01-1143.
council File # O1� �1�3
(� ^''. ; ."` � � � L.�
"-' � ` ; '.i
Presented By
'13
Referred To Committee: Date
1 WFIEREAS, the Saint Paul City Council, on August 8, 2001, adopted the Area Plan Suuunary of the West Side
2 CommunityPlanandtheRiverviewCommercialCorridorRevitalizationPro�asanelementoftheSaintPaul
3 Comprehensive Plan; and
4
WHEREAS, PED staff prepared amendments to the text and future land use map of the Redevedopment Plan and
DevelopmentProgram for the Riverfi•ontRedevelopmentProjectArea to add the Riverview Commercial Corridor
Revitalization Program area, now refened to as District dei Sol; and
10
11
12
13
14
15
16
17
18
WHEREAS, the proposed amendments were duly considered by the Planning Commission for their conformance
with the Comprehensive Plan;
WHEREAS, the Saint Pau1 City Council conducted a public hearing on the proposed amendments on October
24, 2001;
NOW, THEREFORE, BE IT RESOLVED, that the Saint Pau1 City Council hereby adopts the proposed
amendments to the Redevelopment Plan and Development Program for the Riverfront Redevelopment Project
Area for the District del Sol commercial conidor surrounding Concord Street from Wabasha Street to Highway
52-Lafayette Freeway, extending northward on Robert Street to Wood Street, and extending south on Wabasha
Resolution #
Green Sheet # �" 3 a1S►
JL�N O A
19 to Congress Street.
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Requested by Planninc & Eco omic Develo ment
BY' �
Form Approved by City Attorney
BY: �'�.I✓va�. ee.,—�,
Approved by Mayor
Adoption Certified by Council Seczetary
Ey. c ____���' BY � '
Approved by Mayor: Date - `����Z�Se��
BY'
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L�iI.I.I • /f._ � ul
Adopted 6y Council: Date �,� .'J }-cQ i
�
- -� f-
DEPA.RTMENT/OFFICE/COUNCIL: DATE INTTIATED GREEN SHEET No.:111326 O,�
PED: Downtown Team October 5, 2001 � �( y 1
� CONTACT PERSON & PHONE: A1� iMTTALNA7'E
Martha Faust 266-6572 � 2 DEPARTMENT DIR. 5 CTI'Y COUNCII.
- AGENDA BY (DATE� �IGN ' 3 CITY ATTORNEY � o- S-a 1 _ CITY CLERK
��Mggg _FINANCIAL SER IR. _ FINANCIAL SERV/ACCTG (T. Meyer)
OCtOUCS � OOl FOR 4 MAYOR (OR ASST.) CNII, SERVICE COMPvIISSION
gplp�•�G � DownWwn Team (ScLreier)
ORDER
� TOTAL # OF SIGNA'PURE PAGES 1(CLIP ALL I,OCATIONS FOR SIGNATURE)
' ACTfON REQUESTED:
� RECOMMENDATTONS: Approve (A) or Reject (R) PERSONAI. SERVICE CON112ACTS M[JST ANS gLL�� � D
QUESTiONS:
. A PLANNING CONID�IISSION 1. Has ihis person/fvm ever worked under a contract for 's epaztmen ?
CIB COMI�IITTEE Yes No (+Y (1 q
CIVIL SERViCE COMbIISS]ON 2. Has this person/firm everbeen a ciry emp7oyee? 0 ts 1�y 9 ��O!
Yes No
3. Does this person/firm possess a skill not normally poysasie�'by/au1Pc r7�"'�ffe ����e7�
� Yes No ti,il B� 1'i f 8
Explain all yes ansrvers on separate sheet and attach to green sheet
, INI'i7ATING PROBLEM, ISSUE, OPPOR'CIJNITY (Whq W6at, When, Where, Why).
The Redevelopment Plan and Development Program for the Riverfront Redevelopment Project Area is being
amended to include District del Sol, pursuant to the Council's adoption of a Comprehensive Plan element for the
West Side and District del Sol (On August 8, 2001, the Ciry Council adopted the Area Plan Suminary for the West
Side Community Plan and the Riverview Commercaal Corridor Revitalization Program).
f`
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t°
mY=Yi 6a=� "
� ADVANTAGESIFAPPROVED py � �
, A redevelopment plan is in place to guide redevelopment activities in the District del Sol. R= '��' ��
� � °�� '�; ��
��
s.
�. _
- DISADVANTAGESIFAPPROVED:
, None
DISADVANTAGES IF NOT APPROVED:
No redevelopment plan reference will exist for this commercial corridor identified for redevelopment and
revitalization.
TOTAL AMOUN`T OB `TRANSACTION: COST/REVENUE BQDGETED:
FIJNDING SOURCE: AC1`IVI1'Y NUMBER:
Budget code:
FINANCIAL INFORMATION: (EXPLATN)
k.�shazed\ped�fausflgmsht.frm
r
PLANNING COMMISSION
CTTY OF SAINT PAUL
NormColeman, Mayor
DATE:
TO:
FROM:
October 5, 2001
Mayor Norm Coleman
Gladys Morton, Chair
25 West Fourth Street
SairaPaul, MN55102
Lany Soderholm, Planning AdministratorK
01•1143
Telephone: 651-266-6565
Facsimrle: 65I-228-3314
SUBJECT: Amendments to the Redevelopment Plan and Development Program for the
Riverfront Redevelopment Project Area (District del Sol)
: �_ .S : 1 1 T17
The Redevelopment Plan and Development Program for the Riverfi�ont Redevelopment Project
Area was adopted in 1987. The Riverfront Redevelopment Project Area is located along the
central riverfront between the High Bridge and the Lafayette Bridge, and contains sites on both
the north and south sides of the Mississippi River.
On August 8, 2001, the Saint Paul City Council adopted an Area Plan Summary for the
West Side Community Plan and the Riverview Commercial Corridor Revitalization Plan as part
of the Saint Paul Comprehensive Plan. The Riverview Commercial Corridor is now referred to
as the "District del Sol". A key recommendation in the Area Plan Suimnary is to pursue housing,
commercial and office redevelopment within the District del Sol, focusing on the
Concord/State/George, Concord/Robert and Concord/Wabasha nodes. There are a number of
potential and current redevelopment projects focused around the Concord-State-George node that
may ultimately require the use of tax increment financing. Following the Council's action on
August 8`", the West Side neighborhood has requested that the City amend the Redevelopment
Plan and Development Program for the Riverfront Redevelopment Project Area to include the
Aistrict del Sol project area, the boundaries of which area defined by the Riverview Corridor
Plan.
RECOMMENDATION
The Saint Paul Planning Commission l�as deterxnined that the attached amendments to the
Redevelopment Plan and Development Program for the Riverfront Redevelopment Project Area
regarding the District del Sol project area are in conformance with the City's Comprehensive
Plan. Please transmit this resolution to the City Council and Housing & Redevelopment
Authority and recommend adoption of the amended Redevelopment Plan and Development
Program for the Riverfront Redevelopment Project Area.
o � -1�y3
Mayor Norm Coleman
October 5, 2001
Page Two
If you have questions, please call Martha Faust, PED Planner, at 266-6572.
cc: Brian Sweeney, PED
Sean Kershaw, PED
Martha Faust, PED
Nancy Anderson, Council Research
��.��v3
Interdepartmental Memorandum
C1TY OF SAINC PAUL
DATE: October 5, 2001
TO: Council Presidern Dan Bostrom and Members of the City CouncH
FROM: Mayor Norm Coleman
SUBJECI': Amendments to the Redevelopment Plan and Development Progi<un for the Riverfront
Redevelopment Project Area (Dishict del Sol)
I am hansmitting Plun7uig Commission Resolution #O1-87 related to proposed amendments to the
Redevelopment Plan and Development Program for the Riverfiront Redevelopment Project Area to reflect
the inclusion of the Dishict del Sol. The Commission has reviewed the amendments, and k�as
detemuned that they are in confomiance with the City's Comprehensive Plan.
I am forwarding the proposed amendments to you with my recommendation for adoption.
Attachments
city of saint paul
planning commission resofution
file number o1-$7
date October 5, 2001
tl 1•11y,7
WHEREAS, the Saint Paul Planning Commission, on 7uly 13, 2001, recommended adoption of
an Area Plan Summary of the West Side Community Plan and the Riverview Commercial
Corridor Revitalization Program which was, on August 8, 2001 (Resolution #O1-810) adopted
by the Saint Paui City Council as an element of the Saint Paul Comprehensive Plan; and
WHEREAS, the Riverview Commercial Conidor is now referred to as the "District del Sol", and
a key recommendation in the Area Plan Summary is to pursue housing, commerciai and office
redevelopnnent within the District del Sol, focusing on the Concord/State/George, •
ConcordlRobert and Concord/Wabasha nodes; and
WHEREAS, staff prepared amendments to the text and three maps of the Redevelopment Plan
and I3evelopment Program for the Riverfront Redevelopment Project Aren to add the Rivervie�v
Commercial Corridor, or District del Sol; and
WHEREAS, the proposed amendments were duly considered by the Planning Commission for
their coniormance with the Comprehensive Plan;
NOW, THEREFORE, BE IT RESOLVED, that the Saint Paul Planning Commission finds the
proposed amendments (attached) in conformance with the Saint Paul Comprehensive Plan; and
BE TT FINALLY RESOLVED, that the Planning Commission recommends that the Saint Paul
City Council/Housing and Redevelopment Authority adopt the proposed amendments to the
Redevelopr�ent Plan and Development Program for the Riverfront Redevelopment Project Area.
moved by Kramer
seconded by
in favor Unanimous_
- - " against.
o �- ��4��
PROPOSED AMENDMENTS TO THE
REDEVELOPMENT PLAN AND DEVELOPMENT PROGRAM
FOR THE
RIVERFRONT REDEVELOPMENT PROJECT AREA
r�y;7e77�111►�7
The Redevelopment Plan and Development Program for the Riverfront Redevelopment Proj ect Area
(hereinafter refened to as the "Redevelopment Plan") was adopted in November, 1987. The
Riverfront Redevelopment Project Area is located along the central riverfront between the High
Bridge and the Lafayette Bridge, and contains sites on both the north and south sides of the
MississippiRiver. ThekeycomponentsoftheRedevelopmentPlanincludealegaldescriptionofthe
Project Area, a set of development objectives and a general land use plan.
PROPOSED AMENDMENTS
Amendments to the Redevelopment Plan to include the commercial conidor along Concord Street
known as the "District del Sol", as reflected in the Riverview Commercial Corridor Revitalization
Program are recommended in three sections: A. Description of the Development District and
Redevelopment ProjectArea, C. Previous and Current Efforts, and F. General Land Use Plan (text
and map).
Section A. Description of the Development District and Redevelopment Project Area
1. Add legal description for the District del Sol (page 9):
Commencine at the centerline of the intersection of State Street and east George
Street; thence west alone the centerline of east George Street to the intersection with a
southeasterlv extension ofthe southwesterly boundarv ofHornsbv's Rearraneement ofLots
1. 2, 3, 4 and 5, Block 89 of West Saint Paul Proner; thence northwest on a line parallel with
Concord Street for approximatelv 293 feet: thence north for a�roximatelv 131 feet to the
centerline ofEast Robie Street; thence west to the most westerly line Lot 6, Biock 72: thence
north for approxunately 5� feet; thence west far a�roximately 3 5 feet thence northwesterly
alon ag line parallel with Concord Street to the intersection with the centerline of Robert
Street, thence north alone the centerline of Robert Street to the intersection with the
centerline of Concord Street; thence northwesterlYalon�the centerline of Concord Street to
the intersection with a northerly extension of the most easterl�lines of Lot 13. Block 65;
thenc south to a point a�proximatelv 120 feet south of the most southwesterly line of
Concord Street; thence west for appro�mately 50 feet; thence north for a�nroximatelv 30
feet; thence west for approximatel� 100 feet; thence north to the intersec6on with the
centerline of east Congress Street; thence west alon� the centerline of East Congress Street
to the most westeriv line of Lot 19. Block 55: thence north to the centerline of Isabel Street;
thence northeasterlv on a tangential curve following the westernmost �ro_periy line of Lots
1,2,3,4,5. Block 33: thence north to the southernmost boundarv of Lot 7. Block 3 of
Auditor's Subdivision: thence west 88 feet to the southwest corner of Lot 7. Block 3: thence
north on a taneential curve along the westernmost boundaries of Lots 1.2,3,4,5.6,7, Block
ai-�J �+3
3 and Lot 21. Block 2; thence east aproro�mately 20.65 feet: thence northwesteriy on a
taneential curve on the westernmost boundary ofLots 1 throueh 20 of Block 2• thence north
along the western boundarv of Lot 1, Block 2 75 feet; thence west along the southem
boundary of Lots 1,2,3,4, Block 7: thence west 15 feet to the Lot split of Lot 8 Block 7�
thence north annroximateiv 94.61 feet_ thence northeast 58 deerees 24 minutes (or footaeel
to the centerline of Wabasha Street; thence south/southeasterly along the Centerline of
Wabasha Street to the northernmost to the intersection of the centerlines of Wabasha Street
and Colorado Street; thence southeast approxiamately 300 feet along Wabasha Street to the
intersection of the centerline of Wabasha Street and Concord Street; thence east
approximatelv 302.49 feet; thence south approxunately 50 feet: thence east
anproxixnatelv 150 feet• thence north approximatelv 50 feet thence east approximatelv
60 feet; thence south alone the vacated centerline of Livineston Street 425 feet• thence east
approximatelv 240 feet: thence north approximately 230 feet: thence west to the southwest
corner of Lot 6, Block 36; thence north approximately 50 feet; thence east
approximately 190.06 feetto the centerline ofRobert Street thence north alone the centerline
of Robert Street 250.07 feet: thence west approximatelv 190 feet; thence north
approximatelv 339.67 feet to the centerline of Wood Street; thence east to the
intersection of the centerlines of Wood Street and Robert Street: thence north alone the
centerline of Robert Street 60 feet: thence east alongthe tangentialline of the northern oazcel
line of Lots 1 and 2 ofBlock 17 to the centerline ofthe vacated Clinton Avenue• thence south
50 feet alon� the centerline• thence west�roximatelv 90 feet• thence south a�pro�mately
210 feet to the centerline of Colorado Street: thence west 62 feet; thence south
approximatelv 130 feet thence west a�proximately 20 feet• thence south a�uroximateiv 170
feet; thence east to the centerline of Clinton Street; thence south ap�roximateiv 160 feet
thence west a�proximatelv 196.48 feet; thence south to the centerline of East Con�ress
Street: thence eastto the intersection with the centerline ofthe a11ev in Plat .01364 West Saint
Paul Blocks 1 through 99, Block 66; thence south along the centerline of said alley to the
northern boundary ofPlat.01364 West Saint Pau1 Blocks 1 through 99. Block 71: thence east
to a point approximatelv 91.7 feet from the eastern boundary of Plat A1364 West Saint Paul
Block 1 throuQh 99, Block 71; thence south to the intersection with ttie centerline of Concord
Street: thence southeast alone the centerline ofConcord SYreet approximatel�5 feet: thence
east/northeasterlv on a taneential curve to the centerline of the Clinton-Robie Connection;
thence southeasterlv alone said centerline to the intersection of the centerline of Ada Street;
thence southwest along said centerline 160 feet to the centerline of the allev in Plat .01169
Bell's Addition to West Saint Paul. Block 16: thence southeast alone said centerline to the
intersection with the centerline of Bancroft; thence continue the line of said a1l�ara11e1 to
Concord Street to the centerline of Brown Street: thence south on the centerline of Brown
Street to the intersecfion with the centerline ofthe vacated Prescott Street; thence northwest
alon� said centerline to the intersec6on with the centerline of Bancroft Street: thence
northeast along the centerline 173 feet: thence west alon¢ the southern boundazies of Lots 1
through 7, Block 2; thence northeast approximately 75.11 feet: thence west approximately
94.78 feet; thence southwest aroproximatelv 2337 feet; thence west ap�roximate1�150.25
feet; thence south apuroximatelv 84.81 feet: thence west to the centerline of State Street:
thence northeast a�roximatelv 295 feet: thence west apuroximate1�106 feet to the western
boundary ofLot 3, Block 93: thence north to the centerline ofEast Gear¢e Street. thence east
0 �-��5�3
to the intersection with the centerline of State Street, the noint of beeinning
Section C. Previous and Current Efforts
2. Add the following text to page 16:
In 1999, the Riverview CommerciaZCorridorRevitalization Prom was created by
nei¢hborhood representafives. inpartnership withthe Citv to guide redevelo�ment in
the Concord Street commercial corridor on the Citv's West Side. now referred to as
the "District del Sol". This plan outlines a vision for revitalizing the District del Sol
commercial corridor through mixed use redevelopment, with design euidelines to
guide such redevelopment and a streetscaue ei�l�ancements program to enhance
safetv. connections and the overall character of the District del Sol. In 2001. the Citv
Council adonted the Riverview Commercial Corridor Revitalization Program as an
element of the Comurehensive Plan The District del Sol encompasses Concord
Street from the Wabasha caves to Lafavette Road (Hiehwav 521, extends north on
Robert Street to Wood Street, and extends south on Wabasha Street to Coneress
Street.
Section F. General Land Use Plan (page 24)
3. Add the District del Sol to the list of future areas far mixed use redevelopment, and
change three maps to add the District del Sol :
a. Add under 6. MIXED USE District del Sol (page 28):
In the District del Sol commercial corridor. which runs alone Concord Street
from Wabasha Street to Lafavette Road (Hiehwav 521, extends north on Robert
Street to Wood Street, and extends south on Wabasha Street to Congress Street
b. Change the title ofMap A from "Map A" to "Redevelopment Plan Boundary",
and redraw the map to add the District del Sol.
c. Redraw the "Riverfront Sub-Areas" map to add the District del Sol.
d. Redraw the "Redevelopment Plan Future Land Uses" map to add the District
dei Sol.
e. On the "Redevelopment Plan Future Land Uses" map, show the map
designation for the District del Soi as MIXED USE.
4. Add under 8. DESIGN CONTROLS (page 29):
In addition to the design controls listed above, the Riverview Commercial Corridor
Revitalization ProQram contains s�ecific desien ¢uidelines for storefronts, new
buildines, and streetscape and landscape within the District del Sol.
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61-i\�}7
REDEVELOPMENT PLAN
and
DEVELOPMENT PROGRAM
RIVERFRONT REDEVELOPMENT PROJECT AREA
of the
HOUSING & REDEVELOPMEi�fT AUTHORITY (HRA) Of THE
CITY OF SAINT PAUL, MINNESOTA
MINIVESOTA STATUTES SECTION 469.001 - Subd. 14)
And
DEVELOPMENT DISTRICT
(DEVELOPMENT DISTRICT #4)
of the
CITY OF SAINT PAUL, MINNESOTA
(MINNESOTA STATUTES SECTION 469.124 -469.134)
Approved by the HRA: November 4, 1987
Approved by the City of Saint Paul: November 10, 1987
Amended by the City of Saint Paul: August 23, 2000
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ol-lly3
..�.� ;,
SECOND AMENDMENT TO REDEVELOPMENT PLAN AND DEVELOPMENT PROGRAM
FOR THE RIVERFRONT REDEVELOPMENT PROJECT AREA
ADOPTED BY HRA
RESOLUTION
CITY COUNCIL ADOPTION
CHANGES
PART A, PART C, PART F(6)(d) and F(8):
ADDING DISTRICT DEL SOL PROJECT AREA
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TABLE OF CONTENTS
A. DESCRIPTION OF DEVELOPMENT DISTRICT AND
REDEVELOPMENT PR�JECT AREA
B. BACKGROUND
C. PREVIOUS AND CURRENT EFFORTS
D. DEVELOPMENT OBJECTIVES
E REDEVELOPMENT TECHNIQUES
F. GENERAL LAND USE PLAN
G. OTHER NECESSARY PROVISIONS TO MEET
STATE AND LOCAL REQUIREMENTS
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The Housing and Redevelopment Authority of the City of Saint Paul, Minnesota. (HRA)
proposes to establish a RIVERFRONT REDEVELOPMENT PROJECT AREA, as provided for
in Minnesota Statutes, Chapter 469, and a REDEVELOPMENT DISTRICT as provided for in
Minnesota Statutes, Section 469.001, Subd. 14. Additionally, the City of Saint Paul
proposes to form a DEVEIOPMENT DISTRICT, as provided for in Minnesota Statutes,
Sections 469.124-469.134. The project and district would be co-existent with each other.
References to the Redevelopment Project, Project Area and Plan shall be understood to
include by this incorporation a reference to the Development District, Distrid Area and
Development Program.
In addition, the City and the HRA proposed to adopt a TAX INCREMENT FINANCING
PLAN, as provided for in Minnesota Statutes, Chapter 469.174, Subd. 10, to finance
project and district activities in accordance with the following Plan and Program.
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A. DESCRIPTION OF THE DEVELOPMENT DISTRICT AND REDEVELOPMENT
PROJECT AREA
The boundaries of the Riverfront Development Distrid and Redevelopment Projed Area
are mapped on Map A, attached, and described as follows:
All of Block 1, J.T. McMillan Company's Plat, St. Paul, Minn., except that part which lies
southerly of a line described as follows:
Beginning at an iron monument in the north line of Sedion 12, Township 28, Range 23,
Ramsey County, Minnesota, which monument is 514.63 feet east of the northwest corner
of Government Lot 1 in said Section 12; thence (assuming the north line of said Section 12
as a due East and West line) South 60 degrees 29 minutes West, 141.60 feet to a point;
thence South 71 degrees, 46 Yz minutes West 250.82 feet to a point; thence South 65
degrees, 18 minutes West, 166.96 feet to a point in the West line of said Government Lot
1;
also Block 3, Northern States Power Company's Plat, St. Paul, Minnesota;
also Lots 1, 2 and 3 in Block 15, E. H. Hawke's Subdivision to Winsfow's Addition to the
Town of St. Paul;
also that certain tract or parcel of land lying and being in Section 12, Township 28 North,
or Range 23 West, and within the following boundary lines, to-wit:
Starting at the Northeast corner of the northwest quarter of the northeast quarter of
said Section 12, according to the United States Government survey of said Section,
thence South along the East line of said Northwest quarter of the Northeast quarter
(which is afso the Easterly line of Lot 16, Partition Plat and of McMillan's Addition,
according to the respective plats thereof on file and of record in the office of the
Registrar of Deeds of Ramsey County, MN, and the true bearing of which line is
South 0 degrees 6 minutes East from the said point of beginning) and along the
extension of said line 1,931.1 feet; thence South 62 degrees 23 minutes West,
144.28 feet; thence South 49 degrees 30 minutes West, 500 feet; thence South 77
degrees 22 minutes West 33.54 feet to the intersection of said last described line
with the Westerly line of Lot 15, Partition Plat, extended Southerly, thence North
along the said Westerly line of Lot 15, Partition Plat, extended Southerly (the true
bearing of which line is North 0 degrees 6 minutes West) and along the said line
2,191.2 feet to the right-of-way of the Chicago, St. Paul, Minneapolis and Omaha
Railway; thence North 44 degrees, 1 minute East along the fine of said right-of-way
193.6 feet to the North line of said Section 12; thence East along the North line of
said Section 12 to the place of beginning, excepting therefrom the following
described tract:
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Commencing at a point of beginning on the Westerly line of Lot 15, Partition
Plat, 1,476 feet more or less North from the granite monument located at the
intersection of said line and the North {ine of the Levee Road (the said point
of beginning being the point where said Westerly line of Lot 15, Partition
Plat, crosses the Easterfy boundary of the right-of-way for stockyard tract
conveyed by M. J. O'Connor and Martin Delaney to St. Paul and Sioux Ciry
Raiiroad Company by deed recorded in 94 of Deeds, page 141); thence
Northeasterly along said Easterly boundary of said right-of-way, 466 feet
more or less to the North line of said Lot 15, Partition Plat; thence West
along said North line of Lot 15, Partition Plat, 35 feet more or less to the
right-of-way of the C. St. P. M.& 0. Ry. Co., thence Southwesterly along said
right-of-way 193.6 feet more or less to the West line of said Lot 15, Partition
Plat; thence South along said West line of Lot 15, Partition Plat, 285 feet
more or less, to the place of beginning,
which lies t�lortherly of a line drawn paralle{ with the North line of said Northwest Quarter
of the Northeast Quarter, and 218 feet Southerly thereof (the above described being a part
of Lots 15 and 16, Partition Plat);
also Lots 6(except Railroad), 7 and 8, Block 14, and Lots 4, 5, 6, 7 and 8, Block 15, South
of Railroad in E. H. Hawke's Subdivision to Winslow's Addition to the Town of St. Paul,
Minnesota Territory, together with so much of Von Minden Street, vacated, as accrued to
said premises by reason of the vacation thereof, and together with so much of St. Clair
Street, vacated, as accrued to said premises by reason of the vacation thereof;
also beginning at the most Northeasterly corner of J. T. McMillan Company's Plat, and the
Southeasterly line of the joint railroad right-of-way of the Chicago, Milwaukee and St. Paul
and Chicago, St. Paul, Minneapolis and Omaha Railroad; thence Southwesteriy along the
Southeasteriy line of said raiiroad right-of-way to the South line of Block 15 of E. H.
Hawke's Subdivision to Winslow's Addition; thence West along the South line of Block 75
to the Southwest corner of Block 15; thence North along the West line of said Block 15
and its Northerly extension to the intersection of the Northwesterly line of the joint railroad
right-of-way of the Chicago, Milwaukee and St. Paul/Chicago, St. Paul, Minneapolis and
Omaha railroad; thence in a Northeasterly direction along said Northwesterly line of said
railroad right-of-way to the intersection with the Northeast line of Walnut Street and
Southeasterly line of Hill Street; thence Northeast along the Southeast line of Hill Street to
the Southwesterly line of Chestnut Street; thence Northwesterly along the Southwesterly
line of Chestnut Street to the Southeasterly line of Exchange Street; thence Southwest along
the Southeasterly line of Exchange Street to the Southwesterly line of Walnut Street; thence
Northwesterly along the Southwesterly line of Walnut Street to the Northwesterly line of
West Seventh Street; thence Northeasterly along the Northwesterly line of West Seventh
Street to the intersection of the Northeasterly line of Kellogg Blvd. and Southeasterly line of
Main Street; thence on a Southeasterly and Easterly line along Kellogg Blvd. to the
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Southeasterly line of St. Peter Street; thence Northwesterly along the Southwesterly line of
St. Peter Street to the Southerly line of Fifth Street; thence Northeasterly to the intersection
of-the Northwesterly line of Fifth Street and Northeasterly {ine of St. Peter Street; thence
Northeasterly along the Northwesterly line of Fifth Street to the Southwesterly line of Cedar
Street as widened; thence Southeasterly along the Southwesterly line of widened Cedar
Street to the Northwesterly line of Fourth Street; thence Northeasterly along the
Northwesterly line of Fourth Street to the Northeasterly line of Minnesota Street; thence
Northwesterly along the Northeasteriy line of Minnesota Street to the Northwesterly iine of
Sixth Street as widened; thence Northeasterly along the Northwesterly line of Sixth Street
to the Northeasterly line of Robert Street; thence Southeasterly along the Northeasterly line
of Robert Street to the Northwesterly line of Fifth Street as widened; thence Northeasterly
along the Northwesterly line of Fifth Street to the Southwesterly line of Broadway Street;
thence Northwesterly along the Southwesterly line of Broadway Street to the intersection of
the Southwesterly extension of the Northwesterly line of Fifth Street; thence Northeasterly
along Fifth Street and its extension to the Northeaster4y right-of-way line of Highway 56
(Lafayette Road); thence Southeasterly along Highway 56 (Lafayette Road) right-of-way to
the Northeasterly line of Kellogg Blvd. as widened; thence Northeasterly along the
Northwesterly line of widened Kellogg Blvd. to the Northeasterly line of vacated Brook
Street; thence Southeasterly along the Northeasterly line of vacated Brook Street to the East
line of the Southwest Quarter of Section 32, Township 29, Range 22; thence South along
the East line of said Southwest Quarter to the Harbor Line on the Northerly line of the
Mississippi River; thence Southwesterly along the Northerly Harbor Line to the
Northeasterly right-of-way line of Highway 56 (Lafayette Road); thence Southeasterly along
Highway 56 (Lafayette Road) right-of-way to the Harbor Line of the Southerly side of the
Mississippi River; thence Northeasterly along the Southerly Harbor Line to the
Northeasterly corner of Block 17 of Brooklynd; thence Southeasterly along the
Northeasterly line of Block 17 and its extension, to the Southeasterly line of Alabama
Street; thence Southwesterly along the Southeasterly line of Alabama Street and its
extension, to the centerline of State Street; thence Southerly along the centerline of State
Street to the Northeasterly extension of the Southeasterly line of Fillmore Street; thence
Southwesterly along the extension and Southeasterly line of Fillmore Street to the
Northeasterly line of Robert Street; thence Southeasterly along the Northeasterly line of
Robert Street to the intersection of the Northeasterly extension of the Southeasterly line of
Lot 7, Auditor's Subdivision No. 39; thence Southwesterly along the Extension and
Southeasterly line of Lot 7, Auditor's Subdivision No. 39 to the Northeasterly line of Lot
12, Auditor's Subdivision No. 39; thence Southeasterly along the Northeasterly line of said
Lot 12, to the Southwesterfy line of an easement for South Robert Street; thence Southerly
along the Southwesterly line of said easement to a line 40 feet Northeasterly of and parallel
with the Northerly line of Tract B of Registered Land Survey No. 366; thence
NorthwesYerly along said 40 foot line for 975 feet more or less to a point; thence left at
right angles to the Southwesterly line of the railroad Right-of-Way; thence Northwesterly
along the Southwesterly railroad right-of-way to the center of vacated Plato Ave.; thence
Southwesterly along said centerline to the Southwesterly line of Starkey Street; thence
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Northwesterly along the Southwesterly line of Starkey Street to the Southerly line of new
Plato Blvd.; thence westerly along the Southerly line of Plato Blvd. to the Northeasterly
line of South Wabasha Street; thence Southeasterly along the Northeasterly line of South
Wabasha Street to the Northerly extension of the East line of Hall Avenue; thence South
along the East line of Hafi Avenue to the Northerly line of Prospect Blvd.; thence Westerly
along the Northerly line of Prospect Bivd. to the East line of vacated Bellows Street; thence
South along the East line of vacated Bellows Street to the foot of the Bluff; thence
Southwesterly along the Foot of the Biuff to the centerline of Belfows Street; thence South
along the centerline of Bellows Street to the North line of Delos Street, which is also the
North line of Section 7, Township 28, Range 22; thence West along the North line of
Section 7, Township 28, Range 22, to the Northeast corner of Lot 15, Slock 198 of lrvine`s
Addition; thence South along the East line of Lot 15 for 80 feet to a point; thence West,
parallel with the North line of Lots 15 through 11, said Block 198, to the West line of Lot
11; thence North along the West line of Lot 11 to the Northwest corner of Lot 11; thence
West along the Westerly extension of the North line of Lot 11 to the centerline of Ohio
Street; thence in a Southwesterly direction along the centerline of Ohio Street to the
Southeaster{y extension of the Southerly line of Cherokee Avenue; thence Northwester{y
and Southwesterly along the Southerly line of Cherokee Avenue to the Southwesterly right-
of-way line of Smith Avenue; thence Northwesterly along the Southwesterly right-of-way
line of Smith Avenue and its extension across the Mississippi River to the intersection with
the West line of the Northwest Quarter of Section 7, Township 28, Range 22, which is the
Southerly extension of the West line of Wilkin Street; thence North along the West line of
Wilkin Street and its extension, to the Northwest line of Spring Street; thence Northeasterly
along the Northwest line of Spring Street to the North line of the Southwest quarter of the
Southwest quarter of Section 6, Township 28, Range 22; thence West along said quarter
quarter line to the Southeasterly line of Hill Street; thence Southwesterly to the
Northwesterly corner of Block 1, Northern States Power Company's Plat; thence South
along the West line of Block 1 of Northern States Power Company's Plat to the
Southeasterly line of Hill Street; thence Southwesterly along the Southeasteriy line of Hill
Street to the Southeasterly extension of the Southwest line of Lot 8, Block 1 of
Rearrangement of Oppenheim's Addition; thence Northwest to the Northwesterly corner of
said Lot 8, Block 1, which is also the Southwesterly line of the joint railroad right-of-way
track of the Chicago, Milwaukee and St. Paul/ Chicago, St. Paul, Minneapolis and Omaha
Railroad; thence Southwesterly along said right-of-way line to the Northeasterly line of
Smith Avenue; thence Southeasterly along said Northeast line of Smith Avenue to the
Southeasterly line of Hill Street; thence Southwest along the Southwest line of Hill Street to
the East line of vacated McMillan Street; thence South and Southwest along the east line of
vacated McMillan Street to the East line of J. T. McMillan Company's Plat; thence North on
said East line to the North line of Section 12, Township 28, Range 23, to the point of
beginning.
and
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Commencine at the centerline of the intersection of State Street and east George Street:
thence west along the centerline of east George Street to the intersection with a
southeasterly extension of the southwesterly boundary of Hornsby's Rearrangement of Lots
1, 2, 3. 4 and 5, Block 89 of West Saint Pau) Proper; thence northwest on a line �aralle)
with Concord Street for approximately 293 feet: thence north for approximately 131 feet to
the centerline of East Robie Street: thence west to the most westerlv line Lot 6. Block 72:
thence north for ap�roximate1�50 feet; thence west for ap�roximately 35 feet; thence
northwesterl�alon�a line parallel with Concord Street to the intersection with the
centerline of Robert Street, thence north alone the centerline of Robert Street to the
intersedion with the centerline of Concord Street: thence northwesterly along the
centerline of Concord Street to the intersection with a northerlv extension of the most
easterlv lines of Lot 13. Block 65; thenc south to a point approximately 120 feet south of
the most southwesterlv line of Concord Street; thence west for approximately 50 feet:
thence north for approximately 30 feet: thence west for approximatelv 100 feet: thence
north to the intersection with the centerline of east Con�ress Street; thence west alon�the
centerline of East Congress Street to the most westeriv line of Lot 19, Block 55; thence
north to the centerline of Isabel Street: thence northeasterly on a tangential curve following
the westernmost property line of Lots 1.2.3.4.5. Block 33: thence north to the
southernmost boundary of Lot 7, Block 3 of Auditor's Subdivision; thence west 88 feet to
the southwest corner of Lot 7. Block 3; thence north on a tan�ential curve alon� the
westernmost boundaries of Lots 1.2,3,4.5.6,7. Block 3 and Lot 21, Block 2; thence east
approximately 20.65 feet: thence northwesterly on a tan�ential curve on the westernmost
boundary of Lots 1 through 20 of Block 2; thence north alon� the western boundary of Lot
1. Block 2 75 feet: Yhence wesY alon� the southern boundarv of Lots 1.2,3.4, Block 7:
thence west 15 feet to the Lot split of Lot 8, Block 7; thence north approximatelv 94.67
feet• thence northeast 58 degrees 24 minutes lor footage) to the centerline of Wabasha
Street; thence south/southeasterly along the Centerline of Wabasha Street to the
northernmost to the intersection of the centerlines of Wabasha Street and Colorado Street:
thence southeast ap�roxiamately 300 feet along Wabasha Street to the intersection of the
centerline of Wabasha Street and Concord Street: thence east approximately 302.49 feet:
thence south approximately 50 feet: thence east approximatelv 150 feet: thence north
approximatelv 50 feet; thence east approximately 60 feet; thence south along the vacated
centerline of Livin�ston Street 425 feet; thence east approximatelv 240 feet; thence north
approximatelv 230 feet; thence west to the southwest corner of Lot 6. Block 36; thence
north ap�roximately 50 feet: thence east approximately 190.06 feet to the centerline of
Robert Street: thence north along the centerline of Robert Street 250.07 feet: thence we5t
ap�roximate1�190 feet; thence north approximately 339.67 feet to the centerline of Wood
Street: thence east to the intersedion of the centerlines of Wood Street and Robert Street;
thence north along the centerline of Robert Street 60 feet: thence east alon�the tan eg ntial
line of the northern parcel line of Lots 1 and 2 of Bfock 17 to the centerline of the vacated
Clinton Avenue; thence south 50 feet alone the centerline; thence west approximately 90
feet: thence south approximately 210 feet to the center{ine of Colorado Street; thence west
62 feet: thence south approximately 130 feet: thence west approximatelv 20 feet: thence
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south approximately 170 feet: thence east to the centerline of Ciinton Street: thence south
a�proximatelv 160 feet: thence west approximately 196.48 feet: thence south to the
centerline of East Con�ress Street: thence east to the intersection with the centerline of the
alley in Plat .01364 West Saint Paul Blocks 1 through 99, Block 66: thence south alon�the
centerline of said alley to the northern boundarv of Plat .01364 West Saint Paul Blocks 1
through 99. Block 71: thence east to a point a�proximately 91.7 feet from the eastern
boundary of Plat .01364 West Saint Paul Block 1 through 99. B(ock 71: thence south to the
intersection with the centerline of Concord Street: thence southeast along the centerline of
Concord Street a�proximately 25 feet: thence east/northeasterly on a tangential curve to
the centerline of the Clinton-Robie Connection; thence southeasterly along said centerline
to the intersection of the centerline of Ada Street: thence southwest along said centerline
160 feet to the centerline of the alley in Plat .01169 Bell's Addition to West Saint Paul.
Block 16; thence southeast alon� said center4ine to the intersection with the centerline of
Bancroft: thence continue the line of said alleyparallel to Concord Street to the centerline
of Brown Street; thence south on the centerline of Brown Street to the intersection with the
centerline of the vacated Prescott Street; thence northwest alona said centerline to the
intersedion with the centerline of Bancroft Street; thence northeast alon� the centerline
173 feet: thence west alon� the southern boundaries of Lots 1 throu�h 7, Block 2: thence
northeast approximately 75.11 feet: thence west approximatelv 94.78 feet: thence
southwest approximately 23.37 feet; thence west approximatelv 150.25 feet; thence south
aoqroximately 84.81 feet; thence west to the centerline of State Street; thence northeast
approximately 295 feet: thence west approximately 106 feet to the western boundary of
Lot 3, Block 93; thence north to the centerline of East Georee Street, thence east to the
intersection with the centerline of State Street, the point of be�inning_
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B. BACKGROUND
The Riverfront Redevelopment Project Area is located in and near downtown St. Paul, on
the north and south shores of the Mississippi River. The Mississippi River is the city's
birthplace, and dominant natural feature. Throughout the history of Saint Paui, the river has
determined the extent and nature of the city's growth, development and
geographideconomidsocial climate.
For the past several decades, the prominence of the riverfront as an economic and sociai
center has declined. The city has grown 'up and away' from the riverfront as the
importance of the port fundion has changed with technological advances in transportation
and industrial processes, and as the focus of the regional economy has changed from
manufacturing to services.
The present conditions of use and development refiect the deterioration that one would
expect as the city looked elsewhere for development opportunities. The entire downtown
river corridor is characterized by large areas of neglected vacant and underutilized land,
transportation networks and facilities that are functionally obsolete, and inefficient labor-
extensive activities that waste the potential of inherently valuable land. Public
improvements have deteriorated; are inadequate to serve demands; and in some cases are
potentially hazardous. Both public facilities and remaining private strudures present severe
barriers to access and use of the shorefine; environmental conditions are such that make
public use and appreciation of the river difficult.
Such a condition is generally incompatible with contemporary public objectives which
consider the Mississippi River the city's most unique natural attribute, to be enhanced as a
resource of aesthetic, ecological, cultural and economic importance.
Without positive intervention, the downtown riverfront is unlikely to fulfill its pubfic
potential. Current patterns of land use and economic attrition are likely to continue. Private
reinvestment needs will not be met. New development will be hampered by poor soil
conditions, lack of infrastructure, fragmented property ownership, and perhaps most
importantly, a public perception of the area as one in decline.
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C. PREVIOUS AND CURRENT EFFORTS
Since 1960, there have been several efforts by the City of Saint Paul to pfan for and direct
change in the Project Area.
Several Redevelopment Plans and Commercial and Industrial Development Projects have
been prepared under provisions of Chapter 469 of Minnesota Statutes, and approved for
areas of the city that include small portions of the Riverfront Redevelopment Project area.
These include:
- Riverview Renewal Project (R-26): 1963
- Riverview Industrial Project: 1964
- Upper Levee Renewal Project (R-3): 1958, rev. 1965
- West Seventh Neighborhood Development Project
- Seven Corners Neighborhood Development Project
- Downtown Urban Renewal Project (R-20): 1963
- Central Core Neighborhood Development Project
- Seventh Place Redevelopment Project: 1978
(W. of Robert St.)
(E. of Robert St.)
(Minn. A-1-7):1973
(Minn. A-1-6): 1973
(Minn. A-1-5): 1973
Because of the incrementai nature of past efforts and the fractured approach to establishing
redevelopment districts, the Riverfront Project Area is not addressed comprehensively.
Consequently, this Redevelopment Plan incorporates and supercedes those portions of
previously approved redevelopment plans (identified above) that lie within the Project
Area described in Section A of this plan.
The above-referenced redevelopment plans have resulted in one significant change in the
Project Area. Riverview Industrial Park was established.
Riverview Industrial Park is a project resulting from the combination of the Riverview
Renewal Project and Riverview Industrial Project cited above. It consists of 190 acres
within and adjacent to the Project Area. It was established after continual spring flooding
had made the housing that was originally located there untenable. From 1957-64, the Saint
Paul Port Authority purchased and cleared the land. The existing floodwall was constructed
in 1962, after which site development began. In 1965, the area was subjected to a record
flood. The land within the floodwall remained dry, and the success of Riverview Industrial
Park was assured. Since then, ftiverview has been one of the city's most productive
industrial parks. Of the original 190 acres, less than 7% remains available. Employment
currently exceeds 6000 (1987 figure).
In 1980, the Saint Paul City Council adopted the Saint Paul Mississippi River Corridor Plan
as a component of the Comprehensive Plan of St. Paul. The River Corridor Plan established
city objectives, policy and general recommendations for the treatment of the entire river
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valley, including the Riverfront Redevelopment Project Area. Since 1980, it has
periodicafly been amended, and in fact, is being amended concurrently with the adoption
of this Redevelopment Pian. The River Corridor Plan, as amended, remains the most
definitive city statement of riverfront development objectives.
In 1985, the single most important private investment decision was made in the Riverfront
Redevelopment Project Area, when American Hoist & Derrick Company (Amhoist)
abandoned its primary administrative, research, development, manufacturing and assembly
facilities. These facilities (commonly referred to as the 'Amhoist Plant') are located in an
unintegrated complex of 14 buildings, occupying 50 acres that dominate the south shore of
the river. The buildings range in age from 9-87 years, with a weighted age of 51 + years. In
abandoning the plant, Amhoist cited the deteriorated condition and functional
obsolescence of the entire plant and site as its primary reasons for relocating.
Adjacent to the Amhoist property, a chemical tank farm owned by the Union Oil Co., and
1930's vintage industrial buildings once owned by Technical Sealants Co., are vacant, idle,
and marked as potentially hazardous. These sites, plus broken and unused railroad
trackage that bisect them, are symptomatic of the obsolescence of riverfront-dominated
industrial and transportation uses.
On the north (downtown) side of the river, redevelopment efforts to revitalize the riverfront
have been piecemeal. In 1957, Shepard Road was constructed in the Project Area. This
single public works project compietely changed the nature of the riverfront by introducing
a major traffic artery that cut off the river from the rest of the city. In addition, it created
new access for an emerging industrial area on the fringe of the Central Business District. in
conjunction with building the road, the City created the Upper Levee Renewal Project in
1958, to clear continually flooded residential areas west of Chestnut Street, and replace
them with flood-protected industrial sites.
In the most visible site development case, Kaplan Scrap Iron & Metal Co. was relocated
from the Riverview area across the river to the Upper Levee in 1965. Since then, the
Kaplan operation has been the subject of numerous complaints regarding noise, odor,
visual pollution, and damage to ciiy sewers. In response to these ongoing aggravations, the
HRA' acquired the property in 1985 for purposes of clearance and making the site
available for redevelopment.
Adjacent to the Kaplan's site, the HRA has secured a long-term option for purchase of Yhe
Harvest States Cooperatives' Chestnut St. Grain Terminal. The grain elevators and terminal
operations have been deciared surplus by the owner, citing obsolescence of the facility for
contemporary grain shipment processes. Earlier, in 1980, Harvest States demolished
approximately half of the grain storage silos on the site because they were unused,
unmaintained, and considered a safety hazard.
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East of Harvest States' terminal is the site of former Industrial Steel Container Corporation.
The piant had been on the site for over 40 years, manufacturing and reconditioning metal
barrels and containers. In 1970, the HRA purchased the site for purposes of removing a
bfighting influence and an impedimentto potential roadway improvements. Soil
contamination was discovered on the site.
On the other end of downtown, the riverfront is dominated by the Union Depot. The
former train station is composed of an extremely large headhouse, concourse and train
platform covering over 6 acres at the city's original riverfront steamboat landing. In its
heyday, the Depot serviced over 60 trains per day. By the early 1960's, however, train
service had dramatically declined in St. Paul and across the country.
The consortium of railroads which owned and operated the depot (known as the Saint Paul
Union Depot Company) oversaw its closing. Throughout the 1960's and 1970's, the Union
Depot Company declined to improve the depot, and slowly dismantled it. Small subareas
were leased for storage and parking. In abandoning and neglecting the massive depot, the
railroads left the city with a blighting influence on the riverfront.
In 1982, the Union Depot Co. sold the headhouse to Asset Development Services, a
commercial developer which proceeded to renovate the headhouse. This project has
instilled new activity into the area, and is the basis for anticipated continued private
investment interest. Nevertheless, the site remains isolated from the riverfront by railroad
right-of-way and Shepard-Warner Road.
In 1984, the City embarked on a program entitled the "Riverfront Initiative," an energetic
and comprehensive effort to reclaim the riverfront from its current condition, and to
implement physical and programmatic changes that reflect pubiic objectives identified in
previous activities. To oversee this effort, and to advise the Mayor and City Council on
appropriate actions, the City Council established the Saint Paul Downtown Riverfront
Commission. Since its inception in 1984, the Riverfront Commission has actively engaged
in current riverfront issues.
In 1986, the Riverfront Commission completed and recommended to the City Council a
detailed riverfront redevelopment strategy. This strategy, entitled the Saint Paul Riverfront
Pre-Development Plan, suggested several long-term and shart-term public and private
actions which would stimulate redevelopment. It clarified redevelopment objectives, and
detailed specific actions the City can take to initiate the redevelopment process in a timely
manner. Currently, the City of Saint Paul is using this plan as the basis for amending the
city's Comprehensive Plan, and as a guide in preparing this Redevelopment Plan. As a
result, the City is planning to undertake several significant activities which are identified by
the Riverfront Commission as important.
In 1984, the US Army Corps of Engineers proposed to upgrade the floodwall and levee
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proteding Riverview Industrial Park by increasing the height of the flood control structures
four feet. This project, presently authorized by Congress, is currently being considered for
funding. It is a significant public works project that will increase flood protection to
existing and planned devefopment.
In addition, the City has initiated efforts to reconstruct Shepard Road to aileviate originaf
design shortcomings that have contributed to excessive numbers of traffic accidents. As a
part of the requisite Environmenta4 Assessments of this project, a{ternative road alignments
and configurations are being considered. In conjunction with the reconstrudion of Shepard
Road, the city has received a commitment from the Federa! Highway Administration to
contribute funds from the Great River Road program to realign and rebuild portions of
Warner Road in the vicinity of Lambert Landing. This will also contribute to improvements
in the safety and aesthetic characteristics of the road on the riverfront.
In 1984, the City established the Riverfront Enterprise Zone, which encompasses most of
the project area. Authorized under Minnesota Statutes, Sec. 273.13 (rev. 1983) and
approved by the State of Minnesota, the Enterprise Zone allows for individuals or
companies making investments to qualify for combinations of severai types of staYe and
local tax credits. To date; four companies have invested over $3,000,000 in industrial and
commercial projects in those portions of the Enterprise Zone located within the project
area.
The current condition of the important riverfront sites, plus the opportunities presented by
the City's announced initiatives to upgrade public facilities and to promote new investment
along the entire downtown riverfront, dictate the need for a comprehensive redevelopment
effort based on an updated redevelopment plan for the project area.
Since the Redevelopment Plan was originally adopted in 1987, there has been very little
private investment in the West Side Flats area. Despite significant pubiic investment,
primarily in the form of the riverfront levee and esplanade (approximately $15 million), the
private sector has not responded. Private lands that were vacant have remained vacant,
and there has been neglect and demolition of buildings over the last 15 years.
In the early 1990s, riverfront and downtown revitalization became much more a part of the
community's agenda. Like cities throughout North America, Saint Paul began to recognize
the Mississippi River as a well-spring of community pride, identity, vitality and investment.
With significant acquisition and clearance completed, the time was right to reinvest in
downtown and the central riverfront, and to start to create new neighborhoods with a
unique relationship to the river.
In 1997, the Saint Paul o� the Mississippi Development Framework was released to guide
planning, urban design and development activities in a four-square mile portion of
downtown Saint Paul and the central riverfront between the High Bridge and the Lafayette
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Bridge. The result of a three-year planning and community input process, the Framework
lays out a vision for downtown and the central riverfront that: reconnects the city to the
Mississippi River; increases the variety of land uses in these areas, especially in terms of
adding residential units; integrates land uses to create new neighborhoods that are less
dependent on the car; restores the urban ecology; and converts former industrial areas
along the riverfront to new mixed-use urban villages. The Framework contains ten
principles to guide new development in downtown and along the centrai riverfront, as well
as precinct plans that apply the ten principles in four sub-areas (Rice Park-RiverCentre,
Wabasha Corridor, Upper Landing and West Side). Most relevant to the Riverfront
Redevelopment Project Area is the Framework's call for a mixing of land uses in compact
urban villages (rather than isolating them into separate districts) and a diversifying of the
range of uses within each new neighborhood. In 1998, the City Council endorsed the
Framework's ten principles as the basis for the City's development po(icy for the
downtown-central riverfront project area.
Adopted by the City Council in 1999, the Land Use Plan chapter of the Saint Paul
Comprehensive Plan officially made the ten principles the basis for future land use
planning and development in downtown and along the central riverfront. Many of the
areas within the Riverfront Redevelopment Project Area were identified as new mixed-use
urban villages, with streets that accommodate transit, bikes, pedestrians and cars; buildings
and land uses that engage the street and increase pedestrian activity; public access to the
riverfront; and a range of land uses within smaller neighborhoods that are connected to
one another and to the river.
Also in 1999, the City worked with West Side community representatives, property
owners, residents, architects, urban designers, the Saint Paul Riverfront Corporation, Saint
Paul on the Mississippi Design Center, Port Authority and Capital City Partnership to
prepare a long-term vision for a 45-acre portion of the West Side Flats lying between
Robert and Wabasha streets, the Mississippi River and Plato Boulevard, based on previous
work in the Framework and West Side Precinct Plan. This vision is contained in the Wesf
Side Flats Development Strategy, and proposes a mixed-use compact urban village with
visual and physical access to the river; a restored historic neighborhood street grid that
provides urban-scaled development parcefs and multipfe street access points; an open
space network to link adjacent uses and neighborhoods and add value to development
parcels; improved streetscapes; and a mix of uses, with predominantly commercial
activities along Robert and Wabasha and predominantly residential uses on internal blocks
oriented to a linear open space along the existing rail corridor. In 1999, both the City
Counci I and HRA endorsed the West Side Flats Development Strategy as the overall vision
for the future development of the area between Robert, Wabasha, Plato and the Mississippi
River.
In 1999, the Riverview Commercial Corridor Revitalization Proeram was created by
nei�hborhood re�resentatives, in partnershi�with the Citv to guide redevelo�ment in the
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Concord Street commercial corridor on the Citv's West Side, now referred to as the
"District del Soi". This plan outlines a vision for revitalizing the Disirict del Sol
commercial corridor through mixed use redevelopment, with des�n �uidelines to ¢uide
such redevelopment and a streetscape enhancements pro�ram to enhance safetv_
connections and the overall charader of the District del Sol. In 2001, the Citv Council
adogted the Riverview Commercial Corridor Revitalization Program as an element of the
Co�rehensive Plan. The District del Sol encompasses Concord Street from the Wabasha
caves to Lafayette Road (Highwa�521, extends north on Robert Street to Wood Street. and
extends south on Wabasha Street to Coneress Street.
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D. DEVELOPMENT OBJECTIVES
The objedives of the Riverfront Redevelopment Project are based upon the policy
diredives of the Saint Paui Comprehensive Pian and the Saint Paul Mississippi River
Corridor Plan. Both documents were prepared by the St. Paul Planning Commission and
adopted by the City Council. Objectives generally include:
1. To proted and preserve the Mississippi River Corridor as a unique resource
that benefits the citizens of the ciry and region.
2. To maintain the river corridor's value and utility for residential, commercial,
industrial and recreational functions;
3. To preserve the river corridor's biological and ecoiogicaf functions;
4. To enhance the river corridor's aesthetic, cultural, scientific and historic
attributes;
5. To develop an economic value for the downtown riverfront, while insuring
the preservation of its natural and aesthetic characteristics;
6. To stimulate private investment and reinvestment along the downtown
riverfront; and
7. To increase the tax base and job-producing capacity of the riverfront in
downtown.
Furthermore, the primary purposes of this Redevelopment Plan, as recommended by the St.
Paul Riverfront Commission in the St. Paul Riverfront PreDevelopment Plan, are:
1. To eliminate and/or ameliorate the adverse physical and environmental
conditions that exist in the Riverfront Redevelopment Project area, and to
prevent the spread of such detrimental conditions within and without the
project area;
2. To improve the attractiveness and desirability of the area as a place in which
to live, work, shop and/or secure cultural and recreational enrichment;
3. To re-establish viable residentia{ neighborhoods on the riverfront by creating
opportunities for, and attracting, new housing and residential services;
4. To maintain and strengthen employment and services by attracting
institutions, high-tech industrial and office space, personal and professional
services; by retaining and attracting regional cultural and entertainment
attractions;
5. To create an attractive pedestrian-oriented place in which people are able to
enjoy personal or social interaction, and where public access to and along
the riverfront is maximized;
6. To provide the public improvements necessary to stimulate private
investment and reinvestment in the project area, and to make private land
more marketable, usable and vafuable;
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7. To develop the Riverfront Redevelopment Project in a manner that conforms
to the city's Comprehensive Plan, and complements the existing
attractiveness and future development of nearby areas, most particularly the
West Side, the Central Business District, Lowertown, and the West
SeventWFort Road neighborhood; and
8. To utilize public financial resources in a manner that conforms with the
city's adopted capital allocation and tax policies.
Implementation of this Plan wili be undertaken by providing for incentives and land use
controls that encourages sound development that is consistent with the needs of the
community as a whole, and is supported by types of market growth that can reasonably be
expected in Saint Paul.
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E. REDEVELOPMENT TECHNIQUES
This plan envisions the permitted use of ail techniques or powers authorized through
applicable statutes by the City, HRA, Port Authority, or other public agencies as
appropriate and necessary to carry out the implementation of this Plan. No provision of the
Plan is to be taken to limit the ful4 exercise of these powers. The following techniques are
cited as examples of ineans to achieve the objectives presented in Section D above:
1. SUPPORT PRIVATE INITIATIVES
As a primary course of action, the HRA and the City will promote and support those
initiatives by property owners or other persons in control of project sites to market,
develop, redevelop, rehabilitate or otherwise improve their property in accordance with
this plan. Private initiative and investment is the preferred means of achieving the
objectives of this plan, and will be encouraged. The HRA or the City may, without
acquiring property, enter into agreements with property owners or other persons in control
of project sites which identify specific private responsibilities for the improvement of sites,
and will seek private guarantees to undertake redevelopment in accordance with this Pfan.
To induce such agreements, the HRA and the City will provide for, or cause to provide for,
the following, as is necessary and appropriate:
a. ADMINISTRATION of those public processes and requirements deemed
necessary to support or allow developmendredevelopment of property to
occur in accordance with this Plan, !f applicable and advisable, the HRA and
the City will provide assistance to developers to allow them to take
responsibility for administrative activities. These include, but are not limited
to:
- Coordination of project activity, financing and review with human
service agencies, citizen participation entities, and other state,
regional and federal �overnment agencies;
- Initiation of vacations, rezonings, dedication of public rights-of-way,
or other public actions as may become necessary to implement this
Plan, in accordance with state and local statutes. This will be
undertaken by the HRA or the redeveloper.
- Provision of standard municipa� services to adequately insure public
health, safety, and welfare;
- Enforcement of buifding codes, design controls, site covenants,
provisions to insure compliance with state and local requirements
relating to non-discrimination, income levels, environmental quality,
faithfu� performance, and any other public objectives relating to the
purchase, development, improvement or use of the land;
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Property exchanges.
b. PUBLIC IMPROVEMENTS, as needed to provide for adequate public access
to and use of riverfront space and project sites. 7hese include, but are not
limited to, installation/construdion/reconstruction of streets, parkways,
utilities (mainline coliection systems), parks, walkways and trails, bridges,
flood control structures, and other public improvements or facilities as
necessary or desirable to carry out the objedives of this Plan.
Public improvements wili be undertaken in phases (of time and location) that
coincide with and promote rational development patterns. Costs of such
improvements may be assessed to the sites served by them.
c. FINANCING to provide affordable sources of financing to private companies
involved in developing components of this Plan. There are several financing
mechanisms that can be used as appropriate to accompiish the objectives of
this Plan. They include, but are not limited to:
- Tax lncrement Financing
- Industrial Development Revenue Bond Loans (Taxable or Tax-Exempt)
- Other Revenue Bond Loans (Taxable or Tax-Exempt)
- Housing Revenue Bond Loans
- MoRgage Subsidy Bonds
- Urban Development Action Grant (UDAG) Loans
- Acquisition/Lease/Sublease
- Land Lease
- Equity Participation
- Development and Rental Assistance Payments
- Interest Rate Reduction
- Implementation of statutory authority for creation of projects and
undertaking of activities where it is appropriate to use other financing
methods.
In selecting methods of project finance, the HRA and the City will take into
account the forms of other assistance available and negotiate with individual
developers so that a method can be chosen which provides sufficient
incentive for the developer to create a quality product.
LAND ACQUISITION
As an alternative and/or complementary redevelopment technique, the HRA or the City
may choose to acquire certain property, as authorized under Minnesota Statutes.
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Acquisition of property will be considered when such properry is found to have any of the
following characteristics:
a. Blighted areas, buildings, and other real property, where removing such can
remove, prevent or reduce blight or the causes of blight;
b. Open or undeveloped land blighted by virtue of conditions which have
prevented normal development by private enterprise;
c. Underused or inappropriateiy used land which may be converted to other
uses recommended by this Plan at a reasonable cost without major clearance
activifies;
d. Land necessary co complete parcels which would be suitable for
development;
e. Lands or property declared to be unsafe or otherwise hazardous to public
heaith and safety;
f. Other real or personal property as necessary to accomplish the objectives of
this Plan.
Acquisition of property will be undertaken in strict adherence to state and federal statutes
(as applicable) governing procedures for such activity, including the provision of relocation
services, assistance and benefits in accordance with Minnesota Statutes Chapter 117.
3. SITE PREPARATION
The HRA or the City wiil undertake or cause to undertake those actions deemed necessary
to prepare acquired sites for redevelopment. These include, but are not limited to:
a. Demolition, removal or rehabilitation of buildings and improvements;
b. Activities to correct adverse characteristics of the land, soil or subsoil
conditions, unusable subdivision or plat of lots, inadequate access or utility
service, flood protection, or other development-inhibiting conditions;
c. Activities deemed necessary or desirable to remove, reduce or prevent other
blighting factors and causes of blight;
d. Other activities deemed necessary or desirable to improve and prepare sites
for development rehabilitation or redevelopment for uses in accordance with
this Plan;
e. Installation, construction or reconstruction of streets, parkways, utilities,
parks, walkways and trails, and other pubiic improvements or facilities as
necessary or desirable for carrying out the objectives of this Plan;
Provision of relocation services, assistance and benefits in accordance with
Minnesota Statutes Chapt. 117.
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4. LAND DISPOSITION AND IMPROVEMENT AGREEMENTS
The HIZA and the City will sell, lease, or otherwise dispose of acquired property at fair use
values in accordance with the requirements of applicable laws and plans, and subject to
purchaser's contract obligations, by any or a combination of the following methods:
a. After clearance and/or provision of site improvements;
b. After rehabilitation at its fair market or reuse value so improved;
c. Without clearance, to rehabilitate, clear, or otherwise improve the properry
for the purposes and accordance with the objectives and requirements of this
Plan;
d. To pubfic bodies for the purposes of providing pubiic improvements or
supporting facilities.
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F. GENERAL LAND USE PLAN
Predominant land uses and related elements of the Riverfront Redevelopment Projed shall
be in accord with the objectives of the Comprehensive Pfan of the City of Saint Paul. A
description of intended purposes and character of each follows. Proposed general land
uses are shown on Map B.
1. PUBLIC OPEN SPACE
It is a highest priority to reanimate the riverfront by promoting those activities and facilities
which make the riverfront an appealing place for the public at large to visit. The best way
to do that is to develop recreational opportunities and attractions that encourage public
access to and use of riverfront spaces. The Mississippi River shoreline will be a continuous,
publicly-supported, river-oriented park and trail corridor. It will unite the major elements of
the project area.
Development of public facilities within and adjacent to the trail corridor hill be undertaken
according to site-specific standards, based on the physical capacities and programming
needs of the particular site. At a minimum, provision of open space, trails and associated
public facilities shail maximize public access to the shoreline and views of the river and
provide those physical improvements that increase pedestrian comfort, safety and pleasure.
Major components include:
a. A continuous pedestrian/bicycle TRAIL CORRIDOR, adjacent to the river,
extending from Harriet lsland-Lilydale Park to the Pier Foundry site on the
south shore of the river, and from Randoiph Street to Warner Road on the
north shore. Plazas, commemorative markers, and other elements will be
provided as appropriate.
b. "UPPER LANDING SITE", a passive open space extending eastward at the
river from the foot of Chestnut Street, to provide for a focal point at the site
of the historic Upper Landing, to enhance the historic and physical
connection between the landing and adjacent Irvine Park and West 7th
Street neighborhoods, and to enhance the entry into downtown along
Shepard Road.
c. KELLOGG MALL, to continue as a major bluff-top park, promenade and
look-out on the north side of the river. The bluff-face overlooking the river
offers extraordinary opportunities to extend the use of the park, both
physically and seasonally, if it were enclosed, reconfigured, and terraced to
the river below.
d. LAMBERT LANDING, to provide for pedestrian movements and trail
connections to upstream and downstream parks, a plaza, and a servicable
landing for commercial and pleasure boats.
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e. "LANDING PARK", a broad expanse of passive open space on the eastern
fringe of Lowertown, adjacent to the river, to increase public access to the
landing, and to create a more gracious entry to the city on Warner Road.
f. HARRIET ISLAND, to coniinue to be the major urban open space of the
downtown riverfront, providing the variery of active and passive recreational
uses and opportunities consistent with its setting and designation as a
regional park.
g. NAVY ISLAND, to continue to provide passive open space on the city's only
true island.
h. Privately developed open space, as may be required by land sale and
development contracts.
2. PUBLIC FACILITIES & UTILITIES
There are several facilities on the riverfront that serve a city-wide population. As such, they
provide services that enhance the economic, social, cultural, recreational and educational
base of the city. As necessary, they will be improved to accommodate projected demands
upon them, and/or to extend their useful life. They include:
a. The floodwall/levee flood-control structures;
b. Sidewalks, bridges and roads;
c. The Civic Center parking ramp;
d. Water, sewage and drainage systems;
e. District heating.
Other facilities will be encouraged as activity centers, to be developed publicly or in
conjunction with private ventures:
a. Marinas and marina services;
b. Facilities for exhibition, public entertainment, research, teaching,
museum/aquarium or other institutional. purposes;
c. Parking facilities required to serve predominant uses;
d. Commercial recreation and navigation servicing facilities;
e. Commercial uses in limited amounts, intended primarily to provide service
to the predominant public user, such as food and beverage establishments,
vending, etc.
3. RESIDENTIAL
One of this Plan's primary objectives is to provide for land use patterns that reintroduce
residential neighborhoods to the riverfront. Market study and planning analysis indicate
that housing is a private development initiative that offers most opportunity to achieve
development in accordance with the objectives of this Plan, and which would create
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conditions that entice other preferred development.
The types, amounts and prices of various housing units will all depend on prevailing
market and finance conditions at the time specific projects are conceived. Sites for
residential projects are recommended as follows:
a. In the SOUTHBANK 1NLAND AREA, in the vicinity of Harriet Island Park, on
a site roughly bounded by Water Stand Plato Blvd., west of Wabasha St.
b. At the LOWER LANDING, where new development utilizing air rights over
the railroad should be encouraged and include housing in conjunction with
office, commercial, hospitality and entertainment elements. Where
appropriate, adaptive reuse of the depot concourse and other significant
structures should be considered.
c. On the north shore of the river, at the UPPER LANDING, where a new
residential site would be established in the area west of Chestnut St. and
be�ow the bluff, by realigning Shepard Road to remove the roadway from the
shoreline between Chestnut St. and the NSP High Bridge power plant.
d. In the vicinity of the Civic Center, on a site bounded by Fort Road/W. 7th St.,
Kellogg Blvd., Exchange St., and Walnut St., where new development will be
encouraged and include housing in conjunction with office, commercial,
entertainment and hospitality elements.
4. COMMERCIAL• RETAIL & OFFICE
To a large degree, development of retail and office space will occur as a market response
to other population generators such as housing and other regional attractions. Most likely,
this response will manifest in a combination of rehabilitated existing buildings and
development of newly-constructed buildings to accommodate 'special opportunities' such
as resCaurants, a single-owner headquarters compiex, convenience commercial services, or
smaller offices that prefer to be located close to, but not in, the Central Business District.
Sites for commercial (office and retaif? space are recommended as follows:
a. At the LOWER LANDfNG, where new development utilizing air rights over
railroad property should be encouraged, and should include commercial
space in conjunction with housing, hospitality and entertainment elements.
Where appropriate, adaptive reuse of the depot concourse should be
considered.
b. At the UPPER LANDING, between Shepard Rd., Chestnut St., Exchange St.,
and Kellogg Blvd.
c. In the vicinity of the Civic Center, on a site bounded by Fort Rd./W. 7th St.,
Kellogg Blvd., Exchange St., and Walnut St., where new development will be
encouraged and include commercial space, hospitality and entertainment
elements in conjunction with housing.
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d. Along the river, on a site bordered by Robert St. on the west, Filimore Ave.
on the south, and the Pier Foundry site on the east, including the site of the
existing office building on the northwest corner of Robert St. and Fillmore
Ave.
5. INDUSTRIAL
New industrial development or expansion of existing uses will be encouraged at higher
employment densities and construction concentrations than currently exist on the sites.
Prime sites for additional industrial development are:
a. At the UPPER LANDING, in the area roughly bound by the existing NSP
High Bridge plant, the river, a rea4igned Shepard Rd. (west of Chestnut St.)
and the existing bluff;
b. At the far-eastern end of the AMHOIST SITE, in the vicinity of the Lafayette
Bridge.
6. MIXED USE
Areas designated as MIXED USE should be developed with a mix of residential,
commercial, recreational, civic and open space uses. To the greatest extent possible and
where appropriate, these uses should be arranged in an "urban village" with a traditional
urban street grid; compact block pattern; variety of experiences within walking distance of
one another; strong public realm; medium-to-high densities but low-to-medium heights;
connection to transit; buildings that frame the street and respect the neighborhood context;
and land uses that are truly integrated within a building, parcel or block. This is perhaps
the most flexible land use district in the Riverfront Redevelopment Project Area, with the
express purpose to mix land uses within an area rather than isolate them into separate
districts. The predominant land use will vary by sub-area. Sites for mixed-use
development are:
a. On the south shoreline of the river, in the area bordered by Wabasha Street
on the west, Plato Boulevard on the south, Robert Street on the east and the
river on the north. On this site, the urban street grid should be re-
established; new open spaces and pedestrian connections should link the
neighborhood to adjacent uses and neighborhoods; visual and physical
access to the river should be provided; and a variety of residential, office,
civic, educational, retail and entertainment uses should be developed.
b. On the south shore of the river, along Wabasha Street to Plato Boulevard,
including sites west of Wabasha Street on Water Street, and on the upstream
end of Navy Isiand.
c. On the south side of Plato Boulevard between Starkey Street and Robert
Street to the southerly limits of the Redevelopment Project Area.
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d. in the District del Soi commercial corridor, which runs alone Concord Street
from Wabasha Street to Lafayette Road (Hi�hway 52), extends north on
Robert Street to Wood Street. and extends south on Wabasha Street to
Con¢ress Street.
7. VEHICULAR CIRCULATION
Major vehicular access to and through the Project Area will take place on existing
roadways. Major streets, to be maintained and improved as appropriate, are: Chestnut
Street, Kellogg Boulevard, Jackson Street, Sibley Street, Wabasha Street, Robert Street, and
Plato Boulevard.
Shepard Road and Warner Road (between Randolph St. and Childs Rd.) will be redesigned
and rebuilt to improve engineering characteristics and traffic safety. The City will
investigate advisable ways of realigning segments of these roads to provide additional
shoreline space along the north shore of the river.
The final decision on the alignment of Shepard Road and its intersection with Chestnut
Street may have impacts on the reasonable and appropriate redevelopment of the Upper
Landing site. When the alignment and intersection decisions have been made, the reuse of
the Upper Landing will be evaluated by the City and the HRA, in conjunction and after
consultation with the appropriate District Councii, the Riverfront Commission and the
Planning Commission.
As properties are developed, public collector roads and private access roads will be
established. All streets (collectors and internal circulators alike) will be treated with
appropriate landscaping, lighting, signage, resUoverview stops where advisable, and other
materials to establish a pleasant character. Costs for such improvements will be assessed as
appropriate.
8. DESIGN CONTROLS
The HRA will develop detailed Design Controls that address specific considerations of
exterior design on each site, and wili arbitrate design discussions. The Design Controls are
not intended to dictate specific design solutions or inhibit design freedom. Rather, they will
be used to insure an integrated and mutually supportive approach in the development of
subareas, and to insure a consistently high level of design quality throughout the riverfront.
As a component on the St. Paul Riverfront Pre-Development Plan, the St. Paul Riverfront
Commission prepared "Urban Design Guidelines" to support the various planning
decisions and development choices which have been recommended in this Plan. The
Urban Design Guidelines will be used as the basis for the Design Controls. They are
attached as Appendix A.
��'.
DI-Ild3
In addition to the Urban Design Guidelines, the Saint Paul on the Mississippi
Development Framework and the West Side Flats Qevelopment Strategy contain urban
design principles, goals and objectives (regarding environmental context, urban strudure,
movements networks and public realm) that should be used in preparing specific design
controls for the Redevelopment Project Area.
In addition to the desi¢n controls listed above, the Riverview Commercia( Corridor
Revitalization Pro�ram contains sqecific desig�uidelines for storefronts, new buildings�
and streetscape and landscape within the District del Sol.
-29-
a�-���f3
G. OTHER NECESSARY PROVISIONS TO MEET STATE/LOCAL REQUIREMENTS
NON-DISCRIMINATION
Every contract for sale, lease or redevelopment of project properry will include provisions
against land speculation, require compliance with all appiicable state and local laws,
prohibit discrimination or segregation by reasons of race, religion, color, sex, or national
origin in the sale, lease or occupancy of the property, and require that this latter provision
be made a covenant running with the land and be binding upon the redeveloper and every
successor in interest to the property.
The redeveloper must comply with provisions of Sec. 73.03-A of the St. Paul Human Rights
Ordinance on affirmative action employment. Agreement for compliance by the
redeveloper will be asserted in all subcontracts, subcontracts or purchase orders, where the
redeveloper will also be defined as the "contractor" or "subcontractor" as appropriate.
DURATION OF CONTROLS
The provisions of this Plan respecting land uses and associated regulations and controls
that govern redevelopment will be in effect for a period of thirty (30) years from the date of
approval of this Plan by the City Council of the City of Saint Paul.
ADVISORY BOARD
The Saint Paul Riverfront Commission may function as an advisory board to the Council of
the City of Saint Paul and Board of Commiss+oners of the Housing and Redevelopment
Authority for purposes of advising the Council and Board on the implementation of the
Development Program and Redevelopment Plan, and the construction, maintenance and
operation -of the Project and District. The designation of the Commission as the Advisory
Board, and the delineation of the scope of advisory powers and duties will be made and
prescribed by future resolution of the Council of the City of Saint Paul. Approval of this
Plan and Program by the City Council constitutes a statement of present intention to
designate the Riverfront Commission as Advisory Board.
4. EFFECT OF PLAN ADOPTION ON PREVIOUS REDEVELOPMENT PLANS AND
DISTRICTS
Adoption of this Plan will have the following effects on previous redevelopment plans and
districts:
a. Upper Levee Renewal Project (R-3): rescind the R-3 project and program.
b. Riverview Renewal Project (R-26): amend land use recommendations for
those portions of Riverview Renewal Project that are located within the
Riverfront Redevelopment Project, as described in Section A of this Plan.
-30-
o J - I I �!3
Land use amendments are described in Section F of this Plan.
c. Riverview Industrial Project, West Seventh Neighborhood Development
Project (Minn. A-1-7), Seven Corners Neighborhood Development Project
(Minn. A-1-6), Downtown Urban Renewal Project (R-20) Central Core
Neighborhood Development Project (Minn. A-1-5), Seventh Place
Redevelopment Project: P1ans for these projects will remain in effect to the
extent that they are consistent with the provisions of this Plan. Where they
are inconsistent, provisions of this Plan shall control, and affected provisions
of said plans shall be amended by relevant provisions of this Plan.
5. RELOCATION PLAN
a. Policies and Regulations - A family, individual, business firm, or nor,-profit
organization required to move from property that has been directly affected
by a publicly sponsored acquisition activity is eligible for relocation
payments to assist in obtaining and moving to a replacement dwelling or
location in accordance with the provisions and requirements. of the Federal
Uniform Re4ocation Assistance Act of 1970, and of Minnesota Statutes, 1984,
Section 117.50. In the event any redevelopment project does not involve
acquisition for a federal or federally-assisted project, nor involve acquisition
within the meaning of Minnesota Statutes, 1984, Section 117.50, the Ciry
elects to provide relocation assistance for families and tenants indirectly.
It is the intent of the City to provide relocation assistance to each person to
be displaced in locating a suitable housing unit or place of business. The
following services are provided:
- Eligible persons are informed at the earliest possible date as to the
availability of relocation payments and assistance, the eligibility
requirements, and procedures for obtaining such payments.
- The extent of need of each eligible person for relocation assistance is
determined through direct personal interview.
- Current and continuing information is provided on the availability and
prices of comparable sales and rental housing, and of comparable
commercial properties and focations.
- Information concerning Federal and State housing programs, loans
and other special programs offering assistance is suppVied to eVigible
displaced persons.
- Other City, property owner, and referral services concerning housing,
financing, employment, training, health, welfare and other assistance
is provided in order to minimize hardships.
- Assistance is provided in completing any required applications and
forms.
-31-
� � � , / � �
Services are provided to insure that the relocation process does not
resuft in different or separate treatment on account of race, color,
religion, nationai origin, sex or source of income.
b. Organization and Staffing - The relocation staff is part of the Saint Paul
Department of Planning and Economic Development (PED). Supervisory
personnel, relocation advisors, and technicai and clerical employees are
responsible for administering the above policies for Federal programs, and
for such other programs as the Section 312 Rehabilitation Program and
acquisitions for Ramsay and Washington Counties. The PED relocation staff
will work directly with property owners in administering the localfy adopted
Relocation Guidelines.
PROVISION FOR PLAN MODIFICATION AND AMENDMENT
This Redevelopment Plan may be amended at any time in the manner provided by law.
The Saint Paul Planning Commission will review all amendments for conformance with the
city's Comprehensive Plan.
-32-
ot-itS/3
�
PROPOSED AMENDMENTS TO THE
REDEVELOPMENT PLAN A1VD DEVELOPMENT PROGRAM
FOR THE
RIVERFRONT REDEVELOPMENT PROJECT AREA
•
r� L
BACKGROUND
The Redevelopment Plan and Development Ptogram for the Riverfront Redevelopment Proj ect Area
(hereinafter refen'ed to as the "Redevelopment Plan") �mas adopted in November, 1987. The
Riverfront Redevelopment Project Area is located along the central riverfront between the Hish
Bridge and the Lafa}ette Bridge, and contains sites on both the north and south sides of the
Mississippi River. The key coinponents ofthe Redevelopment Plan include a le�al description ofthe
Project Area, a set of development objectives and a general land use plan.
PROPOSED AMEND�IENTS
Amendments to the Rede�elopment Plan to include the commercial corridor along Caicord St.eet
known as the "District del Sol", as reflected in tl�e Riven�ietii� Co�nnaercial Cor�ridor Revitnlizatio»
Progr'am are recommended
Redevelopment Project Aren,
and map).
in tlu�ee sections: A. Descf•il�tion of the Derelopment District cmct
C. Prei•iotcs ni�d Czn•rent Efforts, and F. General Land Use Plan (te�t
Section A. Description of the Development District and 12ede��elopment Projcct Area
I. Add legal description for the District del Sol (page 9):
Commencine at the centerline of the intersection of State Street and east Georoe
Street: thence �cest alone the centerline of east Geor�e Street to the intersection with a
southeasterlv extension of the south�cesierlv boundarv of Hornsbv's Rearran�?ement of Lots
1. 2. 3. 4 and 5. Block 89 of ��'est Saint Paul Proper; thence north��est on a line parailel with
Concord Street for aporosimatelv 293 feet: thence nartll for approsimatelv 131 feet to the
centerline of East Robie Street: thence �r�est to the most westerlv line Lot 6, Block 72; thence
north for a�proximatelv 50 feet thence west for approximatelv 35 feet thence north��esterlv
aloue a line parallel with Concord Street to the intersection with the centerline of Robert
Street, thence north alona the centerline of Robert Street to the intersection with the
centerline of Concord Street; thence north��'esterlv alon¢ the centerline of Concord Street to
the intersection �vifli a northerlv extension of the most easterlv lines of Lot 13, Block 6�:
thenc south to a point approsimatelv 120 feet south of the most southwesterlv llne of
Concord Street� thence �vest for approYim3telv 50 feet� thence north for appro�imatelv 30
feet: thence «est for aporoximatelv 100 feet thence north to the intersection with the
centerline of east Coneress Street: thence �� est alon� the centerline of East Coneress Strezt
to the most westerlv line of Lot 19, Block 5�: thence north to the centerline of Isabel Street:
thence northeasterh� on a tansential curve follo�vina the westernmost propertv line of Lots
1.23.45. Block 33: thence north to- the southernmost boundarv of Lot 7. Block 3 of
Auditor's Subdivision: thence west 88 feet to the southwest corner of Lot 7, Block 3: thence
north on a taneentiat curve alon2 the �cesternmost boLmdaries of Lots 1.2.3.4.�.6.7, Block
a-u�3
� 3 and Loi 21_ Block 2: tllence east appro�i��ate]v 20.6� feet: thence nortliwesterlv on a
tan�?entill curve on the ��estemmost boundan of Lots 1 throuah 20 of Block 2: thence north
alon_ tHe ��estern bounda of Lot 1. Block 2 75 feet: thence «est alon the southem
boundarv of Lots 1:23.4 Block 7: thence «�st 1� feet to the Lot solit of Lot 8 Block 7�
thence nortli approximately 94.61 feet: thencz northeast 58 de�rees 2� minutes (or foota�
to the centerline of Wabasha Street_ thence south/soutl�easterh� alon<> the Centerline of
Wabasha Street to the northermnost to the ir.�ersection of the centerlines of Wabasha Street
and Colorado Street: thence southeast appro�iamatelv 300 feet alon� ��'abasha Street to the
intersection of the centerline of Wabasha Street and Concord Street: thence east
approximatelv 302.49 feet: thence south aonroximatelv 50 feet: tllence east
appro�imatelv 150 feet� thence north apqro�imatelv 50 feet� thence east aporoximatelv
60 feet tlience south alone the vacated centerline of Livinsston Street 42� feet: thence east
approximatelv 240 feeC thence north�oxosimatelv 230 feet; thence �� est to the southwest
corner of Lot 6. Block 36: thence nortli approvimatelv 50 feet: thencz east
appro�imatelv 190.06 feet to tl�e centedine of Robert Street; tl�ence north alon� the centedine
of Robert Street 250.07 feet_ thence «est approximatelv 190 feer, thence north
aoprosimatelv 339.67 feet to the centerline of Wood Street: thence east to the
intersection of the centerlines of Wood Street and Robert Street: thence north alone the
centedine of Robert Street 60 feet; tl�ence east alone the tan2ential line oY the norther�arcel
line of Lois I and 2 of Block 17 to the centerline of the vacated Ciintoi� A��enue: thence south
50 feet alan<� the centerline: thence west appro�imltelv 90 feet� thence south �pprorimatelv
210 feet to tUe centerline of Colorado Street; thence �cest 62 feet thence south
� appro�imatelv I 30 feet: thenee �t�est appro�imntelv 20 feet� the�ce south 1opro�imltelv 170
feet, thence e�st to the centerline of ClintQn Street thence south aporo�im�ceLv 16� feet•
thence �cest approximatelv 196.48 feet: thence south to the centerline of East Con�ress
Street: tltence east to tl�e intersection with the centediiie oftlie allev in Plat 01364 West Saint
Paul Blocks l throuah 99_ Block 66: thence south alon the centerline of said allev to the
northern boundarv ofPlat.01364 West Saint Paul Blocks 1 throu�h 99. Block 71: thence east
to a point approzimatelv 91.7 feet from the eastern boundarv of Plat .0136-1 West Saint Paul
Block I throu�h 99, Block 71: tl�ence soutl� to the intersection w�itl� die cenrerline of Coneord
Street thence southeast alon� the centerline oT Concord Street anoroximatelv 25 feet: thence
east/northeasterh� on a taneential curre to tlle centerline of the Clintat-Robie Coi�nection:
thence sotRheasterlv alon� said centertine to the intersection of the centerline of Ada Street:
thence south�cest alone said centerline 160 Yeet to the centerline of the allev in Plat .01169
Bell�s Addition to West Saint Paul. Block 16: thence southeast alon�_ said centerline to the
intersection with the centerline of Bancroft: tlience continue the line of said alle�parallel to
Concord Street to the centerline of Bro��n Street; thence south on the centerline of Brown
Street to the intersection with the centerline of tl�e vacated Prescott Street: thence northwest
alon� said centerline to the intersection «ith the centerline of Bancrofr Street thence
northeast alona the centerline 173 feet: thence west alon¢ the southern boundaries of Lots 1
throueh 7. Block 2: thence northeast approximatelv 75.11 feet thencz �cest approsimatelv
94.73 feer, thence south�cest approximateh 23.37 feet thence �cest aoorosimatel�� 150 25
feet tl7ence south a�prosimatelv 84.81 feet: thence west to the centerliue of State Street:
thence northeast ap�roximatelv 295 feet: thence west aporoximateh 106 fzet to the �cestern
a boundarv ofLot 3. Block 93: thence northto the centeriine ofEast Georoe Street. thence east
a/-I/y3
• to the i��tersection �vith the centerline of State Street the �oint of b�innine
Section C. Previous and Current Efforts
2. Add the following text to page 16:
In 1999. tl�e Rii�ervieiv CommerciaZCorridor Reviinlization Proeram was created bv
nei�hborhoodrepresentatices inpartnershipwiththeCit��toeuideredevelopmentin
the Concord Street commercial corridor on the Citv's West Side. no�v referred to as
the "District del SoP'. This plan out]ines a vision for revitalizin� the District del Sol
commercial conidor throuah mixed use redeve]opment. �vith desian euidelines to
auide such redevelooment. and a streetsca�e enhancements nrooram to enhance
safetv. connections and the overall character ofthe District del Sol. In 2001. the Citv
Council adopted the Riverrieiv Commercial Corridor Reritczlization Pro�r�mm as an
element of the Comprehensi��e Plan. The District del Sol encomnasses Concord
Street from the Wabasha ca�•es to Lafavette Road (Hi�h�va 521 extends north on
Robert Street to Wood Street. and extends south on Wabasha Street to Conaress
Street.
Section F. General Land Use Plan (pnge 24)
3. Add tlie District del Sol to the list of future areas for mixed use redevelopment, and
cl�an�e diree maps to add the District del Sol :
• a. Add under 6. MIXET� USE District del Sol (page 28):
Tn the District del Sol commercial corridor. �vhich nms alone Concord Street
from Wabasha Street to Lafacette Road (Hieh« av 521. eYtends north on Robert
Street to ��/ood Street, and extends south on �Vabasha 5treet to Congress Street
b. Chanae the title ofMap A from "Map A" to "Redevelopment Plan Boundary",
and redra�v the map to add the District del Sol.
c. Redraw the "Ri� erfront Sub-Areas" map to add the District del Sol.
d. Redraw the "Rede� elopment Plan Future Land Uses" map to add the District
del Sol.
e. On the "Redevelopment Plan Future Land Uses" map, show the map
designation for the District del Sol as MIXED USE.
4. Add under 8. DESIGN CONTROLS (page 29):
In addition to the desien controts listed above, the Rirerview Commer•cial Corridor
Revitalizatiofi Proeram contains specific desi�n euidelines for storefronts. new
buildines. and streetscaoe ar.d landscape �cithin the District del Sol.
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• REDEVELOPMENT PLAN
and
DEVELOPMENT PROGRAM
RIVERFRONT REDEVELOPMENT PROJECT AREA
of the
HOUSING & REDEVE�OPMENT AUTHORITY (HRA) OF THE
CITY OF SAINT PAUL, MINNESOTA
MINNESOTA STATUTES SECTION 469.001 - Subd. 14)
And
DEVELOPMENT DISTRtCT
(DEVELOPMENT DISTRICT #4)
of the
CITY OF SAINT PAUL, MINNESOTA
(MINNESOTA STATUTES SECTION 469.124 -469.134)
�
Approved by the HRA: November 4, 1987
Approved by the City of Saint Paui: November 10, 1987
Amended by the City of Saint Paul: August 23, 2000
• -1-
o�•�/y3
• PROPOSED
SECOND AMENDMENT TO REDEVELOPMENT PLAN AND DEVELOPMENT PROGRAM
FOR THE RIVERFRONT REDEVELOPMENT PROJECT AREA
ADOPTED BY HRA
RESOLUTtON
CITY COUNCIL ADOPTION
CHANGES
PART A, PART C, PART F(6)(d) and F(8):
ADDING DISTRICT DEL SOL PROJECT AREA
•
• -2-
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�
TABLE OF CONTENTS
A. DESCRIPTION OF DEVELOPMENT DISTRICT AND
REDEVELOPMENT PROJECT AREA
B. BACKGROUND -
C. PREVIOUS AND CURRENT EEFORTS
D. DEVELOPMENT OBjECTIVES
E REDEVELOPMENT TECHNIQUES
F. GENERAL LAND USE PLAN
• G. OTHER NECESSARY PROVISIONS TO MEET
STATE AND LOCAL REQUIREMENTS
• -3-
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� The Housing and Redeveiopment Authority of the City of Saint Paul, Minnesota. (HRA)
proposes to establish a RIVERFRONT REDEVELOPMENT PROJECT AREA, as provided for
in Minnesota Statutes, Chapter 469, and a REDEVELOPMENT DISTRICT as provided for in
Minnesota Statutes, Section 469.001, Subd. 14. Additionally, the City of Saint Paul
proposes to form a DEVELOPMENT DISTRICT, as provided for in Minnesota Statutes,
Sedions 469.124-469.134. The project and district would be co-existent with each other,
References to the Redevelopment Project, Pro}ect Area and Plan shall be understood to
include by this incorporation a reference to the Development District, District Area and
Deve4opment Progsam.
in addition, the City and the HRA proposed to adopt a TAX INCREMENj FINANCiNG
PLAN, as provided for in Minnesota Statutes, Chapter 469.174, Subd. 10, to finance
project and district activities in accordance with the following Plan and Program.
•
� -4-
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� A. DESCRIPTION OF THE DEVELOPMENT DISTRICT AND REDEVELOPMENT
PROJECT AREA
The boundaries of the Riverfront Qevelopment Qistrict and Redevelopment Pro}ect Area
are mapped on Map A, attached, and described as follows:
All of Block 1, J.T. McMillan Company's Piat, St. Paul, Minn., except that parE which lies
southerly of a line described as follows:
Beginning at an iron monument in the north line of Section 12, Township 28, Range 23,
Ramsey County, Minnesota, which monument is 514.63 feet east of the northwest corner
of Government Lot 1 in said Section 12; thence (assuming the north line of said Section 12
as a due East and West line} Souih 60 degrees 29 minutes West, 141.60 feet to a point;
thence South 71 degrees, 46 Yz minutes West 250.82 feet to a point; thence South 65
degrees, 18 minutes West, 166.9b feet to a point in the West line of said Government Lot
1;
also Block 3, Northern States Power Company's Plat, St. Paul, Minnesota;
also Lots 1, 2 and 3 in Block 15, E. H. Hawke's Subdivision to Winslow's Addition to the
Town of St. Paul;
� also that certain tract or parcel of land lying and being in SecYion 12, Township 28 North,
or Range 23 West, and within the following boundary lines, to-wit:
Starting at the Northeast corner of the northwest quarter of the northeast quarter of
said Section 12, according to the United States Government survey of said SecCion,
thence South along the East line of said Northwest quarter of the Northeast quarter
(which is also the Easterly line of Lot 16, Partition Pfat and of McMilfan's Addition,
according to the respective plats thereof on file and of record in the office of the
Registrar of Deeds of Ramsey County, MN, and the true bearing of which line is
South 0 degrees 6 minutes East from the said point of beginning) and along the
extension of said line 1,931.1 feet; thence South 62 degrees 23 minutes West,
144.28 feet; thence South 49 degrees 30 minutes West, 500 feet; thence South 77
degrees 22 minutes West 33.54 feet to the intersection of said last described line
with the Westerly line of Lot 1 S, Partition Plat, extended Southerly, thence North
along the said Westerly line of lot 15, Partition Plat, extended Southerly (the true
bearing of which line is North 0 degrees 6 minutes West) and alonb the said line
2,191.2 feet to the right-of-way of the Chicago, St. Paul, Minneapolis and Omaha
Rail�vay; thence North 44 degrees, 1 minute East along the line of said right-of-way
193.6 feet to the North line of said Section 12; thence East along the North line of
said Section 12 to the place of beginning, excepting therefrom the following
described tract:
• -5-
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• Commencing at a point of beginning on the Westerly line of Lot 15, Partition
Plat, 1,476 feet more or less North from the granite monument located at the
intersection of said line and the North line of the Levee Road (the said point
of beginning being the point where said Westerly line of Lot 15, Partition
Plat, crosses the Easterly boundary of the right-of-way for stockyard tract
conveyed by M. ). O'Connor and Martin Delaney to St. Pau1 and Sioux City
Railroad Company by deed recorded in 94 of Deeds, page 141); thence
Northeasterly along said Easter!y boundary of said right-of-way, 466 feet
more or less to the North line of said Lot 15, Partition Plat; thence West
along said North line of Lot 15, Partition Plat, 35 feet more or less to the
right-of-way o£ the C. St. P. M.& 0. Ry. Co., thence Southwesterly along said
right-of-way 193.6 feet more or less to the West line of said Lot 15, Partition
Plat; thence South along said West line of Lot 15, Partition Piat, 285 feet
more or less, to the place of beginning,
which lies Northerly of a line dra�vn parallel with the North line of said Northwest Quarter
of the Northeast Quarter, and 218 feet Southerly thereof (Yhe above described being a part
of Lots 15 and 16, Partition Plat);
also Lots 6(except Railroad), 7 and S, Block 14, and Lots 4, 5, 6, 7 and 8, B{ock 15, South
of Railroad in E. H. Hawke's Subdivision to Winslow's Addition to the Town of St. Paul,
• Minnesota Territory, together with so much of Von Minden Street, vacated, as accrued to
said premises by reason of the vacation thereof, and together with so much of St. Clair
Street, vacated, as accrued to said premises by reason of the vacation thereof;
also beginning at the most Northeasterly corner of ). T. McMillan Company's Plat, and the
Southeasteriy fine of the joint railroad right-of-way of the Chicago, Mi{waukee and St. Paul
and Chicago, St. Paul, Minneapolis and Omaha Railroad; thence Southwesterly along the
5outheasterly line of said railroad right-of-way to the South line of Block 15 of E. H.
Hawke's Subdivision to Winslow's Addition; thence West along the South line of Block 15
to the Southwest corner of Block 15; thence North along the West line of said Block 15
and its Northerly extension to the intersection of the Northwesteriy line of the joint railroad
right-of-way of the Chicag�, Milwaukee and St. Paul/Chicago, St. Paul, Minneapolis and
Omaha railroad; thence in a Northeasterly direction along said Northwesterly {ine of said
railroad right-of-way to the intersection with the _Northeast line of Walnut Street and
Southeasterly line of Nill Street; thence Northeast along the Sautheast line of Hill Street to
the Southwesterly line of Chestnut Street; thence Northwesterly along the South�vesterly
line of Chestnut Street to the Southeasterly line of Exchange Street; thence Southwest along
the Southeasterly line of Exchange Street to the Southwesterly line of Walnut Street; thence
Northwesterly along the Southwesterly line of Walnut Street to the Northwesterly line of
West Seventh Street; thence Northeasterly along the Nosth�vesterfy line of West Seventh
Street to the intersection of the Northeasterly line of Kellogg Blvd. and Southeasterly line of
Main Street; thence on a Southeasteriy and Easterly line along Kellogg 81vd. to the
� -6-
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` Southeasterly line of St. Peter Street; thence Northwesterly along the Southwesterly line of
St. Peter Street to the Southerly line of Fifth Street; thence Northeasterly to the intersection
of-the Northwesterly line of Fifth Street and Northeasterly line of St. Peter Street; thence
Northeasterly a(a�g the Northwesterly line of Fifth Street to the Southwesterly line of Cedar
Street as widened; thence Southeasterly along the Southwesterly line of widened Cedar
Street to the Northwesterfy line of Fourth Street; thence Northeasterly along the
vorth�vesterly line of Fourth Street to the Northeasterly line of Minnesota Street; thence
�orthwesterly along the Northeasterly line of Minnesota Street to the Northwesterly line of
Sixth Street as widened; thence Northeasterly along the Northv.�esterly line of Sixth Street
to the Northeasterly line of Robert Street; thence Southeasterly along the Northeasterly line
of Robert Street to the Northwesterly line of Fifth Street as widened; thence Northeasterly
along the Northwesterly line of Fifth Street to the Southwesterly line of Broad�vay Street;
thence Northwesterly along the Southwesterly line of Broad�vay Street to the intersection of
the Southwesterly extension of the Northwesterly line of Fifth Street; thence Northeasterly
alona Fifth Street and its extension to the Northeasterly right-of-�vay line of Highway 5b
(Lafayette Road); thence Southeasterly along Highway 56 (Lafayette Road) right-of-way to
the tibrtheasterly line of Kellogg Blvd. as widened; ihence Northeasterly along the
Northwesterly line of widened Kellogg Blvd. to the Northeasterly line of vacated Brook
Street; thence Southeasterly along the Northeasterly line of vacated Brook Street to the East
line of the Southwest Quarter of Section 32, Township 29, Range 22; thence South along
the East line of said Southwest Quarter to the Harbor Line on the Northerly line of the
� ,�lississippi River; thence Southwesterly along the Northerly Harbor Line to the
Uortheasterly right-of-way line of Highway 56 (Lafayette Road); thence Southeasterly along
Nighway 56 (Lafayette Road) right-of-way to the Harbor line of the Southeriy side of the
�Vlississippi River; thence Northeasterly along the Southerly Harbor Line to the
Northeasterly corner of Block 17 of Brooklynd; thence Southeasterly along the
\ortheasterly line of Block 17 and its extension, to the Southeasterly line of Alabama
Street; thence Southwesterly along the Southeasterly line of Alabama Street and its
extension, to the centerli�e of State Street; thence Southerly along the centerline of State
Street to the Northeasterly extension of the Southeasterly line of Fillmore Street; thence
South�vesterly along the extension and Southeasterly line of Fil{more Street to the
ti'ortheasterly line of Robert Street; thence Southeasterly along the Northeasterly line of
Robert Street to the intersection of the Northeasterly extension of the Southeasterly line of
Lot 7, Auditor's Subdivision No. 39; thence Southwesterly along the Extension and
Southeasterly li�e of Lot 7, Auditor's Subdivision No. 39 to the Northeasterly line of Lot
12, Auditor's Subdivision No. 39; thence Southeasterly along the Northeasterly line of said
Lot 12, to the Southwesterly line of an easement for South Robert Street; thence Southerly
along the Southwesterly fine of said easement to a line 40 feet Northeasterly of and paraile!
�vith the Northerly line of Tract B of Registered Land Survey No. 366; thence
\orthwesterly along said GO foot line for 975 feet more or less to a point; thence left at
right angles to the Southwesterly line of the railroad Right-of-Way; thence Northwesterly
along the Southwesterly railroad right-of-way to the center of vacated Plato Ave.; thence
Southwesterly along said centerline to the South�vesterly line of Starkey Street; thence
� _�_
a�-ii�,3
s i i\orthwesterly along the Southwesterly line of Starkey Street to the Southerly line of new
Plato Blvd.; thence westerly along the Southerly line of Plato Blvd. to the Northeasterly
line of South Wabasha Street; thence Southeasterly along the Northeasterly line of South
��Vabasha Street to the NoRherly extension of the East line of Half Avenue; thence South
along the East line of Hall Avenue to the Northerly line of Prospect Blvd.; thence Westerly
along the Northerly line of Prospect B1vd. to the East {ine of vacated Sellov.�s Street; thence
South along the East line of vacated Bellows Sireet to the foot of the Bluff; thence
Southwesterfy along the Foot of the Bluff to the centerline of Bellows Street; thence South
along the centerline of Bellows Street to the North line of Delos Street, which is also the
North line of Section 7, 7ownship 28, Range 22; thence West along the North line of
Section 7, Township 28, Range 22, to the Northeast corner of Lot 15, Block 198 of Irvine's
Addition; thence South along the East line of Lot 15 for 80 feet to a point; thence West,
parallel with the North line of Lots 15 through 11, said Block 198, to the West line of Lot
71; thence North along the West line of Lot 11 to the Northwest corner of Lot 11; thence
West along the Westerly extension of the North line of Lot 11 to the centerline of Ohio
Street; thence in a Southwesterly direction along the centerline of Ohio Street to the
Southeasterly extension of the Southerly line of Cherokee Avenue; thence Northwesterly
and Southwesterly along the Souther�y line of Cherokee Avenue to the Southwesterly right-
of-way line of Smith Avenue; thence Northwesterly along the Southwesterly right-of-way
line of Smith Avenue and its extension across the Mississippi River to the intersection with
the West line of the Northwest Quarter of Section 7, Township 28, Range 22, which is the
� Southerly extension of the West line of Wilkin Street; thence North along the West line of
Wilkin Street and its extension, to the North�vest line of Spring Street; thence Northeasterly
along the Northwest line of Spring Street to the North line of the Southwest quarter of the
Southwest quarter of Section 6, Township 28, Range 22; thence West along said quarter
quarter line to the Southeasteriy fine of Nil1 Street; thence Southwesterly to the
Northwesteriy corner of Block 1, Northern States Power Company's Plat; thence South
along the West line of Block 1 of Northern States Power Company's Plat to the
Southeasterly line of Hill Street; thence Southwesterly along the Southeasteriy line of Hiil
Street to the Southeasterly extension of the Southwest line of Lot 8, Block 1 of
Rearrangement of Oppenheim's Addition; thence Northwest to the Northwesterly corner of
said Lot 8, Block 1, which is also the Southwesterly line of the joint railroad right-of-way
track of the Chicago, Mi{waukee and St. Paul/ Chicago, St. Paul, M+nneapolis and Omaha
Railroad; thence Southwesterly along said right-of-way line to the Northeasterly line of
Smith Avenue; thence Southeasterly along said Northeast line of Smith Avenue to the
Southeasterly line of Hill Street; thence Southwest along the Southwest line of Hill Street to
the East line of vacated McMillan Street; thence South and Southwest along the east line of
vacated McMillan Street to the East line of J. T. McMillan Company's Plat; thence North on
said East �ine to the North line of Section 12, Township 28, Range 23, to the point of
beginning.
and
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� CommencinQ at the centerline of the intersection of State Street and east Geor�e Street:
thence west along the centerline of east Georae Street to the intersection with a
southeasterly extension of the southwesterly boundary of Hornsby's Rearranaement of Lots
1 2 3 4 and 5 Block 89 of West Saint Paul Proper, thence northwest on a line parallel
with Concord Street for approximatelv 293 feet• thence north for approximately 131 feet to
the centerline of East Robie Street thence �vest to the most ��esterly line Lot 6, Block 72;
thence north for approximatelv 50 feet thence west for approximatelv 35 feet• thence
northwesterly alon¢ a line parallel with Concord Street to the i�tersection with the
centerline of Robert Street thence north alone the centerline of Robert Street to the
intersection with the center(ine of Concord Street thence northwesterlv afona the
centerline of Concord Street to the intersection with a northeriv extension of the most
easterly lines of lot 13 Block 65• thenc south to a point approximatelv l20 feet south of
the most southwesterly line of Concord Street; thence west for approximatelv 50 feet;
thence north for approximately 30 feet; thence west for approximatelv 100 feet; thence
north to the intersection with the centerline of east Congress Street; thence west alon� the
centerline of East Congress Street to the most �vesterlkline of Loi 19, B1ock 55; thence
north to the centerline of Isabe� Street� thence northeasterlv on a tangentia! curve followine
the westernmost pro�ertv line of Lots 1 2 3 4 5 Block 33• thence north to the
southernmost boundary of Lot 7 Block 3 of Auditor's Subdivision; thence west 88 feet to
the southwest corner of Lot 7 Block 3• thence north on a tangential curve alonQ the
westernmost boundaries of Lot� 1 2 3 4,5 6 7, Block 3 and Lot 21, Block 2; thence east
� ao�roximatelv 20 65 feet• thence northwesterlv on a tangential curve on the �vesternmost
boundary of Lots 1 throueh 20 of Block 2• thence north along the western boundary of Lot
1 Block 2 75 feet• thence west along the southern boundarv of Lots 1.2 3.4, Block 7;
thence west 15 feet to the Lot s�lit of Lot 8 Bfock 7� thence north approximately 94.61
feet• thence northeast 58 de�rees 24 minutes (or foota�e) to the centerline of Wabasha
Street: thence southlsoutheasterlv a4on� the Centerline of Wabasha Street to the
northernn�ost to the intersection of the centerlines of Wabasha Street and Colorado Street:
thence southeast aoproxiamatefv 300 feet afon� Wabasha Street to the intersection of the
centerline of Wabasha Street and Concord Street; thence east approximately 302.49 feet:
thence south �p�roximatelv 50 feet• thence east approximatelv 150 feet� thence north
a�proximateiv 50 feet• thence east aoqroximatelv 60 feet• thence south alona ihe vacated
centerline of Livin�ston Street 425 feet• thence east approximately 240 feet; thence north
approximately 230 feet• thence �vest to the southwest corner of Lot 6. Block 36� thence
north aporoximat� 50 feet• thence east approximatelv 190.06 feet to the centerline of
Robert Street• thence north alon�the centerline of Robert Street 250.07 feet: thence �n�est
aqproximately 190 feet• thence north approximatelv 339 67 feet to the centerline of Wood
Street thence east to the intersection of fhe centerlines of Wood Street and Robert Street;
thence north aloi� the centerline of Robert Street 60 feet thence east alone the tangential
line of The northern parcel line of �ots 1 and 2 of Block 17 to the centerline of the vacated
Clinton Avenue� thence south 50 feet alon�the centerline� thence west apqroximately 90
feet• thence south ap�roximate{v 210 feet to the centerline of Co{orado Street; thence west
62 feet• thence south approximatelX 130 feet� ihence west approximatelv 20 feet; thence
� _�_
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� south approximatelv 170 feet; thence east to the centerline of Clinton Street; thence south
approximately 160 feet; thence west approximately 196.48 feet: thence south to the
centeriine of East Coneress Street: thence east to the intersection with the centeriine of the
all� in Plat .01364 West Saint Paul Blocks 1 through 99. Block 66: thence south afon� the
centerline of said allekto the northern boundarv of Plat .01364 West Saint Paul Blocks 1
throu�h 99, Block 71; thence east to a point approximatelv 91.7 feet from the eastern
boundary of Plat .01364 West Saint Paul Block 1 throueh 99. Block 71; thence south to the
intersection with the centeriine of Concord Sireet: thence southeast alon�the centerfine of
Concord Street approximatelv 25 feet: thence east/northeasteriv on a tan�ential curve to
the centerline of the Clinton-Robie Connection; thence southeasterl�along said centerline
to the intersection of the centerline of Ada Street: thence southwest alone said centerline
160 feet to the centerline of the allev in Plat .01169 Bell's Addition to West Saint Paul.
Block 16: thence southeast alone said centerline to the intersection with the centerline of
Bancroft: thence continue the line of said alley qarallel to Concord Street to the centerline
of Brown Street: thence south o� the centerline of Brown Street to the intersection with the
centerline of the vacated Prescott Street; thence northwest alone said centerline to the
intersection with the center�ine of Bancroft Street; thence northeast alon� the center{ine
173 feet thence west alon¢ the southern boundaries of Lots 1 throueh 7 Block 2; thence
northeast approximately 75.11 feet; thence west approximately 94J8 feet� thence
southwest approximately 23.37 feet; thence west approximately 150.25 feet; thence south
approximatelX 84.81 feet; thence west to the centeriine of State Street; thence northeast
� approximately 295 feet: thence west approximately 106 feet to the western boundary of
Lot 3, Block 93; thence north to the centerline of East Georg,e Street, thence east to the
intersection with the centerline of State Street, the point of be i�'nning_
� -10-
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• B. BACKGROUND
The Riverfront Redevelopment Project Area is located in and near downtown St. Paul, on
the north and south shores of the Mississippi River. The Mississippi River is the city's
birthplace, a�d dominant natural feature. Throughout the history of Saint Paul, the river has
determined the extent and nature of the city's gro�vth, development and
geographideconomidsocial climate.
For the past several decades, the prominence of the riverfront as an economic and social
center has deciined. The city has grown 'up and away' from ihe riverfront as the
importance of the port function has changed with technological advances in transportation
and industrial processes, and as the focus of the regional economy has changed from
manufacturing to services.
The present conditions of use and development reflect the deterioration that one would
expect as the city looked elsewhere for development opportunities. The entire downtown
river corridor is characterized by farge areas of neglected vacant and underutilized land,
transportation networks and facilities that are functionally obsolete, and inefficient labor-
extensive activities that waste the potential of inherently vafuabfe land. Public
improvements have deteriorated; are inadequate to serve demands; and in some cases are
potentially hazardous. Both public faciiities and remaining private structures present severe
. barriers to access and use of the shoreline; environmental conditions are such that make
public use and appreciation of the river difficult.
Such a condition is generally incompatible with contemporary public objectives which
consider the Mississippi River the city's most unique natural attribute, to be enhanced as a
resource of aesthetic, ecological, cuitural and economic importance.
Without positive intervention, the downtown riverfront is unlikely to fulfill its public
potential. Current patterns of land use and economic attrition are Vikely to continue. Private
reinvestment needs will not be met. New development will be hampered by poor soil
conditions, lack of infrastructure, fragmented property ownership, and perhaps most
importantly, a public perception of the area as one in decline.
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C. PREVIOUS AND CURRENT EFFORTS
Since 1960, there have been several efforts by the City of Saint Paul to plan for and direct
change in the Project Area.
Several Redevelopment Plans and Commercial and Industrial Development Projects have
been prepared under provisions of Chapter 469 of Minnesota Statutes, and approved for
areas of the city that inciude smalf portions of the Riverfront Redevelopment Project area.
These include:
- Riverview Renewal Project (R-26): 1963
- Riverview Industrial Project: 1964
- Upper Levee Renewal Project (R-3): 1958, rev. 1965
- West Seventh Neighborhood Devefopment Project
- Seven Corners Neighborhood Development Project
- Downtown Urban Renewa) Project (R-20): 1963
- Central Core Neighborhood Development Project
- Seventh Place Redevelopment Project: 1978
(W. of Robert StJ
(E. of Robert St.)
(Minn. A-1-7):1973
(Minn. A-1-6): 1973
(Minn. A-1-5): 1973
Because of the incremenial nature of past efforts and the fractured approach to establishing
redevelopment districts, the Riverfront Project Area is not addressed comprehensively.
Consequently, this Redevelopment Plan incorporates and supercedes those portions of
previously approved redevelopment plans (identified above) that lie within the Project
Area described in Section A of this plan.
The above-referenced redevelopment pians have resulted in one significant change in the
Project Area. Riverview Industrial Park was established.
Riverview Industriai Park is a project resulting from the combination of the Riverview
Renewal Project and Rivervie�v Industrial Project cited above. It consists of 190 acres
within and adjacent to the Project Area. it was established after continual spring flooding
had made the housing that �vas originally locaied there untenable. From 1957-64, the Saint
Paul Port Authority purchased and cleared the land. The existing floodwall �vas constructed
in 1962, after which site development began. In 1965, the area was subjected to a record
flood. The land within the floodwall remained dry, and the success of Riverview Industrial
Park was assured. Since then, Riverview has been one of the city's most productive
industrial parks. Of the original 190 acres, fess than 7% remains avaiiabie. Employment
currently exceeds 6000 (1987 figure).
In 1980, the Saint Paul City Council adopted the Saint Pau( Mississippi River Corridor Plan
as a component of the Comprehensive Plan of St. Paul. The River Corridor Plan established
city objectives, policy and general recommendations for the treatment of the entire river
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• valley, including the Riverfront Redevelopment Project Area. Since 1980, it has
periodically been amended, and in fact, is being amended concurrently with the adoption
of this Redevelopment Plan. The River Corridor Plan, as amended, remains the most
definitive city statement of riverfront deve�opment objectives.
ln 1985, the single most important private investment decision was made in the Riverfront
Redevelopment Project Area, when American Hoist & Derrick Company (Amhoist)
abandoned its primary administrative, research, development, manufacturing and assembly
facilities. These facilities (commonfy referred to as the 'Amhoist Plant') are located in an
unintegrated complex of 14 buildings, occupying 50 acres that dominate the south shore of
the river. The buildings range in age from 9-87 years, with a �veighted age of 51 -r years. In
abandoning the plant, Amhoist cited the deteriorated condition and functional
obsolescence of the entire plant and site as its primary reasons for relocating.
Adjacent to the Amhoist property, a chemical tank farm owned by the Union Oil Co., and
1930's vintage industrial bu+ldings once owned by Technical Sealants Co., are vacant, idle,
and marked as potentially hazardous. These sites, plus broken and unused railroad
trackage that bisect them, are symptomatic of the obsolescence of riverfront-dominated
industrial and transportation uses.
On the north (downtown) side of the river, redevelopment efforts to revitalize the riverfront
� have been piecemeal. In 1957, Shepard Road was constructed in the Project Area. This
single public works pro}ect completely changed the nature of the riverfront by introducing
a major traffic artery that cut off the river from the rest of the city. in addition, it created
new access for an emerging industriai area on the fringe of the Central Business District. fn
conjunction with building the road, the City created the Upper Levee Renewal Project in
1958, to clear continually flooded residential areas west of Chestnut Street, and replace
them with flood-protected industrial sites.
In the most visible site development case, Kaplan Scrap Iron & Metal Co. �vas relocated
from the Riverview area across the river to the Upper Levee in 1965. Since then, the
Kaplan operation has been the subject of numerous complaints regarding noise, odor,
visual pollution, and damage to city sewers. In response to these ongoing aggravations, the
HRA' acquired the property in 1985 for purposes of clearance and making the site
available for redevelopment.
Adjacent to the Kaplan's site, the HRA has secured a long-term option for purchase of the
Harvest States Cooperatives' Chestnut St. Grain Terminal. The grain elevators and terminal
operations have been declared surplus by the owner, citing obsolescence of the facility for
contemporary grain shipment processes. Earlier, in 1980, Harvest $tates demolished
approximately half of the grain storage silos on the site because they were unused,
unmaintained, and considered a safety hazard.
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• East of Harvest States' termina) is the site of former Industrial Steel Container Corporation.
The plant had been on the site for over 40 years, manufacturing and reconditioning metal
barrels and containers. In 1970, the HRA purchased the site for purposes of removing a
blighting influence and an impediment to potential roadway improvements. Soi1
contamination ��as discovered on the site.
On the other end of downto��n, the riverfront is dominated by the Union Depot. The
former train station is composed of an extremely large headhouse, concourse and train
platform covering over 6 acres at the city's orig+na! riverfront steamboat landing. In its
heyday, the Depot serviced over 60 trains per day. By the early 1960's, however, train
service had c7ramatically declined in St. Paui and across the country.
The consortium of railroads v��hich owned and operated the depot (known as the Saint Paul
Union Depot Company) oversaw its closing. Throughout the 1960's and 1970's, the Union
Depot Company declined to improve the depot, and slowly dismantled it. Small subareas
�vere leased for storage and parking. In abandoning and neglecting the massive depot, the
railroads left the city with a blighting influence on the riverfront.
In 1982, the Union Depot Co. sold the headhouse to Asset Development Services, a
commercial developer which proceeded to renovate the headhouse. This project has
instilled new activity into the area, and is the bas+s for anticipated continued private
� investment interest. Nevertheless, the site remains isolated from the riverfront by railroad
right-of-way and Shepard-Warner Road.
In 1984, the City embarked on a program entitled the "Riverfront Initiative," an energetic
and comprehensive effort to reclaim the riverfront from its current condition, and to
implement physical and programmatic changes that reflect public objectives identified in
previous activities. To oversee this effort, and to advise the Mayor and City Council on
appropriate actions, the City Council established ihe Saint Pau) Downtown Riverfront
Commission. Since its inception in 1984, the Riverfront Commission has actively engaged
in current riverfront issues.
In 1986, the Riverfront Commission comp(eted and recommended to the City Council a
detailed riverfront redevelopment strategy. This strategy, entitled the Saint Paul Riverfront
Pre-Deve(opment Pian, suggested severaf long-term and short-term public and private
actions which �vould stimulate redevelopment. It clarified redevelopment objectives, and
detailed specific actions the City can take to initiate the redevelopment process in a timely
manner. Currentiy, the City of Saint Paul is using this plan as the basis for amending the
city's Comprehensive Plan, and as a guide in preparing this Redevelopment Plan. As a
result, the City is planning to undertake several significant activities which are identified by
the Riverfront Commission as important.
In 1984, the US Army Corps of Engi�eers proposed to upgrade the floodwall and levee
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• protecting Riverview Industrial Park by increasing the height of the flood control structures
four feet. This project, presently authorized by Congress, is currently being considered for
funding. It is a significant public works project that will increase flood protection to
existing and planned development.
In addition, the City has initiated efforts to reconstruct Shepard Road to alleviate original
design shortcomings that have contributed to excessive numbers of traffic accidents. As a
part of the requisite Environmental Assessments of this project, alternative road alignments
and configurations are being considered. In conjunction with the reconstruction of Shepard
Road, the city has received a commitment from the Federal I Administration to
contribute funds from the Great River Road program to realign and rebuild portions of
Warner Road in the vicinity of Lambert Landing. This will also contribute to improvements
in the safety and aesthetic characteristics of the road on the riverfront.
In 1984, the City estabiished the Riverfront Enterprise Zone, which encompasses most of
the project area. Authorized under Minnesota Statutes, Sec. 273.13 (rev. 1983) and
approved by the State of Minnesota, the Enterprise Zone allows for individuals or
companies making investments to quaUfy for combinations of several types of state and
local tax credits. To date; four companies have invested over $3,000,000 in industrial and
commercial projects in those portions of the Enterprise Zone located within the project
area.
• The current condition of the important riverfront sites, plus the opportunities presented by
the City's announced initiatives to upgrade public facilities and to promote ne�v investment
along the entire downtown riverfront, dictate the need for a comprehensive redevelopment
effort based on an updated redevelopment pfan for the project area.
Since the Redevelopment Pfan was originally adopted in 1987, there has been very fittle
private investment in the West Side Flats area. Despite significant public investment,
primarily in the form of the riverfront levee and esplanade (approximately $15 million), the
private sector has not responded. Private lands that were vacant have remained vacant,
and there has been neglect and demolition of buildings over the last 15 years.
I� the early 1990s, riverfront and downtown revitalization became much more a part of the
community's agenda. Like cities throughout North America, Saint Paul began to recognize
the Mississippi River as a well-spring of community pride, identity, vitality and investment.
With significant acquisition and clearance completed, the time was right to reinvest in
downtown and the central riverfront, and to start to create new neighborhoods with a
unique relationship to the river.
In 1997, the Saint Paul on the Mississippi Development Framework was released to guide
planning, urban design and development activities in a four-square mile portion of
downtown Saint Paul and the central riverfront between the High Bridge and the Lafayette
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• Bridge. The result of a three-year planning and community input process, the Framework
lays out a vision for downtown and the central riverfront that: reconnects the city to the
Mississippi River; increases the variety of land uses in these areas, especially in terms of
adding residential units; integrates land uses to create new neighborhoods that are less
dependent on the car; restores the urban ecology; and converts former industrial areas
along the riverfront to new mixed-use urban viflages. The Frame�vork contains ten
principles to guide new development in downtown and along the central riverfront, as well
as precinct plans that apply the ten principles in four sub-areas (Rice Park-RiverCentre,
Wabasha Corridor, Upper Landing and West Side). Most relevant to the Riverfront
Redevelopment Project Area is the Framework's call for a mixing of land uses in compact
urban villages (rather than isolating them into separate districts) and a diversifying of the
range of uses within each new neighborhood. In 1998, the City Council endorsed the
Framework's ten principles as the basis for the City's development policy for the
downtown-central riverfront project area.
Adopted by the City Council in 1999, the Land Use Plan chapter of the Saint Paul
Comprehensive Plan officially made the ten principles the basis for future land use
planning and development in downtown and along the central riverfront. Many of the
areas within the Riverfront Redevelopment Project Area were identified as new mixed-use
urban villages, with streets that accommodate transit, bikes, pedestrians and cars; buildings
and land uses that engage the street and increase pedestrian activity; public access to the
• riverfront; and a range of land uses within smaller neighborhoods that are connected to
one another and to the river.
Also in 1999, the City worked �vith West Side community representatives, property
owners, residents, architects, urban designers, the Saint Paul Riverfront Corporation, Saint
Paul on the Mississippi Design Center, Port Authority and Capital City Partnership to
prepare a long-term vision for a 45-acre portion of the West Side Flats lying between
Robert and Wabasha streets, the Mississippi River and Plato Boulevard, based on previous
�vork in the Framework and West Side Precinct Plan. This vision is contained in the West
Side Flats Development Strategy, and proposes a mixed-use compact urban village with
visual and physica{ access to the river; a restored historic neighborhood street grid that
provides urban-scaled development parcels and multiple street access points; an open
space network to link adjacent uses and neighborhoods and add value to development
parcels; improved streetscapes; and a mix of uses, with predominantly commercial
activities along Robert and Wabasha and predominantly residential uses on internal blocks
oriented to a linear open space along the existing rail corridor. ln 1999, both the City
Council and HRA endorsed the West Side Flats Development Strategy as the overall vision
ior the future development of the area between Robert, Wabasha, Plato and the Mississippi
River.
In 1999, the Riverview Commercial Corridor Revitalization ProQram was created by
ne�hborhood reoresentatives, in partnership with the City to guide redevelooment in the
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• Concord Street commercial corridor on the City's West Side, now referred to as the
"District del Sol". This plan outlines a vision for revitalizing the District dei Sol
commercial corridor throu�h mixed use redevelopment, with design euidelines to euide
such redevelopment, and a streetscape enhancements pro�ram to enhance safety
connections and the overall character of the District del Sol. In 2001. the City Council
adooted the Riverview Commercial Corridor Revitalization Program as an element of the
Com�rehensive Plan. The District del Sol encompasses Concord Street from the Wabasha
caves to Lafayette Road (Hiehway 52), extends north on Robert Street to Wood Street and
extends south on Wabasha Street to Congress Street.
•
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• D. DEVELOPMENT OBJECTiVES
The objectives of the Riverfront Redevelopment Project are based upon the policy
directives of the Saint Paul Comprehensive Pfan and the Saint Pau/ Mississippi River
Corridor Plan. Both documents were prepared by the St. Paul Planning Commission and
adopted by the City Council. Objectives generaily include:
1. To protect and preserve the Mississippi River Corridor as a unique resource
that benefits the citizens of the city and region.
2. To maintain the river corridor's value and utility for residential, commercial,
industrial and recreational functions;
3. To preserve the river corridor's biological and ecological functions;
4. 7o enhance the river corridor's aesthetic, cultural, scientific and historic
attributes;
5. To develop an economic value for the downtown riverfront, �vhile insuring
the preservation of its natural and aesthetic characteristics;
6. To stimulate private investment and reinvestment along the do�vntown
riverfront; and
7. To increase the tax base and job-producing capacity of the riverfront in
do�vntown.
Furthermore, the primary purposes of this Redevelopment Plan, as recommended by the St.
• Paul Riverfront Commission in the St. Pau! Riverfront PreDevelopment Plan, are:
1. To eliminate and/or ameliorate the adverse physical and environmental
conditions ihat exist in the Riverfront Redevelopment Project area, and to
prevent the spread of such detrimental conditions within and without the
pro}ect area;
2. To improve the attractiveness and desirability of the area as a place in which
to live, work, shop and/or secure cultural and recreational enrithment;
3. To re-establish viable residential neighborhoods on the riverfront by creating
opportunities for, and attracting, new housing and residential services;
4. To maintain and strengthen employment and services by attracting
institutions, high-tech industrial and office space, personal and professional
services; by retaining and attracting regional cultural and entertainment
attractions;
5. To create an attractive pedestrian-oriented piace in which people are able to
enjoy personal or social interaction, and where public access to and along
the riverfront is maximized;
To provide the public improvements necessary to stimulate private
investment and reinvestment in the project area, and to make private land
more marketable, usable and valuable;
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• 7. To develop the Riverfront Redevelopment Project in a manner that conforms
to the city's Comprehensive Plan, and complements the existing
attractiveness and future development of nearby areas, most particularly the
West Side, the Central Business District, Lowertown, and the West
Seventh/Fort Road neighborhood; and
8. To utilize public financial resources in a manner that conforms with the
city's adopted capital allocation and tax policies.
Implementation of this Plan will be undertaken by providing for incentives and land use
controls that encourages sound development that is consistent with the needs of the
community as a whole, and is supported by types of market growth that can reasonably be
expected in Saint Paul.
•
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• E. REDEVELOPMENT TECHNIQUES
This plan envisions the permitted use of all techniques or powers authorized through
applicable statutes by the City, HRA, Port Authority, or other public agencies as
appropriate and necessary to carry out the implementation of this Pfan. No provision of the
Plan is to be taken to limit the full exercise of these powers. The following techniques are
cited as examples of ineans to achieve the objectives presented in Section D above:
1. SUPPORT PRIVATE INITIATIVES
As a primary course of action, the HRA and the City will promote and support those
initiatives by property owners or other persons in control of project sites to market,
develop, redevelop, rehabilitate or otherwise improve their property in accordance with
this plan. Private initiative and investment is the preferred means of achieving the
objectives of this plan, and will be encouraged. The HRA or the City may, without
acquiring property, enter into agreements �vith property owners or other persons in control
of project sites which identify specific private responsibilities for the improvement of sites,
and will seek private guarantees to undertake redevelopment in accordance with this Plan.
To induce such agreements, the HRA and the City will provide for, or cause to provide for,
the followi�g, as is �ecessary and appropriate:
• a. ADMINISTRATION of those public processes and requirements deemed
necessary to suppori or allow developmendredevelopment of property to
occur in accordance with this Plan. If applicable and advisable, the HRA and
the City will provide assistance to deveiopers to aliow them to take
responsibility for administrative activities. These include, but are not (imited
to:
- Coordination of project activity, financing and review with human
service agencies, citizen participation entities, and other state,
regional and federal government agencies;
- initiation of vacations, rezonings, dedication of pubiic rights-of-way,
or other public actions as may become necessary to implement this
Plan, in accordance with state and local statutes. This will be
undertaken by the HRA or the redeveloper.
- Provision of standard municipal services to adequately insure public
health, safety, and welfare;
- Enforcement of building codes, design controls, site covenants,
provisions to insure compliance with state and locaf requirements
relating to non-discrimination, income levels, environmental quality,
faithfu! performance, and any other public objectives relating to the
purchase, development, improvement or use of the land;
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� - Property exchanges.
b. PUBLIC IMPROVEMENTS, as needed to provide for adequate public access
to and use of riverfront space and project sites. These include, but are not
limited to, installation/construction/reconstruction of streets, parkways,
utilities (mainline coflection systems), parks, walkways and traiis, bridges,
flood control structures, and other public improvements or facilities as
necessary or desirable to carry out the objectives of this Pian.
Public improvements will be undertaken in phases (of time and location) that
coincide with and promote rational development patterns. Costs of such
improvements may be assessed to the sites served by them.
c. FINANCING to provide affordable sources of financing to private companies
involved in developing components of this Plan. There are several financing
mechanisms that can be used as appropriate to accomp{ish the objectives of
this Plan. They include, but are not limited to:
- Tax Increment Financing
- Industrial Development Revenue Bond Loans (Taxable or Tax-Exempt)
- Other Revenue Sond Loans (Taxab{e or Tax-Exempt)
- Housing Revenue Bond Loans
� = Mortgage Subsidy Bonds
Urban Development Action Grant (UDAG) Loans
- Acquisition/Lease/Sublease
- Land Lease
- Equity Participation
- Development and Rental Assistance Payments
- Interest Rate Reduction
- Implementation of statutory authority for creation of projects and
undertakina of activities where it is appropriate to use other financing
methods.
in selecting methods of project finance, the HRA and the City wili take into
account the forms of other assistance available and negotiate with individual
developers so that a method can be chosen which provides sufficient
incentive for the developer to create a quality product.
2. LAND ACQUISITION
As an alternative and/or complementary redevelopment technique, the HRA or the City
may choose to acquire certain property, as authorized under Minnesota Statutes.
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� Acquisition of property will be considered when such property is found to have any of the
foliowing characteristics:
a. Blighted areas, buildings, and other real property, where removing such can
remove, prevent or reduce blight or the causes of blight;
b. Open or undeveloped land blighted by virtue of conditions which have
prevented normal development by private enterprise;
c. Underused or inappropriately used land which may be converted to oiher
uses recommended by this Plan at a reasonable cost without major clearance
activities;
d. Land necessary to complete parcels which would be suitab�e for
development;
e. Lands or property deciared to be unsafe or otherwise hazardous to public
health and safety;
f. Other real or personai property as necessary to accomplish the objectives of
this Plan.
Acquisition of property wiil be undertaken in strict adherence to state and federal statutes
(as applicable) governing procedures for such activity, including the provision of relocation
services, assistance and benefits in accordance with Minnesota Statutes Chapter 117.
3. SITE PREPARATION
� The HRA or the City will undertake or cause to undertake those actions deemed necessary
to prepare acquired sites for redevelopment. These include, but are not limited to:
a. Demolitio�, removal or rehabilitation of buildings and improvements;
b. Activities to correct adverse characteristics of the land, soil or subsoil
conditions, unusable subdivision or plat of lots, inadequate access or utility
service, flood protection, or other development-inhibiting conditions;
c. Activities deemed necessary or desirable to remove, reduce or prevent other
blighting factors and causes of blight;
d. Other activities deemed necessary or desirabfe to improve and prepare sites
for development rehabilitation or redevelopment for uses in accordance with
this Plan;
e. fnstaflation, construction or reconstruction of streets, parkways, utilities,
parks, waikways and trails, and other public improvements or facilities as
necessary or desirable for carrying out the objectives of this Plan;
f. Provision of relocation services, assistance and benefits in accordance �vith
Minnesota Statutes Chapt. 117.
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� 4. LAND DISPOSITION AND IMPROVEMENT AGREEMENTS
The HRA and the City will sell, lease, or otherwise dispose of acquired property at fair use
values in accordance with the requirements of applicable laws and plans, and subject to
purchaser's contract obligations, by any or a combination of the following methods:
a. After clearance and/or provision of site improvements;
b. After rehabilitation at its fair market or reuse value so improved;
c. Without clearance, to rehabilitate, clear, or otherwise improve the property
for the purposes and accordance with the objectives and requirements of this
Plan;
d. To public bodies for the purposes of providing public improvements or
supporting facilities.
s
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� F. GENERAL LAND USE PLAN
Predominant land uses and related elements of the Riverfront Redevelopment Project shall
be in accord evith the objectives of the Comprehensive Plan of the City of Saint Paul. A
description of intended purposes and character of each follows. Proposed general land
uses are shown on Map B.
1. PUBLIC OPEN SPACE
It is a highest priority to reanimate the riverfront by promoting those activities and facilities
which make the riverfront an appealing place for the public at large to visit. The best way
to do that is to develop recreationai opportunities and attractions that encourage public
access to and use of riverfront spaces. The Mississippi River shoreline will be a continuous,
publicly-supported, river-oriented park and trail corridor. It will unite the major elements of
the project area.
Development of public facilities within and adjacent to the trail corridor hill be undertaken
according to site-specific standards, based on the physical capacities and programming
needs of the part+cular site. At a minimum, provision of open space, trails and associated
public facilities shall maximize public access to the shoreline and views of the river and
provide those phys+cal improvements that increase pedestrian comfort, safety and pleasure.
Major components include:
� a. A continuous pedestrian/bicycle TRAIL CORRIDOR, adjacent to the river,
extending from 1 island-Lilydafe Park to the Pier Foundry site on the
south shore of the river, and from Randolph Street to Warner Road on the
north shore. Plazas, commemorative markers, and other elements w�ilf be
provided as appropriate.
b. "UPPER LANDING $ITE", a passive open space extending eastward at th�e
river from the foot of Chestnut Street, to provide for a focal point at the site
of the historic Upper Landing, to enhance the historic and physical
connection between the landing and adjacent Irvine Park and West 7th
Street neighborhoods, and to enhance the entry into downto�vn along
Shepard Road.
c. KELLOGG MALL, to continue as a major bluff-top park, promenade and
look-out on the north side of the river. The bluff-face overlooking the river
offers extraordinary opportunities to extend the use of the park, both
physicaliy and seasonally, if it were enclosed, reconfigured, and terraced to
the river below.
d. LAMBERT LANDING, to provide for pedestrian movements and trail
connections to upstream and downstream parks, a plaza, and a servicable
landing for commercial and pleasure boats.
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2.
e. "IAND{NG PARK", a broad expanse of passive open space on the eastern
fringe of Lowertown, adjacent to tne river, to increase public access to the
landing, and to create a more gracious entry to the city on Warner Road.
f. HARRIET ISLAND, to continue to be the major urban open space of the
do�vntown riverfront, providing tne variety of active and passive recreational
uses and opportunities consistent �vith its setting and designation as a
regional park.
g. NAVY tSLAND, to continue to provide passive open space on the city's only
true island.
h. Private{y developed open space, zs may be required by land sale and
development contracts.
PUBLIC FACILITIES & UTILITIES
There are several facilities on the riverfront that serve a city-wide population. As such, they
provide services that enhance the economic, social, cultural, recreational and educational
6ase of the city. As necessary, they will be improved to accommodate pro}ected demands
upon them, and/or to extend their useful life. They include:
a.
b.
c.
�
The floodwail/levee flood-control structures;
Sidewalks, bridges and roads;
The Civic Center parking ramp;
Water, sewage and drainage systems;
District heating.
Other facilities will be encouraged as activity centers, to be developed publicly or in
conjunction with private ventures:
a. Marinas and marina services;
b. Facifities for exhibition, public entertainment, research, teaching,
museum/aquarium or other institutional. purposes;
c. Parking facilities required to serve predominant uses;
d. Commercial recreation and navigation servicing facilities;
e. Commercial uses in limited amounts, intended primarily to provide service
to the predominant public user, such as food and beverage establishments,
vending, etc.
RESIDENTIAL
One of this Plan's primary objectives is to provide for land use patterns that reintroduce
residential neighborhoods to the riverfront. Market study and planning analysis indicate
that housing is a private development initiative that offers most opportunity to achieve
development in accordance with the objectives of this Plan, and which would create
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�
conditions that entice other preferred development.
The types, amounts and prices of various housing units wiil a11 depend on prevailing
market and finance conditions at the time specific projects are conceived. Sites for
residential projects are recommended as follows:
a. In the SOUTHBANK INLAND AREA, in the vicinity of Harriet island Park, on
a site roughly bounded by Water Stand Plato Bivd., west of Wabasha St.
b. At the LOWER LANDING, where new development utilizing air rights over
the railroad should be encouraged and include housing in conjunction with
office, commercial, hospitality and entertainment elements. Where
appropriate, adaptive reuse of the depot concourse and other significant
structures should be considered.
c. On the north shore of the river, at the iJPPER LANDING, where a new
residential site would be established in the area west of Chestnut St. and
below the bluff, by realigning Shepard Road to remove the roadway from the
shoreline between Chestnut St. and the NSP High Bridge power plant.
d. In the vicinity of the Civic Center, on a site bounded by Fort Road/W. 7th St.,
Kellogg Blvd., Exchange St., and Walnut St., where new development wiil be
encouraged and include housing in conjunction with office, commercial,
entertainment and hospitality elements.
�
4. COMMERCIAL: RETAIL & OFFICE
To a iarge degree, development of retaii and office space will occur as a market response
to other population generators such as housing and other regional attractions. Most iiicely,
this response �vill manifest in a combination of rehabilitated existing buildings and
development of newly-constructed buildings to accommodate 'special opportunities' such
as restaurants, a single-owner headquarters compiex, convenience commercial services, or
smaller offices that prefer to be located close to, but not in, the Central Business District.
Sites for commercial (office and retaii) space are recommended as follows:
a. At the LOWER LANDING, where new development utilizing air rights over
railroad property should be encouraged, and should include commercial
space in conjunction with housing, hospitality and entertainment elements.
Where appropriate, adaptive reuse of the depot concourse should be
considered.
b. At the UPPER LANDING, between Shepard Rd., Chestnut St., Exchange St.,
and Kellogg Blvd.
c. In the vicinity of the Civic Center, on a site bounded by Fort Rd./W. 7th St.,
Kellogg Bivd., Exchange St., and Wainut St., where new development will be
encouraged and include commercial space, hospitality and entertainment
elements in conjundion with housing.
.
-26-
ot-�1 �F3
• d. Aiong the river, on a site bordered by Robert St. on the west, Fillmore Ave.
on the south, and the Pier Foundrv site on the east, including the site of the
existing office building on the northtivest corner of Robert St. and Fillmore
Ave.
5. INDl1STRiAL
New industrial development or expansion of existing uses will be encouraged at higher
empioyment densities and construction concentrations than currently exist on the sites.
Prime sites for additional industrial development are:
a. At the UPPER LANDING, in the area roughly bound by the existing NSP
High Bridge plant, the river, a realigned Shepard Rd. (west of Chestnut St.)
and the existing bluff;
b. At the far-eastern end of the AMHOIST SITE, in the vicinity of the Lafayette
Sridge.
6. MIXED USE
Areas designated as MIXED USE should be developed with a mix of residential,
commercial, recreational, civic and open space uses. To the greatest extent possible and
where appropriate, these uses should be arranged in an "urban village" with a traditional
� urban street grid; compact block pattern; variety of experiences within walking distance of
one another; strong pubiic realm; medium-to-high densities but low-to-medium heights;
connection to transit; buildings that frame the street and respect the neighborhood context;
and (and uses that are truly integrated within a bu+lding, parcel or block. This is pernaps
the most flexible land use district in the Riverfront Redevelopment Project Area, with the
express purpose to mix land uses within an area rather than isolate them into separate
districts. The predominant �and use will vary by sub-area. Sites for mixed-use
development are:
a. On the south shoreline of the river, in the area bordered by Wabasha Street
on the west, Plato Boulevard on the south, Robert Street on the east and the
river on the north. On this site, the urban street grid shouid be re-
established; new open spaces and pedestrian connections should link the
neighborhood to adjacent uses and neighborhoods; visual and physica!
access to the river should be provided; and a variety of residential, office,
civic, educational, retail and entertainment uses should be deveioped.
b. On the south shore of the river, along Wabasha Street to Plato Boulevard,
including sites west of Wabasha Street on Water Street, and on the upstream
end of Navy Island.
c. On the south side of Plato Boulevard between Starkey Street and Robert
Street to the southerly limits ot the Redevelopment Project Area.
� -? 7-
0�-�1�3
� d. In the District del Sol commercial corridor �vhich runs alon Concord Street
from Wabasha Street to Lafavette Road (Highwav 52) extends north on
Robert Street to Wood Street and extends south on Wabasha Street to
Congress Street.
7. VEHICULAR CIRCULATION
Major vehicular access to and through the Project Area will take place on existing
roadways. Major streets, to be maintained and improved as appropriate, are: Chestnut
Street, Kellogg Boulevard, )ackson Street, Sibley Street, Wabasha Street, Robert Street, and
Plato Boulevard.
Shepard Road and Warner Road (between Randolph St. and Childs Rd.) will be redesigned
and rebuilt to improve engineering characteristics and traffic safety. The City will
investigate advisable ways of realigning segments of these roads to provide additional
shoreline space along the north shore of the river.
The final decision on the alignment of Shepard Road and its intersection with Chestnut
Street may have impacts on the reasonable and appropriate redevelopment of the Upper
Landing site. When the alignment and intersection decisions have been made, the reuse of
the Upper Landing will be evaluated by the City and the HRA, in conjunction and afier
consultation with the appropriate District Council, the Riverfront Commission and the
� Planning Commission.
As properties are developed, public collector roads and private access roads will be
established. Ail streets (collectors and internal circulators alike) will be treated with
appropriate landscaping, lighting, signage, resdoverview stops wiiere advisable, and other
materials to establish a pleasant character. Costs for such improvements will be assessed as
appropriate.
8. DESIGN CONTROLS
The HRA will develop detailed Design Controls that address specific consideraYions of
exterior design on each site, and will arbitrate design discussions. The Design Controls are
not intended to dictate specific design solutions or inhibit design freedom. Rather, they will
be used to insure an integrated and mutually supportive approach in the development of
subareas, and to insure a consistentiy high level of design quality throughout the riverfront.
As a component on the St. Paul Riverfront Pre-Development Plan, the St. Paul Riverfront
Commission prepared "Urban Design Guidelines" to support the various planning
decisions and development choices which have been recommended in this Plan. The
Urban Design Guidelines will be used as the basis for the Design Controls. They are
attached as Appendix A.
� -28-
o� -it�3
� In addition to the Urban Design Guidelines, the Saint Paul on the �'vlississippi
Development Framework and the West Side Flats Development Strategy contain urban
design principles, goals and objectives (regarding environmenta{ context, urban structure,
movements networks and public realm) that should be used in preparing specific design
contro{s for the Redevelopment Project Area.
In addition to the desien controls listed above the Riverview Commercial Corridor
Revitalization Pro�ram contains specific desien euidelines for storefronts new buildings,
and streetscape and landscape within the District del Sol
�
� -29-
a�-�rs�3
i
G.
,
OTHER NECESSARY PROVISIONS TO MEET STATE/LOCAL REQUlREMEfVTS
i
�
NON-DISCRIMtNATION
Every contract for safe, lease or redevelopment of project property will include provisions
against land speculation, require compliance with all applicable state and local taws,
prohibit discrimination or segregation by reasons of race, religion, color, sex, or national
origin in the sale, lease or occupancy of the property, and require that this latter provision
be made a covenant running with the land and be binding upon the redeveloper and every
successor in interest to the property.
The redeveloper must comply with provisions of Sec. 73.03-A of the St. Paul Human Rights
Ordinance on affirmative action employment. Agreement for compliance by the
redeveloper will be asserted in all subcontracts, subcontracts or purchase orders, where the
redeveloper will afso be defined as the "contractor" or "subcontractor" as appropriate.
2. DURA710N OF CONTROLS
The provisions of this Plan respecting land uses and associated regulations and controls
that govern redevelopment will be in effect {or a period of thirty (3Q) years from the date of
approval of this Plan by the City Council of the City of Saint Paul:
3. ADVISORY BOARD
The Saint Paul Riverfront Commission may function as an advisory board to the Council of
the City of Saint Paul and Board of Commissioners of the Housing and Redevelopment
Authority for purposes af advising the Council and Board on the implementaYion of the
Development Program and Redevelopment Plan, and the construction, maintenance and
operation -of the Project and District. The designation of the Commission as the Advisory
Board, and the delineation of ihe scope of advisory powers and duties will be made and
prescribed by future resolution of the Councii of the City of Saint Paul. Approval of this
Plan and Program by the City Council constitutes a statement of present intention to
designate the Riverfront Commission as Advisory Board.
4. EFFECT OF PLAN ADOPTION ON PREVIOUS REDEVELOPMENT PLANS AND
DISTRICTS
Adoption o{ this Plan will have the following efFects on previous redevelopment plans and
districts:
a. Upper Levee Renewal Project (R-3): rescind the R-3 project and program.
b. Riverview Renewal Project (R-26): amend land use recommendations for
those portions of Riverview Renewal Project that are located within the
Riverfront Redevelopment Project, as described in Section A of this Plan.
-30-
c� -i�� 3
Land use amendments are described in Section F of this Plan.
� c. Riverview Industrial Project, West Seventh Neighborhood Development
Project (Minn. A-1-7), Seven Corners Neighborhood Development Project
(Minn. A-1-6), Downtown Urban Renewal Project (R-20) Central Core
Neighborhood Development Project (Minn. A-1-5), Seventh Place
Redeveiopment Project: Plans for these projects wi(I remain in effect to the
extent that they are consistent with the provisions of fhis Plan. Where they
are inconsistent, provisions o{ this Plan shail control, and affected provisions
of said plans shal! be amended by relevanY provisions o{ this Plan.
5. RELOCATION PLAN
a. Policies and Regulations-A family, individual, business firm, or nor,-profit
organization required to move from property that has been directly affected
by a publiciy sponsored acquisition activity is eligible for relocation
payments to assist in obtaining and moving fo a replacement dweiling or
locaYion in accordance with the provisions and requirements. of the Federal
Uniform Relocation Assistance AcY of 1970, and of Minnesota Statutes, 1984,
Section 117.50. In the event any redevelopment project does not involve
acquisition for a federal or federally-assisted project, nor involve acquisition
within the meaning of Minnesota Statutes, 1984, Section 117.50, the City
elects to provide relocation assistance for families and tenants indirectly.
� It is the intent of the City to provide relocation assistance to each person to
be displaced in locating a suitable housing unit or place of business. The
foliowing services are provided:
- Eligible persons are informed at the earliest possible date as to the
availability of relocation payments and assistance, the eligibility
requirements, and procedures for obtaining such payments.
- The extent of need of each eligible person for relocation assistance is
determined through direct personal interview.
- Current and continuing information is provided on the availability and
prices of comparable sales and rentaf housing, and of comparable
commercial properties and locations.
- lnformation concerning Federal and State housing programs, loans
and other special programs offering assistance is supplied to eligible
displaced persons.
- Other City, property oevner, and referral services concerning housing,
financing, employment, training, heafth, weifare and other assistance
is provided in order to minimize hardships.
- Assistance is provided in completing any required applications and
forms.
� -31-
o/-�l �3
. - Services are provided to insure that the relocation process does not
result in different or separate treatment on account of race, color,
religion, national origin, sex or source of income.
b. Organization and Staffing-The relocation staff is part of the Saint Paul
Department of Pfanning and Economic Development (PED). Supervisory
personnel, relocation advisors, and technical and clerical employees are
responsible for administering the above policies for Federal programs, and
for such other programs as the Section 312 Rehabilitation Program and
acquisitions for Ramsay and Washington Cou�ties. The PED relocation staff
wili work directly with property owners in administering the locaily adopted
Relocation Guidelines.
6. PROVISION FOR PLAN MODIFICATION AND AMENDMENT
This Redevelopment Plan may be amended at any time in the manner provided by law.
The Saint Paul Planning Commission will review all amendments for conformance with the
city's Comprehensive Plan.
�
� -32-
.
council File # O1� �1�3
(� ^''. ; ."` � � � L.�
"-' � ` ; '.i
Presented By
'13
Referred To Committee: Date
1 WFIEREAS, the Saint Paul City Council, on August 8, 2001, adopted the Area Plan Suuunary of the West Side
2 CommunityPlanandtheRiverviewCommercialCorridorRevitalizationPro�asanelementoftheSaintPaul
3 Comprehensive Plan; and
4
WHEREAS, PED staff prepared amendments to the text and future land use map of the Redevedopment Plan and
DevelopmentProgram for the Riverfi•ontRedevelopmentProjectArea to add the Riverview Commercial Corridor
Revitalization Program area, now refened to as District dei Sol; and
10
11
12
13
14
15
16
17
18
WHEREAS, the proposed amendments were duly considered by the Planning Commission for their conformance
with the Comprehensive Plan;
WHEREAS, the Saint Pau1 City Council conducted a public hearing on the proposed amendments on October
24, 2001;
NOW, THEREFORE, BE IT RESOLVED, that the Saint Pau1 City Council hereby adopts the proposed
amendments to the Redevelopment Plan and Development Program for the Riverfront Redevelopment Project
Area for the District del Sol commercial conidor surrounding Concord Street from Wabasha Street to Highway
52-Lafayette Freeway, extending northward on Robert Street to Wood Street, and extending south on Wabasha
Resolution #
Green Sheet # �" 3 a1S►
JL�N O A
19 to Congress Street.
20
21
22
23
24
25
26
2�
28
29
30
31
32
33
35
36
37
38
39
4�
43
44
45
Requested by Planninc & Eco omic Develo ment
BY' �
Form Approved by City Attorney
BY: �'�.I✓va�. ee.,—�,
Approved by Mayor
Adoption Certified by Council Seczetary
Ey. c ____���' BY � '
Approved by Mayor: Date - `����Z�Se��
BY'
�� �
,/
L�iI.I.I • /f._ � ul
Adopted 6y Council: Date �,� .'J }-cQ i
�
- -� f-
DEPA.RTMENT/OFFICE/COUNCIL: DATE INTTIATED GREEN SHEET No.:111326 O,�
PED: Downtown Team October 5, 2001 � �( y 1
� CONTACT PERSON & PHONE: A1� iMTTALNA7'E
Martha Faust 266-6572 � 2 DEPARTMENT DIR. 5 CTI'Y COUNCII.
- AGENDA BY (DATE� �IGN ' 3 CITY ATTORNEY � o- S-a 1 _ CITY CLERK
��Mggg _FINANCIAL SER IR. _ FINANCIAL SERV/ACCTG (T. Meyer)
OCtOUCS � OOl FOR 4 MAYOR (OR ASST.) CNII, SERVICE COMPvIISSION
gplp�•�G � DownWwn Team (ScLreier)
ORDER
� TOTAL # OF SIGNA'PURE PAGES 1(CLIP ALL I,OCATIONS FOR SIGNATURE)
' ACTfON REQUESTED:
� RECOMMENDATTONS: Approve (A) or Reject (R) PERSONAI. SERVICE CON112ACTS M[JST ANS gLL�� � D
QUESTiONS:
. A PLANNING CONID�IISSION 1. Has ihis person/fvm ever worked under a contract for 's epaztmen ?
CIB COMI�IITTEE Yes No (+Y (1 q
CIVIL SERViCE COMbIISS]ON 2. Has this person/firm everbeen a ciry emp7oyee? 0 ts 1�y 9 ��O!
Yes No
3. Does this person/firm possess a skill not normally poysasie�'by/au1Pc r7�"'�ffe ����e7�
� Yes No ti,il B� 1'i f 8
Explain all yes ansrvers on separate sheet and attach to green sheet
, INI'i7ATING PROBLEM, ISSUE, OPPOR'CIJNITY (Whq W6at, When, Where, Why).
The Redevelopment Plan and Development Program for the Riverfront Redevelopment Project Area is being
amended to include District del Sol, pursuant to the Council's adoption of a Comprehensive Plan element for the
West Side and District del Sol (On August 8, 2001, the Ciry Council adopted the Area Plan Suminary for the West
Side Community Plan and the Riverview Commercaal Corridor Revitalization Program).
f`
' � _ s�T
t°
mY=Yi 6a=� "
� ADVANTAGESIFAPPROVED py � �
, A redevelopment plan is in place to guide redevelopment activities in the District del Sol. R= '��' ��
� � °�� '�; ��
��
s.
�. _
- DISADVANTAGESIFAPPROVED:
, None
DISADVANTAGES IF NOT APPROVED:
No redevelopment plan reference will exist for this commercial corridor identified for redevelopment and
revitalization.
TOTAL AMOUN`T OB `TRANSACTION: COST/REVENUE BQDGETED:
FIJNDING SOURCE: AC1`IVI1'Y NUMBER:
Budget code:
FINANCIAL INFORMATION: (EXPLATN)
k.�shazed\ped�fausflgmsht.frm
r
PLANNING COMMISSION
CTTY OF SAINT PAUL
NormColeman, Mayor
DATE:
TO:
FROM:
October 5, 2001
Mayor Norm Coleman
Gladys Morton, Chair
25 West Fourth Street
SairaPaul, MN55102
Lany Soderholm, Planning AdministratorK
01•1143
Telephone: 651-266-6565
Facsimrle: 65I-228-3314
SUBJECT: Amendments to the Redevelopment Plan and Development Program for the
Riverfront Redevelopment Project Area (District del Sol)
: �_ .S : 1 1 T17
The Redevelopment Plan and Development Program for the Riverfi�ont Redevelopment Project
Area was adopted in 1987. The Riverfront Redevelopment Project Area is located along the
central riverfront between the High Bridge and the Lafayette Bridge, and contains sites on both
the north and south sides of the Mississippi River.
On August 8, 2001, the Saint Paul City Council adopted an Area Plan Summary for the
West Side Community Plan and the Riverview Commercial Corridor Revitalization Plan as part
of the Saint Paul Comprehensive Plan. The Riverview Commercial Corridor is now referred to
as the "District del Sol". A key recommendation in the Area Plan Suimnary is to pursue housing,
commercial and office redevelopment within the District del Sol, focusing on the
Concord/State/George, Concord/Robert and Concord/Wabasha nodes. There are a number of
potential and current redevelopment projects focused around the Concord-State-George node that
may ultimately require the use of tax increment financing. Following the Council's action on
August 8`", the West Side neighborhood has requested that the City amend the Redevelopment
Plan and Development Program for the Riverfront Redevelopment Project Area to include the
Aistrict del Sol project area, the boundaries of which area defined by the Riverview Corridor
Plan.
RECOMMENDATION
The Saint Paul Planning Commission l�as deterxnined that the attached amendments to the
Redevelopment Plan and Development Program for the Riverfront Redevelopment Project Area
regarding the District del Sol project area are in conformance with the City's Comprehensive
Plan. Please transmit this resolution to the City Council and Housing & Redevelopment
Authority and recommend adoption of the amended Redevelopment Plan and Development
Program for the Riverfront Redevelopment Project Area.
o � -1�y3
Mayor Norm Coleman
October 5, 2001
Page Two
If you have questions, please call Martha Faust, PED Planner, at 266-6572.
cc: Brian Sweeney, PED
Sean Kershaw, PED
Martha Faust, PED
Nancy Anderson, Council Research
��.��v3
Interdepartmental Memorandum
C1TY OF SAINC PAUL
DATE: October 5, 2001
TO: Council Presidern Dan Bostrom and Members of the City CouncH
FROM: Mayor Norm Coleman
SUBJECI': Amendments to the Redevelopment Plan and Development Progi<un for the Riverfront
Redevelopment Project Area (Dishict del Sol)
I am hansmitting Plun7uig Commission Resolution #O1-87 related to proposed amendments to the
Redevelopment Plan and Development Program for the Riverfiront Redevelopment Project Area to reflect
the inclusion of the Dishict del Sol. The Commission has reviewed the amendments, and k�as
detemuned that they are in confomiance with the City's Comprehensive Plan.
I am forwarding the proposed amendments to you with my recommendation for adoption.
Attachments
city of saint paul
planning commission resofution
file number o1-$7
date October 5, 2001
tl 1•11y,7
WHEREAS, the Saint Paul Planning Commission, on 7uly 13, 2001, recommended adoption of
an Area Plan Summary of the West Side Community Plan and the Riverview Commercial
Corridor Revitalization Program which was, on August 8, 2001 (Resolution #O1-810) adopted
by the Saint Paui City Council as an element of the Saint Paul Comprehensive Plan; and
WHEREAS, the Riverview Commercial Conidor is now referred to as the "District del Sol", and
a key recommendation in the Area Plan Summary is to pursue housing, commerciai and office
redevelopnnent within the District del Sol, focusing on the Concord/State/George, •
ConcordlRobert and Concord/Wabasha nodes; and
WHEREAS, staff prepared amendments to the text and three maps of the Redevelopment Plan
and I3evelopment Program for the Riverfront Redevelopment Project Aren to add the Rivervie�v
Commercial Corridor, or District del Sol; and
WHEREAS, the proposed amendments were duly considered by the Planning Commission for
their coniormance with the Comprehensive Plan;
NOW, THEREFORE, BE IT RESOLVED, that the Saint Paul Planning Commission finds the
proposed amendments (attached) in conformance with the Saint Paul Comprehensive Plan; and
BE TT FINALLY RESOLVED, that the Planning Commission recommends that the Saint Paul
City Council/Housing and Redevelopment Authority adopt the proposed amendments to the
Redevelopr�ent Plan and Development Program for the Riverfront Redevelopment Project Area.
moved by Kramer
seconded by
in favor Unanimous_
- - " against.
o �- ��4��
PROPOSED AMENDMENTS TO THE
REDEVELOPMENT PLAN AND DEVELOPMENT PROGRAM
FOR THE
RIVERFRONT REDEVELOPMENT PROJECT AREA
r�y;7e77�111►�7
The Redevelopment Plan and Development Program for the Riverfront Redevelopment Proj ect Area
(hereinafter refened to as the "Redevelopment Plan") was adopted in November, 1987. The
Riverfront Redevelopment Project Area is located along the central riverfront between the High
Bridge and the Lafayette Bridge, and contains sites on both the north and south sides of the
MississippiRiver. ThekeycomponentsoftheRedevelopmentPlanincludealegaldescriptionofthe
Project Area, a set of development objectives and a general land use plan.
PROPOSED AMENDMENTS
Amendments to the Redevelopment Plan to include the commercial conidor along Concord Street
known as the "District del Sol", as reflected in the Riverview Commercial Corridor Revitalization
Program are recommended in three sections: A. Description of the Development District and
Redevelopment ProjectArea, C. Previous and Current Efforts, and F. General Land Use Plan (text
and map).
Section A. Description of the Development District and Redevelopment Project Area
1. Add legal description for the District del Sol (page 9):
Commencine at the centerline of the intersection of State Street and east George
Street; thence west alone the centerline of east George Street to the intersection with a
southeasterlv extension ofthe southwesterly boundarv ofHornsbv's Rearraneement ofLots
1. 2, 3, 4 and 5, Block 89 of West Saint Paul Proner; thence northwest on a line parallel with
Concord Street for approximatelv 293 feet: thence north for a�roximatelv 131 feet to the
centerline ofEast Robie Street; thence west to the most westerly line Lot 6, Biock 72: thence
north for approxunately 5� feet; thence west far a�roximately 3 5 feet thence northwesterly
alon ag line parallel with Concord Street to the intersection with the centerline of Robert
Street, thence north alone the centerline of Robert Street to the intersection with the
centerline of Concord Street; thence northwesterlYalon�the centerline of Concord Street to
the intersection with a northerly extension of the most easterl�lines of Lot 13. Block 65;
thenc south to a point a�proximatelv 120 feet south of the most southwesterly line of
Concord Street; thence west for appro�mately 50 feet; thence north for a�nroximatelv 30
feet; thence west for approximatel� 100 feet; thence north to the intersec6on with the
centerline of east Congress Street; thence west alon� the centerline of East Congress Street
to the most westeriv line of Lot 19. Block 55: thence north to the centerline of Isabel Street;
thence northeasterlv on a tangential curve following the westernmost �ro_periy line of Lots
1,2,3,4,5. Block 33: thence north to the southernmost boundarv of Lot 7. Block 3 of
Auditor's Subdivision: thence west 88 feet to the southwest corner of Lot 7. Block 3: thence
north on a taneential curve along the westernmost boundaries of Lots 1.2,3,4,5.6,7, Block
ai-�J �+3
3 and Lot 21. Block 2; thence east aproro�mately 20.65 feet: thence northwesteriy on a
taneential curve on the westernmost boundary ofLots 1 throueh 20 of Block 2• thence north
along the western boundarv of Lot 1, Block 2 75 feet; thence west along the southem
boundary of Lots 1,2,3,4, Block 7: thence west 15 feet to the Lot split of Lot 8 Block 7�
thence north annroximateiv 94.61 feet_ thence northeast 58 deerees 24 minutes (or footaeel
to the centerline of Wabasha Street; thence south/southeasterly along the Centerline of
Wabasha Street to the northernmost to the intersection of the centerlines of Wabasha Street
and Colorado Street; thence southeast approxiamately 300 feet along Wabasha Street to the
intersection of the centerline of Wabasha Street and Concord Street; thence east
approximatelv 302.49 feet; thence south approxunately 50 feet: thence east
anproxixnatelv 150 feet• thence north approximatelv 50 feet thence east approximatelv
60 feet; thence south alone the vacated centerline of Livineston Street 425 feet• thence east
approximatelv 240 feet: thence north approximately 230 feet: thence west to the southwest
corner of Lot 6, Block 36; thence north approximately 50 feet; thence east
approximately 190.06 feetto the centerline ofRobert Street thence north alone the centerline
of Robert Street 250.07 feet: thence west approximatelv 190 feet; thence north
approximatelv 339.67 feet to the centerline of Wood Street; thence east to the
intersection of the centerlines of Wood Street and Robert Street: thence north alone the
centerline of Robert Street 60 feet: thence east alongthe tangentialline of the northern oazcel
line of Lots 1 and 2 ofBlock 17 to the centerline ofthe vacated Clinton Avenue• thence south
50 feet alon� the centerline• thence west�roximatelv 90 feet• thence south a�pro�mately
210 feet to the centerline of Colorado Street: thence west 62 feet; thence south
approximatelv 130 feet thence west a�proximately 20 feet• thence south a�uroximateiv 170
feet; thence east to the centerline of Clinton Street; thence south ap�roximateiv 160 feet
thence west a�proximatelv 196.48 feet; thence south to the centerline of East Con�ress
Street: thence eastto the intersection with the centerline ofthe a11ev in Plat .01364 West Saint
Paul Blocks 1 through 99, Block 66; thence south along the centerline of said alley to the
northern boundary ofPlat.01364 West Saint Pau1 Blocks 1 through 99. Block 71: thence east
to a point approximatelv 91.7 feet from the eastern boundary of Plat A1364 West Saint Paul
Block 1 throuQh 99, Block 71; thence south to the intersection with ttie centerline of Concord
Street: thence southeast alone the centerline ofConcord SYreet approximatel�5 feet: thence
east/northeasterlv on a taneential curve to the centerline of the Clinton-Robie Connection;
thence southeasterlv alone said centerline to the intersection of the centerline of Ada Street;
thence southwest along said centerline 160 feet to the centerline of the allev in Plat .01169
Bell's Addition to West Saint Paul. Block 16: thence southeast alone said centerline to the
intersection with the centerline of Bancroft; thence continue the line of said a1l�ara11e1 to
Concord Street to the centerline of Brown Street: thence south on the centerline of Brown
Street to the intersecfion with the centerline ofthe vacated Prescott Street; thence northwest
alon� said centerline to the intersec6on with the centerline of Bancroft Street: thence
northeast along the centerline 173 feet: thence west alon¢ the southern boundazies of Lots 1
through 7, Block 2; thence northeast approximately 75.11 feet: thence west approximately
94.78 feet; thence southwest aroproximatelv 2337 feet; thence west ap�roximate1�150.25
feet; thence south apuroximatelv 84.81 feet: thence west to the centerline of State Street:
thence northeast a�roximatelv 295 feet: thence west apuroximate1�106 feet to the western
boundary ofLot 3, Block 93: thence north to the centerline ofEast Gear¢e Street. thence east
0 �-��5�3
to the intersection with the centerline of State Street, the noint of beeinning
Section C. Previous and Current Efforts
2. Add the following text to page 16:
In 1999, the Riverview CommerciaZCorridorRevitalization Prom was created by
nei¢hborhood representafives. inpartnership withthe Citv to guide redevelo�ment in
the Concord Street commercial corridor on the Citv's West Side. now referred to as
the "District del Sol". This plan outlines a vision for revitalizing the District del Sol
commercial corridor through mixed use redevelopment, with design euidelines to
guide such redevelopment and a streetscaue ei�l�ancements program to enhance
safetv. connections and the overall character of the District del Sol. In 2001. the Citv
Council adonted the Riverview Commercial Corridor Revitalization Program as an
element of the Comurehensive Plan The District del Sol encompasses Concord
Street from the Wabasha caves to Lafavette Road (Hiehwav 521, extends north on
Robert Street to Wood Street, and extends south on Wabasha Street to Coneress
Street.
Section F. General Land Use Plan (page 24)
3. Add the District del Sol to the list of future areas far mixed use redevelopment, and
change three maps to add the District del Sol :
a. Add under 6. MIXED USE District del Sol (page 28):
In the District del Sol commercial corridor. which runs alone Concord Street
from Wabasha Street to Lafavette Road (Hiehwav 521, extends north on Robert
Street to Wood Street, and extends south on Wabasha Street to Congress Street
b. Change the title ofMap A from "Map A" to "Redevelopment Plan Boundary",
and redraw the map to add the District del Sol.
c. Redraw the "Riverfront Sub-Areas" map to add the District del Sol.
d. Redraw the "Redevelopment Plan Future Land Uses" map to add the District
dei Sol.
e. On the "Redevelopment Plan Future Land Uses" map, show the map
designation for the District del Soi as MIXED USE.
4. Add under 8. DESIGN CONTROLS (page 29):
In addition to the design controls listed above, the Riverview Commercial Corridor
Revitalization ProQram contains s�ecific desien ¢uidelines for storefronts, new
buildines, and streetscape and landscape within the District del Sol.
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61-i\�}7
REDEVELOPMENT PLAN
and
DEVELOPMENT PROGRAM
RIVERFRONT REDEVELOPMENT PROJECT AREA
of the
HOUSING & REDEVELOPMEi�fT AUTHORITY (HRA) Of THE
CITY OF SAINT PAUL, MINNESOTA
MINIVESOTA STATUTES SECTION 469.001 - Subd. 14)
And
DEVELOPMENT DISTRICT
(DEVELOPMENT DISTRICT #4)
of the
CITY OF SAINT PAUL, MINNESOTA
(MINNESOTA STATUTES SECTION 469.124 -469.134)
Approved by the HRA: November 4, 1987
Approved by the City of Saint Paul: November 10, 1987
Amended by the City of Saint Paul: August 23, 2000
-1-
ol-lly3
..�.� ;,
SECOND AMENDMENT TO REDEVELOPMENT PLAN AND DEVELOPMENT PROGRAM
FOR THE RIVERFRONT REDEVELOPMENT PROJECT AREA
ADOPTED BY HRA
RESOLUTION
CITY COUNCIL ADOPTION
CHANGES
PART A, PART C, PART F(6)(d) and F(8):
ADDING DISTRICT DEL SOL PROJECT AREA
-2-
o�-�lY3
TABLE OF CONTENTS
A. DESCRIPTION OF DEVELOPMENT DISTRICT AND
REDEVELOPMENT PR�JECT AREA
B. BACKGROUND
C. PREVIOUS AND CURRENT EFFORTS
D. DEVELOPMENT OBJECTIVES
E REDEVELOPMENT TECHNIQUES
F. GENERAL LAND USE PLAN
G. OTHER NECESSARY PROVISIONS TO MEET
STATE AND LOCAL REQUIREMENTS
-3-
oi -i� Y3
The Housing and Redevelopment Authority of the City of Saint Paul, Minnesota. (HRA)
proposes to establish a RIVERFRONT REDEVELOPMENT PROJECT AREA, as provided for
in Minnesota Statutes, Chapter 469, and a REDEVELOPMENT DISTRICT as provided for in
Minnesota Statutes, Section 469.001, Subd. 14. Additionally, the City of Saint Paul
proposes to form a DEVEIOPMENT DISTRICT, as provided for in Minnesota Statutes,
Sections 469.124-469.134. The project and district would be co-existent with each other.
References to the Redevelopment Project, Project Area and Plan shall be understood to
include by this incorporation a reference to the Development District, Distrid Area and
Development Program.
In addition, the City and the HRA proposed to adopt a TAX INCREMENT FINANCING
PLAN, as provided for in Minnesota Statutes, Chapter 469.174, Subd. 10, to finance
project and district activities in accordance with the following Plan and Program.
-4-
o�- /�K3
A. DESCRIPTION OF THE DEVELOPMENT DISTRICT AND REDEVELOPMENT
PROJECT AREA
The boundaries of the Riverfront Development Distrid and Redevelopment Projed Area
are mapped on Map A, attached, and described as follows:
All of Block 1, J.T. McMillan Company's Plat, St. Paul, Minn., except that part which lies
southerly of a line described as follows:
Beginning at an iron monument in the north line of Sedion 12, Township 28, Range 23,
Ramsey County, Minnesota, which monument is 514.63 feet east of the northwest corner
of Government Lot 1 in said Section 12; thence (assuming the north line of said Section 12
as a due East and West line) South 60 degrees 29 minutes West, 141.60 feet to a point;
thence South 71 degrees, 46 Yz minutes West 250.82 feet to a point; thence South 65
degrees, 18 minutes West, 166.96 feet to a point in the West line of said Government Lot
1;
also Block 3, Northern States Power Company's Plat, St. Paul, Minnesota;
also Lots 1, 2 and 3 in Block 15, E. H. Hawke's Subdivision to Winsfow's Addition to the
Town of St. Paul;
also that certain tract or parcel of land lying and being in Section 12, Township 28 North,
or Range 23 West, and within the following boundary lines, to-wit:
Starting at the Northeast corner of the northwest quarter of the northeast quarter of
said Section 12, according to the United States Government survey of said Section,
thence South along the East line of said Northwest quarter of the Northeast quarter
(which is afso the Easterly line of Lot 16, Partition Plat and of McMillan's Addition,
according to the respective plats thereof on file and of record in the office of the
Registrar of Deeds of Ramsey County, MN, and the true bearing of which line is
South 0 degrees 6 minutes East from the said point of beginning) and along the
extension of said line 1,931.1 feet; thence South 62 degrees 23 minutes West,
144.28 feet; thence South 49 degrees 30 minutes West, 500 feet; thence South 77
degrees 22 minutes West 33.54 feet to the intersection of said last described line
with the Westerly line of Lot 15, Partition Plat, extended Southerly, thence North
along the said Westerly line of Lot 15, Partition Plat, extended Southerly (the true
bearing of which line is North 0 degrees 6 minutes West) and along the said line
2,191.2 feet to the right-of-way of the Chicago, St. Paul, Minneapolis and Omaha
Railway; thence North 44 degrees, 1 minute East along the fine of said right-of-way
193.6 feet to the North line of said Section 12; thence East along the North line of
said Section 12 to the place of beginning, excepting therefrom the following
described tract:
-5-
o� -� i 5�3
Commencing at a point of beginning on the Westerly line of Lot 15, Partition
Plat, 1,476 feet more or less North from the granite monument located at the
intersection of said line and the North {ine of the Levee Road (the said point
of beginning being the point where said Westerly line of Lot 15, Partition
Plat, crosses the Easterfy boundary of the right-of-way for stockyard tract
conveyed by M. J. O'Connor and Martin Delaney to St. Paul and Sioux Ciry
Raiiroad Company by deed recorded in 94 of Deeds, page 141); thence
Northeasterly along said Easterly boundary of said right-of-way, 466 feet
more or less to the North line of said Lot 15, Partition Plat; thence West
along said North line of Lot 15, Partition Plat, 35 feet more or less to the
right-of-way of the C. St. P. M.& 0. Ry. Co., thence Southwesterly along said
right-of-way 193.6 feet more or less to the West line of said Lot 15, Partition
Plat; thence South along said West line of Lot 15, Partition Plat, 285 feet
more or less, to the place of beginning,
which lies t�lortherly of a line drawn paralle{ with the North line of said Northwest Quarter
of the Northeast Quarter, and 218 feet Southerly thereof (the above described being a part
of Lots 15 and 16, Partition Plat);
also Lots 6(except Railroad), 7 and 8, Block 14, and Lots 4, 5, 6, 7 and 8, Block 15, South
of Railroad in E. H. Hawke's Subdivision to Winslow's Addition to the Town of St. Paul,
Minnesota Territory, together with so much of Von Minden Street, vacated, as accrued to
said premises by reason of the vacation thereof, and together with so much of St. Clair
Street, vacated, as accrued to said premises by reason of the vacation thereof;
also beginning at the most Northeasterly corner of J. T. McMillan Company's Plat, and the
Southeasterly line of the joint railroad right-of-way of the Chicago, Milwaukee and St. Paul
and Chicago, St. Paul, Minneapolis and Omaha Railroad; thence Southwesteriy along the
Southeasteriy line of said raiiroad right-of-way to the South line of Block 15 of E. H.
Hawke's Subdivision to Winslow's Addition; thence West along the South line of Block 75
to the Southwest corner of Block 15; thence North along the West line of said Block 15
and its Northerly extension to the intersection of the Northwesterly line of the joint railroad
right-of-way of the Chicago, Milwaukee and St. Paul/Chicago, St. Paul, Minneapolis and
Omaha railroad; thence in a Northeasterly direction along said Northwesterly line of said
railroad right-of-way to the intersection with the Northeast line of Walnut Street and
Southeasterly line of Hill Street; thence Northeast along the Southeast line of Hill Street to
the Southwesterly line of Chestnut Street; thence Northwesterly along the Southwesterly
line of Chestnut Street to the Southeasterly line of Exchange Street; thence Southwest along
the Southeasterly line of Exchange Street to the Southwesterly line of Walnut Street; thence
Northwesterly along the Southwesterly line of Walnut Street to the Northwesterly line of
West Seventh Street; thence Northeasterly along the Northwesterly line of West Seventh
Street to the intersection of the Northeasterly line of Kellogg Blvd. and Southeasterly line of
Main Street; thence on a Southeasterly and Easterly line along Kellogg Blvd. to the
�
ot-/! Sf3
Southeasterly line of St. Peter Street; thence Northwesterly along the Southwesterly line of
St. Peter Street to the Southerly line of Fifth Street; thence Northeasterly to the intersection
of-the Northwesterly line of Fifth Street and Northeasterly {ine of St. Peter Street; thence
Northeasterly along the Northwesterly line of Fifth Street to the Southwesterly line of Cedar
Street as widened; thence Southeasterly along the Southwesterly line of widened Cedar
Street to the Northwesterly line of Fourth Street; thence Northeasterly along the
Northwesterly line of Fourth Street to the Northeasterly line of Minnesota Street; thence
Northwesterly along the Northeasteriy line of Minnesota Street to the Northwesterly iine of
Sixth Street as widened; thence Northeasterly along the Northwesterly line of Sixth Street
to the Northeasterly line of Robert Street; thence Southeasterly along the Northeasterly line
of Robert Street to the Northwesterly line of Fifth Street as widened; thence Northeasterly
along the Northwesterly line of Fifth Street to the Southwesterly line of Broadway Street;
thence Northwesterly along the Southwesterly line of Broadway Street to the intersection of
the Southwesterly extension of the Northwesterly line of Fifth Street; thence Northeasterly
along Fifth Street and its extension to the Northeaster4y right-of-way line of Highway 56
(Lafayette Road); thence Southeasterly along Highway 56 (Lafayette Road) right-of-way to
the Northeasterly line of Kellogg Blvd. as widened; thence Northeasterly along the
Northwesterly line of widened Kellogg Blvd. to the Northeasterly line of vacated Brook
Street; thence Southeasterly along the Northeasterly line of vacated Brook Street to the East
line of the Southwest Quarter of Section 32, Township 29, Range 22; thence South along
the East line of said Southwest Quarter to the Harbor Line on the Northerly line of the
Mississippi River; thence Southwesterly along the Northerly Harbor Line to the
Northeasterly right-of-way line of Highway 56 (Lafayette Road); thence Southeasterly along
Highway 56 (Lafayette Road) right-of-way to the Harbor Line of the Southerly side of the
Mississippi River; thence Northeasterly along the Southerly Harbor Line to the
Northeasterly corner of Block 17 of Brooklynd; thence Southeasterly along the
Northeasterly line of Block 17 and its extension, to the Southeasterly line of Alabama
Street; thence Southwesterly along the Southeasterly line of Alabama Street and its
extension, to the centerline of State Street; thence Southerly along the centerline of State
Street to the Northeasterly extension of the Southeasterly line of Fillmore Street; thence
Southwesterly along the extension and Southeasterly line of Fillmore Street to the
Northeasterly line of Robert Street; thence Southeasterly along the Northeasterly line of
Robert Street to the intersection of the Northeasterly extension of the Southeasterly line of
Lot 7, Auditor's Subdivision No. 39; thence Southwesterly along the Extension and
Southeasterly line of Lot 7, Auditor's Subdivision No. 39 to the Northeasterly line of Lot
12, Auditor's Subdivision No. 39; thence Southeasterly along the Northeasterly line of said
Lot 12, to the Southwesterfy line of an easement for South Robert Street; thence Southerly
along the Southwesterly line of said easement to a line 40 feet Northeasterly of and parallel
with the Northerly line of Tract B of Registered Land Survey No. 366; thence
NorthwesYerly along said 40 foot line for 975 feet more or less to a point; thence left at
right angles to the Southwesterly line of the railroad Right-of-Way; thence Northwesterly
along the Southwesterly railroad right-of-way to the center of vacated Plato Ave.; thence
Southwesterly along said centerline to the Southwesterly line of Starkey Street; thence
-7-
° 1-//5�3
Northwesterly along the Southwesterly line of Starkey Street to the Southerly line of new
Plato Blvd.; thence westerly along the Southerly line of Plato Blvd. to the Northeasterly
line of South Wabasha Street; thence Southeasterly along the Northeasterly line of South
Wabasha Street to the Northerly extension of the East line of Hall Avenue; thence South
along the East line of Hafi Avenue to the Northerly line of Prospect Blvd.; thence Westerly
along the Northerly line of Prospect Bivd. to the East line of vacated Bellows Street; thence
South along the East line of vacated Bellows Street to the foot of the Bluff; thence
Southwesterly along the Foot of the Biuff to the centerline of Belfows Street; thence South
along the centerline of Bellows Street to the North line of Delos Street, which is also the
North line of Section 7, Township 28, Range 22; thence West along the North line of
Section 7, Township 28, Range 22, to the Northeast corner of Lot 15, Slock 198 of lrvine`s
Addition; thence South along the East line of Lot 15 for 80 feet to a point; thence West,
parallel with the North line of Lots 15 through 11, said Block 198, to the West line of Lot
11; thence North along the West line of Lot 11 to the Northwest corner of Lot 11; thence
West along the Westerly extension of the North line of Lot 11 to the centerline of Ohio
Street; thence in a Southwesterly direction along the centerline of Ohio Street to the
Southeaster{y extension of the Southerly line of Cherokee Avenue; thence Northwester{y
and Southwesterly along the Southerly line of Cherokee Avenue to the Southwesterly right-
of-way line of Smith Avenue; thence Northwesterly along the Southwesterly right-of-way
line of Smith Avenue and its extension across the Mississippi River to the intersection with
the West line of the Northwest Quarter of Section 7, Township 28, Range 22, which is the
Southerly extension of the West line of Wilkin Street; thence North along the West line of
Wilkin Street and its extension, to the Northwest line of Spring Street; thence Northeasterly
along the Northwest line of Spring Street to the North line of the Southwest quarter of the
Southwest quarter of Section 6, Township 28, Range 22; thence West along said quarter
quarter line to the Southeasterly line of Hill Street; thence Southwesterly to the
Northwesterly corner of Block 1, Northern States Power Company's Plat; thence South
along the West line of Block 1 of Northern States Power Company's Plat to the
Southeasterly line of Hill Street; thence Southwesterly along the Southeasteriy line of Hill
Street to the Southeasterly extension of the Southwest line of Lot 8, Block 1 of
Rearrangement of Oppenheim's Addition; thence Northwest to the Northwesterly corner of
said Lot 8, Block 1, which is also the Southwesterly line of the joint railroad right-of-way
track of the Chicago, Milwaukee and St. Paul/ Chicago, St. Paul, Minneapolis and Omaha
Railroad; thence Southwesterly along said right-of-way line to the Northeasterly line of
Smith Avenue; thence Southeasterly along said Northeast line of Smith Avenue to the
Southeasterly line of Hill Street; thence Southwest along the Southwest line of Hill Street to
the East line of vacated McMillan Street; thence South and Southwest along the east line of
vacated McMillan Street to the East line of J. T. McMillan Company's Plat; thence North on
said East line to the North line of Section 12, Township 28, Range 23, to the point of
beginning.
and
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Commencine at the centerline of the intersection of State Street and east George Street:
thence west along the centerline of east George Street to the intersection with a
southeasterly extension of the southwesterly boundary of Hornsby's Rearrangement of Lots
1, 2, 3. 4 and 5, Block 89 of West Saint Pau) Proper; thence northwest on a line �aralle)
with Concord Street for approximately 293 feet: thence north for approximately 131 feet to
the centerline of East Robie Street: thence west to the most westerlv line Lot 6. Block 72:
thence north for ap�roximate1�50 feet; thence west for ap�roximately 35 feet; thence
northwesterl�alon�a line parallel with Concord Street to the intersection with the
centerline of Robert Street, thence north alone the centerline of Robert Street to the
intersedion with the centerline of Concord Street: thence northwesterly along the
centerline of Concord Street to the intersection with a northerlv extension of the most
easterlv lines of Lot 13. Block 65; thenc south to a point approximately 120 feet south of
the most southwesterlv line of Concord Street; thence west for approximately 50 feet:
thence north for approximately 30 feet: thence west for approximatelv 100 feet: thence
north to the intersection with the centerline of east Con�ress Street; thence west alon�the
centerline of East Congress Street to the most westeriv line of Lot 19, Block 55; thence
north to the centerline of Isabel Street: thence northeasterly on a tangential curve following
the westernmost property line of Lots 1.2.3.4.5. Block 33: thence north to the
southernmost boundary of Lot 7, Block 3 of Auditor's Subdivision; thence west 88 feet to
the southwest corner of Lot 7. Block 3; thence north on a tan�ential curve alon� the
westernmost boundaries of Lots 1.2,3,4.5.6,7. Block 3 and Lot 21, Block 2; thence east
approximately 20.65 feet: thence northwesterly on a tan�ential curve on the westernmost
boundary of Lots 1 through 20 of Block 2; thence north alon� the western boundary of Lot
1. Block 2 75 feet: Yhence wesY alon� the southern boundarv of Lots 1.2,3.4, Block 7:
thence west 15 feet to the Lot split of Lot 8, Block 7; thence north approximatelv 94.67
feet• thence northeast 58 degrees 24 minutes lor footage) to the centerline of Wabasha
Street; thence south/southeasterly along the Centerline of Wabasha Street to the
northernmost to the intersection of the centerlines of Wabasha Street and Colorado Street:
thence southeast ap�roxiamately 300 feet along Wabasha Street to the intersection of the
centerline of Wabasha Street and Concord Street: thence east approximately 302.49 feet:
thence south approximately 50 feet: thence east approximatelv 150 feet: thence north
approximatelv 50 feet; thence east approximately 60 feet; thence south along the vacated
centerline of Livin�ston Street 425 feet; thence east approximatelv 240 feet; thence north
approximatelv 230 feet; thence west to the southwest corner of Lot 6. Block 36; thence
north ap�roximately 50 feet: thence east approximately 190.06 feet to the centerline of
Robert Street: thence north along the centerline of Robert Street 250.07 feet: thence we5t
ap�roximate1�190 feet; thence north approximately 339.67 feet to the centerline of Wood
Street: thence east to the intersedion of the centerlines of Wood Street and Robert Street;
thence north along the centerline of Robert Street 60 feet: thence east alon�the tan eg ntial
line of the northern parcel line of Lots 1 and 2 of Bfock 17 to the centerline of the vacated
Clinton Avenue; thence south 50 feet alone the centerline; thence west approximately 90
feet: thence south approximately 210 feet to the center{ine of Colorado Street; thence west
62 feet: thence south approximately 130 feet: thence west approximatelv 20 feet: thence
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south approximately 170 feet: thence east to the centerline of Ciinton Street: thence south
a�proximatelv 160 feet: thence west approximately 196.48 feet: thence south to the
centerline of East Con�ress Street: thence east to the intersection with the centerline of the
alley in Plat .01364 West Saint Paul Blocks 1 through 99, Block 66: thence south alon�the
centerline of said alley to the northern boundarv of Plat .01364 West Saint Paul Blocks 1
through 99. Block 71: thence east to a point a�proximately 91.7 feet from the eastern
boundary of Plat .01364 West Saint Paul Block 1 through 99. B(ock 71: thence south to the
intersection with the centerline of Concord Street: thence southeast along the centerline of
Concord Street a�proximately 25 feet: thence east/northeasterly on a tangential curve to
the centerline of the Clinton-Robie Connection; thence southeasterly along said centerline
to the intersection of the centerline of Ada Street: thence southwest along said centerline
160 feet to the centerline of the alley in Plat .01169 Bell's Addition to West Saint Paul.
Block 16; thence southeast alon� said center4ine to the intersection with the centerline of
Bancroft: thence continue the line of said alleyparallel to Concord Street to the centerline
of Brown Street; thence south on the centerline of Brown Street to the intersection with the
centerline of the vacated Prescott Street; thence northwest alona said centerline to the
intersedion with the centerline of Bancroft Street; thence northeast alon� the centerline
173 feet: thence west alon� the southern boundaries of Lots 1 throu�h 7, Block 2: thence
northeast approximately 75.11 feet: thence west approximatelv 94.78 feet: thence
southwest approximately 23.37 feet; thence west approximatelv 150.25 feet; thence south
aoqroximately 84.81 feet; thence west to the centerline of State Street; thence northeast
approximately 295 feet: thence west approximately 106 feet to the western boundary of
Lot 3, Block 93; thence north to the centerline of East Georee Street, thence east to the
intersection with the centerline of State Street, the point of be�inning_
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B. BACKGROUND
The Riverfront Redevelopment Project Area is located in and near downtown St. Paul, on
the north and south shores of the Mississippi River. The Mississippi River is the city's
birthplace, and dominant natural feature. Throughout the history of Saint Paui, the river has
determined the extent and nature of the city's growth, development and
geographideconomidsocial climate.
For the past several decades, the prominence of the riverfront as an economic and sociai
center has declined. The city has grown 'up and away' from the riverfront as the
importance of the port fundion has changed with technological advances in transportation
and industrial processes, and as the focus of the regional economy has changed from
manufacturing to services.
The present conditions of use and development refiect the deterioration that one would
expect as the city looked elsewhere for development opportunities. The entire downtown
river corridor is characterized by large areas of neglected vacant and underutilized land,
transportation networks and facilities that are functionally obsolete, and inefficient labor-
extensive activities that waste the potential of inherently valuable land. Public
improvements have deteriorated; are inadequate to serve demands; and in some cases are
potentially hazardous. Both public facilities and remaining private strudures present severe
barriers to access and use of the shorefine; environmental conditions are such that make
public use and appreciation of the river difficult.
Such a condition is generally incompatible with contemporary public objectives which
consider the Mississippi River the city's most unique natural attribute, to be enhanced as a
resource of aesthetic, ecological, cultural and economic importance.
Without positive intervention, the downtown riverfront is unlikely to fulfill its pubfic
potential. Current patterns of land use and economic attrition are likely to continue. Private
reinvestment needs will not be met. New development will be hampered by poor soil
conditions, lack of infrastructure, fragmented property ownership, and perhaps most
importantly, a public perception of the area as one in decline.
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C. PREVIOUS AND CURRENT EFFORTS
Since 1960, there have been several efforts by the City of Saint Paul to pfan for and direct
change in the Project Area.
Several Redevelopment Plans and Commercial and Industrial Development Projects have
been prepared under provisions of Chapter 469 of Minnesota Statutes, and approved for
areas of the city that include small portions of the Riverfront Redevelopment Project area.
These include:
- Riverview Renewal Project (R-26): 1963
- Riverview Industrial Project: 1964
- Upper Levee Renewal Project (R-3): 1958, rev. 1965
- West Seventh Neighborhood Development Project
- Seven Corners Neighborhood Development Project
- Downtown Urban Renewal Project (R-20): 1963
- Central Core Neighborhood Development Project
- Seventh Place Redevelopment Project: 1978
(W. of Robert St.)
(E. of Robert St.)
(Minn. A-1-7):1973
(Minn. A-1-6): 1973
(Minn. A-1-5): 1973
Because of the incrementai nature of past efforts and the fractured approach to establishing
redevelopment districts, the Riverfront Project Area is not addressed comprehensively.
Consequently, this Redevelopment Plan incorporates and supercedes those portions of
previously approved redevelopment plans (identified above) that lie within the Project
Area described in Section A of this plan.
The above-referenced redevelopment plans have resulted in one significant change in the
Project Area. Riverview Industrial Park was established.
Riverview Industrial Park is a project resulting from the combination of the Riverview
Renewal Project and Riverview Industrial Project cited above. It consists of 190 acres
within and adjacent to the Project Area. It was established after continual spring flooding
had made the housing that was originally located there untenable. From 1957-64, the Saint
Paul Port Authority purchased and cleared the land. The existing floodwall was constructed
in 1962, after which site development began. In 1965, the area was subjected to a record
flood. The land within the floodwall remained dry, and the success of Riverview Industrial
Park was assured. Since then, ftiverview has been one of the city's most productive
industrial parks. Of the original 190 acres, less than 7% remains available. Employment
currently exceeds 6000 (1987 figure).
In 1980, the Saint Paul City Council adopted the Saint Paul Mississippi River Corridor Plan
as a component of the Comprehensive Plan of St. Paul. The River Corridor Plan established
city objectives, policy and general recommendations for the treatment of the entire river
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valley, including the Riverfront Redevelopment Project Area. Since 1980, it has
periodicafly been amended, and in fact, is being amended concurrently with the adoption
of this Redevelopment Pian. The River Corridor Plan, as amended, remains the most
definitive city statement of riverfront development objectives.
In 1985, the single most important private investment decision was made in the Riverfront
Redevelopment Project Area, when American Hoist & Derrick Company (Amhoist)
abandoned its primary administrative, research, development, manufacturing and assembly
facilities. These facilities (commonly referred to as the 'Amhoist Plant') are located in an
unintegrated complex of 14 buildings, occupying 50 acres that dominate the south shore of
the river. The buildings range in age from 9-87 years, with a weighted age of 51 + years. In
abandoning the plant, Amhoist cited the deteriorated condition and functional
obsolescence of the entire plant and site as its primary reasons for relocating.
Adjacent to the Amhoist property, a chemical tank farm owned by the Union Oil Co., and
1930's vintage industrial buildings once owned by Technical Sealants Co., are vacant, idle,
and marked as potentially hazardous. These sites, plus broken and unused railroad
trackage that bisect them, are symptomatic of the obsolescence of riverfront-dominated
industrial and transportation uses.
On the north (downtown) side of the river, redevelopment efforts to revitalize the riverfront
have been piecemeal. In 1957, Shepard Road was constructed in the Project Area. This
single public works project compietely changed the nature of the riverfront by introducing
a major traffic artery that cut off the river from the rest of the city. In addition, it created
new access for an emerging industrial area on the fringe of the Central Business District. in
conjunction with building the road, the City created the Upper Levee Renewal Project in
1958, to clear continually flooded residential areas west of Chestnut Street, and replace
them with flood-protected industrial sites.
In the most visible site development case, Kaplan Scrap Iron & Metal Co. was relocated
from the Riverview area across the river to the Upper Levee in 1965. Since then, the
Kaplan operation has been the subject of numerous complaints regarding noise, odor,
visual pollution, and damage to ciiy sewers. In response to these ongoing aggravations, the
HRA' acquired the property in 1985 for purposes of clearance and making the site
available for redevelopment.
Adjacent to the Kaplan's site, the HRA has secured a long-term option for purchase of Yhe
Harvest States Cooperatives' Chestnut St. Grain Terminal. The grain elevators and terminal
operations have been deciared surplus by the owner, citing obsolescence of the facility for
contemporary grain shipment processes. Earlier, in 1980, Harvest States demolished
approximately half of the grain storage silos on the site because they were unused,
unmaintained, and considered a safety hazard.
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East of Harvest States' terminal is the site of former Industrial Steel Container Corporation.
The piant had been on the site for over 40 years, manufacturing and reconditioning metal
barrels and containers. In 1970, the HRA purchased the site for purposes of removing a
bfighting influence and an impedimentto potential roadway improvements. Soil
contamination was discovered on the site.
On the other end of downtown, the riverfront is dominated by the Union Depot. The
former train station is composed of an extremely large headhouse, concourse and train
platform covering over 6 acres at the city's original riverfront steamboat landing. In its
heyday, the Depot serviced over 60 trains per day. By the early 1960's, however, train
service had dramatically declined in St. Paul and across the country.
The consortium of railroads which owned and operated the depot (known as the Saint Paul
Union Depot Company) oversaw its closing. Throughout the 1960's and 1970's, the Union
Depot Company declined to improve the depot, and slowly dismantled it. Small subareas
were leased for storage and parking. In abandoning and neglecting the massive depot, the
railroads left the city with a blighting influence on the riverfront.
In 1982, the Union Depot Co. sold the headhouse to Asset Development Services, a
commercial developer which proceeded to renovate the headhouse. This project has
instilled new activity into the area, and is the basis for anticipated continued private
investment interest. Nevertheless, the site remains isolated from the riverfront by railroad
right-of-way and Shepard-Warner Road.
In 1984, the City embarked on a program entitled the "Riverfront Initiative," an energetic
and comprehensive effort to reclaim the riverfront from its current condition, and to
implement physical and programmatic changes that reflect pubiic objectives identified in
previous activities. To oversee this effort, and to advise the Mayor and City Council on
appropriate actions, the City Council established the Saint Paul Downtown Riverfront
Commission. Since its inception in 1984, the Riverfront Commission has actively engaged
in current riverfront issues.
In 1986, the Riverfront Commission completed and recommended to the City Council a
detailed riverfront redevelopment strategy. This strategy, entitled the Saint Paul Riverfront
Pre-Development Plan, suggested several long-term and shart-term public and private
actions which would stimulate redevelopment. It clarified redevelopment objectives, and
detailed specific actions the City can take to initiate the redevelopment process in a timely
manner. Currently, the City of Saint Paul is using this plan as the basis for amending the
city's Comprehensive Plan, and as a guide in preparing this Redevelopment Plan. As a
result, the City is planning to undertake several significant activities which are identified by
the Riverfront Commission as important.
In 1984, the US Army Corps of Engineers proposed to upgrade the floodwall and levee
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proteding Riverview Industrial Park by increasing the height of the flood control structures
four feet. This project, presently authorized by Congress, is currently being considered for
funding. It is a significant public works project that will increase flood protection to
existing and planned devefopment.
In addition, the City has initiated efforts to reconstruct Shepard Road to aileviate originaf
design shortcomings that have contributed to excessive numbers of traffic accidents. As a
part of the requisite Environmenta4 Assessments of this project, a{ternative road alignments
and configurations are being considered. In conjunction with the reconstrudion of Shepard
Road, the city has received a commitment from the Federa! Highway Administration to
contribute funds from the Great River Road program to realign and rebuild portions of
Warner Road in the vicinity of Lambert Landing. This will also contribute to improvements
in the safety and aesthetic characteristics of the road on the riverfront.
In 1984, the City established the Riverfront Enterprise Zone, which encompasses most of
the project area. Authorized under Minnesota Statutes, Sec. 273.13 (rev. 1983) and
approved by the State of Minnesota, the Enterprise Zone allows for individuals or
companies making investments to qualify for combinations of severai types of staYe and
local tax credits. To date; four companies have invested over $3,000,000 in industrial and
commercial projects in those portions of the Enterprise Zone located within the project
area.
The current condition of the important riverfront sites, plus the opportunities presented by
the City's announced initiatives to upgrade public facilities and to promote new investment
along the entire downtown riverfront, dictate the need for a comprehensive redevelopment
effort based on an updated redevelopment plan for the project area.
Since the Redevelopment Plan was originally adopted in 1987, there has been very little
private investment in the West Side Flats area. Despite significant pubiic investment,
primarily in the form of the riverfront levee and esplanade (approximately $15 million), the
private sector has not responded. Private lands that were vacant have remained vacant,
and there has been neglect and demolition of buildings over the last 15 years.
In the early 1990s, riverfront and downtown revitalization became much more a part of the
community's agenda. Like cities throughout North America, Saint Paul began to recognize
the Mississippi River as a well-spring of community pride, identity, vitality and investment.
With significant acquisition and clearance completed, the time was right to reinvest in
downtown and the central riverfront, and to start to create new neighborhoods with a
unique relationship to the river.
In 1997, the Saint Paul o� the Mississippi Development Framework was released to guide
planning, urban design and development activities in a four-square mile portion of
downtown Saint Paul and the central riverfront between the High Bridge and the Lafayette
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Bridge. The result of a three-year planning and community input process, the Framework
lays out a vision for downtown and the central riverfront that: reconnects the city to the
Mississippi River; increases the variety of land uses in these areas, especially in terms of
adding residential units; integrates land uses to create new neighborhoods that are less
dependent on the car; restores the urban ecology; and converts former industrial areas
along the riverfront to new mixed-use urban villages. The Framework contains ten
principles to guide new development in downtown and along the centrai riverfront, as well
as precinct plans that apply the ten principles in four sub-areas (Rice Park-RiverCentre,
Wabasha Corridor, Upper Landing and West Side). Most relevant to the Riverfront
Redevelopment Project Area is the Framework's call for a mixing of land uses in compact
urban villages (rather than isolating them into separate districts) and a diversifying of the
range of uses within each new neighborhood. In 1998, the City Council endorsed the
Framework's ten principles as the basis for the City's development po(icy for the
downtown-central riverfront project area.
Adopted by the City Council in 1999, the Land Use Plan chapter of the Saint Paul
Comprehensive Plan officially made the ten principles the basis for future land use
planning and development in downtown and along the central riverfront. Many of the
areas within the Riverfront Redevelopment Project Area were identified as new mixed-use
urban villages, with streets that accommodate transit, bikes, pedestrians and cars; buildings
and land uses that engage the street and increase pedestrian activity; public access to the
riverfront; and a range of land uses within smaller neighborhoods that are connected to
one another and to the river.
Also in 1999, the City worked with West Side community representatives, property
owners, residents, architects, urban designers, the Saint Paul Riverfront Corporation, Saint
Paul on the Mississippi Design Center, Port Authority and Capital City Partnership to
prepare a long-term vision for a 45-acre portion of the West Side Flats lying between
Robert and Wabasha streets, the Mississippi River and Plato Boulevard, based on previous
work in the Framework and West Side Precinct Plan. This vision is contained in the Wesf
Side Flats Development Strategy, and proposes a mixed-use compact urban village with
visual and physical access to the river; a restored historic neighborhood street grid that
provides urban-scaled development parcefs and multipfe street access points; an open
space network to link adjacent uses and neighborhoods and add value to development
parcels; improved streetscapes; and a mix of uses, with predominantly commercial
activities along Robert and Wabasha and predominantly residential uses on internal blocks
oriented to a linear open space along the existing rail corridor. In 1999, both the City
Counci I and HRA endorsed the West Side Flats Development Strategy as the overall vision
for the future development of the area between Robert, Wabasha, Plato and the Mississippi
River.
In 1999, the Riverview Commercial Corridor Revitalization Proeram was created by
nei�hborhood re�resentatives, in partnershi�with the Citv to guide redevelo�ment in the
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Concord Street commercial corridor on the Citv's West Side, now referred to as the
"District del Soi". This plan outlines a vision for revitalizing the Disirict del Sol
commercial corridor through mixed use redevelopment, with des�n �uidelines to ¢uide
such redevelopment and a streetscape enhancements pro�ram to enhance safetv_
connections and the overall charader of the District del Sol. In 2001, the Citv Council
adogted the Riverview Commercial Corridor Revitalization Program as an element of the
Co�rehensive Plan. The District del Sol encompasses Concord Street from the Wabasha
caves to Lafayette Road (Highwa�521, extends north on Robert Street to Wood Street. and
extends south on Wabasha Street to Coneress Street.
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D. DEVELOPMENT OBJECTIVES
The objedives of the Riverfront Redevelopment Project are based upon the policy
diredives of the Saint Paui Comprehensive Pian and the Saint Paul Mississippi River
Corridor Plan. Both documents were prepared by the St. Paul Planning Commission and
adopted by the City Council. Objectives generally include:
1. To proted and preserve the Mississippi River Corridor as a unique resource
that benefits the citizens of the ciry and region.
2. To maintain the river corridor's value and utility for residential, commercial,
industrial and recreational functions;
3. To preserve the river corridor's biological and ecoiogicaf functions;
4. To enhance the river corridor's aesthetic, cultural, scientific and historic
attributes;
5. To develop an economic value for the downtown riverfront, while insuring
the preservation of its natural and aesthetic characteristics;
6. To stimulate private investment and reinvestment along the downtown
riverfront; and
7. To increase the tax base and job-producing capacity of the riverfront in
downtown.
Furthermore, the primary purposes of this Redevelopment Plan, as recommended by the St.
Paul Riverfront Commission in the St. Paul Riverfront PreDevelopment Plan, are:
1. To eliminate and/or ameliorate the adverse physical and environmental
conditions that exist in the Riverfront Redevelopment Project area, and to
prevent the spread of such detrimental conditions within and without the
project area;
2. To improve the attractiveness and desirability of the area as a place in which
to live, work, shop and/or secure cultural and recreational enrichment;
3. To re-establish viable residentia{ neighborhoods on the riverfront by creating
opportunities for, and attracting, new housing and residential services;
4. To maintain and strengthen employment and services by attracting
institutions, high-tech industrial and office space, personal and professional
services; by retaining and attracting regional cultural and entertainment
attractions;
5. To create an attractive pedestrian-oriented place in which people are able to
enjoy personal or social interaction, and where public access to and along
the riverfront is maximized;
6. To provide the public improvements necessary to stimulate private
investment and reinvestment in the project area, and to make private land
more marketable, usable and vafuable;
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7. To develop the Riverfront Redevelopment Project in a manner that conforms
to the city's Comprehensive Plan, and complements the existing
attractiveness and future development of nearby areas, most particularly the
West Side, the Central Business District, Lowertown, and the West
SeventWFort Road neighborhood; and
8. To utilize public financial resources in a manner that conforms with the
city's adopted capital allocation and tax policies.
Implementation of this Plan wili be undertaken by providing for incentives and land use
controls that encourages sound development that is consistent with the needs of the
community as a whole, and is supported by types of market growth that can reasonably be
expected in Saint Paul.
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E. REDEVELOPMENT TECHNIQUES
This plan envisions the permitted use of ail techniques or powers authorized through
applicable statutes by the City, HRA, Port Authority, or other public agencies as
appropriate and necessary to carry out the implementation of this Plan. No provision of the
Plan is to be taken to limit the ful4 exercise of these powers. The following techniques are
cited as examples of ineans to achieve the objectives presented in Section D above:
1. SUPPORT PRIVATE INITIATIVES
As a primary course of action, the HRA and the City will promote and support those
initiatives by property owners or other persons in control of project sites to market,
develop, redevelop, rehabilitate or otherwise improve their property in accordance with
this plan. Private initiative and investment is the preferred means of achieving the
objectives of this plan, and will be encouraged. The HRA or the City may, without
acquiring property, enter into agreements with property owners or other persons in control
of project sites which identify specific private responsibilities for the improvement of sites,
and will seek private guarantees to undertake redevelopment in accordance with this Pfan.
To induce such agreements, the HRA and the City will provide for, or cause to provide for,
the following, as is necessary and appropriate:
a. ADMINISTRATION of those public processes and requirements deemed
necessary to support or allow developmendredevelopment of property to
occur in accordance with this Plan, !f applicable and advisable, the HRA and
the City will provide assistance to developers to allow them to take
responsibility for administrative activities. These include, but are not limited
to:
- Coordination of project activity, financing and review with human
service agencies, citizen participation entities, and other state,
regional and federal �overnment agencies;
- Initiation of vacations, rezonings, dedication of public rights-of-way,
or other public actions as may become necessary to implement this
Plan, in accordance with state and local statutes. This will be
undertaken by the HRA or the redeveloper.
- Provision of standard municipa� services to adequately insure public
health, safety, and welfare;
- Enforcement of buifding codes, design controls, site covenants,
provisions to insure compliance with state and local requirements
relating to non-discrimination, income levels, environmental quality,
faithfu� performance, and any other public objectives relating to the
purchase, development, improvement or use of the land;
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Property exchanges.
b. PUBLIC IMPROVEMENTS, as needed to provide for adequate public access
to and use of riverfront space and project sites. 7hese include, but are not
limited to, installation/construdion/reconstruction of streets, parkways,
utilities (mainline coliection systems), parks, walkways and trails, bridges,
flood control structures, and other public improvements or facilities as
necessary or desirable to carry out the objedives of this Plan.
Public improvements wili be undertaken in phases (of time and location) that
coincide with and promote rational development patterns. Costs of such
improvements may be assessed to the sites served by them.
c. FINANCING to provide affordable sources of financing to private companies
involved in developing components of this Plan. There are several financing
mechanisms that can be used as appropriate to accompiish the objectives of
this Plan. They include, but are not limited to:
- Tax lncrement Financing
- Industrial Development Revenue Bond Loans (Taxable or Tax-Exempt)
- Other Revenue Bond Loans (Taxable or Tax-Exempt)
- Housing Revenue Bond Loans
- MoRgage Subsidy Bonds
- Urban Development Action Grant (UDAG) Loans
- Acquisition/Lease/Sublease
- Land Lease
- Equity Participation
- Development and Rental Assistance Payments
- Interest Rate Reduction
- Implementation of statutory authority for creation of projects and
undertaking of activities where it is appropriate to use other financing
methods.
In selecting methods of project finance, the HRA and the City will take into
account the forms of other assistance available and negotiate with individual
developers so that a method can be chosen which provides sufficient
incentive for the developer to create a quality product.
LAND ACQUISITION
As an alternative and/or complementary redevelopment technique, the HRA or the City
may choose to acquire certain property, as authorized under Minnesota Statutes.
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Acquisition of property will be considered when such properry is found to have any of the
following characteristics:
a. Blighted areas, buildings, and other real property, where removing such can
remove, prevent or reduce blight or the causes of blight;
b. Open or undeveloped land blighted by virtue of conditions which have
prevented normal development by private enterprise;
c. Underused or inappropriateiy used land which may be converted to other
uses recommended by this Plan at a reasonable cost without major clearance
activifies;
d. Land necessary co complete parcels which would be suitable for
development;
e. Lands or property declared to be unsafe or otherwise hazardous to public
heaith and safety;
f. Other real or personal property as necessary to accomplish the objectives of
this Plan.
Acquisition of property will be undertaken in strict adherence to state and federal statutes
(as applicable) governing procedures for such activity, including the provision of relocation
services, assistance and benefits in accordance with Minnesota Statutes Chapter 117.
3. SITE PREPARATION
The HRA or the City wiil undertake or cause to undertake those actions deemed necessary
to prepare acquired sites for redevelopment. These include, but are not limited to:
a. Demolition, removal or rehabilitation of buildings and improvements;
b. Activities to correct adverse characteristics of the land, soil or subsoil
conditions, unusable subdivision or plat of lots, inadequate access or utility
service, flood protection, or other development-inhibiting conditions;
c. Activities deemed necessary or desirable to remove, reduce or prevent other
blighting factors and causes of blight;
d. Other activities deemed necessary or desirable to improve and prepare sites
for development rehabilitation or redevelopment for uses in accordance with
this Plan;
e. Installation, construction or reconstruction of streets, parkways, utilities,
parks, walkways and trails, and other pubiic improvements or facilities as
necessary or desirable for carrying out the objectives of this Plan;
Provision of relocation services, assistance and benefits in accordance with
Minnesota Statutes Chapt. 117.
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4. LAND DISPOSITION AND IMPROVEMENT AGREEMENTS
The HIZA and the City will sell, lease, or otherwise dispose of acquired property at fair use
values in accordance with the requirements of applicable laws and plans, and subject to
purchaser's contract obligations, by any or a combination of the following methods:
a. After clearance and/or provision of site improvements;
b. After rehabilitation at its fair market or reuse value so improved;
c. Without clearance, to rehabilitate, clear, or otherwise improve the properry
for the purposes and accordance with the objectives and requirements of this
Plan;
d. To pubfic bodies for the purposes of providing pubiic improvements or
supporting facilities.
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F. GENERAL LAND USE PLAN
Predominant land uses and related elements of the Riverfront Redevelopment Projed shall
be in accord with the objectives of the Comprehensive Pfan of the City of Saint Paul. A
description of intended purposes and character of each follows. Proposed general land
uses are shown on Map B.
1. PUBLIC OPEN SPACE
It is a highest priority to reanimate the riverfront by promoting those activities and facilities
which make the riverfront an appealing place for the public at large to visit. The best way
to do that is to develop recreational opportunities and attractions that encourage public
access to and use of riverfront spaces. The Mississippi River shoreline will be a continuous,
publicly-supported, river-oriented park and trail corridor. It will unite the major elements of
the project area.
Development of public facilities within and adjacent to the trail corridor hill be undertaken
according to site-specific standards, based on the physical capacities and programming
needs of the particular site. At a minimum, provision of open space, trails and associated
public facilities shail maximize public access to the shoreline and views of the river and
provide those physical improvements that increase pedestrian comfort, safety and pleasure.
Major components include:
a. A continuous pedestrian/bicycle TRAIL CORRIDOR, adjacent to the river,
extending from Harriet lsland-Lilydale Park to the Pier Foundry site on the
south shore of the river, and from Randoiph Street to Warner Road on the
north shore. Plazas, commemorative markers, and other elements will be
provided as appropriate.
b. "UPPER LANDING SITE", a passive open space extending eastward at the
river from the foot of Chestnut Street, to provide for a focal point at the site
of the historic Upper Landing, to enhance the historic and physical
connection between the landing and adjacent Irvine Park and West 7th
Street neighborhoods, and to enhance the entry into downtown along
Shepard Road.
c. KELLOGG MALL, to continue as a major bluff-top park, promenade and
look-out on the north side of the river. The bluff-face overlooking the river
offers extraordinary opportunities to extend the use of the park, both
physically and seasonally, if it were enclosed, reconfigured, and terraced to
the river below.
d. LAMBERT LANDING, to provide for pedestrian movements and trail
connections to upstream and downstream parks, a plaza, and a servicable
landing for commercial and pleasure boats.
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e. "LANDING PARK", a broad expanse of passive open space on the eastern
fringe of Lowertown, adjacent to the river, to increase public access to the
landing, and to create a more gracious entry to the city on Warner Road.
f. HARRIET ISLAND, to coniinue to be the major urban open space of the
downtown riverfront, providing the variery of active and passive recreational
uses and opportunities consistent with its setting and designation as a
regional park.
g. NAVY ISLAND, to continue to provide passive open space on the city's only
true island.
h. Privately developed open space, as may be required by land sale and
development contracts.
2. PUBLIC FACILITIES & UTILITIES
There are several facilities on the riverfront that serve a city-wide population. As such, they
provide services that enhance the economic, social, cultural, recreational and educational
base of the city. As necessary, they will be improved to accommodate projected demands
upon them, and/or to extend their useful life. They include:
a. The floodwall/levee flood-control structures;
b. Sidewalks, bridges and roads;
c. The Civic Center parking ramp;
d. Water, sewage and drainage systems;
e. District heating.
Other facilities will be encouraged as activity centers, to be developed publicly or in
conjunction with private ventures:
a. Marinas and marina services;
b. Facilities for exhibition, public entertainment, research, teaching,
museum/aquarium or other institutional. purposes;
c. Parking facilities required to serve predominant uses;
d. Commercial recreation and navigation servicing facilities;
e. Commercial uses in limited amounts, intended primarily to provide service
to the predominant public user, such as food and beverage establishments,
vending, etc.
3. RESIDENTIAL
One of this Plan's primary objectives is to provide for land use patterns that reintroduce
residential neighborhoods to the riverfront. Market study and planning analysis indicate
that housing is a private development initiative that offers most opportunity to achieve
development in accordance with the objectives of this Plan, and which would create
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conditions that entice other preferred development.
The types, amounts and prices of various housing units will all depend on prevailing
market and finance conditions at the time specific projects are conceived. Sites for
residential projects are recommended as follows:
a. In the SOUTHBANK 1NLAND AREA, in the vicinity of Harriet Island Park, on
a site roughly bounded by Water Stand Plato Blvd., west of Wabasha St.
b. At the LOWER LANDING, where new development utilizing air rights over
the railroad should be encouraged and include housing in conjunction with
office, commercial, hospitality and entertainment elements. Where
appropriate, adaptive reuse of the depot concourse and other significant
structures should be considered.
c. On the north shore of the river, at the UPPER LANDING, where a new
residential site would be established in the area west of Chestnut St. and
be�ow the bluff, by realigning Shepard Road to remove the roadway from the
shoreline between Chestnut St. and the NSP High Bridge power plant.
d. In the vicinity of the Civic Center, on a site bounded by Fort Road/W. 7th St.,
Kellogg Blvd., Exchange St., and Walnut St., where new development will be
encouraged and include housing in conjunction with office, commercial,
entertainment and hospitality elements.
4. COMMERCIAL• RETAIL & OFFICE
To a large degree, development of retail and office space will occur as a market response
to other population generators such as housing and other regional attractions. Most likely,
this response will manifest in a combination of rehabilitated existing buildings and
development of newly-constructed buildings to accommodate 'special opportunities' such
as resCaurants, a single-owner headquarters compiex, convenience commercial services, or
smaller offices that prefer to be located close to, but not in, the Central Business District.
Sites for commercial (office and retaif? space are recommended as follows:
a. At the LOWER LANDfNG, where new development utilizing air rights over
railroad property should be encouraged, and should include commercial
space in conjunction with housing, hospitality and entertainment elements.
Where appropriate, adaptive reuse of the depot concourse should be
considered.
b. At the UPPER LANDING, between Shepard Rd., Chestnut St., Exchange St.,
and Kellogg Blvd.
c. In the vicinity of the Civic Center, on a site bounded by Fort Rd./W. 7th St.,
Kellogg Blvd., Exchange St., and Walnut St., where new development will be
encouraged and include commercial space, hospitality and entertainment
elements in conjunction with housing.
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d. Along the river, on a site bordered by Robert St. on the west, Filimore Ave.
on the south, and the Pier Foundry site on the east, including the site of the
existing office building on the northwest corner of Robert St. and Fillmore
Ave.
5. INDUSTRIAL
New industrial development or expansion of existing uses will be encouraged at higher
employment densities and construction concentrations than currently exist on the sites.
Prime sites for additional industrial development are:
a. At the UPPER LANDING, in the area roughly bound by the existing NSP
High Bridge plant, the river, a rea4igned Shepard Rd. (west of Chestnut St.)
and the existing bluff;
b. At the far-eastern end of the AMHOIST SITE, in the vicinity of the Lafayette
Bridge.
6. MIXED USE
Areas designated as MIXED USE should be developed with a mix of residential,
commercial, recreational, civic and open space uses. To the greatest extent possible and
where appropriate, these uses should be arranged in an "urban village" with a traditional
urban street grid; compact block pattern; variety of experiences within walking distance of
one another; strong public realm; medium-to-high densities but low-to-medium heights;
connection to transit; buildings that frame the street and respect the neighborhood context;
and land uses that are truly integrated within a building, parcel or block. This is perhaps
the most flexible land use district in the Riverfront Redevelopment Project Area, with the
express purpose to mix land uses within an area rather than isolate them into separate
districts. The predominant land use will vary by sub-area. Sites for mixed-use
development are:
a. On the south shoreline of the river, in the area bordered by Wabasha Street
on the west, Plato Boulevard on the south, Robert Street on the east and the
river on the north. On this site, the urban street grid should be re-
established; new open spaces and pedestrian connections should link the
neighborhood to adjacent uses and neighborhoods; visual and physical
access to the river should be provided; and a variety of residential, office,
civic, educational, retail and entertainment uses should be developed.
b. On the south shore of the river, along Wabasha Street to Plato Boulevard,
including sites west of Wabasha Street on Water Street, and on the upstream
end of Navy Isiand.
c. On the south side of Plato Boulevard between Starkey Street and Robert
Street to the southerly limits of the Redevelopment Project Area.
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d. in the District del Soi commercial corridor, which runs alone Concord Street
from Wabasha Street to Lafayette Road (Hi�hway 52), extends north on
Robert Street to Wood Street. and extends south on Wabasha Street to
Con¢ress Street.
7. VEHICULAR CIRCULATION
Major vehicular access to and through the Project Area will take place on existing
roadways. Major streets, to be maintained and improved as appropriate, are: Chestnut
Street, Kellogg Boulevard, Jackson Street, Sibley Street, Wabasha Street, Robert Street, and
Plato Boulevard.
Shepard Road and Warner Road (between Randolph St. and Childs Rd.) will be redesigned
and rebuilt to improve engineering characteristics and traffic safety. The City will
investigate advisable ways of realigning segments of these roads to provide additional
shoreline space along the north shore of the river.
The final decision on the alignment of Shepard Road and its intersection with Chestnut
Street may have impacts on the reasonable and appropriate redevelopment of the Upper
Landing site. When the alignment and intersection decisions have been made, the reuse of
the Upper Landing will be evaluated by the City and the HRA, in conjunction and after
consultation with the appropriate District Councii, the Riverfront Commission and the
Planning Commission.
As properties are developed, public collector roads and private access roads will be
established. All streets (collectors and internal circulators alike) will be treated with
appropriate landscaping, lighting, signage, resUoverview stops where advisable, and other
materials to establish a pleasant character. Costs for such improvements will be assessed as
appropriate.
8. DESIGN CONTROLS
The HRA will develop detailed Design Controls that address specific considerations of
exterior design on each site, and wili arbitrate design discussions. The Design Controls are
not intended to dictate specific design solutions or inhibit design freedom. Rather, they will
be used to insure an integrated and mutually supportive approach in the development of
subareas, and to insure a consistently high level of design quality throughout the riverfront.
As a component on the St. Paul Riverfront Pre-Development Plan, the St. Paul Riverfront
Commission prepared "Urban Design Guidelines" to support the various planning
decisions and development choices which have been recommended in this Plan. The
Urban Design Guidelines will be used as the basis for the Design Controls. They are
attached as Appendix A.
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DI-Ild3
In addition to the Urban Design Guidelines, the Saint Paul on the Mississippi
Development Framework and the West Side Flats Qevelopment Strategy contain urban
design principles, goals and objectives (regarding environmental context, urban strudure,
movements networks and public realm) that should be used in preparing specific design
controls for the Redevelopment Project Area.
In addition to the desi¢n controls listed above, the Riverview Commercia( Corridor
Revitalization Pro�ram contains sqecific desig�uidelines for storefronts, new buildings�
and streetscape and landscape within the District del Sol.
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G. OTHER NECESSARY PROVISIONS TO MEET STATE/LOCAL REQUIREMENTS
NON-DISCRIMINATION
Every contract for sale, lease or redevelopment of project properry will include provisions
against land speculation, require compliance with all appiicable state and local laws,
prohibit discrimination or segregation by reasons of race, religion, color, sex, or national
origin in the sale, lease or occupancy of the property, and require that this latter provision
be made a covenant running with the land and be binding upon the redeveloper and every
successor in interest to the property.
The redeveloper must comply with provisions of Sec. 73.03-A of the St. Paul Human Rights
Ordinance on affirmative action employment. Agreement for compliance by the
redeveloper will be asserted in all subcontracts, subcontracts or purchase orders, where the
redeveloper will also be defined as the "contractor" or "subcontractor" as appropriate.
DURATION OF CONTROLS
The provisions of this Plan respecting land uses and associated regulations and controls
that govern redevelopment will be in effect for a period of thirty (30) years from the date of
approval of this Plan by the City Council of the City of Saint Paul.
ADVISORY BOARD
The Saint Paul Riverfront Commission may function as an advisory board to the Council of
the City of Saint Paul and Board of Commiss+oners of the Housing and Redevelopment
Authority for purposes of advising the Council and Board on the implementation of the
Development Program and Redevelopment Plan, and the construction, maintenance and
operation -of the Project and District. The designation of the Commission as the Advisory
Board, and the delineation of the scope of advisory powers and duties will be made and
prescribed by future resolution of the Council of the City of Saint Paul. Approval of this
Plan and Program by the City Council constitutes a statement of present intention to
designate the Riverfront Commission as Advisory Board.
4. EFFECT OF PLAN ADOPTION ON PREVIOUS REDEVELOPMENT PLANS AND
DISTRICTS
Adoption of this Plan will have the following effects on previous redevelopment plans and
districts:
a. Upper Levee Renewal Project (R-3): rescind the R-3 project and program.
b. Riverview Renewal Project (R-26): amend land use recommendations for
those portions of Riverview Renewal Project that are located within the
Riverfront Redevelopment Project, as described in Section A of this Plan.
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Land use amendments are described in Section F of this Plan.
c. Riverview Industrial Project, West Seventh Neighborhood Development
Project (Minn. A-1-7), Seven Corners Neighborhood Development Project
(Minn. A-1-6), Downtown Urban Renewal Project (R-20) Central Core
Neighborhood Development Project (Minn. A-1-5), Seventh Place
Redevelopment Project: P1ans for these projects will remain in effect to the
extent that they are consistent with the provisions of this Plan. Where they
are inconsistent, provisions of this Plan shall control, and affected provisions
of said plans shall be amended by relevant provisions of this Plan.
5. RELOCATION PLAN
a. Policies and Regulations - A family, individual, business firm, or nor,-profit
organization required to move from property that has been directly affected
by a publicly sponsored acquisition activity is eligible for relocation
payments to assist in obtaining and moving to a replacement dwelling or
location in accordance with the provisions and requirements. of the Federal
Uniform Re4ocation Assistance Act of 1970, and of Minnesota Statutes, 1984,
Section 117.50. In the event any redevelopment project does not involve
acquisition for a federal or federally-assisted project, nor involve acquisition
within the meaning of Minnesota Statutes, 1984, Section 117.50, the Ciry
elects to provide relocation assistance for families and tenants indirectly.
It is the intent of the City to provide relocation assistance to each person to
be displaced in locating a suitable housing unit or place of business. The
following services are provided:
- Eligible persons are informed at the earliest possible date as to the
availability of relocation payments and assistance, the eligibility
requirements, and procedures for obtaining such payments.
- The extent of need of each eligible person for relocation assistance is
determined through direct personal interview.
- Current and continuing information is provided on the availability and
prices of comparable sales and rental housing, and of comparable
commercial properties and focations.
- Information concerning Federal and State housing programs, loans
and other special programs offering assistance is suppVied to eVigible
displaced persons.
- Other City, property owner, and referral services concerning housing,
financing, employment, training, health, welfare and other assistance
is provided in order to minimize hardships.
- Assistance is provided in completing any required applications and
forms.
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Services are provided to insure that the relocation process does not
resuft in different or separate treatment on account of race, color,
religion, nationai origin, sex or source of income.
b. Organization and Staffing - The relocation staff is part of the Saint Paul
Department of Planning and Economic Development (PED). Supervisory
personnel, relocation advisors, and technicai and clerical employees are
responsible for administering the above policies for Federal programs, and
for such other programs as the Section 312 Rehabilitation Program and
acquisitions for Ramsay and Washington Counties. The PED relocation staff
will work directly with property owners in administering the localfy adopted
Relocation Guidelines.
PROVISION FOR PLAN MODIFICATION AND AMENDMENT
This Redevelopment Plan may be amended at any time in the manner provided by law.
The Saint Paul Planning Commission will review all amendments for conformance with the
city's Comprehensive Plan.
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�
PROPOSED AMENDMENTS TO THE
REDEVELOPMENT PLAN A1VD DEVELOPMENT PROGRAM
FOR THE
RIVERFRONT REDEVELOPMENT PROJECT AREA
•
r� L
BACKGROUND
The Redevelopment Plan and Development Ptogram for the Riverfront Redevelopment Proj ect Area
(hereinafter refen'ed to as the "Redevelopment Plan") �mas adopted in November, 1987. The
Riverfront Redevelopment Project Area is located along the central riverfront between the Hish
Bridge and the Lafa}ette Bridge, and contains sites on both the north and south sides of the
Mississippi River. The key coinponents ofthe Redevelopment Plan include a le�al description ofthe
Project Area, a set of development objectives and a general land use plan.
PROPOSED AMEND�IENTS
Amendments to the Rede�elopment Plan to include the commercial corridor along Caicord St.eet
known as the "District del Sol", as reflected in tl�e Riven�ietii� Co�nnaercial Cor�ridor Revitnlizatio»
Progr'am are recommended
Redevelopment Project Aren,
and map).
in tlu�ee sections: A. Descf•il�tion of the Derelopment District cmct
C. Prei•iotcs ni�d Czn•rent Efforts, and F. General Land Use Plan (te�t
Section A. Description of the Development District and 12ede��elopment Projcct Area
I. Add legal description for the District del Sol (page 9):
Commencine at the centerline of the intersection of State Street and east Georoe
Street: thence �cest alone the centerline of east Geor�e Street to the intersection with a
southeasterlv extension of the south�cesierlv boundarv of Hornsbv's Rearran�?ement of Lots
1. 2. 3. 4 and 5. Block 89 of ��'est Saint Paul Proper; thence north��est on a line parailel with
Concord Street for aporosimatelv 293 feet: thence nartll for approsimatelv 131 feet to the
centerline of East Robie Street: thence �r�est to the most westerlv line Lot 6, Block 72; thence
north for a�proximatelv 50 feet thence west for approximatelv 35 feet thence north��esterlv
aloue a line parallel with Concord Street to the intersection with the centerline of Robert
Street, thence north alona the centerline of Robert Street to the intersection with the
centerline of Concord Street; thence north��'esterlv alon¢ the centerline of Concord Street to
the intersection �vifli a northerlv extension of the most easterlv lines of Lot 13, Block 6�:
thenc south to a point approsimatelv 120 feet south of the most southwesterlv llne of
Concord Street� thence �vest for approYim3telv 50 feet� thence north for appro�imatelv 30
feet: thence «est for aporoximatelv 100 feet thence north to the intersection with the
centerline of east Coneress Street: thence �� est alon� the centerline of East Coneress Strezt
to the most westerlv line of Lot 19, Block 5�: thence north to the centerline of Isabel Street:
thence northeasterh� on a tansential curve follo�vina the westernmost propertv line of Lots
1.23.45. Block 33: thence north to- the southernmost boundarv of Lot 7. Block 3 of
Auditor's Subdivision: thence west 88 feet to the southwest corner of Lot 7, Block 3: thence
north on a taneentiat curve alon2 the �cesternmost boLmdaries of Lots 1.2.3.4.�.6.7, Block
a-u�3
� 3 and Loi 21_ Block 2: tllence east appro�i��ate]v 20.6� feet: thence nortliwesterlv on a
tan�?entill curve on the ��estemmost boundan of Lots 1 throuah 20 of Block 2: thence north
alon_ tHe ��estern bounda of Lot 1. Block 2 75 feet: thence «est alon the southem
boundarv of Lots 1:23.4 Block 7: thence «�st 1� feet to the Lot solit of Lot 8 Block 7�
thence nortli approximately 94.61 feet: thencz northeast 58 de�rees 2� minutes (or foota�
to the centerline of Wabasha Street_ thence south/soutl�easterh� alon<> the Centerline of
Wabasha Street to the northermnost to the ir.�ersection of the centerlines of Wabasha Street
and Colorado Street: thence southeast appro�iamatelv 300 feet alon� ��'abasha Street to the
intersection of the centerline of Wabasha Street and Concord Street: thence east
approximatelv 302.49 feet: thence south aonroximatelv 50 feet: tllence east
appro�imatelv 150 feet� thence north apqro�imatelv 50 feet� thence east aporoximatelv
60 feet tlience south alone the vacated centerline of Livinsston Street 42� feet: thence east
approximatelv 240 feeC thence north�oxosimatelv 230 feet; thence �� est to the southwest
corner of Lot 6. Block 36: thence nortli approvimatelv 50 feet: thencz east
appro�imatelv 190.06 feet to tl�e centedine of Robert Street; tl�ence north alon� the centedine
of Robert Street 250.07 feet_ thence «est approximatelv 190 feer, thence north
aoprosimatelv 339.67 feet to the centerline of Wood Street: thence east to the
intersection of the centerlines of Wood Street and Robert Street: thence north alone the
centedine of Robert Street 60 feet; tl�ence east alone the tan2ential line oY the norther�arcel
line of Lois I and 2 of Block 17 to the centerline of the vacated Ciintoi� A��enue: thence south
50 feet alan<� the centerline: thence west appro�imltelv 90 feet� thence south �pprorimatelv
210 feet to tUe centerline of Colorado Street; thence �cest 62 feet thence south
� appro�imatelv I 30 feet: thenee �t�est appro�imntelv 20 feet� the�ce south 1opro�imltelv 170
feet, thence e�st to the centerline of ClintQn Street thence south aporo�im�ceLv 16� feet•
thence �cest approximatelv 196.48 feet: thence south to the centerline of East Con�ress
Street: tltence east to tl�e intersection with the centediiie oftlie allev in Plat 01364 West Saint
Paul Blocks l throuah 99_ Block 66: thence south alon the centerline of said allev to the
northern boundarv ofPlat.01364 West Saint Paul Blocks 1 throu�h 99. Block 71: thence east
to a point approzimatelv 91.7 feet from the eastern boundarv of Plat .0136-1 West Saint Paul
Block I throu�h 99, Block 71: tl�ence soutl� to the intersection w�itl� die cenrerline of Coneord
Street thence southeast alon� the centerline oT Concord Street anoroximatelv 25 feet: thence
east/northeasterh� on a taneential curre to tlle centerline of the Clintat-Robie Coi�nection:
thence sotRheasterlv alon� said centertine to the intersection of the centerline of Ada Street:
thence south�cest alone said centerline 160 Yeet to the centerline of the allev in Plat .01169
Bell�s Addition to West Saint Paul. Block 16: thence southeast alon�_ said centerline to the
intersection with the centerline of Bancroft: tlience continue the line of said alle�parallel to
Concord Street to the centerline of Bro��n Street; thence south on the centerline of Brown
Street to the intersection with the centerline of tl�e vacated Prescott Street: thence northwest
alon� said centerline to the intersection «ith the centerline of Bancrofr Street thence
northeast alona the centerline 173 feet: thence west alon¢ the southern boundaries of Lots 1
throueh 7. Block 2: thence northeast approximatelv 75.11 feet thencz �cest approsimatelv
94.73 feer, thence south�cest approximateh 23.37 feet thence �cest aoorosimatel�� 150 25
feet tl7ence south a�prosimatelv 84.81 feet: thence west to the centerliue of State Street:
thence northeast ap�roximatelv 295 feet: thence west aporoximateh 106 fzet to the �cestern
a boundarv ofLot 3. Block 93: thence northto the centeriine ofEast Georoe Street. thence east
a/-I/y3
• to the i��tersection �vith the centerline of State Street the �oint of b�innine
Section C. Previous and Current Efforts
2. Add the following text to page 16:
In 1999. tl�e Rii�ervieiv CommerciaZCorridor Reviinlization Proeram was created bv
nei�hborhoodrepresentatices inpartnershipwiththeCit��toeuideredevelopmentin
the Concord Street commercial corridor on the Citv's West Side. no�v referred to as
the "District del SoP'. This plan out]ines a vision for revitalizin� the District del Sol
commercial conidor throuah mixed use redeve]opment. �vith desian euidelines to
auide such redevelooment. and a streetsca�e enhancements nrooram to enhance
safetv. connections and the overall character ofthe District del Sol. In 2001. the Citv
Council adopted the Riverrieiv Commercial Corridor Reritczlization Pro�r�mm as an
element of the Comprehensi��e Plan. The District del Sol encomnasses Concord
Street from the Wabasha ca�•es to Lafavette Road (Hi�h�va 521 extends north on
Robert Street to Wood Street. and extends south on Wabasha Street to Conaress
Street.
Section F. General Land Use Plan (pnge 24)
3. Add tlie District del Sol to the list of future areas for mixed use redevelopment, and
cl�an�e diree maps to add the District del Sol :
• a. Add under 6. MIXET� USE District del Sol (page 28):
Tn the District del Sol commercial corridor. �vhich nms alone Concord Street
from Wabasha Street to Lafacette Road (Hieh« av 521. eYtends north on Robert
Street to ��/ood Street, and extends south on �Vabasha 5treet to Congress Street
b. Chanae the title ofMap A from "Map A" to "Redevelopment Plan Boundary",
and redra�v the map to add the District del Sol.
c. Redraw the "Ri� erfront Sub-Areas" map to add the District del Sol.
d. Redraw the "Rede� elopment Plan Future Land Uses" map to add the District
del Sol.
e. On the "Redevelopment Plan Future Land Uses" map, show the map
designation for the District del Sol as MIXED USE.
4. Add under 8. DESIGN CONTROLS (page 29):
In addition to the desien controts listed above, the Rirerview Commer•cial Corridor
Revitalizatiofi Proeram contains specific desi�n euidelines for storefronts. new
buildines. and streetscaoe ar.d landscape �cithin the District del Sol.
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• REDEVELOPMENT PLAN
and
DEVELOPMENT PROGRAM
RIVERFRONT REDEVELOPMENT PROJECT AREA
of the
HOUSING & REDEVE�OPMENT AUTHORITY (HRA) OF THE
CITY OF SAINT PAUL, MINNESOTA
MINNESOTA STATUTES SECTION 469.001 - Subd. 14)
And
DEVELOPMENT DISTRtCT
(DEVELOPMENT DISTRICT #4)
of the
CITY OF SAINT PAUL, MINNESOTA
(MINNESOTA STATUTES SECTION 469.124 -469.134)
�
Approved by the HRA: November 4, 1987
Approved by the City of Saint Paui: November 10, 1987
Amended by the City of Saint Paul: August 23, 2000
• -1-
o�•�/y3
• PROPOSED
SECOND AMENDMENT TO REDEVELOPMENT PLAN AND DEVELOPMENT PROGRAM
FOR THE RIVERFRONT REDEVELOPMENT PROJECT AREA
ADOPTED BY HRA
RESOLUTtON
CITY COUNCIL ADOPTION
CHANGES
PART A, PART C, PART F(6)(d) and F(8):
ADDING DISTRICT DEL SOL PROJECT AREA
•
• -2-
o/-!/�!3
�
TABLE OF CONTENTS
A. DESCRIPTION OF DEVELOPMENT DISTRICT AND
REDEVELOPMENT PROJECT AREA
B. BACKGROUND -
C. PREVIOUS AND CURRENT EEFORTS
D. DEVELOPMENT OBjECTIVES
E REDEVELOPMENT TECHNIQUES
F. GENERAL LAND USE PLAN
• G. OTHER NECESSARY PROVISIONS TO MEET
STATE AND LOCAL REQUIREMENTS
• -3-
oi /�y3
� The Housing and Redeveiopment Authority of the City of Saint Paul, Minnesota. (HRA)
proposes to establish a RIVERFRONT REDEVELOPMENT PROJECT AREA, as provided for
in Minnesota Statutes, Chapter 469, and a REDEVELOPMENT DISTRICT as provided for in
Minnesota Statutes, Section 469.001, Subd. 14. Additionally, the City of Saint Paul
proposes to form a DEVELOPMENT DISTRICT, as provided for in Minnesota Statutes,
Sedions 469.124-469.134. The project and district would be co-existent with each other,
References to the Redevelopment Project, Pro}ect Area and Plan shall be understood to
include by this incorporation a reference to the Development District, District Area and
Deve4opment Progsam.
in addition, the City and the HRA proposed to adopt a TAX INCREMENj FINANCiNG
PLAN, as provided for in Minnesota Statutes, Chapter 469.174, Subd. 10, to finance
project and district activities in accordance with the following Plan and Program.
•
� -4-
0 i-il�I3
� A. DESCRIPTION OF THE DEVELOPMENT DISTRICT AND REDEVELOPMENT
PROJECT AREA
The boundaries of the Riverfront Qevelopment Qistrict and Redevelopment Pro}ect Area
are mapped on Map A, attached, and described as follows:
All of Block 1, J.T. McMillan Company's Piat, St. Paul, Minn., except that parE which lies
southerly of a line described as follows:
Beginning at an iron monument in the north line of Section 12, Township 28, Range 23,
Ramsey County, Minnesota, which monument is 514.63 feet east of the northwest corner
of Government Lot 1 in said Section 12; thence (assuming the north line of said Section 12
as a due East and West line} Souih 60 degrees 29 minutes West, 141.60 feet to a point;
thence South 71 degrees, 46 Yz minutes West 250.82 feet to a point; thence South 65
degrees, 18 minutes West, 166.9b feet to a point in the West line of said Government Lot
1;
also Block 3, Northern States Power Company's Plat, St. Paul, Minnesota;
also Lots 1, 2 and 3 in Block 15, E. H. Hawke's Subdivision to Winslow's Addition to the
Town of St. Paul;
� also that certain tract or parcel of land lying and being in SecYion 12, Township 28 North,
or Range 23 West, and within the following boundary lines, to-wit:
Starting at the Northeast corner of the northwest quarter of the northeast quarter of
said Section 12, according to the United States Government survey of said SecCion,
thence South along the East line of said Northwest quarter of the Northeast quarter
(which is also the Easterly line of Lot 16, Partition Pfat and of McMilfan's Addition,
according to the respective plats thereof on file and of record in the office of the
Registrar of Deeds of Ramsey County, MN, and the true bearing of which line is
South 0 degrees 6 minutes East from the said point of beginning) and along the
extension of said line 1,931.1 feet; thence South 62 degrees 23 minutes West,
144.28 feet; thence South 49 degrees 30 minutes West, 500 feet; thence South 77
degrees 22 minutes West 33.54 feet to the intersection of said last described line
with the Westerly line of Lot 1 S, Partition Plat, extended Southerly, thence North
along the said Westerly line of lot 15, Partition Plat, extended Southerly (the true
bearing of which line is North 0 degrees 6 minutes West) and alonb the said line
2,191.2 feet to the right-of-way of the Chicago, St. Paul, Minneapolis and Omaha
Rail�vay; thence North 44 degrees, 1 minute East along the line of said right-of-way
193.6 feet to the North line of said Section 12; thence East along the North line of
said Section 12 to the place of beginning, excepting therefrom the following
described tract:
• -5-
Ol-//-V3
• Commencing at a point of beginning on the Westerly line of Lot 15, Partition
Plat, 1,476 feet more or less North from the granite monument located at the
intersection of said line and the North line of the Levee Road (the said point
of beginning being the point where said Westerly line of Lot 15, Partition
Plat, crosses the Easterly boundary of the right-of-way for stockyard tract
conveyed by M. ). O'Connor and Martin Delaney to St. Pau1 and Sioux City
Railroad Company by deed recorded in 94 of Deeds, page 141); thence
Northeasterly along said Easter!y boundary of said right-of-way, 466 feet
more or less to the North line of said Lot 15, Partition Plat; thence West
along said North line of Lot 15, Partition Plat, 35 feet more or less to the
right-of-way o£ the C. St. P. M.& 0. Ry. Co., thence Southwesterly along said
right-of-way 193.6 feet more or less to the West line of said Lot 15, Partition
Plat; thence South along said West line of Lot 15, Partition Piat, 285 feet
more or less, to the place of beginning,
which lies Northerly of a line dra�vn parallel with the North line of said Northwest Quarter
of the Northeast Quarter, and 218 feet Southerly thereof (Yhe above described being a part
of Lots 15 and 16, Partition Plat);
also Lots 6(except Railroad), 7 and S, Block 14, and Lots 4, 5, 6, 7 and 8, B{ock 15, South
of Railroad in E. H. Hawke's Subdivision to Winslow's Addition to the Town of St. Paul,
• Minnesota Territory, together with so much of Von Minden Street, vacated, as accrued to
said premises by reason of the vacation thereof, and together with so much of St. Clair
Street, vacated, as accrued to said premises by reason of the vacation thereof;
also beginning at the most Northeasterly corner of ). T. McMillan Company's Plat, and the
Southeasteriy fine of the joint railroad right-of-way of the Chicago, Mi{waukee and St. Paul
and Chicago, St. Paul, Minneapolis and Omaha Railroad; thence Southwesterly along the
5outheasterly line of said railroad right-of-way to the South line of Block 15 of E. H.
Hawke's Subdivision to Winslow's Addition; thence West along the South line of Block 15
to the Southwest corner of Block 15; thence North along the West line of said Block 15
and its Northerly extension to the intersection of the Northwesteriy line of the joint railroad
right-of-way of the Chicag�, Milwaukee and St. Paul/Chicago, St. Paul, Minneapolis and
Omaha railroad; thence in a Northeasterly direction along said Northwesterly {ine of said
railroad right-of-way to the intersection with the _Northeast line of Walnut Street and
Southeasterly line of Nill Street; thence Northeast along the Sautheast line of Hill Street to
the Southwesterly line of Chestnut Street; thence Northwesterly along the South�vesterly
line of Chestnut Street to the Southeasterly line of Exchange Street; thence Southwest along
the Southeasterly line of Exchange Street to the Southwesterly line of Walnut Street; thence
Northwesterly along the Southwesterly line of Walnut Street to the Northwesterly line of
West Seventh Street; thence Northeasterly along the Nosth�vesterfy line of West Seventh
Street to the intersection of the Northeasterly line of Kellogg Blvd. and Southeasterly line of
Main Street; thence on a Southeasteriy and Easterly line along Kellogg 81vd. to the
� -6-
o �-/ist3
` Southeasterly line of St. Peter Street; thence Northwesterly along the Southwesterly line of
St. Peter Street to the Southerly line of Fifth Street; thence Northeasterly to the intersection
of-the Northwesterly line of Fifth Street and Northeasterly line of St. Peter Street; thence
Northeasterly a(a�g the Northwesterly line of Fifth Street to the Southwesterly line of Cedar
Street as widened; thence Southeasterly along the Southwesterly line of widened Cedar
Street to the Northwesterfy line of Fourth Street; thence Northeasterly along the
vorth�vesterly line of Fourth Street to the Northeasterly line of Minnesota Street; thence
�orthwesterly along the Northeasterly line of Minnesota Street to the Northwesterly line of
Sixth Street as widened; thence Northeasterly along the Northv.�esterly line of Sixth Street
to the Northeasterly line of Robert Street; thence Southeasterly along the Northeasterly line
of Robert Street to the Northwesterly line of Fifth Street as widened; thence Northeasterly
along the Northwesterly line of Fifth Street to the Southwesterly line of Broad�vay Street;
thence Northwesterly along the Southwesterly line of Broad�vay Street to the intersection of
the Southwesterly extension of the Northwesterly line of Fifth Street; thence Northeasterly
alona Fifth Street and its extension to the Northeasterly right-of-�vay line of Highway 5b
(Lafayette Road); thence Southeasterly along Highway 56 (Lafayette Road) right-of-way to
the tibrtheasterly line of Kellogg Blvd. as widened; ihence Northeasterly along the
Northwesterly line of widened Kellogg Blvd. to the Northeasterly line of vacated Brook
Street; thence Southeasterly along the Northeasterly line of vacated Brook Street to the East
line of the Southwest Quarter of Section 32, Township 29, Range 22; thence South along
the East line of said Southwest Quarter to the Harbor Line on the Northerly line of the
� ,�lississippi River; thence Southwesterly along the Northerly Harbor Line to the
Uortheasterly right-of-way line of Highway 56 (Lafayette Road); thence Southeasterly along
Nighway 56 (Lafayette Road) right-of-way to the Harbor line of the Southeriy side of the
�Vlississippi River; thence Northeasterly along the Southerly Harbor Line to the
Northeasterly corner of Block 17 of Brooklynd; thence Southeasterly along the
\ortheasterly line of Block 17 and its extension, to the Southeasterly line of Alabama
Street; thence Southwesterly along the Southeasterly line of Alabama Street and its
extension, to the centerli�e of State Street; thence Southerly along the centerline of State
Street to the Northeasterly extension of the Southeasterly line of Fillmore Street; thence
South�vesterly along the extension and Southeasterly line of Fil{more Street to the
ti'ortheasterly line of Robert Street; thence Southeasterly along the Northeasterly line of
Robert Street to the intersection of the Northeasterly extension of the Southeasterly line of
Lot 7, Auditor's Subdivision No. 39; thence Southwesterly along the Extension and
Southeasterly li�e of Lot 7, Auditor's Subdivision No. 39 to the Northeasterly line of Lot
12, Auditor's Subdivision No. 39; thence Southeasterly along the Northeasterly line of said
Lot 12, to the Southwesterly line of an easement for South Robert Street; thence Southerly
along the Southwesterly fine of said easement to a line 40 feet Northeasterly of and paraile!
�vith the Northerly line of Tract B of Registered Land Survey No. 366; thence
\orthwesterly along said GO foot line for 975 feet more or less to a point; thence left at
right angles to the Southwesterly line of the railroad Right-of-Way; thence Northwesterly
along the Southwesterly railroad right-of-way to the center of vacated Plato Ave.; thence
Southwesterly along said centerline to the South�vesterly line of Starkey Street; thence
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s i i\orthwesterly along the Southwesterly line of Starkey Street to the Southerly line of new
Plato Blvd.; thence westerly along the Southerly line of Plato Blvd. to the Northeasterly
line of South Wabasha Street; thence Southeasterly along the Northeasterly line of South
��Vabasha Street to the NoRherly extension of the East line of Half Avenue; thence South
along the East line of Hall Avenue to the Northerly line of Prospect Blvd.; thence Westerly
along the Northerly line of Prospect B1vd. to the East {ine of vacated Sellov.�s Street; thence
South along the East line of vacated Bellows Sireet to the foot of the Bluff; thence
Southwesterfy along the Foot of the Bluff to the centerline of Bellows Street; thence South
along the centerline of Bellows Street to the North line of Delos Street, which is also the
North line of Section 7, 7ownship 28, Range 22; thence West along the North line of
Section 7, Township 28, Range 22, to the Northeast corner of Lot 15, Block 198 of Irvine's
Addition; thence South along the East line of Lot 15 for 80 feet to a point; thence West,
parallel with the North line of Lots 15 through 11, said Block 198, to the West line of Lot
71; thence North along the West line of Lot 11 to the Northwest corner of Lot 11; thence
West along the Westerly extension of the North line of Lot 11 to the centerline of Ohio
Street; thence in a Southwesterly direction along the centerline of Ohio Street to the
Southeasterly extension of the Southerly line of Cherokee Avenue; thence Northwesterly
and Southwesterly along the Souther�y line of Cherokee Avenue to the Southwesterly right-
of-way line of Smith Avenue; thence Northwesterly along the Southwesterly right-of-way
line of Smith Avenue and its extension across the Mississippi River to the intersection with
the West line of the Northwest Quarter of Section 7, Township 28, Range 22, which is the
� Southerly extension of the West line of Wilkin Street; thence North along the West line of
Wilkin Street and its extension, to the North�vest line of Spring Street; thence Northeasterly
along the Northwest line of Spring Street to the North line of the Southwest quarter of the
Southwest quarter of Section 6, Township 28, Range 22; thence West along said quarter
quarter line to the Southeasteriy fine of Nil1 Street; thence Southwesterly to the
Northwesteriy corner of Block 1, Northern States Power Company's Plat; thence South
along the West line of Block 1 of Northern States Power Company's Plat to the
Southeasterly line of Hill Street; thence Southwesterly along the Southeasteriy line of Hiil
Street to the Southeasterly extension of the Southwest line of Lot 8, Block 1 of
Rearrangement of Oppenheim's Addition; thence Northwest to the Northwesterly corner of
said Lot 8, Block 1, which is also the Southwesterly line of the joint railroad right-of-way
track of the Chicago, Mi{waukee and St. Paul/ Chicago, St. Paul, M+nneapolis and Omaha
Railroad; thence Southwesterly along said right-of-way line to the Northeasterly line of
Smith Avenue; thence Southeasterly along said Northeast line of Smith Avenue to the
Southeasterly line of Hill Street; thence Southwest along the Southwest line of Hill Street to
the East line of vacated McMillan Street; thence South and Southwest along the east line of
vacated McMillan Street to the East line of J. T. McMillan Company's Plat; thence North on
said East �ine to the North line of Section 12, Township 28, Range 23, to the point of
beginning.
and
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� CommencinQ at the centerline of the intersection of State Street and east Geor�e Street:
thence west along the centerline of east Georae Street to the intersection with a
southeasterly extension of the southwesterly boundary of Hornsby's Rearranaement of Lots
1 2 3 4 and 5 Block 89 of West Saint Paul Proper, thence northwest on a line parallel
with Concord Street for approximatelv 293 feet• thence north for approximately 131 feet to
the centerline of East Robie Street thence �vest to the most ��esterly line Lot 6, Block 72;
thence north for approximatelv 50 feet thence west for approximatelv 35 feet• thence
northwesterly alon¢ a line parallel with Concord Street to the i�tersection with the
centerline of Robert Street thence north alone the centerline of Robert Street to the
intersection with the center(ine of Concord Street thence northwesterlv afona the
centerline of Concord Street to the intersection with a northeriv extension of the most
easterly lines of lot 13 Block 65• thenc south to a point approximatelv l20 feet south of
the most southwesterly line of Concord Street; thence west for approximatelv 50 feet;
thence north for approximately 30 feet; thence west for approximatelv 100 feet; thence
north to the intersection with the centerline of east Congress Street; thence west alon� the
centerline of East Congress Street to the most �vesterlkline of Loi 19, B1ock 55; thence
north to the centerline of Isabe� Street� thence northeasterlv on a tangentia! curve followine
the westernmost pro�ertv line of Lots 1 2 3 4 5 Block 33• thence north to the
southernmost boundary of Lot 7 Block 3 of Auditor's Subdivision; thence west 88 feet to
the southwest corner of Lot 7 Block 3• thence north on a tangential curve alonQ the
westernmost boundaries of Lot� 1 2 3 4,5 6 7, Block 3 and Lot 21, Block 2; thence east
� ao�roximatelv 20 65 feet• thence northwesterlv on a tangential curve on the �vesternmost
boundary of Lots 1 throueh 20 of Block 2• thence north along the western boundary of Lot
1 Block 2 75 feet• thence west along the southern boundarv of Lots 1.2 3.4, Block 7;
thence west 15 feet to the Lot s�lit of Lot 8 Bfock 7� thence north approximately 94.61
feet• thence northeast 58 de�rees 24 minutes (or foota�e) to the centerline of Wabasha
Street: thence southlsoutheasterlv a4on� the Centerline of Wabasha Street to the
northernn�ost to the intersection of the centerlines of Wabasha Street and Colorado Street:
thence southeast aoproxiamatefv 300 feet afon� Wabasha Street to the intersection of the
centerline of Wabasha Street and Concord Street; thence east approximately 302.49 feet:
thence south �p�roximatelv 50 feet• thence east approximatelv 150 feet� thence north
a�proximateiv 50 feet• thence east aoqroximatelv 60 feet• thence south alona ihe vacated
centerline of Livin�ston Street 425 feet• thence east approximately 240 feet; thence north
approximately 230 feet• thence �vest to the southwest corner of Lot 6. Block 36� thence
north aporoximat� 50 feet• thence east approximatelv 190.06 feet to the centerline of
Robert Street• thence north alon�the centerline of Robert Street 250.07 feet: thence �n�est
aqproximately 190 feet• thence north approximatelv 339 67 feet to the centerline of Wood
Street thence east to the intersection of fhe centerlines of Wood Street and Robert Street;
thence north aloi� the centerline of Robert Street 60 feet thence east alone the tangential
line of The northern parcel line of �ots 1 and 2 of Block 17 to the centerline of the vacated
Clinton Avenue� thence south 50 feet alon�the centerline� thence west apqroximately 90
feet• thence south ap�roximate{v 210 feet to the centerline of Co{orado Street; thence west
62 feet• thence south approximatelX 130 feet� ihence west approximatelv 20 feet; thence
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� south approximatelv 170 feet; thence east to the centerline of Clinton Street; thence south
approximately 160 feet; thence west approximately 196.48 feet: thence south to the
centeriine of East Coneress Street: thence east to the intersection with the centeriine of the
all� in Plat .01364 West Saint Paul Blocks 1 through 99. Block 66: thence south afon� the
centerline of said allekto the northern boundarv of Plat .01364 West Saint Paul Blocks 1
throu�h 99, Block 71; thence east to a point approximatelv 91.7 feet from the eastern
boundary of Plat .01364 West Saint Paul Block 1 throueh 99. Block 71; thence south to the
intersection with the centeriine of Concord Sireet: thence southeast alon�the centerfine of
Concord Street approximatelv 25 feet: thence east/northeasteriv on a tan�ential curve to
the centerline of the Clinton-Robie Connection; thence southeasterl�along said centerline
to the intersection of the centerline of Ada Street: thence southwest alone said centerline
160 feet to the centerline of the allev in Plat .01169 Bell's Addition to West Saint Paul.
Block 16: thence southeast alone said centerline to the intersection with the centerline of
Bancroft: thence continue the line of said alley qarallel to Concord Street to the centerline
of Brown Street: thence south o� the centerline of Brown Street to the intersection with the
centerline of the vacated Prescott Street; thence northwest alone said centerline to the
intersection with the center�ine of Bancroft Street; thence northeast alon� the center{ine
173 feet thence west alon¢ the southern boundaries of Lots 1 throueh 7 Block 2; thence
northeast approximately 75.11 feet; thence west approximately 94J8 feet� thence
southwest approximately 23.37 feet; thence west approximately 150.25 feet; thence south
approximatelX 84.81 feet; thence west to the centeriine of State Street; thence northeast
� approximately 295 feet: thence west approximately 106 feet to the western boundary of
Lot 3, Block 93; thence north to the centerline of East Georg,e Street, thence east to the
intersection with the centerline of State Street, the point of be i�'nning_
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• B. BACKGROUND
The Riverfront Redevelopment Project Area is located in and near downtown St. Paul, on
the north and south shores of the Mississippi River. The Mississippi River is the city's
birthplace, a�d dominant natural feature. Throughout the history of Saint Paul, the river has
determined the extent and nature of the city's gro�vth, development and
geographideconomidsocial climate.
For the past several decades, the prominence of the riverfront as an economic and social
center has deciined. The city has grown 'up and away' from ihe riverfront as the
importance of the port function has changed with technological advances in transportation
and industrial processes, and as the focus of the regional economy has changed from
manufacturing to services.
The present conditions of use and development reflect the deterioration that one would
expect as the city looked elsewhere for development opportunities. The entire downtown
river corridor is characterized by farge areas of neglected vacant and underutilized land,
transportation networks and facilities that are functionally obsolete, and inefficient labor-
extensive activities that waste the potential of inherently vafuabfe land. Public
improvements have deteriorated; are inadequate to serve demands; and in some cases are
potentially hazardous. Both public faciiities and remaining private structures present severe
. barriers to access and use of the shoreline; environmental conditions are such that make
public use and appreciation of the river difficult.
Such a condition is generally incompatible with contemporary public objectives which
consider the Mississippi River the city's most unique natural attribute, to be enhanced as a
resource of aesthetic, ecological, cuitural and economic importance.
Without positive intervention, the downtown riverfront is unlikely to fulfill its public
potential. Current patterns of land use and economic attrition are Vikely to continue. Private
reinvestment needs will not be met. New development will be hampered by poor soil
conditions, lack of infrastructure, fragmented property ownership, and perhaps most
importantly, a public perception of the area as one in decline.
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C. PREVIOUS AND CURRENT EFFORTS
Since 1960, there have been several efforts by the City of Saint Paul to plan for and direct
change in the Project Area.
Several Redevelopment Plans and Commercial and Industrial Development Projects have
been prepared under provisions of Chapter 469 of Minnesota Statutes, and approved for
areas of the city that inciude smalf portions of the Riverfront Redevelopment Project area.
These include:
- Riverview Renewal Project (R-26): 1963
- Riverview Industrial Project: 1964
- Upper Levee Renewal Project (R-3): 1958, rev. 1965
- West Seventh Neighborhood Devefopment Project
- Seven Corners Neighborhood Development Project
- Downtown Urban Renewa) Project (R-20): 1963
- Central Core Neighborhood Development Project
- Seventh Place Redevelopment Project: 1978
(W. of Robert StJ
(E. of Robert St.)
(Minn. A-1-7):1973
(Minn. A-1-6): 1973
(Minn. A-1-5): 1973
Because of the incremenial nature of past efforts and the fractured approach to establishing
redevelopment districts, the Riverfront Project Area is not addressed comprehensively.
Consequently, this Redevelopment Plan incorporates and supercedes those portions of
previously approved redevelopment plans (identified above) that lie within the Project
Area described in Section A of this plan.
The above-referenced redevelopment pians have resulted in one significant change in the
Project Area. Riverview Industrial Park was established.
Riverview Industriai Park is a project resulting from the combination of the Riverview
Renewal Project and Rivervie�v Industrial Project cited above. It consists of 190 acres
within and adjacent to the Project Area. it was established after continual spring flooding
had made the housing that �vas originally locaied there untenable. From 1957-64, the Saint
Paul Port Authority purchased and cleared the land. The existing floodwall �vas constructed
in 1962, after which site development began. In 1965, the area was subjected to a record
flood. The land within the floodwall remained dry, and the success of Riverview Industrial
Park was assured. Since then, Riverview has been one of the city's most productive
industrial parks. Of the original 190 acres, fess than 7% remains avaiiabie. Employment
currently exceeds 6000 (1987 figure).
In 1980, the Saint Paul City Council adopted the Saint Pau( Mississippi River Corridor Plan
as a component of the Comprehensive Plan of St. Paul. The River Corridor Plan established
city objectives, policy and general recommendations for the treatment of the entire river
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• valley, including the Riverfront Redevelopment Project Area. Since 1980, it has
periodically been amended, and in fact, is being amended concurrently with the adoption
of this Redevelopment Plan. The River Corridor Plan, as amended, remains the most
definitive city statement of riverfront deve�opment objectives.
ln 1985, the single most important private investment decision was made in the Riverfront
Redevelopment Project Area, when American Hoist & Derrick Company (Amhoist)
abandoned its primary administrative, research, development, manufacturing and assembly
facilities. These facilities (commonfy referred to as the 'Amhoist Plant') are located in an
unintegrated complex of 14 buildings, occupying 50 acres that dominate the south shore of
the river. The buildings range in age from 9-87 years, with a �veighted age of 51 -r years. In
abandoning the plant, Amhoist cited the deteriorated condition and functional
obsolescence of the entire plant and site as its primary reasons for relocating.
Adjacent to the Amhoist property, a chemical tank farm owned by the Union Oil Co., and
1930's vintage industrial bu+ldings once owned by Technical Sealants Co., are vacant, idle,
and marked as potentially hazardous. These sites, plus broken and unused railroad
trackage that bisect them, are symptomatic of the obsolescence of riverfront-dominated
industrial and transportation uses.
On the north (downtown) side of the river, redevelopment efforts to revitalize the riverfront
� have been piecemeal. In 1957, Shepard Road was constructed in the Project Area. This
single public works pro}ect completely changed the nature of the riverfront by introducing
a major traffic artery that cut off the river from the rest of the city. in addition, it created
new access for an emerging industriai area on the fringe of the Central Business District. fn
conjunction with building the road, the City created the Upper Levee Renewal Project in
1958, to clear continually flooded residential areas west of Chestnut Street, and replace
them with flood-protected industrial sites.
In the most visible site development case, Kaplan Scrap Iron & Metal Co. �vas relocated
from the Riverview area across the river to the Upper Levee in 1965. Since then, the
Kaplan operation has been the subject of numerous complaints regarding noise, odor,
visual pollution, and damage to city sewers. In response to these ongoing aggravations, the
HRA' acquired the property in 1985 for purposes of clearance and making the site
available for redevelopment.
Adjacent to the Kaplan's site, the HRA has secured a long-term option for purchase of the
Harvest States Cooperatives' Chestnut St. Grain Terminal. The grain elevators and terminal
operations have been declared surplus by the owner, citing obsolescence of the facility for
contemporary grain shipment processes. Earlier, in 1980, Harvest $tates demolished
approximately half of the grain storage silos on the site because they were unused,
unmaintained, and considered a safety hazard.
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• East of Harvest States' termina) is the site of former Industrial Steel Container Corporation.
The plant had been on the site for over 40 years, manufacturing and reconditioning metal
barrels and containers. In 1970, the HRA purchased the site for purposes of removing a
blighting influence and an impediment to potential roadway improvements. Soi1
contamination ��as discovered on the site.
On the other end of downto��n, the riverfront is dominated by the Union Depot. The
former train station is composed of an extremely large headhouse, concourse and train
platform covering over 6 acres at the city's orig+na! riverfront steamboat landing. In its
heyday, the Depot serviced over 60 trains per day. By the early 1960's, however, train
service had c7ramatically declined in St. Paui and across the country.
The consortium of railroads v��hich owned and operated the depot (known as the Saint Paul
Union Depot Company) oversaw its closing. Throughout the 1960's and 1970's, the Union
Depot Company declined to improve the depot, and slowly dismantled it. Small subareas
�vere leased for storage and parking. In abandoning and neglecting the massive depot, the
railroads left the city with a blighting influence on the riverfront.
In 1982, the Union Depot Co. sold the headhouse to Asset Development Services, a
commercial developer which proceeded to renovate the headhouse. This project has
instilled new activity into the area, and is the bas+s for anticipated continued private
� investment interest. Nevertheless, the site remains isolated from the riverfront by railroad
right-of-way and Shepard-Warner Road.
In 1984, the City embarked on a program entitled the "Riverfront Initiative," an energetic
and comprehensive effort to reclaim the riverfront from its current condition, and to
implement physical and programmatic changes that reflect public objectives identified in
previous activities. To oversee this effort, and to advise the Mayor and City Council on
appropriate actions, the City Council established ihe Saint Pau) Downtown Riverfront
Commission. Since its inception in 1984, the Riverfront Commission has actively engaged
in current riverfront issues.
In 1986, the Riverfront Commission comp(eted and recommended to the City Council a
detailed riverfront redevelopment strategy. This strategy, entitled the Saint Paul Riverfront
Pre-Deve(opment Pian, suggested severaf long-term and short-term public and private
actions which �vould stimulate redevelopment. It clarified redevelopment objectives, and
detailed specific actions the City can take to initiate the redevelopment process in a timely
manner. Currentiy, the City of Saint Paul is using this plan as the basis for amending the
city's Comprehensive Plan, and as a guide in preparing this Redevelopment Plan. As a
result, the City is planning to undertake several significant activities which are identified by
the Riverfront Commission as important.
In 1984, the US Army Corps of Engi�eers proposed to upgrade the floodwall and levee
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• protecting Riverview Industrial Park by increasing the height of the flood control structures
four feet. This project, presently authorized by Congress, is currently being considered for
funding. It is a significant public works project that will increase flood protection to
existing and planned development.
In addition, the City has initiated efforts to reconstruct Shepard Road to alleviate original
design shortcomings that have contributed to excessive numbers of traffic accidents. As a
part of the requisite Environmental Assessments of this project, alternative road alignments
and configurations are being considered. In conjunction with the reconstruction of Shepard
Road, the city has received a commitment from the Federal I Administration to
contribute funds from the Great River Road program to realign and rebuild portions of
Warner Road in the vicinity of Lambert Landing. This will also contribute to improvements
in the safety and aesthetic characteristics of the road on the riverfront.
In 1984, the City estabiished the Riverfront Enterprise Zone, which encompasses most of
the project area. Authorized under Minnesota Statutes, Sec. 273.13 (rev. 1983) and
approved by the State of Minnesota, the Enterprise Zone allows for individuals or
companies making investments to quaUfy for combinations of several types of state and
local tax credits. To date; four companies have invested over $3,000,000 in industrial and
commercial projects in those portions of the Enterprise Zone located within the project
area.
• The current condition of the important riverfront sites, plus the opportunities presented by
the City's announced initiatives to upgrade public facilities and to promote ne�v investment
along the entire downtown riverfront, dictate the need for a comprehensive redevelopment
effort based on an updated redevelopment pfan for the project area.
Since the Redevelopment Pfan was originally adopted in 1987, there has been very fittle
private investment in the West Side Flats area. Despite significant public investment,
primarily in the form of the riverfront levee and esplanade (approximately $15 million), the
private sector has not responded. Private lands that were vacant have remained vacant,
and there has been neglect and demolition of buildings over the last 15 years.
I� the early 1990s, riverfront and downtown revitalization became much more a part of the
community's agenda. Like cities throughout North America, Saint Paul began to recognize
the Mississippi River as a well-spring of community pride, identity, vitality and investment.
With significant acquisition and clearance completed, the time was right to reinvest in
downtown and the central riverfront, and to start to create new neighborhoods with a
unique relationship to the river.
In 1997, the Saint Paul on the Mississippi Development Framework was released to guide
planning, urban design and development activities in a four-square mile portion of
downtown Saint Paul and the central riverfront between the High Bridge and the Lafayette
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• Bridge. The result of a three-year planning and community input process, the Framework
lays out a vision for downtown and the central riverfront that: reconnects the city to the
Mississippi River; increases the variety of land uses in these areas, especially in terms of
adding residential units; integrates land uses to create new neighborhoods that are less
dependent on the car; restores the urban ecology; and converts former industrial areas
along the riverfront to new mixed-use urban viflages. The Frame�vork contains ten
principles to guide new development in downtown and along the central riverfront, as well
as precinct plans that apply the ten principles in four sub-areas (Rice Park-RiverCentre,
Wabasha Corridor, Upper Landing and West Side). Most relevant to the Riverfront
Redevelopment Project Area is the Framework's call for a mixing of land uses in compact
urban villages (rather than isolating them into separate districts) and a diversifying of the
range of uses within each new neighborhood. In 1998, the City Council endorsed the
Framework's ten principles as the basis for the City's development policy for the
downtown-central riverfront project area.
Adopted by the City Council in 1999, the Land Use Plan chapter of the Saint Paul
Comprehensive Plan officially made the ten principles the basis for future land use
planning and development in downtown and along the central riverfront. Many of the
areas within the Riverfront Redevelopment Project Area were identified as new mixed-use
urban villages, with streets that accommodate transit, bikes, pedestrians and cars; buildings
and land uses that engage the street and increase pedestrian activity; public access to the
• riverfront; and a range of land uses within smaller neighborhoods that are connected to
one another and to the river.
Also in 1999, the City worked �vith West Side community representatives, property
owners, residents, architects, urban designers, the Saint Paul Riverfront Corporation, Saint
Paul on the Mississippi Design Center, Port Authority and Capital City Partnership to
prepare a long-term vision for a 45-acre portion of the West Side Flats lying between
Robert and Wabasha streets, the Mississippi River and Plato Boulevard, based on previous
�vork in the Framework and West Side Precinct Plan. This vision is contained in the West
Side Flats Development Strategy, and proposes a mixed-use compact urban village with
visual and physica{ access to the river; a restored historic neighborhood street grid that
provides urban-scaled development parcels and multiple street access points; an open
space network to link adjacent uses and neighborhoods and add value to development
parcels; improved streetscapes; and a mix of uses, with predominantly commercial
activities along Robert and Wabasha and predominantly residential uses on internal blocks
oriented to a linear open space along the existing rail corridor. ln 1999, both the City
Council and HRA endorsed the West Side Flats Development Strategy as the overall vision
ior the future development of the area between Robert, Wabasha, Plato and the Mississippi
River.
In 1999, the Riverview Commercial Corridor Revitalization ProQram was created by
ne�hborhood reoresentatives, in partnership with the City to guide redevelooment in the
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• Concord Street commercial corridor on the City's West Side, now referred to as the
"District del Sol". This plan outlines a vision for revitalizing the District dei Sol
commercial corridor throu�h mixed use redevelopment, with design euidelines to euide
such redevelopment, and a streetscape enhancements pro�ram to enhance safety
connections and the overall character of the District del Sol. In 2001. the City Council
adooted the Riverview Commercial Corridor Revitalization Program as an element of the
Com�rehensive Plan. The District del Sol encompasses Concord Street from the Wabasha
caves to Lafayette Road (Hiehway 52), extends north on Robert Street to Wood Street and
extends south on Wabasha Street to Congress Street.
•
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• D. DEVELOPMENT OBJECTiVES
The objectives of the Riverfront Redevelopment Project are based upon the policy
directives of the Saint Paul Comprehensive Pfan and the Saint Pau/ Mississippi River
Corridor Plan. Both documents were prepared by the St. Paul Planning Commission and
adopted by the City Council. Objectives generaily include:
1. To protect and preserve the Mississippi River Corridor as a unique resource
that benefits the citizens of the city and region.
2. To maintain the river corridor's value and utility for residential, commercial,
industrial and recreational functions;
3. To preserve the river corridor's biological and ecological functions;
4. 7o enhance the river corridor's aesthetic, cultural, scientific and historic
attributes;
5. To develop an economic value for the downtown riverfront, �vhile insuring
the preservation of its natural and aesthetic characteristics;
6. To stimulate private investment and reinvestment along the do�vntown
riverfront; and
7. To increase the tax base and job-producing capacity of the riverfront in
do�vntown.
Furthermore, the primary purposes of this Redevelopment Plan, as recommended by the St.
• Paul Riverfront Commission in the St. Pau! Riverfront PreDevelopment Plan, are:
1. To eliminate and/or ameliorate the adverse physical and environmental
conditions ihat exist in the Riverfront Redevelopment Project area, and to
prevent the spread of such detrimental conditions within and without the
pro}ect area;
2. To improve the attractiveness and desirability of the area as a place in which
to live, work, shop and/or secure cultural and recreational enrithment;
3. To re-establish viable residential neighborhoods on the riverfront by creating
opportunities for, and attracting, new housing and residential services;
4. To maintain and strengthen employment and services by attracting
institutions, high-tech industrial and office space, personal and professional
services; by retaining and attracting regional cultural and entertainment
attractions;
5. To create an attractive pedestrian-oriented piace in which people are able to
enjoy personal or social interaction, and where public access to and along
the riverfront is maximized;
To provide the public improvements necessary to stimulate private
investment and reinvestment in the project area, and to make private land
more marketable, usable and valuable;
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• 7. To develop the Riverfront Redevelopment Project in a manner that conforms
to the city's Comprehensive Plan, and complements the existing
attractiveness and future development of nearby areas, most particularly the
West Side, the Central Business District, Lowertown, and the West
Seventh/Fort Road neighborhood; and
8. To utilize public financial resources in a manner that conforms with the
city's adopted capital allocation and tax policies.
Implementation of this Plan will be undertaken by providing for incentives and land use
controls that encourages sound development that is consistent with the needs of the
community as a whole, and is supported by types of market growth that can reasonably be
expected in Saint Paul.
•
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• E. REDEVELOPMENT TECHNIQUES
This plan envisions the permitted use of all techniques or powers authorized through
applicable statutes by the City, HRA, Port Authority, or other public agencies as
appropriate and necessary to carry out the implementation of this Pfan. No provision of the
Plan is to be taken to limit the full exercise of these powers. The following techniques are
cited as examples of ineans to achieve the objectives presented in Section D above:
1. SUPPORT PRIVATE INITIATIVES
As a primary course of action, the HRA and the City will promote and support those
initiatives by property owners or other persons in control of project sites to market,
develop, redevelop, rehabilitate or otherwise improve their property in accordance with
this plan. Private initiative and investment is the preferred means of achieving the
objectives of this plan, and will be encouraged. The HRA or the City may, without
acquiring property, enter into agreements �vith property owners or other persons in control
of project sites which identify specific private responsibilities for the improvement of sites,
and will seek private guarantees to undertake redevelopment in accordance with this Plan.
To induce such agreements, the HRA and the City will provide for, or cause to provide for,
the followi�g, as is �ecessary and appropriate:
• a. ADMINISTRATION of those public processes and requirements deemed
necessary to suppori or allow developmendredevelopment of property to
occur in accordance with this Plan. If applicable and advisable, the HRA and
the City will provide assistance to deveiopers to aliow them to take
responsibility for administrative activities. These include, but are not (imited
to:
- Coordination of project activity, financing and review with human
service agencies, citizen participation entities, and other state,
regional and federal government agencies;
- initiation of vacations, rezonings, dedication of pubiic rights-of-way,
or other public actions as may become necessary to implement this
Plan, in accordance with state and local statutes. This will be
undertaken by the HRA or the redeveloper.
- Provision of standard municipal services to adequately insure public
health, safety, and welfare;
- Enforcement of building codes, design controls, site covenants,
provisions to insure compliance with state and locaf requirements
relating to non-discrimination, income levels, environmental quality,
faithfu! performance, and any other public objectives relating to the
purchase, development, improvement or use of the land;
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� - Property exchanges.
b. PUBLIC IMPROVEMENTS, as needed to provide for adequate public access
to and use of riverfront space and project sites. These include, but are not
limited to, installation/construction/reconstruction of streets, parkways,
utilities (mainline coflection systems), parks, walkways and traiis, bridges,
flood control structures, and other public improvements or facilities as
necessary or desirable to carry out the objectives of this Pian.
Public improvements will be undertaken in phases (of time and location) that
coincide with and promote rational development patterns. Costs of such
improvements may be assessed to the sites served by them.
c. FINANCING to provide affordable sources of financing to private companies
involved in developing components of this Plan. There are several financing
mechanisms that can be used as appropriate to accomp{ish the objectives of
this Plan. They include, but are not limited to:
- Tax Increment Financing
- Industrial Development Revenue Bond Loans (Taxable or Tax-Exempt)
- Other Revenue Sond Loans (Taxab{e or Tax-Exempt)
- Housing Revenue Bond Loans
� = Mortgage Subsidy Bonds
Urban Development Action Grant (UDAG) Loans
- Acquisition/Lease/Sublease
- Land Lease
- Equity Participation
- Development and Rental Assistance Payments
- Interest Rate Reduction
- Implementation of statutory authority for creation of projects and
undertakina of activities where it is appropriate to use other financing
methods.
in selecting methods of project finance, the HRA and the City wili take into
account the forms of other assistance available and negotiate with individual
developers so that a method can be chosen which provides sufficient
incentive for the developer to create a quality product.
2. LAND ACQUISITION
As an alternative and/or complementary redevelopment technique, the HRA or the City
may choose to acquire certain property, as authorized under Minnesota Statutes.
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� Acquisition of property will be considered when such property is found to have any of the
foliowing characteristics:
a. Blighted areas, buildings, and other real property, where removing such can
remove, prevent or reduce blight or the causes of blight;
b. Open or undeveloped land blighted by virtue of conditions which have
prevented normal development by private enterprise;
c. Underused or inappropriately used land which may be converted to oiher
uses recommended by this Plan at a reasonable cost without major clearance
activities;
d. Land necessary to complete parcels which would be suitab�e for
development;
e. Lands or property deciared to be unsafe or otherwise hazardous to public
health and safety;
f. Other real or personai property as necessary to accomplish the objectives of
this Plan.
Acquisition of property wiil be undertaken in strict adherence to state and federal statutes
(as applicable) governing procedures for such activity, including the provision of relocation
services, assistance and benefits in accordance with Minnesota Statutes Chapter 117.
3. SITE PREPARATION
� The HRA or the City will undertake or cause to undertake those actions deemed necessary
to prepare acquired sites for redevelopment. These include, but are not limited to:
a. Demolitio�, removal or rehabilitation of buildings and improvements;
b. Activities to correct adverse characteristics of the land, soil or subsoil
conditions, unusable subdivision or plat of lots, inadequate access or utility
service, flood protection, or other development-inhibiting conditions;
c. Activities deemed necessary or desirable to remove, reduce or prevent other
blighting factors and causes of blight;
d. Other activities deemed necessary or desirabfe to improve and prepare sites
for development rehabilitation or redevelopment for uses in accordance with
this Plan;
e. fnstaflation, construction or reconstruction of streets, parkways, utilities,
parks, waikways and trails, and other public improvements or facilities as
necessary or desirable for carrying out the objectives of this Plan;
f. Provision of relocation services, assistance and benefits in accordance �vith
Minnesota Statutes Chapt. 117.
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� 4. LAND DISPOSITION AND IMPROVEMENT AGREEMENTS
The HRA and the City will sell, lease, or otherwise dispose of acquired property at fair use
values in accordance with the requirements of applicable laws and plans, and subject to
purchaser's contract obligations, by any or a combination of the following methods:
a. After clearance and/or provision of site improvements;
b. After rehabilitation at its fair market or reuse value so improved;
c. Without clearance, to rehabilitate, clear, or otherwise improve the property
for the purposes and accordance with the objectives and requirements of this
Plan;
d. To public bodies for the purposes of providing public improvements or
supporting facilities.
s
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� F. GENERAL LAND USE PLAN
Predominant land uses and related elements of the Riverfront Redevelopment Project shall
be in accord evith the objectives of the Comprehensive Plan of the City of Saint Paul. A
description of intended purposes and character of each follows. Proposed general land
uses are shown on Map B.
1. PUBLIC OPEN SPACE
It is a highest priority to reanimate the riverfront by promoting those activities and facilities
which make the riverfront an appealing place for the public at large to visit. The best way
to do that is to develop recreationai opportunities and attractions that encourage public
access to and use of riverfront spaces. The Mississippi River shoreline will be a continuous,
publicly-supported, river-oriented park and trail corridor. It will unite the major elements of
the project area.
Development of public facilities within and adjacent to the trail corridor hill be undertaken
according to site-specific standards, based on the physical capacities and programming
needs of the part+cular site. At a minimum, provision of open space, trails and associated
public facilities shall maximize public access to the shoreline and views of the river and
provide those phys+cal improvements that increase pedestrian comfort, safety and pleasure.
Major components include:
� a. A continuous pedestrian/bicycle TRAIL CORRIDOR, adjacent to the river,
extending from 1 island-Lilydafe Park to the Pier Foundry site on the
south shore of the river, and from Randolph Street to Warner Road on the
north shore. Plazas, commemorative markers, and other elements w�ilf be
provided as appropriate.
b. "UPPER LANDING $ITE", a passive open space extending eastward at th�e
river from the foot of Chestnut Street, to provide for a focal point at the site
of the historic Upper Landing, to enhance the historic and physical
connection between the landing and adjacent Irvine Park and West 7th
Street neighborhoods, and to enhance the entry into downto�vn along
Shepard Road.
c. KELLOGG MALL, to continue as a major bluff-top park, promenade and
look-out on the north side of the river. The bluff-face overlooking the river
offers extraordinary opportunities to extend the use of the park, both
physicaliy and seasonally, if it were enclosed, reconfigured, and terraced to
the river below.
d. LAMBERT LANDING, to provide for pedestrian movements and trail
connections to upstream and downstream parks, a plaza, and a servicable
landing for commercial and pleasure boats.
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2.
e. "IAND{NG PARK", a broad expanse of passive open space on the eastern
fringe of Lowertown, adjacent to tne river, to increase public access to the
landing, and to create a more gracious entry to the city on Warner Road.
f. HARRIET ISLAND, to continue to be the major urban open space of the
do�vntown riverfront, providing tne variety of active and passive recreational
uses and opportunities consistent �vith its setting and designation as a
regional park.
g. NAVY tSLAND, to continue to provide passive open space on the city's only
true island.
h. Private{y developed open space, zs may be required by land sale and
development contracts.
PUBLIC FACILITIES & UTILITIES
There are several facilities on the riverfront that serve a city-wide population. As such, they
provide services that enhance the economic, social, cultural, recreational and educational
6ase of the city. As necessary, they will be improved to accommodate pro}ected demands
upon them, and/or to extend their useful life. They include:
a.
b.
c.
�
The floodwail/levee flood-control structures;
Sidewalks, bridges and roads;
The Civic Center parking ramp;
Water, sewage and drainage systems;
District heating.
Other facilities will be encouraged as activity centers, to be developed publicly or in
conjunction with private ventures:
a. Marinas and marina services;
b. Facifities for exhibition, public entertainment, research, teaching,
museum/aquarium or other institutional. purposes;
c. Parking facilities required to serve predominant uses;
d. Commercial recreation and navigation servicing facilities;
e. Commercial uses in limited amounts, intended primarily to provide service
to the predominant public user, such as food and beverage establishments,
vending, etc.
RESIDENTIAL
One of this Plan's primary objectives is to provide for land use patterns that reintroduce
residential neighborhoods to the riverfront. Market study and planning analysis indicate
that housing is a private development initiative that offers most opportunity to achieve
development in accordance with the objectives of this Plan, and which would create
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conditions that entice other preferred development.
The types, amounts and prices of various housing units wiil a11 depend on prevailing
market and finance conditions at the time specific projects are conceived. Sites for
residential projects are recommended as follows:
a. In the SOUTHBANK INLAND AREA, in the vicinity of Harriet island Park, on
a site roughly bounded by Water Stand Plato Bivd., west of Wabasha St.
b. At the LOWER LANDING, where new development utilizing air rights over
the railroad should be encouraged and include housing in conjunction with
office, commercial, hospitality and entertainment elements. Where
appropriate, adaptive reuse of the depot concourse and other significant
structures should be considered.
c. On the north shore of the river, at the iJPPER LANDING, where a new
residential site would be established in the area west of Chestnut St. and
below the bluff, by realigning Shepard Road to remove the roadway from the
shoreline between Chestnut St. and the NSP High Bridge power plant.
d. In the vicinity of the Civic Center, on a site bounded by Fort Road/W. 7th St.,
Kellogg Blvd., Exchange St., and Walnut St., where new development wiil be
encouraged and include housing in conjunction with office, commercial,
entertainment and hospitality elements.
�
4. COMMERCIAL: RETAIL & OFFICE
To a iarge degree, development of retaii and office space will occur as a market response
to other population generators such as housing and other regional attractions. Most iiicely,
this response �vill manifest in a combination of rehabilitated existing buildings and
development of newly-constructed buildings to accommodate 'special opportunities' such
as restaurants, a single-owner headquarters compiex, convenience commercial services, or
smaller offices that prefer to be located close to, but not in, the Central Business District.
Sites for commercial (office and retaii) space are recommended as follows:
a. At the LOWER LANDING, where new development utilizing air rights over
railroad property should be encouraged, and should include commercial
space in conjunction with housing, hospitality and entertainment elements.
Where appropriate, adaptive reuse of the depot concourse should be
considered.
b. At the UPPER LANDING, between Shepard Rd., Chestnut St., Exchange St.,
and Kellogg Blvd.
c. In the vicinity of the Civic Center, on a site bounded by Fort Rd./W. 7th St.,
Kellogg Bivd., Exchange St., and Wainut St., where new development will be
encouraged and include commercial space, hospitality and entertainment
elements in conjundion with housing.
.
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• d. Aiong the river, on a site bordered by Robert St. on the west, Fillmore Ave.
on the south, and the Pier Foundrv site on the east, including the site of the
existing office building on the northtivest corner of Robert St. and Fillmore
Ave.
5. INDl1STRiAL
New industrial development or expansion of existing uses will be encouraged at higher
empioyment densities and construction concentrations than currently exist on the sites.
Prime sites for additional industrial development are:
a. At the UPPER LANDING, in the area roughly bound by the existing NSP
High Bridge plant, the river, a realigned Shepard Rd. (west of Chestnut St.)
and the existing bluff;
b. At the far-eastern end of the AMHOIST SITE, in the vicinity of the Lafayette
Sridge.
6. MIXED USE
Areas designated as MIXED USE should be developed with a mix of residential,
commercial, recreational, civic and open space uses. To the greatest extent possible and
where appropriate, these uses should be arranged in an "urban village" with a traditional
� urban street grid; compact block pattern; variety of experiences within walking distance of
one another; strong pubiic realm; medium-to-high densities but low-to-medium heights;
connection to transit; buildings that frame the street and respect the neighborhood context;
and (and uses that are truly integrated within a bu+lding, parcel or block. This is pernaps
the most flexible land use district in the Riverfront Redevelopment Project Area, with the
express purpose to mix land uses within an area rather than isolate them into separate
districts. The predominant �and use will vary by sub-area. Sites for mixed-use
development are:
a. On the south shoreline of the river, in the area bordered by Wabasha Street
on the west, Plato Boulevard on the south, Robert Street on the east and the
river on the north. On this site, the urban street grid shouid be re-
established; new open spaces and pedestrian connections should link the
neighborhood to adjacent uses and neighborhoods; visual and physica!
access to the river should be provided; and a variety of residential, office,
civic, educational, retail and entertainment uses should be deveioped.
b. On the south shore of the river, along Wabasha Street to Plato Boulevard,
including sites west of Wabasha Street on Water Street, and on the upstream
end of Navy Island.
c. On the south side of Plato Boulevard between Starkey Street and Robert
Street to the southerly limits ot the Redevelopment Project Area.
� -? 7-
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� d. In the District del Sol commercial corridor �vhich runs alon Concord Street
from Wabasha Street to Lafavette Road (Highwav 52) extends north on
Robert Street to Wood Street and extends south on Wabasha Street to
Congress Street.
7. VEHICULAR CIRCULATION
Major vehicular access to and through the Project Area will take place on existing
roadways. Major streets, to be maintained and improved as appropriate, are: Chestnut
Street, Kellogg Boulevard, )ackson Street, Sibley Street, Wabasha Street, Robert Street, and
Plato Boulevard.
Shepard Road and Warner Road (between Randolph St. and Childs Rd.) will be redesigned
and rebuilt to improve engineering characteristics and traffic safety. The City will
investigate advisable ways of realigning segments of these roads to provide additional
shoreline space along the north shore of the river.
The final decision on the alignment of Shepard Road and its intersection with Chestnut
Street may have impacts on the reasonable and appropriate redevelopment of the Upper
Landing site. When the alignment and intersection decisions have been made, the reuse of
the Upper Landing will be evaluated by the City and the HRA, in conjunction and afier
consultation with the appropriate District Council, the Riverfront Commission and the
� Planning Commission.
As properties are developed, public collector roads and private access roads will be
established. Ail streets (collectors and internal circulators alike) will be treated with
appropriate landscaping, lighting, signage, resdoverview stops wiiere advisable, and other
materials to establish a pleasant character. Costs for such improvements will be assessed as
appropriate.
8. DESIGN CONTROLS
The HRA will develop detailed Design Controls that address specific consideraYions of
exterior design on each site, and will arbitrate design discussions. The Design Controls are
not intended to dictate specific design solutions or inhibit design freedom. Rather, they will
be used to insure an integrated and mutually supportive approach in the development of
subareas, and to insure a consistentiy high level of design quality throughout the riverfront.
As a component on the St. Paul Riverfront Pre-Development Plan, the St. Paul Riverfront
Commission prepared "Urban Design Guidelines" to support the various planning
decisions and development choices which have been recommended in this Plan. The
Urban Design Guidelines will be used as the basis for the Design Controls. They are
attached as Appendix A.
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� In addition to the Urban Design Guidelines, the Saint Paul on the �'vlississippi
Development Framework and the West Side Flats Development Strategy contain urban
design principles, goals and objectives (regarding environmenta{ context, urban structure,
movements networks and public realm) that should be used in preparing specific design
contro{s for the Redevelopment Project Area.
In addition to the desien controls listed above the Riverview Commercial Corridor
Revitalization Pro�ram contains specific desien euidelines for storefronts new buildings,
and streetscape and landscape within the District del Sol
�
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G.
,
OTHER NECESSARY PROVISIONS TO MEET STATE/LOCAL REQUlREMEfVTS
i
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NON-DISCRIMtNATION
Every contract for safe, lease or redevelopment of project property will include provisions
against land speculation, require compliance with all applicable state and local taws,
prohibit discrimination or segregation by reasons of race, religion, color, sex, or national
origin in the sale, lease or occupancy of the property, and require that this latter provision
be made a covenant running with the land and be binding upon the redeveloper and every
successor in interest to the property.
The redeveloper must comply with provisions of Sec. 73.03-A of the St. Paul Human Rights
Ordinance on affirmative action employment. Agreement for compliance by the
redeveloper will be asserted in all subcontracts, subcontracts or purchase orders, where the
redeveloper will afso be defined as the "contractor" or "subcontractor" as appropriate.
2. DURA710N OF CONTROLS
The provisions of this Plan respecting land uses and associated regulations and controls
that govern redevelopment will be in effect {or a period of thirty (3Q) years from the date of
approval of this Plan by the City Council of the City of Saint Paul:
3. ADVISORY BOARD
The Saint Paul Riverfront Commission may function as an advisory board to the Council of
the City of Saint Paul and Board of Commissioners of the Housing and Redevelopment
Authority for purposes af advising the Council and Board on the implementaYion of the
Development Program and Redevelopment Plan, and the construction, maintenance and
operation -of the Project and District. The designation of the Commission as the Advisory
Board, and the delineation of ihe scope of advisory powers and duties will be made and
prescribed by future resolution of the Councii of the City of Saint Paul. Approval of this
Plan and Program by the City Council constitutes a statement of present intention to
designate the Riverfront Commission as Advisory Board.
4. EFFECT OF PLAN ADOPTION ON PREVIOUS REDEVELOPMENT PLANS AND
DISTRICTS
Adoption o{ this Plan will have the following efFects on previous redevelopment plans and
districts:
a. Upper Levee Renewal Project (R-3): rescind the R-3 project and program.
b. Riverview Renewal Project (R-26): amend land use recommendations for
those portions of Riverview Renewal Project that are located within the
Riverfront Redevelopment Project, as described in Section A of this Plan.
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Land use amendments are described in Section F of this Plan.
� c. Riverview Industrial Project, West Seventh Neighborhood Development
Project (Minn. A-1-7), Seven Corners Neighborhood Development Project
(Minn. A-1-6), Downtown Urban Renewal Project (R-20) Central Core
Neighborhood Development Project (Minn. A-1-5), Seventh Place
Redeveiopment Project: Plans for these projects wi(I remain in effect to the
extent that they are consistent with the provisions of fhis Plan. Where they
are inconsistent, provisions o{ this Plan shail control, and affected provisions
of said plans shal! be amended by relevanY provisions o{ this Plan.
5. RELOCATION PLAN
a. Policies and Regulations-A family, individual, business firm, or nor,-profit
organization required to move from property that has been directly affected
by a publiciy sponsored acquisition activity is eligible for relocation
payments to assist in obtaining and moving fo a replacement dweiling or
locaYion in accordance with the provisions and requirements. of the Federal
Uniform Relocation Assistance AcY of 1970, and of Minnesota Statutes, 1984,
Section 117.50. In the event any redevelopment project does not involve
acquisition for a federal or federally-assisted project, nor involve acquisition
within the meaning of Minnesota Statutes, 1984, Section 117.50, the City
elects to provide relocation assistance for families and tenants indirectly.
� It is the intent of the City to provide relocation assistance to each person to
be displaced in locating a suitable housing unit or place of business. The
foliowing services are provided:
- Eligible persons are informed at the earliest possible date as to the
availability of relocation payments and assistance, the eligibility
requirements, and procedures for obtaining such payments.
- The extent of need of each eligible person for relocation assistance is
determined through direct personal interview.
- Current and continuing information is provided on the availability and
prices of comparable sales and rentaf housing, and of comparable
commercial properties and locations.
- lnformation concerning Federal and State housing programs, loans
and other special programs offering assistance is supplied to eligible
displaced persons.
- Other City, property oevner, and referral services concerning housing,
financing, employment, training, heafth, weifare and other assistance
is provided in order to minimize hardships.
- Assistance is provided in completing any required applications and
forms.
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. - Services are provided to insure that the relocation process does not
result in different or separate treatment on account of race, color,
religion, national origin, sex or source of income.
b. Organization and Staffing-The relocation staff is part of the Saint Paul
Department of Pfanning and Economic Development (PED). Supervisory
personnel, relocation advisors, and technical and clerical employees are
responsible for administering the above policies for Federal programs, and
for such other programs as the Section 312 Rehabilitation Program and
acquisitions for Ramsay and Washington Cou�ties. The PED relocation staff
wili work directly with property owners in administering the locaily adopted
Relocation Guidelines.
6. PROVISION FOR PLAN MODIFICATION AND AMENDMENT
This Redevelopment Plan may be amended at any time in the manner provided by law.
The Saint Paul Planning Commission will review all amendments for conformance with the
city's Comprehensive Plan.
�
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council File # O1� �1�3
(� ^''. ; ."` � � � L.�
"-' � ` ; '.i
Presented By
'13
Referred To Committee: Date
1 WFIEREAS, the Saint Paul City Council, on August 8, 2001, adopted the Area Plan Suuunary of the West Side
2 CommunityPlanandtheRiverviewCommercialCorridorRevitalizationPro�asanelementoftheSaintPaul
3 Comprehensive Plan; and
4
WHEREAS, PED staff prepared amendments to the text and future land use map of the Redevedopment Plan and
DevelopmentProgram for the Riverfi•ontRedevelopmentProjectArea to add the Riverview Commercial Corridor
Revitalization Program area, now refened to as District dei Sol; and
10
11
12
13
14
15
16
17
18
WHEREAS, the proposed amendments were duly considered by the Planning Commission for their conformance
with the Comprehensive Plan;
WHEREAS, the Saint Pau1 City Council conducted a public hearing on the proposed amendments on October
24, 2001;
NOW, THEREFORE, BE IT RESOLVED, that the Saint Pau1 City Council hereby adopts the proposed
amendments to the Redevelopment Plan and Development Program for the Riverfront Redevelopment Project
Area for the District del Sol commercial conidor surrounding Concord Street from Wabasha Street to Highway
52-Lafayette Freeway, extending northward on Robert Street to Wood Street, and extending south on Wabasha
Resolution #
Green Sheet # �" 3 a1S►
JL�N O A
19 to Congress Street.
20
21
22
23
24
25
26
2�
28
29
30
31
32
33
35
36
37
38
39
4�
43
44
45
Requested by Planninc & Eco omic Develo ment
BY' �
Form Approved by City Attorney
BY: �'�.I✓va�. ee.,—�,
Approved by Mayor
Adoption Certified by Council Seczetary
Ey. c ____���' BY � '
Approved by Mayor: Date - `����Z�Se��
BY'
�� �
,/
L�iI.I.I • /f._ � ul
Adopted 6y Council: Date �,� .'J }-cQ i
�
- -� f-
DEPA.RTMENT/OFFICE/COUNCIL: DATE INTTIATED GREEN SHEET No.:111326 O,�
PED: Downtown Team October 5, 2001 � �( y 1
� CONTACT PERSON & PHONE: A1� iMTTALNA7'E
Martha Faust 266-6572 � 2 DEPARTMENT DIR. 5 CTI'Y COUNCII.
- AGENDA BY (DATE� �IGN ' 3 CITY ATTORNEY � o- S-a 1 _ CITY CLERK
��Mggg _FINANCIAL SER IR. _ FINANCIAL SERV/ACCTG (T. Meyer)
OCtOUCS � OOl FOR 4 MAYOR (OR ASST.) CNII, SERVICE COMPvIISSION
gplp�•�G � DownWwn Team (ScLreier)
ORDER
� TOTAL # OF SIGNA'PURE PAGES 1(CLIP ALL I,OCATIONS FOR SIGNATURE)
' ACTfON REQUESTED:
� RECOMMENDATTONS: Approve (A) or Reject (R) PERSONAI. SERVICE CON112ACTS M[JST ANS gLL�� � D
QUESTiONS:
. A PLANNING CONID�IISSION 1. Has ihis person/fvm ever worked under a contract for 's epaztmen ?
CIB COMI�IITTEE Yes No (+Y (1 q
CIVIL SERViCE COMbIISS]ON 2. Has this person/firm everbeen a ciry emp7oyee? 0 ts 1�y 9 ��O!
Yes No
3. Does this person/firm possess a skill not normally poysasie�'by/au1Pc r7�"'�ffe ����e7�
� Yes No ti,il B� 1'i f 8
Explain all yes ansrvers on separate sheet and attach to green sheet
, INI'i7ATING PROBLEM, ISSUE, OPPOR'CIJNITY (Whq W6at, When, Where, Why).
The Redevelopment Plan and Development Program for the Riverfront Redevelopment Project Area is being
amended to include District del Sol, pursuant to the Council's adoption of a Comprehensive Plan element for the
West Side and District del Sol (On August 8, 2001, the Ciry Council adopted the Area Plan Suminary for the West
Side Community Plan and the Riverview Commercaal Corridor Revitalization Program).
f`
' � _ s�T
t°
mY=Yi 6a=� "
� ADVANTAGESIFAPPROVED py � �
, A redevelopment plan is in place to guide redevelopment activities in the District del Sol. R= '��' ��
� � °�� '�; ��
��
s.
�. _
- DISADVANTAGESIFAPPROVED:
, None
DISADVANTAGES IF NOT APPROVED:
No redevelopment plan reference will exist for this commercial corridor identified for redevelopment and
revitalization.
TOTAL AMOUN`T OB `TRANSACTION: COST/REVENUE BQDGETED:
FIJNDING SOURCE: AC1`IVI1'Y NUMBER:
Budget code:
FINANCIAL INFORMATION: (EXPLATN)
k.�shazed\ped�fausflgmsht.frm
r
PLANNING COMMISSION
CTTY OF SAINT PAUL
NormColeman, Mayor
DATE:
TO:
FROM:
October 5, 2001
Mayor Norm Coleman
Gladys Morton, Chair
25 West Fourth Street
SairaPaul, MN55102
Lany Soderholm, Planning AdministratorK
01•1143
Telephone: 651-266-6565
Facsimrle: 65I-228-3314
SUBJECT: Amendments to the Redevelopment Plan and Development Program for the
Riverfront Redevelopment Project Area (District del Sol)
: �_ .S : 1 1 T17
The Redevelopment Plan and Development Program for the Riverfi�ont Redevelopment Project
Area was adopted in 1987. The Riverfront Redevelopment Project Area is located along the
central riverfront between the High Bridge and the Lafayette Bridge, and contains sites on both
the north and south sides of the Mississippi River.
On August 8, 2001, the Saint Paul City Council adopted an Area Plan Summary for the
West Side Community Plan and the Riverview Commercial Corridor Revitalization Plan as part
of the Saint Paul Comprehensive Plan. The Riverview Commercial Corridor is now referred to
as the "District del Sol". A key recommendation in the Area Plan Suimnary is to pursue housing,
commercial and office redevelopment within the District del Sol, focusing on the
Concord/State/George, Concord/Robert and Concord/Wabasha nodes. There are a number of
potential and current redevelopment projects focused around the Concord-State-George node that
may ultimately require the use of tax increment financing. Following the Council's action on
August 8`", the West Side neighborhood has requested that the City amend the Redevelopment
Plan and Development Program for the Riverfront Redevelopment Project Area to include the
Aistrict del Sol project area, the boundaries of which area defined by the Riverview Corridor
Plan.
RECOMMENDATION
The Saint Paul Planning Commission l�as deterxnined that the attached amendments to the
Redevelopment Plan and Development Program for the Riverfront Redevelopment Project Area
regarding the District del Sol project area are in conformance with the City's Comprehensive
Plan. Please transmit this resolution to the City Council and Housing & Redevelopment
Authority and recommend adoption of the amended Redevelopment Plan and Development
Program for the Riverfront Redevelopment Project Area.
o � -1�y3
Mayor Norm Coleman
October 5, 2001
Page Two
If you have questions, please call Martha Faust, PED Planner, at 266-6572.
cc: Brian Sweeney, PED
Sean Kershaw, PED
Martha Faust, PED
Nancy Anderson, Council Research
��.��v3
Interdepartmental Memorandum
C1TY OF SAINC PAUL
DATE: October 5, 2001
TO: Council Presidern Dan Bostrom and Members of the City CouncH
FROM: Mayor Norm Coleman
SUBJECI': Amendments to the Redevelopment Plan and Development Progi<un for the Riverfront
Redevelopment Project Area (Dishict del Sol)
I am hansmitting Plun7uig Commission Resolution #O1-87 related to proposed amendments to the
Redevelopment Plan and Development Program for the Riverfiront Redevelopment Project Area to reflect
the inclusion of the Dishict del Sol. The Commission has reviewed the amendments, and k�as
detemuned that they are in confomiance with the City's Comprehensive Plan.
I am forwarding the proposed amendments to you with my recommendation for adoption.
Attachments
city of saint paul
planning commission resofution
file number o1-$7
date October 5, 2001
tl 1•11y,7
WHEREAS, the Saint Paul Planning Commission, on 7uly 13, 2001, recommended adoption of
an Area Plan Summary of the West Side Community Plan and the Riverview Commercial
Corridor Revitalization Program which was, on August 8, 2001 (Resolution #O1-810) adopted
by the Saint Paui City Council as an element of the Saint Paul Comprehensive Plan; and
WHEREAS, the Riverview Commercial Conidor is now referred to as the "District del Sol", and
a key recommendation in the Area Plan Summary is to pursue housing, commerciai and office
redevelopnnent within the District del Sol, focusing on the Concord/State/George, •
ConcordlRobert and Concord/Wabasha nodes; and
WHEREAS, staff prepared amendments to the text and three maps of the Redevelopment Plan
and I3evelopment Program for the Riverfront Redevelopment Project Aren to add the Rivervie�v
Commercial Corridor, or District del Sol; and
WHEREAS, the proposed amendments were duly considered by the Planning Commission for
their coniormance with the Comprehensive Plan;
NOW, THEREFORE, BE IT RESOLVED, that the Saint Paul Planning Commission finds the
proposed amendments (attached) in conformance with the Saint Paul Comprehensive Plan; and
BE TT FINALLY RESOLVED, that the Planning Commission recommends that the Saint Paul
City Council/Housing and Redevelopment Authority adopt the proposed amendments to the
Redevelopr�ent Plan and Development Program for the Riverfront Redevelopment Project Area.
moved by Kramer
seconded by
in favor Unanimous_
- - " against.
o �- ��4��
PROPOSED AMENDMENTS TO THE
REDEVELOPMENT PLAN AND DEVELOPMENT PROGRAM
FOR THE
RIVERFRONT REDEVELOPMENT PROJECT AREA
r�y;7e77�111►�7
The Redevelopment Plan and Development Program for the Riverfront Redevelopment Proj ect Area
(hereinafter refened to as the "Redevelopment Plan") was adopted in November, 1987. The
Riverfront Redevelopment Project Area is located along the central riverfront between the High
Bridge and the Lafayette Bridge, and contains sites on both the north and south sides of the
MississippiRiver. ThekeycomponentsoftheRedevelopmentPlanincludealegaldescriptionofthe
Project Area, a set of development objectives and a general land use plan.
PROPOSED AMENDMENTS
Amendments to the Redevelopment Plan to include the commercial conidor along Concord Street
known as the "District del Sol", as reflected in the Riverview Commercial Corridor Revitalization
Program are recommended in three sections: A. Description of the Development District and
Redevelopment ProjectArea, C. Previous and Current Efforts, and F. General Land Use Plan (text
and map).
Section A. Description of the Development District and Redevelopment Project Area
1. Add legal description for the District del Sol (page 9):
Commencine at the centerline of the intersection of State Street and east George
Street; thence west alone the centerline of east George Street to the intersection with a
southeasterlv extension ofthe southwesterly boundarv ofHornsbv's Rearraneement ofLots
1. 2, 3, 4 and 5, Block 89 of West Saint Paul Proner; thence northwest on a line parallel with
Concord Street for approximatelv 293 feet: thence north for a�roximatelv 131 feet to the
centerline ofEast Robie Street; thence west to the most westerly line Lot 6, Biock 72: thence
north for approxunately 5� feet; thence west far a�roximately 3 5 feet thence northwesterly
alon ag line parallel with Concord Street to the intersection with the centerline of Robert
Street, thence north alone the centerline of Robert Street to the intersection with the
centerline of Concord Street; thence northwesterlYalon�the centerline of Concord Street to
the intersection with a northerly extension of the most easterl�lines of Lot 13. Block 65;
thenc south to a point a�proximatelv 120 feet south of the most southwesterly line of
Concord Street; thence west for appro�mately 50 feet; thence north for a�nroximatelv 30
feet; thence west for approximatel� 100 feet; thence north to the intersec6on with the
centerline of east Congress Street; thence west alon� the centerline of East Congress Street
to the most westeriv line of Lot 19. Block 55: thence north to the centerline of Isabel Street;
thence northeasterlv on a tangential curve following the westernmost �ro_periy line of Lots
1,2,3,4,5. Block 33: thence north to the southernmost boundarv of Lot 7. Block 3 of
Auditor's Subdivision: thence west 88 feet to the southwest corner of Lot 7. Block 3: thence
north on a taneential curve along the westernmost boundaries of Lots 1.2,3,4,5.6,7, Block
ai-�J �+3
3 and Lot 21. Block 2; thence east aproro�mately 20.65 feet: thence northwesteriy on a
taneential curve on the westernmost boundary ofLots 1 throueh 20 of Block 2• thence north
along the western boundarv of Lot 1, Block 2 75 feet; thence west along the southem
boundary of Lots 1,2,3,4, Block 7: thence west 15 feet to the Lot split of Lot 8 Block 7�
thence north annroximateiv 94.61 feet_ thence northeast 58 deerees 24 minutes (or footaeel
to the centerline of Wabasha Street; thence south/southeasterly along the Centerline of
Wabasha Street to the northernmost to the intersection of the centerlines of Wabasha Street
and Colorado Street; thence southeast approxiamately 300 feet along Wabasha Street to the
intersection of the centerline of Wabasha Street and Concord Street; thence east
approximatelv 302.49 feet; thence south approxunately 50 feet: thence east
anproxixnatelv 150 feet• thence north approximatelv 50 feet thence east approximatelv
60 feet; thence south alone the vacated centerline of Livineston Street 425 feet• thence east
approximatelv 240 feet: thence north approximately 230 feet: thence west to the southwest
corner of Lot 6, Block 36; thence north approximately 50 feet; thence east
approximately 190.06 feetto the centerline ofRobert Street thence north alone the centerline
of Robert Street 250.07 feet: thence west approximatelv 190 feet; thence north
approximatelv 339.67 feet to the centerline of Wood Street; thence east to the
intersection of the centerlines of Wood Street and Robert Street: thence north alone the
centerline of Robert Street 60 feet: thence east alongthe tangentialline of the northern oazcel
line of Lots 1 and 2 ofBlock 17 to the centerline ofthe vacated Clinton Avenue• thence south
50 feet alon� the centerline• thence west�roximatelv 90 feet• thence south a�pro�mately
210 feet to the centerline of Colorado Street: thence west 62 feet; thence south
approximatelv 130 feet thence west a�proximately 20 feet• thence south a�uroximateiv 170
feet; thence east to the centerline of Clinton Street; thence south ap�roximateiv 160 feet
thence west a�proximatelv 196.48 feet; thence south to the centerline of East Con�ress
Street: thence eastto the intersection with the centerline ofthe a11ev in Plat .01364 West Saint
Paul Blocks 1 through 99, Block 66; thence south along the centerline of said alley to the
northern boundary ofPlat.01364 West Saint Pau1 Blocks 1 through 99. Block 71: thence east
to a point approximatelv 91.7 feet from the eastern boundary of Plat A1364 West Saint Paul
Block 1 throuQh 99, Block 71; thence south to the intersection with ttie centerline of Concord
Street: thence southeast alone the centerline ofConcord SYreet approximatel�5 feet: thence
east/northeasterlv on a taneential curve to the centerline of the Clinton-Robie Connection;
thence southeasterlv alone said centerline to the intersection of the centerline of Ada Street;
thence southwest along said centerline 160 feet to the centerline of the allev in Plat .01169
Bell's Addition to West Saint Paul. Block 16: thence southeast alone said centerline to the
intersection with the centerline of Bancroft; thence continue the line of said a1l�ara11e1 to
Concord Street to the centerline of Brown Street: thence south on the centerline of Brown
Street to the intersecfion with the centerline ofthe vacated Prescott Street; thence northwest
alon� said centerline to the intersec6on with the centerline of Bancroft Street: thence
northeast along the centerline 173 feet: thence west alon¢ the southern boundazies of Lots 1
through 7, Block 2; thence northeast approximately 75.11 feet: thence west approximately
94.78 feet; thence southwest aroproximatelv 2337 feet; thence west ap�roximate1�150.25
feet; thence south apuroximatelv 84.81 feet: thence west to the centerline of State Street:
thence northeast a�roximatelv 295 feet: thence west apuroximate1�106 feet to the western
boundary ofLot 3, Block 93: thence north to the centerline ofEast Gear¢e Street. thence east
0 �-��5�3
to the intersection with the centerline of State Street, the noint of beeinning
Section C. Previous and Current Efforts
2. Add the following text to page 16:
In 1999, the Riverview CommerciaZCorridorRevitalization Prom was created by
nei¢hborhood representafives. inpartnership withthe Citv to guide redevelo�ment in
the Concord Street commercial corridor on the Citv's West Side. now referred to as
the "District del Sol". This plan outlines a vision for revitalizing the District del Sol
commercial corridor through mixed use redevelopment, with design euidelines to
guide such redevelopment and a streetscaue ei�l�ancements program to enhance
safetv. connections and the overall character of the District del Sol. In 2001. the Citv
Council adonted the Riverview Commercial Corridor Revitalization Program as an
element of the Comurehensive Plan The District del Sol encompasses Concord
Street from the Wabasha caves to Lafavette Road (Hiehwav 521, extends north on
Robert Street to Wood Street, and extends south on Wabasha Street to Coneress
Street.
Section F. General Land Use Plan (page 24)
3. Add the District del Sol to the list of future areas far mixed use redevelopment, and
change three maps to add the District del Sol :
a. Add under 6. MIXED USE District del Sol (page 28):
In the District del Sol commercial corridor. which runs alone Concord Street
from Wabasha Street to Lafavette Road (Hiehwav 521, extends north on Robert
Street to Wood Street, and extends south on Wabasha Street to Congress Street
b. Change the title ofMap A from "Map A" to "Redevelopment Plan Boundary",
and redraw the map to add the District del Sol.
c. Redraw the "Riverfront Sub-Areas" map to add the District del Sol.
d. Redraw the "Redevelopment Plan Future Land Uses" map to add the District
dei Sol.
e. On the "Redevelopment Plan Future Land Uses" map, show the map
designation for the District del Soi as MIXED USE.
4. Add under 8. DESIGN CONTROLS (page 29):
In addition to the design controls listed above, the Riverview Commercial Corridor
Revitalization ProQram contains s�ecific desien ¢uidelines for storefronts, new
buildines, and streetscape and landscape within the District del Sol.
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61-i\�}7
REDEVELOPMENT PLAN
and
DEVELOPMENT PROGRAM
RIVERFRONT REDEVELOPMENT PROJECT AREA
of the
HOUSING & REDEVELOPMEi�fT AUTHORITY (HRA) Of THE
CITY OF SAINT PAUL, MINNESOTA
MINIVESOTA STATUTES SECTION 469.001 - Subd. 14)
And
DEVELOPMENT DISTRICT
(DEVELOPMENT DISTRICT #4)
of the
CITY OF SAINT PAUL, MINNESOTA
(MINNESOTA STATUTES SECTION 469.124 -469.134)
Approved by the HRA: November 4, 1987
Approved by the City of Saint Paul: November 10, 1987
Amended by the City of Saint Paul: August 23, 2000
-1-
ol-lly3
..�.� ;,
SECOND AMENDMENT TO REDEVELOPMENT PLAN AND DEVELOPMENT PROGRAM
FOR THE RIVERFRONT REDEVELOPMENT PROJECT AREA
ADOPTED BY HRA
RESOLUTION
CITY COUNCIL ADOPTION
CHANGES
PART A, PART C, PART F(6)(d) and F(8):
ADDING DISTRICT DEL SOL PROJECT AREA
-2-
o�-�lY3
TABLE OF CONTENTS
A. DESCRIPTION OF DEVELOPMENT DISTRICT AND
REDEVELOPMENT PR�JECT AREA
B. BACKGROUND
C. PREVIOUS AND CURRENT EFFORTS
D. DEVELOPMENT OBJECTIVES
E REDEVELOPMENT TECHNIQUES
F. GENERAL LAND USE PLAN
G. OTHER NECESSARY PROVISIONS TO MEET
STATE AND LOCAL REQUIREMENTS
-3-
oi -i� Y3
The Housing and Redevelopment Authority of the City of Saint Paul, Minnesota. (HRA)
proposes to establish a RIVERFRONT REDEVELOPMENT PROJECT AREA, as provided for
in Minnesota Statutes, Chapter 469, and a REDEVELOPMENT DISTRICT as provided for in
Minnesota Statutes, Section 469.001, Subd. 14. Additionally, the City of Saint Paul
proposes to form a DEVEIOPMENT DISTRICT, as provided for in Minnesota Statutes,
Sections 469.124-469.134. The project and district would be co-existent with each other.
References to the Redevelopment Project, Project Area and Plan shall be understood to
include by this incorporation a reference to the Development District, Distrid Area and
Development Program.
In addition, the City and the HRA proposed to adopt a TAX INCREMENT FINANCING
PLAN, as provided for in Minnesota Statutes, Chapter 469.174, Subd. 10, to finance
project and district activities in accordance with the following Plan and Program.
-4-
o�- /�K3
A. DESCRIPTION OF THE DEVELOPMENT DISTRICT AND REDEVELOPMENT
PROJECT AREA
The boundaries of the Riverfront Development Distrid and Redevelopment Projed Area
are mapped on Map A, attached, and described as follows:
All of Block 1, J.T. McMillan Company's Plat, St. Paul, Minn., except that part which lies
southerly of a line described as follows:
Beginning at an iron monument in the north line of Sedion 12, Township 28, Range 23,
Ramsey County, Minnesota, which monument is 514.63 feet east of the northwest corner
of Government Lot 1 in said Section 12; thence (assuming the north line of said Section 12
as a due East and West line) South 60 degrees 29 minutes West, 141.60 feet to a point;
thence South 71 degrees, 46 Yz minutes West 250.82 feet to a point; thence South 65
degrees, 18 minutes West, 166.96 feet to a point in the West line of said Government Lot
1;
also Block 3, Northern States Power Company's Plat, St. Paul, Minnesota;
also Lots 1, 2 and 3 in Block 15, E. H. Hawke's Subdivision to Winsfow's Addition to the
Town of St. Paul;
also that certain tract or parcel of land lying and being in Section 12, Township 28 North,
or Range 23 West, and within the following boundary lines, to-wit:
Starting at the Northeast corner of the northwest quarter of the northeast quarter of
said Section 12, according to the United States Government survey of said Section,
thence South along the East line of said Northwest quarter of the Northeast quarter
(which is afso the Easterly line of Lot 16, Partition Plat and of McMillan's Addition,
according to the respective plats thereof on file and of record in the office of the
Registrar of Deeds of Ramsey County, MN, and the true bearing of which line is
South 0 degrees 6 minutes East from the said point of beginning) and along the
extension of said line 1,931.1 feet; thence South 62 degrees 23 minutes West,
144.28 feet; thence South 49 degrees 30 minutes West, 500 feet; thence South 77
degrees 22 minutes West 33.54 feet to the intersection of said last described line
with the Westerly line of Lot 15, Partition Plat, extended Southerly, thence North
along the said Westerly line of Lot 15, Partition Plat, extended Southerly (the true
bearing of which line is North 0 degrees 6 minutes West) and along the said line
2,191.2 feet to the right-of-way of the Chicago, St. Paul, Minneapolis and Omaha
Railway; thence North 44 degrees, 1 minute East along the fine of said right-of-way
193.6 feet to the North line of said Section 12; thence East along the North line of
said Section 12 to the place of beginning, excepting therefrom the following
described tract:
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Commencing at a point of beginning on the Westerly line of Lot 15, Partition
Plat, 1,476 feet more or less North from the granite monument located at the
intersection of said line and the North {ine of the Levee Road (the said point
of beginning being the point where said Westerly line of Lot 15, Partition
Plat, crosses the Easterfy boundary of the right-of-way for stockyard tract
conveyed by M. J. O'Connor and Martin Delaney to St. Paul and Sioux Ciry
Raiiroad Company by deed recorded in 94 of Deeds, page 141); thence
Northeasterly along said Easterly boundary of said right-of-way, 466 feet
more or less to the North line of said Lot 15, Partition Plat; thence West
along said North line of Lot 15, Partition Plat, 35 feet more or less to the
right-of-way of the C. St. P. M.& 0. Ry. Co., thence Southwesterly along said
right-of-way 193.6 feet more or less to the West line of said Lot 15, Partition
Plat; thence South along said West line of Lot 15, Partition Plat, 285 feet
more or less, to the place of beginning,
which lies t�lortherly of a line drawn paralle{ with the North line of said Northwest Quarter
of the Northeast Quarter, and 218 feet Southerly thereof (the above described being a part
of Lots 15 and 16, Partition Plat);
also Lots 6(except Railroad), 7 and 8, Block 14, and Lots 4, 5, 6, 7 and 8, Block 15, South
of Railroad in E. H. Hawke's Subdivision to Winslow's Addition to the Town of St. Paul,
Minnesota Territory, together with so much of Von Minden Street, vacated, as accrued to
said premises by reason of the vacation thereof, and together with so much of St. Clair
Street, vacated, as accrued to said premises by reason of the vacation thereof;
also beginning at the most Northeasterly corner of J. T. McMillan Company's Plat, and the
Southeasterly line of the joint railroad right-of-way of the Chicago, Milwaukee and St. Paul
and Chicago, St. Paul, Minneapolis and Omaha Railroad; thence Southwesteriy along the
Southeasteriy line of said raiiroad right-of-way to the South line of Block 15 of E. H.
Hawke's Subdivision to Winslow's Addition; thence West along the South line of Block 75
to the Southwest corner of Block 15; thence North along the West line of said Block 15
and its Northerly extension to the intersection of the Northwesterly line of the joint railroad
right-of-way of the Chicago, Milwaukee and St. Paul/Chicago, St. Paul, Minneapolis and
Omaha railroad; thence in a Northeasterly direction along said Northwesterly line of said
railroad right-of-way to the intersection with the Northeast line of Walnut Street and
Southeasterly line of Hill Street; thence Northeast along the Southeast line of Hill Street to
the Southwesterly line of Chestnut Street; thence Northwesterly along the Southwesterly
line of Chestnut Street to the Southeasterly line of Exchange Street; thence Southwest along
the Southeasterly line of Exchange Street to the Southwesterly line of Walnut Street; thence
Northwesterly along the Southwesterly line of Walnut Street to the Northwesterly line of
West Seventh Street; thence Northeasterly along the Northwesterly line of West Seventh
Street to the intersection of the Northeasterly line of Kellogg Blvd. and Southeasterly line of
Main Street; thence on a Southeasterly and Easterly line along Kellogg Blvd. to the
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Southeasterly line of St. Peter Street; thence Northwesterly along the Southwesterly line of
St. Peter Street to the Southerly line of Fifth Street; thence Northeasterly to the intersection
of-the Northwesterly line of Fifth Street and Northeasterly {ine of St. Peter Street; thence
Northeasterly along the Northwesterly line of Fifth Street to the Southwesterly line of Cedar
Street as widened; thence Southeasterly along the Southwesterly line of widened Cedar
Street to the Northwesterly line of Fourth Street; thence Northeasterly along the
Northwesterly line of Fourth Street to the Northeasterly line of Minnesota Street; thence
Northwesterly along the Northeasteriy line of Minnesota Street to the Northwesterly iine of
Sixth Street as widened; thence Northeasterly along the Northwesterly line of Sixth Street
to the Northeasterly line of Robert Street; thence Southeasterly along the Northeasterly line
of Robert Street to the Northwesterly line of Fifth Street as widened; thence Northeasterly
along the Northwesterly line of Fifth Street to the Southwesterly line of Broadway Street;
thence Northwesterly along the Southwesterly line of Broadway Street to the intersection of
the Southwesterly extension of the Northwesterly line of Fifth Street; thence Northeasterly
along Fifth Street and its extension to the Northeaster4y right-of-way line of Highway 56
(Lafayette Road); thence Southeasterly along Highway 56 (Lafayette Road) right-of-way to
the Northeasterly line of Kellogg Blvd. as widened; thence Northeasterly along the
Northwesterly line of widened Kellogg Blvd. to the Northeasterly line of vacated Brook
Street; thence Southeasterly along the Northeasterly line of vacated Brook Street to the East
line of the Southwest Quarter of Section 32, Township 29, Range 22; thence South along
the East line of said Southwest Quarter to the Harbor Line on the Northerly line of the
Mississippi River; thence Southwesterly along the Northerly Harbor Line to the
Northeasterly right-of-way line of Highway 56 (Lafayette Road); thence Southeasterly along
Highway 56 (Lafayette Road) right-of-way to the Harbor Line of the Southerly side of the
Mississippi River; thence Northeasterly along the Southerly Harbor Line to the
Northeasterly corner of Block 17 of Brooklynd; thence Southeasterly along the
Northeasterly line of Block 17 and its extension, to the Southeasterly line of Alabama
Street; thence Southwesterly along the Southeasterly line of Alabama Street and its
extension, to the centerline of State Street; thence Southerly along the centerline of State
Street to the Northeasterly extension of the Southeasterly line of Fillmore Street; thence
Southwesterly along the extension and Southeasterly line of Fillmore Street to the
Northeasterly line of Robert Street; thence Southeasterly along the Northeasterly line of
Robert Street to the intersection of the Northeasterly extension of the Southeasterly line of
Lot 7, Auditor's Subdivision No. 39; thence Southwesterly along the Extension and
Southeasterly line of Lot 7, Auditor's Subdivision No. 39 to the Northeasterly line of Lot
12, Auditor's Subdivision No. 39; thence Southeasterly along the Northeasterly line of said
Lot 12, to the Southwesterfy line of an easement for South Robert Street; thence Southerly
along the Southwesterly line of said easement to a line 40 feet Northeasterly of and parallel
with the Northerly line of Tract B of Registered Land Survey No. 366; thence
NorthwesYerly along said 40 foot line for 975 feet more or less to a point; thence left at
right angles to the Southwesterly line of the railroad Right-of-Way; thence Northwesterly
along the Southwesterly railroad right-of-way to the center of vacated Plato Ave.; thence
Southwesterly along said centerline to the Southwesterly line of Starkey Street; thence
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Northwesterly along the Southwesterly line of Starkey Street to the Southerly line of new
Plato Blvd.; thence westerly along the Southerly line of Plato Blvd. to the Northeasterly
line of South Wabasha Street; thence Southeasterly along the Northeasterly line of South
Wabasha Street to the Northerly extension of the East line of Hall Avenue; thence South
along the East line of Hafi Avenue to the Northerly line of Prospect Blvd.; thence Westerly
along the Northerly line of Prospect Bivd. to the East line of vacated Bellows Street; thence
South along the East line of vacated Bellows Street to the foot of the Bluff; thence
Southwesterly along the Foot of the Biuff to the centerline of Belfows Street; thence South
along the centerline of Bellows Street to the North line of Delos Street, which is also the
North line of Section 7, Township 28, Range 22; thence West along the North line of
Section 7, Township 28, Range 22, to the Northeast corner of Lot 15, Slock 198 of lrvine`s
Addition; thence South along the East line of Lot 15 for 80 feet to a point; thence West,
parallel with the North line of Lots 15 through 11, said Block 198, to the West line of Lot
11; thence North along the West line of Lot 11 to the Northwest corner of Lot 11; thence
West along the Westerly extension of the North line of Lot 11 to the centerline of Ohio
Street; thence in a Southwesterly direction along the centerline of Ohio Street to the
Southeaster{y extension of the Southerly line of Cherokee Avenue; thence Northwester{y
and Southwesterly along the Southerly line of Cherokee Avenue to the Southwesterly right-
of-way line of Smith Avenue; thence Northwesterly along the Southwesterly right-of-way
line of Smith Avenue and its extension across the Mississippi River to the intersection with
the West line of the Northwest Quarter of Section 7, Township 28, Range 22, which is the
Southerly extension of the West line of Wilkin Street; thence North along the West line of
Wilkin Street and its extension, to the Northwest line of Spring Street; thence Northeasterly
along the Northwest line of Spring Street to the North line of the Southwest quarter of the
Southwest quarter of Section 6, Township 28, Range 22; thence West along said quarter
quarter line to the Southeasterly line of Hill Street; thence Southwesterly to the
Northwesterly corner of Block 1, Northern States Power Company's Plat; thence South
along the West line of Block 1 of Northern States Power Company's Plat to the
Southeasterly line of Hill Street; thence Southwesterly along the Southeasteriy line of Hill
Street to the Southeasterly extension of the Southwest line of Lot 8, Block 1 of
Rearrangement of Oppenheim's Addition; thence Northwest to the Northwesterly corner of
said Lot 8, Block 1, which is also the Southwesterly line of the joint railroad right-of-way
track of the Chicago, Milwaukee and St. Paul/ Chicago, St. Paul, Minneapolis and Omaha
Railroad; thence Southwesterly along said right-of-way line to the Northeasterly line of
Smith Avenue; thence Southeasterly along said Northeast line of Smith Avenue to the
Southeasterly line of Hill Street; thence Southwest along the Southwest line of Hill Street to
the East line of vacated McMillan Street; thence South and Southwest along the east line of
vacated McMillan Street to the East line of J. T. McMillan Company's Plat; thence North on
said East line to the North line of Section 12, Township 28, Range 23, to the point of
beginning.
and
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Commencine at the centerline of the intersection of State Street and east George Street:
thence west along the centerline of east George Street to the intersection with a
southeasterly extension of the southwesterly boundary of Hornsby's Rearrangement of Lots
1, 2, 3. 4 and 5, Block 89 of West Saint Pau) Proper; thence northwest on a line �aralle)
with Concord Street for approximately 293 feet: thence north for approximately 131 feet to
the centerline of East Robie Street: thence west to the most westerlv line Lot 6. Block 72:
thence north for ap�roximate1�50 feet; thence west for ap�roximately 35 feet; thence
northwesterl�alon�a line parallel with Concord Street to the intersection with the
centerline of Robert Street, thence north alone the centerline of Robert Street to the
intersedion with the centerline of Concord Street: thence northwesterly along the
centerline of Concord Street to the intersection with a northerlv extension of the most
easterlv lines of Lot 13. Block 65; thenc south to a point approximately 120 feet south of
the most southwesterlv line of Concord Street; thence west for approximately 50 feet:
thence north for approximately 30 feet: thence west for approximatelv 100 feet: thence
north to the intersection with the centerline of east Con�ress Street; thence west alon�the
centerline of East Congress Street to the most westeriv line of Lot 19, Block 55; thence
north to the centerline of Isabel Street: thence northeasterly on a tangential curve following
the westernmost property line of Lots 1.2.3.4.5. Block 33: thence north to the
southernmost boundary of Lot 7, Block 3 of Auditor's Subdivision; thence west 88 feet to
the southwest corner of Lot 7. Block 3; thence north on a tan�ential curve alon� the
westernmost boundaries of Lots 1.2,3,4.5.6,7. Block 3 and Lot 21, Block 2; thence east
approximately 20.65 feet: thence northwesterly on a tan�ential curve on the westernmost
boundary of Lots 1 through 20 of Block 2; thence north alon� the western boundary of Lot
1. Block 2 75 feet: Yhence wesY alon� the southern boundarv of Lots 1.2,3.4, Block 7:
thence west 15 feet to the Lot split of Lot 8, Block 7; thence north approximatelv 94.67
feet• thence northeast 58 degrees 24 minutes lor footage) to the centerline of Wabasha
Street; thence south/southeasterly along the Centerline of Wabasha Street to the
northernmost to the intersection of the centerlines of Wabasha Street and Colorado Street:
thence southeast ap�roxiamately 300 feet along Wabasha Street to the intersection of the
centerline of Wabasha Street and Concord Street: thence east approximately 302.49 feet:
thence south approximately 50 feet: thence east approximatelv 150 feet: thence north
approximatelv 50 feet; thence east approximately 60 feet; thence south along the vacated
centerline of Livin�ston Street 425 feet; thence east approximatelv 240 feet; thence north
approximatelv 230 feet; thence west to the southwest corner of Lot 6. Block 36; thence
north ap�roximately 50 feet: thence east approximately 190.06 feet to the centerline of
Robert Street: thence north along the centerline of Robert Street 250.07 feet: thence we5t
ap�roximate1�190 feet; thence north approximately 339.67 feet to the centerline of Wood
Street: thence east to the intersedion of the centerlines of Wood Street and Robert Street;
thence north along the centerline of Robert Street 60 feet: thence east alon�the tan eg ntial
line of the northern parcel line of Lots 1 and 2 of Bfock 17 to the centerline of the vacated
Clinton Avenue; thence south 50 feet alone the centerline; thence west approximately 90
feet: thence south approximately 210 feet to the center{ine of Colorado Street; thence west
62 feet: thence south approximately 130 feet: thence west approximatelv 20 feet: thence
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south approximately 170 feet: thence east to the centerline of Ciinton Street: thence south
a�proximatelv 160 feet: thence west approximately 196.48 feet: thence south to the
centerline of East Con�ress Street: thence east to the intersection with the centerline of the
alley in Plat .01364 West Saint Paul Blocks 1 through 99, Block 66: thence south alon�the
centerline of said alley to the northern boundarv of Plat .01364 West Saint Paul Blocks 1
through 99. Block 71: thence east to a point a�proximately 91.7 feet from the eastern
boundary of Plat .01364 West Saint Paul Block 1 through 99. B(ock 71: thence south to the
intersection with the centerline of Concord Street: thence southeast along the centerline of
Concord Street a�proximately 25 feet: thence east/northeasterly on a tangential curve to
the centerline of the Clinton-Robie Connection; thence southeasterly along said centerline
to the intersection of the centerline of Ada Street: thence southwest along said centerline
160 feet to the centerline of the alley in Plat .01169 Bell's Addition to West Saint Paul.
Block 16; thence southeast alon� said center4ine to the intersection with the centerline of
Bancroft: thence continue the line of said alleyparallel to Concord Street to the centerline
of Brown Street; thence south on the centerline of Brown Street to the intersection with the
centerline of the vacated Prescott Street; thence northwest alona said centerline to the
intersedion with the centerline of Bancroft Street; thence northeast alon� the centerline
173 feet: thence west alon� the southern boundaries of Lots 1 throu�h 7, Block 2: thence
northeast approximately 75.11 feet: thence west approximatelv 94.78 feet: thence
southwest approximately 23.37 feet; thence west approximatelv 150.25 feet; thence south
aoqroximately 84.81 feet; thence west to the centerline of State Street; thence northeast
approximately 295 feet: thence west approximately 106 feet to the western boundary of
Lot 3, Block 93; thence north to the centerline of East Georee Street, thence east to the
intersection with the centerline of State Street, the point of be�inning_
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B. BACKGROUND
The Riverfront Redevelopment Project Area is located in and near downtown St. Paul, on
the north and south shores of the Mississippi River. The Mississippi River is the city's
birthplace, and dominant natural feature. Throughout the history of Saint Paui, the river has
determined the extent and nature of the city's growth, development and
geographideconomidsocial climate.
For the past several decades, the prominence of the riverfront as an economic and sociai
center has declined. The city has grown 'up and away' from the riverfront as the
importance of the port fundion has changed with technological advances in transportation
and industrial processes, and as the focus of the regional economy has changed from
manufacturing to services.
The present conditions of use and development refiect the deterioration that one would
expect as the city looked elsewhere for development opportunities. The entire downtown
river corridor is characterized by large areas of neglected vacant and underutilized land,
transportation networks and facilities that are functionally obsolete, and inefficient labor-
extensive activities that waste the potential of inherently valuable land. Public
improvements have deteriorated; are inadequate to serve demands; and in some cases are
potentially hazardous. Both public facilities and remaining private strudures present severe
barriers to access and use of the shorefine; environmental conditions are such that make
public use and appreciation of the river difficult.
Such a condition is generally incompatible with contemporary public objectives which
consider the Mississippi River the city's most unique natural attribute, to be enhanced as a
resource of aesthetic, ecological, cultural and economic importance.
Without positive intervention, the downtown riverfront is unlikely to fulfill its pubfic
potential. Current patterns of land use and economic attrition are likely to continue. Private
reinvestment needs will not be met. New development will be hampered by poor soil
conditions, lack of infrastructure, fragmented property ownership, and perhaps most
importantly, a public perception of the area as one in decline.
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C. PREVIOUS AND CURRENT EFFORTS
Since 1960, there have been several efforts by the City of Saint Paul to pfan for and direct
change in the Project Area.
Several Redevelopment Plans and Commercial and Industrial Development Projects have
been prepared under provisions of Chapter 469 of Minnesota Statutes, and approved for
areas of the city that include small portions of the Riverfront Redevelopment Project area.
These include:
- Riverview Renewal Project (R-26): 1963
- Riverview Industrial Project: 1964
- Upper Levee Renewal Project (R-3): 1958, rev. 1965
- West Seventh Neighborhood Development Project
- Seven Corners Neighborhood Development Project
- Downtown Urban Renewal Project (R-20): 1963
- Central Core Neighborhood Development Project
- Seventh Place Redevelopment Project: 1978
(W. of Robert St.)
(E. of Robert St.)
(Minn. A-1-7):1973
(Minn. A-1-6): 1973
(Minn. A-1-5): 1973
Because of the incrementai nature of past efforts and the fractured approach to establishing
redevelopment districts, the Riverfront Project Area is not addressed comprehensively.
Consequently, this Redevelopment Plan incorporates and supercedes those portions of
previously approved redevelopment plans (identified above) that lie within the Project
Area described in Section A of this plan.
The above-referenced redevelopment plans have resulted in one significant change in the
Project Area. Riverview Industrial Park was established.
Riverview Industrial Park is a project resulting from the combination of the Riverview
Renewal Project and Riverview Industrial Project cited above. It consists of 190 acres
within and adjacent to the Project Area. It was established after continual spring flooding
had made the housing that was originally located there untenable. From 1957-64, the Saint
Paul Port Authority purchased and cleared the land. The existing floodwall was constructed
in 1962, after which site development began. In 1965, the area was subjected to a record
flood. The land within the floodwall remained dry, and the success of Riverview Industrial
Park was assured. Since then, ftiverview has been one of the city's most productive
industrial parks. Of the original 190 acres, less than 7% remains available. Employment
currently exceeds 6000 (1987 figure).
In 1980, the Saint Paul City Council adopted the Saint Paul Mississippi River Corridor Plan
as a component of the Comprehensive Plan of St. Paul. The River Corridor Plan established
city objectives, policy and general recommendations for the treatment of the entire river
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valley, including the Riverfront Redevelopment Project Area. Since 1980, it has
periodicafly been amended, and in fact, is being amended concurrently with the adoption
of this Redevelopment Pian. The River Corridor Plan, as amended, remains the most
definitive city statement of riverfront development objectives.
In 1985, the single most important private investment decision was made in the Riverfront
Redevelopment Project Area, when American Hoist & Derrick Company (Amhoist)
abandoned its primary administrative, research, development, manufacturing and assembly
facilities. These facilities (commonly referred to as the 'Amhoist Plant') are located in an
unintegrated complex of 14 buildings, occupying 50 acres that dominate the south shore of
the river. The buildings range in age from 9-87 years, with a weighted age of 51 + years. In
abandoning the plant, Amhoist cited the deteriorated condition and functional
obsolescence of the entire plant and site as its primary reasons for relocating.
Adjacent to the Amhoist property, a chemical tank farm owned by the Union Oil Co., and
1930's vintage industrial buildings once owned by Technical Sealants Co., are vacant, idle,
and marked as potentially hazardous. These sites, plus broken and unused railroad
trackage that bisect them, are symptomatic of the obsolescence of riverfront-dominated
industrial and transportation uses.
On the north (downtown) side of the river, redevelopment efforts to revitalize the riverfront
have been piecemeal. In 1957, Shepard Road was constructed in the Project Area. This
single public works project compietely changed the nature of the riverfront by introducing
a major traffic artery that cut off the river from the rest of the city. In addition, it created
new access for an emerging industrial area on the fringe of the Central Business District. in
conjunction with building the road, the City created the Upper Levee Renewal Project in
1958, to clear continually flooded residential areas west of Chestnut Street, and replace
them with flood-protected industrial sites.
In the most visible site development case, Kaplan Scrap Iron & Metal Co. was relocated
from the Riverview area across the river to the Upper Levee in 1965. Since then, the
Kaplan operation has been the subject of numerous complaints regarding noise, odor,
visual pollution, and damage to ciiy sewers. In response to these ongoing aggravations, the
HRA' acquired the property in 1985 for purposes of clearance and making the site
available for redevelopment.
Adjacent to the Kaplan's site, the HRA has secured a long-term option for purchase of Yhe
Harvest States Cooperatives' Chestnut St. Grain Terminal. The grain elevators and terminal
operations have been deciared surplus by the owner, citing obsolescence of the facility for
contemporary grain shipment processes. Earlier, in 1980, Harvest States demolished
approximately half of the grain storage silos on the site because they were unused,
unmaintained, and considered a safety hazard.
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East of Harvest States' terminal is the site of former Industrial Steel Container Corporation.
The piant had been on the site for over 40 years, manufacturing and reconditioning metal
barrels and containers. In 1970, the HRA purchased the site for purposes of removing a
bfighting influence and an impedimentto potential roadway improvements. Soil
contamination was discovered on the site.
On the other end of downtown, the riverfront is dominated by the Union Depot. The
former train station is composed of an extremely large headhouse, concourse and train
platform covering over 6 acres at the city's original riverfront steamboat landing. In its
heyday, the Depot serviced over 60 trains per day. By the early 1960's, however, train
service had dramatically declined in St. Paul and across the country.
The consortium of railroads which owned and operated the depot (known as the Saint Paul
Union Depot Company) oversaw its closing. Throughout the 1960's and 1970's, the Union
Depot Company declined to improve the depot, and slowly dismantled it. Small subareas
were leased for storage and parking. In abandoning and neglecting the massive depot, the
railroads left the city with a blighting influence on the riverfront.
In 1982, the Union Depot Co. sold the headhouse to Asset Development Services, a
commercial developer which proceeded to renovate the headhouse. This project has
instilled new activity into the area, and is the basis for anticipated continued private
investment interest. Nevertheless, the site remains isolated from the riverfront by railroad
right-of-way and Shepard-Warner Road.
In 1984, the City embarked on a program entitled the "Riverfront Initiative," an energetic
and comprehensive effort to reclaim the riverfront from its current condition, and to
implement physical and programmatic changes that reflect pubiic objectives identified in
previous activities. To oversee this effort, and to advise the Mayor and City Council on
appropriate actions, the City Council established the Saint Paul Downtown Riverfront
Commission. Since its inception in 1984, the Riverfront Commission has actively engaged
in current riverfront issues.
In 1986, the Riverfront Commission completed and recommended to the City Council a
detailed riverfront redevelopment strategy. This strategy, entitled the Saint Paul Riverfront
Pre-Development Plan, suggested several long-term and shart-term public and private
actions which would stimulate redevelopment. It clarified redevelopment objectives, and
detailed specific actions the City can take to initiate the redevelopment process in a timely
manner. Currently, the City of Saint Paul is using this plan as the basis for amending the
city's Comprehensive Plan, and as a guide in preparing this Redevelopment Plan. As a
result, the City is planning to undertake several significant activities which are identified by
the Riverfront Commission as important.
In 1984, the US Army Corps of Engineers proposed to upgrade the floodwall and levee
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proteding Riverview Industrial Park by increasing the height of the flood control structures
four feet. This project, presently authorized by Congress, is currently being considered for
funding. It is a significant public works project that will increase flood protection to
existing and planned devefopment.
In addition, the City has initiated efforts to reconstruct Shepard Road to aileviate originaf
design shortcomings that have contributed to excessive numbers of traffic accidents. As a
part of the requisite Environmenta4 Assessments of this project, a{ternative road alignments
and configurations are being considered. In conjunction with the reconstrudion of Shepard
Road, the city has received a commitment from the Federa! Highway Administration to
contribute funds from the Great River Road program to realign and rebuild portions of
Warner Road in the vicinity of Lambert Landing. This will also contribute to improvements
in the safety and aesthetic characteristics of the road on the riverfront.
In 1984, the City established the Riverfront Enterprise Zone, which encompasses most of
the project area. Authorized under Minnesota Statutes, Sec. 273.13 (rev. 1983) and
approved by the State of Minnesota, the Enterprise Zone allows for individuals or
companies making investments to qualify for combinations of severai types of staYe and
local tax credits. To date; four companies have invested over $3,000,000 in industrial and
commercial projects in those portions of the Enterprise Zone located within the project
area.
The current condition of the important riverfront sites, plus the opportunities presented by
the City's announced initiatives to upgrade public facilities and to promote new investment
along the entire downtown riverfront, dictate the need for a comprehensive redevelopment
effort based on an updated redevelopment plan for the project area.
Since the Redevelopment Plan was originally adopted in 1987, there has been very little
private investment in the West Side Flats area. Despite significant pubiic investment,
primarily in the form of the riverfront levee and esplanade (approximately $15 million), the
private sector has not responded. Private lands that were vacant have remained vacant,
and there has been neglect and demolition of buildings over the last 15 years.
In the early 1990s, riverfront and downtown revitalization became much more a part of the
community's agenda. Like cities throughout North America, Saint Paul began to recognize
the Mississippi River as a well-spring of community pride, identity, vitality and investment.
With significant acquisition and clearance completed, the time was right to reinvest in
downtown and the central riverfront, and to start to create new neighborhoods with a
unique relationship to the river.
In 1997, the Saint Paul o� the Mississippi Development Framework was released to guide
planning, urban design and development activities in a four-square mile portion of
downtown Saint Paul and the central riverfront between the High Bridge and the Lafayette
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Bridge. The result of a three-year planning and community input process, the Framework
lays out a vision for downtown and the central riverfront that: reconnects the city to the
Mississippi River; increases the variety of land uses in these areas, especially in terms of
adding residential units; integrates land uses to create new neighborhoods that are less
dependent on the car; restores the urban ecology; and converts former industrial areas
along the riverfront to new mixed-use urban villages. The Framework contains ten
principles to guide new development in downtown and along the centrai riverfront, as well
as precinct plans that apply the ten principles in four sub-areas (Rice Park-RiverCentre,
Wabasha Corridor, Upper Landing and West Side). Most relevant to the Riverfront
Redevelopment Project Area is the Framework's call for a mixing of land uses in compact
urban villages (rather than isolating them into separate districts) and a diversifying of the
range of uses within each new neighborhood. In 1998, the City Council endorsed the
Framework's ten principles as the basis for the City's development po(icy for the
downtown-central riverfront project area.
Adopted by the City Council in 1999, the Land Use Plan chapter of the Saint Paul
Comprehensive Plan officially made the ten principles the basis for future land use
planning and development in downtown and along the central riverfront. Many of the
areas within the Riverfront Redevelopment Project Area were identified as new mixed-use
urban villages, with streets that accommodate transit, bikes, pedestrians and cars; buildings
and land uses that engage the street and increase pedestrian activity; public access to the
riverfront; and a range of land uses within smaller neighborhoods that are connected to
one another and to the river.
Also in 1999, the City worked with West Side community representatives, property
owners, residents, architects, urban designers, the Saint Paul Riverfront Corporation, Saint
Paul on the Mississippi Design Center, Port Authority and Capital City Partnership to
prepare a long-term vision for a 45-acre portion of the West Side Flats lying between
Robert and Wabasha streets, the Mississippi River and Plato Boulevard, based on previous
work in the Framework and West Side Precinct Plan. This vision is contained in the Wesf
Side Flats Development Strategy, and proposes a mixed-use compact urban village with
visual and physical access to the river; a restored historic neighborhood street grid that
provides urban-scaled development parcefs and multipfe street access points; an open
space network to link adjacent uses and neighborhoods and add value to development
parcels; improved streetscapes; and a mix of uses, with predominantly commercial
activities along Robert and Wabasha and predominantly residential uses on internal blocks
oriented to a linear open space along the existing rail corridor. In 1999, both the City
Counci I and HRA endorsed the West Side Flats Development Strategy as the overall vision
for the future development of the area between Robert, Wabasha, Plato and the Mississippi
River.
In 1999, the Riverview Commercial Corridor Revitalization Proeram was created by
nei�hborhood re�resentatives, in partnershi�with the Citv to guide redevelo�ment in the
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Concord Street commercial corridor on the Citv's West Side, now referred to as the
"District del Soi". This plan outlines a vision for revitalizing the Disirict del Sol
commercial corridor through mixed use redevelopment, with des�n �uidelines to ¢uide
such redevelopment and a streetscape enhancements pro�ram to enhance safetv_
connections and the overall charader of the District del Sol. In 2001, the Citv Council
adogted the Riverview Commercial Corridor Revitalization Program as an element of the
Co�rehensive Plan. The District del Sol encompasses Concord Street from the Wabasha
caves to Lafayette Road (Highwa�521, extends north on Robert Street to Wood Street. and
extends south on Wabasha Street to Coneress Street.
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D. DEVELOPMENT OBJECTIVES
The objedives of the Riverfront Redevelopment Project are based upon the policy
diredives of the Saint Paui Comprehensive Pian and the Saint Paul Mississippi River
Corridor Plan. Both documents were prepared by the St. Paul Planning Commission and
adopted by the City Council. Objectives generally include:
1. To proted and preserve the Mississippi River Corridor as a unique resource
that benefits the citizens of the ciry and region.
2. To maintain the river corridor's value and utility for residential, commercial,
industrial and recreational functions;
3. To preserve the river corridor's biological and ecoiogicaf functions;
4. To enhance the river corridor's aesthetic, cultural, scientific and historic
attributes;
5. To develop an economic value for the downtown riverfront, while insuring
the preservation of its natural and aesthetic characteristics;
6. To stimulate private investment and reinvestment along the downtown
riverfront; and
7. To increase the tax base and job-producing capacity of the riverfront in
downtown.
Furthermore, the primary purposes of this Redevelopment Plan, as recommended by the St.
Paul Riverfront Commission in the St. Paul Riverfront PreDevelopment Plan, are:
1. To eliminate and/or ameliorate the adverse physical and environmental
conditions that exist in the Riverfront Redevelopment Project area, and to
prevent the spread of such detrimental conditions within and without the
project area;
2. To improve the attractiveness and desirability of the area as a place in which
to live, work, shop and/or secure cultural and recreational enrichment;
3. To re-establish viable residentia{ neighborhoods on the riverfront by creating
opportunities for, and attracting, new housing and residential services;
4. To maintain and strengthen employment and services by attracting
institutions, high-tech industrial and office space, personal and professional
services; by retaining and attracting regional cultural and entertainment
attractions;
5. To create an attractive pedestrian-oriented place in which people are able to
enjoy personal or social interaction, and where public access to and along
the riverfront is maximized;
6. To provide the public improvements necessary to stimulate private
investment and reinvestment in the project area, and to make private land
more marketable, usable and vafuable;
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7. To develop the Riverfront Redevelopment Project in a manner that conforms
to the city's Comprehensive Plan, and complements the existing
attractiveness and future development of nearby areas, most particularly the
West Side, the Central Business District, Lowertown, and the West
SeventWFort Road neighborhood; and
8. To utilize public financial resources in a manner that conforms with the
city's adopted capital allocation and tax policies.
Implementation of this Plan wili be undertaken by providing for incentives and land use
controls that encourages sound development that is consistent with the needs of the
community as a whole, and is supported by types of market growth that can reasonably be
expected in Saint Paul.
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E. REDEVELOPMENT TECHNIQUES
This plan envisions the permitted use of ail techniques or powers authorized through
applicable statutes by the City, HRA, Port Authority, or other public agencies as
appropriate and necessary to carry out the implementation of this Plan. No provision of the
Plan is to be taken to limit the ful4 exercise of these powers. The following techniques are
cited as examples of ineans to achieve the objectives presented in Section D above:
1. SUPPORT PRIVATE INITIATIVES
As a primary course of action, the HRA and the City will promote and support those
initiatives by property owners or other persons in control of project sites to market,
develop, redevelop, rehabilitate or otherwise improve their property in accordance with
this plan. Private initiative and investment is the preferred means of achieving the
objectives of this plan, and will be encouraged. The HRA or the City may, without
acquiring property, enter into agreements with property owners or other persons in control
of project sites which identify specific private responsibilities for the improvement of sites,
and will seek private guarantees to undertake redevelopment in accordance with this Pfan.
To induce such agreements, the HRA and the City will provide for, or cause to provide for,
the following, as is necessary and appropriate:
a. ADMINISTRATION of those public processes and requirements deemed
necessary to support or allow developmendredevelopment of property to
occur in accordance with this Plan, !f applicable and advisable, the HRA and
the City will provide assistance to developers to allow them to take
responsibility for administrative activities. These include, but are not limited
to:
- Coordination of project activity, financing and review with human
service agencies, citizen participation entities, and other state,
regional and federal �overnment agencies;
- Initiation of vacations, rezonings, dedication of public rights-of-way,
or other public actions as may become necessary to implement this
Plan, in accordance with state and local statutes. This will be
undertaken by the HRA or the redeveloper.
- Provision of standard municipa� services to adequately insure public
health, safety, and welfare;
- Enforcement of buifding codes, design controls, site covenants,
provisions to insure compliance with state and local requirements
relating to non-discrimination, income levels, environmental quality,
faithfu� performance, and any other public objectives relating to the
purchase, development, improvement or use of the land;
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Property exchanges.
b. PUBLIC IMPROVEMENTS, as needed to provide for adequate public access
to and use of riverfront space and project sites. 7hese include, but are not
limited to, installation/construdion/reconstruction of streets, parkways,
utilities (mainline coliection systems), parks, walkways and trails, bridges,
flood control structures, and other public improvements or facilities as
necessary or desirable to carry out the objedives of this Plan.
Public improvements wili be undertaken in phases (of time and location) that
coincide with and promote rational development patterns. Costs of such
improvements may be assessed to the sites served by them.
c. FINANCING to provide affordable sources of financing to private companies
involved in developing components of this Plan. There are several financing
mechanisms that can be used as appropriate to accompiish the objectives of
this Plan. They include, but are not limited to:
- Tax lncrement Financing
- Industrial Development Revenue Bond Loans (Taxable or Tax-Exempt)
- Other Revenue Bond Loans (Taxable or Tax-Exempt)
- Housing Revenue Bond Loans
- MoRgage Subsidy Bonds
- Urban Development Action Grant (UDAG) Loans
- Acquisition/Lease/Sublease
- Land Lease
- Equity Participation
- Development and Rental Assistance Payments
- Interest Rate Reduction
- Implementation of statutory authority for creation of projects and
undertaking of activities where it is appropriate to use other financing
methods.
In selecting methods of project finance, the HRA and the City will take into
account the forms of other assistance available and negotiate with individual
developers so that a method can be chosen which provides sufficient
incentive for the developer to create a quality product.
LAND ACQUISITION
As an alternative and/or complementary redevelopment technique, the HRA or the City
may choose to acquire certain property, as authorized under Minnesota Statutes.
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Acquisition of property will be considered when such properry is found to have any of the
following characteristics:
a. Blighted areas, buildings, and other real property, where removing such can
remove, prevent or reduce blight or the causes of blight;
b. Open or undeveloped land blighted by virtue of conditions which have
prevented normal development by private enterprise;
c. Underused or inappropriateiy used land which may be converted to other
uses recommended by this Plan at a reasonable cost without major clearance
activifies;
d. Land necessary co complete parcels which would be suitable for
development;
e. Lands or property declared to be unsafe or otherwise hazardous to public
heaith and safety;
f. Other real or personal property as necessary to accomplish the objectives of
this Plan.
Acquisition of property will be undertaken in strict adherence to state and federal statutes
(as applicable) governing procedures for such activity, including the provision of relocation
services, assistance and benefits in accordance with Minnesota Statutes Chapter 117.
3. SITE PREPARATION
The HRA or the City wiil undertake or cause to undertake those actions deemed necessary
to prepare acquired sites for redevelopment. These include, but are not limited to:
a. Demolition, removal or rehabilitation of buildings and improvements;
b. Activities to correct adverse characteristics of the land, soil or subsoil
conditions, unusable subdivision or plat of lots, inadequate access or utility
service, flood protection, or other development-inhibiting conditions;
c. Activities deemed necessary or desirable to remove, reduce or prevent other
blighting factors and causes of blight;
d. Other activities deemed necessary or desirable to improve and prepare sites
for development rehabilitation or redevelopment for uses in accordance with
this Plan;
e. Installation, construction or reconstruction of streets, parkways, utilities,
parks, walkways and trails, and other pubiic improvements or facilities as
necessary or desirable for carrying out the objectives of this Plan;
Provision of relocation services, assistance and benefits in accordance with
Minnesota Statutes Chapt. 117.
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4. LAND DISPOSITION AND IMPROVEMENT AGREEMENTS
The HIZA and the City will sell, lease, or otherwise dispose of acquired property at fair use
values in accordance with the requirements of applicable laws and plans, and subject to
purchaser's contract obligations, by any or a combination of the following methods:
a. After clearance and/or provision of site improvements;
b. After rehabilitation at its fair market or reuse value so improved;
c. Without clearance, to rehabilitate, clear, or otherwise improve the properry
for the purposes and accordance with the objectives and requirements of this
Plan;
d. To pubfic bodies for the purposes of providing pubiic improvements or
supporting facilities.
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F. GENERAL LAND USE PLAN
Predominant land uses and related elements of the Riverfront Redevelopment Projed shall
be in accord with the objectives of the Comprehensive Pfan of the City of Saint Paul. A
description of intended purposes and character of each follows. Proposed general land
uses are shown on Map B.
1. PUBLIC OPEN SPACE
It is a highest priority to reanimate the riverfront by promoting those activities and facilities
which make the riverfront an appealing place for the public at large to visit. The best way
to do that is to develop recreational opportunities and attractions that encourage public
access to and use of riverfront spaces. The Mississippi River shoreline will be a continuous,
publicly-supported, river-oriented park and trail corridor. It will unite the major elements of
the project area.
Development of public facilities within and adjacent to the trail corridor hill be undertaken
according to site-specific standards, based on the physical capacities and programming
needs of the particular site. At a minimum, provision of open space, trails and associated
public facilities shail maximize public access to the shoreline and views of the river and
provide those physical improvements that increase pedestrian comfort, safety and pleasure.
Major components include:
a. A continuous pedestrian/bicycle TRAIL CORRIDOR, adjacent to the river,
extending from Harriet lsland-Lilydale Park to the Pier Foundry site on the
south shore of the river, and from Randoiph Street to Warner Road on the
north shore. Plazas, commemorative markers, and other elements will be
provided as appropriate.
b. "UPPER LANDING SITE", a passive open space extending eastward at the
river from the foot of Chestnut Street, to provide for a focal point at the site
of the historic Upper Landing, to enhance the historic and physical
connection between the landing and adjacent Irvine Park and West 7th
Street neighborhoods, and to enhance the entry into downtown along
Shepard Road.
c. KELLOGG MALL, to continue as a major bluff-top park, promenade and
look-out on the north side of the river. The bluff-face overlooking the river
offers extraordinary opportunities to extend the use of the park, both
physically and seasonally, if it were enclosed, reconfigured, and terraced to
the river below.
d. LAMBERT LANDING, to provide for pedestrian movements and trail
connections to upstream and downstream parks, a plaza, and a servicable
landing for commercial and pleasure boats.
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e. "LANDING PARK", a broad expanse of passive open space on the eastern
fringe of Lowertown, adjacent to the river, to increase public access to the
landing, and to create a more gracious entry to the city on Warner Road.
f. HARRIET ISLAND, to coniinue to be the major urban open space of the
downtown riverfront, providing the variery of active and passive recreational
uses and opportunities consistent with its setting and designation as a
regional park.
g. NAVY ISLAND, to continue to provide passive open space on the city's only
true island.
h. Privately developed open space, as may be required by land sale and
development contracts.
2. PUBLIC FACILITIES & UTILITIES
There are several facilities on the riverfront that serve a city-wide population. As such, they
provide services that enhance the economic, social, cultural, recreational and educational
base of the city. As necessary, they will be improved to accommodate projected demands
upon them, and/or to extend their useful life. They include:
a. The floodwall/levee flood-control structures;
b. Sidewalks, bridges and roads;
c. The Civic Center parking ramp;
d. Water, sewage and drainage systems;
e. District heating.
Other facilities will be encouraged as activity centers, to be developed publicly or in
conjunction with private ventures:
a. Marinas and marina services;
b. Facilities for exhibition, public entertainment, research, teaching,
museum/aquarium or other institutional. purposes;
c. Parking facilities required to serve predominant uses;
d. Commercial recreation and navigation servicing facilities;
e. Commercial uses in limited amounts, intended primarily to provide service
to the predominant public user, such as food and beverage establishments,
vending, etc.
3. RESIDENTIAL
One of this Plan's primary objectives is to provide for land use patterns that reintroduce
residential neighborhoods to the riverfront. Market study and planning analysis indicate
that housing is a private development initiative that offers most opportunity to achieve
development in accordance with the objectives of this Plan, and which would create
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conditions that entice other preferred development.
The types, amounts and prices of various housing units will all depend on prevailing
market and finance conditions at the time specific projects are conceived. Sites for
residential projects are recommended as follows:
a. In the SOUTHBANK 1NLAND AREA, in the vicinity of Harriet Island Park, on
a site roughly bounded by Water Stand Plato Blvd., west of Wabasha St.
b. At the LOWER LANDING, where new development utilizing air rights over
the railroad should be encouraged and include housing in conjunction with
office, commercial, hospitality and entertainment elements. Where
appropriate, adaptive reuse of the depot concourse and other significant
structures should be considered.
c. On the north shore of the river, at the UPPER LANDING, where a new
residential site would be established in the area west of Chestnut St. and
be�ow the bluff, by realigning Shepard Road to remove the roadway from the
shoreline between Chestnut St. and the NSP High Bridge power plant.
d. In the vicinity of the Civic Center, on a site bounded by Fort Road/W. 7th St.,
Kellogg Blvd., Exchange St., and Walnut St., where new development will be
encouraged and include housing in conjunction with office, commercial,
entertainment and hospitality elements.
4. COMMERCIAL• RETAIL & OFFICE
To a large degree, development of retail and office space will occur as a market response
to other population generators such as housing and other regional attractions. Most likely,
this response will manifest in a combination of rehabilitated existing buildings and
development of newly-constructed buildings to accommodate 'special opportunities' such
as resCaurants, a single-owner headquarters compiex, convenience commercial services, or
smaller offices that prefer to be located close to, but not in, the Central Business District.
Sites for commercial (office and retaif? space are recommended as follows:
a. At the LOWER LANDfNG, where new development utilizing air rights over
railroad property should be encouraged, and should include commercial
space in conjunction with housing, hospitality and entertainment elements.
Where appropriate, adaptive reuse of the depot concourse should be
considered.
b. At the UPPER LANDING, between Shepard Rd., Chestnut St., Exchange St.,
and Kellogg Blvd.
c. In the vicinity of the Civic Center, on a site bounded by Fort Rd./W. 7th St.,
Kellogg Blvd., Exchange St., and Walnut St., where new development will be
encouraged and include commercial space, hospitality and entertainment
elements in conjunction with housing.
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d. Along the river, on a site bordered by Robert St. on the west, Filimore Ave.
on the south, and the Pier Foundry site on the east, including the site of the
existing office building on the northwest corner of Robert St. and Fillmore
Ave.
5. INDUSTRIAL
New industrial development or expansion of existing uses will be encouraged at higher
employment densities and construction concentrations than currently exist on the sites.
Prime sites for additional industrial development are:
a. At the UPPER LANDING, in the area roughly bound by the existing NSP
High Bridge plant, the river, a rea4igned Shepard Rd. (west of Chestnut St.)
and the existing bluff;
b. At the far-eastern end of the AMHOIST SITE, in the vicinity of the Lafayette
Bridge.
6. MIXED USE
Areas designated as MIXED USE should be developed with a mix of residential,
commercial, recreational, civic and open space uses. To the greatest extent possible and
where appropriate, these uses should be arranged in an "urban village" with a traditional
urban street grid; compact block pattern; variety of experiences within walking distance of
one another; strong public realm; medium-to-high densities but low-to-medium heights;
connection to transit; buildings that frame the street and respect the neighborhood context;
and land uses that are truly integrated within a building, parcel or block. This is perhaps
the most flexible land use district in the Riverfront Redevelopment Project Area, with the
express purpose to mix land uses within an area rather than isolate them into separate
districts. The predominant land use will vary by sub-area. Sites for mixed-use
development are:
a. On the south shoreline of the river, in the area bordered by Wabasha Street
on the west, Plato Boulevard on the south, Robert Street on the east and the
river on the north. On this site, the urban street grid should be re-
established; new open spaces and pedestrian connections should link the
neighborhood to adjacent uses and neighborhoods; visual and physical
access to the river should be provided; and a variety of residential, office,
civic, educational, retail and entertainment uses should be developed.
b. On the south shore of the river, along Wabasha Street to Plato Boulevard,
including sites west of Wabasha Street on Water Street, and on the upstream
end of Navy Isiand.
c. On the south side of Plato Boulevard between Starkey Street and Robert
Street to the southerly limits of the Redevelopment Project Area.
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d. in the District del Soi commercial corridor, which runs alone Concord Street
from Wabasha Street to Lafayette Road (Hi�hway 52), extends north on
Robert Street to Wood Street. and extends south on Wabasha Street to
Con¢ress Street.
7. VEHICULAR CIRCULATION
Major vehicular access to and through the Project Area will take place on existing
roadways. Major streets, to be maintained and improved as appropriate, are: Chestnut
Street, Kellogg Boulevard, Jackson Street, Sibley Street, Wabasha Street, Robert Street, and
Plato Boulevard.
Shepard Road and Warner Road (between Randolph St. and Childs Rd.) will be redesigned
and rebuilt to improve engineering characteristics and traffic safety. The City will
investigate advisable ways of realigning segments of these roads to provide additional
shoreline space along the north shore of the river.
The final decision on the alignment of Shepard Road and its intersection with Chestnut
Street may have impacts on the reasonable and appropriate redevelopment of the Upper
Landing site. When the alignment and intersection decisions have been made, the reuse of
the Upper Landing will be evaluated by the City and the HRA, in conjunction and after
consultation with the appropriate District Councii, the Riverfront Commission and the
Planning Commission.
As properties are developed, public collector roads and private access roads will be
established. All streets (collectors and internal circulators alike) will be treated with
appropriate landscaping, lighting, signage, resUoverview stops where advisable, and other
materials to establish a pleasant character. Costs for such improvements will be assessed as
appropriate.
8. DESIGN CONTROLS
The HRA will develop detailed Design Controls that address specific considerations of
exterior design on each site, and wili arbitrate design discussions. The Design Controls are
not intended to dictate specific design solutions or inhibit design freedom. Rather, they will
be used to insure an integrated and mutually supportive approach in the development of
subareas, and to insure a consistently high level of design quality throughout the riverfront.
As a component on the St. Paul Riverfront Pre-Development Plan, the St. Paul Riverfront
Commission prepared "Urban Design Guidelines" to support the various planning
decisions and development choices which have been recommended in this Plan. The
Urban Design Guidelines will be used as the basis for the Design Controls. They are
attached as Appendix A.
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In addition to the Urban Design Guidelines, the Saint Paul on the Mississippi
Development Framework and the West Side Flats Qevelopment Strategy contain urban
design principles, goals and objectives (regarding environmental context, urban strudure,
movements networks and public realm) that should be used in preparing specific design
controls for the Redevelopment Project Area.
In addition to the desi¢n controls listed above, the Riverview Commercia( Corridor
Revitalization Pro�ram contains sqecific desig�uidelines for storefronts, new buildings�
and streetscape and landscape within the District del Sol.
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G. OTHER NECESSARY PROVISIONS TO MEET STATE/LOCAL REQUIREMENTS
NON-DISCRIMINATION
Every contract for sale, lease or redevelopment of project properry will include provisions
against land speculation, require compliance with all appiicable state and local laws,
prohibit discrimination or segregation by reasons of race, religion, color, sex, or national
origin in the sale, lease or occupancy of the property, and require that this latter provision
be made a covenant running with the land and be binding upon the redeveloper and every
successor in interest to the property.
The redeveloper must comply with provisions of Sec. 73.03-A of the St. Paul Human Rights
Ordinance on affirmative action employment. Agreement for compliance by the
redeveloper will be asserted in all subcontracts, subcontracts or purchase orders, where the
redeveloper will also be defined as the "contractor" or "subcontractor" as appropriate.
DURATION OF CONTROLS
The provisions of this Plan respecting land uses and associated regulations and controls
that govern redevelopment will be in effect for a period of thirty (30) years from the date of
approval of this Plan by the City Council of the City of Saint Paul.
ADVISORY BOARD
The Saint Paul Riverfront Commission may function as an advisory board to the Council of
the City of Saint Paul and Board of Commiss+oners of the Housing and Redevelopment
Authority for purposes of advising the Council and Board on the implementation of the
Development Program and Redevelopment Plan, and the construction, maintenance and
operation -of the Project and District. The designation of the Commission as the Advisory
Board, and the delineation of the scope of advisory powers and duties will be made and
prescribed by future resolution of the Council of the City of Saint Paul. Approval of this
Plan and Program by the City Council constitutes a statement of present intention to
designate the Riverfront Commission as Advisory Board.
4. EFFECT OF PLAN ADOPTION ON PREVIOUS REDEVELOPMENT PLANS AND
DISTRICTS
Adoption of this Plan will have the following effects on previous redevelopment plans and
districts:
a. Upper Levee Renewal Project (R-3): rescind the R-3 project and program.
b. Riverview Renewal Project (R-26): amend land use recommendations for
those portions of Riverview Renewal Project that are located within the
Riverfront Redevelopment Project, as described in Section A of this Plan.
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Land use amendments are described in Section F of this Plan.
c. Riverview Industrial Project, West Seventh Neighborhood Development
Project (Minn. A-1-7), Seven Corners Neighborhood Development Project
(Minn. A-1-6), Downtown Urban Renewal Project (R-20) Central Core
Neighborhood Development Project (Minn. A-1-5), Seventh Place
Redevelopment Project: P1ans for these projects will remain in effect to the
extent that they are consistent with the provisions of this Plan. Where they
are inconsistent, provisions of this Plan shall control, and affected provisions
of said plans shall be amended by relevant provisions of this Plan.
5. RELOCATION PLAN
a. Policies and Regulations - A family, individual, business firm, or nor,-profit
organization required to move from property that has been directly affected
by a publicly sponsored acquisition activity is eligible for relocation
payments to assist in obtaining and moving to a replacement dwelling or
location in accordance with the provisions and requirements. of the Federal
Uniform Re4ocation Assistance Act of 1970, and of Minnesota Statutes, 1984,
Section 117.50. In the event any redevelopment project does not involve
acquisition for a federal or federally-assisted project, nor involve acquisition
within the meaning of Minnesota Statutes, 1984, Section 117.50, the Ciry
elects to provide relocation assistance for families and tenants indirectly.
It is the intent of the City to provide relocation assistance to each person to
be displaced in locating a suitable housing unit or place of business. The
following services are provided:
- Eligible persons are informed at the earliest possible date as to the
availability of relocation payments and assistance, the eligibility
requirements, and procedures for obtaining such payments.
- The extent of need of each eligible person for relocation assistance is
determined through direct personal interview.
- Current and continuing information is provided on the availability and
prices of comparable sales and rental housing, and of comparable
commercial properties and focations.
- Information concerning Federal and State housing programs, loans
and other special programs offering assistance is suppVied to eVigible
displaced persons.
- Other City, property owner, and referral services concerning housing,
financing, employment, training, health, welfare and other assistance
is provided in order to minimize hardships.
- Assistance is provided in completing any required applications and
forms.
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Services are provided to insure that the relocation process does not
resuft in different or separate treatment on account of race, color,
religion, nationai origin, sex or source of income.
b. Organization and Staffing - The relocation staff is part of the Saint Paul
Department of Planning and Economic Development (PED). Supervisory
personnel, relocation advisors, and technicai and clerical employees are
responsible for administering the above policies for Federal programs, and
for such other programs as the Section 312 Rehabilitation Program and
acquisitions for Ramsay and Washington Counties. The PED relocation staff
will work directly with property owners in administering the localfy adopted
Relocation Guidelines.
PROVISION FOR PLAN MODIFICATION AND AMENDMENT
This Redevelopment Plan may be amended at any time in the manner provided by law.
The Saint Paul Planning Commission will review all amendments for conformance with the
city's Comprehensive Plan.
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�
PROPOSED AMENDMENTS TO THE
REDEVELOPMENT PLAN A1VD DEVELOPMENT PROGRAM
FOR THE
RIVERFRONT REDEVELOPMENT PROJECT AREA
•
r� L
BACKGROUND
The Redevelopment Plan and Development Ptogram for the Riverfront Redevelopment Proj ect Area
(hereinafter refen'ed to as the "Redevelopment Plan") �mas adopted in November, 1987. The
Riverfront Redevelopment Project Area is located along the central riverfront between the Hish
Bridge and the Lafa}ette Bridge, and contains sites on both the north and south sides of the
Mississippi River. The key coinponents ofthe Redevelopment Plan include a le�al description ofthe
Project Area, a set of development objectives and a general land use plan.
PROPOSED AMEND�IENTS
Amendments to the Rede�elopment Plan to include the commercial corridor along Caicord St.eet
known as the "District del Sol", as reflected in tl�e Riven�ietii� Co�nnaercial Cor�ridor Revitnlizatio»
Progr'am are recommended
Redevelopment Project Aren,
and map).
in tlu�ee sections: A. Descf•il�tion of the Derelopment District cmct
C. Prei•iotcs ni�d Czn•rent Efforts, and F. General Land Use Plan (te�t
Section A. Description of the Development District and 12ede��elopment Projcct Area
I. Add legal description for the District del Sol (page 9):
Commencine at the centerline of the intersection of State Street and east Georoe
Street: thence �cest alone the centerline of east Geor�e Street to the intersection with a
southeasterlv extension of the south�cesierlv boundarv of Hornsbv's Rearran�?ement of Lots
1. 2. 3. 4 and 5. Block 89 of ��'est Saint Paul Proper; thence north��est on a line parailel with
Concord Street for aporosimatelv 293 feet: thence nartll for approsimatelv 131 feet to the
centerline of East Robie Street: thence �r�est to the most westerlv line Lot 6, Block 72; thence
north for a�proximatelv 50 feet thence west for approximatelv 35 feet thence north��esterlv
aloue a line parallel with Concord Street to the intersection with the centerline of Robert
Street, thence north alona the centerline of Robert Street to the intersection with the
centerline of Concord Street; thence north��'esterlv alon¢ the centerline of Concord Street to
the intersection �vifli a northerlv extension of the most easterlv lines of Lot 13, Block 6�:
thenc south to a point approsimatelv 120 feet south of the most southwesterlv llne of
Concord Street� thence �vest for approYim3telv 50 feet� thence north for appro�imatelv 30
feet: thence «est for aporoximatelv 100 feet thence north to the intersection with the
centerline of east Coneress Street: thence �� est alon� the centerline of East Coneress Strezt
to the most westerlv line of Lot 19, Block 5�: thence north to the centerline of Isabel Street:
thence northeasterh� on a tansential curve follo�vina the westernmost propertv line of Lots
1.23.45. Block 33: thence north to- the southernmost boundarv of Lot 7. Block 3 of
Auditor's Subdivision: thence west 88 feet to the southwest corner of Lot 7, Block 3: thence
north on a taneentiat curve alon2 the �cesternmost boLmdaries of Lots 1.2.3.4.�.6.7, Block
a-u�3
� 3 and Loi 21_ Block 2: tllence east appro�i��ate]v 20.6� feet: thence nortliwesterlv on a
tan�?entill curve on the ��estemmost boundan of Lots 1 throuah 20 of Block 2: thence north
alon_ tHe ��estern bounda of Lot 1. Block 2 75 feet: thence «est alon the southem
boundarv of Lots 1:23.4 Block 7: thence «�st 1� feet to the Lot solit of Lot 8 Block 7�
thence nortli approximately 94.61 feet: thencz northeast 58 de�rees 2� minutes (or foota�
to the centerline of Wabasha Street_ thence south/soutl�easterh� alon<> the Centerline of
Wabasha Street to the northermnost to the ir.�ersection of the centerlines of Wabasha Street
and Colorado Street: thence southeast appro�iamatelv 300 feet alon� ��'abasha Street to the
intersection of the centerline of Wabasha Street and Concord Street: thence east
approximatelv 302.49 feet: thence south aonroximatelv 50 feet: tllence east
appro�imatelv 150 feet� thence north apqro�imatelv 50 feet� thence east aporoximatelv
60 feet tlience south alone the vacated centerline of Livinsston Street 42� feet: thence east
approximatelv 240 feeC thence north�oxosimatelv 230 feet; thence �� est to the southwest
corner of Lot 6. Block 36: thence nortli approvimatelv 50 feet: thencz east
appro�imatelv 190.06 feet to tl�e centedine of Robert Street; tl�ence north alon� the centedine
of Robert Street 250.07 feet_ thence «est approximatelv 190 feer, thence north
aoprosimatelv 339.67 feet to the centerline of Wood Street: thence east to the
intersection of the centerlines of Wood Street and Robert Street: thence north alone the
centedine of Robert Street 60 feet; tl�ence east alone the tan2ential line oY the norther�arcel
line of Lois I and 2 of Block 17 to the centerline of the vacated Ciintoi� A��enue: thence south
50 feet alan<� the centerline: thence west appro�imltelv 90 feet� thence south �pprorimatelv
210 feet to tUe centerline of Colorado Street; thence �cest 62 feet thence south
� appro�imatelv I 30 feet: thenee �t�est appro�imntelv 20 feet� the�ce south 1opro�imltelv 170
feet, thence e�st to the centerline of ClintQn Street thence south aporo�im�ceLv 16� feet•
thence �cest approximatelv 196.48 feet: thence south to the centerline of East Con�ress
Street: tltence east to tl�e intersection with the centediiie oftlie allev in Plat 01364 West Saint
Paul Blocks l throuah 99_ Block 66: thence south alon the centerline of said allev to the
northern boundarv ofPlat.01364 West Saint Paul Blocks 1 throu�h 99. Block 71: thence east
to a point approzimatelv 91.7 feet from the eastern boundarv of Plat .0136-1 West Saint Paul
Block I throu�h 99, Block 71: tl�ence soutl� to the intersection w�itl� die cenrerline of Coneord
Street thence southeast alon� the centerline oT Concord Street anoroximatelv 25 feet: thence
east/northeasterh� on a taneential curre to tlle centerline of the Clintat-Robie Coi�nection:
thence sotRheasterlv alon� said centertine to the intersection of the centerline of Ada Street:
thence south�cest alone said centerline 160 Yeet to the centerline of the allev in Plat .01169
Bell�s Addition to West Saint Paul. Block 16: thence southeast alon�_ said centerline to the
intersection with the centerline of Bancroft: tlience continue the line of said alle�parallel to
Concord Street to the centerline of Bro��n Street; thence south on the centerline of Brown
Street to the intersection with the centerline of tl�e vacated Prescott Street: thence northwest
alon� said centerline to the intersection «ith the centerline of Bancrofr Street thence
northeast alona the centerline 173 feet: thence west alon¢ the southern boundaries of Lots 1
throueh 7. Block 2: thence northeast approximatelv 75.11 feet thencz �cest approsimatelv
94.73 feer, thence south�cest approximateh 23.37 feet thence �cest aoorosimatel�� 150 25
feet tl7ence south a�prosimatelv 84.81 feet: thence west to the centerliue of State Street:
thence northeast ap�roximatelv 295 feet: thence west aporoximateh 106 fzet to the �cestern
a boundarv ofLot 3. Block 93: thence northto the centeriine ofEast Georoe Street. thence east
a/-I/y3
• to the i��tersection �vith the centerline of State Street the �oint of b�innine
Section C. Previous and Current Efforts
2. Add the following text to page 16:
In 1999. tl�e Rii�ervieiv CommerciaZCorridor Reviinlization Proeram was created bv
nei�hborhoodrepresentatices inpartnershipwiththeCit��toeuideredevelopmentin
the Concord Street commercial corridor on the Citv's West Side. no�v referred to as
the "District del SoP'. This plan out]ines a vision for revitalizin� the District del Sol
commercial conidor throuah mixed use redeve]opment. �vith desian euidelines to
auide such redevelooment. and a streetsca�e enhancements nrooram to enhance
safetv. connections and the overall character ofthe District del Sol. In 2001. the Citv
Council adopted the Riverrieiv Commercial Corridor Reritczlization Pro�r�mm as an
element of the Comprehensi��e Plan. The District del Sol encomnasses Concord
Street from the Wabasha ca�•es to Lafavette Road (Hi�h�va 521 extends north on
Robert Street to Wood Street. and extends south on Wabasha Street to Conaress
Street.
Section F. General Land Use Plan (pnge 24)
3. Add tlie District del Sol to the list of future areas for mixed use redevelopment, and
cl�an�e diree maps to add the District del Sol :
• a. Add under 6. MIXET� USE District del Sol (page 28):
Tn the District del Sol commercial corridor. �vhich nms alone Concord Street
from Wabasha Street to Lafacette Road (Hieh« av 521. eYtends north on Robert
Street to ��/ood Street, and extends south on �Vabasha 5treet to Congress Street
b. Chanae the title ofMap A from "Map A" to "Redevelopment Plan Boundary",
and redra�v the map to add the District del Sol.
c. Redraw the "Ri� erfront Sub-Areas" map to add the District del Sol.
d. Redraw the "Rede� elopment Plan Future Land Uses" map to add the District
del Sol.
e. On the "Redevelopment Plan Future Land Uses" map, show the map
designation for the District del Sol as MIXED USE.
4. Add under 8. DESIGN CONTROLS (page 29):
In addition to the desien controts listed above, the Rirerview Commer•cial Corridor
Revitalizatiofi Proeram contains specific desi�n euidelines for storefronts. new
buildines. and streetscaoe ar.d landscape �cithin the District del Sol.
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• REDEVELOPMENT PLAN
and
DEVELOPMENT PROGRAM
RIVERFRONT REDEVELOPMENT PROJECT AREA
of the
HOUSING & REDEVE�OPMENT AUTHORITY (HRA) OF THE
CITY OF SAINT PAUL, MINNESOTA
MINNESOTA STATUTES SECTION 469.001 - Subd. 14)
And
DEVELOPMENT DISTRtCT
(DEVELOPMENT DISTRICT #4)
of the
CITY OF SAINT PAUL, MINNESOTA
(MINNESOTA STATUTES SECTION 469.124 -469.134)
�
Approved by the HRA: November 4, 1987
Approved by the City of Saint Paui: November 10, 1987
Amended by the City of Saint Paul: August 23, 2000
• -1-
o�•�/y3
• PROPOSED
SECOND AMENDMENT TO REDEVELOPMENT PLAN AND DEVELOPMENT PROGRAM
FOR THE RIVERFRONT REDEVELOPMENT PROJECT AREA
ADOPTED BY HRA
RESOLUTtON
CITY COUNCIL ADOPTION
CHANGES
PART A, PART C, PART F(6)(d) and F(8):
ADDING DISTRICT DEL SOL PROJECT AREA
•
• -2-
o/-!/�!3
�
TABLE OF CONTENTS
A. DESCRIPTION OF DEVELOPMENT DISTRICT AND
REDEVELOPMENT PROJECT AREA
B. BACKGROUND -
C. PREVIOUS AND CURRENT EEFORTS
D. DEVELOPMENT OBjECTIVES
E REDEVELOPMENT TECHNIQUES
F. GENERAL LAND USE PLAN
• G. OTHER NECESSARY PROVISIONS TO MEET
STATE AND LOCAL REQUIREMENTS
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� The Housing and Redeveiopment Authority of the City of Saint Paul, Minnesota. (HRA)
proposes to establish a RIVERFRONT REDEVELOPMENT PROJECT AREA, as provided for
in Minnesota Statutes, Chapter 469, and a REDEVELOPMENT DISTRICT as provided for in
Minnesota Statutes, Section 469.001, Subd. 14. Additionally, the City of Saint Paul
proposes to form a DEVELOPMENT DISTRICT, as provided for in Minnesota Statutes,
Sedions 469.124-469.134. The project and district would be co-existent with each other,
References to the Redevelopment Project, Pro}ect Area and Plan shall be understood to
include by this incorporation a reference to the Development District, District Area and
Deve4opment Progsam.
in addition, the City and the HRA proposed to adopt a TAX INCREMENj FINANCiNG
PLAN, as provided for in Minnesota Statutes, Chapter 469.174, Subd. 10, to finance
project and district activities in accordance with the following Plan and Program.
•
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� A. DESCRIPTION OF THE DEVELOPMENT DISTRICT AND REDEVELOPMENT
PROJECT AREA
The boundaries of the Riverfront Qevelopment Qistrict and Redevelopment Pro}ect Area
are mapped on Map A, attached, and described as follows:
All of Block 1, J.T. McMillan Company's Piat, St. Paul, Minn., except that parE which lies
southerly of a line described as follows:
Beginning at an iron monument in the north line of Section 12, Township 28, Range 23,
Ramsey County, Minnesota, which monument is 514.63 feet east of the northwest corner
of Government Lot 1 in said Section 12; thence (assuming the north line of said Section 12
as a due East and West line} Souih 60 degrees 29 minutes West, 141.60 feet to a point;
thence South 71 degrees, 46 Yz minutes West 250.82 feet to a point; thence South 65
degrees, 18 minutes West, 166.9b feet to a point in the West line of said Government Lot
1;
also Block 3, Northern States Power Company's Plat, St. Paul, Minnesota;
also Lots 1, 2 and 3 in Block 15, E. H. Hawke's Subdivision to Winslow's Addition to the
Town of St. Paul;
� also that certain tract or parcel of land lying and being in SecYion 12, Township 28 North,
or Range 23 West, and within the following boundary lines, to-wit:
Starting at the Northeast corner of the northwest quarter of the northeast quarter of
said Section 12, according to the United States Government survey of said SecCion,
thence South along the East line of said Northwest quarter of the Northeast quarter
(which is also the Easterly line of Lot 16, Partition Pfat and of McMilfan's Addition,
according to the respective plats thereof on file and of record in the office of the
Registrar of Deeds of Ramsey County, MN, and the true bearing of which line is
South 0 degrees 6 minutes East from the said point of beginning) and along the
extension of said line 1,931.1 feet; thence South 62 degrees 23 minutes West,
144.28 feet; thence South 49 degrees 30 minutes West, 500 feet; thence South 77
degrees 22 minutes West 33.54 feet to the intersection of said last described line
with the Westerly line of Lot 1 S, Partition Plat, extended Southerly, thence North
along the said Westerly line of lot 15, Partition Plat, extended Southerly (the true
bearing of which line is North 0 degrees 6 minutes West) and alonb the said line
2,191.2 feet to the right-of-way of the Chicago, St. Paul, Minneapolis and Omaha
Rail�vay; thence North 44 degrees, 1 minute East along the line of said right-of-way
193.6 feet to the North line of said Section 12; thence East along the North line of
said Section 12 to the place of beginning, excepting therefrom the following
described tract:
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• Commencing at a point of beginning on the Westerly line of Lot 15, Partition
Plat, 1,476 feet more or less North from the granite monument located at the
intersection of said line and the North line of the Levee Road (the said point
of beginning being the point where said Westerly line of Lot 15, Partition
Plat, crosses the Easterly boundary of the right-of-way for stockyard tract
conveyed by M. ). O'Connor and Martin Delaney to St. Pau1 and Sioux City
Railroad Company by deed recorded in 94 of Deeds, page 141); thence
Northeasterly along said Easter!y boundary of said right-of-way, 466 feet
more or less to the North line of said Lot 15, Partition Plat; thence West
along said North line of Lot 15, Partition Plat, 35 feet more or less to the
right-of-way o£ the C. St. P. M.& 0. Ry. Co., thence Southwesterly along said
right-of-way 193.6 feet more or less to the West line of said Lot 15, Partition
Plat; thence South along said West line of Lot 15, Partition Piat, 285 feet
more or less, to the place of beginning,
which lies Northerly of a line dra�vn parallel with the North line of said Northwest Quarter
of the Northeast Quarter, and 218 feet Southerly thereof (Yhe above described being a part
of Lots 15 and 16, Partition Plat);
also Lots 6(except Railroad), 7 and S, Block 14, and Lots 4, 5, 6, 7 and 8, B{ock 15, South
of Railroad in E. H. Hawke's Subdivision to Winslow's Addition to the Town of St. Paul,
• Minnesota Territory, together with so much of Von Minden Street, vacated, as accrued to
said premises by reason of the vacation thereof, and together with so much of St. Clair
Street, vacated, as accrued to said premises by reason of the vacation thereof;
also beginning at the most Northeasterly corner of ). T. McMillan Company's Plat, and the
Southeasteriy fine of the joint railroad right-of-way of the Chicago, Mi{waukee and St. Paul
and Chicago, St. Paul, Minneapolis and Omaha Railroad; thence Southwesterly along the
5outheasterly line of said railroad right-of-way to the South line of Block 15 of E. H.
Hawke's Subdivision to Winslow's Addition; thence West along the South line of Block 15
to the Southwest corner of Block 15; thence North along the West line of said Block 15
and its Northerly extension to the intersection of the Northwesteriy line of the joint railroad
right-of-way of the Chicag�, Milwaukee and St. Paul/Chicago, St. Paul, Minneapolis and
Omaha railroad; thence in a Northeasterly direction along said Northwesterly {ine of said
railroad right-of-way to the intersection with the _Northeast line of Walnut Street and
Southeasterly line of Nill Street; thence Northeast along the Sautheast line of Hill Street to
the Southwesterly line of Chestnut Street; thence Northwesterly along the South�vesterly
line of Chestnut Street to the Southeasterly line of Exchange Street; thence Southwest along
the Southeasterly line of Exchange Street to the Southwesterly line of Walnut Street; thence
Northwesterly along the Southwesterly line of Walnut Street to the Northwesterly line of
West Seventh Street; thence Northeasterly along the Nosth�vesterfy line of West Seventh
Street to the intersection of the Northeasterly line of Kellogg Blvd. and Southeasterly line of
Main Street; thence on a Southeasteriy and Easterly line along Kellogg 81vd. to the
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` Southeasterly line of St. Peter Street; thence Northwesterly along the Southwesterly line of
St. Peter Street to the Southerly line of Fifth Street; thence Northeasterly to the intersection
of-the Northwesterly line of Fifth Street and Northeasterly line of St. Peter Street; thence
Northeasterly a(a�g the Northwesterly line of Fifth Street to the Southwesterly line of Cedar
Street as widened; thence Southeasterly along the Southwesterly line of widened Cedar
Street to the Northwesterfy line of Fourth Street; thence Northeasterly along the
vorth�vesterly line of Fourth Street to the Northeasterly line of Minnesota Street; thence
�orthwesterly along the Northeasterly line of Minnesota Street to the Northwesterly line of
Sixth Street as widened; thence Northeasterly along the Northv.�esterly line of Sixth Street
to the Northeasterly line of Robert Street; thence Southeasterly along the Northeasterly line
of Robert Street to the Northwesterly line of Fifth Street as widened; thence Northeasterly
along the Northwesterly line of Fifth Street to the Southwesterly line of Broad�vay Street;
thence Northwesterly along the Southwesterly line of Broad�vay Street to the intersection of
the Southwesterly extension of the Northwesterly line of Fifth Street; thence Northeasterly
alona Fifth Street and its extension to the Northeasterly right-of-�vay line of Highway 5b
(Lafayette Road); thence Southeasterly along Highway 56 (Lafayette Road) right-of-way to
the tibrtheasterly line of Kellogg Blvd. as widened; ihence Northeasterly along the
Northwesterly line of widened Kellogg Blvd. to the Northeasterly line of vacated Brook
Street; thence Southeasterly along the Northeasterly line of vacated Brook Street to the East
line of the Southwest Quarter of Section 32, Township 29, Range 22; thence South along
the East line of said Southwest Quarter to the Harbor Line on the Northerly line of the
� ,�lississippi River; thence Southwesterly along the Northerly Harbor Line to the
Uortheasterly right-of-way line of Highway 56 (Lafayette Road); thence Southeasterly along
Nighway 56 (Lafayette Road) right-of-way to the Harbor line of the Southeriy side of the
�Vlississippi River; thence Northeasterly along the Southerly Harbor Line to the
Northeasterly corner of Block 17 of Brooklynd; thence Southeasterly along the
\ortheasterly line of Block 17 and its extension, to the Southeasterly line of Alabama
Street; thence Southwesterly along the Southeasterly line of Alabama Street and its
extension, to the centerli�e of State Street; thence Southerly along the centerline of State
Street to the Northeasterly extension of the Southeasterly line of Fillmore Street; thence
South�vesterly along the extension and Southeasterly line of Fil{more Street to the
ti'ortheasterly line of Robert Street; thence Southeasterly along the Northeasterly line of
Robert Street to the intersection of the Northeasterly extension of the Southeasterly line of
Lot 7, Auditor's Subdivision No. 39; thence Southwesterly along the Extension and
Southeasterly li�e of Lot 7, Auditor's Subdivision No. 39 to the Northeasterly line of Lot
12, Auditor's Subdivision No. 39; thence Southeasterly along the Northeasterly line of said
Lot 12, to the Southwesterly line of an easement for South Robert Street; thence Southerly
along the Southwesterly fine of said easement to a line 40 feet Northeasterly of and paraile!
�vith the Northerly line of Tract B of Registered Land Survey No. 366; thence
\orthwesterly along said GO foot line for 975 feet more or less to a point; thence left at
right angles to the Southwesterly line of the railroad Right-of-Way; thence Northwesterly
along the Southwesterly railroad right-of-way to the center of vacated Plato Ave.; thence
Southwesterly along said centerline to the South�vesterly line of Starkey Street; thence
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s i i\orthwesterly along the Southwesterly line of Starkey Street to the Southerly line of new
Plato Blvd.; thence westerly along the Southerly line of Plato Blvd. to the Northeasterly
line of South Wabasha Street; thence Southeasterly along the Northeasterly line of South
��Vabasha Street to the NoRherly extension of the East line of Half Avenue; thence South
along the East line of Hall Avenue to the Northerly line of Prospect Blvd.; thence Westerly
along the Northerly line of Prospect B1vd. to the East {ine of vacated Sellov.�s Street; thence
South along the East line of vacated Bellows Sireet to the foot of the Bluff; thence
Southwesterfy along the Foot of the Bluff to the centerline of Bellows Street; thence South
along the centerline of Bellows Street to the North line of Delos Street, which is also the
North line of Section 7, 7ownship 28, Range 22; thence West along the North line of
Section 7, Township 28, Range 22, to the Northeast corner of Lot 15, Block 198 of Irvine's
Addition; thence South along the East line of Lot 15 for 80 feet to a point; thence West,
parallel with the North line of Lots 15 through 11, said Block 198, to the West line of Lot
71; thence North along the West line of Lot 11 to the Northwest corner of Lot 11; thence
West along the Westerly extension of the North line of Lot 11 to the centerline of Ohio
Street; thence in a Southwesterly direction along the centerline of Ohio Street to the
Southeasterly extension of the Southerly line of Cherokee Avenue; thence Northwesterly
and Southwesterly along the Souther�y line of Cherokee Avenue to the Southwesterly right-
of-way line of Smith Avenue; thence Northwesterly along the Southwesterly right-of-way
line of Smith Avenue and its extension across the Mississippi River to the intersection with
the West line of the Northwest Quarter of Section 7, Township 28, Range 22, which is the
� Southerly extension of the West line of Wilkin Street; thence North along the West line of
Wilkin Street and its extension, to the North�vest line of Spring Street; thence Northeasterly
along the Northwest line of Spring Street to the North line of the Southwest quarter of the
Southwest quarter of Section 6, Township 28, Range 22; thence West along said quarter
quarter line to the Southeasteriy fine of Nil1 Street; thence Southwesterly to the
Northwesteriy corner of Block 1, Northern States Power Company's Plat; thence South
along the West line of Block 1 of Northern States Power Company's Plat to the
Southeasterly line of Hill Street; thence Southwesterly along the Southeasteriy line of Hiil
Street to the Southeasterly extension of the Southwest line of Lot 8, Block 1 of
Rearrangement of Oppenheim's Addition; thence Northwest to the Northwesterly corner of
said Lot 8, Block 1, which is also the Southwesterly line of the joint railroad right-of-way
track of the Chicago, Mi{waukee and St. Paul/ Chicago, St. Paul, M+nneapolis and Omaha
Railroad; thence Southwesterly along said right-of-way line to the Northeasterly line of
Smith Avenue; thence Southeasterly along said Northeast line of Smith Avenue to the
Southeasterly line of Hill Street; thence Southwest along the Southwest line of Hill Street to
the East line of vacated McMillan Street; thence South and Southwest along the east line of
vacated McMillan Street to the East line of J. T. McMillan Company's Plat; thence North on
said East �ine to the North line of Section 12, Township 28, Range 23, to the point of
beginning.
and
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� CommencinQ at the centerline of the intersection of State Street and east Geor�e Street:
thence west along the centerline of east Georae Street to the intersection with a
southeasterly extension of the southwesterly boundary of Hornsby's Rearranaement of Lots
1 2 3 4 and 5 Block 89 of West Saint Paul Proper, thence northwest on a line parallel
with Concord Street for approximatelv 293 feet• thence north for approximately 131 feet to
the centerline of East Robie Street thence �vest to the most ��esterly line Lot 6, Block 72;
thence north for approximatelv 50 feet thence west for approximatelv 35 feet• thence
northwesterly alon¢ a line parallel with Concord Street to the i�tersection with the
centerline of Robert Street thence north alone the centerline of Robert Street to the
intersection with the center(ine of Concord Street thence northwesterlv afona the
centerline of Concord Street to the intersection with a northeriv extension of the most
easterly lines of lot 13 Block 65• thenc south to a point approximatelv l20 feet south of
the most southwesterly line of Concord Street; thence west for approximatelv 50 feet;
thence north for approximately 30 feet; thence west for approximatelv 100 feet; thence
north to the intersection with the centerline of east Congress Street; thence west alon� the
centerline of East Congress Street to the most �vesterlkline of Loi 19, B1ock 55; thence
north to the centerline of Isabe� Street� thence northeasterlv on a tangentia! curve followine
the westernmost pro�ertv line of Lots 1 2 3 4 5 Block 33• thence north to the
southernmost boundary of Lot 7 Block 3 of Auditor's Subdivision; thence west 88 feet to
the southwest corner of Lot 7 Block 3• thence north on a tangential curve alonQ the
westernmost boundaries of Lot� 1 2 3 4,5 6 7, Block 3 and Lot 21, Block 2; thence east
� ao�roximatelv 20 65 feet• thence northwesterlv on a tangential curve on the �vesternmost
boundary of Lots 1 throueh 20 of Block 2• thence north along the western boundary of Lot
1 Block 2 75 feet• thence west along the southern boundarv of Lots 1.2 3.4, Block 7;
thence west 15 feet to the Lot s�lit of Lot 8 Bfock 7� thence north approximately 94.61
feet• thence northeast 58 de�rees 24 minutes (or foota�e) to the centerline of Wabasha
Street: thence southlsoutheasterlv a4on� the Centerline of Wabasha Street to the
northernn�ost to the intersection of the centerlines of Wabasha Street and Colorado Street:
thence southeast aoproxiamatefv 300 feet afon� Wabasha Street to the intersection of the
centerline of Wabasha Street and Concord Street; thence east approximately 302.49 feet:
thence south �p�roximatelv 50 feet• thence east approximatelv 150 feet� thence north
a�proximateiv 50 feet• thence east aoqroximatelv 60 feet• thence south alona ihe vacated
centerline of Livin�ston Street 425 feet• thence east approximately 240 feet; thence north
approximately 230 feet• thence �vest to the southwest corner of Lot 6. Block 36� thence
north aporoximat� 50 feet• thence east approximatelv 190.06 feet to the centerline of
Robert Street• thence north alon�the centerline of Robert Street 250.07 feet: thence �n�est
aqproximately 190 feet• thence north approximatelv 339 67 feet to the centerline of Wood
Street thence east to the intersection of fhe centerlines of Wood Street and Robert Street;
thence north aloi� the centerline of Robert Street 60 feet thence east alone the tangential
line of The northern parcel line of �ots 1 and 2 of Block 17 to the centerline of the vacated
Clinton Avenue� thence south 50 feet alon�the centerline� thence west apqroximately 90
feet• thence south ap�roximate{v 210 feet to the centerline of Co{orado Street; thence west
62 feet• thence south approximatelX 130 feet� ihence west approximatelv 20 feet; thence
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� south approximatelv 170 feet; thence east to the centerline of Clinton Street; thence south
approximately 160 feet; thence west approximately 196.48 feet: thence south to the
centeriine of East Coneress Street: thence east to the intersection with the centeriine of the
all� in Plat .01364 West Saint Paul Blocks 1 through 99. Block 66: thence south afon� the
centerline of said allekto the northern boundarv of Plat .01364 West Saint Paul Blocks 1
throu�h 99, Block 71; thence east to a point approximatelv 91.7 feet from the eastern
boundary of Plat .01364 West Saint Paul Block 1 throueh 99. Block 71; thence south to the
intersection with the centeriine of Concord Sireet: thence southeast alon�the centerfine of
Concord Street approximatelv 25 feet: thence east/northeasteriv on a tan�ential curve to
the centerline of the Clinton-Robie Connection; thence southeasterl�along said centerline
to the intersection of the centerline of Ada Street: thence southwest alone said centerline
160 feet to the centerline of the allev in Plat .01169 Bell's Addition to West Saint Paul.
Block 16: thence southeast alone said centerline to the intersection with the centerline of
Bancroft: thence continue the line of said alley qarallel to Concord Street to the centerline
of Brown Street: thence south o� the centerline of Brown Street to the intersection with the
centerline of the vacated Prescott Street; thence northwest alone said centerline to the
intersection with the center�ine of Bancroft Street; thence northeast alon� the center{ine
173 feet thence west alon¢ the southern boundaries of Lots 1 throueh 7 Block 2; thence
northeast approximately 75.11 feet; thence west approximately 94J8 feet� thence
southwest approximately 23.37 feet; thence west approximately 150.25 feet; thence south
approximatelX 84.81 feet; thence west to the centeriine of State Street; thence northeast
� approximately 295 feet: thence west approximately 106 feet to the western boundary of
Lot 3, Block 93; thence north to the centerline of East Georg,e Street, thence east to the
intersection with the centerline of State Street, the point of be i�'nning_
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• B. BACKGROUND
The Riverfront Redevelopment Project Area is located in and near downtown St. Paul, on
the north and south shores of the Mississippi River. The Mississippi River is the city's
birthplace, a�d dominant natural feature. Throughout the history of Saint Paul, the river has
determined the extent and nature of the city's gro�vth, development and
geographideconomidsocial climate.
For the past several decades, the prominence of the riverfront as an economic and social
center has deciined. The city has grown 'up and away' from ihe riverfront as the
importance of the port function has changed with technological advances in transportation
and industrial processes, and as the focus of the regional economy has changed from
manufacturing to services.
The present conditions of use and development reflect the deterioration that one would
expect as the city looked elsewhere for development opportunities. The entire downtown
river corridor is characterized by farge areas of neglected vacant and underutilized land,
transportation networks and facilities that are functionally obsolete, and inefficient labor-
extensive activities that waste the potential of inherently vafuabfe land. Public
improvements have deteriorated; are inadequate to serve demands; and in some cases are
potentially hazardous. Both public faciiities and remaining private structures present severe
. barriers to access and use of the shoreline; environmental conditions are such that make
public use and appreciation of the river difficult.
Such a condition is generally incompatible with contemporary public objectives which
consider the Mississippi River the city's most unique natural attribute, to be enhanced as a
resource of aesthetic, ecological, cuitural and economic importance.
Without positive intervention, the downtown riverfront is unlikely to fulfill its public
potential. Current patterns of land use and economic attrition are Vikely to continue. Private
reinvestment needs will not be met. New development will be hampered by poor soil
conditions, lack of infrastructure, fragmented property ownership, and perhaps most
importantly, a public perception of the area as one in decline.
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C. PREVIOUS AND CURRENT EFFORTS
Since 1960, there have been several efforts by the City of Saint Paul to plan for and direct
change in the Project Area.
Several Redevelopment Plans and Commercial and Industrial Development Projects have
been prepared under provisions of Chapter 469 of Minnesota Statutes, and approved for
areas of the city that inciude smalf portions of the Riverfront Redevelopment Project area.
These include:
- Riverview Renewal Project (R-26): 1963
- Riverview Industrial Project: 1964
- Upper Levee Renewal Project (R-3): 1958, rev. 1965
- West Seventh Neighborhood Devefopment Project
- Seven Corners Neighborhood Development Project
- Downtown Urban Renewa) Project (R-20): 1963
- Central Core Neighborhood Development Project
- Seventh Place Redevelopment Project: 1978
(W. of Robert StJ
(E. of Robert St.)
(Minn. A-1-7):1973
(Minn. A-1-6): 1973
(Minn. A-1-5): 1973
Because of the incremenial nature of past efforts and the fractured approach to establishing
redevelopment districts, the Riverfront Project Area is not addressed comprehensively.
Consequently, this Redevelopment Plan incorporates and supercedes those portions of
previously approved redevelopment plans (identified above) that lie within the Project
Area described in Section A of this plan.
The above-referenced redevelopment pians have resulted in one significant change in the
Project Area. Riverview Industrial Park was established.
Riverview Industriai Park is a project resulting from the combination of the Riverview
Renewal Project and Rivervie�v Industrial Project cited above. It consists of 190 acres
within and adjacent to the Project Area. it was established after continual spring flooding
had made the housing that �vas originally locaied there untenable. From 1957-64, the Saint
Paul Port Authority purchased and cleared the land. The existing floodwall �vas constructed
in 1962, after which site development began. In 1965, the area was subjected to a record
flood. The land within the floodwall remained dry, and the success of Riverview Industrial
Park was assured. Since then, Riverview has been one of the city's most productive
industrial parks. Of the original 190 acres, fess than 7% remains avaiiabie. Employment
currently exceeds 6000 (1987 figure).
In 1980, the Saint Paul City Council adopted the Saint Pau( Mississippi River Corridor Plan
as a component of the Comprehensive Plan of St. Paul. The River Corridor Plan established
city objectives, policy and general recommendations for the treatment of the entire river
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• valley, including the Riverfront Redevelopment Project Area. Since 1980, it has
periodically been amended, and in fact, is being amended concurrently with the adoption
of this Redevelopment Plan. The River Corridor Plan, as amended, remains the most
definitive city statement of riverfront deve�opment objectives.
ln 1985, the single most important private investment decision was made in the Riverfront
Redevelopment Project Area, when American Hoist & Derrick Company (Amhoist)
abandoned its primary administrative, research, development, manufacturing and assembly
facilities. These facilities (commonfy referred to as the 'Amhoist Plant') are located in an
unintegrated complex of 14 buildings, occupying 50 acres that dominate the south shore of
the river. The buildings range in age from 9-87 years, with a �veighted age of 51 -r years. In
abandoning the plant, Amhoist cited the deteriorated condition and functional
obsolescence of the entire plant and site as its primary reasons for relocating.
Adjacent to the Amhoist property, a chemical tank farm owned by the Union Oil Co., and
1930's vintage industrial bu+ldings once owned by Technical Sealants Co., are vacant, idle,
and marked as potentially hazardous. These sites, plus broken and unused railroad
trackage that bisect them, are symptomatic of the obsolescence of riverfront-dominated
industrial and transportation uses.
On the north (downtown) side of the river, redevelopment efforts to revitalize the riverfront
� have been piecemeal. In 1957, Shepard Road was constructed in the Project Area. This
single public works pro}ect completely changed the nature of the riverfront by introducing
a major traffic artery that cut off the river from the rest of the city. in addition, it created
new access for an emerging industriai area on the fringe of the Central Business District. fn
conjunction with building the road, the City created the Upper Levee Renewal Project in
1958, to clear continually flooded residential areas west of Chestnut Street, and replace
them with flood-protected industrial sites.
In the most visible site development case, Kaplan Scrap Iron & Metal Co. �vas relocated
from the Riverview area across the river to the Upper Levee in 1965. Since then, the
Kaplan operation has been the subject of numerous complaints regarding noise, odor,
visual pollution, and damage to city sewers. In response to these ongoing aggravations, the
HRA' acquired the property in 1985 for purposes of clearance and making the site
available for redevelopment.
Adjacent to the Kaplan's site, the HRA has secured a long-term option for purchase of the
Harvest States Cooperatives' Chestnut St. Grain Terminal. The grain elevators and terminal
operations have been declared surplus by the owner, citing obsolescence of the facility for
contemporary grain shipment processes. Earlier, in 1980, Harvest $tates demolished
approximately half of the grain storage silos on the site because they were unused,
unmaintained, and considered a safety hazard.
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• East of Harvest States' termina) is the site of former Industrial Steel Container Corporation.
The plant had been on the site for over 40 years, manufacturing and reconditioning metal
barrels and containers. In 1970, the HRA purchased the site for purposes of removing a
blighting influence and an impediment to potential roadway improvements. Soi1
contamination ��as discovered on the site.
On the other end of downto��n, the riverfront is dominated by the Union Depot. The
former train station is composed of an extremely large headhouse, concourse and train
platform covering over 6 acres at the city's orig+na! riverfront steamboat landing. In its
heyday, the Depot serviced over 60 trains per day. By the early 1960's, however, train
service had c7ramatically declined in St. Paui and across the country.
The consortium of railroads v��hich owned and operated the depot (known as the Saint Paul
Union Depot Company) oversaw its closing. Throughout the 1960's and 1970's, the Union
Depot Company declined to improve the depot, and slowly dismantled it. Small subareas
�vere leased for storage and parking. In abandoning and neglecting the massive depot, the
railroads left the city with a blighting influence on the riverfront.
In 1982, the Union Depot Co. sold the headhouse to Asset Development Services, a
commercial developer which proceeded to renovate the headhouse. This project has
instilled new activity into the area, and is the bas+s for anticipated continued private
� investment interest. Nevertheless, the site remains isolated from the riverfront by railroad
right-of-way and Shepard-Warner Road.
In 1984, the City embarked on a program entitled the "Riverfront Initiative," an energetic
and comprehensive effort to reclaim the riverfront from its current condition, and to
implement physical and programmatic changes that reflect public objectives identified in
previous activities. To oversee this effort, and to advise the Mayor and City Council on
appropriate actions, the City Council established ihe Saint Pau) Downtown Riverfront
Commission. Since its inception in 1984, the Riverfront Commission has actively engaged
in current riverfront issues.
In 1986, the Riverfront Commission comp(eted and recommended to the City Council a
detailed riverfront redevelopment strategy. This strategy, entitled the Saint Paul Riverfront
Pre-Deve(opment Pian, suggested severaf long-term and short-term public and private
actions which �vould stimulate redevelopment. It clarified redevelopment objectives, and
detailed specific actions the City can take to initiate the redevelopment process in a timely
manner. Currentiy, the City of Saint Paul is using this plan as the basis for amending the
city's Comprehensive Plan, and as a guide in preparing this Redevelopment Plan. As a
result, the City is planning to undertake several significant activities which are identified by
the Riverfront Commission as important.
In 1984, the US Army Corps of Engi�eers proposed to upgrade the floodwall and levee
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• protecting Riverview Industrial Park by increasing the height of the flood control structures
four feet. This project, presently authorized by Congress, is currently being considered for
funding. It is a significant public works project that will increase flood protection to
existing and planned development.
In addition, the City has initiated efforts to reconstruct Shepard Road to alleviate original
design shortcomings that have contributed to excessive numbers of traffic accidents. As a
part of the requisite Environmental Assessments of this project, alternative road alignments
and configurations are being considered. In conjunction with the reconstruction of Shepard
Road, the city has received a commitment from the Federal I Administration to
contribute funds from the Great River Road program to realign and rebuild portions of
Warner Road in the vicinity of Lambert Landing. This will also contribute to improvements
in the safety and aesthetic characteristics of the road on the riverfront.
In 1984, the City estabiished the Riverfront Enterprise Zone, which encompasses most of
the project area. Authorized under Minnesota Statutes, Sec. 273.13 (rev. 1983) and
approved by the State of Minnesota, the Enterprise Zone allows for individuals or
companies making investments to quaUfy for combinations of several types of state and
local tax credits. To date; four companies have invested over $3,000,000 in industrial and
commercial projects in those portions of the Enterprise Zone located within the project
area.
• The current condition of the important riverfront sites, plus the opportunities presented by
the City's announced initiatives to upgrade public facilities and to promote ne�v investment
along the entire downtown riverfront, dictate the need for a comprehensive redevelopment
effort based on an updated redevelopment pfan for the project area.
Since the Redevelopment Pfan was originally adopted in 1987, there has been very fittle
private investment in the West Side Flats area. Despite significant public investment,
primarily in the form of the riverfront levee and esplanade (approximately $15 million), the
private sector has not responded. Private lands that were vacant have remained vacant,
and there has been neglect and demolition of buildings over the last 15 years.
I� the early 1990s, riverfront and downtown revitalization became much more a part of the
community's agenda. Like cities throughout North America, Saint Paul began to recognize
the Mississippi River as a well-spring of community pride, identity, vitality and investment.
With significant acquisition and clearance completed, the time was right to reinvest in
downtown and the central riverfront, and to start to create new neighborhoods with a
unique relationship to the river.
In 1997, the Saint Paul on the Mississippi Development Framework was released to guide
planning, urban design and development activities in a four-square mile portion of
downtown Saint Paul and the central riverfront between the High Bridge and the Lafayette
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• Bridge. The result of a three-year planning and community input process, the Framework
lays out a vision for downtown and the central riverfront that: reconnects the city to the
Mississippi River; increases the variety of land uses in these areas, especially in terms of
adding residential units; integrates land uses to create new neighborhoods that are less
dependent on the car; restores the urban ecology; and converts former industrial areas
along the riverfront to new mixed-use urban viflages. The Frame�vork contains ten
principles to guide new development in downtown and along the central riverfront, as well
as precinct plans that apply the ten principles in four sub-areas (Rice Park-RiverCentre,
Wabasha Corridor, Upper Landing and West Side). Most relevant to the Riverfront
Redevelopment Project Area is the Framework's call for a mixing of land uses in compact
urban villages (rather than isolating them into separate districts) and a diversifying of the
range of uses within each new neighborhood. In 1998, the City Council endorsed the
Framework's ten principles as the basis for the City's development policy for the
downtown-central riverfront project area.
Adopted by the City Council in 1999, the Land Use Plan chapter of the Saint Paul
Comprehensive Plan officially made the ten principles the basis for future land use
planning and development in downtown and along the central riverfront. Many of the
areas within the Riverfront Redevelopment Project Area were identified as new mixed-use
urban villages, with streets that accommodate transit, bikes, pedestrians and cars; buildings
and land uses that engage the street and increase pedestrian activity; public access to the
• riverfront; and a range of land uses within smaller neighborhoods that are connected to
one another and to the river.
Also in 1999, the City worked �vith West Side community representatives, property
owners, residents, architects, urban designers, the Saint Paul Riverfront Corporation, Saint
Paul on the Mississippi Design Center, Port Authority and Capital City Partnership to
prepare a long-term vision for a 45-acre portion of the West Side Flats lying between
Robert and Wabasha streets, the Mississippi River and Plato Boulevard, based on previous
�vork in the Framework and West Side Precinct Plan. This vision is contained in the West
Side Flats Development Strategy, and proposes a mixed-use compact urban village with
visual and physica{ access to the river; a restored historic neighborhood street grid that
provides urban-scaled development parcels and multiple street access points; an open
space network to link adjacent uses and neighborhoods and add value to development
parcels; improved streetscapes; and a mix of uses, with predominantly commercial
activities along Robert and Wabasha and predominantly residential uses on internal blocks
oriented to a linear open space along the existing rail corridor. ln 1999, both the City
Council and HRA endorsed the West Side Flats Development Strategy as the overall vision
ior the future development of the area between Robert, Wabasha, Plato and the Mississippi
River.
In 1999, the Riverview Commercial Corridor Revitalization ProQram was created by
ne�hborhood reoresentatives, in partnership with the City to guide redevelooment in the
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• Concord Street commercial corridor on the City's West Side, now referred to as the
"District del Sol". This plan outlines a vision for revitalizing the District dei Sol
commercial corridor throu�h mixed use redevelopment, with design euidelines to euide
such redevelopment, and a streetscape enhancements pro�ram to enhance safety
connections and the overall character of the District del Sol. In 2001. the City Council
adooted the Riverview Commercial Corridor Revitalization Program as an element of the
Com�rehensive Plan. The District del Sol encompasses Concord Street from the Wabasha
caves to Lafayette Road (Hiehway 52), extends north on Robert Street to Wood Street and
extends south on Wabasha Street to Congress Street.
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• D. DEVELOPMENT OBJECTiVES
The objectives of the Riverfront Redevelopment Project are based upon the policy
directives of the Saint Paul Comprehensive Pfan and the Saint Pau/ Mississippi River
Corridor Plan. Both documents were prepared by the St. Paul Planning Commission and
adopted by the City Council. Objectives generaily include:
1. To protect and preserve the Mississippi River Corridor as a unique resource
that benefits the citizens of the city and region.
2. To maintain the river corridor's value and utility for residential, commercial,
industrial and recreational functions;
3. To preserve the river corridor's biological and ecological functions;
4. 7o enhance the river corridor's aesthetic, cultural, scientific and historic
attributes;
5. To develop an economic value for the downtown riverfront, �vhile insuring
the preservation of its natural and aesthetic characteristics;
6. To stimulate private investment and reinvestment along the do�vntown
riverfront; and
7. To increase the tax base and job-producing capacity of the riverfront in
do�vntown.
Furthermore, the primary purposes of this Redevelopment Plan, as recommended by the St.
• Paul Riverfront Commission in the St. Pau! Riverfront PreDevelopment Plan, are:
1. To eliminate and/or ameliorate the adverse physical and environmental
conditions ihat exist in the Riverfront Redevelopment Project area, and to
prevent the spread of such detrimental conditions within and without the
pro}ect area;
2. To improve the attractiveness and desirability of the area as a place in which
to live, work, shop and/or secure cultural and recreational enrithment;
3. To re-establish viable residential neighborhoods on the riverfront by creating
opportunities for, and attracting, new housing and residential services;
4. To maintain and strengthen employment and services by attracting
institutions, high-tech industrial and office space, personal and professional
services; by retaining and attracting regional cultural and entertainment
attractions;
5. To create an attractive pedestrian-oriented piace in which people are able to
enjoy personal or social interaction, and where public access to and along
the riverfront is maximized;
To provide the public improvements necessary to stimulate private
investment and reinvestment in the project area, and to make private land
more marketable, usable and valuable;
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• 7. To develop the Riverfront Redevelopment Project in a manner that conforms
to the city's Comprehensive Plan, and complements the existing
attractiveness and future development of nearby areas, most particularly the
West Side, the Central Business District, Lowertown, and the West
Seventh/Fort Road neighborhood; and
8. To utilize public financial resources in a manner that conforms with the
city's adopted capital allocation and tax policies.
Implementation of this Plan will be undertaken by providing for incentives and land use
controls that encourages sound development that is consistent with the needs of the
community as a whole, and is supported by types of market growth that can reasonably be
expected in Saint Paul.
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• E. REDEVELOPMENT TECHNIQUES
This plan envisions the permitted use of all techniques or powers authorized through
applicable statutes by the City, HRA, Port Authority, or other public agencies as
appropriate and necessary to carry out the implementation of this Pfan. No provision of the
Plan is to be taken to limit the full exercise of these powers. The following techniques are
cited as examples of ineans to achieve the objectives presented in Section D above:
1. SUPPORT PRIVATE INITIATIVES
As a primary course of action, the HRA and the City will promote and support those
initiatives by property owners or other persons in control of project sites to market,
develop, redevelop, rehabilitate or otherwise improve their property in accordance with
this plan. Private initiative and investment is the preferred means of achieving the
objectives of this plan, and will be encouraged. The HRA or the City may, without
acquiring property, enter into agreements �vith property owners or other persons in control
of project sites which identify specific private responsibilities for the improvement of sites,
and will seek private guarantees to undertake redevelopment in accordance with this Plan.
To induce such agreements, the HRA and the City will provide for, or cause to provide for,
the followi�g, as is �ecessary and appropriate:
• a. ADMINISTRATION of those public processes and requirements deemed
necessary to suppori or allow developmendredevelopment of property to
occur in accordance with this Plan. If applicable and advisable, the HRA and
the City will provide assistance to deveiopers to aliow them to take
responsibility for administrative activities. These include, but are not (imited
to:
- Coordination of project activity, financing and review with human
service agencies, citizen participation entities, and other state,
regional and federal government agencies;
- initiation of vacations, rezonings, dedication of pubiic rights-of-way,
or other public actions as may become necessary to implement this
Plan, in accordance with state and local statutes. This will be
undertaken by the HRA or the redeveloper.
- Provision of standard municipal services to adequately insure public
health, safety, and welfare;
- Enforcement of building codes, design controls, site covenants,
provisions to insure compliance with state and locaf requirements
relating to non-discrimination, income levels, environmental quality,
faithfu! performance, and any other public objectives relating to the
purchase, development, improvement or use of the land;
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� - Property exchanges.
b. PUBLIC IMPROVEMENTS, as needed to provide for adequate public access
to and use of riverfront space and project sites. These include, but are not
limited to, installation/construction/reconstruction of streets, parkways,
utilities (mainline coflection systems), parks, walkways and traiis, bridges,
flood control structures, and other public improvements or facilities as
necessary or desirable to carry out the objectives of this Pian.
Public improvements will be undertaken in phases (of time and location) that
coincide with and promote rational development patterns. Costs of such
improvements may be assessed to the sites served by them.
c. FINANCING to provide affordable sources of financing to private companies
involved in developing components of this Plan. There are several financing
mechanisms that can be used as appropriate to accomp{ish the objectives of
this Plan. They include, but are not limited to:
- Tax Increment Financing
- Industrial Development Revenue Bond Loans (Taxable or Tax-Exempt)
- Other Revenue Sond Loans (Taxab{e or Tax-Exempt)
- Housing Revenue Bond Loans
� = Mortgage Subsidy Bonds
Urban Development Action Grant (UDAG) Loans
- Acquisition/Lease/Sublease
- Land Lease
- Equity Participation
- Development and Rental Assistance Payments
- Interest Rate Reduction
- Implementation of statutory authority for creation of projects and
undertakina of activities where it is appropriate to use other financing
methods.
in selecting methods of project finance, the HRA and the City wili take into
account the forms of other assistance available and negotiate with individual
developers so that a method can be chosen which provides sufficient
incentive for the developer to create a quality product.
2. LAND ACQUISITION
As an alternative and/or complementary redevelopment technique, the HRA or the City
may choose to acquire certain property, as authorized under Minnesota Statutes.
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� Acquisition of property will be considered when such property is found to have any of the
foliowing characteristics:
a. Blighted areas, buildings, and other real property, where removing such can
remove, prevent or reduce blight or the causes of blight;
b. Open or undeveloped land blighted by virtue of conditions which have
prevented normal development by private enterprise;
c. Underused or inappropriately used land which may be converted to oiher
uses recommended by this Plan at a reasonable cost without major clearance
activities;
d. Land necessary to complete parcels which would be suitab�e for
development;
e. Lands or property deciared to be unsafe or otherwise hazardous to public
health and safety;
f. Other real or personai property as necessary to accomplish the objectives of
this Plan.
Acquisition of property wiil be undertaken in strict adherence to state and federal statutes
(as applicable) governing procedures for such activity, including the provision of relocation
services, assistance and benefits in accordance with Minnesota Statutes Chapter 117.
3. SITE PREPARATION
� The HRA or the City will undertake or cause to undertake those actions deemed necessary
to prepare acquired sites for redevelopment. These include, but are not limited to:
a. Demolitio�, removal or rehabilitation of buildings and improvements;
b. Activities to correct adverse characteristics of the land, soil or subsoil
conditions, unusable subdivision or plat of lots, inadequate access or utility
service, flood protection, or other development-inhibiting conditions;
c. Activities deemed necessary or desirable to remove, reduce or prevent other
blighting factors and causes of blight;
d. Other activities deemed necessary or desirabfe to improve and prepare sites
for development rehabilitation or redevelopment for uses in accordance with
this Plan;
e. fnstaflation, construction or reconstruction of streets, parkways, utilities,
parks, waikways and trails, and other public improvements or facilities as
necessary or desirable for carrying out the objectives of this Plan;
f. Provision of relocation services, assistance and benefits in accordance �vith
Minnesota Statutes Chapt. 117.
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� 4. LAND DISPOSITION AND IMPROVEMENT AGREEMENTS
The HRA and the City will sell, lease, or otherwise dispose of acquired property at fair use
values in accordance with the requirements of applicable laws and plans, and subject to
purchaser's contract obligations, by any or a combination of the following methods:
a. After clearance and/or provision of site improvements;
b. After rehabilitation at its fair market or reuse value so improved;
c. Without clearance, to rehabilitate, clear, or otherwise improve the property
for the purposes and accordance with the objectives and requirements of this
Plan;
d. To public bodies for the purposes of providing public improvements or
supporting facilities.
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� F. GENERAL LAND USE PLAN
Predominant land uses and related elements of the Riverfront Redevelopment Project shall
be in accord evith the objectives of the Comprehensive Plan of the City of Saint Paul. A
description of intended purposes and character of each follows. Proposed general land
uses are shown on Map B.
1. PUBLIC OPEN SPACE
It is a highest priority to reanimate the riverfront by promoting those activities and facilities
which make the riverfront an appealing place for the public at large to visit. The best way
to do that is to develop recreationai opportunities and attractions that encourage public
access to and use of riverfront spaces. The Mississippi River shoreline will be a continuous,
publicly-supported, river-oriented park and trail corridor. It will unite the major elements of
the project area.
Development of public facilities within and adjacent to the trail corridor hill be undertaken
according to site-specific standards, based on the physical capacities and programming
needs of the part+cular site. At a minimum, provision of open space, trails and associated
public facilities shall maximize public access to the shoreline and views of the river and
provide those phys+cal improvements that increase pedestrian comfort, safety and pleasure.
Major components include:
� a. A continuous pedestrian/bicycle TRAIL CORRIDOR, adjacent to the river,
extending from 1 island-Lilydafe Park to the Pier Foundry site on the
south shore of the river, and from Randolph Street to Warner Road on the
north shore. Plazas, commemorative markers, and other elements w�ilf be
provided as appropriate.
b. "UPPER LANDING $ITE", a passive open space extending eastward at th�e
river from the foot of Chestnut Street, to provide for a focal point at the site
of the historic Upper Landing, to enhance the historic and physical
connection between the landing and adjacent Irvine Park and West 7th
Street neighborhoods, and to enhance the entry into downto�vn along
Shepard Road.
c. KELLOGG MALL, to continue as a major bluff-top park, promenade and
look-out on the north side of the river. The bluff-face overlooking the river
offers extraordinary opportunities to extend the use of the park, both
physicaliy and seasonally, if it were enclosed, reconfigured, and terraced to
the river below.
d. LAMBERT LANDING, to provide for pedestrian movements and trail
connections to upstream and downstream parks, a plaza, and a servicable
landing for commercial and pleasure boats.
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2.
e. "IAND{NG PARK", a broad expanse of passive open space on the eastern
fringe of Lowertown, adjacent to tne river, to increase public access to the
landing, and to create a more gracious entry to the city on Warner Road.
f. HARRIET ISLAND, to continue to be the major urban open space of the
do�vntown riverfront, providing tne variety of active and passive recreational
uses and opportunities consistent �vith its setting and designation as a
regional park.
g. NAVY tSLAND, to continue to provide passive open space on the city's only
true island.
h. Private{y developed open space, zs may be required by land sale and
development contracts.
PUBLIC FACILITIES & UTILITIES
There are several facilities on the riverfront that serve a city-wide population. As such, they
provide services that enhance the economic, social, cultural, recreational and educational
6ase of the city. As necessary, they will be improved to accommodate pro}ected demands
upon them, and/or to extend their useful life. They include:
a.
b.
c.
�
The floodwail/levee flood-control structures;
Sidewalks, bridges and roads;
The Civic Center parking ramp;
Water, sewage and drainage systems;
District heating.
Other facilities will be encouraged as activity centers, to be developed publicly or in
conjunction with private ventures:
a. Marinas and marina services;
b. Facifities for exhibition, public entertainment, research, teaching,
museum/aquarium or other institutional. purposes;
c. Parking facilities required to serve predominant uses;
d. Commercial recreation and navigation servicing facilities;
e. Commercial uses in limited amounts, intended primarily to provide service
to the predominant public user, such as food and beverage establishments,
vending, etc.
RESIDENTIAL
One of this Plan's primary objectives is to provide for land use patterns that reintroduce
residential neighborhoods to the riverfront. Market study and planning analysis indicate
that housing is a private development initiative that offers most opportunity to achieve
development in accordance with the objectives of this Plan, and which would create
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conditions that entice other preferred development.
The types, amounts and prices of various housing units wiil a11 depend on prevailing
market and finance conditions at the time specific projects are conceived. Sites for
residential projects are recommended as follows:
a. In the SOUTHBANK INLAND AREA, in the vicinity of Harriet island Park, on
a site roughly bounded by Water Stand Plato Bivd., west of Wabasha St.
b. At the LOWER LANDING, where new development utilizing air rights over
the railroad should be encouraged and include housing in conjunction with
office, commercial, hospitality and entertainment elements. Where
appropriate, adaptive reuse of the depot concourse and other significant
structures should be considered.
c. On the north shore of the river, at the iJPPER LANDING, where a new
residential site would be established in the area west of Chestnut St. and
below the bluff, by realigning Shepard Road to remove the roadway from the
shoreline between Chestnut St. and the NSP High Bridge power plant.
d. In the vicinity of the Civic Center, on a site bounded by Fort Road/W. 7th St.,
Kellogg Blvd., Exchange St., and Walnut St., where new development wiil be
encouraged and include housing in conjunction with office, commercial,
entertainment and hospitality elements.
�
4. COMMERCIAL: RETAIL & OFFICE
To a iarge degree, development of retaii and office space will occur as a market response
to other population generators such as housing and other regional attractions. Most iiicely,
this response �vill manifest in a combination of rehabilitated existing buildings and
development of newly-constructed buildings to accommodate 'special opportunities' such
as restaurants, a single-owner headquarters compiex, convenience commercial services, or
smaller offices that prefer to be located close to, but not in, the Central Business District.
Sites for commercial (office and retaii) space are recommended as follows:
a. At the LOWER LANDING, where new development utilizing air rights over
railroad property should be encouraged, and should include commercial
space in conjunction with housing, hospitality and entertainment elements.
Where appropriate, adaptive reuse of the depot concourse should be
considered.
b. At the UPPER LANDING, between Shepard Rd., Chestnut St., Exchange St.,
and Kellogg Blvd.
c. In the vicinity of the Civic Center, on a site bounded by Fort Rd./W. 7th St.,
Kellogg Bivd., Exchange St., and Wainut St., where new development will be
encouraged and include commercial space, hospitality and entertainment
elements in conjundion with housing.
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• d. Aiong the river, on a site bordered by Robert St. on the west, Fillmore Ave.
on the south, and the Pier Foundrv site on the east, including the site of the
existing office building on the northtivest corner of Robert St. and Fillmore
Ave.
5. INDl1STRiAL
New industrial development or expansion of existing uses will be encouraged at higher
empioyment densities and construction concentrations than currently exist on the sites.
Prime sites for additional industrial development are:
a. At the UPPER LANDING, in the area roughly bound by the existing NSP
High Bridge plant, the river, a realigned Shepard Rd. (west of Chestnut St.)
and the existing bluff;
b. At the far-eastern end of the AMHOIST SITE, in the vicinity of the Lafayette
Sridge.
6. MIXED USE
Areas designated as MIXED USE should be developed with a mix of residential,
commercial, recreational, civic and open space uses. To the greatest extent possible and
where appropriate, these uses should be arranged in an "urban village" with a traditional
� urban street grid; compact block pattern; variety of experiences within walking distance of
one another; strong pubiic realm; medium-to-high densities but low-to-medium heights;
connection to transit; buildings that frame the street and respect the neighborhood context;
and (and uses that are truly integrated within a bu+lding, parcel or block. This is pernaps
the most flexible land use district in the Riverfront Redevelopment Project Area, with the
express purpose to mix land uses within an area rather than isolate them into separate
districts. The predominant �and use will vary by sub-area. Sites for mixed-use
development are:
a. On the south shoreline of the river, in the area bordered by Wabasha Street
on the west, Plato Boulevard on the south, Robert Street on the east and the
river on the north. On this site, the urban street grid shouid be re-
established; new open spaces and pedestrian connections should link the
neighborhood to adjacent uses and neighborhoods; visual and physica!
access to the river should be provided; and a variety of residential, office,
civic, educational, retail and entertainment uses should be deveioped.
b. On the south shore of the river, along Wabasha Street to Plato Boulevard,
including sites west of Wabasha Street on Water Street, and on the upstream
end of Navy Island.
c. On the south side of Plato Boulevard between Starkey Street and Robert
Street to the southerly limits ot the Redevelopment Project Area.
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� d. In the District del Sol commercial corridor �vhich runs alon Concord Street
from Wabasha Street to Lafavette Road (Highwav 52) extends north on
Robert Street to Wood Street and extends south on Wabasha Street to
Congress Street.
7. VEHICULAR CIRCULATION
Major vehicular access to and through the Project Area will take place on existing
roadways. Major streets, to be maintained and improved as appropriate, are: Chestnut
Street, Kellogg Boulevard, )ackson Street, Sibley Street, Wabasha Street, Robert Street, and
Plato Boulevard.
Shepard Road and Warner Road (between Randolph St. and Childs Rd.) will be redesigned
and rebuilt to improve engineering characteristics and traffic safety. The City will
investigate advisable ways of realigning segments of these roads to provide additional
shoreline space along the north shore of the river.
The final decision on the alignment of Shepard Road and its intersection with Chestnut
Street may have impacts on the reasonable and appropriate redevelopment of the Upper
Landing site. When the alignment and intersection decisions have been made, the reuse of
the Upper Landing will be evaluated by the City and the HRA, in conjunction and afier
consultation with the appropriate District Council, the Riverfront Commission and the
� Planning Commission.
As properties are developed, public collector roads and private access roads will be
established. Ail streets (collectors and internal circulators alike) will be treated with
appropriate landscaping, lighting, signage, resdoverview stops wiiere advisable, and other
materials to establish a pleasant character. Costs for such improvements will be assessed as
appropriate.
8. DESIGN CONTROLS
The HRA will develop detailed Design Controls that address specific consideraYions of
exterior design on each site, and will arbitrate design discussions. The Design Controls are
not intended to dictate specific design solutions or inhibit design freedom. Rather, they will
be used to insure an integrated and mutually supportive approach in the development of
subareas, and to insure a consistentiy high level of design quality throughout the riverfront.
As a component on the St. Paul Riverfront Pre-Development Plan, the St. Paul Riverfront
Commission prepared "Urban Design Guidelines" to support the various planning
decisions and development choices which have been recommended in this Plan. The
Urban Design Guidelines will be used as the basis for the Design Controls. They are
attached as Appendix A.
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� In addition to the Urban Design Guidelines, the Saint Paul on the �'vlississippi
Development Framework and the West Side Flats Development Strategy contain urban
design principles, goals and objectives (regarding environmenta{ context, urban structure,
movements networks and public realm) that should be used in preparing specific design
contro{s for the Redevelopment Project Area.
In addition to the desien controls listed above the Riverview Commercial Corridor
Revitalization Pro�ram contains specific desien euidelines for storefronts new buildings,
and streetscape and landscape within the District del Sol
�
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G.
,
OTHER NECESSARY PROVISIONS TO MEET STATE/LOCAL REQUlREMEfVTS
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NON-DISCRIMtNATION
Every contract for safe, lease or redevelopment of project property will include provisions
against land speculation, require compliance with all applicable state and local taws,
prohibit discrimination or segregation by reasons of race, religion, color, sex, or national
origin in the sale, lease or occupancy of the property, and require that this latter provision
be made a covenant running with the land and be binding upon the redeveloper and every
successor in interest to the property.
The redeveloper must comply with provisions of Sec. 73.03-A of the St. Paul Human Rights
Ordinance on affirmative action employment. Agreement for compliance by the
redeveloper will be asserted in all subcontracts, subcontracts or purchase orders, where the
redeveloper will afso be defined as the "contractor" or "subcontractor" as appropriate.
2. DURA710N OF CONTROLS
The provisions of this Plan respecting land uses and associated regulations and controls
that govern redevelopment will be in effect {or a period of thirty (3Q) years from the date of
approval of this Plan by the City Council of the City of Saint Paul:
3. ADVISORY BOARD
The Saint Paul Riverfront Commission may function as an advisory board to the Council of
the City of Saint Paul and Board of Commissioners of the Housing and Redevelopment
Authority for purposes af advising the Council and Board on the implementaYion of the
Development Program and Redevelopment Plan, and the construction, maintenance and
operation -of the Project and District. The designation of the Commission as the Advisory
Board, and the delineation of ihe scope of advisory powers and duties will be made and
prescribed by future resolution of the Councii of the City of Saint Paul. Approval of this
Plan and Program by the City Council constitutes a statement of present intention to
designate the Riverfront Commission as Advisory Board.
4. EFFECT OF PLAN ADOPTION ON PREVIOUS REDEVELOPMENT PLANS AND
DISTRICTS
Adoption o{ this Plan will have the following efFects on previous redevelopment plans and
districts:
a. Upper Levee Renewal Project (R-3): rescind the R-3 project and program.
b. Riverview Renewal Project (R-26): amend land use recommendations for
those portions of Riverview Renewal Project that are located within the
Riverfront Redevelopment Project, as described in Section A of this Plan.
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Land use amendments are described in Section F of this Plan.
� c. Riverview Industrial Project, West Seventh Neighborhood Development
Project (Minn. A-1-7), Seven Corners Neighborhood Development Project
(Minn. A-1-6), Downtown Urban Renewal Project (R-20) Central Core
Neighborhood Development Project (Minn. A-1-5), Seventh Place
Redeveiopment Project: Plans for these projects wi(I remain in effect to the
extent that they are consistent with the provisions of fhis Plan. Where they
are inconsistent, provisions o{ this Plan shail control, and affected provisions
of said plans shal! be amended by relevanY provisions o{ this Plan.
5. RELOCATION PLAN
a. Policies and Regulations-A family, individual, business firm, or nor,-profit
organization required to move from property that has been directly affected
by a publiciy sponsored acquisition activity is eligible for relocation
payments to assist in obtaining and moving fo a replacement dweiling or
locaYion in accordance with the provisions and requirements. of the Federal
Uniform Relocation Assistance AcY of 1970, and of Minnesota Statutes, 1984,
Section 117.50. In the event any redevelopment project does not involve
acquisition for a federal or federally-assisted project, nor involve acquisition
within the meaning of Minnesota Statutes, 1984, Section 117.50, the City
elects to provide relocation assistance for families and tenants indirectly.
� It is the intent of the City to provide relocation assistance to each person to
be displaced in locating a suitable housing unit or place of business. The
foliowing services are provided:
- Eligible persons are informed at the earliest possible date as to the
availability of relocation payments and assistance, the eligibility
requirements, and procedures for obtaining such payments.
- The extent of need of each eligible person for relocation assistance is
determined through direct personal interview.
- Current and continuing information is provided on the availability and
prices of comparable sales and rentaf housing, and of comparable
commercial properties and locations.
- lnformation concerning Federal and State housing programs, loans
and other special programs offering assistance is supplied to eligible
displaced persons.
- Other City, property oevner, and referral services concerning housing,
financing, employment, training, heafth, weifare and other assistance
is provided in order to minimize hardships.
- Assistance is provided in completing any required applications and
forms.
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. - Services are provided to insure that the relocation process does not
result in different or separate treatment on account of race, color,
religion, national origin, sex or source of income.
b. Organization and Staffing-The relocation staff is part of the Saint Paul
Department of Pfanning and Economic Development (PED). Supervisory
personnel, relocation advisors, and technical and clerical employees are
responsible for administering the above policies for Federal programs, and
for such other programs as the Section 312 Rehabilitation Program and
acquisitions for Ramsay and Washington Cou�ties. The PED relocation staff
wili work directly with property owners in administering the locaily adopted
Relocation Guidelines.
6. PROVISION FOR PLAN MODIFICATION AND AMENDMENT
This Redevelopment Plan may be amended at any time in the manner provided by law.
The Saint Paul Planning Commission will review all amendments for conformance with the
city's Comprehensive Plan.
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