District Housing Plan Process. � 2. What document was a�opted by District One as their Distr�ct Housing Plan. ; . 6. Committee Findings , - . 1 . District One did participate in the District Housing Plan 7ask Force (DHPTF) . ; � . � . 2. District One participated and worked with Planning staff in the formulation of an I�ventory of Potential Development Sites. � . 3. District One submit��ted site characteristics data (without site- specific recorr�nenda;tions) along with a two page policy declaration to the City of St. �Paul as their District Housing Development Plan. � 4. The document adopt�d by District One and submitted to the City does not conform to the �DHPTF guidelines which requested a document containing site sp�cific development recomnendations of each Qistrict Council . ; , -� 4. The document approved by the DHPTF as the District Qne HOP includes both the site inve�htory and two page policy statement of District One as well as the staff compiled site rating criteria for each site and site spec�fic development recommendations, indicated , as "Development Po�ential ", also formulated by staff. I � � � • ^ . -2- � • � ' C. Comnittee Recommendations 1 . Based on findings 1-5, and in order to respond to the concerns regarding the District One Inventory, the Housing and Neighborhoods � Comnittee recorranends that the following mutually agreeable ` language be inserted inta the Introduction of this document; *INTROQUCTION � This document "District 1 : Inventory of Development Potential : was com iled b PED staff with assistance from the District One Comnunity � Council . 7he sites identified herein along with the two page po icy declaration preceding this paqe constitute the District One Inventory submitted to the City of St. Paul b� District One as their District Housing Development Plan. The site rating criteria and the s ecific recommendations rovided under "Develo - men� Potential " a term su ested .b District One were proposed solely by staff for the Department of Planning and Economic � . Development. �I�e �p�req�e�y This latter portion has not been adopted or sanctioned�by the District One Community Council . Both portions constitute the District One: Inventory of Development Potential which was approved b�the District Housinq Plan Task Force as the District One HDP. . The development potential portian formulated ��e���€�e� by PED staff is based on total square footage and site rating criteria -adopted by the District Nousing Plan Task Force. The rating criteria determines tfie suitability of sites to support two-four unit commonwall , townhouse, � apartment and/or subsidized development. It should be recognized that the identified development potential represent ideal maximums. In some cases, topography, soil conditaons, easements, etc. may sig- nificantly reduce th� deveiopment patential . As requested in the August 28, 1981 policy position letter from the District One Council , housing development on vacant land sites within District One should be approached on a case by case basis which takes into consideration input provided by the District One Council. *Underlining indicates� addition to text. Basbe� eb� indicates� deletion from text. - 2. In addition, based on findings 3-5, the Housing and Neighbor.hoods � Committee recommends that the document approved by the District � Hausing Plan Task Force as the District One HDP be adopted as such with the understanding that District One only adopted a list of sites and a two page policy pos�tlon and that staff actually formulated the site-specific development recommendations. , _ . _ .. . . - l��d�a1 f.s�"S . , i . � �3_ � . II . District 7, District Housing P'lan Dre►�r School Site A. Issues Raised The primary issue relatin� to this site is whether the site should . be used for pass�ve {�ark/open space or for new housing development. . � B. Committee Findings ; •1 . A substantial number Qf District 7 residents, indicated by a petition of 320 names� .support the use of this site as a passive park. � . 2. These residents, supported by the District 7 Planning CoUncil , feel � . that a passive park aft this site is important for maintaining the � character of the neig,hborhood and for overall housing market stability. ' � 3. The District 7 Plan i�ndicates that the "ultimate reuse of the Drew � Schoal site should be new construction of single family homes" (p. 10). . � 4. The Parks and Recreation Plan indicates the area is within need of park space and recommends that "about one acre of West Minnehaha Playground (which is; 10.8 acres in size) should be landscaped for passive recreationaljpurposes" (p. 21 ). In addition, this plan . indicates that passive neighborhood parks must be adjacent to a neighborhood recreat�on center. � 5. The Land Use Plan inldicates that when the Parks and Recreation -- Plan doesn't specify,' park use for a potential development site, then the preferred u,�se of the potential development site is , housing. � 6. The Parks and Recreation Division of Community Services has clearly indicated that they �have no intention of acquiring the Drew • School site for parl�/recreational use particularly with the current anticipated budgeta�y constraints. 7. In the early 1970'sP the St. Paul HRA acquired the property from the . School District with the understanuing that the site be used for ' the development of �ousing. — . 8. In a letter dated 7,/2/82, James Bellus, Director of.the HRA, has indicated that an o�portunity is possible for the neighborhood to privately acquire a,�nd develop the site as a private park providing certain conditions �are met. , � . • � - . . , _ .. �. -4- C. Corr�ni ttee Recommendati ons � . Based on findings 4, 5, 6 and 8, the Housing and Nei.ghborhoods � � Committee recommends the following box comment be attached to the � Drew School site. � The City`s Parks and. Recreation Plan does not recommend that the City acquire the Drew School site for public park or recreation space. Current and anticipated budget constraints on the City's Parks and � Recreation Division reinforce the above recommendation. In such . instances the City's Land Use. Plan recommends that the preferred � reuse of vacated school sites be housing. However, recognizing the limited amount of park space within the area and the District 7 Council 's revised position that the Drew School site should be park space, the Planning Commission recommends that � , the neighborhood be extended a conditional opportunity to .privately acquire, develop, �and maintain the site as park space. The canditions are: 1 . The property be sold to an entity that can assume. full lega] liability for development and the preparation of a maintenance plan satisfactory to the HRA. � 2. The neighborhood be given until May 31 , 1983 to determine . whether it has the capability to �move ahead with acquisition and development of this site as a private open space. � If this should prove to be infeasible, then the Planning Commission recommends the site be developed for housing. . , , • - _ . �•=*o:�� CITY OF ;ISAIITT PAUL c� C�-�� ." � ; OFFICE �OF THE MAYOR ) e . ay � �9 aJ�Gr�";� � uuuauu � wt ti11 il ;g � A�� I°� I '`'�i�,� ; 34'I' CITY HALL .� ���c�� . SAINT PAU�L, MINNESOTA 55102 GEORGE LATIMER (6�12) 298-4323 MAYOR i July 21 , 1982 Cit Council President Victor Te�esco Y Room 701 City Hall ; Saint Paul , Minnesota 55102 , Dear Council President Tedesco: � _ I am pleased to forward to the City Council for its review and action a copy of the St. Paul Housing qevelopment Plan. The Planning Corr�nission is recommending that the Plan b�'come a part of the Comprehensive Plan's Implementation Strategy. As ou ma recall the Cit Co �c' y y , y un il initiated the District Housing Plan Process in September of 1980. dur purpose at that time was to provide the neighborhoods with an oppor�unity to recommend how and where 10,000 new housing units should be bui�t in St. Paul by 1990. I am pleased to find that each of the City's; 17 planning districts have participated in the process and produced a housing development plan for their district. Over 2000 hours of volunteer ti�ne were spent by citizens in 17 districts evaluating 1 ,064 separate sitesl. A development potential of over 15,295 housing units was identi'Fied. Additional 7ong hours were spent by the 26 district council and p rivate sector rep resentatives who served on the District Housing Plan Ta�sk Force. Their job was to set the guidelines, review each of the 17 district �plans and assemble them into the recommended St. Paul Housing Development Pl�an. The efforts of our neighborhoods and citizEns have resulted in-a planning document that will have several� important benefits for St. Paul. The plan will : first, help to guide and shape the City's housing programs ; second, assist the City in its �review of proposed housing projects ; third, provide district councils with �a policy framework for reviewing and guiding housing development in ;their neighborhoods; fourth, save the City time and money by directing deyelopment proposals to sites which have district council conceptual ap�roval . Planning Division staff are available to meet with you and each of the City Council members at your convennence to discuss this Plan. Please feel free to contact James Zdon (6237) 04^ Marvin Bunnell (6225) if you or any of the City Council members have any ,questions regarding the St. Pau1 Housing Development Plan. incerel _ ; _ Geo Lat mer ,I Mayor Encl . GL:sb � CC: Pe A. Reichert James� Zdon Marvin B n 99y , , u nell � . . . .. . , . V . . , -. � � � . �'7:�;��4 . . . ,. city of saint pau{ ' . . . . . . . lann�n comm�ss�or� resolut�an p 9 file number 82-28 - � . . . date ��,y 9, �982 . � .� �f �� . . . . . . . WHEREAS, Minnesota Statutes authori2e a municipality's planning agency ta study and propose to the governing j'body reasonable and practical means for putting ..the (Comprehensive) Plan or ,(,Housing Policy) section of the plan into effect; and . u Nousin h reviewe d the St. Pa 1 WHEREAS, the St. Paul Planning Co mmission as 9 Development Plan as a proposed portion of the St. Paul Housing Implementation Plan and for conformance to the Camprehensive Plan; and WHER�AS, the St. Paul. Planning Commission has determined that the St. Paul Housing Development Plan is a reasonable and practical means .of implementing portions of the St. Paul Housing Policy �lan as a part of�the St. Paul Housing Implementation � Plan with the addition of "bpx corr�nents" relating to the recommendations for ��several si tes named below; aind . WHEREAS, the St. Paul Planni�ng Commission has determined that the St. Paul Nousing � Development Plan generally aonforms to the Comprehensive Plan with the addition of "box corranents" relating �o recommendations for the following sites (District and site number) ; (03-04) , 404-80) , (06-125) , (06-126� , (07-04) , (12-27} , (13-30� , � . (.13-39) , (13-46) , (15-46) , and (16-01}; and • � � � WHEREAS, the St. Paul Plann�ng Commission has also determined that the document approved by the District Housing Plan Task Force as the District One HDP be adopted as such with the understanding that District One only adapted a list � of sites and a two page polncy position and that staff actually formulated the site-specific development necommendations; . � N�W, THEREFORE, BE IT RESOLVED, that the Planning Commission recammends that the St. Paul Housing Development Plan, with the addition of the above named box comments and the District t�ne HDP recommendation be approved as a portion of the St. Paul Housing: Implementation Plan; and BE IT FURTHER RESOLVED, that the Planning Commission's findings and recor�nnendation be transmitted to the Mayo'r and City Council for their consideration. . . . . . . . . . . . . I - ' - La le ran moved by � 9 . se�conded by Le�v . � in favor » � 4 ' . a�If1St , . . . � � .4`;��•,-,,:,. y G I T Y O F ►�A I I�i 2` .C,r'L U L ���,��� , �e �=�� OFFICE O�' THE MAYOR � ��ui��nu� .� � . l�u� rn u� •, �a� ,.°a ' ,,... ` 347 (�[TY HALL S.4INT PAUL, MINNESOTA 55102 GEORGE LATIME[t (612) 298-4323 MAYOR July 21 , 1982 j City Council President Victor Tede�sco . Room 701 City Hall ' Saint Paul , Minnesota 55102 � � Dear Council President Tedesco: � - � I am pleased to forward to the Ci�y Council for its review and action a copy. of the St. Paul Housing Dev'elopment Plan. The Planning Commission is recommending that the Plan becdme a part of the Comprehensive Plan's Impl�mentation Strategy. � ' As you may recall , the City Council initiated the District Housin�. Plan Process in September of 1980. Our� purpose at that time was to provide the neighborhoods with an opportuMity to recommend how and where 10,000 new housing units should be built ' in St. Paul by 1990. I am pleased to find that each of the City's 1� planning districts have participated in the process and p�oduced a hou�ing development plan for their district. Over 2000 hours of volunteer time�were spent by citizens in 17 districts evaluating 1 ,064 separate sites. � A development potential of over 15,295 housing units was identifi�d. Additional long hours were spent by the 26 district council and pr�vate sector representatives who served on the District Housing Plan Task� Force. Their job was to set the guidelines, review each of the 17 district pl�ns and assemble them into the recommended St. Paul Housing Development Plan;. The efforts of our neighborhoods and citizens have resulted in a planni�g document that will have several i�nportant benefits for St. Paul . 7he plan will : first, help to guide 'and shape the City's housing prog rams ; second, assist the City in its rei�view of proposed housing projects ; third, provide district councils with a ipolicy framework for reviewing and guiding housing development in thieir neighborhoods ; fourth, save the City time and money by directing develiopment proposals to sites v�hich have district council conceptual apprdval . P.lanning Division staff are avail�able to meet with you and each of the City Council members at your convenier�ce to discuss this Plan. Please feel free to contact James Zdon (6237) or N�arvin Bunnell (6225) if you or any of the City Council members have any questions regarding the St. Paul Housing Development Plan. incerel � , ' Geo��Latimer � Mayor Encl . , GL:sb CC: Peg�y A. Reichert, James Zdbn , Marvin Bunnell � , � � �� F � INT PAUL r CITY O ►SEA - OFFICE OF THE CITY COIINCZL •��e�+e »ss����a���� . �����•� � Ddte : September 20, 1982 COMMITT � E � RE PORT TO = Saint Pau I City Counci t F R 0 M � C o m m it r e e O h � C ITY DEVELOPMENT AND TRANSPORTAT�flTV ;, , - ��� C M A I R ; Leona rd W. Levi ne � , � � . -,,` ��, `d M--:� `�:�� . . ;', ��:', � . :,� ��, _ ,�, . �.-� �� � �� �� r. S The Comm' . ittee r ecomme�hds to the full C�ty Counctl adoption of the St. Paul Housing Plan with the . exception of the box jcomments as they relate to the Drew School site.' The Committee fLirther� racommend� the Drex 8ehool be dele�ed Prc� the Houaing Plan AND be maintained ` as a passive park ; • ; CTTY HALL SEVENTH�'LOOR SAINT PAUL, MINNESOTA 55102 •�.+. , ~ � ��T;�,�� � � ; CITY OF SAINT PAUL ;� �, �* DEPARTMENT �JF PLANNING AND �CONOMIC DEVELOPMENT � unitinm . � ,,,r t�tt n • � DIVISION OF PLANNING ; � � ,•.• • 25 West Fourth Street,Saint Paul,Minnaot�,55102 612-298-4151 GEORGE LATIMER � MAYOR i . July 6, 1982 � Tp; Planning Commission ; � FROM: HOUSING AND NEIGHBDRHOOD �OMMITTEE � � RE: DISTRICT HOUS�.yG PLANS: R�COMMENDATIONS BASED ON PUBLIC HEARING TESTIMONY ; Housi n P�l an I . District One D�str�ct 9 . A. Issues . � �he ublic hearing on the District One Two issues were ra�sed at p Nousing Develapment Plan. ; � � 1 . To what level did District 1 participate in the District Housing - Plan Process. � ; 2. What document was adop;ted by District One as their District Housing Plan. _ B. Committee Findings �� � 1 . District One did participate in the District Housing Plan Task Force (DHPTF) . . � 2. District One particip,ated and worked wiih�evelo�menttSitesn the formulation of an Inv�entory of Potentia P 3. District One submitt�d site characteristics data (without site- specific recommendati�ons) along with a two page policy declaration to the City of St. P�ul as their District Housing Development Plan. ' 4. The document adopted; by District One and submitted to the City does not conform to the D�IPTF guidelines which requested a document � � containing site spec,hfic development recomo�►endations of each District Council . he DHPTF as the District One H�P includes 4. The document approv�d by t . both the site inven�ory and two page policy statement of District One as well as the staff compiled site rating criteria for each site and site speci�ic development recomnendations, indicated as "Development Pot�ntial " , also formulated by staff. ' i . . , -2- � , � C. Committee Recommendations . . 1 . Based on findings 1-5, a�id in order to respond to the concerns regarding the �District O�e Inventory, the Housing and Neighborhoods � Committee recommends tha� the following mutually agreeable language be inserted intb the Introduction of this document; � *INTRODUCTION j This document "Districtll : Inventory of Development Potential : was com . �iled by PED staff with �assistance from the District One Communit Council . The sites ider�tified herein along w�th the two page po �cy '� declaration recedin tMis a e const�tute the Distr�ct One Inventory submitted to he City of St. Paul by District One � as their District� Housi�g Development Plan. The site rat�ng criteria and the s ecif�c recommendations rov�ded unaer uevelo - ment Potential " a termisu ested b District One were .proposed � solely by staff for the� Department of Planning an Economic � � Development. �I�e }pveR��e�y This latter portion has not been adopted or sanctioned�by the Dijstrict One Community Council . Both portions constitute the Distric� One: Inventor of- Develo ment Potential which . was approved by the Di trict Housing Plan Task Force as the - District One HDP. � � � . .. . The development potential ,e,ortion �formulated }�eA��#'#e� by PED staff is based on total square �ootage and site rating criteria -adopted by the District Housing Plan task Force. The rating criteria determines the suitability of sites tp support two-four unit commonwall , townhouse, apartment and/or subsi�dized development. It should be recognized that the identified development potential represent ideal maximums. In some cases , topogra�phy, soil conditions, easements, etc. may sig- � nificantly reduce the ;development potential . . As requested in the Au�gust 28, 1981 policy position letter from the District One Council ,; housing development on vacant land sites within District One should b� approached on a case by case basis which takes into consideration input provided by the District One Council. ,� *Underlining indicate,s addition to text. Basbe� e�� indicatesl deletion from text. . 2. In addition, based o�i findings 3-5, the Housing and Neighborhoods � Comnittee recorr�nends �that the document approved by the District � Housing Plan Task Fo�ce as the District One HDP be adopted as such with the understandit�g that District One only adopted a list of sites and a two page; policy position and that staff actually . formulated the site-,speci.fic development recommendations. . . � .. .,� _ I . � . ` ; -3- I II . District 7, District Housin�g P1an Drew School Site - � A. Issues Raised � . The primary issue re�la�ing to this site is whether the site should . � be used for passive pattk/open space or for �new housing development. B. Committee Findings � 1 . A substantial numb�r of District 7 residents , indicated by a petition of 320 names , support the use of this site as a passive park. � 2. These residents , s � pported by the District 7 Planning Council , feel � , that a passive par�C at this site is important for. maintaining the character of the ngighborhood and for overall housing market stability. ; ' 3. The District 7 Pla� .indicates that the . "ujtimate reuse of the Drew . School site should� �be new construction of single family homes" (p. 10) . 4. The Parks and Recreation Plan indicates the area is within need of park space and reGOmmends that "about one acre of. West Minnehaha Playground (which is 10.8 acres in size) should be landscaped for passive recreational purposes" (p. 21 ) . In addition, this plan indicates that pas�sive neighborhood parks must be adjacent to a neighborhood recreation center. 5. The Land Use Plan 'indicates that when the Parks and Recreation Plan doesn't specify park use for a potential development site, then the preferre� use of the potential development site is housing. 6. The Parks and Rec�eation Division of Coirxnunity Services has clearly indicated that th�y ha�re no intention of acquiring the Drew • School site for p�rk/recreational use particularly with the current . anti ci pated. budge+tary constrai nts. . . 7. In the early 19701's. the St. Paul NRA acquired the property from the . School District wlith the understanding that the site be used for the development olf housing. . • � 8. In a letter dated 7/2/82, James Bellus , Director of the HRA, has indicated that ar� opportunity is possible for the neighborhood to privately acquir� and develop the site as a private park providing certain conditions are met. .� � . � � . . , . „ . . • • , . -4- • . . i ns I C. Committee Recommendat o Based on findings 4, 5, 6 and 8, the Housing and Nei.ghborhoods � . � Corr�nittee recommends the following box comment be attached to the Drew School site. � � . The City's Parks and,�Recreation Plan does not recommend that the City acquire the Drew School site for public park or recreation sp�ce. Current and anticipated budget� constraints on the City's Parks and Recreation Division reinforce ,'the above recommendation. In such jnstances the City's Land Use. ;Plan recommends that the preferred � reuse of vacated school sites �be housing. eco nizin the limitied amount of park space within the area However, r g g and the District 7 Council 's r'evised position that the Drew School site should be park space, th� Planning Commission recommen�s that � � the neighborhood be extended a conditional opportunity to .privately � acquire, develop, � and maintaim the site as park space. The conditions . are: . . 1 . The property be sold to aj� entity that can assume full legal liability for development� and the preparation of a maintenance plan satisfactory to the IiRA. . 2. The neighborhood be giver� .until May 31 , 1983 to determine whether it has the capabi;lity to �move ahead with �acquisition and development of this site as a private open space. . If this should prove to. be ir�hfeasible, then the Planning Commission � recommends the site be develpped for housing. � __ _�` - _ �� �� � . ;- � \ � �� � y �� c . �, , � 11 - � . . . . � � . . � . __ . . . � . � . . i � . , .� � . . • • city of saint paul � . planning commission r,e�olution file number ' � da e � - t . WHEREAS, Minnesota Statutes authbrize a municipality's planning agency to study and propose to the governin� bod�.reasonable and practical means for putting the (Comprehensive) Plan or ,(Hou,sing Policy) section of the plan into effect;. ' and WHEREAS, the St. Paul Planning �omm ission has reviewed the St. Paul Housing Development Plan as a proposed portion of the St. Paul Housing Implementation Plan and for conformance to the Compr�ehensive Plan; and WHEREAS , the St. Paul Planning �ommission has determined that the St. Paul Housing Development Plan is a reasonable and practical means of implementing portions of. the St. Paul Housing Policy Plarh as a part of the St. Paul Housing Implementation Plan with the addition of "box �orrments" relating to the recommendations for several sites named below;. and i . WHEREAS, the St. Paul Planning �ommission has determined that the St. Paul Housing Development Plan generally confprms to the Comprehensive Plan with the addition � of "box comments" relating to r�ecomnendations for the followin sites (District and site number) ; (03-04) , (04-�80) , (06-125) , (06-126) , (07-04�, (12-27) , (13-30) , (13-39) , (13-46) , (15-46) , and ,(16-01 )�; and WHEREAS, the St. Paul Planning !Commission has also determined that the document approved by the District Housir�g Plan Task Force as the District One HDP be adopted as such with the under�tanding that District One only adopted a list of sites arid a two page policy �position and that staff actually formulated the site-specific development recort�nendations; N4W, THEREFORE, BE IT RESOLVED, that the Planning Commissian recommends that the St. Paul Housing Development P�an, with the addition of the above named box comnents and the District One WDP recommendation be approved as a portion of the St. Paul Housing Implement,ation Plan; and BE IT FURTHER RESOLVED, that t�e Planning Commission's findings and recomnendation be transmitted to the Mayor an;d City Council far their consideration. • . . _ . moved by ; � � seconded by . � in favor � ; , against_____ � . � � . , . �t.t ttiri�l�� '� - liil - _ - � • - __ ... - . � - • -. ..- � _ _ - -- ..:•- . � . . . - , . _ _ . . .- . . .. . � __ _ . ; . . . � .. ;: . . . - - . . . - ,. :. . . . - . � _ : ��. �_ � . . . r . � . . -- . . . .� . � � HOUSING AtVD NEI�NBORH04DS COMMITTEE STAFF REPORT . REVIEW OF ST. PAIJI F�OUSING DEVELOPMENT PLAN . . ADOPT R',ESOLUTION . , . . � . . � � . . � . . '� - . - . . � - 4', <<TT �•� � i � � CITY OF SAINT PAUL o _ ; � DEPAR�'MENT OF PLANNING AND �CONOMlC DEYELOPMENT � 'iii�ii� � ; ,.° DIVISION OF PUNNING +.•• � . 25 Wcst Fourth Street,Saint Paul,Minnesota,55102 . - - � . 612-298-�151 GEORGE LATIMER - - -- MAYOR � �_ ', t. . - - " �- ' � . . . - -. . , DATE: Apri 1 7, 1982 -.- - i. t.� � . T0: • Planning Commission .. . - Housing and Neighborhood� Carmittee � - " ii FROM: Marvin Bunnell � �� �� •• � . Rf: � � Staff Report--Review of �t. Paul Housing Development Plan � � i . INTRODUCTION I � On Narch 25, 1982, the District Ho�sing Plan Task Force (DHPTF) approved the . . St. Paul Housing Development Plan (�HDP) and forwarded it on to the Housing � and Neighborhoods Committee of thejPlanning Comnission for their review and approval . The St. Paul HDP is intended to be a ortion of the Com rehensive Plan's Im lementation Section. Planning Division sta reviewed the St. Paul HQP in terms o ow it met most ef Ithe' guidelines of the DHPTF, and the housing . u�it supply goals established in th�e Comprehensive Plan , as well as how the site recommendations correspond to existing Canp rehensive Plan policies. Staff findings and recommendations are ou�tlined in this document. i AUTHORITY FOR REVIEW Pursuant to Minnesota Statutes, Cha�ter 462, Section 462.356, Subdivision 1 , Recommendations for Plan Execution,� "upon the recammendation by the planning agency of the comprehensive municipal plan or sections thereof, the planning agency shall study and propose to the.qoverning body reasonable and practical means for putting the plan or sectipn .of the plan into effect." BACKGROUND The St. Paul Housing Development Pl�n (HDP) is a collection of the 17* District *District One did not actually develop a District HDP based on the DHPTF �uidelines but instead substituted a two-page policy statement which was combined with a staff inventory of site recorrmendations. Although District One residents spent a great deal of time reviewing the r identified sites, they did not wish to recommend housing development on t�ese sites without first discussing .the options with the property owners and neighl�ors - an approach they considered too time consuming to perform. Since District One has a large number of vacant developable land parcels, an adopted District MDP would be a very useful tool for the District and the City in providing guidance and direction to potential housing developers. It is hoped that the Planning Comrt,ission will encourage District One to go further � in developing a District HDP with �he assistance of the Planning Division of PED. . i i . Housing Development Plans and an a sessment of how well the District Housing Plan process met the guidelines of the District Housing Plan Task Force (DHPTF). The intent of the District Housing Plan process has been to involve Planning Districts - in planning for the provision of at least 10,000 new housing units by 1990 and also to address the need for highe� density housing types and for additional opportunities� for assisted housing in St. Paul.� �` - This plan is the result of a two part citizen'effort. First, this process in- ,� �volved over 2000 person hours of volunteer time by the citizens of the 17 Districts in identifying, rating, evaluating, and recorrmending development types for over 1000 potential development sites i' St. Paul . Second, this process involved -- the District Housing Plan Task For e over much of an 18 month eriod in developing guide ines or t e ormu at�on o e p ans y t e D�stricts and then in reviewing these District HDPs according to hbw well these plans met th�ese guidelines. (An extensive description of the District Nousing Development Plan Process is provided on pp. 2-3 of the St. Paul HDP�. The following discussion will focus on the � � DHPTF guidelines review, the Compr�hensive Plan review and the site feasibility � review of certain site recorrmendat'ons. ISSUES AND FINDINGS � � � � A. Dist rict Housing P�lan Task Force Guidelines ReView . 1 . One of the most significan achievements of the District Housing Planning . process was the level of c o eration and coordination achieved between the Planning Distr'cts and the City. This hi of cooperation and coordinatibn resulted in general agreement between the Plannin Districts and the DHPTF for 97b of the Districts ' recommendat�on� or t e 1064 identif�e potentia eve opment sites in St. Paul . For only 3X of the identified sites did the DHPTF disagree with the District . site reco�nendations. Th Planning Districts must be congratulated on their impressive achieveme t. � 2. In addition, the net result of the housing and development recommendations of the St. Paul HDP exceeds the 10,000 housin4 unit supply qoal of the . Housing Supply Inplementation Section of the Comprehens�ve Plan by well over 4,000 units. The St.' Pau1 Housing Development Plan also recommends .that over 12,500 multiple units be constructed in the 1980's, clearly • exceeding the 8,500 multiple unit recommendation in the Housing Supply Im�lementation section. This 12,500 multiple unit amount comprises 91% of the units recommended for housing development in the St. Paul HDP. 3. The St. Paul Housing Devel pment Plan, on a Citywide basis, achieved a level of between 75� and 7� of its identified housing developme�-t 0 ortunit on vacant residentiall zoned arcels . ir een o he ann�ng Districts achieve or exceeded t e evel goal of the DHPTF and another three Districts achieved levels of over 50a. The District 17 HDP did not have site specific recommendations. Therefore, the St. Paul HDP clearly exceeded the 60� identified housing development opportunity goal of the DHPTF. I -2- . . . 4: The St. Paul Housing Development Plan site recor.mendations for .subsidized housin reached 75-78� of the City��ide goal . Nearly half of the Plann ng is ricts were a e o ac eve , e Pfi�goals for subsidized housing while other Districts were constrained by a lack of suitable size� sites, . by site considerations such as �teep slopes, poor soil conditions, etc. and by 1 ack of sui tabl e access Ito servi ces and or most .�����.�,y of the District Nousing Deve1opment Plans which did not meet these . ' goals, the OHPTF recom�nended that the site rating criteria be used as one criteria for determiningl the appropriateness of the develop- ,� � ment proposal . Two Districts recommended that publicly assis�ed housing be distributed over th ir entire Districts as well as the � City and another two Districts�currently have a substantial amount � of subsidized housing and Section 8 units. The attainment of 75� of this Citywide goal with spedific site recorr�nendations in the St, Paul HDP in combination with the qeneralized approach of using site rating criteria as one fa tor in_locatin subsidized units in areas without specific site re ommendations should help to ensure t at . . the overall subsidized goals eventually will be met. � 5. Each of the Planning Districtslreviewed the Large House Conversion Issue and submitted their concerns and comments to the District Housing Plan Task Force. A�though the positions of the Districts on this � issue varied, there were t,hree maior concerns which appeared. First, many Districts wanted an ade uate review rocess and corr�nent by the community with the neighborhoo recommendation carrying some weight. Second, many Districts wanted Mome ownership as a re4uirement to avoid possible absentee landlold conversions which could negatively impact neighborhood character. Third, many Districts believe that the Cit has been unable to effectively enforce the current building codes and therefore t at any a i � exis ing co es would stimulate even more abus s. There was a substantial amount . of opposition to implementing this concept especially with a special condition use permit approach �s proposed. The DHPTF, therefore, unanimously recommended to the Planning Commission that the St. Paul Zoning Ordinance nat be changed to allow for large house conversions in single family zones especia�ly by a special condition use permit but that the City continue to se the interim guidelines of the Zoning Section of the Planning Division for rezaning to RT-1 . 6.: The position of the DHPTF on the large house conversion issue is not consistent with the Comprehensive Plan. It should also be noted that extensive District discussions and DHPTF involvement with this issue has shown that this subject is very complex and laden with many tough issues and neighborhood conce ns. Therefore, it is recammended that this concept be studied in gr�ater depth as a part of the Residential . Densities Study of the Planning Division in order to determine whether � the many concerns and issues of such an approach can be effectively dealt with. This would allow the Planning Comrnission to have another opportunity to consider this issue when more information is available. I • -3- I . I 7. The District Nousing''Plan Task_ Force guidelife��eer�eestablished goals the D�strict Nousing Plan p ,ocess and many o P were met or exceeded byjthe`tremendous efforts of the Planning Districts. _ The Districts certainly should be praised for their effort. � B, Comprehensi ve Pl an Aevi ew �_ : ��� '� � . - � �� - 1 . For the most part, the hous ng development recommendations of the �, various District Nousing De�relopment Plans conform to the St. Paul , Comprehensive Plan. � Of the few site recommendations of the District � � HDP's which appeared to conflict with the Comprehensive Plan, several were noted by the DHPTF witMout additional comment and forwarded on to� the �Planning Corrmission. T ese site .recommendations are provided in the Box Comnents section of the draft St. Paul Housing Development Plan and are also listed below. � � DHPTF Recommen ded Box Com ents - Without Additional Comments District Three - . � a. Site �4 (Belvidere site) (03-04) . The DNPTF notes that�the development recomnendation for the Belvidere site (�4) is inconsis ent with the Comprehensive Plan which recorrmends a mixture f park land and earth sheltered housing on the site. , District Nine b. Sites T44 and #45 (Je.fferson and Adams Elementary Schools) (09-44, 09-45 The City's Pa rk and ecreation Plan does not recanmend nor does anticipated budgets permit the City to acquire these sites for park space. The development and maintenance of any open space on these sites is recom�nended to be achieved throuah private means. District Twelve c. Site r26 (north-south residential link) (12-26) On April 24, 1981 , the St. Paul Plannino Comnission determined that the industrial area pf the north-souaevelolmentlandlasksuch shouldcally infeasible at this time for hous�ng P remain as industrial . The DistriComm�ssion�seresolutionr81h14 S�te is in conflict with the Planning � summarized above. , -4- . • � � d. Site �21 (1110-1200 Fifiel� Street) (12-27) The District 12 Plan indic tes the area included in site �27 as appropriate for industrial�ca�mercial uses and makes no statements regarding its use for residential uses. The District 12 Housing Development Plan recanmendjation for this site is, therefore, in • conflict with the District 12 Plan: If, however, housing develop- ment is deemed appropriat for this site, poor soil conditions may influence the location of�open •space on this site. � 2. Each of the District Councils representatives for these respective . ►• sites approved the inclusion di these recommended box comments into � . their District Housing Develop�ment Plan. � 3. PEfl staff supports tF�ese recomrnended_box comments but suggests two _ _. � : --�__.__._..__.—_-,------ . . _ . . --- minor revisions. First, the �ox corrunent for the Belvidere site �� should note that the District 3 HDP recommendation is in conflict with the District 3 Plan (p. g7) portion of the Comprehensive Plan. Second, the box comments for 5ite 27 in the District 12 NDP should � recarmend the provision of ad quate buffering along the railroad _ � trackage for any proposed hou�ing development on this site since the railroad traffic is unlikely to diminish on this trackage in the fore- seeable future. . I � 4. PED staff supports the notion of housing development on site 27 in District 12 if the property is made available by the School District. Staff also supports the District 12 request for a revision to the District 12 P1an reflecting t�esidential land use for this site. 5. The DHPTF also added some ad itional comments to the staff recornnended box canments for several sit�s in District 15 whose site recommendations also appeared to conflict wit�h the Comprehensive Plan. These site recommendations are providedlin the Box Comments sectibn}�.the draft St. Paul Housing Development Plan and are a7so listed e - DHPTF Recomnended Box Comments - With (Additional Comnents) District Fifteen I � a. Site T46 (2226-40 Benson Avenue) (15-46� • The Land Use portion of the Comprehensive Plan indicates the area included in site #,46 as �ppropriate� for labor intensive industrial uses and makes no mention of its use for residential purposes. The SWAD Council recommendations for site #46 as appropriate for townhouses is, therefore, in conflict with the Land Use portion of the Comprehensive P1 n. (The Comprehensive Plan policy- dealinq with industry location �ay be obsolete in light of the City's � recent emphasis on conc�ntrating indust ry in industrial parks. ) I ' . -5- I . - . . • i . _. _ •-- -- - - _ b. Site #.37 (St. Paul Acade�ny) (15-37) S�te�38 (Derham Na11� Slchaol� (15-38�15-40) Sit #4e 0 Highland Park� Elementary ( �Sit�� �Saint Gregory's) (15-42� �Site 43 (WLOL transmission tower) (15-43) . • The Parks and Recreatidn portion of the Comprehensive Plan indicates that sites #31, 38, 40� 42 and 43 are all located within one-half � mile of some type of o�en space, either a park or a neighborhood recreation center, and; as such appear to be adequately served with , � � � o en space. ._As, a result, the SWAD Council recommenda�ions for a :�� _ p _ _.� . .._._ ... . ..____:_ ._ - . port�an of these sitesi to be ded�cated for park use as a part of � potential housing dev lopment are in conflict with the Parks _ � and Recreation portior� of the Comprehensive Plan. (The DHPTF believes that private recreational facilities as a part of any � potential housinq dev�lopment on these sites should be encouraged.) 6. The District Council representative for District 15 approved the in- � � clusion of these recanmen�ed box cor�►ents into the District 15 Housing � � Development Plan. 7. PED staff also supports t�e thrust of these recarunended box com�nents . but suggests a minor revi�sian. The box comment for site 46 of the � District 15 HDP should in�Clude the following information to clarify the relationship of the aistrict 15 HDP and the Land Use portion of the Comprehensive Plar�: "This site is owned by the a djacent light industri al use. The recqrrur►endati on to rezone the property to residential use would be �in conflict with the Comprehensive Plan. However, should the owner wish to propose a residential use for the property, then the City would evaluate this proposal in light of the District 15 HDP. 8. In addition, the last statement of the box commentPEprstaff knows ofe District 15 HDP appears �o be without any basis. no City or PED policy which emphasizes the concentration of industrial uses exclustvelyinto indNstrial parks and not also into other industrially zaned property. Therefore, the PED staff would recomnend rewording this portian of the box �carment or possibly eliminating the notion from the box corrment. � � 9. Therefore, with the exc�ptions of the box comments indicated above as ' recom�nended by the DHPTh, the site recommendations of the various District Housing Development Plans generally conform to the St. Paul Comprehensive Plan. _ , ' . � � . . I -6- . • � � � _._ : --- - C. Site Feasibilit Review �I, � 1 . PED staff reviewed the �ite recommendations of the District HDP's in terms of the DHPTF g�idelines , the Comprehensive Plan policies, and also for developmen� feasibility considerations. The PED staff . considered such development feasibility factprs as 1) land costs, 2) physical site charac�eristics , 3) neighborhood compatibility, 4) density consideratio�s, and 5) urban design �n.�review of.the District Housing Development Plans. � � ' ,.. --� -- .�_ ..... . . __ „ _s-� --�-�-------�--- .._._._. ..-. __ _ ._.��--__ _ _--- - -- -- - ' i , ' - .--- ----- . __ _.. _.. . -- - . . . . �- . �..__ ._. .. _ .. i trict HDP s n i n the D s d io s 2. About 96� o f the .site r�c armen a t � � were considered entirel� feasible for housina development by PED � staff. Twenty-three� or inearly half of the 48 site recorrmendations which PED staff suggeste�d box comments for were approved by the DHPTF. Of the remainin� twenty five site recommendations which PED staff suggested box comrnents for, ten were revised and approved by the DNPTF and fifteen we�re rejected by the DHPTF. The following . . table lists the various 'sites and site characteristics for eight of � � the fifteen sites whose; PED staff recom�nended box corr�nents were re- jected by the DHPTF. Th�e other seven site recorrmendations were eventually accepted by the PED staff based on additional internal � consultation and �analysi� of DHPTF and District corrments. District Four - � 04-80 � 3. Site 80 (W. of 865-899 �lohnson Parkway) ( ) a. The District 4 HDP rpcarmends that this site be developed possibly as a PUD with mixed �ses and possibty providing both family and subsidized housing um�ts. This HDP also recom�ends a development of between 50 and 104 townhouse/duplex units. , � b. The PED staff believ�s that housing development on this industrially zoned parcel is infeasible due to ac�iacent property conditions. PED staff also has indic�ted that before housing development would be considered feasible, 'the adjacent property would have to be up- graded or acquired ir� order to make it more marketable. In addition high acquisition cos�s of the land may rule out any residential development of the l�nd _due to the cost of land w rite down. ' c. Finally, both the Land Use P1an and the District 4 Plan show this site as appropriate Ror only industrial uses and not for residential uses. Thus the Distr�ict 4 HDP recommendation for this site appears to conflict with bott� the Land Use Plan and the District 4 Plan. d. PED staff thus recoRr�iends the following box comment: ' The District 4 Plan and the Land Use portion of the Comprehensive Plan both indicate �tFuat this site is appropriate for industrial uses and makes no mention 'of its use for residential purposes. The District 4 NDP recomr%endati'on for site n80 as appropriate for tawn house/duplex development is therefore i.n conflict with both the District 4 Plan and t'he Land Use portion of the Comprehensive Plan. REMAINING SIT ISSUES � DISTRICT-SITE SITE N0. N0. CHARACTERISTICS ISSUE - TYPE OF DISAGREEMENT 04 - 80, 213,400 sq. ft. . � Upgrading ad,jacent property for housing 1-1 marketability or leave as industrial . Vacant � • � 06 - 125 52,500 sq. ft. Density - D. 6 wants R-3 density; PEO (2M-2 recommends 16 TH's � 29 uni ts '" 06 - 126 60,450 sq. ft. Density - D. 6 wants R-3 density; PED RM-2 � recommends 22 apts./condos 33 units . � 07 - 04 51 ,300 sq. ft. Land Use - D. 7 wants open space; PEO RT-1 recomnends 16 duplexes; HRA purchase 16 units agreement mandates housing 13 - 30 118,400 sq. ft. Density - M.P, wants SF development only I_2 if redeveloped; PED recommends low rise KEEY transmission townhouses if redeveloped tower (cont. redev.) 13 - 39 8,400 sq. ft. Land Use - S.H. wants this site developed B-2 � . with up to 8 apts/condos , duplexes or THs Service Station ' PED recommends that it remain a business 5,720 sq. ft. � use until combined r�ith �28 for housing RM-2 1 uni t (cont. redevel .) 13 - . 46 102 acres - Density - M.P. wants only SF units if . R-3 developed; PED recommends a mix of TH's Town and Country Club and duplexes if developed . 622 units (cont. � redevel .) 16 - O1 73,750 sq. ft. Qensity - D. 16 wants no development due R-4 to access problems; PED recomnends 22 " � 14 units TH's if access problems solved , � �81 � ° i ' District Six �� . 4. Sites #125 (1380-1414 Mayre) (06-125) and �126 (1381-1417 Sylvan) (06-126) a. The District 6 HDP reclommends that�only 9 townhouses or apartment units be constructed oin Site 125 and that only 10 townhouses or , ' apartment units be conllstructed on Site 126. . � b. . The net effect of these recommendations is to suggest -that a denZOne comparable to single amily districts is appropriate in an RM 2 � for these two sites. The PED staff recommended that site 125 ^ eventually be develop d with 16 townhouses and that site 126 eventually be develop d with 22� units of apartments or condos. The PED staff recomnendatians allowed for sufficient space for parkinq � and landscaping of th�se sites to buffer them fram the abutting industrial zone to th� south. . � � c. The District 6 Plan (Land Use update) indicates that this area should "maintain RM-2 housing" implying a much hioher density than the District 6 HDP recomnends. Thus, the District 6 HDP recor�nendations for these two sites appear to be in conflict with the recent Land . Use update portion of the District 6 Plan. d. PED staff thus recam�ends the fol l owi ng box corrments: � The District 6 Plan i�dicates these sites as appropriate for RM-2 density housing and dpes not imply a need to reduce the density on these two sites. The District 6 HDP recorrmendation for sites �125 and �126 as appropria e for only 9 and 10 townhouses/apartment respectively thus app ars to conflict with the District 6 Plan. District Seven .. 5. Site �4 (Drew School site,; 781-799 Thomas) (07-04) a. The District 7 HDP recommends that no housina development occur on this site but that it be preserved for open space. In addition, it recommends that a land .swap accur to enable housing units to be � bu,ilt on a parcel of land (site �53 at 700 to 780 Fiubbard) instead � of on this site. , b. Parks and Recreation Division of Cammunity Services has clearly indicated that they have no intention of retaining the Drew School site for recreationa� use. In addition, the availability -�f the proposed land swap sjte for housing development is questionable. c. PED staff recommende that the site be developed with 16 duplex units (8 structures) which is consistent with the current zoning regulations for the ite. , I � I -9- d. The Orew School site was purchased several years ago by the HRA . with the intent of eventually developing housing on the site. The HRA purchase agreement locks the City contractually into housing development for this site. With this agreement by the School . Board to sell the property to tfie City for housing development, any change in us� wou7d violate the contract and the property would . � - revert back to the Schoal District who could then sell- the proper�y to a private developer for housinq. e. In addition, the Distri 't 7 Plan indicates that the ultimate reuse � of the Drew School site should be SF housing following the use of the site for sewer cons rvction. Thus it appears that the District 1 ' HDP recommendations for this site conflicts with the District 7 Plan. f. PED staff recommends th following box comnent: � � The St. Paul HRA purchas agreement in acquiring the Drew School site . mandates housing develop ent and does not allow for the use of the site as open space. ,This' purchase of the property for housing development is in agreem�ent with the District 7 Plan and in line � with the position of the Parks and Recreatio►��Divisfon which cannot allow additional park development due to budgetary constraints. The District 7 NDP recommendation for site T4 thus appears to conflict with the District 7 Plan, with the recognized City position pro- � hibiting park development and expansion , and with an HRA purchase agree�nent with the Schoal Board which mandates housing development. District Thirte2n � 6. Sites r30 (Keey-611 Frontert c P1ace) (13-30) and �T46 �Town & Country Club) 3- 6 (both contingency edevelopment sites) a. The Merriam Park portio of the District 13 HDP recommends that site n30 could eventuaily be developed into 19 sjngle family housing units and that site �46 could eventually be developed into only single family housing u its. Merriam Park has mentioned probable • site problems of peat fdr both sites and also some concern about • PED staff disregarding the current zoning of the Town and Country Club (R-3). b. PED staff recommended that both sites should be potentially developed with moderate density low rise townhouses and that site #46 should also eventually be developed with multiple-family townho�se`s and duplexes. In addition since the removal of peat or building upon peat with pilings , etc. is costly, it appears that this physical characteristic of these sites is a justification for clustered housing development on these sites in order to share the additional costs between more unit$. • � 10 . , � • i � _ i . - c. The Housing Policy Plan "�ncourages the provision of � alternatives to SF homes in residential construction, particular- ly medium density housinglconsisting of townhouses , walk-up condo- , miniums and .rental apartments on sites ad�acent to neighborhood commercial areas , traffic corridors , and on larger vacant or under- utilized sites". Should �he use of either site change, .they . • � would then become either acant or underutilized. The southern boundary of site �46 (adj�cent to the cor�nercial area and traffic `. � . corridor on Marshall Avenlue) would also help to qualify this site• for these types of housin� development if Tts use changed. d. The Land Use Plan indicatles (the Town and Country Club) site #46 ^ � as appropriate for publicl open space (essentially continuing its current use) and site �30� (KEEY) as appropriate for housing use. � The District 13 Plan ..doesl not specifically address either site. e. PED staff recarmends the jfol l owi ng boic comnent for si te �30: � - Due to current and antic pated development costs and based on the goals and policies of th� Housing Policy Plan, if the use of this property ever� changes, S�te �30 should then be developed with low . to moderate density low-rise townhouses. f. PED staff recomnends thelfollowing box com�nent for site �46: Due to current and antic�pated development costs and based on the goals and policies of th� Housing Policy Plan, if the use of this property ever changes, spte �46 should be developed with a mix of multi-family townhouses nd duplexes perhaps in a PUD with at least those portions of �he site with a stream and steep slopes retained as open space. . i � 7. Site �39 (service station -i 56 No. Snelling (13-39) (contingency redeve�opment site) a. The Snelling-Hamline porltion of the �istrict 13 HDP recomnends that the site be develop�ed with up to 8 units of apartments, duplexes , townhouses, ort- condos and combined with site �28 � (vacated Applebaums) for housinq development if adequate green � space is developed in the Snelling-Hamline Com�nunity. b. PED staff recormiended tt�at housing .development should only occur on this site if it were combined with site T28, otherwise it should be left for business us�s and not be developed for housina, The location of this site orh Snelling Avenue seems to make the . possibility of residen�ial use much more remote than business use due to the small size of the site. Neither the Land Use Plan nor the District 13 Plan sp�cifically addresses this site, although the District 13 Plan indica�es that the Snelling-Portland intersection is � hazardous and "difficult for pedestrians to cross". . i i � � -11- . c. PED staff recomnends the following box comment for site #39: Due to the small size of' the site and its location on a pedestrian- hazardous intersection, the business use on the site should remain, unless site �39 is combi�ed with site �28 (the vacated Applebaums store) for a large mixed use housing development. . District Sixteen • . 8. Site �1 (West of Lombard. an� Lexington) (16-10) a. The District 16 HDP recommends that this site not be developed and that its R-4 zoning be retain�d. The District 16 HDP mentions that this site lacks suitable acce5s on either St. Clair�or Lexington and � therefore is inapprop�iate for housing development. b. The PED staff basically 'agreed with this position but indicated that "should the physical constraints change, townhouse development is recommended with a 22 unit maximum". This recorranended development capacity with improved access for the site is based on RT-2 density regulations. The site h'las southern exposure and looks toward the . � Wilder Park townhouses across the Shortline. . c. The Land Use Plan does �ot address this site and the District 16 Plan indicates that the site is only appropriate for low density resi= dential . The Housing P licy Plan encourages the "provision of alternatives to single �amily homes in residential construction, particularly medium density housing consistino of townhouses , wa]k-up condominiums and rental apartments on sites adjacent to traffic corridors and on largerlvacant or underutilized sites". Should access ever be available on either Lexington or St. Clair, this site would then � qualify for �Qwnt�ouse d�velopment. . d. PED staff recommends the following box comnent for site �1 : Based on the goals and policies of the Housing Policy Plan, if site #1 gains suitable access , it should be developed with 22 townhouse units which are compatible wi�h surrounding residential uses. . 9. Additional analysis will be needed for those sites where a difference of opinion exists between the District site recommendation and the . City position. Such future analysis should include: 1 ) input of the appropriate District/Community Council , 2) site suitability gu�elines established by the DHPTF, and 3) PED staff site analysis which addresses physical site conisiderations , accessibility, availability of sevrer and r,ater, land costs , urban design considerations , neighborhood compatibility, and density considerations. � I � iHrr rc��vr�i�nur,� �v�.� . , 1 , The staff has found that th St. Paul Housing Development Plan (HDP) as sub- mitted by the District Housing Plan Task Farce (DHPTF) has met or exceeded many of the DHPTF guideline and the goals and objectives of the Housing Policy Plan. 2. Staff has also determined that the. recor�nended box comments- of the DHPTF in the St. Paul HDP (pages 16-23) are generally .acceptable, but recommends that the boz c �ents for the following sites should be altered to read as shown b low: . , _ District..Three � , 3. Site �4 (Belvidere: site) (03-04) � The District 3 HDP develo ent recorr�nendation for the Belvidere site . � ' ' (�4) is inconsistent with he District 3 Plan portion of the Comprehensive Plan which recomnends a mi ture of park land and earth sheltered housing on the site. '" District Twelve � 4. Site �27 (1110-1200 Fifiel Street) (12-27) The District 12 P7an indic tes the area included in site �27 as appropriate � for industrial-cam�ercial ses and makes no state�nents regarding its use for residential uses. The District 12 Housing Development Plan � recommendation for this si e is, therefore, in conflict with the District 12 P1an. If, however, housin development is deemed appropriate for this site, � poor soil conditions may i fluence the location of open space on this site. In addition, any ho sing development on this site should provide adequate buffering along t e railroad trackage on the southern portion of the s i te. _ District Fifteen 5. Site �46 (2226-40 Benson A enue ) (15-46} The Land Use portion of th � Comprehensive Plan indicates the area included in site n46 as appropriate for labor intensive industrial uses and makes no mention of its use for esidential purposes. This site is owned by the adjacent liaht industr al company. The District 15 HDP recommendation to rez one the p roperty to residential use apprepriate far townhouses appears to be in conflict ith the Land Use Portion of the Camprehensive Plan. However, should the owner wish to propose a residential use for the property, then the Cit would evaluate this proposal in light of the District 15 HDP. 6. Staff rec rnmends that the t. Paul HDP as submitted by the DNPTF be approved by the Planning ission with the inclusion of three box comments listed above (3 , , & 5) and the seven box comments listed in the previous section of this report. (3d, 4d, 5f, 6e, 6f, -?� 8d) . Staff further recanmends t at the attached Planning Conmission resolution to the City Council which ecom�nends adoption of this St. Paul HDP with the DHPTF box comnent and the Planninq Commission box comments also be approved. � 7. In the instances where ne development proposals arise, or where a developer proposes something on a site which is different than what the HDP recommends , it is recommended tl�at ea h be dealt with on an individual basis in cooperation with the District and tha recommendationsof the HOP be used to evaluate , such proposals as to thei appropriateness for development on these sites. , ., . . ; � _ _ - - - cit of saint aul � . - _� . Y p -_- . � planning commission resiolution � . _ - -�-�_ = �� - .� . file number ��- �_ . . . . . . Y� � . - _ . . .. . _ . date � __ . � :. . � _ - - - - =� �� � . ._- � _ ..._ �. � t..�fl_ � - - - _ __ _�= _ _ - -� - � _ . _ -.�. _ _ .. _ ' . �-.�-- ' . ..-' _' l n`� _ � ���.Y_�'Y ..t:� � ._' _ �� . . - - � .. : :.:f�-��r��.-.�_ . .. . WHEREAS, Minnesota Statu.tes authorize .ja muni,cipality's planning agency to study . and propose to the governing body reaspnable and practical means for putting � the (Canprehensive) Plan or (Housing P,'olicy) section of the plan into �effect; � and - . - � .. _ - . . WHEREAS, the St. Paul P1an,ning Commission has reviewed the St. Paul Housing � Development Pian as a proposed portior� of the St. Paul Hous�ng Implementation Plan and for conformance to the Comprehens�ve Plan; and_ � � � . � 61HEREAS, the St. Paul Planning Canmis�ion has determined that the St. Paul Housing � � Development Plan is a reasonable and; practical means of implementing portions o� � the St. Paul Housing Policy Plan as alpart of the St. Paul Housing Implementation Plan with the addition of "box comnen'ts" re7ating to the recommendations for several sites named below; and � -- - . . . - . � WHEREAS, the St. Paul Planning Conmission has determined that the St. Paul Nousing Development Plan generally �onforms t�o the Comprehensive Plan with the addition of "box co4rments" relating to recommendations for the fol ' sites (District and site number) ; (03-04) ; (04-80) , 06-125) , (06-126) , 07-D4 (12-27) , (13-30) , (13-39), (13-46), (15-46), and (16-0�) ; - � N01�, THEREFORE BE IT RESOLVED, that �he Planning CoRUnission recommends that the St. Paul Housing Development Plan , with the addition of the above named box . comments, be app roved as a portion o'� the St. Paul Housing Implementation Plan; and . . _ _ `=�--. . - . _ - . .. ;=� BE IT FURTNER RESOLVED, that the Plajnning Comnission's findinas and recommendation be transmitted to the Mayor and Cit,� Council for their consideration. � . . , i _ . moved b . - � -- v � sE;conded by - � , in favor � � . . � aga�nst_____ � , � I . � - � . ,. �. . _ _ -- ---- - . _ , ._ ,,,� I - _. __ � � � I HOUSING AND NEIG�i6f�RHODDS Ct?MMITTEE , STAF� �EP13RT � REVIEW OF ST. PAtlL HIOUSING DEVELOPMENT PLAN � t N ~ � ADOPT R�SOLUTIO I . - . I ' � � � I � , _ . , i �.- . -o . . � � . , '�d� � � ' ., � .. • . • .• il . . . . . . . I 4+`�'1TT 01� � �- � � �- � CITY �OF SAINT �PAUL - o ; DEPARTMENT OF PLANNING �4ND ECONOMIC DEVELOPMENT + uu utp , __ _ :� ' �� �� �e DIVISiOIV OF"PLANNING ,... 25 West Fourth Street.Saint Paul,Mineesota.55102 612-296-4151 GEORGE LATIMER MAYOR DATE: April 7, 1982 T0: Planning Commission � Housing and Neighborhoods Comnittee • � � FROM: Marvin Bunnell RE: Staff Report--Review of St. Paul Housing Development Plan INTRODUCTION ' On March 25, 1982, the District Housin Plan Task Force (DHPTF) approved the : St. Paul Housing Development Plan (HDP� and forwarded it on to the Housing and Neighborhoods Committee of the Planning Comnission for their review and approval_ The St. Paul HDP is intended to be a portion of the Comprehensive Plan's Implementation Section. Planning Division staff reviewed the St. Paul HDP in terms of how it met most of the guidelines of the DHPTF, and the housing unit supply goals established in the Comprehensive Plan , as well as how the site recommendations correspond to existing Comprehensive Plan policies. Staff - findings and recommendations are outlined in this document. AUTHORITY FOR REVIEW Pursuant to Minnesota Statutes, Chapter 462, Section 462.356, Subdivision 1 , Recanmendations for Plan Execution, "upon the recommendation by the planning agency of the comprehensive municipal plan or sections thereof, the planning aqency shall study and propose to the qoverning body reasonable and practical means for putting the plan or section of the plan into effect." � BACKGROUND The St. Paul Housing Development Plan (HDP) is a collection of the 17* District *District One did not actually develop a District HDP based on the DHPTF Guidelines but instead substituted a two-page policy statement which was combined with a _ staff inventory of site recomnendations. Although District One residents spent � a great deal of time reviewing their identified sites, they did not wish_to . recommend housing development on these sites without first discussing the options �. �� with the property owners and neighbors - an approach they considered too time consuming to perform. Since District One has a large number of vacant developable land parcels, an adopted District HDP would be a very useful tool for the District and the City in providing guidance and direction to potential housing developers. It is hoped that the Planning Cortmission will encourage District 4ne to go further in developing a District HDP with the assistance of the Planning Division of PED. . . . . I c ' � I _ ._ . _ _. _ . .,- i Housing Development Plans and an assess�ent of how well the District Housing Plan process met the guidelines of the Distr ct Housing Plan Task Force (DHPTF). . The intent of the District Housing Plan pro�ess has been to involve Planning Districts in planning for the provision of at lea�t 10,000 new housing units by 1990 and also to address the need for higher density housing types and for additional opportunities for assisted housing in S�t. Paul . . . This plan is the result of a two part citizen effort. First, this process in- volved over 2000 person hours of volunt�eer time by the citizens of the 17 Districts in identifying, rating, evaluating, and recomnending development types for over 1000 potential development sites in St.I Paul . Second, this process involved the Qistrict Housing Plan Task Force over much of an 18 month period in developing guidelines for the formulation of the pllans by the Districts and then in reviewing these District HDPs according to how w�ll these plans met these guidelines. (An extensive description of the District �ousing Development Plan Process is provided on pp. 2-3 of the St. Paul HDP). The ollowing discussion will focus on the 'DHPT� guidelines reviear, the Comprehen�ive Plan review and the site feasibility review of certain site recomnendations� ISSUES AND FINDINGS ' A. Dist rict Housing Plan Task Force G4idelines Review 1 . One of the most significant acthievements of the District Housing Planning process was the level of cooperation and coordination achieved between the Planning Districts and the City. This high level of � cooperation and coordination r�sulted in general agreement between the Planning Districts and the DHP�F for 97% of the Districts' recomnendations for the 1064 identified potential development sites in St. Paul . For only 3� of the identified sites did �the DHPTF disagree with the District site recar�nendations. The Pl�nning Districts must be congratulated on their impressive achievement. � 2. In addition, the net result of! the housing and development recommendations of the St. Pa�rl HDP exceeds th�e 1.0,000 housing unit supply goal of the Housing Supply� Implementation Section of the Comprehensive Plan by well - over 4,000 units. The St. Pau�l -Housing Development Plan also recomnends . • that aver 12,500 multiple unitis be constructed in the 1980's, clearly � exceeding the 8,500 multiple �nit recommendation in the Housing Supply _ Impl�mentation section. This 12,500 multiple unit amount comprises 91�. of the units recommended �or housing development in the St. Paul HDP. 3. �.�•The St. Paul Housing Development Plan, on �a Citywide basis, achieved a level of between 75� and 87X df its identified housing development . �pportunity on vacant residen�ially zoned parcels. Thirteen of the ; Planning Districts achieved or exceeded the 60� level goal of the - `DHPTF and another three Distr�cts achieved levels of over 50%. The � ' District 17 HDP did not have �ite specific recommendations. Therefore, . �-�he St. Paul HDP clearly exce�ded the 60q identified housing development �opportunity goal of the OHPTF. . -2� 4. The St. Paul Housing Development P_lan site recocmendations for subsidized housing reached 15-78X of the Citywide goal . vearly half of the Planning Districts were able to achieve the DHPTF goals for subsidized housing while other Districts were constrained by a lack of suitable sizes sites, by site considerations such as steep slopes, poor soil conditions, etc. and by lack of suitable access to services and families. For most of the District Housing Development Plans which did not meet these � goals, the DHPTF recortmended that the site rating criteria be used � � as one criteria for deterniining the appropriateness qf the devel�p- ment proposal . Two Districts recommended that publicly assisted housing be distributed over their entire Districts as well as the City and another two Districts currently have a substantial amount of subsidized housing and Section 8 units. The attainment of 75% of this Citywide goal with specific site recomnendati�ons in the . St. Paul HDP in combination with the generalized approach of using site rating criteria as one factor in locating subsidized units in � areas without specific site recommendations should help to ensure•that , . � the overall subsidized goals eventually will be mQt. 5. Each of the Planning Districts reviewed the Large House Conversion Issue and submitted their concerns and comments to the District Housing Plan Task Force. Although the positions of the Districts on this issue varied, there were three major concerns which appeared. First, many Districts wanted an adequate review process and co�nent by the community with the neighborhood recommendation carrying some weight. Second, many Districts wanted home ownership as a requirement to avoid possible absentee landlord conversions which could negatively impact neighborhood character. Third, many Districts believe that the City has been unable to effectively enforce the current building codes and therefore that any additional relaxation of existing codes would stimulate even more abuses. There was a substantial amount � of opposition to implementing this concept especially with a special condition use permit approach as proposed. The DHPTF, therefore, � unanimously reco�unended to the Planning Commission that the St. Paul Zoning Ordinance not be changed to allow for large house conversions in single family zones especially by a special condition use permit but that the City continue to use the interim guidelines of the Zoning . Section of the Planning Division for rezoning to R7-1 . 6. The position of the DHPTF on the large house conversion issue is not consistent with the Comprehensive Plan. It should also be noted that extensive District discussions and DHPTF involvement with this issue has shown that this subject is very complex �nd laden with many tough issues and neighborhood concerns. Therefore, it is recommended t�at this concept be studied in greater depth as a part of the Residential Densities Study of the Planning Division in order to determine whether the many concerns and issues of such an approach can be effectively - dealt with. This would allow the Planning Cortgnission to have another opportunity to consider this issue when more information is available. -3- . _ -. - _ - ; I _ 7. The District Housing P1an Task Force guidelines were followed through the District Housing P1an pro�Cess and many of the preestablished goals were met or exceeded by-the-tremendous efforts of the Planning Districts. The Districts certainly shoul� be praised for their efforte B. Comprehensive Plan Review I 1. For the most part, the housing development recommendations of the various District Housing Development Plans conform to the� St. Paul Comprehensive Plan. Of the f w site recommendations of the District HDP's which appeared to confl�ct with the Comprehensive Plan, several were noted by the DHPTF withot�t additional comment and forwarded on to the Planning Commission. These site recommendations are provided in the Box Comnents $ection of tl�e draft St. Paul Housing Development Plan and are also listed below. I � DHPTF Recommended Box Commen�ts - 4Jithout Additional Comments District Three � a.. Site #4 (Belvidere site)I (03-04) : The DHPTF notes that the! devel.opment recomnendation for the Belvidere site (#4) is inconsisten with the Comprehensive Plan which reca►mends a mixture of �iark land and earth sheltered housing on : the site. I District Nine I - b. Sites #44 and #45 (Jeffe�son and Adams Elementary Schools) (09-44, 09-45 � The City's Park and Recr�ation Plan does not recommend nor does anticipated budgets perm�t the City to acquire these sites for park space. . The develop ent and maintenance of any open space on these sites is recomnend�d to be achieved through private means. District Twelve � _ c.� 5ite �26 (north-south res�idential link) (i2-26) On April 24, 1981 , the S�. Paul Planninq Camnission determined that � the industrial area of t e north-south residential link is.econanically infeasib�e at this time for housing development and as such should `remain as industrial . Tt�e District 12 recorr�nenda�ion for this site is in conflict with the Pllanning Corr�nission's resolution 81-14 � • summarized above. . I : . -4- j . d. Site #27 (1110-1200 Fifield Street) (12-27) The District 12 Plan indicates the area included in site #27 as appropriate for industrial-comnercial uses and makes no statements regardina its use for residential uses. The District 12 Housinq Development Plan recort�nendation for this site is, therefore, in conflict with the District 12 Plan. If, however, housing develop- ment is deemed appropriate for this site, poor soil conditions may influence the location of open space on this site. � � 2. Each of the District Councils representatives for these respective • � � sites approved the inclusion of these recommended box comments �into '. � their District Housing Development Plan. 3. PED staff supports these recomnended box comnents but sugqests two -- — �minor revisions, First, the box comment for the Be�lvidere site should note that the District 3 HDP recommendation is in conflict with the District 3 Plan (p. 27) portion of the Comprehensive Plan. . Second, the box comnents for site 27 in the District 12 HDP should - � recommend the provision of adequate bufferinq along the railroad trackage for any proposed housing development on this site since the railroad traffic is unlikely to diminish on this trackage in the fore- seeable future. � 4. PED staff supports the notion of housinq development on site 27 in District 12 if the property is made available by the School District. Staff also supports the District 12 request for a revision to the District 12 Plan reflecting residential land use for this site. 5. The DHPTF also added some additional comnents to the staff recomnended box comments for several sites in District 15 whose site recomnendations also appeared to conflict with the Comprehensive Plan. Thes2 site recommendations are provided in the Box Comments section of the draft St. Paul Housing Development Plan and are also listed below. - DHP7F Recomnended Box Comments - With (Additional Comnents.) : District Fifteen - a. Site #46 (2226-40 Benson Avenue) (15-46) �: � - - — � . , The Land Use portion of the Comprehensive Plan indi�ates �he a�rea included in site #46 as appropriate for labor int�ensave industrial uses and makes no mention of its use for residential purposes. . The SWAD Council recommendations -for site #46 as appropriate for � townhouses is, therefore, in conflict with the Land llse p�.rtion of- the Comprehensive Plan. (The Comprehensive Plan policy 'dealinq with industry location may be obsolete in light of th� City's recent emphasis on concentrating industry in industrial parks:) -5- b. Site �37 (St. Paul Aca emy) (15-37) S�te�8 (Derham Hall School� (15-38) - -- -- Site 40 (Highland Pa k Elementary) (15-40) ite (Saint Grego y's) (15-42) S�te�4� (WLOL transm'ssion tower) (15-43) The Parks and Recreation portion of the Comprehensive Plan indicates that sites #37, 38, 4 , 42 and 43 are all located within one-half mile of some type of open space, either a park or a neighborhood recreation center, and as such appear to be adequately served with open space. As a result, the SWAD Council recommendations for a -----.---__ ---- -----porfion of these �it s to be dedicated for park use as a part of potential housing de elopment are in conflict with the Parks and Recreation porti n of the Comprehensive Plan. (The DHPTF believes that privat recreational facilities as a part of any potential housinq de elopment on these sites should be encouraged.) 6. The District Council rep esentative for District 15 approved the in- - . clusion of these recarnne ded box canments into the District 15 Housing Development Plan. 7. PED staff also supports he thrust of these recommended box comments . but suggests a minor rev sion. The box comment for site 46 of the Oistrict 15 HDP should i clude the following information to clarify _ the relationship of the istrict 15 HDP and the Land Use portion of the Comprehensive Pla : "This- site is owned by the ad,jacent light industrial use. The rec endation to rezone the property to residential use would be in conflict with the Comprehensive Plan. � However, should the owne wish to propose a r�esidential use for the property, then the City ould evaluate this proposal in light of the District 15 HOP.° .8. I� a�dition, the last st tement of the box comment for site 46 of the Di�trict 15 HDP appears o be without any basis. PED staff knows of no City or PED policy which emphasizes the concentration of industria7 uses exclustvelyinto ind strial parks and not also into other industrially zoned property. Therefore, the PED staff would recommend rewording this portion of.the box arnnent or possibly eliminating the notion from . the box comnent. � �9. Therefo�^e�, with the exc ptjons of the box con�ents indicated above as � r.ecommended by the DHPT , the site recommendations of the uarious . � : Dis�r3ct �Ho�sing Develo ment Plans generally conform to the St. Paul F#�� :� _�arip�^ehensive Plan. , ' ,. � �� � . - � . • . � . . .. ' -6- � C. 'Site Feasibility Review _ _ . _ _ - _ 1. PED staff reviewed the site recomnendations of the District HDP's - - in terms of the DHPTF guidelines, the Comprehensive Plan policies, and also for development feasibility considerations. The PED staff considered such development feasibility factprs as 1) land costs, 2) physical site characteristics, 3) neiqhborhood compatibility, 4) density considerations, and 5) urban design in review of. the District Housinq Development Plans. • �,'. - _ . . I � . 2. About 96� of the site recortmendations in the District HDP',s � � were considered entir�ly feasible for housing development �by PED staf.f. Twenty-three or nearly half of the 48 site recommendations which PED staff suggested box comnents for were approved by the OHPTF. Of the remaining twenty five site recorrmendations which PED staff suggested �box comnents for, ten were revised and approved by the DHPTF and fifteen were rejected by the DHPTF. The following table lists the various sites and site characteristics for eight of . � the fifteen sites whose PED staff recommended box comnents were re- jected by the DHPTF. The other seven site recomnendations were eventually accepted by the PED staff based on additional internal consultation and analysis of DHPTF and District comments. : District Four � , - 3._ Site 80 (W. of 865-899 Johnson Parkway) (04-80) -� a. The District 4 HOP recomnendsdthat this site be developed possibl�y as a PUD with mixed uses ��nd po�sibly providing both family and subsidized housing units. This HDP also recomnend�,..development _ ;_ of between 50 and '}�10 townhouse/duplex units. . �_ ; -�. C 3 ; � b. The PED staff believes that housing development an thfs�ndustrially w��� zoned parcel is infeasible due to adjacent propertyuconditions. PED �+ ; � staff also has indicated that before housing develapme�t woutd be cons i dered feas i bl e, the ad j acent property woul d ha�re."�o' be up- � � graded or acquired in order to make it more market�b��� � In addition ' high acquisition costs of the land may rule out any_residential� ����, . �M development of the land due to the c�st of land write ddwn. � r; ' t . _ : 19�' ' -�i ; ' rc j `. } c. Finally,.b:oth .the Land Use Plan ar+d the District 4 P�a!� show this �� , , site as a�propriate- for only indust�ial uses and �ot ��or, residenti.al cI � 1 uses. Thus the District 4 HDP r�ecarnnendation for •thi��slite appears �� ;, to conf.l ict wi th both the Land Use P.l a�i and the D�s�r�ct� 4 Pi an. ; � � � ��M d. PED.staff thus recomnends the fa(1lowing box��comment: .. i .. , � . r . �� � The District-4::P1an and the ..L�nd Use portion of the Com�`reh�h�ive � �`� - ��1 an both i ndi cate' that thi s s i te i s appropri ate fo;r a�du�tri al . uses . ;-t �� _ and makes no mention of its use for residential purposes. The• '± District 4 HDP recommendation` for site #80 as app�opriate for town , house/duplex development is therefore in conflict with. both the � District __4 _Plan and the Land Use portion of the-�omprehens`i�ve P1an:' __._ .__: _7_ , . . . . . , . REMAINING SITE ISSUES DISTRICT-SITE SITE N0. N0. CHARACTERISTI S ISSUE - TYPE DF DISAGREEMENT 04 - 80, 213,400 sq. ft. Upgrading adjacent property for housing I-1 marketability or leave as industrial Vacant ' . � _ - d sit PED 't D. 6 wants R-3 en 06 125 52,500 sq. ft. Densi y .r� � RM-2 recommends lb 1'H's 29 units 06 - 126 60,450 sq. ft. Density - D. 6 wants R-3 density; PED = RM-2 recortvnends 22 apts./condos 33 units 07 - 04 51 ,300 sq. ft. Land Use - D. 7 wants open space; P�D RT-1 recommends 16 duplexes; HRA purchase � 16 units agreement mandates housing 13 - 3Q 11�,400 sq. ft. . pensity - M. P. wants SF development only I-2 if redevpToped; PED recommends low rise K�EY transmissionl ,townhouse��;if redeveloped , � tower (cont. rede .) ,�� _.�c; . . , . ;, . ' 13 .- 39-� 1 � 8,4�0 sq. ft. Land Use - S.H. wants this site developed ' 6-C� � � . ��ith up to 8 apts/condos, duplexes or THs , n�� ;. .,,: Serv�i ce Stati on PED recomnends that i t remai n a bus i ness � .�- :� ��r�� 5,7C0 sq. ft. use until combined w�ith #28 for housing -�� � �RM--2 �: 1 uni t ��+ . . ��:,: �:;:: :;� (���t. r.edevel .) i , ' . ; . ,� . _ ,, . � ��.t _ �a � a,. - 13 - 45�" 102 acres � Der�si ty � M.P. wants �only SF uni ts i f • " . t; -,.; : q-��? ; -* c dev�loped; PED recomnends. a mix of TH's ;br- r �tbwn�and Country Clab :� and duplexe� if developed � ° � � . . - . �° .. ,�;,R� ��.3 ::6�2 t�ni ts .(cont. ��^-��x:-: , � . - ' ' ..'�;.- �� �redeael�� � ,.r'�F . . ... ��.tA . . . • . . � _ • f; ,r � '; � c�"+„a' � '�' . ,' ���:9!�'niG� ,_-� s.;;r� - . . 16 .._�.---� . Oa:-_�..._.__-.:�-3,I5E�- s4:__ft:— ' - n�ity -----D.-lb-wa�n�s- no development due � - . .R-4 ., . - ,; :: - to access pr.o�le�s;: P�D :recommends- 22 � "� � >�. �]4 units: � '� TH's if access prnbiems solved � � - . , _ _ ;�. , . ,- . { : , . „ . ; � .:��; . '� � . . t _. ___ ..__ - . ' -8- District Six� � - ,,, . 4. Sites:•�125` (1380-1414 Ma�1�'e) {06=125) a�d #126 (1381-1417 Sylvan) (06-126) .:6^, �� a. The .�District 6 HDP recom�nds that only 9 �townhouses or �apartment units be constructed on=�ite 125 and th��. only 10 townhouses or -�partment units be corl�tr'ucted on Site lzf,,; � � � ` � >>- • -� . .. � b.. , The net effect of these recaronendations is to.,�uggest that � densit�r � � �comparable to single family districts is a@propria�e in an RM-2 zone �for these two sit�s. The PED staff recarnnended tt�at site 125 eventually be develo�Yed with 16 townhouses and that_s���:,126 �� �•� eventually be de�eloped with 22 units of apartments oi� condos. The PED staff recomnendations allowed for sufficient space}f�'"r` parkinq and 1 ands capi ng of,these s i tes to buffer them from tir���'�bit�ti�1g r� �� industrial zor�_,t��the south. ; . .� " �. ��� i.. . ;�� . . - � c. The District 6�-�Pl�n (Land Use update) indicates that th_�f�"�'d1�ea should _ _ "maintain RM-2:,,6�i��inq" implying a much higher density that�, tisg . � � District 6 HDPti`reC�mnends. Thus, the,.,District 6 HDP recortr��ndations � for these two- ��tes�appear to be in conflict with the recen�-Land ! � Use update por�i�oa+,.of the Di st rict 6 P1 an. ,�; � �s;� ! .. , � ' � '- ' d. PED staff thus{�ec�ommends th� �fo�l;owing box commer�s;_ . ' � - � The Di stri ct 6 P1 atr�'findi cat$s�the�e�r�s i tes as approp�i��e �For RM-� � dens i ty hous f ng anr���es. n+ot ��+p�g�.� need to reduce�the b'en"s�+ty on these two sites.���i�e- t3istri�trsS�H'DR-r•�rcom�endation �c�r �sfit�5��#125 and #126 as apprapri�ate for onl� 9 and 10 townhouses/,a�i'xrttm�ent---� respectively thus appears to conflict.-with the Distr,��t ��f���an„� � r;�j �: . ,� _...: ..� . Di stri ct Seven` � � , :�4�; � -{�;4-� �=7' .�: r �7 113AG`. " �:�. �%�r` 5. �' Sft_e #4 (Drew 'School site; 781-799 Thom�s��:, (07-04) , . . . .-,�l�f �9 . - :�.�t1� 1�;r^�;�M o�+T sr�. ; �f,�. � a A, The �i`s i ct 7 HDP recommends that'r�'�ous i ng dev�p�n't�,pFcur o� {�`- this gi� but that it be pres'�ved •fivr� open space:' �:�{;�'add�i.�iori�,- itW �f� recoi'�nci,�� that a. 1 and swap;odtur. ta�enabl e housi r�qn,�ii-� to be ' • �`�1ibui 1 t on a,�arcel of 1 and (.6�'��'�3 �e�'r 700 to 780,�hd� ,i r�ste�'tl� � r�;��a`P on'°tti'�±sfi�te. � , , �r�' ;� ����`z '-.:�* �a�, �,,�. �� � : ; . L. ;. - ,.,...; . ,r f � ���'..�. ,,, , � . ., �jb..Q Parks and Recreati.on;.Div�f��o�i`��'��:C�rr�tls�'�ty.r�.�ices h�s clear�y • i di ca�€d tqa� th'�y��ave n��l�th�n��n�o�: reta�.n�r�i ,i�re�c�choo� - ���'��s��te far recr��at�t+�a�'6�se.�wa1'�-:��i�d�:�.tt���r����i�jft�'�the t � pro�osetl�Plar�r9wap��itr�+ar^h�s't�od��o�r� ��e�t 1�. � � - N�i� .t�- ;�•� �r!{ ���r�z *���.� .::►�o� , : <�ax:�C`a��+ b9:� ��. a��.� .� , c. Pf0 staff re�+�rrun�ri��d�"tifat -th�'�it� �x�e�e'b,ap�e�1'�krji�t .'�,�.�'1ex units (8 struc€ures) which is cons�istent wath tlte�°�u�gr.�t�:����oning regul ati oris for the s i te. � ; , � ' '� s :.vrlJ'`� �, ? • , a .. tir-� ���.`� -9- r e 1 � .. . . . � . � , �I � � - � . � . � d. The Drew School site as purchased several years ago by the HRA with the intent of ev�ntually develap�r�� hausing on the site^ The HRA purchase agreement locks the City contractually into housing; . development for this ite. With this �-eement by the School Board to sell the pro�ierty to the City� ��or housing development, any : change in use would y���late the contract and .the property would revert back to the School .District who could 'then sell the property to a private de�elope�� for• housing. . e. In addit�on, the Dist ict 7 Plan indicates that the ultimate reuse of the �rew School si�e should be SF housin�,.following the use of the,sitexfor sewer construction. Thus it a�pe�rs:� that the District 7 HDD reco�r�endations f�r this site conflicts- with �th . District 7 Plan. � , � f. PED staf.f recor�nends the`�ollowing box comnen :� . - . _ � Ffi��� St. Paul HRA purc ase agr�ement in acqu.�r�ng� the Drew School site . _ mand�tes .housing deve�fiIIpment and does not%all�owjfor the use of the s�te as open space. T�i`s purchase of th�pro�ertiy-for housing development is in agr ement with t����istric ° y:,Plan and in line With the position of he Parks a�ad'Recreatior����fv.ision which cannot allow additi.onal park develop�nt due tQ budg�tarv constraints. The � � ��- �-0i stri,ct._7.° fiUP recomn ndati�d� f�r s i te #,4 �hus appears to confl i ct with.�th.e' District 7 P1�n, wTtiT-th�: recognir _ City position pro- : . � �:hi.biti-ng park develop�nent ��rtl� exp.a�sion::, �nd;:, ith an HRA purchase . ' '� ��agr,.eemen� .�vith th School� $�ard which� mahdates housing development. 7 ^ �D�s t ri ct Th#v^te�ii�� . ;-;� - . � 4...._.. .. ..... '-:. « 6: Sites #30 �CKeex�S11 Front nas Place) (13-30) and #46 (Tcww+ & Country Club) jT�'j`�(-both �Conti ngenc� redevel opment s i tes) . a, The Me.rriam Park port�i orr' �f the District fi� HDP recommends that �� "�',-s�•te,�f�o�ld eventula�'I:�abe developed into 19 sTnglefami.ly h�using �*� � un�s�air�l ttiat site #4f:�±�ould eventu�'�.ly be developed `i.nto only ` ���5i n��:.`f�an�i'ly hoas i ng u��ts., .M�rrfam Park has menti oned probabl e ' ����•� :sit�e�'�r-Q� a��ms of pea� � �b�t�- s:fites and also som�e;concern-about • - PED staff' disregardimg '�e �ur.r�r�t, zoning of",t�►e� ;Tc��.�a-r�d Eountry Club (R=3�.' � . . . - . . tl � ,: �..,;... , .; � ., .s •-_ -�� � .. _.,: . ._ x . �"b. '��� s�ta�'�' r�co?hmended tMaL .bo�tr�sa�tes �ou��d�;b��,poten�i.al ly devel oped � v�i�t�=mQderate.•�en�si�t� �l�ow r�ts:��lfownho����qnd ;�F►a�� site�#4fi .�should . �'a'f�a�ever�:tr��.l�,,:.,ys����v�'t�ped,,+c�fi�mt�l��p�e-far�i�j!�-to�rnhouses and . duplexes. In additi n since the r�mo�d�`,,of pea�-��►r building-� upon . �,�-fp+�a�t�.wit���'ilinc�s, e�c:�f:'i�s:cos�l.y., �it�ap�eaps ��tl�at' �is pFrysical '�,ryct�aha�.t�ris��ic of�th�se. sites is a justif.icat�on for clustered housing development q� n these: sites in order to share th�e additional _ costs b�tween more urlits. ; • I ' 10 < . ' � f���'�T�� y�4 � , . , �:;.t: , �. � ; . . �. �� 'J�, � _r. :r - �s� !f Mi�, i�?� S� � .�- ?f' �;J 5'.�._ � ' - °r3 : ' �....-- - -�' -:�� �~J��`� '1 � c. - Th� Hous i ng Pol i cy~Pl an. "encour�g�s he}Rrov i£i qr�.,�� �.. : ,. _• � - �a ir�l ternati ves to��f?Romes i nz res � . ���,1 construc�,f�y��, par�cu,l�rr-_ ,�-:;�nedium densit� �.hoiiQ�in�,c.onsisti�,�5�f_townhouses� walk-up �drrdo zmoiniums and renta����p�t�ments on site�, adjacent to� neigfiborfioqd'� , comnercial areas,:t�F ' �i'� corridors, `�nd on larger �cacant or �nder=�� = ' . ._u-tilized sites". �•-�tto�t"d'�the use of�ei�:'C�er� si��.,ch�nge, they ". � would then become �eifiher vacant or underutil�iied. 'Yhe southerna- ". �� . . � �° -� -� boundary of si�e �46 •.(adjacent to the; c�m�rcial ,are� and traffic� : :� � - . ��" `�� corridor on MarsfiaY��A'Venue) would al�� �el'p to -qu�affy this site � � for these types� of housing development i����sq��se,,changed. .� , -:1",`�� -zti �d, s ;. � �,�;,The Land Use Pl.ar� indicates (the Town and Count, -�l��b�, site'#46 � - as appropriate: f��r_.'��public open spd�e (essential��r�o �.)i�uing its current use) �if'�'te #30 (KEEY) �s�.appropri ate,�p,r �ous,trg, use. The Distri�ct 13.'Plan does not specific�lly `addr�ss e��,5��e. .�.� �, �. ar��2 � , . . . . , _ . . 4• ,, =y�� f . _ � , � �����:�. q • : e. PED staff recqii�i�f�kls the fol,lowing,;box comnent ,�or sit��; _t. _ t _ Due to cur��n���td anticipated development`costs and�`bas��n- t�e - • �` goals and po�i�c.ie�'-of the I+ou��i�ng -Pol icy P,�.an, .i.f. the use' o� th�'�s property ev��;aG�tanges, Site #30�,should then �be devel`�ped tai,tti' low to moderate�`de���ty;low�rise t�ownhouses. ���, f;=,; `.. , �"='�',: • r., $,� . . . _3 ��y.. . �� . . . f.� PED staff reca�Mends �tMe ,fo� box comment ,�sa#e �4,6';�r r,�� . . _ o� ���, , - - Due to current a���- 'a�tici�iat � ���lopment costs��� 4�.��I`�'�,"�h�! « '�goals and polici�.�f� t�`e`� ,�°t�� ;,l��y Plan, �f���e ���nQ��;�'hds � property ever cha��3,_ si te� �6`���dnpe devel op ��, ,.��r��x�ro� ... multf=family tbi�nhouses and upl��ses �erhaps in ��j�Q���h�tw9�.� �= >�east` those portions of the site w��_,a stream:���,�����.�Y4REt�:� . ."r"�tained as -open-space. . ----� *::. � �� �:.e�. - . .,,,r _ . . �. � .. . ,:b ;~ ,. ; ^ � � 7.` �i�e �39 -Eserviee ,statio�r .- 56. No.- S�ne�''t,,,�,,ng (13-39) :��t�gbacY --�-�.� . —- eve a�ent si te) - - :.,..���,� ��,�.;�,, `�.� __� b� .:>?? � , ;,, .. ..; . � .. � .... _..._..� , ,_ . _ . �. . � ,j._ -} . ..'t:.'4' ; ..-. �. `` 9i"�� ;�',• ;•�6� f . ar��the�9AE�l���ng-Hamline�p9rtion ,of��e��s�tr.ict 1�;�'5�r���� ° •; t . tha� the �ite bewdeve'�A�,�d� wi-�F�y u�''to"� units o€:,a ai�.ts,_,,., ---� . • :_.,.. ._-dupl�exes, taanhouses, or��ot�'�nd"`�3mbined w�th'�s t� ?,�: ' . : _ . _(�acated ,App]el�,w9�s) for hq�u� � �v���pment if a��� ua�te•�ree�, :� �r F� �RA�ee�fi3�ae��`v�e��:.�n the"3�1��'I��hr��ine Commu�g�z,��� �s.�+ � t:� � c ;,. < ;3 a: , n€��c•?�b�� "y,�. �.�'����r z ����'i�2��- �� ,�` ��� �,� ; � �b. �sB 3�a#f�n�c�mrten�!`#�,'a��� ,�`� i�.��'�err� ��^c�1i��on ��,y-,:�� . ° ���d'�wi���te�:.�Q�. �>. ��rth�����1:f.�i�..�r�•�+� e, � �,, i's , �t���� be Left-���bii�'�s�s:xi�is���iot'� '��`� p�' i� ��.:,,a�� ��1 i�n 9�v�iift�����r{ ' '� � . �locat�on�f,._t�is �*i►iie� � �' � � �� ��;:�,a� ossib+�h � .afi�egid�i�tT'u��ctfi5+f,oNesr�dfi� ��h..�� rr ���u��r. , ,P � due to the smal l size of the ��te:�� ` N�i�'�e� ����;�. d �)se`�P'I n nor the Oistrict 13 Plan specif`i�a11y addres�ses this site, although the District 13 Plan indicates that the Snelling-Parttand intersection is hazardous and "difficult for pedestrians to cross". -11- , . ,. . . . . ,: . . e E i � _ c � . . . . . � � . .. . . . .. � . � �w . . . . . . . .. . � . . . . . . . °�;..... . ... � , � . . � . � . - . c. PED staff recomnends, tfie fo111owing box, conment for site #39: � � , �� K.: ,.. - ,�.,. ;i ; Due to the s�taT� �ize�'df����' ��'te and its lqc��tion on a pedest�tan- _ � hazardous �ri�rsection, tF�� �u5in�ss use on ;�he site should •r�ain, K ur�1�s s i te-#39��i s cc,m��n�d�'wi th s i tQ,�� ��h� vac�ted Appl eb��+ns . ,s:to�e) for a �arge mixed u.se; houszng"�d��e�g�ent. _ � ��:,; -; . . . . . . . � A Y .. �, � Di strict,�ixteen ;' _ � ' S, r_ ; .,°r"-��;i�e.w��; . � i,,� !V,. :,_ ��n���, . . 8. Site #1 (West ,a�f lanbard,i�,�P�Kington) (�a6��lfi��� .~ � ........�.... �-3 - ��- . , a. The Distri.���:16 HDP��r�c�drmen�is that this stt�`.�ro.t be developed and that its R-4 zoniri be retaine�. ,The Distr�ct� 16 M� mentions that this� site lacksU�li�tl�`�le access oro either St. Cl�aar�gr Lexington and therefore`3��#n�ippropriate f�r housing develop�neat. � � , ,�rr,d,.� �y'_ .... �,,: � a b. The� �P���a�'€'��b�asically :agreed with this posi�t.�on�but indicat�d t�at � ; � "s��lrk�,fi.ti� physical constr� ts change, tdwh�ow�:d.evelopment is � recam�l�cF�`'wi th a 22 uni t ma�x'imum". Thi s �recc�menc6ed devel opment , capa�e�H�q"~,�fth improved accessi for the site i�s g��e� on RT-2 density r�u'la$iQns.. �e s�ite has st�uthern exposure �ar�d��etks toward the . ,Wi ld�"`;��ar��wr.�h;ouses across� the Shortl i ne. �.����----- � � . . �: �, �� „ � �.�;� . _ a���- c:�': .�The^I,and�.t�,�e P,l an�`'�does not addr+ess 4�hi s s i te Taa+�':.tb�>Di s tri ct 16 Pl an ? � indfcates that t` L�''site is on'�y �R �Opriat� for�..'t�• density resi-! � � -..:d�ti al. _T�eZ H"o�s i ng Pol i cy �,�,�,p.��rages tbe-�"provi s i on of a�1'�te�~Tidt�ives '�a'single family s� ' res �c� t��� con5truction, , .��• - - .pa.ct+t�u.l���`�� ���ium density I}I � � � �S ..��i����f- toNrnhouses, waa�c-�p , c�ndor����;n�1s9�#�d rental apa� s- .s��e�°�cent to tra�"is � ',�orrf+dk�t�`•��'�r�1���'� larger vat�, -�: er.utilized,,��5"•_ �fio�lt� access • ' ..,F ever�����a����le on eit�i���� it �g'�qr�-or St...����ir., th�s�si�e�wou]d then ' qNi��'���'f����it�use �V4ai�ie�t�. • ' ;z :��:��` � . _ . : . / -• ., ;....•: .._ . �.V , . . . � ..r . , d:���Ed"'5'ta��f'i;� nds th�.:fo� � i ng box comne�.t+for� s�te �1 .� � _ . • ��s a,~x . . . ._ _ . , , _ . - , a ,a"Y .. . . ..�. . . . � ; Base '�an �#�e�-goals and p�f'jci�s q,f Lb� t�a�si� Po13cy���"Iafi, if site �l .�r.._ .. . r ' gain:s sui`tab1�� cess,� it- s ld b�; develop��. v'wth 2z •tp��l�a6s��;units> - whfic'1�,�Z�`c�n'�i,a�le wi�fi-s�t�oundir� r�Si.de^�ial uses..� �• . � ;� •�.i.r'°�J" . . , .. . . .... .. ' � . . � ..7..i �`,�'� r. '.'�' r'�tl.. �,��w.�r•✓��^.��- . � �,.�Iju�tL����.lY��� .d:-_ ..7'- � . . � + + - 9. Addition�'� �na�'y� ���ill be �ne�4��-� ,,.;���iqse sit�s i��e+��gg��ii4��reAc� �� , of opi n�;on.:�xa.s�s�e�ween ,th� Di�s t ct -s i�e�=re�dfi�nendati o�and �he�•�- . ._.. � C i ty po�i�,fQr4." � ture ��'�,tt��'�x!�i n,�'#�p�9 ��-;����� ��e . "aPpr p,p; ' � '�i`�S`�tr� �mnurri�J� ����s��.��t�"�`�'�^tt�i��i�rgu�e'�i nes es�b � ' #y�vl���'h�� i'���e�+�' � �Y�� �,,�,. ,,�,�'�a 6s��liei�i�� � t�; . ;, . � � �adda�tUab����i� of . � addre��es�p ;�a ��R��.'-�er�m ' s�s�srb#�'�Y�:. , y � . sevier ar�' ��r� :�as,�s,, ���,a �¢e�.' ��►►��i'#�, �n�itg�orhood . COm�B�b���/ �}. "�lSj".�.3/ A �:: j,;..F ,^,*" 3 �' .� .. � ,�i , �Q _ "�Q ,�r�Ql"�L��.f�5 a ' f::. � �: • x• 'A � i. � � � �'. g�S 'G: "Ef�t37�t:� ="� . . ' .t, " , i �. ; , Y t « ... , ,o�-k�.i�;W a'�13 2;:� � � .. .� �!"'�'f� ��'{t Y 1 .... IIyyy IJ � . . � . . .,y a . . . . V . . . • rS 1 �1� i.�� � •. ~rr � Y4,•'f�. � . 'a. . a � . � , . � , ,i • . . � 7 ,- � . , � � ... , , il. .'P.. • . . .�.. .., j '"„ . . . . . . . . . . .. . : . . t . °� . ....a.. - , . � i . . . � . . .� . STAFF RECOMME�IOATIONS � • • • 1 . The staff has found that the St. Paul Housing Development Dlan (HOP) as sub- mitted by the District Housing Plan Task Force. (DHPTF) has met or exceeded ma�y of the DHPTF guidelines and the goals and objectives of the Housing Policy : P1an. . � _ - 2. Staff has also determined that the recam�ended box canments of the DHPTF in the St. Pau1_ HDP (pages 16-23� are generally acceptable, but � reconmends that the bo�c' Conments for the follarvfag sites should be altered to read as shown�belcw: , District Three . 3. Sit�,e #4 (Belvidere. site) �(03-04) . . � The District 3 HDP development recomnendation for_the Belvidere.site • � � ' (#4) is inconsisteht with the District 3 Plan portion of the Comprehens�ve -Plan which recomnends a mixture of park land �ci earth sheltered� housing � on the site. . , District Twelve • 4. S�ite #27 (1110-12� 'Fifield Street) (12-27) . , The District 12 Plan indicates the area included in site �27 a�s appropriate � for industriat-cc�nrnerCia�l uses and makes no statements regarding its;use for residentinl uses. The District 12 Housing Develo{�xnent Pl�n . � �� " . recomnendati�n for this site is, therefore, in :conflft�t�:with the District i2 Plan. If, however, hou5ing �deve]opment is deemed appropr�iate for tfiis site, � poor soil conditions may influe�nce the location of i�n space on this site. In additicm, �ny housing develQpment on this site shoula proyide adequate buffering along the railroad �€rackage on th�:.sout#iern port'iQn��of , the site. . , . .. Dlstrict Fifteen � - . 5. Sit�. (2226-40 Ben�or Avenue ) (15�46) . � The Land Use portion of the Compr�hensive Plan indicates the area inclu�ded in site �46 as apprapriate for labor inten�ive industrial uses and makes no mention of its us� for residential purposes. Th�s ,site is owned` by. . the ad3acent 1i�ht inc�rstrial campany. Th4 Distric� 1S HOP recanmendatibn to rezone the property to resi�dential use appropriate for tqwnhouses appears to be in conflict with t�C L�nd Use Portian �of the Canp�eher�sive � P1 an. However, should'the owi�er wish to propose a;.re��,d+en�ial ��rse ��r •. � - .the property, then the City would evaluate this proposal, in l.�ght of :the Dist�ict r5 HDP. . . . 6. Staff recammends that the St. Paul HDP as submitted by the DNFTF 'be . approved by the Planning Canmissian with the inclusion of thre� box �. comnents l;sted above (3, 4, � 5) and the seven ba� corrments listed � in the p,revious sectfion of this reRort. (3d, 4d, 5f�, 6e, 6f, 7t, 8d). Staff further recc�r►mends that the attached Planninq Cam�ission resolution to the City' Council which recarmends adoption of this St. Paul HDP -- with the DHPTF box comnents and the Plannina Commission box carane.nts also be approved. 7. In the instances where new development proposals arise, or where a developer proposes something on a site which is different than what the HDP recorrxnends, it is recomnend�d that each be_�dealt with on an individual basis in cooperation � with the District and that recommendationsof the HOP be used� �o evaluate ' such pro,posals as to their appropriateness for development on these sites. �. � _��.. . . . � - � - � �-- . e � . � ; . . .. � . _.. -- - t�.,� � � . . ' _ _ , � ' .. � . - .. _ _. ._- . I . _ ..... , . - ' � '. _ _ .. . NOUS�ING AND NEI6HBORHOODS COMMITTEE , STAF� REPORT , . . . z ; � REV��EW OF ST. PAUL HOUSIIVG DEVELOP�IENT PLAN � ; r t - -:.. _ .ADOP7 �tESOLUTION = I . . ; _ { , �� , - . . . . . . - ;: ' . . � . _ �. _ . � � - . . � . . , � • _ i - • . _ _ _ � . � . � .., � . . . _ � , � .� �, � , _ . I _ . _ . . . . � - - j , -. . . � , - : , . . � . 4�,��*= o.�� � � CITY OF SAINT PAUL e ; DEPARTMENT OF PLANNING �1ND ECONOMIC DEVELOPMENT + u��,um , +� ���� �� ,.e DIVIStON OF PUNNING a..• 25 Wat Fourth Street,S�int Paul,Min�esota.SS102 612•296-4151 GEORGE UTIMER PMYOR . DATE: April 7, 1982 TQ: Planning Commission � Housing and Neighborhoods Comnittee • � " FROM: Marvin Bunnell RE: Staf� Report--Review of St. Paul Housing Development Plan INTRODUCTION ' On March 25, 1982, the District Housin Plan Task Force (DHPTF) approved the - St. Paui Housing Development Plan (NDP� and forwarded it on to the Housing and Neighborhoods Carnnittee of the Planning Commission for their review and approval. The St. Paul HDP is intended to be a portion of the Comprehensive Plan's Implementation Section. Planning Division staff reviewed the St. Paul HDP in terms of how it met most of the guidelines of the DHPTF, and the housing �unit supply goals established in the Comprehensive Plan , as well as how the site recomnendations correspond to existirrg Comprehensive Plan policies. Staff findings and recommendations are outlined in this document. , . _ - •- r � . . . . � H.. � . AUTHORITY FOR REVIEW . Pursuant to Minnesota Statutes, Chapter 462, Section 462.356, Subdiv�fsion 1 , Recanmendations for Plan Execution, "upon the recannendation by the'planning agency of the comprehensive municipal plan or sections thereof, the planning aqency� shall study and propose to the qoverning body reasonable and pract�cal � means for putting the plan or sectio� .of the plan into effect." a�+- • � . Tr � o � „FG.�: r��i'I�-1 BACKGROUND .. w � :�" �R' �. :>, , �n, .,, . ,.: �� �-A �•.�'L. '_ 2�i �; j.�'' �.... �±.���,.. M°`�' . _: ,s . .a... -A.t3'... The St. Paul Housing' Developmen�,�lan. (�DP) is a c�1����i�onQF�� �he.�7*��t���� - �: , p 2 s`t6 i..� r y,� �ti,_ . '�`,J:i: {� g� � . .y r . '�"r`-7�/' � aal.�-�' .,�•' ��,�•�,�r^.•n�i..���y0.� . � � . '�= �. �f. :�_ �r ��'�u�n �' .. n . *Distric�= Orr�•'�:i��iP���c#ual)�y; deu., ,�District HD ��H �i � t�e��lHPA�r�►��:�s but instead�su�x�tted�a ,two��age po ��atement. i�iP-`�:kas� �or'��Rhe��b��iu� staff i nven�ory �of�:si te rec.o�rmer►datians. �'�.`I though ��i�tri C'�'an�e� N�S i�h����'6t�� �� � a great�c1�1��i?'��irt�e��.r.ewf�ing��their �e ified sit�.e�5, �,rte �;��d�'not �vjsf�it�` ° recarnaend: hou��(�1�„t,,o t�se ,���wi thou�`�'�����±���s'����5:'rv with�'l,fie p�ei�fi�yn�+e,rs��a�c! � or� -. :ri approacN�ahey �nsi�+er.i�.t�a���i� consumi ng terlper�Orr�. Si nce Di-s ri ct �On� `' a 1��e .numb�`r��af v�c�h��x��p�l e land parce�s� aqw�op� Qi�strict HDP wo be a v�rX �usefLl���1��far� :tt�r�•f�i�5t;ri'Gt and thQ E�t�rry�n rprov��dir�gtguidance and d ction to�p,bfent�aT how.�in��'t�eu'��s. It i s hope8�tbdt :the Pl�anni ng Comni ss i o i 11 enco�ac�e�D��ri ct 6ne.rGo'r;g�qe'�tFter in developing a D�strict HDP with the assiy�tance of9�Y�e ��r�nir�q Di�i'std�ri��of�#�E�. ;� � Ib�P �f �+�,��U�;°�c, . . , ; j ' . . . � _ j � . Housing Development Plans and an asse�sment of how well the District Housing Plan process met the guidelines of the Dis�rict Housing P1an Task Force (OHPTF). . The intent of the District Nousing Plan p ocess has been to involve Planning Districts in planning for the provision of at l�ast 10,000 new housing units by 1990 and also to address the need for higher d�nsity housing types and for additional opportunities for assisted housing inlSt. Paul . This plan is the result of a two part citizen effort. First, this process in- volved over 2000 person hours of volur�teer time by the citizens of the 17 Districts in identifying, rating, evaluating, a�hd recomnending development types for over 1000 potential development sites in S�. Paul . Second, this process involved the District Housing Plan Task Force Qver much of an 18 month period in developing guidelines for the formulation of the plans by the Districts and then in reviewing these District HDPs according to how �ell these plans met these guidelines. (An extensive description of the DistrictlHousing Development Plan Process is provided on pp. 2-3 of the St. Paul HDP). Thejfollowing discussion will focus on the 'DHPTF guidelines review, the Comprehensive Plan review and the site feasibility review of certain site recomnendation�. � ISSUES AND FINDINGS A. Dist rict Housing Plan Task Force quidelines ReView 1 . One of the most significant ac�hievements of the District Housing Planning prccpss was the level of coope'ration a►rd coordination achieved between the Planning Districtsland the C1ty. This high level of � cooperation and coordination r�sulted in general agreement between the Planning Districts and the DHP�fF for 97� of the Districts' recorrmendations for the 1064 identified potentiial development sites in St. Paul . For only 3� of the identified sites did �the DHPTF d9sagree with the District site recorrnnendations. The Pl�anning Districts must be congratulated on . their imprQssive achievement. � 2. In ad.dition, �the net result of the housing and development recor�nendations ofi;�l�Q;�t�;�ay�l,�;H4P ea�� � s. �h�e 1.0,000 housi ng uni t supply goal of the Housing Suppiy- Imp'lemen�a�ion �ection of� the Comprehensive Plan by well - o.ver 4,000 units. The St. Paul -Housing D�velopment Plan also recomnends . ...v.th,at...aver..],?,.�.500 multiple unit�s be constructPd in the 1980's, clearly � -����cicee�i�A�g �t,he;�$,5Q0 ��.��p� e uhi t recomm�ndati on i n. the Hous i ng S upply . I,m4r�.�p�entata� secti q�.��,,�hi s 12,500 mu���pTe unt� amour�t compri ses . ��:8ti�,;:o�f-r�k�, u�ni ts� recommended for hous`4ng devel opment i n �h� �t:� Paul �iDP. � Ct'�T• �� • "�� �� L . .. �'y�� „� t � �' ' ,.�� ' ' , �' , 3:����~�N R-aul� Ft9,�si� Dev�elopmert P71n�n� v� .a-Ci�tywf� E3a-si�s, '�cfi�eved:�a l�e�rie�l co�f b�etwee�n. �� and 87% of i�s i d�rrti f'�e�-hnu�i�*�e'c��n.t�-. � �: .4 , . :-a��''���un��.y�;on vac.ant resi dent�al��*'� oned par�'��t s. ���i r'�et�;;p�F�he °� -. .:� � �'��:�?l�ar��g:�Di�strictfi,�achiey�d or� exr�e�ed the 60�''`l�i�e1 goa1��=0�'��t�tre:� r� - ..`'�t�t�T��nd� another-th.r.�e..�istri ts �chieved l.ev�as �1� d�i���6X: �ke �� , .. ��"_�'� :��f�s�?r�t�,}�J HDP di�d not�.ha�ve s�te���'�ci fi c recomm�rtd�Y�oris: :�Ther.ef�re�r�: . ��'=t�hi��:5�: ,P�1 HDP c� ��rl��`" ceetled �� 60% '�d�n�ifi'�dphousin�'de�.�pment � , :opportuni ty �oal o�the I�TF. -:� . . __ �'�' :��-�°: . . � �f��� � : . �,: �� . . . . - . � ��� ,: . ��.�;� �. e y: . �:.. . - . . , . . . •� � ,< -2- �� w ��� 'i" ._ � �;.�; � . . I ' 4. The St. Paul Housing Development Plan site recor.mendations for subsidized housing reached 75-78� of the Cityti�ide goal . Nearly half of the Planning Districts were able to achieve the DHPTF goals for subsidized housing while other Districts were constrained by a lack of suitable sizes sites, by site considerations such as steep slopes, poor soil conditions, etc. and by lack of suitable access to services and families. For most . of the District Housing Development Plans which did not meet these goals, the DHPTF recommended that the site rating criteria be used � � as one criteria for determining the appropriateness of the develop- � ment proposal . Two Districts recommended that publicly assisted housing be distributed over their entire Districts as well as the City and another two Districts currently have a substantial amount of subsidized housing and Section 8 units. The attainment of 75% of this Citywide goal with specific site recommendat'rons in the _ St. Paul HDP in combination with the generalized approach of using site rating criteria as one factor in locating subsidized units in areas without specific site recommendations should heip to ensure' that . � the overall subsidized goals eventually will be m�t. 5. Each of the Planning Districts reviewed the Large House Conversion Issue and submitted their concerns and comments to the District Housing Plan Task Force. Although the positions of the Districts on this issue varied, there were three major concerns which appeared. First, many Oistricts wanted an adequate review process and comment by the comnunity with the neighborhood recommendation carrying some weight. Second, many Districts wanted home ownership as a requirement to avoid possible absentee landlord conversions which could negatively impact neighborhood character. Third, many Districts believe that the City has been unable to effectively enforce the current building codes and therefore that any additional relaxation of existing codes would stimulate even more abuses. There was a substantial amount of opposition to implementing this concept especially with a special condition use permit approach as proposed. The DNPTF, therefore, � unanimously recommended to the Planning Comnission that the St. Paul Zoning Ordinance not be changed to allow for large house conversions in single family zones especially by a special condition use permit ., but that the City continue to use the interim,,.g.ui�elines. of the Zoning Section of the Planning Division for rezoning to R7-1 . _ - ..a � : �� 6. The position of the DHP7F on tMe large house conversio�' �f�"Sue��i�s•.rf��t�� consistent with the Compr�hens�ive� Plan. It s��uld also. I��;notedt.#�at� extensive District discu�sions and DHPTF invol'�'emept with-�TS-�isscre- •- ,; �has shown that�th�s'subj ec���i s ver,y ;compl ex •an� _t ader�,wi th m�ny tougla` � � issues and neighborhood concerns. . Therefore, t��is� r:�ortme+'�ed;;'t-�at� �-' t�His' Concept,�be°S`Ludi��d in g eater depth as a part � the Restdent�a��: .= �. �'D�rts��i°q�,�Stu�y tof t�he P1 ann�t �Q�vi s i on i n ord�r to de�erfii ne�iRe��i�r , , . ,. , the mari .��cerns�and issues a' "�su c��, a� approac�i `can�be ffectively �- :,� dealt with. This would allow the Planning Comnissiqn �oghave anot�ei� ° opportunity to consider this issue when more informa$ion is av�r�lable. � -3- . . i . ; . . � � � - . 7. The District Housing Plan Task Force guidelines were followed through the District Housing Plan pr�ocess and many of the preestablished goals were met or exceeded by-the�tremendous efforts of the Planning Districts< � The Districts certainly should be praised for their effort. 6. Comprehensive Plan Review ! � 1�. For the most part, the housiing development recommendations of the various District Housing Development Plans conform to the St. Paul Comprehensive Plan. Of the !few site recommendations of the District HDP's which appeared to confllict with the Comprehensive Plan, several were noted by the DHPTF withiout additional comment and forwarded on to the Planning Commission. Thiese site recorr�nendations are provided in the Box Comments section of the draft St. Paul Housing Development Plan and are also listed below. � � � � DHPTF Recommended Box Comm�nts - 4Jithout Additional Comments I District Three � a. Site #4 (Belvidere site�) (03-04) . The DHPTF notes that th�e devel-opment recomnendation for the Belvidere site (#4) is inconsiste�t with the Comprehensive Plan which recarmends a mixture of park land and earth sheltered housing on the site. District Nine � - b. Sites #44 and #45 (Jeffgrson and Adams Elementary Schools) (09-44, 09-45 � � The City's Park and Recreation Plan does not recorrenend nor does anticipated budgets per�it the City to acquire these sites for ,;,.�, ;,, p�rk space. . The develo ment and maintenance of any open space on � , . . thesp sites is recomnen�ed to be achieved through private means. _ � . � - ; . D;i,�.t r i,ct Tw�e 1 u�e,•: ;,�r�, ��, � ' - ,�� i� ;�c� . :. � .,,s- �,, , ; kt �- i � - � �,�:, �.ite . 2�6: (north-s,�'�.th r�sidentid1 �tink) � (12-2E) - �.>�-•.� ��,. ,; .:, ;. .. ; . � �, An ��ril 24, 19�1 ��"the St. Pa�l Plannin� Comnis��on "deter�nined that � �., �, 'the i,ndus,tr�,l ar�a ;of �he nnrth-south.residential iink is•econanica�ly . , ,�infeasible at this :�.ime1for hou•sing d�velopmer,� ;�nd as� such s,hould � ;�r.emain as industri�� . �The Qis'trict �;� recommpnda�ion�fv.r-this s.ite . �,: '�is, in .GQnflict w��h th� �P1an�h�lnq �Co�nission';s resolu�i�n �'�.-1�4 -. . � ., ��s�mrnariz�d:�bave. ! • . . . � , . � : . >; . . . . , " -4� . d. Site #27 (1110-1200 Fifield Street) (12-27) - The District 12 Plan indicates the area included in site #27 as appropriate for industrial-comnercial uses and makes no statements regardinc its use fow residential uses. The District 12 Housing Development Plan recommendation for this site is, therefore, in conflict with the District 12 Plan. If, however, housing develop- ment is deemed appropriate for this site, poor soil conditions may : influence the location of open space on this site. � . � � 2. Each of the District Councils representatives for these respective � � sites approved the inclusion vf these recommended box comments into � � their District Housing Development Plan. 3. PED staff supports these recorrmended box comnents but suggests two ._ _. �minor revisions, First, the box comment for the Be�lvidere site should note that the District 3 HDP recommendation is in conflict with the District 3 Plan (p. 27) portion of the Comprehensive Plan. Second, the box comnents for site 27 in the District 12 HDP should � � recommend the provision of adequate bufferina along the railroad trackaqe for any proposed housing development on this site since the railroad traffic is unlikely to diminish on this trackage in the fore- seeable future. 4. PED staff supports the notion of housinq development on site 27 in � District 12 if the property is made available by the School District. Staff also supports the District 12 request for a revision to the District 12 Plan reflecting residential land use for this site. 5. The DHPTF also added some additional comnents to the staff recomnended box comments for several sites in District 15 whose site recomnendations also appeared to conflict with the Comprehensive Plan. These site recommendations are provided in the Box Comments section of the draft St. Paul Housing Development Plan and are also listed belaw. - DHPTF Recomnended Box Comments - With (Additional Comnents) , District Fifteen a. Site #46 (2226-40 Benson Avenue) (15-46) .� The Land Use portion of the Comprehensive Plan indicates the area included in site.#�46 as "appropriate for��abor intensjiv� indu-rt�ial.2 , uses and makes no mention of its use for residential pur�+os`es. � The SWAD Council recommendations for �ite �46 as app�opxiate for� townhouses is, therefore, in conflict� with the Land ll.se°�o�ti�n M of-the Comprehensive Plan. (The Comprehensive Plan �polacy dealinq wi th _i ndustry l ocati on may be obsol ete i n l i ght af. the��C5"ty's� recent emphasis on concentrating industry in �rrdustri�alJ pa�ks:)� -5- . b. Site �37 (St. Paul Acad�my) (15-37) Site 38 (Derham Hall 5chool� (15-38) Sit #4e 0 (Highland Parl� Elementary) (15-40) SitT e�� (Saint GregorX's) (15-42) Site#43 (WLOL transmission tower) (15-43) The Parks and Recreatidn portion of the Comprehensive Plan indicates that sites #37, 38, 40� 42 and 43 are all located within one-half mile of some type of. o�en space, either a park or a neighborhood recreation center, and as such appear to be adequately served with open space. As a result, the SWAD Council recommendations for a ------------�porti on of these �i tes � to be dedi cated for park use as a part of potential housing development are in conflict with the Parks and Recreation portionjof the Comprehensive Plan. (The DHPTF believes that private ecreational facilities as a part of any potential housing deve�opment on these sites should ,be encouraged.) 6. The District Council repre�entative for District 15 approved the in- � clusion of these recanmend�d box comments into the District 15 Housing Development Plan. 7. PED staff also supports th� thrust of these recommended box comments . but suggests a minor revision. The box corrnnent for site 46 of the District 15 HDP should include the following information to clarify the relationship of the Di�trict 15 HDP and the Land Use portion of the Comprehensive Plan• "This� site is owned by the adjacent light industrial use. The recanr�endation to rezone the property to residential use would be inc �onflict with the Comprehensive Plan. � However, should the owner wish to propose a residential use for the property, then the City wo41d evaluate this proposal in light of the District 15 HDP." 8. In addition, the last stat�ment of the box comnent for site 46 of the District 15 HDP appears to �be without any basis. PED staff knows of no City or PED policy whict� emphasizes the concentration of industrial uses exclustrelyinto indus�rial parks and not also into other industrially zoned property. Therefare, the PED staff would recor►IInend rewording . ,, � this portior� �f.the box ca�nent or �ossibly eliminating the notion from . th� b.ox. comment. < ! . ' � - �, . . , . _ .,� . . � 9.� E.T#�er.efor.�, ,wi th the ex�ept�ons af �he k�ax comments i ndi ca�ted above as � re�or�nended :by the DHPTF, he site recommendativns of the various . � � °IIis�rict. H.ou�ina Develop�ner�t Plana generally confarm �o .the St. Paui Cvmpreh��sive Pl.an. i ' �r . , . � . � -. i I i i i . • _6_ � C. Site Feasibility Review 1 . PEO staff reviewed the site recomnendations of the District HDP's in terms of the OHPTF guidelines, the Comprehensive Plan policies, and also for development feasibility considerations. The PED staff considered such development feasibility factprs as 1) land costs, 2) physical site characteristics, 3) neighborhood compatibility, 4) density considerations, and 5) urban design in review of.the District Housinq Development Plans. � - j _ 2. About 96% of the site recomnendations in the District HDP',s � were considered entirely feasible for housing development �by PED staff. Twenty-three or nearly half of the 48 site recommendations which PED staff suggested box comnents for were approved by the DHPTF. Of the remaining twenty five site recommendations which PED staff suggested �box comnents for, ten were revised and approved by the DHPTF and fifteen were rejected by the OHPTF. The following table lists the various sites and site characteristics for eight of . � the fifteen sites whose PED staff recommended box comments were re- jected by the DHPTF. The other seven site recomnendations were eventually accepted by the PED staff based on additional internal consultation and analysis of DHPTF and District comnents. � District Four �� . 3. Site 80 (W, of 865-899 Johnson Parkway) (04-80) a. The District 4 HDP recomnends that this site be developed possibly as a PUD with mixed uses and possibly providing both family and � subsidized housing units. This HDP also recomnends a development 3 of between 50 and 100 townhouse/duplex units. � � b. The PED staff believes that tiousing development on this- industrially � zoned parcel is infeasible due to adjacent property conditions. PED , staff also has indicated that before housing development would be ��� `���`"Y"V�, considered feasible, the adjacent property would have to be up- ;;;f ' graded or acquired in order to make it more marketabl2. In addition ` high acquisition costs of the land may rule out any residential ' � � � . _ development of the land due to the cost of land write down. ---�- �-� � c. Finally, both the Land Use Plan and the District 4 Plan �how this � £� � � site as appropriate for only industrial uses and not" fo'r� residen�ial� '�"��, i . . uses. 'fhus the District 4 HOP recarnnendation for;thi$��;stite aqR�ears. �;, to conflict with both the Land Use Plan and the Dist�ic,t; 4 Plan. � � ; � . _ d. PED-staff thus recomnends the following box comnent: ------�-----°' The District 4 Plan and the Land Use portion of the Comprehensive �� � Plan both indicate that this site is eppropriate for industriat ��uses � and makes no mention of its use for residential purposes. �'tre �- District 4 HDP recommendation for site #80 as appropriate for--�own---- � � house/duplex development is therefore in conflict with both the District 4 Plan and the Land Use partion of the Comprehensive Plan. -7- - - i „ , . ' REMAINING �ITE ISSUES DISTRICT-SITE SITE � N0. N0. CHARACTERISTICS ' ISSUE - TYPE OF DISAGREEMENT 04 - 80; 213,400 sq. ft. �, Upgrading adjacent property for housing I-1 marketability or leave as industrial Vacant ' � I 06 - 125 52,500 sq. ft. Density - D. 6 wants R-3 density; PE0 � RM-2 recomnends 16 TH's 29 units � 06 - 126 60,450 sq. ft. Density - D. 6 wants R-3 density; PED RM-2 recommends 22 apts./condos 33 units 01 - 04 51 ,300 sq. ft. Land Use - D. 7 wants open space; PED RT-1 recomnends 16 duplexes; HRA purchase 16 units agreement mandates housing � 13 - 30 118,400 sq. ft. � Density - M.P. wants SF development only i-2 � if redeveToped; PED recort�nends low rise KEEY transmission townhouses if redeveloped - tower (cont. redev.) '� 13 - 39 8,400 sq. ft. . I� Land Use - S.H. wants this site developed B-2 � . aiith up to 8 apts/condos, duplexes or THs Service Station PED recommends that it remain a business 5,720 sq. ft. use until combined with #28 for housing RM-2 1 uni t (cont. redevel .) . 13 - 46 102 acres � Density - M.P, wants only SF units if ' 9��'' R-3 developed; PED recommends a mix of TH's ��r~ � �� Town and Country Club'� and dupl"exes if developed � ._.. .._ . ,�� � ' 622 units (cont. � _. redevel .) , - _, _ . � lfi F�" al 73,750 sq. ft. ' Density - D. 16 wants no development due �- ' R-4 to access problems; PED recommends 22 . _ 14 units , TH's if access problems solved :, . s � _ .. . . _ . � � . ,�,. . ��:� -�:,. . , � � , ��., �.,i . , . % -. ; ._ . - - - �?�-- . .. .. ,T �^� . . : i . , . '.`r . . . , . • .t .. i.. ,� ;'^ . . . . �.�,II . . � . . District Six 4. Sites #125 (1380-1414 Mayre) (06-125) and #126 (1381-1417 Sylvan) (06-126) a. The District 6 HDP recomnends that only 9 townhouses or apartment units be constructed on Site 125 and that only l0 townhouses or apartment units be constructed on Site 126. � � b. The net effect of these recommendations is to suggest that a density � comparable to sinqle family districts is appropriate in an RM-2 zone � for these two sites. The PED staff recommended that site 125 eventually be developed with 16 townhouses and that site 126 eventually be developed with 22 units of apartments or condos. The PED staff recomnendations allowed for sufficient space for parkinq and landscaping of these sites to buffer them from the abutting industrial zone to the south. . : - � c. 7he District 6 Plan (Land Use update) indicates that this area should "maintain RM-2 housinq" implying a much higher density than the District 6 HDP recomnends. Thus, the District 6 HDP recommendations for these two sites appear to be in conflict with the recent Land Use update portion of the District 6 Plan. d. PED staff thus recomnends the following box comments: � The District 6 Plan indicates these sites as appropriate for RM-2 density housing and does not imply a need to reduce the density on these two sites. The District 6 HDP recommendation for sites #125 � and #126 as appropriate for only 9 and 10 townhouses/apartment respectively thus appears to conflict with the District 6 Plan. District Seven � 5. Site #4 (Drew School site; 781-799 Thomas) (07-04) a. The District 7 HDP recommends that no housing development occur an this site but that it be preserved for open space. In addition, it reca�nends that a land swap occur to enable housinq units to be • built on a parcel of land (site #53 at 700 to 780 Hubbard) instead of on this site. �� b. Parks and Recreation Division of Community Services has clearTy indicated that they have no intention af retaining the Drew School site for recreational use. In addition, the availability o€ the : pro�osed land swap site for housinq development is` ques�ionable. c. PED staff recomnended that the site be developed with 16 duplex� units (8 structures) which is consistent with the current zoning regulations for the site. -9- _. �- : . d. The Drew School site was purchased several years ago by the HRA . with the intent of eve�tually developing housing on the site. The HRA purchase agreement' locks the City contractually into housing development for this site. With this agreement by the School Board to sell the property to the City for housing development, any change in use would violate the contract and the property would revert back to the School District who could then sell the property to a private developer for housinq. e. In addition, the District 7 Plan indicates that the ultimate reuse of the Orew School site should be SF housing following the use of the site for sewer construction. Thus it appears that the District 7 HDP recommendations folr this site conflicts with the District 7 Plan. f. PED staff recorranends the fol1owing box comnent: e � The St. Paul HRA purch se agreement in acquiring tfie Drew School site . mandates housing develppment and does not allow for the use of the site as open space. Thi`s purchase of the property for housing development is in agre ent with the District 7 Plan and in line with the position of the Parks and Recreatior��Division which cannot allow additional park �development due to budgetary constraints. The Distri-ct 7 HDP recommehdati�on for site #4 thus appears to conflict with the District 7 P1 n, with the recognized City position pro- hibiting park developm�ent and expansion, and with an HRA purchase . agreement with the School Board which mandates housing development. � District Thirteen ' 6. Sites #30 (Keey-611 Front nac Place) (13-30) and #46 (Town & Country Club) � �—(both contingency� redevelopment sites) a. The Merriam Park portiIon of the District 13 HDP recommends that site #30 could eventua�lly be developed into 19 sTngle family housing � ' . units and that site #46 could eventually be developed into only � single family housing units. Merriam Park has mentioned probable ' t�b9 site problems of peat for -both sites and also some concern about • . PED staff disregarding the current zoning of the Town and Country � Club (R-3). � � b: PED staff recomnended that both sites �hould be potentially developed with moderate density low rise townhouses and that site #46 should � � " alsa. eventually be developed with mult.iple-family townhouses and ,; ;r dup�lexes. In additio since the removal of peat or building upon � n_ t�.. p2at with pilings, et�. is costly, it appears that this physical . •c�a;acterist3c of these sites is a justification for clustered housing development or� these sites in order to share the additional - � ;costs between more units. y ;r • �;�„'. ' �� . � c. The Housing Policy Plan "encourages the provision of alternatives to SF homes in residential construction, particular- ly medYUm density housing consistfinq of tawnhouses, walk-up condo- miniums and rental apartments on sites adjacent to neighborhood comnercial areas, traffic corridors, and on larger vacant or under- utilized sites". Should the use of either site change, they � � would then become ei�Cher vacant or underutilized. The southern � boundary of site #46 �(adjacent to the co�nercial area and traffic . � corridor on Marshall Avenue) would also help to �qualify this site � for these types of housing development if Tts use changed. d. 1`he Land Use Plan indicates (the Town and Country Club) site #46 as appropriate for public open space (essentially continuing its current use) �and site #30 (KEEY) as appropriate for hous�ng use. The District 13 Plan does not specifically address either site. � t � e. PED staff recommen�ds the following b�oc comnent for site #30: . Due to current and anticipated development costs and based on the goals and policies of the Housing Policy Plan, if the use of this property ever changes, Site #30 should then be developed with low to moderate density low=rise townhouses. f. PED staff recar�nends the following box comment for site #46: Due to current and anticipated development costs and based on the goals and policies of the Housing Policy Plan, if the use of this property ever changes, site #46 should be developed with a mix of multi-family townhouses and duplexes perhaps in a PUD with at least those portions of the site with a stream and steep slopes � retained as open space. . � - 7. Site #39 (service station - 56 No. Snelling (13-39) (contingency redeve-TTopment site) a. The Snel�ing-Hamline portion of the District 13 HDP recomnends that the site be developed with up to 8 units of apartments, ( - , duplexes, townhouses, or condos and combined with site #28 �: � (vacated Applebaums) for housinq development if adequate gre,�n space is developed in the Snelling-Hamline Cortrnunity. b. PED staff recomnended that housing development should only occux�;� '` '. on this site if it were combined with site #28, otherwise it sita��id be l;eft for business uses and not be developed for housin4:. Th�,� location of this site on Snelling Avenue seems to make the � possibility of residential use much more remote than business �i4e . due to the small size of the site. Neither the Land Use Plan nd� the District 13 Plan specifically addresses this site, although :.�he District 13 Plan indicates that the Snelling-Portland inters�cti�n is hazardous and "difficult for pedestrians to cross". � f, � � .�.. ��..•*... � � ���� � � .. .. � nr . . . . _ J , F ' r i � : c. PED staff recomnends the following box corronent for site #39: Due to the small size of the site and its location an a pedestrian- � hazardous intersection, the �usiness use on the site should remain, - unless site #39 is combined �vith site #28 (the vacated Applebaums : store) for a large mixed use housing development. � District Sixteen � . � . $. Site #1 (West of Lombard and Le�xington) (16-10) a. The District 16 HDP recomnen�s that this site not be developed and that its R-4 zoning be retained. The District 16 HDP mentions that this site lacks su�table access o� either St. Clair or Lexington and . therefore is inappropriate f�r housing development. , � , b. The PED staff basically agre d with this position but indicated that { � "should the physical constra�nts change, townhouse development is � recommended with a 2Z unit m ximum". This recomnended development capacity with improved acces� for the site is based on RT-2 density regulations. The site has s uthern exposure and 7ooks toward the . Wilder Park townhouses acros� the Shortline. c. The Land Use Plan does not a�dress this site and the District 16 Plan indicates that the site is or�ly appropriate for low density resi� dential . The Housing Policy Plan encourages the "provision of alternatives to single familx homes in residential construction, ' � particularly medium density Housing consistina of townhouses, walk-up condominiums and rental apart�nents on sites adjacent to traffic ' corridors and on larger vacarlt or underutilized sites". Should access ever be available on either exington or St. Clair, this _site would then - qu�lify for �ownhause deveTo�ment. � � � d. PED staff recommends the foll�owing box comnent for site #1 : ' Based on �the goals and policies of the Housing Policy Plan, if site #1 gains suitable access, it shquld be developed with 22 townhouse units - . which are compatible with sur�rounding residential uses. � � .. , . � 9. A�,ditfional analysis will be need�d for those sites where a difference ''�f. opinion exists between the District site �recommendation and the �;ty position. Such future anal�sis should include: 1 ) input of the ' appropriate District/Corranunity Council , 2) .site suitability guidelines �e.s.tablished by the OHPTF, and 3) PED staff site analysis which � addresses physical site considerations, accessibility, availability of ,sewer and keter, land costs , urb�n design considerations, neighborhood . r fcompatibility, and density considerations. - . � � � , • i - - STAFF REC0��1ME(�DATIONS - • � 1 . The staff has found that the St. Paul Housing Development Plan (HDP) as sub- mitted by the District Housing Plan Task Force (DHPTF) has met or exceeded , many of the DHPTF guidelines and the goals and objectives of the Housing Policy : Plan. . 2. Staff has also determined that the recaimended box comments of the DHPTF in the St. Paul HDP (pages 16-23) are generally acceptable, but recommends that the box comments for the following sites should be altered to read as shown below: , District Three 3. Site #4 (Belvidere. site) (03-04) � � � The District 3 HDP development recommendation for the Belvidere, site • j ' (#4} is inconsistent with the District 3 Plan portion of the Comprehensive -Plan which recomnends a mixture of park land and earth sheltered housing on the site. District Twelve - 4. Site #27 (111Q-1200 Fifield Street) (12-27) t � The District 12 Plan indicates the area included in site #27 as appropriate for industrial-commercial uses and makes no statements regarding its use for residential uses. The District 12 Housing Development Plan - recommendation for this site is, therefore, in conflict with the District 12 Plan. If, however, housing development is deemed appropriate for this site, poor soil conditions may influence the location of open space on this _ site. In addition, any housing development on this site should provida adequate buffering along the railroad trackage on the southern portion of the s i te. District Fifteen 5. Site #46 (2226-40 Benson Avenue ) (15-46) � The Land Use portion of the Comprehensive Plan indicates the area included in site #46 as appropriate for labor intensive�industrial uses and makes no mention of its use for residential purposes. This site is owned by the adjacent light industrial canpany. The District 15 HDP recommendation to rezone the property to r2sidential use appropriate for townhouses appears to be in conflict with the Land Use Portion of the Canprehensive Plan. However, should the owner wish to propose a residential use for • .the property, then the City would evaluate this groposal .in light of the District 15 HDP. � �r,�; � fv. Staff rec a�nends that the St. Paul HDP as submi'tted by the DNPTF be approved by the Planning Commission with the inclusion of three box � comments listed above (3, 4, & 5) and the seven box comments lis#ed in the p,revious section of this report. (3d, 4d, 5f, 6e, 6f.; 7c, 8d). Staff further recanmends that the attached Planninq Camiission resolution to the City Council which recornmen ds adoption of this St. P�ul HDP -� with the DHPTF box comnents and the Planning Commission box comments also be approved. 7. In the instances where new development proposals arise, or where a developer proposes something on a site which is different than what the HDP recornnen�s, � it is recomnended that each be dealt with on an individual basis in cooperation � with the District and that recommendationsof the HDP be used to evaluate such proposals as to their appropriateness for development on these sites. _i�_� � ���° °•� . � CITY OF SAINT PAUL o � � DEPARTI�vIENT OF PLANNING AND ECONOMIC DEVELOPMENT � It 1�11�t � ' . � DIVISION OF PLANNiNG �••• ! 25 West Fourth Street,Saint Paui,Minnaota,55102 GEORGE LATIMER I 612-298-4151 MAYOR I July 6, 1982 I I T0: Planning Commission ' _v ' � � FROM: HOUSING AND NEIGHBORMOOD CONq�1ITTEE . . ' E RE: DISTRICT HOUSING PLAI�S: RECOMMENDATIONS BASED ON PUBLIC HEARING 6 � � TESTIMONY . � I. District One District Nous�ng Plan . ------ - � A. Issues ' ,_ ' ±.�. � � . Two issues were raisedlat the public hearing on the District One . Housing Development Pl�n. ' � " � 1 . To what level did bistrict 1 participate in the District Housing � - ' . �� Plan Process. I "� yJ� �. - . -o r�.,fM . 2• What document was �adopted by District One as their District Nousing Plan. I � � � � B. Committee Findings I 1 . District One did p�articipate in the District Housing Plan Task , . �.. ._._._ . _ . . Force (DHPTF) . .. :" i� ;; + 2. District One partilcipated and worked with Planning staff in the � , ? formulation of an Inventory of Potential Development Sites. � ; � 3. District One subm tted site characteristics data (without site- ' � � ., . specific recommen�ations) along with a two page policy declaration : �vr_r.. . : to the City of St� �Paul as their District Housing Development Plan. � '�o' �= . � 9f{.. 1C .. .". . 4. ihe document adopt�ed by District One and submitted to the City does � � not conform to th DHPTF guidelines which requested a docum2nt _._ ___._ ..__ __ .. �, , containing site s ecific development recommendations of each � � - District Council . l , � ,:. . ` �. ihe document appr�ved by the DHPTF as the District One H6P includes ,,�` ..�;;-, taoth the site inv ntory and two page policy statement of Distric� �ne as well as th� staff compiled site rating criteria for each site and site spe�ific development recommendations, indicated as "Devel4pment Potential ", also formulated by staff. ���� .: . . � ...�,a � � . �D�� •'a::.,-i� , . � . , r. C I . , ' . .. c �. . ' .� " . � � , . . .. . - . • . . ._ . Y , � , , , i' ,` y , I , . �., � �- �' ^ -2- C. Comnittee Recommendations 1 . Based on findings l-5, and in order to respond to the concerns regarding the District One Inventory, the Housing and Neighborhoods � Comnittee recommends that the following mutually agreeable language be inserted into the Introduction of this document; *INTRODUCTION ;� ,;. ; . . yg � This document "District 1 : Inventory of Development Potential : was com iled b PED staff with assistance from the District On Communit Council . The sites identifie�d herein along with t e two page po icy declaration precedirrg this pa4e constitute the District One Inventorv submitted to the City of St. Paul bY District One _ � as their District Housin Develo ment Plan. The, s��e ratin � � `��� criteria and the s ecific recommendations rovide un er "Develo - ment Potential " a term su ested .b District One were proposed 5� solely by staff for�the Department of Planning �n Ec�nomic ` ' h1 ` Development. �I�e �pvep�e�y This latter portion.hag-,nat been adopted ''�'3 {� or sanctioned�by the District One Community��ounc��� Both portions ;-: . constitute the District One: Inventory of Development Potential .which was approved by the District Housing Plan Ta�k For�e as the _ . 1; . District One HDP.. .. . ; z : ' . �. The development potential portion formulated ��ep����ed by PED staff is � based on total square fo�tage and=site rating criteria -adopted by the District Housing Plan Task Force. The rating cri�g.r..ia determines tfie suitability of sites to` support two-four unit c"ot�nonwall , townhouse, � apartment and/or subsidized development. It should be recogniaed that the identified development potential represen.t ideal maximums. ,� In some cases, topography, soil �conditions, easemegts, etc. may sig- nificantly reduce the development potential . ' � . rF . J ,e . . � \�1 . ' . . . . As requested in the August 28,,�1981� policy position-letter from the District One Council , housir�q �leve.lopment on.vacant land sites within District One should be approached on a .case� by case'-basis which takes into consideration input provided by the District �Orie Councili , �� � . ..�, � ' . ... ����i- "�ytj.,�`_; � :1 �t � r`f: . , .. r . � � *Underlining indicates additiv�:�to��ext: . �:;b�;�,;r � , 7sa` '`` � 8aspe� indicates� deletiorh�f•t�rztext. , u ; �^� ;�? . y.,... _ � �.��ry F7.3 t. ...,. .`�)'i��i•�.;t�:� . 2. In addition, baeed on findings 3-5, the Housing and Neighborhoods ��' "��' � Comnittee recommends that the document approved-by the Dis-trict � Housing Plan Task Force as the Dis�rict One HDP be adopted as such � , with the understanding that District One only adopted a list of sites and a two page policy position and that staff actually formulated the site-specific development� recommendations. ' �= • _ � Y:'1 : . �'7� � � - ' • . . - . I I -3- II . District 7, District Housi�g Plan Drew School Site A. Issues Raised The primary issue rela�ing to this site is whether the site should . be used for passive park/open space or for new housing development. . � , n,. .. B, - Gormni ttee Fi ndi ngs � .> ' a'�._ =_�' �1 . A substantial numb�r of District 7 residents, indicated by a - _ _�:Petition of 320 nar�es, swpport the use of this site as a passive � " . :p�rk. . 2. These residents, supported by the District 7 Planning Councii , feel � - that a passive parl� at this site is important for maintaining the -•'� charact�r of the n�ighborhood and for overall housing market � _ sta�ili�y. i _�.�_..._...� , �zJ" : � � 3. The �District 7 Plan indicates that the "ultimate reuse of the Drew . School site should �be new construction of single family homes" " �7�.; �P• ��)• �1 ., . .. 'y 7 i = .. . . ��' '� � ��- ' �''4. The Parks and Recr�ation P1an indicates the area is within need of - `'<<� r`����i " ���r '��a�^k`space and recommends that "about one acre of.West Minnehaha ,`zU,�n��`�,",` � . � � Playground (which ils 10.8 acres in size) should be landscaped for `� � � passive recreation l purposes" (p. 21 ). In addition, this plan „��� "" ��� indicates �that pass��ive neighborhood parks must be adjacent to a � '��� :'`,;; .��� � �nei ghborhood recreajti on center. - 5. The Land Use Plan ilndicates that when the Parks and Recreation ���' `" � Plan doesn't speci rpa�k use for a potential development site, •'"�j�'� then the preferred��t �� the potenti al devel opment si te i s a�. ., housing. , � �.� ���c �`� �;�r �, 6. The Parks and Recre�tion` Division of Community Services has clearly- indicated that�they:have no intention nf acquiring the Drew School site for p���C%recreational use particularly with the current �+ anti ci pated budgeta�^y constrai nts. • �~c�� �.i-,lr:t I�M �:��� ..-rF ..'I -J ��� � . ��-_ . . t �=� `� �`�7.0 �n1'�he'early 1970'sl, the St. Paul HRA acqui red the property from the fE''�' - '�� - -- '!�'�5chool District wit� the understan�ing that the site be used for � '`� the developm�nt of ousing. - 8. In a letter dated 7%2/82, James Bellus , Director of_the HRA, has ,:, indicated that an o�portunity is possible for the neighborhood to privately acquire and develop the site as a private park providing � 'certain Londitions �re met. - � . � . . � . -4- . �_.s� .� C. Comni ttee Recommendati ons � ��` '`�'�� B�sed on findings 4, 5, 6 and 8, the Housing. and Neighborhoods � Committee recommends the following box comment be attached to-the .,� �; Drew School site. � ' -,,.. .u�; _. � � ;?:-..;,;. . , _ . ., , . . - ; � ��_. � The :City's Parks and. Recreation �Plan -does not recor�rie�r�d ����t'�e �`" � � City acquire the Drew School site for public park or recreation spa��. _ Current and anticipated budget ,cQr�,straints on the City'.� P ks � ;�fi(q , Recreati on Di vi si on rei nforce t � above recorror�e ndati a�:. �suc`���'" •'�:•rnStances the City's Land Use P_1��' recomr�ends `�that the` p'rze�fe�r''re��3`�-�� � � '� ':_ E� 3�7!�� �P�►s Ji�ii ' reuse .�f vacated school sites be' busing.� an`?u� ! . �' . �? y ~ '' . �. . � ' T , � � � �o. 2�, However, recognizing the limit � amount;.o� park ,sp��ce�iit�tin the a�^e� ���?;j , � and the Di stri ct 7 Counci 1 's r_� �'�'ed pos i ti on tFiat' thc�' Q�gw Schooa �'' . L ,,�. s i te shoul d be park space, th '*� amm�g Commi ssi on �rec�hds tfrat���=' ,�J,�, ,., �,... _ t t; � . � � ��>.' the .nei ghborhood be extended � � R'di ti onal oppd'�'tunrt�' t�S�-�r'�vately� � . - `1 r:acqui re, devel op, �and mai ntai n the si te as parl��s�a�'��:t T#�� �cortdi t�i�s .7� � .� 4' a re: � :5�. r� � �' (u� ' .JZ ,1� t:. '�-�',-t4l �. . 3r'�..a3;�V : `; � � . _ 'the- property ,be sol d to an�enti ty that ca�`��s'A4fi��u�i l` �1�ga1+ 5V 9� �-' ? , i ` 1 i abi 1 i ty for devel opment� aind :the preparatid�"of'� h`i���nt�enat1�� �'c� ` �`, r`' ' '� ''`� plan satisfactory to the H,i�, � . - -F�� . ��j�'���� 9:�r� ���p � � :s;-,4 ,'; L,: r. . . ��) e �3�- ;i) . ' _c .,�k a � ��- 2. The nei ghborhood be ,gi.ven unti 1 May- 31 , �1.983 to determi ne �' Y � whether it has the: capabilf�y to -m606"��ead �w�th �i�'q�'i#�itid�i7i;.�r;►�r . . � and development of..this sit@�as a�private �opiFrt��pa�. �t� b� � - j�s . - •;:gn�`:;: ` �. . .+� ,,�u, 2� b�3'�,��'a� � , � • ,"��` :` } • If this should prove to be inf�6�sible,`.then the Plancrir�g�m�s°i�r�r � , �recommends the s i te be devel op�dA�l�+��io��i ng. gb �r���9q?-sJ i� : ^i. - ' . . . , . r � S.sri? t<":� • • ; Ar � ,,e • �w ��"S , , �r.;2L -{ �u5y .. Tc. J d . . .. ' . , . -,;.`?s'� �t"� }n� ��t� u . �i� � ��,7:, ,r�ic.:.� ' t1�I?a�t?5 ;� � �'1 .�l i�L .S� .f c7. '3i'1::° � ��� . ��v i��. . , .. ' '� . � , � '�� � . . r �, .i a �J �.�J1+ U/ .`a,/�r y- 7�w , ' _ - ��� J�J , ��'+� . � �� k ��I.�f:!"� .a� '� _ .�[� u;'15 ,� j�i� ��;; 09�:'�'"�? t6'�� 9� ' _, ; � . . . . � Y�.� ' � . .. � . � . � ' �� .. � ... . .. . _^�\I .,� ,-� .�A�� . . f A �, - ' . � - •C �� ��I . _,r ' • _.. " � . .._ ,rr�:�. .:, �..r�*',,..� • ' , . __ . _: �:� . :��� � i� �� � �_�.� ' , . ' �_�'" . , +� ,_ � ' � . , ;+ � , :�,_ . . . . . - city of saint paul ; planning commission re�olution file number . 82-2s - . . . � . date ���y 9, ,982 . '; � : . _ � f9 f. . � • . WHEREAS, Mi�nesota �tatutes authori�e a municipality's planning agency to study �-°a�rd-pr+�pose �o the goverr�in�g body r�asonable and practical means for putting � � the (Gomp.reh;en�„ZVe) Plan or ;(Housing Policy), section of the plan into effect; ; ����d ��. . s� �-; � - , . , . ' • , � W ` St. .Paul Plannin Cori�i ssion has reviewed theSt. Paul Housing _ : H E�tE�IS.-. �e 9 � Devel���m�nt Plan as a .proposed part on of thc�-St. Paul Housing Implementation Plan and for coe�formance t�o tih� Comprei� i � i ve P?tar�;r and � _ . .�I �+� x � WHEREAS, -thg. St, Paul. Planr�ing Comm��sion has determined that the St. Paul Housing . � Devel opment�, P1 aP� i s �a reasonabl e ar�� �racti cal means .of impl ementi ng porti ons of ? the �t. P�ua ,,�o�sing ;Policy; P1an as ��par� of the St. Paul Housing Implementation � � . Pi an wi th,t�the, addi ti�a of "box com��qt�"�;n�1 ati ng to the recor�xnendati o�is� for ��: ' ,�s�v�ral si��s named?b�low; 4and . _ . . . ,_ _ �i : s� . . � � WHEREASY> the St. Paul Planning Commission has determined that the St. P�u1 Housi`ri� � � Develoament� �Pl�an,. g,�rally conforms �to the �omprehensive Plan with the addition : of ��.b�ax -�omment�" .�re�l ati ng to recom��ndat�ons for the fol�l owi n s i�es (Distri,�t � and site number); (03-04)�, (04-80) , ! 06-1'5:) , .(06-126) , (07-04�, (12-2�) , (1��30�, = - � �(13-39} , (13-45), (.15-46) . and (16-Q�); and . � . -� � . ;�.�v�t� �, _ - �. ! - .., � � WHERErA�y t�er�t. , Rau1 . Pl�nn�ng;;Comm�s�ion has also determined that the document � . approved by .�fi�,�-.�is�ri.ct Housi�ng P1�'�,Task Force as .the District One HDP be • adopted as such with the understandi�ng that District One only adopted a list � o��s��s���id,���t��a page pol i cy, posi��on and that staff actual ly formul ated the � site-specific development �r���r�n���alt�ons; j�,,.,.NQ��,_Ti�,�$�FORE. BE I7 RESOLVED, that� the Planning Corr�nission recommends that the St. Paul Housing Deve�opment~ a�, w�ith the add�tion of the above named box comments a�d the District One H.DP r�ccnronendation be approved as a portion of . the St. Paul Housing. ImplementationiPlan; and � BE IT FURTHER RESOLVED, that --the�Pl.afnning Corr�nission's findings and recommendation be •transmitted to the Mayor and City� Council for their consideration. : i . . �:r . , . . . ,t»_ � . �, 1C1�OVed b�/ Lanegran S��ed b�/ Levv +�- . in favor „ � ; � agait�st 4 ' , . � , . . SAINTIPAUL HOUSING ��VELONMENT PLAN �� � � � � � MARCH� 1982 DRAI' FT - - -I- - � I � I I i I ,I i PLANNIN� DIUISTON DEPARTM�NT OF PLANNING & F_C�NOMIf DEVELOPMENT CTTY HALt_ ANNC� � 25 �JESTI FpURT!� STRE�T • SATNT PAUL, MINNESQTA a5r02 I � I � i S�IMMqRIY • The D' tr'c r il i t Housin P r � g lanninq P. ocess �sulted �n the coqnpletion �f 17 pistrict Housing Plans based on 18 ihonths of effort by the Planning Distr�cts and by the members of the District Housing Plan Task Force. Thic a�hievement is a tribute to St. Pau� 's c�tizen p�rti��patio�n policy and process. ThP Di�trict uousing Planning Pracess generated a St. Pat�1 Housing Development Plan with recomnendations for 1064 potential development sites, including 896 vacantjla�d $ites, 143 potential redeuelopment sites and 25 adaptive reuse str�actures. The Oi trict H�using Development Plans k�ere formulated in sli�htly different appraaches but in combination ,yielde� a workable St. Paul HDP with 97% of its site recorr�nendations being supported by the District Housing P 1 an T�sk Fo�rce, The dev�elopment recorranendations of the St. Paul Housing Developlment Plan exceed the 10,000 housing unit supply gaal by over 4,000 units and also provide for over 12,500 ►nultiple units, exceeding the 8,500 multiple unit goal of �:he Housing Supply Implementation portion • of the '�omprehensive Plan. Nearly half of the O1S�ri�tS wer� able to meet the DHPTF g�idelines for total subsidized units while the other Districts were constrained to some extent by the �ack of suitably sized sites, and by such site conside ations as steep slopes, poor soil conditions, and lac� of suitable access to services and facilities. On a Ci�y-wide basis, the St. Paul Housing DevPlopment Plan achieve�i �5q of the total subsidized unit goal. The District Hoiasing Plan Task Force determined that the majdr eoncerns of the Dist.ricts regarding the large h4use con�ersion issue included: l.) the need f�ar an adequ�atP review pr��:ess and comment by the comm�mi�,� with the rFCOmmendation of the neighborhood carrying some N��igh�; 2} the desire for home ownership a:, a re�i,iirem�nt to avoid possible �bsentee landlord r.onversions 4�h�ch c�uld negatively impact neighborhood �rh�raC':Y�r tl�rough property neglect and speculation; an+f i} �,he belief that in many cases the City has bePn unable to enforce the current building codes and thatl any additional relaxation of existing codes . �rould stiimulate even morP abuses to the code than . now exist. The District Housing Plan Task Force also noted thjat there is a substantial amount of opposition • to implementing this concept, particularly through a speciall condition use approach. I� i � i �!��LE 0�' �ONTENTS � SUMMARY � � IN�ODUCTION - - - -1 ACKGROUND AND PURPOSE 1 ROC E �' ? ISTRICT HOUSING PLAN T,ASK FORC� rUIDELINES 4 ISTRICT PLAN CONTENTS 5 DI�TRICT HOUSING DEVELOPMENT PLANS 7 ISTRICT ONE INVENTORY - ISTRICT TWO HDP ISTRICT THREE HDP ISTRICT FQUR HDP "- ISTRICT FIVE HDP I TRICT SIX HDP �� � ISTRICT SEVEN HDP - OIISTRICT EIGHT HDP �ISTRICT NINE HDP DISTRICT TEN HDP DIISTRICT ELEVEN HDP � DISTRICT TWELVE HDP �ISTRICT THIRTEEN HDP --- D STRICT FOURTEEN HDP � - D�ISTRICT FIFTEEN HDP D STRICT SIXTEEN HDP ' "���- `-~^" • D STRICT SEVENTEEN HDP CIT WIDE IMPACT R CKGROUND N USING SUPPLY GOALS V CANT LAND DEVELOPMENT OPPORTUNITY SI��SIDIZED HOUSING GOALS - � LARGE HOUSE CONVERSION ISSUE � ^i- QX i COMMENTS - __ DIS RICT HOUSING PLAN TASK FQRCE RE�COMMENDATION A P NDIX - � A., SITE RATING CRITERIA A- - B HOW A SITE IS RATFf)� " - - -- i � li � � I i ii i rRrl!�i i s f)ISTRICT NOUSING PLAPJ TASK FORCE • rhairman - ��lrid I_anegran Ct�-.f.hairman - Liz Andersor� District �epresentarives: Citywide ReprPseniatives: District 1 �ill Rahm J�hn Bloomquist Jr�. District 2 Otas Helemas Peter Boosa�is District 3 John Rejblik. Raymond l�eGeorgen District 4 D.A. °��yde" Boyser� Dennis Dorgan District 5 Lee Runyon Jack Klepp District 6 Tam Muraski Mary Ouerby District 7 �aye Sorenson Hardy Wright District 8 John Gehan District 11 �lulian Empson District 12 Sherman Eagles District �3 Mary Ln�a Gra.hek District 14 Jim Gabler District 15 Clyde T? lg District 16 Peggy Lindoo District i7 Henry Schreiber District Alternates : � District 3 Herb Dalglish District 7 Mark Voerding District 13 Chip Wocidbury District 14 Al Oeri:wig �'�anning Division Staff : r�1�r�in Bunnell James 7dc�n Other PED Staff: A1 Amiot Bill Huser Gary Peltier Robert Simon Roxanne Wilder • iii �I�T�ODIir,�TON i f3ACKG�OUND ANR PURPOSF !�P S�, Paul Housing Poiicy Plan identified several impc�rtant ha�asing issues which St. Paul must address in or�er to successfull,y meet the r_hallenges of providing housi g for its residents both now and in the future. 'These issues included: ]. The need for St. Paul to increase its housing supply ir� or�er to maintain its population levels and economic stabi ity; 2. Th need for new alternative housing types to match r.hang�ng lifP�tyles, household characteristics and enP�g� efficiency demancls; 3, ihe continued need to provide lawer income households with f�ousing npportunities throughout the City. The H using P�licy Plan also recommended that a process be es�ablished which would provide a major role for residents at the Qistrict level in addressing these • issues by planning for the development of new housing. The major purposes of establishing the District Housing Planni,ng ProcPSS were: 1. To improve neighborhood participation and coordination in �ddrIessing the City's housing supply objective of con�structing at least 1Q,000 new housing units b.�.� i.99Q; 2. To promote wider discussion among neighborhood reside ts, City staff, and others of the advantages and di�advantages of alternative housing types; 3. To hncreasP understanding, acceptance, and distribution of pub9icly assisted housing development throughout thF Ci�y. 4� To discuss and determine the most appropriate option for im�lementing a large house conversion policy in St, Paul. I I � I � -1- I • ihe St� Pau� Housing Development P1an (NDP) is a result �f these combined District--City efforts. It i� a collection of the various I�istrict Housing Deuelopment Plans and an assessment of how well the Distri�:t Housing Plan Process met the guidelines �f the Distrirt H�using P12n Task Force. This plan is meant to be a pnrtion of the Comprehensive Plan's Implernentation Se�t�on and to also provide each District with implementation amendments to their District Plans. The purpose of this plan is to provide specific direction fnr the efforts �f St. Paul government, its nPighborhoods, and other public and private actors in provid�ng housing in St. Paule It is anticipated that the St. P�ial HQP will be used to; 1. Shape and guide the City's housing developmPnt programs; 2. Assist St. Paul in the review of proposed housing prajectc in the CIB/CDBG process; 3< Provide guidance to Citywide 40 acre studiPs; 4. Provide District Councils with a planning tramework • for reviewing and guiding housing developmPnt ��n th�ir neighborhoods. PROCESS The St. Paul Nousing Development ?lan is the ;�r����ct of the Qistrict Housing Plan Process which c.on� ;sted of two separate but interrelated pl�nning levels. At one planning level the District Housing Plan Task Force was appointed by the Mayor and approved hy the City Council. This group was established to d?v?lop a consensus among the districts, city-wide organizations and agencies and special interest gro�aps on the most appropriate way to achieve housing development which addressed both city-wide needs and policy and aiso addressed the needs and concerns of �he neighborhoods. This Task Force also established guidelines for each of the various District Hous�ng Development P�ar�s (HDP's) and later reviewed and commented on �h� Ilistrir,t HDP's for submission to the Planning Commissio►�- • -2- • At the �ther �PNe�, each of Ste Paul 's 17 Planning D�stri�ts were asked to prepare Haiasing Development Plans (HDP's) for guiding housing development. As � �art�of thP �r�cess of formulating these HDP's, each D stri�f. identified the residentially zoned vacant lanci s tes, r?development sites and adaptive reuse struct�res. Site rating criteria were then calculated to provide numerical indications af development suit- abilit,� far each identified site. The Di tricts used this information and identified tlie am�unt, type, and locations for housing develop- ment, established priorities among the identified ho�.�sin development sites, and then identified neigh- borhoo� housing related issues and concerns. The Districts als� provided statements addressing the large i�ouse conversion issue and submitted the completed H�P's to the DHPTF for their review and eventual incorporation into a icity-wirie plan. PED staff reviewed and carrxnented on the District HDP's in terrr�s of the guidelines established by the DHPTF, Comprehensive Plan policies, and development feasibility • considerations. This feedback was then provided in a staffl report to each District who then decided to either incorporate thes� concerns into their HDP, or to cllarify their pasition, or to ignore them and provide a written response to it. The Disltrict Housing Plan Task Force reviewed th� staff r�eport and each District adopted HDP based on how welIl the H�1P adhered to previously adopted Task Force gluidelinPs, whether there wer� any confl�cts with Co�nprehensive Plan policies, �nd whether the Districlt HDP site analysis recommendations appeared to be difficult or infeasible based on staff site analysi�. The DHPTF reviewed these District HDP's and recommended approvah of the HDP's, some with box comments. PEp staff then cambined all of the District HDP's into this ci�ywide HDP. � I -3- I �ISTRICi HOUSING PLAN TASK FORCE GUIDELINFS • The District Housing Plan Task For�e established general planning guidelines which each District were to use in developing individual District HDP segments.� Based on �ity-wide policies and objectives the DHPTF set four major guidelines: a. Each district's total identified housing development opportunity (the total number of possible units which may be developed during the 1980's) on vacant residentially zoned parcels should not be less than 60� of the district's current total zoned development capacity of its vacant residentially zoned parce ls. b. Al1 vacant land sites that are in the residentially zoned categories of R-1, R-2, R-3, R-4, and RT-1 and are at least 6,000 square feet in area will be numerically rated with site rating criteria to determine the suitability of sites to support possible 2-4 unit common wall, townhouse and/or - apartment development. e. All residentially a�ned vacant parcels that are at least 10,000 sq.ft. in size, redevelopment • sites, and adaptive reuse structures will be numerically rated with site rating criteria to determine the suitability of sites to support f amily and/or elderly subsidized housing. d. Each district's minimum development goal for subsidized family and elderly housing was established (see Table D) . Other more specific guidelines were established and arF shown in Appendix A. � _4_ . , • I �IS�fRICT PLAN C�NT�NTS EaG Distrirt HDP contains severa� tables as required b,y �he DHPTF guidelinese Fach District's total identified ho�_i ing development opportunity for �he 1980's on res�dential vacant land sites is provided as the first tab�e in each District HDP. This table, addressing the first ma,lor DHPTF guideline, indicates how many ho�� ing units c�uld be devPloped on all identified vac�nt land sites if thase sites were built according ta �heir zoning capacit,y. It alsa indicates the recorrrMnnended deu_lopment c;apacity of each site based on District rec rr�nendations and shows whether each District's dev�lopment recomnendations actually meet the 60X gQd�� ThP second table - Residential Uacant Land Sites provides back�ground information about all identified vacant lanc� sites in terms of a map reference number, the sitd location, the size, zoning,' and current dPVelopment ca�p city of th� site and the site rating criteria fnr�each. �� also includes, on the right hand side of t�he sheets, the District's recommendations as to • whetlher it should be developed in the 1980's (yes or nc�) , what type of housing should be built there, and Ithe recomnended development capacity of the site. ThP Oistrict also may have included some development guidelines or comments referring to these sitese The Ithird tablP - Redevelopment Sites provides background information about all identified sixes which are already devehoped and are considered appropriate for potential new housing development. Zt includes those sites whicih are either partially built or have non-residential zoning. This table also provides the current use ; of tlhe property and does not rate sites for 2-4 unit ' c�mmon wall or townhouse development but only rates � site$ for subsidized housing. This rating is meant to assist the pistricts and the City in considering : s�ichlsites for potential subsidized housing development. '. ThP third tab1P also asks for a priority ranking for ', the �ite as envisioned by the District. ' I . � I -5- I I • [he four�h tabie - Adaptive Reuse Structures provides backaround information about all identified structures �h +ch are considered appropriate for housing reuse. Th�s table deals with existing structures which are recommended for housing rPuse such as schools, churches, et�, This table does not rate sites for 2-4 unit common wall or townhouse development but only rates SitPS for subsidized housing. This rating is meant to assist the Districts and the City in considering si.a�h structures for potential housing development.. This table also does not ask for a priority ranking for the structures. The last table-- Development Opportunity Summary essentially categorizes the recommendations of the District from the preceding tables and summarizes , the numbers of housing units which are recommended far development in the 1980's by housing type. It �lso summarizes the numbers of assisted housing units whic� the District has reco�nended to be developed in the 1980's. The following District Housing Development Plans are provided in numerical order to simplify access to • anv individual HDP. � -6- • rHIS SPAGE �F��RVFo �nR DISTRI�;T Hf�U51NG (1FVF�OPMFN� PI.ANS I • • .�1.. �.� ; �—wrrE �M�tic:i � � ; � � ' BA�KGROUND ; The Ristrict Ho��s�ng Plan !'rocess r•esulted in a variety ; o#' recommendations fior th� numerous sites identified in the processs However, even though there were several slightly differing approaches to formulating the District Housing Plans, there was general agreement between the District Housin� Plan Task Force and the individual District Councils for about 97% of the housing development recommendations. This high level of agreement between the DHPTF and the Districts speaks highly of the District Cauncils and their ability to formulate workable Housing De��elopment Plans. Ic� �ddition, this process resulted in individual District Housing Plans which, in combination, have apparently met most of the goals established by the District Housing Plan Task Force. This analysis will discuss each of these goals and how these individual District HDP's met these goals separately and in combination. In total the District Housing Development Plans have identified 896 vacant land sites for development potential. � In addition, these plans identified 143 potential � redevelopment sites (some classified as contingency redevelopment sites) and 25 adaptive reuse structures (sc�me classified as contingency reuse sites). A total of 1064 potential housing sites were identified by the Districts through this process. Table A indicates hov� many sites of each type were identified by each District. • -8- Ta�Le � IDFNTIF�FD SITFS BY TYPF • ; TOTAL NUMBEP, TOTAL NUMBE�R TOT�AL Nt1MBER OF '; QF VACANT OF REDEIIELOP- i ADAPTIVF REUSE TOTAL NUMBER DISTRICT i SITFS MENT SITES SITES OF SITES � 148 Q ! 0 148 2 , 108 ' 2 � 0 110 ! ! 3 63 ( 1 � 1 65 i n, 77 � ' 11 � 0 88 , 5 ; ?_� ' , ?_ � 0 31 ! l ' � � i 1 Fi 5 48 � 0 213 � 7 i 52 ! 5 3 60 g � £iR i 13 ' 0 101 , � g j 43 E 9 i 3 55 1n I �1 ? 2 15 I ' • , 11 i i0 8 1 19 , 12 � 23 5 2 � 30 13 i �� 12 10 58 i � 14 � 8 j 7 1 16 � 15 32 15 2 49 � 16 3 � 3 ; 0 6 i : 17 - ; TOTAL ', 896 I 143 25 1 1 ,064 ; � � � • -9- • HOUSING SUPPLY GOALS The District HQUSing Plan Task Force originallw Pctablishc� their guidelines for District HDP's with the overall goal of attaining at least 10,000 additional housing units in St. Paul over the decade of the 1980's. Table B which indicates the housing development opportuni�y totals by District shows that the total number of recommended housing units in St. Paul exceeds 14,000, �el� above the 10,000 unit goal established in the Housing Suppl,y portion of the Comprehensive Plan. The information below shows that over 90% of the recommend�d housing units are for multiple units (townhouses, apartments, or condominium units) which also exceeds the �5% goal for multiple units over this decade in the Housing Supply portion of the Comprehensive Plan. :i.980-1990 HDP Percent of Total Housing Recommended HDP Recommended Supply Goals Unit Range Units One and Two 1,500 15� 1,220- 1.,346 8.8� Units Multi Units 8,500 85� 12,874-13,959 91.2� • Total Units 10,000 100% 14,094-15,295 100.0% Thus the devel�pment recommendations of the Ste Paul Housing Development Plan actually exceed the housing supply goals of the Housing Supply Implementation portion of the Comprehensive Plan. • -1Q- .�--.1._ --�--- --i_..,-___;_ _T. �� � = i i ' �o � i , I i � i ' i � c�i , , �� , c, o c� • �-- I I ! � I 1 1 ! 1 �! M 1 1 1 N � � W '�` �` n _.__ _ +� � p } i !� W J N � 1 f 1 1 1 � 1 ' M 1 00 M O r-.� � � w i � i i � � � i rn -r rn � 0 o j �^, � � , M � � �: � w �, � T � � _ .- - _ � �, ._. �- � � -� I 1 1 1 01 1 1 1 1 1 1 tp O M � � I 1 1 i 1 M 1 1 1 1 I 1 �l }�O 'r 1� M N- L�L U �' � �' W fY i 1 N � O W W 1 ' O 1 1 ' O I 1 1 I O 00 I 1 O C.� �'"� �"" M � d 1 O 1 1 O 1 t 1 1 r-1 1 I � O� 0 X O >- rn u'> i f� �!-�ct ►-r I.L. � �-- - A � N r � o � m <n � W fn p �- � 1 1 1 1 � � � •r � O • � N N �-i 1 1 1 t f� /� �-i � H' � �' I— N d' O ct 00 1 1 1 1 � p�O R3 Z O d ,--+ ,.-� � O Q w � �� '6 "1' � � � � Z � _ _ E E } i w � i I i c.ci m Z N • 1 I O 1 Ol I l0 � 1 . I 1 N O� 4� m 0 000 d 1 1 N 1 M i1 51' � 1 1 1 1 T i�� S" W W h-' Q � � � c.� J � Z � W •r � 1 W 1 1 1 I 1 1 � � Z N ln �l 01 � 00 �' 61 1 1 O � _ � �--� � M � M 1 N 1 � pN � � w � �o +-�� O � _'_ M M � O 1— 1 W X I � ►-� Z N W � � I >, z 3 = � � � i ct � �n � � i i i � i i i �o q rn s- � O O O 0- 1 N 1 N � 1 I 1 1 1 1 1 1 1 N �1-� " O J � S Q �--i �--I . � C�.� r�i i-� F-- X J .. � (L� ' O x W i � �H W J 1 1 Ol l0 � 1 ! 1 1 1 1 (h C� -' J R� G. 1 1 M n 1 1 t 1 1 1 Ol .�--% � p �--� � _ � M C � � I--� � . �� W >- X v' J J W 1 1 I I � � L C3' � � -� Ln 1 O tl N t0 I ! N I 1 M G r' Z .E O d M l0 I � 1 e--1 1 I e-i I I I 1 �p .�-.: v� � o j '.-� -n v � N � w >- � J J 1 I C7 �-+ N C? �--i 1 1 Cq p� t11 N LQi. CV e-1 M 1 I c'�, ;.a d�-r rts � � O 1 1 1 1 1 1 1 1 1 += _I N tD t�t.c') O 00 00�Q1 N 00 .--i �l � OO O � � t.n Q F-- ct �--i O 01 �tQ1 CO'O 1� 1� 61 O N 1� M N � 01 i-� I- �-+ N cf 00 �-1 l0 Ln Ol e-i '-1 N �-i O O N •r F�- = M �.-i cj- �_i �f+ ✓ •-� �--1 F' , r- U • ~ I I 'u � � C� F-- �--� N M d' tn tp 1� 00 Ol O � N M ct' � t0 t�� F_, 'i ►-, .k I � e-i .--� .-1 e-i r-I r-1 �--I '-1 G i-1 0 F- N I 0 I -11- * I • 'JACANi LAND DEVELOPMENT OPPORTUNITY f�ch District HDP included the tota� identified housing development opportunity for the 1980's on thP first table in each District HDP. The DHPTF guidel�ne stip- u1ated that� Each district 's total identified housing development opportunity (total number of possible units which may be developed during the 1980's) on vacant rPSidentially zoned parcels, should not be less than 60% of the districts current total zoned development capacity of its vacant resi�lentially zoned parcels� Nearly all Districts were able to attain this 60� guideline for the District HDP's as Table C indicates. Those districts which were unable to attain the 60% 1?yel were able to at least exceed the 50% level. in addition, on a city-wide basis, the St. Paul HDP was able to attain a level of between 75� and 87�. This level is a remarkable achievement and further • indicates the unique ability of the District Counc� ls ta formulate Housing Development Plans to meet the C�ty's housing supply needs. SUBSIDIZED HOUSING GOALS The DHPTF family and elderly subsidized housing goals are indicated in Table D. This table also shows that the housing unit recommendations for six dis.tr;cts met or exceeded the total subsidized unit goals established bv the DHPTF. Six other districts made housing deve�opmeni; recommendations for some subsidized housing in the 1980's which fell slightly short of the Task Force guidelines. Two districts recommended that publicly assisted housing should be distributed over their entire Districts and the City. The recommendations of twa other districts did not meet the Task Force guidelines since they both currently have a eignificant number of subsidized and Section 8 units. In �ne district PED staff recor�mended some potential �ites �or subsidized housing. � -12- -£L' •suo��epuawwo�aa ���a�s�Q �ou �'.�o�.uanu� ��}e�.s uo RBSLq ����pdL� �uawdo�anap papuaunuo�aaq •pa�pn�.s 6u�aq �C��uaaan� aa�e ao •��a �suo���p uo� ��os °�Cyde,�6odo� o�. anp • a�q�edo�anapun aae y��yM sa��� �o suo��aod pue sa��s sapn��xa �e�.olp �ana� qpg papaa�xa ao �aw �.5�,��.s�p� , E L'L8-9'SL £4tiL-Z599 6Z 1L-80 LL j 1tI101 ; f � � � � ` LL � i � ` j ��Ll � I, ti5 ; 8b 9L � � � � �Ltil i �G� � 9Z9 5l s � �'85 � i L Zl bL � � � i � ; � 0 l-� i b L S£l ; �09-05 � Z�-L�: ( b5 W£L � � � 0 j Z � l£l � �btiL-£'68 � 8�-Zti � Lti � ZL � ; i � , • �$'Z9 � ! �� � U[ lL ; p i � 6'z� � �i �£ � 89 UL ; I � ti5-i`5ti 6£L1yll � [�Z � 6 i i � �Z'LL-8° LL 6ZL�UZI � L9L j 8 � �8'89-5'Oti � L1�-69 ULL L � i �OL-G'fi� � bti6�iG9v i 8b£L 9 4 , � �£'8L ; II�6� � £Ey � S , ` ? � �8' l6-b'£8 � I�Z6l � p0£Z-60Z 1 � , �6L-9'b5 � 9£LI�-bb � GL� £ � � '09-5' l5 � Uti8- UL U6£l ! Z � � � � , , � -� � y 9�b�`� � plZ8l ' l A1I�11dt1� 1N3W � � -dOl3A3Q 1Nj21afl'J i AlI�dd11� XlI�tJd'd� � l�Ib1SIa �0 1N3�2i3d S11 �tlI � 1W3Wd0�3/130 1N3WdO131130 . • -�11db'� 1N3WdO13113(] I �30�J3WW0��2i 1N3abfl� ' _ c]3aN3WW0�3b ) � i � .i I ' (] W -2! 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C -� (D fl- f') � Vl Q � �� � � �• � � � � �1 �' � � � F-1 � Q J� n n � � � � � n �� � � r-1 J� N J• (n J� I�J � J� {II S O 3 Q �"1� J� � J• SL � Q �� J 7 tQ c+ < C N C� (D [D OO � � i�. i-�i�.��i���i�i�i�������i������� �' d d Q. 1 -P 1 1 N �l W 1 1 I I 1 I F-+ I i c�} (p 'S LT� C 1 (n i I N !--' F-+ 1 I 1 1 1 1 p 1 i � � v �' < (D (D 7 Q' C v `��� ��� -}�� Q f7 Q'Q'"'h01 C�...,� G7 .--.� C (D fD (� !D �• (D � I I �. � "h"h-� 1 .� .� = t_� � o � c+ -o. �,,� rv �.-� � m � Q+ o � tn fl. �-r tn � cn ;� ,-� -a -o � t� �. � � - 'C � fD Q1 N (Q "S !D � c+ c+ O __ O 7 Q. fD Z YL � � � � �� -J . � � � 0 � � V� J� J• J• � � fb N O -�• rh c+ � N fp N F--� fD Q' c/� !D a. � V VI i--� r-� r--� N �-+ F-� i.J � fp a tDU7 � V WN -PWCnO� OiJ� N �pOV � V �-+ N � � � o OOOC7'i00Cn0 (nOC7i00cJ'� CnOCncnO N CL] O N G iv��r.��i-�.i^.������.-..r. � m v �o � i tr� w � �w i i oo �-+ i � �� -I O C� (D Z CT� OD �A 1 O tp F-� tp O N 1 1 V (J� I cT� iU p "A O c+ -� r W� "'►1 "h 1 1 "h0 fl-1 O'�'il0 C�CJ �A -i � S C1 e+ �.���Qti tT��v(,J -h-M-� I .� -ia C� � tt N (D fD � I �F 1 O� �F lfl�-r.� IV •.- -fi r-. � J• � (D J �J�..r� `n . i (D � � � N--� T sl° � I I • '� O O� k Q v iI � [ • On a cit.y-wide basis, the recommendations of the St. Paul HoUsing Development for subsidiZed housing develop- ment achieved about 75� �fi the predesignated subsidized unit go�l of 2,490 units. Even thAUgh some pistricts did not', achieNe their subsidized housing unit goals, it shou d bP understood that several districts eliminatec� p�tPnti 1 development sites due to steep slopes, poor soil co ditions, lack of access to services and facilities, ancl lac of suitably sized sites. Given these types of cons raints, achieving 75� of ths city-wide subsidized uni� go 1 is a notable achievement. LARGE H�USE C�NVERSION ISSUF In early 1981, the District Housing Plan Task Force was given thQ charge of reviewing the District Council p�sitions on the Large H�use Conversion Issue and developing their own recorrmendation on this issue ta the St. Paul Plannin� Corr�nission. On October 1, 1981 the District Housing Plan Task Force met to rPView the various District positians and concerns on this issue, to considPr the staff report and recommendation, and to forumlate their own position in a recorrmendation • tc� the Planning Commission. The maj r concerns which were stated at this meeting include : 1) the need for an adequate review process and co ent by the community with the recomnendation �f the eighbarhood carrying some weight; 2) the desire for hom own�rship as a requirement to avoid possible �bsente landlord conversions which could negatively impact eiqhborhood character through property neglect and spe �alation; and 3) the belief that in many cases any additional relaxation of existing codes would stimulate even more abuses to the code than now exist. After a lengthy discussi�n, the District Nousing Plan Task Force thPn voted unanimously to recorrdnnend to the Planning Corr�nnission. That the St. Paul z�ning Ordinance not be changed to allow for large house conversions in single family zones particularly by special coridition use permit but that St. Paul continue to 'use the interim guidelines of the Zoning Section for rezonings to RT-1. � '' -15- uv� �OMMENTS � As part of the review process, the District Housing Plan Task Force, the Pl�nnin� Commission, and the City Council may choose t� insert box comments �nto the St. Paul Housing Development Plan in order to highlight any differences of opinion between the city's position on a particular site and the position of the District. The box comments themselves do not change the content of any District Ho�asing Development Plan and are included here to emphasize that they wi11 not be considered attachments to any District HDP until the Planning Corr�nission takes some action. The box comments of the flistrict Housing Plan Task Force are listed below by numerical order of the Districts and also in numerical order by map reference number within each District. DISTRICT ONE The District Housing Plan Task Force recomnends that in the absence of a completed planning document that contains site specific recorr�n.endations from the District One Council that the poiicy declar�tion from the District One Community Council be acknowledged with the following • provisos: 1. Housing development on all vacant land sites within District 1 will have to be approached on a case by case basis which takes into consideration: a. Input provided by the District 1 Council ; b. Site suitability guidelines established by the District Housing Plan Task Force; �. PED staff site analysis which addresses topography, accessibility, availability af sewer and water, design considerations, land costs, etc. 2. That in the absence of specific site recommendations from District 1 for Subsidized housing, that when and if subsidized housing development is being considered that the site rating criteria established by the District Housing Plan Task Force be used for determining the appropriateness of the development proposal and all proposals be reviewed with the District 1 Council. • -16- i • ;�a Ti�e p lan draf� pre�ared h.�r PED staff be retitled, "�nventory of Deyelopment Potential" and �hat the � strir,t 1 Council be invited to work with PED staff tp corr�ct any inaccuracies in the inventory. �. The Aug��s� 26, 1981 l�tter from tMe District 1 Community Cbuncil along with the "Inventory of Development Pbtential" prepared by PED staff �nd these recommendations f�om the District Housing Plan TaSk Force be incorporated i� the full citywide housing development plan. ' �ISTR,ICT TWO ', 1. Site #2?_{].357 Hazelwood) � 1'he DHPTF recommends that to maintain the character'. �'f the neighborhood that maximum development on this �ite be a single fourplex with access through a lot!. ronting Hazelwood. Should this access not be avai�lable, the DHPTF recomnends that this interior property should be considered undevelopable. 2� �ite #30 (west of 1�97 Idaho) the DHPTF recommendation is essentially in agreement � with the District 2 HDP except that the �HPTF recomnends �hat na more than six single f�mily or duplex units �e built on this site as opposed to the seven units recommended by the District. 3. Site #39 (northwest corner of Barclay and Rose) `fhe DHPTF recomnendation essentially is an agreement With thP District on the number of units that should be built on the site. However, the DHPTF �s recommending �that instead of townhouse units as recommended by �the District a more appropriate and feasible development �would be an apartment or condominium building similar !to other structures surrounding this site. 4. �Site #42 (1690 Ames) and Site #55 (1515 and 1521 Ames) ,The DHPTF recommends that these two sites be studied �together for possible development packages with other !adjacent vacant parcels. Housing type and density �would be recorr�nended according to conclusion of this !study effort. � � ' ; -17- . • 5. Sites #43, 44, 45, 46, 47, 5! and 109 (the vicinity of Magnolia, B�rclay and Ames} Because of their clos� proximity, the DHPTF is recommending , that all of these sites be studied together as a possible package development. The DHPTF recommends that within this development package all types of housing be consideredo Types could include single family, townhouse, condominium or apartment and insti- tutional nursing home units. 6. Site #67 (Birmingham and Case) The DHPTF recommendation is essentially in agreement with the District 2 HPD with the exception that the DHPTF feels that because of the zoning (RM-2) apartment units should be considered as one possible development option. ?= Site #69 (Birmingham and York) The DHPTF is an agreement with the District 2 recommenda- tion with �he exception that the DHPTF is recommending • that development possibly be combined with Parcel #68 to the north. 8. Site #71 (Stillwater and Hazelwood) The OHPTF recommendation is essentially with agreement with the district recAmmendation while noting that the land is zoned RM-2. 9. Site #110 (Hillcrest Golf Course) The DHPTF supports the District's recommendation that when and if development does occur on this site that development should proceed through a planned unit development. The DHPTF's concern, however, was that land cost may dictate a higher density than the single family density indicated by the District. The DHPTF feels that even with a relatively moderate higher density a planned unit development package would provide sufficient open space and the entire development would be attractive and compatible to the surrounding single family home neighborhood. � -18- i � • nISTRIICT THR�F. a.. Si!tP #4 (RelviciPre :�itn) TNe DHPTF notes that. fihe development rPc�mmendatio�, fr�r the Belvidere sit� (#4) is inconsistent witn tF�e ComprPhensive Pl�n which rPC�mmends a mixtur? o� park land and P�rth shelterPd housing on the site. DI�STR�CT FQI�R 1. S�te #9l. (�Johns�n P�rkwa,y and I-94) Tlie DHPTF agrees with the District Plan recommendation, by�t reco►r�nends that ad,jacent �acant pr�pPr�y to the nQrthwPSt (Sites 52, 53, 54, 55 and 5h) k�� explored f�r p�ssihle inclusinn in a housing devel�pm�nfi pack�ge. These sitPS are on a former dump site so grn�m�i stal�ilis:y mWst be an�lyzed. 2. The DHPTF identifies that the Dayton°s Rl�aff Commun�+,y Cpuncil is sponsorinq � reuse task forGP to inve=;ti�at� the possit�le reuses �f thP MQUnds Park Junior High snte and that this c�rr�nunity task force analysis w�ill lead to a land �ase recommendation and form�l • amendment to the District 4 Plan that will he f�rwar,-ie� to the Planning Commission and City Councile (�ZSTR�ICT FIVF 1. T�at in the absence nf additi�nal specific site r'ecommendations from the Distri�t for subsi�lized h�ousing, that when amd if subsidized housing dev�lo�ment i!s being considered, �hat the �i�e rating criteria b'e used fc�r determining the appropriateness of the c�evelopment proposed. DISTR�If.:T SIX �e �n the absence of specific site recommendations fr��m �he District for fami ly and elderly SUbS1CI1ZP.d 110US1�g, �hat when and if famil,y or elderly subsidized housing evelopment is being considered, the site rating c�r�teria be used as c�ne criteria for determ�ning the appropriateness �f the development proposal . � � � ; ; -1�- � • DISTRICT SEUFN 1. In the absence of specific site recomnendations from the District for family and elderly subsidized housing, that when and if family or elderly subsidized housing is being considered the site rating criteria be used as one criteria for determining the appropriateness of the deeelopment proposal. �ISTRICT EIGHT No box comments, but a recorr�nendation that the District 8 Planning Council and the Planning Comnission formally .review the conflicting land use recorrrnendations for Site #91, the northwest corner of Dayton and Dale, and support resolution of the conflict in favor of residential use. DISTRICT NINE l.o Sites #44 and #45 (Jefferson and Adams Elementary � Schools) The City's Park and Recreation Plan does not recommend nor does anticipated budgets permit the city to acquire these sites for park space. The development and maintenance of any a�?en space on these sites is recommende to be achieved through private means. 2. Site #52 (Glen Terrare Area) An approved site plan allows the completion of Phase I of Glen Terrace de��elopment and also allows vehicular access from Elway but does not �all for a service road along Shepard Road. DISTRICT TEN 1. Sites #9 (southeast �:orner Nebraska and Avon) and # 15 (Victoria PreschoQl) Following a resolution of the �ccess diffir.ulties and after obtaining soil borings for site #9 pursuant to the District 10 recommendations for this site, ���hen and if sites #� and #15 b�come available for development that higher density site rating criteria would be used in determining the appropriateness of the sites for deuelopment. •. -20- . , • nISl'RICT IELEVEN l.e Th�t in the �hsence of additional specific site rec:or�men�lations fram the District for fami ly subsidizPd housing, that when and if family subsidized housing development is being considered, that the site rating �riteria hP iased for determining the appropriateness nf tNe development proposal. DiSTRICT ITWELUF 1, Sitel#26 (�orth-south residential link) 0� April 2.4, 1981, the St. Paul Planning Commission determined that the industrial area of the north- sauth� residential link is econamically infeasible at this time f�r housing development and as such shou�d remain as industrial. The District 12 recommenda- ti�n for this site is in conflict with the Planning Corrrn�ssion 's resolution �1-14 surr�narized above. 2� Site 'I#27 (1110-1200 Fifield StrPet) The istrict 12 Plan indicates the area included in s te #27 as appropriate for industrial-commercial • uses and makes no statements regarding its use for resi�enti�l uses. The District 12 Housing Development Plan Irecorrbnnendation for this site is, therefore, in cdnflict with the flistrict 12 Plan. If, however, housfing development is deemed appropriate for this site, po�r soil conditions may influence the location of o�en space on this site. n.r"RICT I THI�TEE�1 1. Sitej #17 (1255-79 Summit Avenue) This site may eventually be considered as potentially apprbpriate for housing once it has been evaluated by tMe city as a possible site for open space. ?_> Site #18 (1462-74 Selby Avenue) and Site #1� (1442- 56 S�lby Avenue) Thes� sites may be affected by any road improvements occu ring along the Shortline corridor. Therefore, unti� final decisions have been made regarding the Shortline corridor, development decisions on these site� should be delayed. � �21- � � �ISTRIC� F�URTEEN � 1, iha� in the absence af additional specific site �ecommendations from the District for subsidiZed housing, that when and if subsidized housing development is being considered that the site rating criteria be used for determining the appropriateness of the development proposal . DISTRICT FIFTEEN 1. That in the absence of additional specific site recommendations from the District for subsidized housing, that when and if subsidized housing development is being considered that the site rating criteria be used for determining the appropriateness of the deuelopment proposed. ?� Site #46 (2226-40 Benson Avenue) The Land Use portion of the Comprehensive Plan indicates the area included in site #46 as appropriate for labor intensive industrial uses and makes no mention of its use for residential purposes. The SWAD Council recomrnendations for site #46 as appropriate for townhouse� is, therefore, in conflict with the Land Use portion of the C�mprehensive Plan. The Comprehensive Plan policy dealing with industry location may be obsolete in light of the city's recent emphasis on r.oncentrating industry in industrial parks. 3� Site #37 (St. Paul Academy), Site #38 (Derham Hall School), Site #40 (Highland Park Elementary), Site 42 (Saint Gregory's), and Site 43 (WLOL transmission tower) The Parks and Recreation portion of the Comprehensive �lan indicates that s?tes #37, �$, 40, 42 �nd 43 �re all located within one-half mile of some type of open space, either a park or a neighborhood recreation center, and as such a�pear to hP adequately served with open space. As a result, the SWAD Council recommen- dations for a portio� of these sites to be dedicated �or park use as a part of potential housing development are in conflict with the Parks and Recreation portion �f the Comprehensive Plan. The pHPTF believes that nrivate recreational facilities as a part of any potential housing development on these sites should be encouraged. • -22- . _ i II � ��e 5ite 23 (�7�Q-66 Gr�h�m Avenue) and Site #24 (1771- 75 Gr�h�m Avenue) ihesei �itps should hP cambined �+ith the single fanni t.y str�ac�t�are (east of t�te #23) an� possibly with the �ul-dje-s�c for a potential development af between 13 anid 16 townhouse units with adequate buffering. 5� Site �#42. (Saint Gregory's 164Q Montreal) This �site should ev�ntually be developed with up to 9� tawnhouses or with a mixture of duplexes and townhouses designed to be comp�tible with the residential stri�atures in the area. pISTRIr,T �SIXTFEN Nn bax c�mm�nts. (?ISTRICT� SEVENTEEN No box cbrra�nents. � i � , • � � -2�- i DI�IRICT NOU�.tNG PLAN TASK FORCF RkCOMMENDATION � � Th� District Housing Plan Task Force met many times in late 1980 and early 1981 to develop the guidelines : by v�hich these District Housing Development Plans , were formulated. The District Housing Plan Task Force � reconvened in late 1981, developed a position on the � large house conversion issue and then reviewed and � commented on all of the District Housing Development I Plans. The preceding section contains the recor�nended ; box comments of the DHPTF regarding each of these ' HDP's. ' i I Baseci on the findings that these District Housing ; Development Plans have iargely met the goals established '; by the DHPTF, the District Housing Plan Task Force i recommends to the Planning Commission that the St. � Paul Housing Development Plan be approved with the j recommended box comments and forwarded on to the City j Council for their review. ; � In addition, ��he DHPTF recommends ta the Planning I Commission that the St. Paul Zoning Ordinance not be changed to allow for large house conversions in single family zones particularly by special condition • use permit but that St. Paul continue to use the interim guidelines of the Zoning S�ction of the Planning Division for rezonings t� RT-1. I i i i i i �, � i � � i i , � i ; i I I • ; • ; i � -24- � I I NNH��Vi)1X Q ' " " � � � SiTL- RATING CRITERIA i I EacF� site identified by the Districts as poten�, ially !' apprc�priate for housing ir� the 1980°s was rated according '; to its suitabi�ity for housing development. The DHPTF 'd ' � gui eline #b rererred only to vacant l�n�i � si�es with zones of R-1, R-2, R-3, R-4 anc� RT-1 which were at least 6,000 sq.ft. in sizes Each such parcel � received points based on the size of the parcel and � based on the mean density of the zo�ing for the surro�anding j abutting parcels. The larger the parcel size the i more points received in its site rating score and the higher the mean density of the zoning for the � s��rrounding abutting parcels the more points it received ; in its site rating score. These scores were placed ; in the first table - Residential Vacant Land Sites I for each District HDP to provide an indication of `i suitability for two to four unit and townhouse developm�n� i and for apartment developments. The apartment suitability � scores also considered proximity t� arterials or collectors � with more points given to sites abutting an arterial . SitPS with ratings of 4 or more in the two to four • � - unit common wall and townhouse category were ent.ourdgPd � for duplex development. Sites with ratings of 6 or ; more in this category were encouraged for 3-4 unit � common wall and townhouse type development. Sites ; with ratings of 8 or more in the apartment category � were conditionally encouraged for apartment/condominium � development. Sites with ratings of 9 or more �n tk�is � category were encouraged for apartment/condomin �um i development. i � The DHPTF guideline #c referred only to sites �f 10,��0 I sq.ft. or larger in size and measured the suitah�lity � of �hese sites for both assisted family housing and � for assisted elderly housing. Each such parce� receiv�d � points based on proximity to other publicly assisted housing, based on access to transit lines, and based � on proximity to neighborhood shopping facilities containir�g � a supermarket. The further the site was away from other publicly assisted housing the more points it received. In addition, the closer the site wa� to bus lines and neighborhood shopping the more points ' it received. 1 i • ; � i � -26- ; i � � i I • ihF r�tings `nr assi�teri fam� ��� hou:�ing a?so �ncliaded N,��ximi�.y tc� neighborhn�d recre�tinn c;entPrs and exis�ence �f excPss Plementar.y schnol capac:ity as factors, ThP �;lo�er th� sitP was tn a neighbprhood r�cr�eation cFnter the mnr? site ra�:ing paints it received and thP gre�ter th� exc:�ss Plementary school capa�ity fnr thP school serving the sit� thP more site rating nnints rt received. These s ores were placed nn Table A � Resident��l Uacant �and Sites, Tab1P R - R�devPlopment Sites, and Table (: - Adaptiv� Reuse Structures to prnvide an in�ication of the suitahility of these sites for �ssiste� housing. Sites r�ith r�tings of 15 or mare in the famil,y subsidized c�tegorl werp encouraged f�r assisted famil.y housing develop�nent. Sites with ratings of 9 or mor� in the e7derly subsidized category were alsa encouraged for assiste�d elderly housing development� The �it�e rating criter�� scores u�erP used by thP Distric!ts t� assist in determinirg the type �f housing • r�hich t ey bplieved to be most appropriate for each site (s�e Ap�Pndix B f�r example of how a site was r�tad) ,I I I I I I I I I I • I -?_7- I APPEND;X 8 HOW A SITE JS RATED �;te 20 90a Flean��- n,�cric� 9 HDP • Since the site is zoned R-4 �nd ;� larger than 10,000 sqo ft. , it qualifies to be r,�i;Pd under � � � categor��s� The size nf thP parrel (1].,200 sq. ft, ) gives it a sc:ore of 3 for IA. Since abutting parcels are ali zoned R-4 with a density of 8.00 units/acre, it receives a score of 1 for thQ !nean density. Thus the total site rating score for the 2-4 un i ts and townhna�se r,ategot�y i s 3 + J. = 4. The size of the parcel giuPS ?� a sc:ore of 3 for the size af p�rcel category for 11A. This parce1 abuts neither an arterial nor a collector and therefore rf�ceives score of 1 for proxim�ty to major roads. Since the mean density of abutting parcels is 8.00 units/acre, this parcel also gets a score of 1 for 11C. Thus the tot�l site rating score for the apartment category is 3 + 1 + 1 = 5. Since the site is oyer 1/2 milF from any other publicly assisted housing units, it gets a score of 5 for both ratings. Since this site is with�n 1/8 mile but more than 550 feet from a tran�it line, it gets a score of 3 for family and 1 for elderly subsidized ratings. Since this site is over 1/2 mile away from a grocery, it gets a score of I point for both ratings. Since the site is more than 1/2 mile away from a neighborhood recreation center, it gets only 1 point for the family subsidized rating. Finally, since all sites in District 9 are served with schools with excess school capacities of over 20%, the site gets • 5 points for the family subsidized rating� Therefore, the total site rating score for the family subsidized suitability category is 5 + 3 + 1 + 1 + 5 - 15 and the total site rating score for the new elderly subsidized suitability category is 5 + 1 + 1 = 7. These site rating criteria have been used to determine the most appropriate residential development. • -28- . � I ,� • DISTR�CT -! I NVFfdTORY OF �E1lEf_f1Ph1ENT �PpTEPJTIAI. � !'rpp�r�ci �y DEPARiMEP�i OF PL:�PJNING AW� FCONOMIC DF1�f_e_f.)Pr,�E�17 • �ianUary �1982 I ' • �I c��sr�ricr ;. . ��A caMr,n��NSrY . �� r�u���� � ,`� � Auq�st z�, �98� � � �� �.�� � �: �t ' .. � Distri�t 1 Commun�ty ^�;�nr: ' _ '±.� � � _ Scenic Hrlls Shappir�g r^��rer - 4 ' 2012 Steburban Aven��� �� I St. Paul, Minnesota 55"A9 �. -. 739-5881 S�t. Paul P�anning Commission H�using Task Force 2S West Fourth St. St. Paul , MN, 55102 I The District 1 Community Coun�il is most supportiNe c�f th� city's �ffarx to compile an accurate vacant land inventory. We alsb believe the Housing Task Force serves a use- ° fu1 purpose by educating representatives from all over the city as to the problems and possibilities involved in providinq housing and making thP best use of our dwindling �an�i supply. The information and most of �he commen�s on our, inventory represent thP excellent work of our planner, David Bradshaw. We thank him qn behalf of the community for his efforts. Our Social Committee has seen siidPS or toured most of the sites. However, we �ve stopped short of endorsing zoning changes on individual parcels as we feel it would presumptuous for us, a sma11 committee,', to make such recommendations without meeting with ths owners and neiqhbors af the more than 150 parcels. That �s impossible, and we feel it would be poor use of both vc�lunteer and staff (City and District Council) time. As each owner becomes interested in evelopment, we will attempt to facilitate the desired land uses acceptance by the community. We will endeavor to work with the city, developers and affected residents to encouraqe the consideration of a variety of housing s�yles for people of all socio-ecAnomic ba kqrounds. We have the following suggestions to affer the Housing Task Force and the Planninq Commission. There are severaT pi���s of land whose size would allow the use of a Planned Development. Any change from single family zoned land to a zoning category which would allow for a more dense development, would have to be accomplished within the PD frame- wnrk. Our residents have grown very skeptical of developer's plans for land they want rezoned. We can show several instances where plans and the finished products differ markedly. We recommend changes in the Zoning ordinance that would allow the PD concepts to be applied to some of the smalle�, scattered sites. We spent time discussing the Deborah Cochrane Park area on Minnehaha Avenue as to whether this land should be de��elop- ed or retained as a park. The land has not been maintai�ed as a park and has caused Mr. Cochrane, who gave the land to the city far park use, to complaine Neighbors in the �r�a have conflicting views on the best use of '�the land. It is our opinion that the use of Deborah Cochrane Park should be considerec� only in the context of the planned develop- ment of the adjacent vacant property. The amount of our vacant land would lead one to think subsidized housing would b� �ppropriate. Please keep in mind that al st al ] of our vacant land is in Nighwood and the following conditions make it unsuitable for the development of more subs;dized u��i +-s. . -2- 4�% of the units in Highwood �are already subsidized and 20% of the open land is on st�ep - slopes. 80� doesn't have sewer or water and all of Highwood is at least 2 miles frcm a • grocery store, and the bus service is nil in most parts. We'd iike to comment on the subject of condominium conversions. 41e feel our Disa trict is unique in its housing inventory of rental properties. Some of our schools h�v�: a tremendous turnover of population in a given school year. We feel it would be desircus _ to allow conversion of a limi�ted number of rentai units to condominiums to achieve a less _mobile popuiation in those areas. We believe that dis placement would not be a probler�o ►n those areas because of the many rental opportunities which are available. Lastly, the Metropolitan Council has suggested that cities loosen up their require- ments concerning such things as paved streets, sidewalks, lighting etc. to better enabie people to achieve home ownership. The thought being that such improvements might well be the factors which set homes out of reach, financially, for many. We agree that especiaily the Highwood area has little need for sidewalks, and lights. We do suggest that a serious question might be asked as to whether enabling delay of the installation of utilities and water management controls (ponds , storm sewers and in many cases paved streets and curbs) is a wise economic postponement. In many cases costly erosion and water damage, fires, occur before residents can mutually agree on their needs, arrange a method of financing, and persuade the City to install the necessar� inprovements. There often is a social cost in which neighbor is pitted against neighbor in the efforts to develop concensus concerning irtiprovements. During our tour and slide shows we became aware•of numerous instances where city owned, unvacated streets were being actively used as sideyards and driveways. We urge the city to vacate this land giving the adjacent owners the opportunity to purchase. If • they are disinterested, the city should put them up for sale as individual home sites to become tax producing land where appropriate. The task the Housing Task Force and individual districts have been given is huge. Though we realize the lack of extensive annotations of our inventory may be disappoint- ing to some - we hope that it, considered with these lengthlycomments will serve the City well. We do recognize that a housing crisis is with us and we stand ready t� deal with it within the constraints (�vaitable land, existing zoning, f-esident's attitudes , etc.) existant within our District, � Sincerely, � ;�? /� ,// / -2>� /L r' / . Robert �son, President District 1 Community Council • ___ _ _ _ _ ___ __ �/STR/CT , COMMUN/T�/ , CC)UNC/� ; • � c� N � � ' ric 1 Cammuni Council � E o,st t � , Scenic Hills Shopping Center � 2012 Suburban Avenue ' St. Paul, Minnesota 55119 � 739-5881 . Paul Planning Commis5 �c�n ' ;in��s i ng Task Force ; ," ",aP�t Fourth Street �t. Pa�.il , Mn. SS1Q2 , The ll's I i tr�ct 1 Community Gouncii �s� working with thP Duraps Corpcaration ��ncerning the development of their 17 a�cr� sitp bounded hy �urns Avs., Ruth Street, ��nd Narth Park Drive. There are 11(� towlnhomPS imder construction now and preliminary p�ans for apFroximately 60 moree We are currently discussing and encouraging the cnn�truction of a two hundred unit senidr building on the northern portion of the aite. It is c:lose to all needed serviee�. It is our understandin,q that these will be subsidised units. � � Sin�erely, • . , ,% , Ro�crt J�hnsan, Presi�iPnt �is�rict � �ommunity Council � , , � • ' , . . • . • INTRODU TI N C 0 � This document "District l : Inventor� of Development Potential" was com- . piled by PED staff with assistance f�"om the District One Community Council . The sites identified herein along wi�h the two page policy declaration pre- ceding this page constitute the District One Inventory submitted to the City of St. Paul by District One as $heir District Housing Development Plan. The site rating criteria and the spec�ific recommendations provided under "Development Potential° (a tErm suggested by District One�were proposed solely by staff for the Department o�' Planning and Economic Development. This latter portion has not been adoqted or sanctioned by the District One Community Council . Both portions co stitute the District One: Inventory of Development Potential which was ap�proved by the District Housing Plan Task Force as the District One HDP. I The development potential portion for�nulated by PED staff is based on total square footage and site rating criterha adopted by the District Nousing Plan Task Force. The rating criteria detelrmines the suitability of sites to support two-four unit cortmonwall , tow�house, apartment and/or subsidized development. It sbould be recognized that the identified development potential represent ideal maximums. I some cases, topography, soil conditions, easements, etc, may significantly red�ce the development potential . � As requested in the August 28, 1981 ptllicy position letter from the District One Council , housing development on va�cant land ,sites within District One should be approached on a case by cas� basis which takes into consideration input provided by the District One Cot�ncil . . . . � ; . . � • li DISTRiCT 1 TOTAL IQEfJ i xt i E:� h�QUSINt; IIF:VEL(1PPIEP�T ca�PORTUNI�Y FOR 1980- 1989 OP� RESIpFPdTIAL VA�:Af�T I_AND SI';TES • !1ap Reference C�a�lrrent Devel�pmPnt Potential Development Pd�amber Cap� c�_i__t� (No, of Uni ts) Capaci ty (No. of Uni ts) � �� 5f� , 2 i 1 3 � �' %� �. 1 I � L I v � 11 7 � � � � $ , 1 9 +�� t��J' 1Q � i 11 ;i �`' • l� � � 13 i� (Under cnnstruc:ti�ni �2 14 I � i 5 ' '� �h `; �: 17 R o€� 18 ti��� (Under cnnstr�actionl 3AF 19 n. r 20 � ' 21 1 1 22 1 -� 23 � ' ?_4 2 ? • 25 Q 0 SU�TOTAI_ II40 644 Page 2 , Map Reference Current Development Potential Development Number Capacity (No. of Units) Ca acit (No. of Units 26 13 12 �% 2 4 L8 O 1 29 5 5 30 2 1 3? 1 1 :iL 13 16 �3 4 - 34 1 2 s5 i I :;b 3 8 3i 34 gg 38 1 1 • 39 23 28 4U 27 �g 41 22 54 4� 33 9B 43 5 (Under construction) 8 �� 9 26 45 4 1� ** 46 (13) - 47 1 1 ** 48 (13) - �* qg (21 ) � 50 89 2E1 SUBTOTpL 340 �73J�-- • SUBTOTAL EXCLUDING ** 293 ** Scenic easements acquired by Ramsey County Open Space and/or slopes exceeding 18%. Paye 3 ifiaN �eterence Curren� Development Potential Development • fJumbe= Capacit,� (No. of Units) Capacity (No. of Units) �I 21 , 63 `-%� 33 (��vel uped) 33 '��3 3'� (Under construct�io��j �3 :�� I� 7 JJ �� � � �� j'� � 's r I' 1 JU U i 1 '1 i (� �1� ..l ' t,t� �� '� 1 , u i 9 '� 2 7 hI I , _ • bi 0 - �4 2. ' 8 6` 1� 36 bb � 11 t;; �� U t;� � 1 X)C �I,� �L U� ' �. \ ;J •_r ! t�nder c,ons�ruct�i u�i ; � ** i? 12) � _ ** 72 ("��) - �.� � 6 ,�� . r 1 1 15 u - • SU�TU�!tiL � "1;T6�..._:�. �3� �U�T07NL EXCLUUINu *X 1:i� ** Scenic easeme�its acqu�r�ci by Rairisey Cpunty Open Space ai�d/or slnpes exceeding 18%. Page 4 Map Reference Current Development Potential DeveloN���c�,:. Number Capacity �No. of Units) Capacity �o. of UniT�) ** 76 ��) - � 77 Redevelooed ' _ 78 1 1 79 44 130 ** 80 (8) - 81 0 1 82 38 111 83 16 48 84 27 161 85 12 36 86 1 - 87 2 2 88 2 � • 89 2 6 90 4 3 91 2 6 ** 92 (1�) - ** 93 (21 ) - 94 0 - 95 0 - ** g6 (6j _ 97 5 15 98 1 - 99 6 18 100 1 1 SUBTOTAL 218 53� � SUBTOTAL EXCLUDING *� 164 ** Scen,�:e easements acquired by Ramsey County Open Space and/or slopes exceeding i� !. , i , , Page 5 Map keference � Current D�velopment �Potential Develapmerit • Number Capacity �f�o. of Units) Capacity (Na. of U►iits 101 1 I� 1 102 1 I' � i�3 41 I�, 122 lU4 U Q ** 103 (L�) �; _ 106 2 ' '� lU7 2 I�, L �I C18 tS 2 5 1G9 2 � ** 17U (22) ! - 1�I 1 6�3 199 i12 14 � 41 • 113 2� I'� 66 i 14 �I I� 4 11:, 16 I' 47 116 5 � 16 717 13 ' 39 1�E Z �, & 119 5 ' 17 120 9 �; 28 1'L1 2 i 8 ** 122 (26) - 123 �4 i 2 124 2 6 125 _ _2 i 6 • SUBTOTAL 298 640 SUBTOTAL EXCLUDING ** 2�� I' nts ac uired b Ramse Cdunt 0 en S ace and/or slopes exceeding 18;�. ** Scen�c easeme q y y , Y p P � Page 6 Map Reference Current Development Potential Development • P�umber Capacit� (PJo. of Units) Capacity (No. of Units) 126 2 ' 6 127 3 10 128 4 13 129 1 2 130 1 2 131 35 36 132 18 G6 133 3 �p 134 5 16 135 Developed - 136 16 (4)** 72 ** 137 (68) - 138 13 39 � 139 �i U 30 140 5 16 141 � g 142 4 13 143 14 40 144 6 17 145 5 12 146 g 26 147 8 24 148 Developed - SUBTOTAL 236 456 SUBTOTAL EXC! UDING ** �6q TOTAL =" 3,24E TOTAL EXCLUDING ** 1 ;8�1 • ** Scenic easements acquired by Ramsey �County Open Space and/or slopes exceeding 18; . 1821 X .60 = 1092 units minimum 2108 X D6G = 1264 units minimum � £6 . . . . . . . . . . . . . . . . . • . . . . . • . . • . ' . . • . . . . • . • . . . . . . . . . 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Pado�s �'�daa�S (���) `�aed (,��) �wey6u�tu..i�8-eu�� ��) L7.� 59! JNIaf1l�X3 111101 Z61. R�t� 1M101 - - wey6u�w,��8-eu�3� JN I Of1l�X3 lF/1018(1S 09 6b 1b1018f1S 09 OZ 6L� ' Z 8L� , - 6 LL� - 8L 9L� � (S'..INfI �0 'ON� AlI�tldt/a SlINfI �0 'ON 1�lI�bdtl� 2138Wf1N �N3Wd0?3113Q 0 ON3WW0�3b 1N3WdOl3A30 1N3baf1� 3�N3a3�3a dtlNt � . . . �o . NUMBERFERENCE C PACITYDENO�.�OFEUNITS �APACITY�(NODEOFLUNMTS) �,1 4 12 • 52 2 2 � �3 2 2 :;4 6 $ 5� 5 5 �6 I 2 2 57 1 1 58 2 - 59 2 1 60 10 10 61 I � 2 62 10 6 63 8 1 6� 3 - � 65 2 - b6 2 - 67 '� 10 10 ^68 11 ! *69 6 " *70 �3 ' I *71 ' 21 ' . *72 11 — *73 8 *74 8 � *75 7 ' SUBTOTAL 153 62 SUBTOTAL EXCLUDING �, • (*) Etna-Birmingham 73 6z � � s MA:= REFERENCE CURRENT DEVELOPMENT R�COMMENDED DEVELOPMENT ivE�MB�:R CAPACITY (N0. 0� UNITS} CAPACITY (N0. OF UNI7S) � xx�26 . � - ,;*x�7 ! _ . 20 J `F �y 9 9 �U y 3 31 � 5 sz �� � .�.� b � 34 � 1 35 i 1 36 de7eted - _ 3/ 2 i 3t3 I � • 39 ^ 1 ***40 � - 41 .', � 42 ? 1 43 i 1 44 1 1 45 [ � �6 deleted t� _ ***47 5 - 4ti 0 1 49 1 1 �0 1 1 SUBTOTAL 52 41 • SUBTOTAL EXLUDING (*)Etna-Birmingham, (**) . Park, & (***) Steep sloped land 43 41 DISTRICT 4'S IDENTIFIED ',HOUSING DEVELOPMENT OPPORTUNITIES FOR � � � 1980'S ON RESIDENTIAL ZON'�ED VACANT LAND MAP REFERENCE CURRENT DEVELOPMENT RECOMMENDED DEVELOPMENT • NUMBER CAPACITY (N0. OF UNITS) CAPACITY (N0. OF UNITS) 1 2 2 2 5 2 3 1 1 *4 22 - �5 8 - *6 5 5 7 1 1 8 3 3 9 2 2 10 2 1 11 i 1 �*12 66 Park ***13 25 - • 14 1 - 15 27 - ***16 ', 12 - ***17 ' 15 - 18 ' 3 1 ***19 1 - ***20 1 - Z1 0 8 22 ' 0 1 23 ' 1 1 24 b - 25 '0 - • SUBTOTAL 2a4 29 SUBTOTAL EXCLUDING 4�9 24 *Ftna-Birmingham,** Park, *** and ',steep sloped land � � 3 � PROLOGUE We residents of Dayton's Bluff are proud of our rleighborhood. We also realize that while a neighborhood is a geographic agglomeration of homes, it is also much n�ore--a variety of inst�itutions, community organizations, schools, recreational and open landscape: And, since our particular area is, as the city planning report for District 4 stated, "almost completely developed" , it was with a very careful eye that we looked at the city's request that we identify large sections of our limited re- maining vacant land for development. Ns members of a larger• metropolitan area, however, we are also aware of the critical need for affordable housing. Therefore, we have tried to approach this task with a thorough ' study of each plot and the positive or negative effects that development '� wbuld have for thnse of us who already live here. We feel that the general statements presented following Tab1e U and the detailed specifics that accompany our report r�present � reasonabi� approach tu uur land use � study. � � Z � � HOUSING DEVELOPMENT PLAN FORMAT Comnittee Reference Site Size R�ting for: Housing Dev. Number Location (sq.ft. ) Zoning F�m. Eld. Type Capacity Corr�nents Explanation of Headings cor�r�1ITTEE-REFERENCE NUP�IBER, SITE LOCATION,'�, SIZE and ZONING are self explanatory. RATING FOR: FAMILY; and ELDERLY were supp�ied by D. Bradshaw, our neighborhood planner. They were determined by ranking �ach site according to several cate- gories such as proximity to buslines, and s,hopping areas. The higher the number in this column, the more suitable the site '�vas considered to be for either Family � or Elderly subsidized housing. HOUSING TYPE may be determined by the following key: SF Single Family • T/D Townhouse/Duplex � ��� Apr. Apartment �'� MU Mixed Use (generally residential alnd commercial ) NA site Not Appropriate for developme�t DEVELOPMENT CAPACITY is the number of units Il�the Committee recommends as a maximum on a particular site. � COt�IMENTS are sel f ex 1 anator . p Y NOTE: The Comnittee has chosen not to rank 'he sites according to the priority for � development. We feel the merits and r'iecomnendatinns for each site make its priority self-evident. � • DAYTON'S BLUFF-DISTRICT FOUR-COMMUNITY COUNCIL HOUSING COMMITTEE Sustaining Members D. A. Clyde Boysen - Chair 198 Maple 776-2399 Linda Hirte 121 Maria 778-1385 Steve Trimble 963 Wakefield 774-2096 Ed Krahmer 909 E. 5th St. 776-7192 Gina Karras 1120 Burns Ave. 776-6165 Karin DuPaul Staff Members Chuck Lentz Dayton's Bluff � District F�ur - Community Council John Watts Corr�nunity Design Center David Bradshaw Neighborhood Planner, St. Paul Department of Planning & Economic Development Mary Pat Lee St. Paul Tenants Union Gary Wolfe Dayton's Bluss Neighborhood Housing Service � � • DAYTON'S BLUFF-DISTRICT FOUR-COMMUNITY COUNCIL HOUSING COMMITTEE HOUSING DEVELOPMENT PLAN � � _ _ --_ _ _ __ __ _ • DISTRICT 3 HOUSING DEVELOPMENT PLAN--PLANNING COMMISSION � RECOMMENDED BOX COMMENT On July 9, 1982 the St. Pau1 Planning Commission recortgnended to the City Council that the St. Paul Hous.ing Development Plan, which in- cludes the District 3 HDP, be approved as a portion of the St. Paul Housing Implementation Plan. In addition, as a part of the St. Paul Housing Development Plan, the Planning Comnission �recommended that the following box comnent be included as a portion of the District 3 Housing Development Plan. Site #4 (Belvidere site} (03-04) The District 3 HDP development recommendation for the Belvidere site (#4) is inconsistent with the District 3 Plan portion of the Comprehensive Plan which recorranends a mixture of park land and earth sheltered housing on tF�e site. � - � Harriet Island Land Use The West Side considers Harriet Island and the adjacent area as an integral part of the community.' While the District is open to the idea of improving' (f) Status of Ballfields at the Park: Ballfield� the park, we hesitate to support the proposals shou not be moved from Harriet Is and Park untl� being advocated by city government. These pro- a suitable alternate locatiun for the fields is posals would make way for an upgraded park area found and completed within the new River Corridor (enlarged marina facilities, restored park space), development. This alternate location is to be of new housing (500-750 comdominium/rental , moderate �equal quality or better than the site it replaces. and upper-income units), and commercial and retail �It should have comparable acreage, facilities and space (im�nediately east and west of Wabasha Stree�). accessibility. Specifically, it should provide Residents oelieve that they have not been given the same r�umber of ballfields, accommodate at least adequate voice in decisions about development in 5-6,000 people for gatherings, and contain the and around the park. amenities (power, water, etc.) now available at �Harriet Island. Because the West Side feels that the extent and i impact of residential , commercial and recreation�l `(g) piacement of t�ew Develo ment• The height and development must be addressed more closely, we posi ion o in ustria , commercia and residential have initiated the Harriet Island Committee to `installations should observe sight lines both to participate in project planning for the Harriet ;the river and to the West Side bluffs. These Island area. views, which are what make the area unique, should The Harriet Island Committee has identified the; be preserved by limiting the height of new struc- followin reliminar tures to four stories. There should be adequate g p y positions for discussions' control of cooling/heating effluents so as to between the neighborhood and the City: preserve air quality. (a) Access to Park: Housing and other development (h) Cherokee Park: Cherokee Park should remain should not enclose the park area. To avoid th� unchanged in its character and facilities, thus appearance that the park is the new residents'; assuring neighborhood security. "front yard", entrances should be landscaped, open (i) Marina Develo ment: The possibility of a greenways. There should be park entranc�s to large-sca�mar na in t e middle of Harriet Islan both the east and the south sides of the;park. �s not acceptable in that a serviceable marina � While Ohio Street should not be enlarged;except �lready exists at Lilydale. We would like to perhaps to provide a pedestrian overlook; at or request a documentation of need in relation to near 257 Ohio, Water Street could be imp,'roved and 3lternate sites, to include the Lilydale marina additional access provided by opening ae'cess from and enlargement of the present Harriet Island Highway 13 near the Lexington Bridge an� the Pool narina near the High Bridge end of the park going and Yacht Club. in a westerly (rather than easterly) direction. (b) New Housing: New construction should provide (j) Dred in a Canal: A canal should not be an economic mix of residential opporturiities (low, dredge �n t e parc area. The West Side wi11 moderate and upper income). ; participate in researching alternatives that ' provide some "water play" without losing a sub- (c) Recreational and�Re-creational Acc�ssibilit stantial amount of park land. and Use: Separa*e bike and jogging-s�roTf�'ing path� wouT�be a major ;mprovement. All faailities (k) Neighborhood Participation in Proiect should be barrier-free for the use of;the elderly p�anninrg: The West Side insists that it must play and 'nandicapped. an active role in Harriet Island planning through (d) Economic Effect of New Commercia ' on Existin the Harriet Island Comnittee because the park is West ide Comnerc al: A thorough ne�ds assessment so important to West Side life. and an economic impact report should; be made before any new cortmercial developmen,lt is begun. An investigation should be made to c�etermine the feasibility of locating a "no-frill�" food super- market in the area. Commercial dev�lopment which does take place should give West Siders the oppor- tunity to participate in ownership,! management and employment. (e) Job 0 ortunities for West Sid�rs: The City � shou use t e eve opment o t e arriet Island area to coordinate employment and ;training ser- vices with temporary and permanent job oppor- tunities for West Siders. Additional District Comments • 1 ) Subsidized housin9 -- WSCO chooses not to make site specific recommendations for su si ized housing for a number of re$sons: a. The West Side already supports a significant amount of subsidized housing for families and the elder1y. Presently, there are 247 family units and 2.�7 elderly units which are permanently subsidized. In addition, Bluff Estates which is a market rate rental '�evelopment with 116 units, includes 38 units rented to families with Section 8 certificates. Section 8 allocated units were not included in the determination of subsidized housing goals. b. There �re very few sizable sites on the West Sid� appropriate for the scale of development required to support a subsidy. Three major sites are being developed with townhouses under the McKnight Family Housing Program. Two are under cnnstruction while the Garfield School Site development is still in the planning stage. Many of the vacant sites are in either the census tract where additi�n�l assisted housing is discouraged in the Location Plan or the tract where additional housing is only conditionai1y permitted. The remaining two tracts on the West Side have a second priority under the plan for assisted hoi�sing. c. The future of housi� subsidy programs is very much in question. It appears that there will be very little subsidy for the construction • of new lower income housing. The proposed housing voucher program depends heavily on the existing housing stock. d, Because new construction of assisted ho�asing wi11 be so difficult, that development which does occur will be done only with creative matching of public and private resources. We cannot predict on which sites t�at wi11 be possible. If there is potential for undertaking a development on the West Side which would include assist�d housing, we would prefer a strategy whereby WSCO has the opportunity to review and comment on the proposed development at the time. 2) Narriet Island -- Harriet Island may represent a major opportunity for housing development at some time in the future. A ma,jor analysis of the development potential of the area was not done in this pl�n. The Comprehensive Plan, however, includes a series of development guidelines which should inform any future planning. 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A � O �.� a� , "� � V l0 � < 3 O N �0 !�+ fD G C C C n � d � � � -+.O c't J. � J. J� �"f� �. lf f'� f't � � • 0 N N {A � � N f"h N ' N -A C7 a r N Gi f p J J. S j �. .r. C.O e+ -�O 'S -i tn f� C7 L� fD .`c ct t-t O , p� �} � �. �,,� .S �i,t, fD O ? O O C ;;? s cD �' C c-h fD 4�G O � C � � t�i� � d � C �/1 �•O f� � C) '� -5 � w CTi � O+ S Q �' .�.. � � N j 'S O fD Q j � .. tn cn SL CT -r O N O � �D � O -fi fD C 'S (D �y. _.. � N N � = C�C) � � C. fD �,� 'S fD d � � � � `r -' � -o c. � a. o � �c c ru �n ru ,,, '� � -'• o a+ rc f � -s � � n+ � n� O c0 � � �5 su � O w N � � � O � -� R fD 7r fD N f� fC � t't � C {/f �' � -°• G < � < � 'S CD -+• �. ��.} -- ,r ru °_�'. _°,' �. � � a -s c� o O � _,� . cn A _ �? a a, r° rr District Three � Map Referer�ce C.iarrent Dev�elopment Recommended Development Number �apa�ity (r�um6er of units) Capacity (num6er of units) 49. 1 j 1 ti0. 1 0 51 . � ! 0 52. 0 0 53. 1 � 54. 6 I 0 55. 3 3 56. 2 I 1 57. 0 0 a8. 0 � 0 59. 0 I 0 60. 0 0 El . Q I 0 62. 0. 0 63-63a. 22 I 15-22 172 I 94-136 TOTAL NUMBER »2 X .60 = 103 units minimur� • I I I I I � I � I � . � ��-4-81 DISTRICT THRFE IDENTIFZ�D DEVELOPMENT OPPORTUNITY FOR 1��Os ON • RESIDENTIAL uACANT LAND SITES District Three �ap Reference Current Development Recommended Development Number Capacity (number of units� Capacity (number of units) 1 . 12 � 2. _.� 7-8 3. 6 1-2 �!. 25 0 5�-5�. 9 9�10 6. � 2-4 7. 2 2-4 8. 3 3-6 a. ? �-.� 10. :3 1 11 . 2 1-2 12. 3 2�? 13. 2 2 14� � 1-2 25. 3 0 16. � �-2 17� 1 �-� 18. � �-� i9_ 1 1 20. 3 � • 21 . 1 1-2 22. 1 1-2 23. 1 1�2 24. ' 1°�2 25� 1 �-2 ' 26e 7 1-2 ?7. 1 1-2 28. 1 ? 29. 7 ?-2 30. 1 1-?_ 31 . ? � 32. i 1 33. 1 i 34. 1 ' 35. j 1 36. 2 ��-2 37. 2 1-2 38. ? �-2 39. � �-2 4�0� Z �-2 41 . 2 1-2 42. ?. �--2 43. 2 1-2 �.�. � 1-2 4a. 1 1 • 46. � 1 1 n7. 1 1 48. 1 i • DISTRICi 3 NOUSING DEVfLQPMFNT PLAN � AlIOFTE[) BY G�!EST ��[1F CITIZEN� ORGANIZA'l .I t1Pd ON JANUA�'y �, 1982 � - _ ADDITIONAL COMMENTS/RECOMM�NDATIONS REGARDING HOUSING DEVELOPMENT IN • �N DISTRICT 2 . 1 . Tn the SW corner of th� District a major land use study has been ±�ndertaken. The Distriict 2 Housing Task Force recommends that the final adopted version of this study (the Etna-Birmingham study) �hould be part of recor�mendations for the vacant sites in the study area. 2. The District 2 Housing �Task Force supports alternative housing types, but does not feel that ihigher density housing developments should become more concentrated. 3. The District 2 Housing fiask Force feels that the presence of Roosevelt Homes and the Iowa High�ise have made further concentrations of subsidized units in thP District a sensitive issue. With the con- struction of twQ new su�sidized unit projects (Etna-Woods and Stillwater-Birminghar�) �nd the scattered site purchases by the PHA the District 2 Housing Task Force feels that the District's quota of subsidized family units has been met. � , . � � 36. i , L N • w 1 1 I I N c� L N r � r e--- r I 1 � �� � I m -- -- -..._------ > r r � �' 1 1 Ci' .� 'L � . .. . ..._.. _,_.. __'__`"_'_' _ _'"_" ____" "_'_�. _ .�._��_'_'__� � C �� � O 7 W W W I � � I � � � ce�ri i.4 M ���i�EH M tS� . � � i � :;,z~t-w f- ct 6.[) � .....042dG. C71 l0 I 01 �'� 0.::.�� �.r r 1 L.f7 c. F F-� fV � '- � f-- �-�aW } - ' � ' i . -_� , _ _^. , � � � -' - �.� � • . � > � � � (n � 1 1 r ct- FJ' CCl t+'i M w a: � t � i i � � �- i� { _— ---- -----... ____. ___� .J _._�_--- x � x w l I J !�. CJ� l{l � lQ � — ! 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".J � , p _.. . , �. . . . _ . .._._ . _. �_f.� . ... . - O . � i . 1•' � ° 000�000.0000�o�o �,00000000000 00000000u000 o'00000� � n ` �;f� ` 0000000000'00000000•0b ` I , i-� AAONTANA AVE. �� •-- � � oo�00000000.o 0000�000�000 00000000000 oaao400�a 6 0_.00000��00000p0000�000� A . -- ___ _ � . . . _ : : - r� c ��-�;-^--- . . . �o 0 0.0 �.y �'o 00000 0 0 0 00000000000 o n L f ' o 000000000000 ��aa0000000c c0000000 000 N 8 K AVE. ��� � O {�OOOOOGO�JJ OOOOOOOOOOOJ OOGOOOGO000 O,U�q�J�O��U�U• QOOOpOOA IQIQOIOOD OJ .' O �_I i .... ...� �_ ._ __.' • . � '.; ;.i 1 ( I ��. . � .: �.1.. �. _' . _..; . . . � --"p O _ . . � . ' i '_ �� � � .� � . . �_: I �, ! I --� _. . w o 0 1000000000 00000000,,000 0,00000000u0000 00 00 o L1' 000c0000;d b o,o,o Oo .o __p- �_� ' AVE. � 00000,000P o000000c000c aoc00000.00.0�0 000'0 0 .� o 0 ou�00000coc0000000-- I _ i o � � �� �� . . , � . �9 19�"`a' ° ' o � 0 0 _.i , �� I.. � , I. : '� I i I: i �` o o ' _.. ------ --�--- ° --- . 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I f�+ . . . _.. . . ��: V �..t1: 11I� .� ��_�Ji � � � o , � , I "' : a -; ' . �1: a o .�d';T 7 rT 7 I i ' n ; . 00o c o °°o0 0'o yaos�c�irr-'�rse�a' o'o o�o 0 oio�o 0 o b o 0 0!o c • ;, a � : p�oloolq ,�` � 'u ' � +-•• ' CIEAR Z:} liwro.►ouNq ' AVE. o . . . � . � --' o.o.o�oo 0000 00 ooa � oo-ou.0000 . o � _ � a. , ' �4�q i '?, o 0 0000 0 0 0 0 0 000 0 0 0 0 �,,� . .:. , : i . ���j- ` , ��� � !.;^i � 1 � ... . . .. . .. _ �j: � :.�_ . ' I .� A�:�=�-----r.`.---. ""' �' � W � . � I��� i ' I"1 � .�. . . . i�'^�n r+T' � . . i 0 00 e b a�o'o,� .�O .p OI �•��r 'd o iD� t0 d!D�' �o 0`0000.000�0 • + �:pOp oo�oo0000000 00000000c�� _ • � ao o.o(oQ o�o�o:o'o�ui a0op o o p �000 000' o0 0 0 0 0 ,-0 �Go 00 0000. o0 0000000000aY ' ' ' r o 0000000 00'10�0 0�00o n�o 'o 0000000 0 ��e --- : -:o .o ,: , • - , .� , o • - *� � , r,- -- o , � 6 p o00 0 0:- � ' '"'----- -� HVACINTH AVE. 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N Cf] d-+ y (a a.-+ Ar O S � ��.} � �.+ N lQ � �. -S _+ `-} �. � -'• fL Z f fL � E (D -r•'� G.�G N � � � 'D "S Cr �. � -S pr �. �.� N tD � � � N C Q CQ C ' y c� � (D c+ � C V+ � a c ci � v fD � �.�. sv 's --' w �� a -�s � Q, �. . . � cC 'h � -� -h f�D � � � � v � � N �. � �C f�p � �' r . � !1+ •' Page 5 . . � mmer�ded Develo ����rri, Ma Reference Current �evelopment Rec,o I� P Number Capacity �(Noe c�f units) Capacity (No. �r ursic�j 101 �a ; , c � 102 �' 1 103 �%' � 7 04 � �' 105 � � �06 � ' 107 �`� �� I 08 ._ �'U ._ __._��.__ _.,...� SUBTOTAL �� �� TOTAL ?3�g� 716 ii�G 139Q K .60 = 834 minimum ��nits � � � • 6• � Page 4 P�ap Reference Current Development Recommended Qevelopment • Number Capacity (No. of units) Capacit,� (No. of un�t�) 76 18 15 - 27 77 7 � 78 g n 79 � 2 80 � 7 81 � � s2 G� �5 , �n �� �n �� R� � r � 85 i � 86 1 ; 87 n , , • 88 j 1 89 ,^, i 90 , � . 91 I(; _ 92 _,�, ... 93 i � 94 + � Q5 ? � qfi � � 97 , 9R (! 1 99 1 i i�0 . �Q � • ---�--._ __ SUBTOTAL 153 71 - A�3 5. Nage 3 . � Map Reference Cur�rent Develo ment Recommended Devel���r��ent Number Ca �acit N�. �f units, � P ,� ( _ Cd,paC i ty LNo. _uf u�i i ti5) _�_ 51 � • 52 � 3 ,� 53 � 3 54 ' � , 55 � 8 � 56 5 3 57 I �G 5 58 �� �6 ��+ 59 �:S �4 60 3 4 �1 , 4 4 62 ', � 2 63 j ; ' 64 � 8 �, � 65 '� ; � 66 �� i9 I� 67 ��, 47 25 68 ',34 �0 - 12 69 ��� 30 • �0 7� '�32 20 71 'ti� � �(,� 72 �� 4 - 73 �� 10 - :i0 74 199 50 � IUO 75 �� 16 � Zy SUBTOTAL 7T,4 `L72 - ��/ � 4. Page 2 � Map Reference Current Developm�nt Recommended �eve'o;�m�nt Number Capacity ��o� of units) �apacity (Na. of un�tsl 26 ' ' 27 � � 28 �g 25 2A I� ?6 30 % 7 31 i i 32 �� 1 �� ir � �� . �,�i � , 3F � . • 37 � - 38 ? L 3� i%�. �� 40 � i , 4� ; i 42 f:= A� ,1� ,;, �., .� L ,1n �� ;�C� 45 � a� � ;� �� , n aR ^ 4 49 � � ;` • 50 � �r St.1RT�TAI_ ??5 2rt2 �. - . DISTRICT 2 TOTAL IDENTIFIED HOU�ING DEVELOPMENT OPPORTUNITIES FOR 1980-1989 ON RESIDE�dTIAL VACNN7 LAND SITE�j Ma�, Reference Curr�nt Development Recommended Developmer� Nuinber CapacJ7ity (No. of units) CaRacity (No. of units 7 ' � 1 2 �, 6 8 - 10 3 I� 2 - 4 9 - ' 15 5 8 6 ; 2 1 i 1 � 2 2 8 I i � � 9 � 2 �I U , 1 ? 11 i 0 - 12 �) - • �3 � _ - 14 t1 - 15 I 3 2 16 � 154 - 17 I6 12 18 II 20 2� 19 I 6 4 20 1 2 21 �i �2 i� 22 �, 1?. 1� 23 � 2 24 � ; 3 25 �, 2 2 • ...__ S�;GTOTAL 2 �I ��� 99 - 101 II, . } • INTRQDUCTION: ' This plan is part of the District Hausing Plan Ps�oc�ss which has asked for participation from each of the City's sevent�en planning districts to meet the objective of supplying 10,000 new h�using units during the decade of the 80's. The Disrict Housing Plan Pr�cess has attempted to open a wider discussion of the development potential of vacant or under- utilized land within each distri�t. The District Z Housing Development � Plan identifies the vacant land (currently residentially zoned) and ' two redevelopment sites which could be potential housin� development i locations. The plan further recorm�ends the type �f development desired '� on the sltes during th� next ten years. . SPECIAL CQNSIDERATIONS � District 2's vacant land �^ l�rge part has remained vacant because of its soii conditions or unusual �opographic features. Th�Se problems remain �nd will make af�ordable h�usinq difficult to bu�ld on these sites. The . Dis�rict 2 Housing Task Force has madP corrments �n these sites that the soil or topography may restrict or precluci� development. � � 1 • DISTRICT 2 HOUSING DEVELOPMEf�T PLAN � r Naopted by tne District 2 Community Counc�i �►� September 22, 1981 � _ -,�n - - —-_-- --, — . -- - - --- --- — -- - --- — ,_ ; �� �� -�i» � � �d° � - � �,� � � ,. r � � �'^� .� ,�,°°�N G , � �6 ' !Y � Q o .. _ - � . , J _L',•� , , , _.. ... sT._ � . ._ , ------- - � il `� - - --- --_ _ __� o ° � I � - _ / I • �I s'` a __ _.._ -; ,, ' : . , �; � . � , o � � o , ,� ����� � � o • .� ��� .. ;w s�..[ 2 `. i - -- ° r , � �• `� w p .. I � /�' . +��� �. � '±. , �� �., o ' u� , . . �cD vRO�EeIr , _ �� �- i�' � O ` � � .`''�� �. ,�,`� � � . . . ; . . I i � � � � `'•�. . . . 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For a number of years, the District Council has been interested in developing a wide range of housing typPS to provide for diverse hou�ing needs. Recent new housing construction in the district includes single family homes (completed Gorman and Stinson sc�ool sites, and Arlington and Rice school sites) and higher density projects such as Lewis Park Townhomes (29 units) , Tara Hills Coach Homes (42 units� and Winfield Court (22 units) . District Six is proud of the recently complet d Lewis Park Apartnents which include 103 units designed for accessability for h�ndicapped individuals. Cook Crossing (presently 4 units) is an excell nt example of adaptive reuse, where an old Church has been beautifully reha�bed into 4 residential units. The District Six Housing Task Fo ce has looked at vacant land within the district, taking into account th district's Land Use Plan adopted by the City Council on September 10, 1981 . he District Six Land Use Task Force assisted in looking at vacant parcels whi¢h are currently zoned business or industrial , and parcels for which housing islin conflict with the District Six Land Use Plan. We call to your attention the Sy�amore/Acker 40 acre Study currently under- way, and the potential for one or two additional such studies. Because of intensified involvement of resid'nts and business people in 40 acre studies, we suggest that (in the event th�t conflicts occur) 40 acre study recommendations receive more consideration than those contained in this plan. �ecause of the amount of vacant land in District Six and the pressing need for low and moderate cost housing, the Housing Task Force recognizes the possibility of locating many new housing units in District Six. Unfortunately, many vacant parcels have problem� which must be adequately addressed before development can take place. Special consideration should be �iven to the following concerns: A. Soil Conditions There are two major soil typ s which have presented development difficulties in District Six�-peat and unstable bluff soils. Large areas of District Six residences have been built on peat. Homes in the East of Rice neighborhood and the South of Front neighborhood currently suffer from foundation problems whi�h have resulted from building on peat. The St_ Thereasa Site was not seTected for Section 8 funding by ��linnesota Housing Finance Agency becaus,e of the extensive preparation required to build on peat. Test boringslof the Horticultural Learning Center land indicated similar problems for that site. To avoid future problems such as those experienced by the South of Front and East of Rice PJeighborhoods, site plans for development should be carefully reviewed by an ind�pendent soil engineer before development can occur. s �4 < < • The second soil type which requires special attention is unstable sandy/loamy soils which occur primarily on bluff lands. No develop- ment should occur on bluff lands (slopes greater than 12�) until control- ing legislation is passed for excavation and fill on steep slopes. At that time proposed development should be carefully reviewed with respect to that law. B. Sewer and Road 'Capacity District Six's storm sewer system is inadequate. Most sewered areas drain into the combined sewer system. Only a small portion of the South of Como neighborhood is served with a separated sewer system. Development of high density housing will certainly change qround water runoff patterns and has the potential of neqatively effecting already inadequate sewer services. Hiqh density development of any area should receive careful site plan review specifically and address � on-stie storm water management. Road capacity should also receive consideration in new development plans. Areas directly south of Larpenteur, at Cohansey and Wheelock Pa rkway, at Stinson east of Front Rec Center, at Hawley and Mayre, and the Hoyt/Abell area should be reviewed for road capacity before development. • The City should reconsider its assessment policies with reqard to road openin4s and provision of utilities. ChanQes could be made in policies to more equitably distribute the cost of road openinQS and utilities between existing properties and future developments. C. Industrial encroachment and mixed Land Use Areas � District Six has three major mixed use areas (where industrial and residential land uses conflictl Sycamore/Acker, Mackubin/Front, and the McDonough area from i�lheelock Parkway to Maryland. The Sycamore/Acker 40 acre study has been approved by the District Council and the Planning Ca�mission. The City should expedite the 40 acre study in the Mackubin/Front area. Those two study areas should be looked at closely for possible zoninq chanqes and appropriate bufferinq of industrial uses from residential areas. D. Open Space The Cayuqa neighborhood currently has two parcels of land desianated by the District Six Land Use Plan as open space: Cayuga Playqround and Acker Playground. Cayuqa Playground is currently used by many Cayuga community residents. It is used as a recreation center, a social center for the adult community and the only pollin4 place accessable to the disabled in the neiqhborhood. Residents of the area feel strongly that the Cayuga recreation center and playgrounds • -2 - must be maintained as op�n recreation area whether programmed or , , not. The District Counc�l shares this view. The Acker Playaround, cu�rently undeveloped, would be a aood site fur new housina but the I�and Use Task Force and the Housing Task Force recorr�nend housina �evelopment of the Acker Playground site � on7 if Cayuaa Playground is retained. District Six is identifi �d in the City Parks and Recreation Plan a s being underserved with r�gard to open space. Development of any areas identified to be preserv�d in the natural state in the District Six Land Use Plan should be discouraged. No public subsidies should be atcached or used for any !such designated areas. The Wheelock Bluff is the most significant geol!ogic formation in District Six and must be protected from misuse and erosion. Whenever possible the City should continue it's policy of �cquiring availab�e parcels for expansion of the regional trail greenw�y system, Ponding areas should not �e developed except to provide improvement of the ponding function of the land, and to provide for passive recreation for residents N►hen storm water retention is not necessary. The District Six Housing Task Force feels stron�ly that new con- $truction should not be enc�ouraged at the expense of existinQ rehabilitation programs. 'Most of the housing stock of District Six was built before �J.W. II . Many areas of existing housing suffer trom similar problems as t ose discussed earlier (soil conditions, industrial encroachment. ecause the District Council is concerned with the general improvement of housing conditions in its exisitng neighborhoods, the continu�tion of rehabilitation programs is • essential . i Tne purpose of the Distric� Six Housing Plan is to provide a frame- work and general guideline for discussing future development of currently vacant land. Un er no conditions are the recommendations contained herein to be con�,idered "final" on any given parcel . The intent of the District SixiHousing Plan is to provide direction in identifying prime housing �evelopment opportunities and to denote development hardship inhere�t to various sites. The District Six Planning Council will consi�der Housing Plan recommendations and testimony f rom neighborhood� surrounding proposed developments before ,naking any final deterriinat'on regarding the highest and best use ror any particular site. D�strict Six Planning Council feels strongly that neighborhood input on � any major land use decision is essential . , Creative and innovative app�oaches to the use of existing housing stock should be explored. Social service agencies and neighborhood organizations could be explored as potent�al vehicles for programs, as an example, which could match senior citizensiliving alone in single fami1y homes with other adults to share housiny andisocial needs. Programs designed to provide incentive to single or childless adulLS to move into smaller units 'fr�eing up' large multi-bedroom homes for families with children shoul!d be encourayed. � i -3. � / t DISTRICT 6 TOTAL IDENTIFIED HOUSING DEVELOPMENT OPPORTUNITY FOR 1980'S • ON RESIDENTIAL VACANT LAND SITES District 6 Recommended 1980's Map Reference Current Development Development Capacity Number Capacity (No. of Units) (No. of Units) 1 0 0 2 0 1 3 4 4 4 0 0 5 2 2 6 0 0 7 0 0 8 1 1 9 0 0 10 0 0 • 11 1 0 12 1 0 13 0 0 14 1 0 15 0 0 16 0 0 17 0 0 18 12 0 19 12 0 20 1 2 � -4- . • ��.�.��/� • . , �,. - i( � ��-•. ,O � _j; . o_ ol,° o� 4 ' p �; (�. � � � '• � ,�..:s. e �r . � f��X : , . ! �� .V�l.��.!! � - . . , .__ o- i- ; ' o O b O N � _ I �''�'o ,: - p_ . 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U + Q � n� 1_ ' L� L d r- •• -� n1 � N M �' t1� F- � � Z : � i i DISTRICT 8'S IDENTIFIED HOUSItiG OPPORTUNITIES FOR THE 1980`S (RESIDE�JTIALLY- � ' ' ZONED, VACANT LAPJD) i i � • CURRENT ,RECOMPIENDED DEVELOPt,tENT ; MAP DEVELOPP�1ENT CAPACITY CAPAL'TTY ' t�UMBER (# UPJITS) (# UPJITS) I � 70 2 * ,, f 71 0 * I 72 2 * i � � � 73 Del'�te Delete I i 74 2 * i �' 75 2 � * � � 76 , r� '� , ' 77 7 * ! � �$ 5 * i � i 79 0 * I . � 80 0 * � � i 81 0 * I ' 82 7 * � 83 8 * . 84 0 . * 85 0 * 86 2 * 87 8 * 88 8 8 . ; ;� 89 15 10 - 15 �: 90 11 11 I • TOTAL DEV. CAPACITY = ��7 units � II . TOTAL DEV. CAPACITY X MINIP1UM 60� REQUIREMENT = GOAL . X .60 =1p�_ units ; III . DIST'S RECOMMENDED DEV CAPACITY = 120-129 UNITS � � *District 8 and PED are developing a commercial revitalization program for f; Selby. Because part of the program will be designation of land uses for . 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'N i� �� � u oH `OC 'ec rioc cE c �c S ¢E ' ¢E ¢E �n 4% � � � I . z � N �� � . V � �n.--s._ I • � L f� .. ' r � N, y O O N •i d > � Gl n.�- . > y Z Z ---- � - r-v I �••- . �n.-�1� � I a ¢ ! 'n � ' z z � -- �n.-.-Ir� u�.-�I� �� i �� . I � � N � � G.D I.f)M.-M lA 1� M r—M ln I^ Q Q I V �'J 7 c+1 r--M�17 I� Z Z � i i � +> � C � 1 d Q � ¢ 1 � Z Z . Z �... z 1 � • � Y�.►.r O in Q ¢ : i �+ � Z Z Z I Z Z i . i N N C O 7�23.0 1 �n p, v p N '- � � N d � • VI � � • � � . 'N f_ 0 i Q 4" � +� a+ v ro v� v� w- � w v a-+ ++ .- ^ O Q N . y �O �O C 6/ O�O C . O V�i N ^ y� � I O • J L Gl r i Gl N N 7 p +� . p •� � .� O V�i �O N C L �� � X O .- ! x O C I ^p � p � C f..) ^N U CV�`^ O O�(V 7 p 00 N � x�O i � X Or-�•C N � 7 c�i ^rN-��O r-N-���C1 ttv� O Va�� ro � C . 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O�OOY � F f F 1 I 1 1 N � _ �r � � � �..� G.'OC F-'W 1- � Cf Q � Z OQ Za a I 1 �k W C d W!Q � r Q f H� Q N � W O � Z.� i--� Q Z 1 I 1 1 J r- OQ E � � Q C = O I •r Z �1--� • �•r C.7"a L �O Z I 1 r r H • jC X � W•r � J C C x •� �r W N � J � d � O� 1 I I 1 t � � N "C Z 41 `� x O' w d J Ri �0� U � 1 1 1 I •r � N � C r ---- - r0 � — t x f J S" N oo Q Q � w y I Z Z F- � r Z � 1- O � � >W }) G�. J-J V Li Q a •r- I Z Z 1 � o Z�F¢-� Vl lL W F-- O Z � � W -- __ rC� � 'a o � � � N U W � .� � ya C r � .-v N N II. a ci �O b n ai r0 a+J o > p w c ' U +-� J OJ V Y1 Y G1 �O • Q � r0 C! �O 7 O � Z ~ Gl �O N Q C ~ OC� C * —__-_ Q Z .. . . . i LE�C71�lG�'ONi �i�►I�i1L11V� COIi/iMUNITY C011NCiL � 1172 .#��Selby Aven�e • St. Paui, IVin. 55104 • Phone: 645-3207 � s't'on of the Lexington-EiarulinelCommunity Council on Large House Conversions Tr_e 3oard of Directors of che Lgxington-Hamline Community Council has examined the ? s�ue of large house conversions i� light of a number of different factors. These var- �,�us fdc�urs include: tYia ix�creased demand for hou�ing, rising heating costs which �.�fecz ��,oderate inc�nie own�rs of l�rger houses, the tact that conversions exist now .�-:d t�,at uiore conversions of vlderlhouses will continue to take place, even illegally, �`-ho�i5 �f preservin� c. i_ghbv•rhood l character, and allowing a certain amount of communi ty ;•c�tr�l in any process ch affec�s a neighborhood. (2E't�MMENDATIUN - TY�e i,oard uf Directors of the Lexington-Hamline Community Council Ye�:o�..�nds that th� con-ver�s�c� of �arge, single: fami"ly houses �e allowed under the ���IUF.hI�b conditior�s: "l. �uthorization tolconve�rt a larger house should be :i3ndled r.hrough a special condition use permit. • 2. y petition proce�s of nearby property owners, similar to that �tequired to apply for a zoning change, sY�ould i�� iusiituted in order to apply for� a special cor�dition use permit. 3. The stru�ture that is converted shuuld be in sound wriditi.on C�efc�re �peraii5sion tu �onvert is granted. 4, /�il converteci uni�t� must be vp to �ode. This is uneyuivucal� � 5. "f:ne st�ructure should contain Yio �nore than two units arcer it i5 �:onve�rted. ti. Ocsner ��:c�pancy cn�ust be rev,uired. ?. Au� Fxterior chan�ges should be in harmony with the arc;h:iiectuYa7 cha�-acter�stics of the housey and the x�rst of �Yr�- wiei�g�i�orhoodo 8. 'Ch�fe shvui� be d� miniifium lot sizz of 6,000 sq, ft. y. Er�ch proposed conversior� should be reviewed oi1 a case by �as� basis by theiaffected neighborhood organization. � z�e ��ia�Notee EacYc comrnusxity or��nization should be made aware of the fact that the . . _� ar ::. i;ou�;e who w-i�i�es �o c:;,�.v�rt it to triore than one unit can be asked to add ��-_ec?.�? coi�dit�o*_�s :�s r.e5z�ricti�;ns to the ��>ed of the �roperty so that any violation �:.e �c� o?.t'.ans could rQau' __ ��! �`oreclrsure. � I � Ct � N +-� � r M � �y r I 1 1 � /-- M N pp r- N • w v � � r.l t.f) r- O'1 N O W R� � N I m � N E 1 I 1 1 �o d.' N U.W a'C'G. � � � o�oor i � � r' 2 �F- N r 1 ►- M � � � , ��t-WI- 1 1 ��w>¢ il� 1 r- . lfl Q f�,,,,�. r r F-� H r OQ� � 1� 1 r' M r � , •V � H � I 1 � r I--' ' N �--� t� x W J Q K� � 0 O O 1 � 1 � � X W J�d a O� N C F�-- 1 I N y --_ � � x W � � � n. • I � u'� O� f� I 1 M � F- � ? 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Enormous public and private investmentsl have been and continue to be made in housing improvements in Merriam Park a� preservation and upgrading of housing is essential in retaining community ide�ntity and neighborhood character. In line with these activities the t�terrilam Park Community Council established a housing policy of conservation and reh�bilitation in the District 13 Plan ;page 59) • � There is much concern that i�erriam Parl� would be severely affected by a change in the zoning ordinance as much of thelhousing stock is large, old houses. tiass conversions contribute significantly t� the deterioration of a neighborhood's housing stock, as evident in other par�ts of the city where conversions have been allowed. Some large house conversions have alre�dy occurred in Merriam Park in defiance of city housing and zan?ng codes, and �gainst the strong sentiments of the neighborhood. Many recent requests byiresidents to encourage the city to press for legal compliance for these conversions have proven how very difficult it is to enforce current zoning ordinances. � Therefore, we feel it is more appropriate to strengthen and improve present enfo�rcement mechanisms before relaxing the current zoning ordinances. � • We also feel that dividing up these la�rge homes would greatly diminish housing • opportunities for large families anti tJhose who can afford and desire the space available in large houses. i Parking is directly related to the nuraber of dwelling units per house. tderriam Park already has several areas in whic�h cars line both sides of the street, making it impossible to meet and passlother cars. Not only does this create a safety hazard, but it detracts from Ithe attractiveness and desirability of neighborhoods. Allowing conversion of large houses would only add to an exist- ing problem. �dhile we realize a small amount of en¢rgy will be conserved if large houses are converted to duplexes, we feel there �re a number of other options to reducing St. Paul's energy usage that have not yet been implemented. � Many of these conservation methods wo�ald not have as negative an impact on St. Paul neighborhoods as large house conversiq�n. in fact, many aptions would upgrade the quality of St. Paul houses. i Finally, we believe large house conve�sions would lead to a higher density in population, which has a strong correl�ation to high crime levels. For these reasons we are opposed to tlhe large house conversion ordinance and the provision endorsing a large house con�version ordinance in the Housing Implement- ation Program. � • � I v � d' � N � � r- (`7 W r I I I 1 r M N . 00 r- N °w aLi �t i� N l� r Ol N O /(� �A y � I m � --- N E I I 1 I �O N 4.W Q'd'a l0 G}' 0 Od'OOY I 1 I r � � ��- N r � M � N 1� F r r ��i-WF- I i OdW>Q Lf� 1 r l0 Q�F.� r r H Q Z r O Q f � I� i r- M r � � • U � � I I r- r � � (/�I r�-� � - - X W J � � r � �� O G 1 � I r- T x --- - X W W J J C G. �� N o F- 1 1 N Y � ___-___ � X W � � J N �� 1 I O o M 1 I M Y 1-' z � � Q1 O JJ S� �" r d Z Q N N 1 1 r U O �W� N �� - ~ � � O W — -- --- � i-� a L Q O � � s' - � O - W Y+ t� fn ° .-v aci N � �-+J O > r �O w c • � � U m v c > n v�i a%� +-> � • F- VI U C � v 1-- •r � C� � a� (� �--i - - ------------- - � r � � • � I •a�eds uado se pau���aa sado�s daa�s pue wea.��.s �e y�.�M a�.rs ay� �o suo��aod asoy�. �.sea� �.p y��M Q�� e u� sdeyaad $axa�dnp pue sasnoyuMO�. �C��u�e�-���nw ,}o x�w � y��M pado�anap aq p�r�oys gq# a��s �sa6uey� aana �C�aadoad s�y� �o asn ay�. �� °ue�d �f�<<qd 6u�snoH ay� �o sa����od pu� s�EO6 ay� uo paspq pue s�so� �uawdo4anap pa�.ed����ue pue �uaaan� o�. ana (•napa.� •�uo�) (9ti-£�)� (qn�� �',��uno� pue uMOl) 9ti# a��S •�.uawdo�anap 6iu�snoy asn pax�w a6ap� e ao� �aao�s swneqa�ddy pa�e�en ay�.) gZ# a��s y�.�M pau�qwo� s� 6£# a�.�s ssa�un �u�ewaa p�noys a��s ay� uo asn s�au�snq .a� �uo���asaa�u�� snopaezey � -u�2�,��sapad e uo uo��e�o� s�� pu�e a��s ay�. �.o az�s ��ews ay�. o�. ana : � (• �anapa,� •�.uo�) (6£-£L) (6u<«au� •N 95 - uo��.e�.s a��naaS) 6£# a��S . . . , •sasndyur+o� as�a-MO� ,f��suap a�e.aapow o�. 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E�O�E3ES '�u £IT Tz�uno� ���unmauo� au�Tmsg-�uitTaug Z� � � a • i . Snelling-Hamline Community Council 113 No. Saratoga St. Paul, Minnesota January 11, 1982 Mr. Marv Bunnell i District 13 Planner City Hall Annex St. Paul, MN Dear Mr. Bunnell: � It has come to my attentilon that the Snelling-Hamline Community Council position on the District 13 Hqusing Plan was not clearly recorded during the District Planning meeting of January 4, 1982. The Snelling-Hamline Coma�unity Council is essentially in agreement with � staff recommendations on sitesl 14, 17, 18, and 19, and would not oppose the inclusion of box comments dealling with those four sites. We also would not oppose this letter being read �into the minutes of the next District Planning meeting so that our position c�an be clearly recorded. � Sincerely, I 7�,,,,��. �C. � i � Thotnas L. Romens President � Snelling-Hamline Community Council TLM:mc i i i • I � / � w L � � � N d' � M • tv � � 1 I 1 r M N � �"' N • N aLi � � GW r Ol • N �W � � N m � N � 1 1 1 1 N LL W O.'CC l� � � O=O�� N � 1 r F- � M � N 1� Hr �--� C�F-WF- I I OQ 2da Ll') 1 r l� d W>4 Q S F-v � r- i �H cL Z � O Q� GT I� � r— M r �."' ' • • U .-� �.' I I r r H- • N i--� 0 x W J Q C� r' � O G I � 1 r- � x J C d ��z N C F- 1 I N Y d' . .__._ .. � X W � � � d • 1 1 � �� M 1 1 M r 00 f- � � N • � o d o� >W a O J J U tL r �O o z dF►Q-�� N I 1 '- c� 1iW N �r - ~ ° � O � -- � �"� � � a w � � ? O ' O C � N .-v y � �v c E � .+.,� ° u� o > � ro m �c > G v�i a�.� +� U • •r ~ •6�1 A W Q C f" �� C � OC> C ._._.' * � • 1861 `LL b38W3�30 NO a3SIl13b 186L `LL b38W31d3S PJO II�Nf10� �llINf1WW0� tiL l�Ib1SI0 3H1 �l8 a3ldOat/ � j NF/ld 1N3WdO131130 JNISf10H bL l�Ib1SIa . � _ . i 1 DISTRICT 14 TOTAL IDENTIFIED HOUSING DEVELOPMENT OPPORTUNITY FOR THE � 1980'S ON RESIDENTIAL VACANT LAND SITES District 14 Ma Reference Current' Develo ment Recommended Develo ment P p p Number Capacit� (No. of Units) Capacity (No. of Units) 1 . ! 2 1 2. 1 1 3. i 2 1 4. 1 1 5. � 2 1 6, ' 2 0 7. � 1 1 8. 1 1 Total Number 12 units 7 units � � 12 X .60 = 7 units minimum ; � � � � � i � i � � . � � � o .-. +� a, > N � o Qa a� m o +� � v� � ,—�--•� � •,-+� o �o a� E • r � C •r Q� � I '� � � �"C7 tn � (�C,�j N E N O � N C C N ,� • Q�,.a,� +� +� i-� +� +� d-� O•r-� '� •C •C •C •C RS r U � � � � � 'p � tC � � a' �- � r- r r E � v E 0 U `_'� �d' •r�- aJ � � � LL' L.� L.L Li li. ,� O� (n N N N N �r = i ' � v� Az •r- +-� C] N•r S.. 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