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272155 WHITE - CITV CLERK �� PINK - FINANCE VV CANAR4 - DEPARTMENT GITY OF SAINT PAUL COURCII B�UE - MAVOR File N 0. ' Council Resolution Presented By Referred To Committee: Date Out of Committee By Date -2- Development District No. 1 and refunding of Development District bonds, and caused a notice of the time, place and purpose of said hearing to be published in the Saint Paul Dispatch and Pioneer - P:ess on November 24, 1978, fixing said public hearing in the Council Chambers, City Hall, Saint Paul, Minnesota, on the 5th day of December, 1978 , at 10 o 'clock a.m. , all in accordance with the requirements of Minn. Stat. Section 462 .521, Subdivision 1; and WHEREAS, pursuant to the aforesaid notice, the Council conducted a public hearing upon the Seventh Place Redevelopment Plan and Project thereby proposed, upon the Project Area Report dated November 22, 1978, Revised November 29, 1978, the Project Financing Plan dated November 22, 1978, Revised November 29, 1978 and December 4, 1978, and Project Relocation Plan, at which hearing a report from the Council Finance, Management and Personnel Committee and testimony was received from all persons interested in the Redevelopment Plan, Project and Financing Plan upon the issues of whether (1) the land in the project area would or would not be made available for redevelopment without the financial aid and to be sought, (2) the Redevelopment Plan will afford maximum opportunity, consistent with the sound needs of the City as a whole, for redevel- opment of the project area by private enterprise, (3) the Redevelop- ment Plan conforms to the Comprehensive Plan For Saint Paul, (4) the Financing Plan is feasible, and (5) the Downtown Development District No. 1 and Program should be rescinded and the Central Core and Seven Corners project area boundaries should be amended. COU[VCILMEN Requested by Department of: Yeas Nays Butler In Favor Hozza Hunt Levine _ __ Against BY — Maddox Showalter Tedesco Form Approved by City Attorne Adopted by Council: Date Certified Passed by Council Secretary BY � gl, 6lpproved by Mavor: Date _ Appro e y Mayor for S m ss'on to Council BY - BY WHITE - CITV CLERK �1L�� PINK - FINANCE GITY OF SAINT PALTL Council ��,� �r CqNARV - DEPARTMENT � BL�UE - f.AAVpR File NO. � Council Resolution Presented By Referred To Committee: Date Out of Committee By Date -3- NOW THEREFORE, BE IT RESOLVED in view of the foregoing hereby adopted as findings of the Council, as follows: 1. That the Project Area of the Seventh Place Redevelopment Plan, in said Plan identified and defined is blighted and deteriorated within the meaning of Minn. Stat. Chapter 462, that the Seventh Place Redevelopment Plan and project undertakings thereby proposed, including the provision of substantial public improvements , is calculated to remove the said conditions of blight and deterioration, and that the land in the project area would not be made available for redevelopment without provision of such public improvements and without the public funding and financial assistance proposed by said Plan. 2. That the Seventh Place Redevelopment Plan �.nd project under- takings providing for public and private capital in�estment and redevelopment in th� elimi.nation of conditions of blight and deteriora- tion affords maximcu� opportunity, consistent with the sound needs of the community as a whole for redevelopment of the project area by private enterprise. 3. That the Redevelopment Plan conforms to the Comprehensive Plan For Saint Paul, the general plan for development of the community as a whole. 4. That the Financing Plan providing for provision of public improvements and for funding other project costs by issuance of general obligation bonds supported by tax increments to be produced by Plan redevelopment, including the cost of refunding Downtown Development District No. 1 bonds outstanding is feasible, necessary and in the public interest and welfare to make the land in the project area available for redevelopment, to remove conditions of physical and economic blight COUNCILMEN Reques e a t of• Yeas Nays � Butler In Favor Hozza Hunt �I L,evine _ v __ Against BY — Maddox Showalter Tedesco Form A pproved by City Attorney Adopted by C cil: Date � Certifie ass Counc' Se ret�ry BY ` B � t�pproved by INavor: Date Approved by Mayor for Submission to Council BY - – BY WHITE - CITY CLERK _ /y�21�55 a� E - MAVQRE GITY OF SAINT PAUL F1eci1N0. C4NARV -JDEPARTMENT � ` Council Resolution Presented By Referred To Committee: Date Out of Committee By Date -4- found in the project area, and to accomplish the remaining purposes and objectives of the Seventh Place Redevelopment Plan and Project. 5. That the rescission of Downtown Development District No. 1 and Program, refunding of Development District bonds, and amendment of the Project Area boundaries of the Central Core and Seven Corners Neighborhood Development Program Areas, all in accordance with the provisions of the Seventh Place Redevelopment Plan is desirable, necessary and in the public interest and welfare in order to carry out the purposes and objectives of said Redevelopment Plan and Project undertakings and activities . 6. That the Seventh Place Redevelopment Plan, project undertakings and activities therein provided for and Project Financing Plan are hereby approved and adopted as necessary and in the public interest and welfare to eliminate the conditions of physical and economic blight and deterioration found to exist in the Project Area, to make productive and useful land in the Project Area which is presently vacant, unused and underutilized, to accomplish redevelopment of the Project Area in accordance with the provisions and in accordance with the land use plan requirements of said Redevelopment Plan, and to accomplish these and other recited purposes and objectives of said Redevelopment Plan. 7. That the Relocation Plan For Seventh Place Redevelopment Project indicates the present capability and existence of conditions whereby the public may effect the relocation of persons and businesses which might be displaced by Project activities and said Relocation Plan is hereby approved. 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' " - "•-"-....."'- ' . ,� . .._..-"........."""-•"......."'--'......'"'._........"'......... ._.._ � .:.��...._....�� . _..,,� . ......................... ..:..__ �._...r...�_....__�__.. -�� .,. . •'--'�__"-"'--'... ........... . .......'-"._..."'_""..."'-"' ""_'"'•-'::':'-°:" .."•-"'-'"-_"-"--'_"--"- " ---- ----�------°----.:..r-------.....----°---°----------•--�-------------- --- - ---°•---° �--°-------..... .. _....._----- . .i:::::::::.:.° . , � �:Si.�s{�F�spatGb•� .�'::--° --`n-' .?�.._- ..:'�:.:. _ �1��EOp��'Kf � ..�'!:.: � :.:..!!�.. ....�. r �► r- r- :-e : .. . = ..... . y � ... _ - - .. . .,��!1 � .... . - ... .... ,. . _ ��--y . zw..,,- .�. : ......._ ... � : ....--'::::i.... .» S - � *�� MIQ SR10�� - .. ..... - - - --'---...�.. . .� �. -..... ..... .. .. ...._.... . ..--°' ' ' ..... ._..... .........--_. ......_..... ^ . '::..: - �........_. � .......__.. . - .:: - ... .... ....... ..::._:::. 22Z-Z�344 . ....:'.'. _ _. ............ � ... . ,.~ �:::: . _ .:.. . .. ... w ..........3,; . , ..... ___ .. �.. :.:: .. _ .------- ......f. ...�.. ..�::. :� -,,:T ,,... NOUSING AND REDEVELOPMENT AUTHORITY OF THE CITY OF SAINT PAUL, MINNESOTA y 2�,�� REPORT TO THE COMMISSIONERS DATE NovEr�BEx 22 , 19�$ R EGA R D I N G g�DEVELOPMENT PLAN FOR SEVENTH PLACE REDEVELOPMENT PROJECT AREA, DISTRICT 17 . On November 8 , 1978, the Board authorized staff to subm.it the Redevelopment Plan for the Seventh Place Redevelopment Project Area to the Planning Commission for its review and finding that the Plan is in conformance with the provisions of the Comprehensive P1an for the City of Saint Paul. State law requires that, upon receipt of such finding by the Planning Cornmission, the Board approve the Redevelopment Plan and authorize its submis- sion to the City Council for its formal adoption. Attached you will find a resolutian by the Planning Commission of the City of Saint Paul making such finding. Staff therefore requests Board approval of the Redevelopment Plan and authorization to place the consideration of this Plan on the agenda of the City Council for its formaZ agproval. Kim Pfoser � city of saint paul planning commission resolution file number �8-45 date November 17, 1978 WHEREAS, the November 16, 1978 draft "Redevelopment Plan - 1978 Seventh Place Redevelopment Project" (hereafter referred to as Seventh Place Redevelopment Project) has been deve1oped by the St. Paul Renewal Division; and WHEREAS, the Seventh Place Redevelopment Project is proposed to replace the Development District established in 1974; and k'HEREAS, the Seventh Place Redevelopment Project has been submitted to _ the St. Paul Planning Commission for review and corrnnent; NOW, THEREFORE, BE IT RESOLVED, the Seventh Place Redevelopment Project has besn found to be in conformance with the St. Paul Comprehensive Plan and adopted Capital Allocation Policies; BE IT FURTHER RESOLVED, that copies of this resolution and the Seventh Place Redevelopment Project report be transmitted to the Housing and Redevelopment Authority, City Council and to the Mayor. moved by Pangal seconded by Fi tzGi bbon in favor 17 against� 1 �� , REDEVELOPMENT PLAN SEVENTH PLACE REDEVELOPMENT PROJECT NOVEMBER 16, 1978 , TABLE dF CONTENTS A. DESCRIPTION OF REDEVELOPMENT AREA Page 1 B. STATEMENT OF DEVELOPMENT OBJECTIVES Page 3 C. REDEVELOPMENT TECHNIQUES TO BE USED TO ACHIEVE PLAN OBJECTIVES Fage 6 D. PUBLIC IMPROVEMENTS Page 9 E. LAND DISPOSITION AND PRIVATE Ir�ROVEMENT AGREEMENTS Page 11 F. GENERAL LAND USE PLAN Page 14 G. EFFECT OF PLAN ADOPTION ON PREVIOUS REDEVELOPMENT PLANS AND Page 20 DEVELOPr1ENT DISTRICT H. OTHER PROVISIONS N�CESSARY TO MEET STATE AND LOCAL REQUIREMENTS Page 21 I. PROVISIONS FOR AMENllING PLAN Page 22 A. DESCRIPTION OF REDEVELOPMENT AREA Coirnnencing at the point of intersection of the Southwesterly right-of-way 2ine of St. Peter Street and Southerly right-of-way line of Interstate freeway No.94 thence, Northeasterly along said freeway right-of-way line to the point of intersection of the Northeasterly right-of-way line of Wabasha SCreet, thence Southerly along said Northeasterly right-of-way line to the intersectian of said line with the Northwesterly right-of-way line of Ninth Street, thence Northeasterly along said Northwesterly right-of-way line of Ninth Street to the point of intersection of the Northeasterly right-of-way line of Robert StreeC, thence Southeasterly along said Northeasterly right-of-way line of Robert Street to the point of intersection of the Northwesterly right-of-way line of east Seventh Street, thence Northeasterly along said Northwesterly right-of- way line of Seventh Street to the point of intersection of the Northeasterly right-of-way line of Jackson Street, thence Southeasterly along said North- easterly right-of-way line of Jackson Street to the point of intersection of the Southeasterly right-of-way line of Fifth Street, thence Southwesterly along said Southeasterly right-of-way line of Fifth Street to the point of intersection of the Southwesterly right-of-way line of Robert Street, thence Northwesterly along sai.d Southwesterly right-of-way line of Robert Street to the Southeasterly right-of-way line of Sixth Street, thence Southwesterly aloc�g said Southeasterly right-of-way of Sixth Street to the point of intersection of the Northeasterly right-of-way line of Minnesota Street, thence 5outheast- erly along said Northeasterly line to the point of intersection of the South- easterly right-of-way line of Fourth Street, thence Southwesterly along said Southeasterly right-of-way line of Fourth Street to the point of intersectian -1- of the Southwesterly right-of-�wey line of Cedar Street, thence Northwesterl y along said Southwesterly right-of-way-line of Cedar Street to the point of intersection of the Southeasterl y right-of-way line of Fifth Street, thence Southwesterly along said Southeasterly right-of-way line of Fifth Street to the point of intersection of the Northeasterly right-of-way line of St. Peter Street, thence Southeasterly along said Northeasterly right-of-way line of St. Peter Street to the point of intersection of the Southeasterly right-of- way line of Fourth Street, thence Westerly along said South right-of-way line of Fourth Street to the point of intersection of the West right-of-way line of Market Street, thence Northerly along said Westerly xight-of-way line of Market Street to the point of intersection of the Southwesterly right-of-way line of St. Peter Street, thence Northwesterly along said Southwesterly right- of-way line of St. Peter Street to the point of intersection of the South- westerly right-of-way line of St. Peter Street to the Southeasterly right- of-way line of Interstate freeway No. 94, which is the point of beginning. -2- `.� j/� �\� � �`, , t,�._. . � 7v `'�, , � %-o � `�%"�� '� z o . � � �� ,� . � -� �. `_.� � �,---.-- , �� ,C � r � _ � � , �� _ Z � � � � , . ^ � � .p � �,,, ��• _= ' v c' ---� �� 1 �� __�� , � ; , \ �.% , v �"—,< A � � � � � i '� � L7 � � � �� ' i �; � j ('1 � � � � � �.� . ;� � �- � �: ,�_:j .\ ''� � � r�-- Z_ � i / , ; , . � '' I 'r %' ! � ,' , � ,7, ) � p__ T�+. ,,�. ` �;, ' ' I � �' 'I � c- >-3�:; p- : . ; 0 I � l� � � �`. �, "� 4 -�-� . �� i ,� y , ; Q � _ _ � .�� i � /� / —t:. 0 ��, -�.� ��. i I � � ; �i, �` �,._ ; j ; /� f y , � 0- = �---��,��_ �;' , I � i . :, _ �- u � ' ' 'I �/ �' �.' � — Q - '' � ,� ;�,, / \ � � �� ` - a i� � �� " _ � � i � � � � � � = � � : � __ �' ;� . , , , ; � � � � � ' , � � �� ` _� � � ' ! ` ;r� / � /t% _--� _____�-`-� � ' - ,rl ' u r--r--, j��I I� I � I ��--n� , �L�_�i ��- ' d i �, � �` i�� ,► �-r-, � �c � ! � �� ,� , � � -� ; � � �� , � k�' � '' ' �� '� ► " �Q L � --1�— I l W ASM� - __----� — -_-— -- r---_— �,,,,.-.,J � � I � D � � � � �� ,;-� � �-:� ` � � �' i � I, r il , , 'C i �;� ��_ - /' � � [� — --- i . � il '�_ a� � c -�— ' � � � � � i � � � � _J �1�L, o � ; i ��- � �---- -:--_:.. _ �f ', ; J �---, �I �I �'� � n '' �l ' �, � �; �. �-� ��, �-__-� ' � i ' � � 'u�, I �k i �l� �k � � �_ _� ; , , � . . . , �.� � ; ,. . . . ' :�� I �� iV11NNESC ' � L �--� � � � � I — � � � � , t I i � _ ' � ; , . �. . � -°-°°--°--- ROBERT �__ __._ � � �- ----•----------• i `.i: �p .'��' : � : i T � � � I I—� ��Z i ,.t�� . m i i � � m �—_ c'I :.�—=� i 'I L� I' � � �,�G= ��i � I`j i n� �.�;:' r i � L� _ ; ' .� � ` i ';�; •; I Q � � i i Z I = Q '��¢ I a`��_`�;�:: � � � —+ � _ � '� � . .• . � + , � �faw � P '�"':�_� � C-_-� , : .:� ., � _ _-� � o o ::.� .,�; � --� i j-, � � i � � �� , a �; � � � _ � _ � � . � � � � � � a i i ,E. _._ D � ' � i 1 �.____ _._ . _ � ( I � j � � a ' �� , , � . _ . . _ . .. . , :_ ., � o ; ; � � , ; - _ ' ' _ __ �_ _ wacou'r�► ,° �----. �_—� B. STATEMENT OF DEVELOPMENT OBJECTIVES 1. Background The Seventh Place Redevelopment Project is located in the heart of St. Paul central business district. The central business district is a major commercial, retail, administrative, financial, transpor- tation, entertainment, cultural and government center, serving the upper midwest and the Twin Cities Metropolitan Area. While the Twin Cities Metropolitan Area is growing and expanding in population and activity, the City of St. Paul aad its central business district is experiencing declining employment opportunities, fewer retail establishments and declining retail sales volume, and, notwithstanding substantial public and private investment in the area, declining property valuation and tax revenues. While the central business district has been the site of substantial public development and redevelopment activity, within said area and the Seventh Place Project Area, conditions of deterioration, blight and substandardness of buildings and structures remain, to a degree, warrantingfurther redevelopment activity designed for its elimination and for the prevention or the development or spread of fu.rther deterioration. Whi.le significant progress has been made in providing , new commezcial facilities, new and rehabilitated housing, cultural and recreational facilities, governmental and financial facilities, and other facilities enhancing the central business district, the continued viability of the area as a major retail-commercial center -3- in the face of declining employment opportunities, existence of physi- cal deterioration and declining retail activity and tax base, is ia jeopardy, requiring a major public undertaking designed to retain existing major retail services and attracting new retail enterprises, and to provide additional transient housing, thereby encouraging new private investment for new construction and rehabilitation or renovation of existing deteriorated structures, and preventing further deteriora- ; tion, enhancing employment opportunities, and stablizing and improving property values and the source of public real estate tax revenues. 2.' .Development Objectives The primary objectives of this Redevelogment Flan: a. To eliminate and/or ameliorate these physfcal and environmental conditions as they exist in the Seventh Place Redevelopment Project and to prevent the spread of such detrimental conditions within and without the project area. b. To improve the attractiveness and the desirability of the area as a place in which to live, work, and shop, and in which to secure cultural and recreational enriahment. c. To maintain and strengthen employment and services by attracting institutions, office.. space, personal and professional services, retaining regional cultural and entertainment facilities and accommodation facilities within the central business district. d. To create an attractive pedestrian-oriented place of personal communication in which people may exchange services, goods and -4- ideas, and enjoy social and cultural opportunities. e, � To develop the Seventh Place Redevelopment Project of the central business district into a viable metropolitan center in further= ence of the ��etropolitan Council's Developmen� Framework Policy Plan. f. To provide such public improvements as are necessary to stimulate private investment and reinvestment in the Seventh Place Redevelop- ment Project. Area. g. To expand and improve the existing pedestrian concourse and skyway system to maximize pedestrian access to goods, services, facilities provided within the Seventh Place Redevelopment Project Area. h. To strengthen an d improve the retail, commercial, and office climate of the central business district and of the City as a whole through the concentration of effort and resources on the Seventh Place R^_development Project Area. i. To develop the Seventh Place Redevelopment Project in a manner that is in conformance with the City�s Comprehensive Plan. j. To utilize public financial resources in a manner that is in conformance with the City's adopted Capitol Allocation Policies. -5- C. REDEVELOPMENT TECHI3IQUES TO BE USED TO ACHIEVE PLAN OBJECTIVES This Plan erevisions the permitted use of all techniques or powers current- ly authorized through applicable statutes. No provision of this Plan is to be taken to limit the full exercise of these powers. The following techniques are c ited as means of achieving the objectives set forth in section B. 1. Structures exhibiting hazardous and unsanitary conditions will be subject to code enforcement. 2. Private action to remove conditions of stagnation, blight and ecanu- mic physical deterioration of property and improvements thereon will be encouraged through: a. Code enforcement; b. Provision of public improvements; c. Contracts for new construction, rehabilitation and renovation of property improvements by private action; and d. Public revenue bond financing under Chapter 474, Minnesota Statutes 1978. 3. Property acquisition of vacant, unused, underused or inappropriately used land; of substandard property and of deteriorated property infeasible of rehabilitation; of land needed for public improvements; or of land necessary or desirable for redevelopment parcel assembly or economic development projects. 4. Provision of public imQrovements, including site preparation for Iand disposition or development, extension of the pedestrian concourse system, construction of the Seventh Place Building, and other im- -6- provements necessary to or customarily provided in carrying out a redevelopment project. 5. Provision of relocation services, assistance and benefits in accor- dance with Chapter 717 Minnesota Statutes 1978. 6. Property disposition by private sale or under competitive conditions, of unimproved, cleared, or improved property under contracts requir- ing the improvement of the property. 7. Provision of vehicular circulation through: a. Implementation of the Choroughfare component of the City's Comprehensiue Plan. b. The construction or reconstruction of sidewalks, pedestrian-ways, street lights, traffic control devices and other facilities where conditio ns warrant and where such improvements will enhance the environment of the area and augment rehabilitation and/or development activities. 8. Coordin�tion of project activity and financing with human service agencies, citizen participation entities, planning agencies and budget committees. 9. Implementation, where appropriate, of statutory authority for creation of economic development projects and parking districts, general obligation and revenue bond issuance, tax increment, sequestration, property assessment, tax levy,,capital grant, and other authority which may be of assistance in accomplishing the objectives and land use and building requirements of this Plan. _�_ 10. Property management, and project administration, demolition of structures, street vacations or dedication, land assembly and title clearance, property exchanges, contracting with public bodies and property owners, and other activities necessary or appropriate to carrying out the provisions and accomplishing the objectives of this Plan. -$- D. PUBLIC IMPROVEMENTS Among the ways the City of Saint Paul will address the economic and physical stagnation of the Seventh Place Redevelopment Project will be through programs af construction of public improvements to reinforce the functionally connected blocks of the Project Area. 1. Seventh Place Building The City will construct the Seventh Place Building, a multi-1evel public concourse and open space which will be utilized as a public gathering-place and the focal point of the Seventh Place Redevelop- ment Project and the central business district. The Seventh Place Building will interface directly with construction intended to pro- vide 250 transient residential accommodations, 500 stalls of public parking, 240,000 squ�e feet of retail space and 60Q,000 square feet of office space, and will be the central node of the City�s public pedestrian concouse and skyway system. 2. Pedestrian Concourses and Skywa�s 1"he City will construct four skyway bridges, one pedestrian concourse in addition to skyway-related improvements interconnecting the system to and through abutting blocks to the Project Area. 3. Seventh Place Mall The City will construct the Seventh Place Mall in Seventh Street. � The first phase of this mall will be the construction of a public parking area with limited pedestrian and vehicular access from St. Peter Street to Cedar Street and from Minnesota Street to 3ackson Street. The construction of this mall may be extended in future -9- phases, the construction may be improved upon, and the public parking may be removed and the mall impxoved to be solely a pedestrian place with vehicular access prohibited. 4. Other Public Improvements The City may construct additional skyways, and pedestrian concourse improvements, as well as curbs, gutters, sidewalks, lighting and the like as are determined by the agency as necessary or desirable to attract and encourage private redevelopment in accordance with this Plan. -10- E. LAND DISPOSITION AND PRIVATE IMPROVE1�iENT A�GREEMENTS 1. Properties acquired by the designated city agency pursuant to this Plan may be disposed of by any of the following methods or combina- tions thereof: a. Demolish the structure thereon and dispose of the land in accordance with this Plan. b. Sell the property subject to its being rehabilitated to meet local applicable codes. c. Rehabilitate the property to meet l�cal applic able codes and sell the property at its fair market value or lease at fair rental value. d. Dispose of property to appropriate public entities for the purpose of providing supporting tacilities and project i.mprove- ments. e. Dispose of land in any ather manner consistent with this PZan and allowable by applicable laws and regulations. The Housing and Redevelopment Authority may elect to dispose of the properties individually or in combinations, which ever method will best accomplish the purposes of this Plan. In any case, alI disposition of sites will follow the requirements of State and Federal laws. . 2. The agency, i,n cooperation with private property owners within the project area will assess individual property improvement needs and development opportunities with the objective of concluding -11- private property improvement agreements with the owners. Specific additional guidelines governing land disposition and property improve- ment agreement are recited below: , a. Land Use and Building Restrictions Land use controls shall be in accordance wi.th section F. of this Plan and, as applicable, in accordance with section C. 3. of the Redevelopment Plan for powntown Urban Renewal Area, Minn. R-20, and will be incorporated into land disposition documents and pro, perty improvement agreements. Building restriction provisions further detailing these land use controls and governing density, bulk, open space, set backs, parking, circulation, etc., will be provided in land disposition contracts and property improvement agreements. 3. Circulation Re�uirement The circulation system shall be in accordance with the Comprehensive Plan components for the St. Paul core area. 4. Redeveloper's Obligations The general requirements to be contained in the land disposition and property improvement agreements are: a. To develop land in accordance with the controls and objectives of this Redevelopment Plan. b. To cor.unence and complete building imQrovements within a reason- able period of time as determined by the implementation agency. c. To commence and complete rehabilitation or renovation within a xeasonable period of time as determined by the implementation agency'. -12- 5. Urban Design Ob_iectives and Control a. Land Disposition Contracts The implementation agency may contract for sale of property receipt and acceptance of preliminary plans, but normally will not dispose of property under. such contract prior to receipt and acceptance of construction drawings. The agency shall retain the right of design review and may reject any proposal which is £elt to be inconsistent with the goals and ojectives of the Plan. Specific design objectives and criteria will be established for each parcel prior to disposition, and proposals will be evaluated in the light of these objectives and criteria. Such objectives and criteria will generally seek to achieve the Development Objectives set fortn in section B. of this Redevelopment Pian. b. Pro�erty Improvement Agreements Specific design objectives and criteria will be established for each parcel under private property improvement agreements and the private developer will agree to submit preliminary and construction plans for agency review and approval. 6. Duration of Controls The development controls and regulations will be incorporated into the deeds conveying iand and shall be maintained and continued in effect for a period of thirty (30) years from the date of approval for the Redevelopment Plan by the City Council of St. Paul. - -13- F. GENERAL LAND USE PLAN 1. Land Use Map Predominant general land uses and major circulation routes shall be in accord with the �bjectives of the Comprehensive Plan of the City of Saint Paul. Proposed land uses are shown on Map No. 1. 2. Description of Each Predominant Land Use Category on the Land Use Map a. Commercial - Retai2 1) Description of Intended Character or Function The Comanercial-Retail area is intended to contain the City�s greatest concentration of retail stores, primarily serving the city and region and relating to and complementing the surrounding intensively utilized office, retail and enter- tainment facilities. This area should accommadate new retail- ing Facilities.and the expansion of existing sound retail uses. 2) Description of Permitted Land Uses Permitted uses shall include retail comrnercial establishmeats, restaurants, personal service establishments and similar and compatible uses. Ancillary uses above ground floor levels shall include administrative, financial, professional and similar uses of offices. Short-term housing (hatel and motel) and high density housing is permitted if developed as a part of a complex which, in the judgement of the Housing and Redevelopment Authority, adequately supports the basic retail character of the Cotmi►ercial-Retail Area. -14- \ � �' '�,,� ��__�\\ ` / � � ___ 1+'":� ', � Y V � :/. i � -,1 :Y,::,_ � ' -+ 7� • �' . 0/ 1 \ �'.�til� � � � j � _ ''� ,;\ `% ..�c� �J;::r� � �>:; � '�_.� � `�- i i � a� s;_�,,�:,<. ` :::x::: : ''O �C7 . D . � � . �;.j : '''' . \�� Y ..� / Yf 1�:�� (t--'`�� r--� � ,' � � �, � C � � � 1 { L1�� t ,,�� `_,- �'�' �Z C p � � �t,w' � � ' �L � � �q �, 3 � p �', � � \\\� ' _�. 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"._,. . ..: . �... ._. � . . d'... . ��,� ...... - - ��./� ' I � . .� .. � ' I : � • ___ � � ❑ � , � � � � � � i . _ � }.- a - i . . � � . �..� : . . . !_-- � � ��.'"�.�• hT.• i.• _ :. p L... .. ,i�, � � wer-c�rTa . _ . � . ._.I *�.�. m�. .---... ._ _ 3� Densities Densities within the Commercial-Retail Area should be high, generally with provision for additional space for pedestrian circulation. b. Commercial - Office 1) Description of Intended Character or Function �hese areas should contain the City`s most diverse, inte�sively developed and utilized office facilities integrated with supporting retail and entertainment facilities. They should provide facilities for employers dependent on concentration to facilitate face-to-face contact ar_d achieve concentration of diverse employment facilities. Facilities for those commercial establishments requiring a location within the 7th Place Pro�ect, but not within the Commercial-Retail Area, should be provided in these areas. 2) Types of Uses to be Permitted Administrative, financial, communication, governmental and professional offices, along with commercial and personal service required to support the office functions are permitted in the Commercial-Office Areas. Ancillary uses sha11 include short term housing, high density h ousing and parking structures. Surface parking may be per- mitted as an interim use prior to start of development. �3) Dess�t � Commensurate with location as a part of the high intensity use area; specific requirements to be developed during land market- ing activi.ties. ,-15- �� Residential i� Description of Intended Character and Function This area should provide high density housing of a type creating internal residential amenities and serving support iastitutional, downtown and governmental uses. In addition, the area should be developed to consolidate the existing residential develop- mants into a self-contained and idenbifiable residential area. It shou2d complement the environment of the institutional uses and the housing development in the Capital Centre Redevelopment Project, Minn. R-20. It should help to create a base for nighttime cultural and entertainment activities. 2� Types of Uses to be Permitted High-rise residential; related public and semi-public uses in- cluding churches, schools, parks and open spaces; parking facilities to serve permitted uses, developed so th�y are compatible and non-dominant; and Iimited retail commercial uses purely ancillary to residential uses and intended pri- marily to meet the needs of residents, including such uses as food and drug stores, aad restaurants. 3� Density (a) Specific density limits shall be established during land marketing activities. d� public :.1� Description of Intended Character and Function This area should contain City-Wide serving facilities intended to enhance the economic, so�ial, dultural and educational -16- base of the City. "2) TYpes of Permitted Uses Facilities for exhibition and museum purposes; general governmental office functions; public outdoor passive recreational facilities and open spaces intended to pro- vide relief in built up areas, as a setting for civic events, and to complement the ad3acent residential use; parking facilities as re�tiired to serve predominant use; semi-pnblic or institutional uses, as appropriate and sirnzlax ia function to the predominant permittecl uses; and commercial uses in limited amounts and intended primariiy to provide service to the predominant public user, such as food and beverage establishments and existing commercial and transient housing facilities. 3. Planning Criteria or Standards a. Ancillary Uses 1) Where Couanercial-Retail is Predominant Use a) � Parking facilities in structures will be provided, adequate and co�venient to serve the parking demand generated by re�ail shoppers and will be so located as to achieve good access characteristics to major streets. b) Major retail and other commercial facilities will be encouraged ta link into and extend the existing Pedes- trian Concourse system which was developed as part of the Capital Center porantown Urban Renewal Project, Minn. R20. -17- 2;� Where Commercial-Office is Predominant Use a) Parking facilities in structure will be pravided a�equate to serve the �short term demand generated and will be so located as to achieve good access characteristic to major streets. b) An extension of the Pedestrian Concourse System will be encouraged to provide numerous pedestrian connections between the Commercial-O�fice areas and the CommercialL Retail Area. 3) Where Residential is Predominant Use a) Parking facilities, visually non-dominant and located so as to minimize vehicular traffic throug� the residential area,will be provided in accordance with local codes and ordinances and limited primarily to residents and guest or those required to serve permitted ancillary uses. b) Public and semi-public uses will be Iimited to residential related (city-t�ide facilities prohibited) and wi11 gener- a11y be located on the periphery of the predominant use with proximity to major streets. c) Commercial facilities of a resident-servino nature, or compatxble with residential development, such as small food or dnug stores, will be permitted and only if built as part of a residential building compl�x. 4) Ob '�,ectives for the Internal Circulation System The Plan objectives for the internal circulation system as � those set forth in the �omprehensi�e Plan components'for the , Saint Paul core area. -18- 4. Proiect Minn. R-20: Land Use Provisions and Buildin� Requirements for Blocks A, B, C, D, E and G The Land Use Provisions and Building Requirements contained in section C. 3. of the Redevelopment Plan for powntown Urban Renewal Area, Minn. R-20, are adopted for Blocks A, B, C, �, E and G of , said project, now contained within the Seventh Place Redevelopment Pr.oject� except that with respect to Block G of said project, the folZowing amendments are hereby made in said section C. 3.: a. Section C...3.c. 1) (cb.s amended by adding the following after the dash in the first line: "With respect to Block G, 100% coverage is allowed. With respect to Block K. . . " b. Section C. 3. c. 3) (a) is amended by adding the following at the beginnin�: "Except on Block G, . . ." c. Section C. 3. c. 6) (b) is amended by deleting reference to Block G. -19- G. EFF��T OF PLAN ADOPTION ON PREVIOUS REDEVELOPrIENT PLANS AND DEVELOPMENT DISTRICT 1. Aocantown Development District No. 1 Adoption of this Plan will rescind the Downtown Development District No. 1 District and ProUram. This rescission sha11 be effective upon delivery of the bonds to refund and retire outstanding tax increment supported general obligation bonds issued by the City under the Downtown Development District No. 1 Program. 2. Neighhorhood Development Program Area Minn. A-1-5; and Neighborhood Development Program Area Minn. A-1-6 Adoption of this Plan shall amend the boundaries of the project areas of the Minn. A-1-S and Minn. A-1-6 nrojects and programs, by deleting fracn said areas the area herein described in sectian A. of this Plan. 3. Project biinn. R-20: Redevelo�ment Project, Plan, Land i7se Provisions and Building Requirements for Blocks A, A, C, D, �, and G. The Doxantorm Urban Renecval Area �roject riinn. R-2� shall ranain in effect to the extent that the Minn. R-20 P.edevelopment Plan and this Plan provisions may be inconsistent; the terms of this Plan shall control and the inconsistent provision of the PSinn. it-20 Plan shall be amended by the �rovision of this Plan. The Land Use Provisions and Tiuilding Requirements contained in section C.3. of the Redevelopment Plan for po�,mtown Urban Renewal Area, Minn. R-20, are adopted in section E.4 for Blocks A, B, C, D, E, and G, of said project, now contained �vithin the Seventh F1ace Redevelopment Project, except that with res�ect to B1ock G of said project, the following amendments are nereby made in said section C.3. : Section C.3.c.].) (c) is amended by adding the following after the dash in the first line : "TJith respect to Block G, 100% coverage isallowed. With respect to Block K . . . " Section C.3.c.3) (a) is amended by adding the following at the beginning: "Except on Block G . . ." Section C.3.c.6) (b) is amended by deletin� the reference to Block G. -20- g�. OTHER PROVISIONS NECESSARY TO MEET STATE AND LOCAL REQUIREMENTS 1. Non-Discrimination Every contract for sale, lease or redevelopment of property within the Seventh Place' Redevelopment Project will include prohibitians against land speculation, .require compliance with all state and local laws in effect from time to time, prohibit discrimination or segregation by reasons of race, religion, color, sex, or,:national origin in the sale, lease or occupancy of the property, and require that this latter provisioa be made a coveaant running with the land and be binding upon the redeveloper and every successor in interest to the property. 2. Vacations, Rezonings, Dedications and Covenants Vacations, rezonings, and dedications of public rights-of-way as may become necessary shall be accomplished by separate acfiions in accordance with state law and local ordinances and will be initiated by the agency or by the redeveloper. -21- I. PnOVISIONS FOR AMENDING PL_AN The Redevelopment Plan may be modified at any time in the manner provided by law, and will be reviewed annually by the Saint Paul Planning Commission for confonaance with the City's Comprehensive Plan. -22- i , �� FINANCING PLAN SEVENTH PLACE REDEVELOPMENT PROJECT AREA NOVEMBER 22, 1978 The city of Saint Paul intends to utilize all available funding svurces to obtain the objectives of the Redevelopment Plan for the Seventh Place Redevelopment Project Area. These funding sources include, but are not limited to, Community Development Block Grants, urban renewal boad funds, tax levy funds, general funds, and tax increment financing. While the use of tax increment financing is available under the Downtown Development District No. 1 enabling legislation, if accomplished under the auspices of Chapter 46� programs, tax increment financing- results in a greater amount of increment available to reitre project costs. As a con- sequence, project financing bonds become more marketable in that a larger increment permits a shorter bond term, which reduces overall interest costs and frees up the captured assessed valuation for tax increment to lacal taxining jurisdictions at an earlier date. With the provision that tax increment projects accamplished under Chapter 764 must contrihute 40 percent of the comr.n,rcial and industrial growth in assessed valuation to the Metro- politan Revenue Sharing Fund known as "fiscal disparit�es", these projects unduly lengthen bond terms and increase interest costs. Z"he potential of a 40 percent increase in the tax increment which is available under the use of Chapter 462 tax increment financing provides not only a significant interest saving to the City, but also potentially shortens project life by 50 percent. While projects accomplished under Chapter 462 are exempted from contributing to the fiscal disparities fund, the City of Saint Pau2 intends to negotiate a voluntary contribution to this fund from the Seventh Place Redevelopment Pro�ect area which is comparable to the overall contribution ration for the City as a whole. With regard to the construction of improvements described in the Redevelopment Plan, section D. Public improvements, the City intends to utilize the revenue sources noted on the attached budget summary dated November 15, 1978 and approved by City CounciZ on November 16, 1978. The attached Budget Summary is intended to be a guide for expenditures and may be amended as is required by actual construction costs. -2- s� ... . . . . . • CITY OF S11I:\'T P_1UL "' �F�'ICE OF TI3� ��5"UR � �:iiii ;,jt ii� � . � . � � � � . 347 CITT S�I.L GEO1:G7, LATI3IF.B S�I\T I'�LZ,�LL\_\'E501i1 �510? � ?11YOB "Ci12) 2A8--i323 November l5, 13Z8 ATTACHMENT A Page 1 of 4 DOWNTOWN DEVELOPMEN7 PROJECTS: BUDGET SUMMARY Estimated Currently To Be '78 Bond Cost Funded Financed Proceeds I. SEVENTH PLACE PROJECT a. S.0.1�. Conceptua1 Design � 70,000 70,000 -0- b. Poo7e Construction Management 240,000 (a) 240,000 c. Poo7e Site Supervision 250,000 (a) 250,000 d. S.0.�1. Working Drawings 301 ,800 (a) 30i ,80Q - e. Engin�ering Gost Consultant 20,000 (a) 20,000 �. Structure Constru�tion 5,739,200 5,739,200 g. Oxford Block 27 Wa1ks, . Lights and Signals 79,000 79,000 h, Ut-i7ity Relocation Costs 78,000 78,OOQ i . One ;�fanhole 6,000 6,000 j. Sewer fivailability Charge (SAC) 10,Q00 10,000 k. Block A 2amp Share: Reimburse- ment to Port Authority 129,000 129,000 1 . DPM Structural Support 200,000 200,000 m. Furnishings/Fixtures Loft 300,000 300,000 Subtotal 7,423,000 70,000 7,353,000 n. Extended Skyway Over Seventh Place k��st of Cedar 400,000 400,000 . o. Project Contingency 765,500 765,5�� To�ta� 8,588,500 70,000 8,518,500 FtE�IEPJUE SGURCES: Do�vntown Develoament 7�strict ;`1 : 70,000 ' Ur•ban DevelQpmen� Action Grant (UDAG}: 4,73�,000 1978 Tax I�crement Boneling: �3,788,50Q 's',7$8,500 �8,588,5�0 (a) Temporary financing of contracts will be provided by using Urban Renewal Bond proceeds and/or tax levy funds until receipt of proceeds from T.I.F. bond sale or short .terr� note financing during construction period. �1' ++� . . . . Downtown Development Projects 2 of 4 November 6, 1978 Budget Summary Estimated Currently To Be '78 Bond Cost Funded Financed Proceeds II. RADISSON HOTEL PROJECT p. Sky4vay aridge - Hotel to 200,000 200,000* ' tJorthwestern Bank , q. Skyway Bridge - Hote1 to 200,�00 200,000* � Bremmer 8uilding r. Escalator and Concourse 265,620 265,620* s. Block A-4 Concourse and 175,365 175,365*. - Storage _ � t. Block A Waiks, Lights and 77,000 77,000* ' . . Signals . . . . . u. Project Contingency (70%) 91 ,500 -0- _91 ,80Q � - �Subtotal 1 ,009,785 917,985 91 ,000 v. Radisson South Skyway 160,000 -0- 160,000 Costs Non CD _ . Total 1 ,169,785 917,985 251 ,500 REVENUE SOURCES: � *Urban Renewai Sond Proceeds For R-20: �917,985 1978 Tax Increment Bonding: 251 ,800 251 ,800 $1 ,169,785 III. PRQJECTS RELATED.TO SEVEtVTH PLACE DEVELOPMENT w. Parking Mall Design and 20,4�0 20,400 DDD#1 8onds Supervision , x. Parking Mall Construction 135,000 -0- � 135,000 y. Seventh Place Initial 350,000 -0- 350,000 �tart Up . . � aa. Potential Acquisition and 500,OJ0 _p_ 500,000 Impro�iements . � To�ta7 1 ,005,400� 20,400 g85,000 REUENUE SOURCES: Downtown Development District #1 Bonds: � 20,400 ' 1978 "fax Increment Bonding: 985,000 � 985,000 1 ,005,400 _ .., uos�m town Development Projects 3 of 4 � NovemSer 15, 1978 Budget Summary . Estimated Currently To Be '78 BQnd Cost Funded Financed Proceeds IV. BLOCK 7-A PROJECT COMPLETIOf� bb. Skyway Bridge to St. Joseph's 413,J00 303,000 110,000 Hospita7 - Total 413,000 303,000 110,000 . REVEf�UE SOURCES: � . Downtown D�velopment District #1 Bonds: $303,000 � 1978 Tax Increment Bonding: 110,�J00 - 110,000 413,000 - V. STAFF COSTS - cc. Inspection Services 30,000 -0- 30,0�0 dd. Administrative Expenses 270,000 -0- 27Q,000 Toial 300,000 -0- . 300,000. REVEtdUE SOURCES: ]978 7ax Increment Bonding: �230,000 230,000 Urban Developrr�en� Action Grant: 70,000 �300,000 YI, BOP�D SALE RELATED EXPENSES ee. Tax Increment Analysis 20,000 20tOQQ ff. Bond Consultant and Counsel 2Q,000 2Q,OOQ . gg. Contingency 4,700 _ 4,700 � Total 44,70Q 44,7Q0 44,700 . Subtotal - Bond Proceeds 5,410,000 hh. Estimate of Capitalized Interest Cost for G.O. Deveiopment Refunding Bonds of 197� 982,300 346,000 636,300 ii . Estimate of Capitalized Interest � . For G.O. Development Bonds of 1979: Series A 473,700 473,700 _ � jj. Discount At Time of Issue - For G.O. Development Bonds of ]979: Series A 80,000 30,000 - � - - • 1 ,536,000 346,OOQ 1.,190,000 1 ,190,000 ESTIMATEO TOTAL - G.O. Development Bonds of 1979; Series A 6,6Q0,000 G.O. Development Refunding Bonds of i978 (Refunds 5,000,000 of Existing Development District Debt) 5,335,000 � y� •�ownto�vn Development Projects 4 of 4 � � P�ovember 6, 1978 Budget Surrunary � Budget Amendment_Procedures 7. Any costs exceeding 'line item budget appropriations by not more than $20,000 can be funded from the contingency account a�ith the approval of the Budget Director. 2. Any casts exceeding line item budget appropriations by more than �20,000 requires City Council resolution. 3. Any excess monies in line item appropriations to be transferred to the contingency account. . 4. Any ex�ess monies in contingency account to be transferred to a reserve account for debt service retirement of this bond issue. 5. Any Downtown People P4over grant monies received by the City for� itemized costs will replace tax increment bond money and the freed up cash will be placed in a reserve account for this bond issue's debt service. � � Requested y. App oved By: . � -��---- ' �.. PED Qirec or B�dget Direc or I�UTE: If the City receives DPP� grant monies for reimbursable expenses for items 1 and n, estin�ated at 90� non-City funding: � � � 1 . DPM Structural Support 90q of �200,000 = $180,000 � n. Extended Skyway over Seventh Place west of Cedar 90q of $400,000 = $360,000 the reimbursement ar�ount of $540,000 can be used as a revenue for this budget. � RELOCATION PLAPi FOR SEVENTH PLACE REDEVELOPrtENT PROJECT AREA NOVEMBER 22, 1978 A. ADMINISTRATION 1. Palicies and Regulations A family, individuals, business firm or non-profit organization required to move from property that has been affected by publicy sponsored activitq is eligible for relocation payments to assist in obtaining and moving to a replacement dwelling or location in accor- dance with the provisions and requirements of the Federal Uniform Relocation Assistance Act of 1970. It is the intent of the City to provide a relo.cation advisor ta assist each person to be displaced in locating a suitable housing unit, or place of business. The first steps of the relocation process involve the relocation advisor assigned to the particular property planned. for acquisition. The following services are provided: a. Eligible persons are informed at the earliest possible date as to the availabilzty of relocation payments and assistance, the eligibility requirements and procedures for obtaining such pay- ments. b. The extent of need of each eligible persoa for relocation assistance, is detennined through direct personal interview. c. Current and continuing information is prov£ded on the availability and prices of comparable sales and renCal housing and of com- ,parable commercial properties and locations. - d. Information concerning Federal and State housing programs, loans . and other special programs offering assistance is supplied to eligible displaced persons. �1) , e. Other advisor and referral services concerning housing, financing, employment, training, health, welfare and other assistance is pro- vided in order to minimize hardships. f. Assistance is provided in completing any required aoplications . and forms. g. Services are provided to ensure 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. T'he following financial assistance is available to residential re- locatees reg�rdless of how long the dwelling unit has been occugied: - Actualreasonable moving expenses, or - A fixed moving expense allowance up to $300 (based on the number of rooms of furniture or possessions to be moved plus a dislocation allowance of $200.) In addition, homeowners who have occupied the dwelling for 180 days prior to the first offer to purchase the property and tenants occupyirg the unit for 90 days prior, may be eligible for the following replace- ment housing payments: - A Replacement Housing Payment of up to $15,000 for eligible owners who occupy the home which is acquired. (This payment is ta help owners purchase and occupy another dwelling suitable for their family.) - A Replacement Housing Payment of up to $4,000 to eligible tenants to help in the rental or purchase of standard replacement housing. � Homeowners who have occuped the dwelling for at least 90 but less �2) than 180 days are eligible for the $4,000 maximum Replacement Housing Payment. Displaced business concerns and non-profit organizations may be eligible to receive payments for the following: - Actual, reasonable moving expenses, plus - Actual direct loss of tangible persoaal propert�►, plus •- searching for a replacement location (limited to $500,00}, ^ or as an alternative to the three above payments. - Payment in lieu of moving and related expenses. These payments are equal to the average annual net earnings of the business, but not less than $2,500 nor more than $10,000; payments to non-profit organizations are limited to $2,500. Certain criteria must be met for a business to be eligible for this payment. Occupants are not required to move until given the time and opportunity to find decent, safe, sanitary housing that meets the housing code of the city and is satisfactory and affordable to the occupant. Replace- ment housing payments are not made in cases of moves to substandard buildings. The. City will ensure adequate inspection of all replacement housing resources to be utilized by displaced persons. ' 2. Organization and Staffing The relocation staff of the Department of Planning and Economic Development �PED) has served since 1959 as the central relocation �agency for the City. Supervisory personnnel, relocation advisors, and technical and clerical employees are responsible for administering �3) the above policies for Federal programs and for such Iocal programs as school site assembly for the School Board of the City and acqui- sition for the Ramsey County Open Space Program. T'he relocation staff is assigned to field offices as necessary. $. SIJMM.ARY OF PROJECTED DISPLACEMENT Although no acquisition is presently programmed within this project, a survey has been conducted to determine the level of potential displace- ment activity, should development proposals be adopted which require such activity. Based on the survey data, 100 residential occupaats and 50 non-residen- tial occupants may be affected. C. SUNIl�IARY OF HOUSING RESOURCES Past relocation e�cperience has shown that the majority of displaced persons fall within the income limits of eligibility to the various subsidized housing programs available in substantia:l supply in the metropolitan area. There are a wide variety of housing resources to accommodate the special needs of these families and individuals in St. paul. � LOW INCOME In order to qualify for public housing occupancy persons must meet standards of family composition and income. Generally the following persons are eligible for some type of public housing: Families: Ttao or more persons regularly living together and related by �4) blood, marriage or adoption. Individuals: A single person who is: (1) eligible by age to receive old age Social Security benefits: (2) physically handi- capped or disabled,• or �(3) displaced by public acCion. Ztao sets of income limits are established for iniCial occupancy and for continued occupancy. Persons displaced by public action may use the limits for continued occupancy in gaining admittance. Eligibility for continued occupancy is reviewed once a year £or families and the handi- capped, and once every two years for the elderly. Annual Income Limits : Family Size Initial Occueancy 1 $: 8,700 2 9,950 3 11,200 4 12,400 5 13,200 6 13,950 7 14,750 8 or more 15,550 Additional consideration such as total assets, desirability of tenants, veterans status, and those displaced by public action are used when numbers of eligible applicants exceed the units available. �S) Applicants who qualify under the above guidelines are required to pay no more than 25 percent of their adjusted income tor gross rent. Gross �ncome is adjusted by allowable deductions and exemptions for numbers of dependents and excessive or unusual medical and occupational expenses. St. Paul currently maintains 16 hi-rise buildings for the elderly and handicapped in all sections of the City. There are a total of 2,660 units in these buildings, out of which approximately 255 are expected to become available in an 12 month period. The City has three programs designed to meet the housing needs of Iow- income families. The traditional housing for low-income families is con- gregate public housing; the City has four of these developments, twa � � small groups of such housing totaling 1,349 units. The other three pro- grams are oriented to dispersing lawer income families throughout the Gity. The City has bought 86 Scattered Site Units and 97 HOPLIF units. The scattered site units are rented to low-income families in the .same manner as congregate housiag. The HOPLIF program is a program through which a tenant eventually becomes a homeowner. T'hese three grograms result in the availability of approximately 326 units per year. Moderate Income rfoderate income housing is available to families and elderly or haudicapped individuals who fall within the following income limits: . ; (6) Family Size Maximum Annual Incorne Limits � 1 $ 9,600 2 11,000 3 12,400 4 13,800 5 14,700 6 15,500 7 16,400 8 or more 17,300 There are 3,008 moderate income new construction rental units ia 8t. Paut and approximately 600 of these become available throughout a given year. The City also has 153 rehabili.tated apartment units and 1Q rehabilitated units in single family and duplex housing for moderate income persons. Moderate income families and individuals will also be able to find housing through MHFA plans for single family mortgage and multi-family new con- structzon, and through the Housing Recycling Program. Several proposals for moderate income units are currently in various stages of planning under MHFA family program. Section 8 - Existing Housing Section 8 units allocated for the City of St. Paul will he used for rental assistance to families who are of low or moderate income and who wilZ be living in standard rental units. Eligible families under this program will pay between 15 and 257, of their income for rent. HUD will pay the ��) difference between that amount and the fair market rental rate, including utilities. Eligibility is determine d by gross family income, which must be less than 80% of the 1970 median income by family size for the Minneapolis-St. Paul Standard Metropolitan Statistical Area. These limits are as follows: Family Size Maximum Annual Income Limits 1 $10,850 2 12,400 3 13,950 4 15,500 5 16,500 6 17,450 7 18,450 8 or more 19,400 Section 8 - New Construction and Substantial Rehabilitation New construction units under the Sectien 8 program may be funded by the Minnesota Housing Finance Agency; the City has no separate allocation for this program. Units leased under the Section 8 program will constitute 20% of the total units in the projec�. Family eligibility is based on the same schedule of maximum annual income limits as for existing housing program. The turnover in the private housing market has: been and will continue ta be the primary housing resource for persons who are displaced. With (8) , • - the�assistance of the $15,000 (maximum) grant, displaced homeowners are able to find housing in the.private market. DispZaced renters- needing I and 2 bedroom units are also competitve on the private market w£th the aid of Replacement Housing Payments. "'� �9) • !�� PROJECT AREA REPORT for SEVENTH PL.ACE RED�VELOPMENT PROJECT AREA November 22, 1978 A. PROJECT REPORT 1. Central Business District - History of Public Redevelo�ment Initiatives a. Gapital Centre The Seventh Place Redevelopment Project has under gone many past efforts to renew and revitalize its resources. Six of the ':� : twenty-two blocks within this boundary were previously inclnded in the Downtown Urban Renewal Area (Capital Centre), undertaken in 1964. T'his project consisted of a twelve block area within which wholesale clearance and redevelopment was undertaken because of conditions of substandardness and blight. Nine of these blocks have been redeveloped at a canstruction expenditure of $96,100,040. Due to the declining real estate market, the disposition of three remaining parcels of land vital to the central business district development had not been accomplished by the project's close-out date of March 31, 1974. �o of those vacant parcels, known as Block C and Parcel G-9, are located within the Seventh Place Project. The third parcel, known as Block L, remains outside of the Seventh Place Redevelopment Project. Its proximity to the area known as Lowertown lends the ultimate disposition of this parcel more favorably to the Lowertown area than to the Seventh Place Redevelopment area, and it is anticipated that development will occur on this parcel under the auspices of. the Lowertown revit- alization project. � Within the six blocks of the Capital Centre project now included in tihe Seventh Place Redevelopment area, redevelopment has been accomplished on three of the blocks. One of the remaining blocks is two-thirds developed (and includes Parcel G-9), Block C is vacant, and the parcel known as Block A (together with Block 27 of the Centra2 Core Project) is currently undergoing redevelop- ment as tha Seventh place Project. Block A is the site of con- struction of a municipal parking ramp financed through revenue bonding from the Port Authority of the�..City of Saint Paul, and over which will be constructed a two-hundred-fifty room hotel and extensive commercial-retail facilities. The construction will interface with the public construction of the Seventh Place building, which is intended to serve as a focal point for conanunity activity within the central business district. This four-level structure will serve as the care of the Saint Paul skyway and pedestrian concourse system. b. Central Core The blocks located northwest of St. Peter Street which were not included in the Capital Centre project were previously within the Cen�ral Core Neighborhood Development Program (NDP) Redevelop- ment Area, undertaken in 1969. Within this redevelopment area funds were expended for the acquisition and clearance of sub- standard structures to provide opportunities for private invest- -2- ment. 2taenty-one substandard structures were removed from five blocks to provide sites for naw private development, and a ma�or downtawn park was revitalized to provide a stimulus for adjacent commercial and industrial rehabilitation efforts in the Lowertown area. The initial success of the Lowertown revitalization is presently being pursued through the auspices of a private founda- . tion grant for study and implementation. c. Seven Corners The two blocks located west of St. Peter Street within the Seventh Place Redevelopment Project were previously within the Seven Corners Neighborhood Development Program Area, undertaken in 1969. Urban renewal efforts in the Seven Corners area pri- marily centered upon the clearance of substandard structures to provide opportunity parcels for new private construction and development, and land acquisition for right�of-way connections to the proposed Int2rstate Freeway 35E. In addition, land adja- cent to the Civic Center complex which, was part of the Auditorium Redevelopment Project, adopted in May 1968, was assembled. for the construction of the Civic Center Areaa and Exhibition Hal�, and seven substandard structures were acquired from a block adjacent to the Civzc Center to provide opportunity for new commercial development. This land assembly parcel is currently under develop- ment as motel and restaurant complex. � _ . -3- d. Development District In 1974, the City established the Downtown Development District No. 1 under Minnesota Statutes, Chapter 764, Laws 1973. Down- town Development District No. 1 encompasses a thirty-seven block area within the central business district which included the entire Capital Centre project, as well as twenty-three blocks within the Central Core Project area and three blocks within the Seven Corners Project area. Under the auspices of the Down- town Development District No. 1, the City sold bonds in the amount of $5,040,000 for the design and construction of a municipal parking ramp located on land previously cleared under the Center Core Project. In combination with the Central Core Project, the City and the Housing and Redevelopment Authority have entered into development agreements for sale of air rights over the parking ramp for construction o£ a medical office tower and an apartment tower, as well as providing land adjacent to the parking ramp for construction of the William L. McKnight Omni Theatre, which is a portion of the Science Museum of Minnesota complex. All proposals for development and public involvement in private development within the Downtown Develop- ment District have focused on the blocks immediately adjacent to the Seventh Place development, wit�h the exception of the Capital Centre Block L, which has been vacant for ten years and the development of which is felt to be tied closely to the -4- previously mentioned Lowertawn revitalization. e. Community Development Block Grant - District 17 In 1975, the City of Saint Paul became eligible to receive federal funds under the Community Development Revenue Sharing (CD) program to be used in qualifying census tracts on a city- wide basis. To aid in the revitalization of the central busiaess 8istrict, the City acquired Che area known as Block 27, bounded by Cedar, Eighth and Minnesota and Seventh Street. This acquisition was to provide an "opportunity block" for new construction of six hundred thousand square feet of office space and two hundred forty thousand square feet of retail space. Tfiis block abuts directly on the Seventh Place building construction site and, with Block A to the south, creates the nucleus of the Seventh Place Redevelopment Project. 2. Project Area Eligibilit� a. Six of �he blocks located within the Seventh Place Redevelopment Project were cleared under the Downtown Urban Renewal Area, Minn. R-20, Capital Centre Project begun in 1964. On these blocks new development has occured which has completely eliminated prior conditions of substandardness and deterioration. Under the Central Core Project two additional blocks within the Seventh Place Redevelopment Project were cleared and new construction is com�nencing. Conditions of physical deterioration remain in the fifteen blocks of the Seventh Place Redevelopment Pro3ect. (See map no. . -5- Building condition surveys accomplish in mid-1969 for documen- tation of the Central Core and Seven Corners Redevelopn�nt Projects indicated thaC ,75% of the. structures within the Seventh Place Projeet boundary area were deteriorated. An updated survey of struatures within the project boundary accomplished in mid-1978 indicates tha t 48% of the buildings are deteriorated, an improvement of only one-third of the deCeriorated structures identified in 1969. (See map no. In addition, as previously related, the removal of deteriorated structures within that time period was accomnlished primarily through public acquisition and clearance of substandard buildings, not through private renovation or r�habiliation o£ existing structures. It is the intent of this Plan to concentrate the City's renewal efforts for upgrading the central business dis- � trict on public improvements in the Seventh Place Redevelopment Project to create conditions conducive to private sector participation in the economic revitalization of Saint Paul by rehabilitation and renovation of deteriorated structures.. It is a further objective of this Plan and the public and private undertakings and activities provided for on the Plan, to --- eliminate and prevent the spread of building deterioration or deteriorating conditions. -6- b. Economic Deterioration 1} Assessed Valuations The Economic policy Overview of St. Paul accompZished by Hammer, Siler, George, Associates in October 1975, stated several clear points regarding the condition economic base of Saint Paul and its potential for revitalization and regeneration. This study identified Saint Paul as a "built" City within a metropolitan region under continuous pressure from a series of negative forees that seriously restrict its development capacities, particularly the investment and entrepreneurial opportunities of the private sector that is this sector's willingness to invest in Saint Paul. In addition, it noted a leveling off of grwoth, a gradual attrition of the City�s capacities to produce public revenues, and evidence of deterioration in the quality of life and in the productivity of its economic system. Saint Paul is in competition with newer, faster-grwoing suburbs - -. which ate�act the bulk of new investment dollars. away frocn the City while creating a wide range o€ facilities thaC compete with those already in the central city. The study also noted particularly that "it is . . . the overall productivity of the tax base that holds the keys to the city's economic viability in the future. In turn, the productivity of the tax base depends heavily upon public . `7> golicies that encourage specific private investments for which, ander appropriate conditions, the city has realistic prospeets." An exa:niniation of the most reliable indicatar of the '' Seventh Place Project tax base, the assessed valuations of tax paying structures and land within the project ar�a, shows that although there has been substantial investment in the central business district through fourteen years of urban renewal neighborhood developed and developmen� district programs, fourteen of the twenty-two blocks w�thin the Seventh Place Project boundary have shown decreases in total valuations over the period 1973 to 1978. Of the remaining eight blocks, only three have shawn increases in assessed valuations in that period of time; the remaining five blocks have shown stagnation in the assessed base with no increases and no decreases (see map No.� ). Of those blocks shor�ing decreases in valuations, only one was Che result of public acc}uisa.tion for redevelop- ment. Three of the remaining thirteen decreased blocks were locted within the Capital Centre Project and had undergone clearance and new redevelopment prior to 1973. From 1973 to 1978 there were virtuallq no public redevelop- ment activities undertain onr.nine of these blocks, and � without public focus on development activities and maintenance <g) of the tax base, �hese blocks have shown valuation decreas�s which range fram less than 1% to 24% excluding th� one block which experienced a 100% decline due to public acquisition for development. While the decreased valuations are direct indicators of an eroding tax base, the five blocks which showed no change over this five year period are also indicators of an un- � stable central business district economy. Z'hree of the blocks contain vacant land parcels, two of which are currently undergoing construction, whi.le the third has been vacant for more than five years. In the remaining two "no change" blocks, (which o�ntained three structures in total) two of the structures have remained vacant for five years or more. Of the three blocks located within the project area which have shown increases in assessed valuations, only one was due to a distinct increase in valuation of existing struc- tures. The remaining two blocks saw the completion of con- struction begun prior to 1973 and the t�ansfer of structures previously held by a tax exempt i.nstitution to a tax-payirtg entity. Overall then, within the Seventh Place Project area, the situation can be described as a stagnating and deteriorating (9� tax base, with 80% of the blocks shawing direct evidence of this status. 2) Vacant Land As can be seen by the Existing Land Use map no. 6, there exists�.within the project area both vacant land utilized for surface parking and vacant structures. Land �:�rea approximately the size of three blocks is currently under- utilized as surface parking, and an additional area equal in size to one block is currently occupied by vacant struc- tures, which totalZy constitutes L8% of the ProjecC Area. 3) Other Factors of Economic Deterioration — The central business district has seen a very slow but steady decline in its economic base over the last fiue years. Despite massive public renewal investments in the downtown,-retail sales have stagna.ted, and the last three years have seen the loss of 124,000 square feet of retaiZ space. While the major source of information regarding trade and em lo ` g yment, the U.S. Census of Retail ��'rade for 1977, is as yet unavai.lable, previous figures for retail employ�nt indicate that the central business district experienced a 30'/, drop during the period 1967 to 1972 in general retai.l employment alone. Overall during this same period, employ- (10) _ . . .._m.__-___. ..__.�_ .. . � ment in areas of consCruction materials, general trade, food service, apparel, and accessories and eating and drinking establishments declined Z9%. The� Economic Policy Overview ocF St. paul, stated that �'markets are essentiallq created by the facilities or products that are brought into the market place.. There is obviously a Ifmit to the overall latent demand -- St. Paul is ringed by major regional shopping centers and there is also the competition of the larger C�D complex in dotantown Minneapolis. On the other hand, the St. Paul regional market is a large and grow- ing oneo St. Paul's existing downtocm retail complex ;is nat strong enough to create a substantial draw from that market, b�t the addition of 7th Place should add greatly to its magnetic capacities. Only a modest attraction of additional shoppers goods expenditures from the region, added to the effective exploitation of the doGmtoum market itseZf, would be needed to support what is proposed. The new project, if built as planned, would create a magnetic set of amenities far beyond what the downtown (even with the Capital Centre concourses) no�a has to offero`� Sn addition, the last five years have see� a reduced number of hotel rooms with the conversion of the Capri and Lowry Hotela to apartMent use and the virtual disappearance of the Saint Paul Hote1 from the scene as a resource o£ transient residence for visitors. A studq andertaken in 1969 and 1970 by Development Research Associates indicated that Sto paul had, C].1) _ _ _.____ __.__ .__.��. ____�......_..--_...--.___ __.__ _.,.......�...r...,__..�__._ �...__�__�.,_.___.,.�.__.__,.�.._ .___. _�_______�_.� at that time, only 1,504 room units in six first and second class motels and hotels. With the removal of the Lowry Hotel and the decreased emphasis on the St. Paul Hotel, the number of rooms available for travelers in the central busineas district taday is reduced to under 1000. This same study indicated "the source of hotel patronage with the greatest � potential for the downtown area will be business trave�ers". Studies currently underway by the Planning Division of the Depart- ment of PZanning and Economie DeveZopment in�icate that office space in the central business district has declined from 8,989,275 square feet in 1975 to 7,474,�00 square feet in 1977, a reduction of 17%. In that the previous perio� of 1968 to 1972 had seen an increase from 5,174,OOQ square feet to 8.989,000 square feet, the decline of this area as a major attractor of business within the last five years is evident. This reduction in office space along with the �oncurrent reduction in hotel rooms, indicates a downward trend in Saint Paul's attraction of outside visitors and investors to its central business district. All of the above factors indicate ti� t the Seventh Place Project Area, has experienced conditions of economic deterioration which now require specific public actions proposed by this Plan, to eliminate these conditions therby making land w�thin the Project Area and the Central Business District useful and (12) valuable for contributing to the economic revitalization of these areas. � (13) 3. Project Boundary Determination Included in the Seventh Place Redevelopment Area are those blocks necessary for comp2etion or extension of public improvements, such as skyway, pedestrian concourses, and perimete�r street improve�nts, as well as blocks potentially desirable to be redeveloped by private sector through provision of 9.mprovements or other such aids. The Areas boundarzes are determined also by the clustering of publicly held land and struct,ires to the west and north, the delineation of the Locaertown revitalization Area to the east, and the fully develo�ed blocks, located bet:aeen the southern boundary and the river bluff. 4. Justification for Deletion of 19 Blocks Previously Wtthin the Downtown Development District No. 1 It is the intent of the City of Saint »auI to include in redevelopment project areas those parcels of land and structures which require public assistance to effect devel.opment, redevelopment, rehabilitation or renovation. Under the auspices of previously adopted redevelopment pl.ans, financing mechanisms and private initiatives nineteen blocks wh ich has been included in the Downtown DeveZopMent District No. 1 have been completely redeveloped, developed and structures rehabilitated as well as provision of public improvements made by the City to support th2se activities. In that no further public involvement is required or desirable in the maintenance of these fully developed blocks, they have been omitted from inclu ion in the Seventh Place Redevelopment Project Area. -14- The removal of these blocks from a tax increment financed district also provides a general benefit to local taxing jurisdictions, in , that increases in assessed valuation over the certified base of 1973 which have been captured in increment will be released and available to them for their use. The available increase in vaZuation for these blocks is calculated to be over $2.7 million of assessed valuation. 5. Conversion of Financin� Authority from Minnesota Statutes S�ction 762 to Section 462 It has been determined that there exist within the Seventh Place Redevelopment Project Area conditions of blight, economic deterioration, and other problems which are best addressed and ameliorated by the application of redevelopment activities suthorized under Chapter 462, the Minnesota Housing and Redevelopment Act. The application of the powers of Section 462 is more compatible with the Plan objectives, program activities and development policies of the City of Saint Paul in that it promotes the cooperation of public and private sectors in revitalization activities, tahere Sectian �62 tends to limit the City's ability to enter into cooperative ventures with private enterprise. . -15- . ,' •'�i r� �/'� � `\ ` \� � \`� � � � � F `\ � � / � � \ ��/� ��/' .� s� � � � � –tr ;- � �_--__�_�� `- / � \`�� \c � /�. 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L . •:•.:•�, .•:•:.:.:,• � •::.<�;::•i:••:: ,,.., . � •:::•.;•.A..., 'I tf.:r•.•:••:�#r,;_:.'•,.:::�.:•.: ..�2fg,�+•s��r:,..;• --'----------- _._,_ qOBERT � --- ---- _ . - - -� ---- - - i � -- T :: (Q � -- -� fll n r i� � �� t] I ( '�l�Z �-, ;z l f � „' , r r(� = i -1 � _ y m � _-- -- C�J—� 1 i...,i F � ,��, � � —7= L J I� , Z '�� 'r � , Q i � :.� _ . _� � _ � � � K��.:�.. � f .� ,_ '.. .;;: q = �.. ., Q �� i � �:r�+-t::::;�: - L--_--� �. f.`.`...;:`.`.?'�3:'>:._; � O � _ O i•a::��'• � � � �.�:!�;::�.�::;.':;''.Lt::.::[:if.::� . . .� � � ,r � i _� ; � � . _'�� 1 � � I i L 1 j � , i I�� JL I � � 1� .._ i � ' � ` � ' � ' 0 ' 4 ;` I' �' � �-_----�' � � : 1 �� , �� --Y • `_ ,� � Q I I ( � i� - - _.__ ' � ' _ --- -, - - � P ' II '� - �— ; � � O �-—� � � ❑ � � ❑ ; � o �`-l� ' , � ___ , � � , , ,— � _ ��a _ _ � �� / v �`��5� REDEVELOPMENT PLAN SEVENTH PLACE REDEVELOPMENT PROJECT � NOVEMBER 16, 1978 TABLE OF CONTENTS A. DESCRIPTION OF REDEVELOPMENT AREA page 1 B. STATEMENT OF DEVELOPMENT OBJECTIVES Page 3 C. REDEVELOPMENT TECHNIQUES TO BE USED TO ACHIEVE PLAN OBJECTIVES Page 6 D. PUBLIC IMPROVEMENTS Page 9 E. LAND DISPOSITION AND PRIVATE IMPROVEMENT AGREEMENTS Page ll F. GENERAL LAND USE PLAN page 14 G. EFFECT OF PLAN ADOPTTON ON PREVIOUS REDEVELOPMENT PLANS AND Page 20 DEVELOPMENT DISTRTCT H. OTHER PROVISIONS NECESSARY TO MEET ST,ATE AND I.00AL REQUIREMENTS Page 21 I. PROVISIONS FOR AMENDING PLAN Page 22 A. DESCRTPTION OF REDEVELOPMENT AREA Commencing at the point of intersection of the Southwesterly right-of-way Iine of St. Peter Street and Southerly right-of-way li.ne af Interstate freeway .No.94 thence, Northeasterly along said freeway right-of�way line to the point of intersection of the Northeasterly right-of-way line of Wabasha Street, thence Southe�ly along said Northeasterly right-of-way line to the intersectian of said line with the Northwesterly right-of-way line of Ninth Street, thence Northeasterly along said Northwesterly right-of-way line of Ninth Street to the point of intersection of the Northeasterly right-of-way line of Robert Street, thence Southeasterly along said Northeasterly right-of-way line of Robert Street to the point of intersection of the Northwesterly right-of-way Iine of east Seventh Street, thence Northeasterly along said Northwesterly right-of- way line of Seventh Street to the point of intersection of. the Northeasterly right-of-way line of 3ackson Street, thence Southeasterly along said North- easterly right-of-way line of Jackson Street to the point of intersection of the Southeasterly right-of-way line of Fifth Street., thence Southwesterly along said Southeasterly right-of-way line of Fifth Street ta the point of intersection of the Southwesterly right-of-way line of Robert Street, thence Northwesterly along said Southwesterly right-of-�way line of Robert Street to the Southeasterly right-of-way line of Sixth Street, thence Southwesterly along said Southeasterly right-of-way of Sixth Street to the point of intersection of the Northeasterly right-of-way line of Minnesota Street, thence Southeast- erly along said Northeasterlq line to the point of intersection of the South- easterly right-of-way line of FourCh Street, thence Southwesterly along said Southeasterly right-of-way line of Fourth Street to the pof.nt of intersection -1- of the Southwesterly right-of�,ray line of Cedar Street, theace Northwesterl y along said Southwesterly right-of-way-line of Cedar Street to the point of intersection of the Southeasterl y right-of-way line of Fifth Street, thence Southwesterly along said Southeasterly right-of-way line of Fifth Street to the point of intersection of the Northeasterly right-o€-way line of St. Peter Street, thence Southeaster.Iy along said Northeasterly right-Qf-way line of St. Peter Street to the point of intersection of the Southeasterly right-of- way line of Fourth Street, thence Westerly along said South right-of-way line � of Fourth Street to the point of intersecCion of the West right-of-way line _ of Market Street, thence Northerly along said Westerly right-of-way line of Market Street to the point of intersection of the Southwesterly right-of-way line of St. Peter Street, thence Northwesterly along said Southwesterly right- of-way line of St. Peter Street to the point of intersection of the South- westerly right-of-way line of St. Peter Street to the Southeasterly right- of-way line of Interstate freeway No. 94, which is the point of beginning. _2_ B. STATEMENT OF DEVELOPMENT OBJECTxVES 1. Background The Seventh Place Redevelopment Project is located in the heart of St. Paul central business district. 1'he central business district is a major commercial, retail, administrative, financial, transpar- tation, entertainment, cultural and government center, serving the upper midwest and the Twin Cities Metropolitan Area. While the Twin Cities Metropolitan Area is growing and expanding in population and acCivity, the City of St. Paul and its •central business district is experiencing declin3.ng employment opportunities, fewer retail establishments and declining retail sales volume, and, notwithstanding substantial public and private investment in the area, declining property valuation and tax revenues. While the central business district has been the site of substantial public development and redevelopment activity, within said area and the Seventh �Place Project Area, conditions of .deterioration, blight and substandardness of buildings and structures remain, to a degree, warranting further redevelopment activity designed for its elimination and for �he prevention or the development or spread of further deterioration. While significant progress has been made in providing new commercial facilities, new and rehabilitated housing, cultural and recreational facilities, governmental and financial facilities, and other facilities enhancing the central business district, the continued viability of the area as a major retail-commercial center -3- in the face of declining employment opportunities, existence of physi- ca� deterioration and declining retail activity and tax base, is in jeopardy, requiring a major public undertaking designed to retain existing major retail services and attracting new retail enterprises, and to provide additional transient housing, thereby encouraging new private investment for new construction and rehabilitation ar renovation of existing deterioraCed structures, and preventing further deteriora-' � tion, enhancing employment opportunities, and stablizing and improving property values and the source of public real estate tax revenues. 2. .Development Ob_jectives � The primary objectives of this Redevelogment PTan: a. To eliminate and/or ameliorate these phys�cal and environment.al conditions as they exist in the Seventh Place Redevelopment Project and to prevent the spread of such detrimental conditions within and without the pro3ect area. b, To improve the attractiveness and tbe desirability of the �rea as a place in which to live= work, and shop, and in which ta secure cultural and recreational enrichment. c. To maintain aad strengthen employment and sernices by attracting institutions, offiee. space, personal and professional services, retaining regional cultural and entertainment facilities and aecommodation facilities within the central business district. d. To create an attractive pe3estrian-oriented place of personal communication in which people may exchange services, goods and -4_ ideas, and enjoy social and cultural opportunities. e. � To develop the Seventh Place Redevelopment Project of the central business district into a viable metropolitan center in further- ence of thE��etropolitan Council's Development Framework Policy Plan. f. To provide such public improvements as are necessary to stimulate private investment and reinvestment in the Seventh Place Redevelop- ment Project. Area. g. To expand and improve the existing pedestrian concourse and � skyway system to maximize pedestrian access to goods, services, facilities provided within the Seventh Place Redevelopment Project Area. h. To strengthen an d improve the retail, commercial, and office climate of the central business district and of the City as a whole through the concentration of effort and resources on the Seventh Place Redevelopment Project Area. i. To develop the Seventh Place Redevelopment Project in. a manner that is in conformance with the City�s Comprehensive Plan. j. To utilize public financial resources in a manner that is in conformance wzth the City's adopted Capitol Allocation Policies. _5_ C. REDEVELOPMENT TECHNIQUES TO BE USED TO ACHIEVE PLAN OBJECTIVES This Plan envisions the permitted use of all techniques or powers current- ly authorized through applicable statutes. No provision of this Plan is to be taken to limit the full exercise of these powers. The following techniques are c ited as means of achieving the objectives set forth in section B. 1. Structures exhibiting hazardous and unsanitary conditi.ons will be . subject to code enforcement. 2. Private acCion to remove conditions of stagnation, blight and econo- mic physical deterioration of property and improvements thereon wiZl be encouraged through: a. Code enforcement; b. Provision of public improvements; c. Contracts for new construction, rehabilitation and renovation of property improvements by private action; and d. Public revenue bond financing under Chapter 474, Minnesota Statutes 1978. 3. Property acquisition of vacant, unused, underused or inappropriately used land; of substandard property and of deteriorated property fnfeasible of rehabilitation; of land needed fo"r public improvements; _ or of land necessary or desirable for redevelopment parcel assembly or economic developroent projects. 4. Provision of public improvements, including site preparation for land disposition or development, extension of the pedestrian concourse � system, construction of the Seventh Place Building, and other im- -6- provements necessary to or customarily provided in carrying out a redevelopment project. 5. Provision of relocation services, assistance and benefits in accor- dance with Chapter �17 Minnesota Statutes 1978. 6. Property disposition by private sale or under competitive conditions, of uaimproved, cleared, or improved property under contracts requir- ing the improvement of the property. 7. Provision of vehicular circulation through: a. Implementation of the �horoughfare component of the Cityts Comprehensive Plan. b. 1'he construction or reconstruction of sidewalks, pedestrian-ways, street lights, traffic control devices and other facilities where conditin ns warrant and where such improvements will enhance the environment of the area and augment rehabilitation and/or development activities. , 8, Coordination of project activity and financing with human service agencies, citizen participation entities, planning agencies and budget committees. 9. Implementation, where appropriate, of statutory authority for creation of economic development projects and parking districts, general obligation and revenue bond issuance, tax increment, sequestration, property assessment, tax levy„capital grant, and other authority which may be of assistance in accomplishing the ob3ectives and land use an d building requirements of this Plan. -7- 10. Property management� and project administration, demolition of structures, street vacations or dedication, land assembly and title clearance, property exchanges, contracting with public bodies and property owners, and other activities necessary or appropriate to carrying out the provisions and acaomplishiag the objectives of this Plan. -8- D. PUBLIC IMPROVEMENTS Among the ways the City of Saint Paul will address the economic and physical stagnation of the Seventh Place Redevelopment Project will be � through programs of construction of public improvements to reinforce the functionally connected blocks of the project Area. 1. Seventh Place Building The City will construct the Seventh Place Building, a multi-level public concourse and open space which will be utilized as a public gathering-place and the focal point of the Seventh Place Redevelop- ment Project and the central business district. The Seventh Place Building will interface directly with construction intended to pro- vide 250 transient residential accommodations, S00 stalls of.public parking, 240,000 squ�e feet of retail space and 600,000 square feet of office space, and will be the central node of the City�s public pedestrian concouse and skyway system. 2. pedestrian Concourses and Skyways 7.'he City will construct four skyway bridges, one pedestrian concourse in addition to skyway-related improvements interconnecting the system to and through abutting blocks to the Project Area. 3. Seventh Place Mall The City will construct the Seventh Place Mall in Seventh Street. The first phase of this mall will be the construction of a public parking area with limited pedestrian and vehicular access from St. Peter Street to Cedar Street and from Minnesota Street ta Jackson Street. The construction of this mall may be extended in future -9- _._.._..�....�....�.�_. __.�.._.___..__..�.�.�..____�.:�_ ._----------.-�.�--�-.._._-�..,�____-_._._____ __..__..__-�, phases, the construction may be improved upon, and the public parking , may be removed and the mall imp�aved �o be solely a pedestrian place with vehicular access prohibited. 4. Other Public Improvements The City may construct additional skyways, and pedestrian concourse improvements, as well as curbs, gutters, sidewalks, lighting and the like as are determined by the agency as necessary or desirable - - to attract and encourage private redevelopment in accordance wiCh this Plan. -10- E. LAND DISPOSITION AND PRIVATE IMPROVEMENT AiGREEMENTS 1. Properties acquired by the designated city agency pursuant to this Plan may be disposed of by any of the following methods or combina- tions thereof: a. DemoZish the struc.ture thereon and dispose of the Iand in accordance with this Plan. b. Se�l the property subject to its being rehabilitated to meet � local applicable codes. c. Rehabilitate the property to meet l�cal applic able codes and sell the property at its fair market value or lease at fair rental value. d. Dispose of property to appropriate public entities for the purpose of providing supporting �acilities and project improve- ments. e. Dispose of land in any Qther manner consisteat with this Plaa and allowable by applicable laws and regulations. The Housing and Redevelopment Authority may elect to dispose of the properties individually or in combinations, which ever method will best accomplish the purposes of this Plan. In any case, all disposition of sites will follow the requirements of State and Federal laws. 2. The agency, in cooperation with private property owners within the project area wi.11 assess individual property improvement needs and development opportunities with the objective of concluding -11- private property improvement agreements with the owners. Specific additional guidelines governing lan� disposition and property improve- ment agreement are recited below: a. Land Use and Building Restrictions Land use controls shall be in aceordance with section F. of this Plan and, as applicable, in accordance with section C. 3. of the Redevelopment Plan for powntown Urban RenewaZ Area, Minn. R-20, and will be incorporated into land dispositian documents and pro- perty improvement agreements. Building restriction provisions further detailing these land use controls and governing density, bulk, open space, set backs, parking, circulation, etc., will be provided in land disposition contracts and property improvement agreements. �. Circulatzon Re�uirement The circulation� system shall be in accordance with the Comprehensive Plan components for the St. Paul core area. � 4. Redeveloper's Obligations The general requirements to be contained in the land disposition and property improvement agreements are: a. To develop land in accordance with the controls and objectives of this Redevelopment Plan. b. To commen�e and complete building improvements within a reason- ab2e period of time as de�ermined by the imglementation agency. c. To cammence and complete rehabilitation or renovation within a � reasoaable period o£ time as determined by rhe implementation agency�. -12- 5. Urban Desi�n Obiect_ives and Control a. Land Aisposition Contracts The implementation agency may contract for sale of property receipt and acceptance of preliminary plans, hut nora�ally will not dispose of property under such contract prior to receipt and acceptance of construction drawings. The agency shall retain the right of design review and may reject any proposal which is felt to be inconsistent with the goals and ojectives of the Plan. Specific desiga objectives and criteria will be established for each parcel prior to disposition, and proposals will be evaluated in the light of these objectives and criteria. Such abjectives and criteria will generally seek to achieve the Development Ob3ectives set fortn in section B. of this Redevelopment Pian. b. Propert� Improvement A�reements Specific design objectives and criteria will be established for each parcel under private property improvement agreements and the private developer will agree to submit preliminary and construction plans for agency review and approval. 6. Duration of Controls The development controls and regulations will be incorporated into the deeds conveying �and and shall be mafntained and continued in effect for a period of thirty (30) years from the date of approval for the Redevelopment Plan by the City Council of St. Paul. . _13_ F. GENIItAL LAND USE PLAN 1. Land Use Map Predominant general land uses and major circulation routes shall be in accord with the objectives of the CompreYcensive Plan of the City of Saint Paul. Proposed land uses are shown on Mag No. 1. 2. Description of Each Predominant Land Use Cate�ory an the Land Use Map a. Commercial - Retail 1) Description of Intended Character or Function The Co�nercial-Retail area is intended to contain the City's greatest concentration of retail stores, primarily serving , the city and region and relating to and complementing tfie surrounding intensively utilized office, retail and enter- tainment £acilities. This area should accommodate new retail- ing �aci.lities,and the expansion of existing sound retail uses. 2) Description of Permitted Land Uses Permitted uses shall include retail commercial establishments, restaurants, personal service establishments and similar and compatible uses. Ancillary uses above ground floor levels shall include administrative, financial, professional and similar uses of offices. Short-term housing (hotel and motel) and high density housing is permitted i,f developed as a part of a complex which, in the judgement of the Housing and Redevelopment Authority, adequately supports the basic retail character of the Commercial-Retail Area. -14- 3� Densities Densities within the Commercial-Retail Area should� be high, generally with provision for additional space for pedestrian circulation. b.` Commercial - Office 1;) Description o£ Intended Character or Function �hese areas should contain the City's most diverse, intensively developed and utilized offi.ce facilities integrated with supporting retail and entertainment faciliCies. They should provide facilities for employers dependent on concentration to facilitate face-to-face contact artd achieve concentration of d3.verse employment facilities. Facilities for those cor�nerciaZ establishments requiring a location within the lth Place Project, but not within the Commercia].-Retail Area, should be provided �n these areas. �) Types of Uses to be Permitted Administrative, financial, commuttication, governmentaZ and professional offices, along with commercial and personal service required to support the office functions are permitted in the Commercial-Office Areas. Ancillary uses shall include short term housin,g, high density h ousing and parking structures. Sur£ace garking may be per- mitted as an interim use prio.r to starC of development. a'�) Deas3.ty Commensurate with location as a part of the high intensity use area; specific requirements to be developed during land market- ing activities. -15- �. Residential i� bescription of Intended Character and Function This area should provide high density housing of a type creating internal residential amenit�es and serving support instit.utfonal, d.owntown and governmental uses. In addition, the area should be developed to consolidate the existing residential develop- ments into a self-contained and identifiable • residential area. It should complement the ecrvironment of the institutional uses and the housing development in the Capital Centre RedevelQprnent Project, Minn. R-20. It should help to create a base for nighttime cultural and entertainment activities. Z� Types of Uses to be Permitted High-rise residential; related public and semi-p�bli.c uses in- cluding chnrches, schools, parks and open spaees; parking facilit�es to serve perneitted uses, developed so th�y are compatible and non-dominaat; and limited retail commercial uses purely ancillary to resid�ntial uses and intended pri- marily to meet the needs of residents, including such uses � as food and drug stores, and restaurants. 3� Density (a) Specific density limits shall be established during land markefiing activities. a, public 1� Description af xntended Character and Function This area should contain City-Wide serving facilities intended to enhance the economic, so�ial, dulturaZ and educational -16- base o£ the City. "2) Types of Permitted Uses Facilities for exhibition and museum purposes; general governmental office functions;. public outdoor passive recreational facilities and open spaces intended to pro- � . vide relief in built up areas, as a setting for ;civic events, and to complement the ad�acent residential use; parking � � facilities as required to serve predominant use; semi-pablic or institutional uses, as appropriate and s�n�Iar in function to the predominant permitted uses; and commercial uses in limited amounts and intended primarily to provide service to the predominant pub2ic user, such as food and beverage establishments and existing commercial and transient housing facilities. 3., Planning Criteria or Standards a. Ancillary Uses 1) Where Commercial-Retail is Predominant Use a) ` Parking facilities in structures will be provided, adequate and convenient to serve the parking demand generated by retail shoppers and will be so Iocated as to achieve good access characteristics to major streets. b) Major retail and other commercial facilities wi1L be encouraged to link into and extend the existing Pedes- . trian Concourse system which was developed as part o£ the Capital Center powntown Urban Renewal Project, Minn. R20. -17- 2:� Where Commercial-Office is Predominant Use a) Parking facilities in structure will be provided a�equate to serve theushort term demand generated and will be so located as to achieve good a�cess characteristic to major streets. b) An extension of the Pedestrian Concourse System will be encouraged to pravide numerous pedestrian connections . between the Commercial-Office areas and the Commerc�alL Retai.l Area. 3) Where Residentia2 is Predominant Use a)` Parking facilities, visually non-dominant and located so as 'to mittimize vehicular traffic throug� the residential area,will be provided in accordance with local codes and ordinances and Iimited primarily to residents and guest or those required to serve permitted ancillary uses. b) Public and s2mi-public uses will be Iimi.ted to residential related (city-Eaide facilities prohibited) and will gener- ally be located on the periph�ry of the pred�minant use with proximity to major streets. c) Commercial facilities of a resident-serving nature, or compatible with residential development, such as small food or d�ug stores, will be permitted and only if buiZt as part of a resiciential building crnnpleX. 4) Ob'�tives for' the Internal Circulation System The Plan objectives for the internal circulation system as those set forth in the .�Comgrehensive Plan components for the Saint Paul core area. -18- 4. Pro_iect Minn. R-20: Land Use Prov�sions and Building Re�uirements for Blocks A� B, C, D, E and G . The Laad Use Provisions and Building Requirements contained in section C. 3. of the Redevelopmenfi Plan for powntown Urban Renewal Area, Minn. R-20, are adopted for Blocks A, B, C, D, E and G of , said project, now contained within the Seventh Place Redevelopment Pr.oject� except that with resp�ct to Block G of said project, the - following amendments are hereby made in said section.C. 3.: a. Section C..;3.c. Z)(c)is amended by adding the following after the dash in the first line: "With respect to Block G, �00% coverage is allowed. With respect to Block K. . . " b. Section C. 3. c. 3) (a) is amended by adding the following at the beginnzng: "Except on Block G, . . ." ' c. Section C. 3. c. 6) (b) is amended by deleting reference to Block G. -19- • G. ;Fr LCT OF PLAN ADOP'I'ION ON PREVIOUS REDEVELOPyTENT PLANS AND DEV'ELQPA�NT DISTP.ICT 1. Downtown Development District No. 1 Adaption of this Plan wi11 rescind the Do��ntown Development District No. 1 District and Program. This rescission sha11 be effective upon delivery of th2 bonds to refund and retire outstandittg tax increment supported general obligation bonds issued by the City under the Downto�,m Development District No. 1 Prograc�. 2. Iv'eighbor.hood Develoament Prooram Area Minn. A-I-S; and NeiRhborhood Develo�ment - Program Area Minn, A-I-6 Adoption o£ this P1an shaZl amend the boundaries of the project areas af . the riinn. A-1-5 and Minn. A-1-6 nrojects and pro�rams, by deleting from said areas the area herein described in section A. of this Plan. 3. Projecb hiinn. R-20: Redevelopment Pro�ect, Plan, Land Use Provisions and Building Requirements for Blocks A, B, C, D, r, and G. The L�o�•mto�•m t�rban Rene:�al Area Project Minn. R-20 shall ranain in effect to the extent that the Minn. �t-20 Redevelopment Plan and this Plan provisions rsay be inconsistent; the terms of this Plan shall control and the �.nconsistent provi�i_on of the .�iinn. R-20 pl.an Shal�. be amended by the provision of this Plan. The Land Use Provisions and Building Requirements contained in section C.3. of the Redevelopment Plan for. Doc,mtocan Urban Renewal Area, Minn. �-20, are adopted in section E.4 for Blocks A, B, C, D, E, and G, of said project, now contained within the Seventh Flace Redeveloprnent Project, except that with respect to Block G of sai�' project, the follotiaing a^�endr�ents are hereby made in said section C.3. : Section C.3.c.1) (c) is amended by adding the following after the dash in the first line : "iJith respect to Block G, 100% coverage isallowed. tJith respect to Block K . . . " Section C.3.c.3) (a) is amznded by adding the following at the beginning: "Except on Block G . . ." Section C.3,c.6) (b) is amended by deleting the reference ta Block G. -20- g,. OTHER PROVISIONS NECESSARY TO MEET STATE AND LOCAL REQUIREMENTS 1. Non-Discrimination Every contract for sale, lease or redevelopment of property within the Seventh Place Redevelopment Project will include prohibitions against land speculation, require� compliance with all state and local laws in effect from time to ti.me, prohibit discrimination or segregat�on 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 progerty. 2. Vacations, Rezonings L Dedications and Covenants Vacations, rezonings, and dedieations of public rights-of-way as may become �necessary shall be accomplished by separate actions in accordance with state law and local ordinances and will be initiated by the agency or by the redeveloper. -21- . I'. PROVISIONS FOR AMENDING PL.4N The Redevelopment Plan may be modified at any time in the manner provided by law, and will be reviewed annually by the Saint Paul Planni�g Commission for conformance with the City's Comprehensive Plan. � -22- RELOCATION PLAN FOR SEVENTA PLACE REDEVELOPMENT PROJECT AREA NOVEl�"�ER 22, 1978 A. ADMINISTRATION 1. Policies and Re�ulations A family, individuals, business firm or non-profit organization required to move from property that has been affected by publicy sponsored activity is eligible for relocation payments to assist in obtaining and moving to a replacement dwelling or Iocation in accor- dance with the provisions and requirements of the Federal Uaifvrm Relocation Assistance Act of 1970. It is the intent of the City to provide a relocatiore advisor to assist each person to be displaced in locating a suitahle housing unit, or place of business. The first steps of the relocation process involve the relocation advisor assigned to the particular property planned for acquisition. The following services are provided: a. Eligible persons are informed at the earliest gossible date as to the availability of relocation payments and assistance, the eligibility requirements and procedures for obtaining such pay- ments. b. T'he extent of need of each eligible person for relocation assistance, is determined through direct personal interview. c. Current and continuing information is provided on the availability and prices of comparable sales and rental housing and of com- ��parable commercial properties and locations. � � d. Information concerning Federal and State housing programs, loans . and other special pro�rams offering assistance 1s supplied to eligible displaced persons. �1) e. Other advisor and referral services concerning housing, financing, employment, training, health, welfare and other assistance is pro- vided in order to minimize hardships. f. Assistance is provided in completing any required aoplications and forms. g. Services are provided to ensure that the relocation process doss not resu].t in different or separate treatment on.accQUnt o€ race, coior, religion, national origin, sex or source of income. The following financial assistance is available to residential re- locatees rega rdless of how long the dwell.ing unit has been occupieds - Actualreasonable moving expenses, or - A fixed moving expense allowance up to $300 (based on the number of rooms of furniture or possessions to be moved plus a dislocation allowance of $200.) In addition, homeowners who have occupied the dwelling for 180 days prior to the first offer to purchase t?�e property and tenants occupying the unit for 90 days prior, may be eligible for the following replace- ment housing payments: - A Replacement Housing Payment of up to $15,000 for eligible owners wh� occupy the home which is acquired. (This payment is ta hel.p owners purchase and occupy another dwelling suitable for their � family.) - A Replacement Housing Payment of up to $4,000 to eligible tenants to help in the rental or purchase of standard replacement housing. Homeowners who have occuped the dwelling for at least 90 but 2ess �2) than 180 days are eligible for the $4,000 maximum Replacement Housing Payment. Displaced business concerns and non-profit organizations may be eligible to receive payments for the following: - Actual, reasonable moving expenses, plus - Actual direct loss of tangible personal property, plus •- searching for a replacement location (limited to $500,00), � or as an alternative to the three above payments. - Payment in lieu of moving and related expenses. These payments are equal to the average annual net earnings of the business, but not less than $2,500 nor more than $10,000; payments to non-profit organizations are limited to $2,500. Certain criteria must be met for a business to be eligible for this payment. Occupants are not required to move until given the time and opportunity to find decent, safe, sanitary housing that meets the housing code of the city and is satisfactory and affordable to the occupant. Replace- ment housing payments are not made in cases of moves to substandard buildings. The City will ensure adequate inspection of all replacemenC housing resources to be utilized by displaced persons. 2. Organization and Staffing The relocation staff of the Department of Planning and Economic Development (PED) has served since 1959 as the central relocation • .agency for the City. Supervisory personnnel, relocation advisors, and technical and clerical employees are responsible for administering �3) the above policies for Federal programs and for such local programs as school site assembly for the School Board of the City and acqui- sition for the Ramsey County Open Space Program. Z'he relocation staff is assigned to field offices as necessary. $. STJrIlKARY OF PROJECTED DISPLACEMENT Although no acquisition is presently programmed within this project, a survey has been conducted to determine the level of potential displace- ment activity, should development proposals be adapted which require such activity. Based on the survey data, 100 residential occupants and 50 non-residen- tial occupants may be affected. C. SUNtNLARY OF HOUSING RESOURCES Past relocation experience has shown that the majority of displaced persons fall within the income .limits of eligibilitq to the various subsidized housing programs available in substantial supply in the metropolitan area. There are a wide variety of housing resources ta accommodate the special needs of these families and individuals in St. paul. � LOW INCOME In order to qualify for public housing occupancy persons must meet standards of family composition and income. Generally the following persons are eligible for some type of public housing: Families: ltao or more persons regular;ly living together and related by <4) blood, marriage or adoption. Individuals: A single person who is: (1) eligible by age to receive old age Social Security benefits: (2) physically handi- capped or disabled•, or �(3) displaced by public action. Two sets of income limits are established for initial occupancy and for continued occupancy. persons displaced by public action may use the limits for cantinued occupancy in gaining admittance. Eligibility for continued occupancy is reviewed once a year for families and the handi- capped, and once every two years for the elderly. Annual Income Limits. Family Size Ihztial Occupancy 1 $ s,�oo 2 9,950 3 21,200 4 12,400 5 13,200 6 13,950 7 14,750 8 or more 15,550 Additional consideration such as total assets, desirability of tenants, veterans status, and those displaced by public action are used when numbers of eligible applicants exceed the units available. �S� Applicants who quaZify under the above guidelines are required to pay no more than 25 percent of their adjusted income for gross rent. Gross income is adjusted by allowable deductions and exemptions for numbers of dependents and excessive or unusual medical and occupational expenses. St. Paul currently maintains 16 hi-rise buildings far the elderly and handicapped in all sections of the City. There are a total of 2,660 units in these buildings, out of which approximately 255 are expected to become available in an 12 month period. The City has three programs designed to meet the housing needs of low- income families. The traditional housing for low-income families is con- gregate public housing; the 'City has four of these developments, two sma11 groups of such housing totaling 1,349 units.. The other three pro- grams are oriented to dispersing lower income families throughoat the City. The City has bought 86 Scattered Site Units and 97 H�PLIF nnits. The scattered site units are rented to low-income families in the same manner as congregate housing. The HOPLIF program is a program through which a tenant eventually becomes a homeowner. 1�ese three programs result in the availability of approximately 326 units per year. Moderate Income Moderate income housing is available to families and elder2y or handicapped individuals who fall within the �ollowing income limits: � � �, � �6) Family Size Maximum Annual Income Limits 1 � $ 9,600 2 11,000 3 12,400 4 13,800 5 14,700 6 15,50Q 7 16,400 8 or more 17,300 There are 3,008 moderate income new construction rental units in St. Paul and approxi.mately 600 of these become available throughout a given ye�r. The City also has 153 rehabilitated apartment units and 10 rehabilitated units in single family and duplex housing for moderate income persons. Moderate income families and individuals will also be able to find housing through Mf�'A plans for singZe family mortgage and multi-family new con- struction, and through the Housing Recycling Program. Several proposals for moderate income units are currently in various stages of planning under MHFA family program. Section 8 - Existing Housin� Section 8 units allocated for the City of St. Paul will be used for rental assistance to families who are of low or moderate income and who will be living in standard rental units. Eligi.ble €amilies under this program will pay between 15 and 25% of their income for rent. HUD will pay the ��) difference between that amount and the fair market rental rate, incZuding utilities. Eligibility is detex�mire d by gross family income, which must be less than 80% of the 1970 median income by family size for the Minneapolis-St. Paul Standard Metropolitan Statistical Area. These limits are as follows: Family Size Maximum Annual Income Limits 1 $10,850 2 12,400 3 13,950 4 15,500 S 16,500 6 17,450 7 18,450 8 or more 19,400 Section 8 - New Construction and Substantial Rehabilitation New construction units under the Section 8 program may be funded by the Minnesota Housing Finance Agency; the City has no separate allocation for this program. Units 2eased under the Section 8 program will constitute 20% of the total units in the proJect. Family eligibility is based on the same schedule of maxi.mum annual income limits as for existing housing program. The turnover in the private housing market has been and will continue to be the primary housing resource for persons who are displaced. With �8) the assistance of the $15,000 (maximum) grant, displaced homeowners are able to find housing �in the.private market. Displaced renters needing 1 and 2 bedroom units are also canpetitve on the private market with the aid of Replacement Housing Payments. • �9) � '�+W�� RELOCAT i0�t PLAN FOR SEV�`''�h PLACE REDEVELOPrW�.�I'I' PP.OJECT A?'.EA NOVEI�E� 22, 1978 ♦ A. ADMINISTRATION 1. Policies and Regulations_ A family, individuals, business firm or non-profit organization _ required to rnove from property that has been affected by publicy sponsored activity is eligible for relocation payments ta assist in obtaining and moving to a replacement dwelling or location in accor- dance with the provisions and requirements of the Federal Uniform Relocation Assistance Act of 1970. It is the intent of the City to provide a relocation advisor to assisC each person to be displaced in locating a suitable housing unit, or place of business. The first steps of the relocation process involve the relocation advisor assigned to the garticular property plartned for acquisition. The following services are provided: a. Eligible persons are informed at the earliest possibl.e date as to the availability of relocation payments arcd assistance, the eligibility requirements and proceduras for obtaining such pay- ments. b. The extent of need of each eligible person for relocation assistance, is determined through direct personal interview. c. Current and continuing information is provided on the availability and prices of comparable sales an3 rental housing and of com- �parable commercial properties and locations. d. Information concerning Federal and State housing programs, loans and other special programs offering assistance is supplied to eligible displaced persons. �1� . � e. Other advisor and referral services concerning housing, financing, employment, training, health, welfare and oeher assistance is pro- vided in order to minimize hardships. f. Assistance is provided in completing any required aoplications and forms. g. Services are provided to ensure that the relocation proc�ss does not result in different or separate treatment on.account of race, color, religion, national origin, sex or source of incom�. The following financial assistance is available to residential re- locatees rega rdless of how long the dweiling unit has been occupf.ed: - Actualreasonable moving expenses, or - A fixed moving expense allowance up to $300 (based on the neimber � • of rooms of furniture or possessions to be moved plus a dislueation allowance of $200.) In addition, homeowners who have occupied the dwelling for 180 days prior to the first offer to purchase the property and tenants occupying the unit for 90 days prior, mag be eligible for the following replace- ment housing payments; - A Replacement Housing Payment of up to $15,000 for eligible o�mers who occupy tha home which is acquired. (This payment is ta help owners purchase and occupy anather dwelling suitable for their family.) - A Replacement Housing Payment of up to $4,OOU to eligible teAants to help in the rental or purchase of standard replacement housing. Homeowners who have occuped th� dwelling for at least 90 but less (2) than 180 days are eligihle for the $4,000 maximum Replacement Housing Payment. Displaced business concerns and non-profit organizations may be eligible to receive payments for the following: - Actual, reasonable moving expenses, plus - Actual direct loss of tangible personal property, plus - searching for a replacement location (limited to $500,00) , or as an alternative to the ehree above payments. - Payment in lieu of moving and related expenses. Z'hese payments are equal to the average annual net earnings of the business, but not less than $2,500 nor more than $i0,000; payments to non-profit • organizations are limited to $2,500. Certain criteria must be met for a business to be eligible for this payment, Occupants are not required to move until given the time and opportunity to find decent, safe, sanitary housing that meets the housing code af the city and is satisfactory and affordable ta the occupant. Replace- ment housing payments are not made in cases of moves to substandard buildings. The City will ensure adequate inspeetion of all replaeement housing resources to be utilized by displaced persons. 2. Organization and Staffing The relocation staff o£ the Department of Planning and Economic Development (PED) has served since 1959 as the central relocation agency for the City. Supervisory personnnel, relocation advisors, and technical and clerical employees are responsible for administering �3) the above policies for Federal programs and for such local programs as school site assembly for the School Board of the City and acqui- sition for the Ramsey County Open Space Program. The relocation staff + is assigned to field offices as necessary. B. SUNIl�[ARY OF PROJECTED .DISPI.ACEMENT Although no acquisition is presently programmed within this project, a survey has been conducted to determine the level of }�Qtential displace- ment activity, should development proposals be adopted which require such activity. Based on thE survey data, 100 residential occupants and 50 non-residen- tial occupants may be affected. C. STJNIl�IARY OF HOUSING RESOURCES Past relocation experience has shown that the majority of displaced persons fall within the income limits of eligibility to the various sulssidized housing programs available in substantial supply in the metropolitan area. There are a wide variety of housing resources to accommodate the special needs of these families and individuals in St. Paul. LOW INCOME In order to qualify for public housing occupancy persons must meet standards of family composition and income. Generally the £ol2owing persons are eligible for some type of public housing: Families: �t�ro or more persons regularly living together and related by (4) s blood, marriage or adoption. Individuals: A single person who is: (1) eligible by age to receive old age Social Security benefits: (2) physically handi- capped or disabled; or �(3) displaced by public action. Two sets of income limits are established for initial occupancy and for continued oecupancy. Persons displaced by public action mag use the limits for continued occupancy in gaining admittance. Eligibility for continued occupancy is reviewed once a year for families and the handi- capped, and once every two years for the elderly. Annual Income Limits Famil,v` Size Znitial Occupancy 1 $ 8,700 2 9,950 . 3 11,200 4 I2,400 5 13,200 6 13,95d 7 14,750 8 or more 15,550 Additional consideraCion such as total assets, desirabf.lity of tenants, veterans status, and thase displaced by public action are used when numbers of eligible applicants exceed the units available. (S) Applicants who qualify under the above guidelines are required to pay na more than 25 percent of their adjusted income for gross rent. Gross income is adjusted by allowahle deductions and exemptions for numbers of depend�nts and excessive or unusual medical and occupational expenses. St. Paul currently maintains 16 hi-rise buildings for the elderly and handicapped in aIl sections of the City. There are a total of 2,660 � units in these buildings, out of which approximately 255 are expected to become available in an 12 month period. The City has three programs designed to meet the housxng needs of low- income families. The traditional. housing for low-income famil.ies is con- gregate public housing; the City has four of these developments, two small groups of such housing totaling 1,349 units. The other three pro- grams are oriented to dispersing lower income families thr�ughout the City. The City has baught 86 Scattered Site Units and 97 HOPLIF units. The scattered site units are rented to law-income f�ilies in the same manner as congregate housi.ng. The HOPZIF program is a program 'thraugh which a tenant eventually becomes a homeawner. 'These three programs resu2t in the availability of approximately 326 units per year. Moderate Income Moderate income housing is available to families and elderly or handicapped individuals who fall within the following income limits: �6� Family Size Maximum AnnuaZ Income Limits 1 $ 9,600 2 I1,000 3 12,400 4 13,800 S 14,700 6 15,500 7 , 16,400 8 or more 17,300 There are 3,008 moderate income new construction rental units in St. Paul and approximately 600 of these become available throughou,t a given year. The Ci.ty alsa has 153 rehabilitated apartment units and 10 rehabilitated units in single family and duplex housing for moderate income persons. Moderate income families and individuals will also be able to find housing through MHFA plans for single family mortgage and multi-family new con- struction, and through the Housing Recycling Program. Several proposals for moderate inco� units are currently in various stages of planning under MHFA family program. Section 8 - Existing Housing Section 8 units allocated for the City of St. Paul wi11 be used for rental assistance to families who are of low or moderate income and who will be living in standard rental units. Eligi�ble fa�nilies under this program will pay between 15 and 25% of their income for rent. HUD will pay the ��) _ difference between that amount and the fair market rental rate, �ncluding utilities. Eligibility is determire d by gross family income, which ►m�st be less than 8d7, of the 1970 median income by family size for the Minneapolis-St. Paul Standard Metropolitan Statistical Area. These limits are as follows: Family _Size Maximum Annual Income Limits 1 $10,850 2 12,400 3 13,95fl 4 15,500 5 16,500 6 17,450 7 18,450 8 or more 19,400 Section 8 - New Construction and Substantial Rehabilitation New construction units under the Sectien 8 program may be funded by the Minnesota Housing Finance Agency; the City has no segarate allocation for this program. Units leased under the Section 8 program will constitute 2Q% of the total units in the pro,ject. Famil.y eligibility is based on the same schednle of maximum annual income limits as for existing housing program. The tnrnover in the private housing market has been and will con�inue to be the primary hous ing rESOUrce for persons who are displaced. With �8� i the assisCance of the $15,000 (maximum) grant, displaced homeowners. are able to find housing in the.private market. Displaced renters needing l and 2 bedroom units are also competitve on the private market wi.th the aid of Replacement Housing Payments. �9) . � � �y � �:. ' . . ' �� . � . � . . ,��. . . . . . � � . PROJECT AREA REPORT For SEVENTH PLACE REDEVEZOPAILNT PROJECT AREA November 22, 1978 Revised November 29, 197$ A. PROJECT REPORT 1. Centraf Business District - History of Pubiic Redevelopc�nt _______.. Initiatives a. 6apital Centre The Seventh Place Redevelopment Project has under gone mamr past efforts to renew and revital.ize its resources. Six af the �:�:�« ,twenty-two blocks within this boundary were previously included in the Downtawn Urban Rene�ral Area (Capital Centre), underCaken in 1964. T'his projecC cansisted of a twelve block area within which wholesale clearance and redevelopment was undertaken because of conditions of substandardness and blight. Nine of these : _ blocks have beec� redeveioped at a construction expeaditure o£ $96,180,000. Due to the declining real estate market, Che disposi.tion of three remaining parcels of land vital to the central busfness distric� development had not been accomplished by the pro3ect's close-out date of March 31, 1974. �tao of those _ vacant parcels, known as Block C and Parcel G•9, are locsted within the Seventh Place Project. The third parcel, known as Block L, remains outside of the Seventh Place Redevelopment ProjecC. Its proximity to the area knam as Low�rtawn lends the ultimate disposition of this parcel more favorably to �he Lowertowcc area than to the Seventh Place Redevelopment area, and it is anticipated that development will occur on this parcel under .the auspices of the Lowertown revft- _�_.._—___.__.__, _ ..__ ..__��_..__ _.......�..�.----._.___.,w.,,.._�.-.-_�� alization project. Within the six blocks of the Capital Centre praject no�r included in the Seventh Place Redevelopment area, redevelopment has beett accomplished on three of the blocks. One of the remaining blocks is two-thirds deveZoped (and includes Parcel G-9), Black C is vacant, and the parcel known as Block A (together with Block 27 of the Central Core Project) is curreatly undergaing redevelop- ment as the Seventh place Project. Block A is the site of con- struction of a municipal parking ramp financed through revenue bonding frrnn the Port Authority of the:;City of Saint Paul, and over which will be constructed a two-hundred-fifty room hotel and extensive commercial-retail facilities. The construction will interface with the public construc�fon of the Seventh Place building, which is intended to serve as a focal point for comanunity ac�ivity within the central business district, This four-level structure will serve as the core of the Saint Paul skyway and pedestrian concourse system. b. Central Core The blocks located norChwest of St. Peter Street which were not included in the Capital Centre pro�ect were previously within the Central Core Neighborhood Developmeat Program (NDP) Redevelop- ment Area, undertaken in 1969�. Within this redevelopment area funds were expended for the acquisition and clearance o£ sub- standard structures to provide opporCunitiea for private inveat- -2- ment. Twenty-one substandard structures were removed fro� five blocks to provide sites for new private development, and a major downtown park was revitalized to provide a stimulus for adjacent comsnercial and industrial rehabilitation efforts in the LawertoRVn area. The initial success of the Lowertown revita7,ization is presently being pursued through the auspices of a private founda- tion grant for sCudy and implementaeion. c. Seven Corners The two blocks located west o£ St. �Peter Street within the Seventh P1ace Redevelopment Project were previously within the� Seven Corners Neighborhood Development Program Area, undertaken 3.n 1969. Urban renewal e�forts in the Seven Corners area pri- marily centered upon the clearance of substandard structures to provide opportunity parcels for new private constru�tion and development, and land acquisition for right-of-�way connections to the proposed Interstate Freeway 35E. In addition, laud adja•- cent to the Civic Center compleK which, �ras part of the Auditorium Redevelopment Project, adopted in May 196$, was assembled for the construction of the Civic Center Arena and Exhibitian Hall, and seven substandard structures were acqnfred fran a b2ock adjacent to the Civic Center to provide opportun�.ty for new co�nerciak development. This land assembly parcel is currently under develop- ment as motel and restaurant complex. � _ _. _ � ._ _3i __ _.�._._.�� ---..__.� _�.r�__.�__. .�:.�_.�_�_.._._....�---_,..._._� d. Development DisCrict In 1974, the Citq establiahed the Downtown Development Uistrict No. 1 under Minnesota Statutes, Chapter 764, Laws 1973. Dawn- town Development District No. l encompasses a thirty-seven block area wi.thin the central business district which included the entire Capital Centre project, as we11 as twenty-three blocks within the Central Core Project area and three blocks within the Seven Corners Project area. Under the auspices of the Down- tawn Development District No. 1, the Cfty sold bonds in the amount of $5,040,000 for the design and construction of a municipal parking ramp located on land previously cleared under the Center Core Project. In canbination with the Central Core Project, the City and the Rousing and Redevelopment Authority � have entered inCo development agreements for sale of air rights over the parking ramp for construction of a medical office tower and an apartment tawer, as well as providing land :d3acent to the parking ramp for construction of the William L. McltnighC Omai Theatre, which is a portion of the Scien�e Museum of Minnesota complex. AI1 proposals for development and public involvement in private development within the DownCawn Develop- ment District have focused on the blocks i�mnediately adjacent to the Seventh Place development, wit� the exception of the Capital Centre Block L, which has been vacant for ten years � and the development of which is £elt to be tied closely to the -4- , previously mentioned Lo�werto�m revitalization. e. Co�aunity Development .Block Grant - District 17 �_ In 1975, the City of Saint Paul became eligible to receive federal funds under the Commuaity Development Revenue Sharing (CD) program to be used in qualifqin� census tracts on a city- wide basis. To aid in the revitalization of the central business - district, the City acquired the area known as Block 27, bounded by CBdar, Eighrh and I�[innesota and Seventh Street. This acquisition . was to provide an "opportunity block" for new construction of six hundred thousand square feet of office space and iwo huadred forty thousand square feet of retail space. This block abuts directly on �he Seventh Place building construction site and, with Block A to the south, creates the nucleus of the Seventh Place Redevelopment Project. - 'c , ,. . x.:i - 2. Proiect Area EligibilitY a. Six of the tlocks located within the Seventh Place Redevelapment project were cleared under the Downto�wn Urban Renewal Area, Minn. R-20, Capital Centre Project begun in 1964. On these blocks new development has occured whic#� has canpletely eliminated priQr conditions of substand.ardness and deterioration. Under the Central Core Project two additional blocks within the SevenCh place Redevelopinent Project were cleared and new canstruetion is coc�aenci�. Condition� of physical deterioration reniain in the fifteen blocks of tl�e Seventh Place Redevelopment Pro�ect. (See map no. . -5- Building condition surveys accomplish in mid-1969 for docu�en- tation of the Central Core and Seven Corners Redevelopment Pro3ects indicated that .75% of the structures within the Seventh Place Project boundary 'area were deteriorated. An updated survey of strucCures within the project boundary . accomglished in mid-1978 indicates that 487e of the buildings are deterioraCed, an improvement of only one-third of the deteriorated structures identified in 1969. (See map no. In addition, as previously related, the removal of detsriorated strtictures within that time period was accomplished primarily through public acquisition and clearance o£ substandard buildings, not through private renovation or rehabiliation of existing structures. It is the intent af this Plan to concentrate the City�s renewal efforts for upgrading the central business dis- trict on public improvements in the Seventh Place Redevelopment Project to create conditions conducive �o private seet�r participation in the economic revitalization of Saint Paul by rehabilitation and renovation of deteriorated structures. It is a further objective of this Plan and the public and private undertakings and activities provided for on the Plan, to eliminate and prevent the spread af building deterioration or deteriorating conditions. : �.: • � .;; _6^ b. Economic Deterioration 1) Assessed Valuations The Economic Policy Overview of St. Paul accomplishec3 by Hamflner, Siler, George, Associatea in October 1975, stated several clear points regarding t1�e condition economic base of Saint Paul and its p.oCential for revitalization and. regeneration. This study identified Saint Paul as a "built" City. within a metropolitan region under continuous gressure from a series of negative forces that seriously restrict its development capacities:, particularly the investment and entrepreneurial opportunities of the private sector that is this sector's willingnsss to invest in Saint Paul. In addition, it noted a leveling off of grwoth, a gradual aCtrztion of the City's capacities to produce public revenues, and evide�nce of detex.ioration in the quality of Iife and in the producCivity of its economic system. Sa�nt Paul is in competition with newer, faster-grwoing suburbs � �.- <� : j<�r which att�act the bulk of new investment dollars away from the City while creating a wide range of facilities that campete wi.th those al�eady in the central city. The study . also noted particularly that "it is . . . the overall productivity of the tax base that holds the keys to the city's economic viability in the future. In turn, the , � productivity of the tax base depends heavily upon public (7) golicies that encourage specific private�£nvesL�nts for which, under appropriate conditions, the city has realistic prospects." An exa:niniation of the most reliable indicator of the S Seventh Place Project tax base, the assessed valuations o£ tax paying structures and land within the project area, � shows that although there has been substantial investment in the central business district through fourteen years of urban renewal, nef.ghborhood development and development district programsy fourteen of the twenty-two blocks within- the Seventh Place Project boundary have shown decreases in total valuations over. the period 1973 to 197$. Of the rcmaining eight blocks, only three hav�e showrt increases in assessed valuations in that geriod of Ci.me; the remaining five blocks have shown stagnat�on in the assessed base with no increases and no decreases {see map No.S ). Of those blocks showing decreases in vaivations, only one was the result o� public acquisition for redevelop� ment. Three of the remaining thirteen decreased blocks were locted within the CapitaL Centre Project and had undergone clearance and new redeyelop�nt prior ta 1973. From 1973 to 1978 there were virtually no public "redevelop- ment activities undertain onnn�ne of these blocks, and withouC public focus on development activities and maintenance �8) of the tax base, these blocks have shown valuation decreases which range fram less than 1�, to 24% excluding the one block which experienced a 100� decline flue to public acquisition for development. , While the decreased valuations are direct indicatozs of an eroding tax base, the five blocks which showed no chaage over this five year period are also indicators of an un- stable ceatral business district economy. Z'hree of the blocks contain vacant land parcels, two of which axe currently undergoing constructLon, while the �hi.rd has been i�acant •for more than five years. In the remaining two ' "no change" blocks, (which aontained three structures in total) two of the structures have remaiaed vacant �or tive years or more. . Of •�he threa blocks located wi.thin the praject area which have shown increases in assessed valuations, only one was due to a distiact increase in valuation of existing struc- tures. The remaining two blocks saw the completion of coxt- struction begun prior to 1973 and the tsa�sfer of structures previoezsly held by a tax exempt i.nstitution to a tax-paying entity. Overall then, wi.thin the Seventh Place Project area, the situation can be described as a stagnating and deterforating (9) tax base, with 809', of the blocks showing direct evidettce of this status. 2) Vacant Land As can be seen by the Existing Land Use map na. 6, there exists.;wi.thin the project area both vacarct Iand utilized for suiface parking and vacant structures. Landaarea approximately the size of three blocks is currently under- utilized as surface parking, and an addf�ional area equal, in size to one block is currently occupied by vacant struc- - - tures, which totally constitutes Z8% of the Project Area. 3) Other Factors of Economi.c Deterioration � '1'Ete central business district has seen a very slow but steady decline in its economic base over the last five years. Despite massive public renewal investments f.n the downtcwa,-retail sales have stagnated, aiid the last three years have seen the loss of 124,000 square feet of retaf.T space. While the ma�or source of information regarding trade and employment, the U.S. Census of Retail Trade for 1977, is as yet unavai.lable, previous figures for retail employment indicate that the central business district experienced a 30% drop during the period 1967 to 1972 in general retai7. employcnent alone. Overall during this same period, employ- (10) ment in areas of construction materials, . , general trade, food service, agparel, and accessories and eating and drinking establishments declined 19%. The� Economic policy Overview a€ St, Paul, stated that �'markets are essentially created by the facilities or products that are brought into the market place.. T�ere is obviously a Iimit to the overall Zatent demand -- St. paul is ringed by major regional shopping centers and there is also the competition of the Iarger CBD complex in downtown Minneapolis. On the � other hand, the St. Paul regional market is a large and grnw- ing onee Ste Paul's exzsting downtown zetail complex ;is not strong enough to create a substantial draw from that market, but the addition .of 7th Place should add greatly to its magnetic capacities. Only a modest attraction of additional shoppers goods expenditures from the region, added to the effective exploitation of the downtown market itself, would be needed to support what is proposed. The new project, if built as planned, would create a magnetic set of amenities far beyond what the do�,mtown (even with the CapitaZ Centre concourses) now has to offer," � Tn addiCion, the last five years have seen a reduced number of hotel rooms with the conversion of the Capri and Lo�ry Hotels to apartment use and the virtual disappearance o£ the Saint Paul Hotel from the scene as a resource of transient residence fer visitors. A study undertaken in 1969 and 1470 bp Development Research Associates indicated that St. Paul had, � . �11) at that time, only 1,504 room units in s3.x first and second class motels and hotels. With the removaf of the Lawrq Hotel and the decreased emphasis on the St. Paul Hotel, the number of rooms available for travelers in the central business � district today is reduced to under 1Q00, T'his sacae studq indicated "the source of hotel patronage with the gr�atest potential for the downtowm area will be business travelers". Studies currently underway by the Plannfng Divfsion of the Depart- ment of Planning and Economic Development indicate that office space in the central business district has declined from 8,989,275 square feet in 1975 to 7,474,OOQ sc�uare feet in 1977, a reduction of 17%. In that the previous period of 1968 to 2972 had seen an increase from 5,I74,Q00 square feet to 8.989,000 square feet, the decline of this area as a ma,jor attractor of bnsiness within the last five years is evident. This reduction in office space along with the. concurrent reduction in hotel rooms, indicates a downward trend in Saint Pau2's attraction of outside visitors and investors to its central business district. � All of the above factors indicate tI� t the Seven:th P'Lae� Pro ject Area, has experiec�ced conditions of econamic deteriaration which now require specific public actions praposed by this Plan, to eliminate these canditions therby making land wiLthin the Fro�ect Area and the Central Basiness District useful and (12) valuable for contributing to the ecanomic revitalization of these areas. . (?3) 3o Project Boundary Determination Included in the Seventh Place Redevelopment Area are six sound and developed blocks necessary for completion or extension of public improvements, such as skyway, pedestrian concourses and perimeter street improvements. Deleted from this Area are nineteen blocks which had been included in Downtowa Development District No. 1 for purposes of public skyway and concourse improvements extension now completed or programmed and in which development or redevelopment . has been substantially completed under the Development District and prior Minnesota Statutes Chapter 462 redevelopment programs. The deletion of these blocks from this tax increment financed Develop- , . _ ment District and rescission of the District Program will effect the release of $2.7 million of assessed valuation and make available to the taxing district the tax revenue from this valuation which had been captured on a 1973 base for powntawn Development District No. 1. Included in the Seventh Place Redevelopment Area are fifteen blocks containing high incidence of deteriorated structures and vacant buildings or vacant and underutilized land rendering them eligible for redevelopment under Chapter 462 and susceptible to ameliorated through redevelopment program activities, public assistance and techniques authorized under Chapter 462 and court approved as proper public purposes and activities for which public powers and funds may be exercised and e�cpended. (14) The remainiag block ,, Block 27, contained deteriorated and vacant structures, publicly acquired and cleared with Community Development Program Funds and under provision of the Redevelopment Plan for Community Development Program Year IV, and now presently being re- developed as a part of the fulcrum development of the Seventh Place Pro�ect. The Area's exterior boundaries are determined also by the clustering of publicly held land and structures to the west and north, the de�in- � eation of the Lowertown revitalization Area to the east, and the fully develoF.ed bl�cks lo.ata� L•et�eer. the suuthern hound�ry ar►3 the riv�r bluff. 4. Rescission of the Development District Program; use of the Municipal Housing and Redevelopment Act The fact and effect of rescission of Development District No. 1 are detailed in Section 3, above and in the Financing Plan, Seventh Place Redevelopment Project Area. The History of Public Redevelopment Initiatives contained at Section 1 of this Report demonstrates that co�unity development needs and City initiatives since 1964 in response to these neds changed dramatically in a short period of time. The Municiapl Housing and Redevelopment Act Minnesota Statutes Chapter 462, and the redevelopment project activities authorized thereunder have proven the more flexible legislative tool to meet these changing . circumstances, as it does now in the objectives and program provided (15) for in ,the Seventh Place Redevelopment Plan. T�is Project is in fact, a continuation of the Capital Centre, Central Core and Seven�.Corners Chapter 462 Projects in its critical objective of removing conditions of physical and economic deterioration. The Downtown Development District created under Chapter 764, Laws 1973, in June 1974, could be amended under provision of Minnesota Statutes Chapter 472A within five years of the initial project designation or before June 1979. However, thereafter, amendments adding blocks to the District Area would be prohibited, and the City's ability to meet chang�ng development needs restricced by choice of this alternative. While the two statutes are similar in statement of purpose and public improvement activities authorized, Chapter 462 the existence of con- ditions..of blight or deterioration such as those detailed in Section 2 of this Report. Development Districts may be undertaken without determination of the existence of such conditions. Chapter 462 has been judicially tested and found constitutional ,� sound based upon a public purpose in the elimination of conditions of blight and deterioration which justifies the exercise of public pawers and expenditure of public funds, and subsequent private purchase at "write down!' price and redevelopment . of property in the project area. Use of Chapter 462 for the Seventh Place Project undertaking is thus dictated from the stand point of lPgal certainty as to the propriety of the Program. Additionally, Chapter 462 more clearly authorizes the public-private cooperative effort which is the objective of the Redevelopment Plan. (16) An effect of the election to proceed under Chapter 462, mandates the rescission of the Downtown Development District. The refunding of Development District Bonds, and the release of the tax increment freeze initiated for the District. A further cansequence will be that . the valuation of private improvements of a caaanercial-industrial character resulting from the Chapter 462 project, will be exempt from the application of the Metropolitan Revenue Sharing (Fiscal Disparities) Act by express provision of Minnesota Statutes Section 473A. oz, Sub- division 3 of that Act, to the extent and while it forms the base for tax �ncrement pled�ed pursuant to Minnesota Statutes Section 462.585 or pledged pursuant to Chapter 881, Laws 1963, as amended (Saint Paul - Urban Renewal Bonds). The rationale supporting these exclusions from the Fiscal Disparities Act is that the redevelopment of blighted and deteriorated land under Chapter 462 (and Chapter 881) requires significant public expenditure for blighted property acquisition and clearance not recouped in the . subsequent sale of the land at its value for redevelopment ("write down") for uses and subject to restrictions in accordance with the Redevelopment Plan. This cost differential is essential to securing - : private redevelopment; if financed by bonds, in the legislative scheme, is to be recovered through the exemption from application of Chapter 473F during the term of these bonds. Such exemption of the Seventh . Place private property improvements resulting from Project public improvement activities financed by a bond issue purusant to Minresota (17) Statutes. Section 462.585 is consistent with the purpose and express authorization of Section 473A. oz Subdivision 3. This exclustion will pextnit a shorter bond term, a substantially lessor interest cost of the shorter bond term, and earlier return of the full valuation to the tax rolls. At the end of such bond term, the Seventh Place property improvements would be subject to the Fiscal Aisparities Act. � The implementation of the Seventh Place Project as a Chapter 462 redevelop- ment project undertaking is dictated by reasons of sound auhlic policy. If the consequential Fiscal Disparities exemption is reviewed negatively, the past and continuing forebearance of the City in not pledging incre- ment, which it may do annually, from the $78,900,000 in taxable improve- ments resulting from the Capital Centre Project and the $28,800,000 of taxable impro�ements resulting from the Central Core and Seven Corners Projects, financed with Chapter 881 Urban Renewal Bonds and thus exempt- ing such improvements from Fiscal Disparities under authority of Chapter 881, Section 3, Laws 1863 and Section 473A. oz (3) should be placed in the balance. This forebearance far outweighs the effect of the exemption __ _ _ _ to be accorded to Seventh Place Project taxable improvements, particularly when considered with the consequences of the deletion of $2.7 million in valuation from tax increment capture under the Development District, and shorter bond term with tesultant interest cost savings and lessor increment term. (18) 5. Conversion of Financing 9uthority from Minnesota Statutes Section 762 to Section 462 It has been determined that there exists within the Seventh Place Redevelopment Project Area conditions of blight, economic deteriora- � tion, and other problems which are best addressed and ameliorated by t the application of redevelopment activities authorized under Chapter 462, the Minnesota Housing and Redevelopment Act. . The application of the powers of Section 462 is more compatible with the Plan objectives, program activities and development policies of the City of Saint Paul in that it promotes the cooperation of public and private sectors in revitalization activities, where Section 762 tends to limit the City's ability to enter into coopera- tive ventures with private enterprise. � (19) . , � ,,\ .� ��_� �� \ � ^ l , '`� � � �� `_-, ''`=� � ''�i- �� \! �� S� �% � � � -� r` _._�__` �\\i� D � / 1 \ �\� 1 Z ➢ � � _.. -.J-1 �•--� t� ' � i \�� '/� � � � �^ :1 � � I I � ` -• ��'� v . 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CI p I I z r �; � � X m 1 � [I �.�--i ,,,� ;_ .>s�;:?::� _ � ' I i � � � � ::t;;�:_ � � C= u I � I -� O i � j= = L i � � ,Z� , � � ; �—� _ :::�:::::::: = Q n 'i , � �— �-- '��< -:��:::: ' ° � , � �'��::;�:::�:::::: � _ ° �_ �:;�::E;w:�>::::�:::: . � _� r� � � �---- .� .•-1' � I �� u �� C I—R-J I �� I I .�: � �: � � � ._ � � � � � � , � . -� . , , ;�� , , , � �_, _ _ ; . � � 1�', , � � _.._ � � � � .lJ � I �� — j ` i � � 1i � , . , • --- – � --� , �–i � ,' � ' —' � � � �� _--] !�1 , � � ��_� � i i �---J �___--- � ' %/ ` ?i �� -- I � l—J ,r—'�;��: r� f ;/ � 1 J ' S � i �I , I !�`J ❑ ! � ! f /� � _ �, :--� ; i; /; , --- � ' � �� r- �'� '-_'� � � ;��' � `�----- �� lL�-I i� ` �; wmOUTA _ . —_—_ —. �/ . �—�' \`\ // � . '�" ' �� FINANCING PLAN SEVENTH PLACE REDEVELOPl��NT PROJECT AREA NOVEI�ER 22, 1978 � Revised December 4, 1978 f . . . . . . . . . . . FINANCING PLAN, REVISED STATEMh;T1T The City of Saint paul intends to utilize a combination of funding sources as required to finance project activitfes to attain the objectives of the Redevel- opment Plan for the Seventh Place Redevelopment Project Area. These funding sources include, but are not limited to, Community Developtaent Block Grants, Urban Development Action Grants, urban renewal bond funds, tax levy funds, gen- eral funds, and issuance of generaT ob�igation bonds supported by tax increment financing. Pr�3ect activities, casts and funding sources for Seventh Place Redevelop•- ment Project are detailed in the attached four page Downtown Developrnent Pro- 3ects: Budget Sucrnnary dated November 29, 1978 and one page Urban Development Action Grant (UDAG), Budget Summarq - Five Item dated Novemher 2g, 1978. Related �nformation is contained in the official statement cover.ing General Oblfgatian Development Bonds of 1979, Series A and other issues. The Redevelopment Plan wi11 rescind the Downtown Development District No. 1 Program (Page 20, Section G 1) and refund outstanding 1�velopment District Bonds in accordanc� with the above referred to Official Statement respecting General Obligation Refunding Bonds of 1978. The Development District Program Area of 37 blocks taill be scaled down to a � Seventh Place Redevelopment Program Area of 22 blocks carefully tailored to meet Minn. Statute Chapter 462 redevelopment program eligi.bility requirements and authorized redevelopment activities which better relate to the problems and needs of the Project Area Ce�itral Business District and commur�ity as a c�hole than the provisions of Chapter 764, Laws �.973 and Minn. 5tatutes Chapter 472A -1- . �.; relating to development districts. By limiting blocks included for purposes of extension of skyways and other public improvements to six in number, a much larger number of blocks included in the Development District for this purpose will be removed from the tax increment freeze effected for the Devel- opment District Program. These actions will have £our major tax and fittancing. consequences: 1) Ninteen blocks subject to the tax increment freeze for powntown Development District District No. 1 affecting $2.7 million of incremented valuation will be removed from the new pro3ect and increment freeze, making the tax revenue generated by this valua- tion immediately available after �fetropol.itan Revenue Distribution, Co the several taxing districts. 2) The valuation from new private improvements in the Redevelogment Pro- ject Area will be excluded from the application of �iinn. Statute Chapter 473F. rietropolitan Revenue Distribution (Piscal Disparitfes) by provision of Section 473F.02 Subdivision 3 of said Chapter. 3) Bonds issued under authority of Chapter 764, Laws 1973 for the Down- to�sn Development District No. 1 Program must be refunded by General Obligation Refunding Bands of 1978 in amount of $5,335,OOQ. 4) The t2rm oF the $6,510,000 General Obligation Development 3onds of 1979, Series A with final maturities in 1989 will be materially sltorter � than would the maturity of the same bond amounts if issued under au= thority of the Development District legislation with resulting savings of significant debt service interest costs to the public. . -2- While projects accomplished under Minn. Statute Chapter 462 are exempted from contributing to the fiscal disparities fund, the C�ty of Saint paul intends to negotiate � voluntary contribution to this fund from the Seventh P1ace Re- development Project area which is comparable to the overall contribution ratic for the City as a whole. . -3- � . Final l.1-29-78 Version LINE ITEM URBAN DEVELOPMENT ACTION GRANT BUDGET FQR SEVENTH PLACE UDAG Funding Downtown Development Projects: Budget Summary-Line Item Only I. SEVENTH PLACE PROJECT c. Poole Site Supervision 250,000 e. Engineering Cost Consultant 20,000 f. Structure Construction 4,160,000 m. Furnishings/�ixtures Loft 300,000 � $4,730,000 V. STAFF COSTS dd. Administrative Expenses 70,000 TOTAL UDAG GRANT $4,80�,000 MAYOR'S OFFICE; Budget Section - GNB - 11-29-78 CzT�� or S_�i,��r 1'1� i� i: .�f>-�, OFFICF OF TIIF �IA1'OR ��., ;!i'�L..,, r' 347 CITT IL17.I. t�1:07�(%� LJ1'7JITB 5t1I�T PAlZ.JtI\�L•'�OT1 :�.:�10•' 1�L�YOR (f.tl`.1 2 f)£i-.;:333 November 29, 19Z8 ATTACHMENT A ° Page 1 af 4 DOWNTOWN DEVELOPMENT PROJECTS: BUDGET SUf�IMARY Estimated Currently To Be '78 Bond Cost Funded Financed Proceeds I. SEVENTH PLACE PROJECT a. S.O.M. Conceptual Design $ 70,000 70,000 -0- b. Poole Construction Management 240,000 (a) 240,000 240,000 c. Poole Site Supervision 250,000 (a) 250,000 d. S.O.M. 4lorking Drawings 301 ,800 (a) 301 ,800 301 ,800 e. Engineering Cost Consultant 20,000 (a) 20,000 f. Structure Construction 5,739,200 5,739,200 1 ,579,200 g. Oxford Block 27 Walks, Lights and Signals ' 79,000 79,000 79,000 h. Utility Relocation Costs 78,000 78,000 78,000 i . One Manhole 6,000 6,OO�J 6,Q00 j. Sewer Availability Charge (SAC) 10,000 10,000 l0,OQ0 k. Block A Ramp Share: Reimbux�se- ment to Port Authority 129,000 129,000 129,000 1 . DPM Structural Support 200,000 200,000 200,000 m. Furnishings/Fixtures Lof t 300,000 300,000 Subtotal 7,423,000 70,000 7,353,000 n. Extended Skyway Over Seventh Place 41est of Cedar 400,000 400,000 400,000 o. Project Contingency 765,500 765,5J� 765,500 Total 8,583,500 70,000 8,518,500 REVEfdUE SGURCES: Downtown Development �istrict �1 : 70,000 Urban Developrnent Action Grant (UDAG) : '�,73�,000 1978 i'ax Increment Bonding: .3,788,500 3,788,500 T �8,588,500 (a) Temporary financing of contracts will be provided by using Urban Renewal Bond proceeds and/or tax levy funds until receipt of proceeds from T.I .F. bond sale or short terr� note financing during construction period. Downtown Development Projects 2 of 4 �ovember 29, 1978 Budget Summary Estimated Currently To Be '78 Bond Cost Funded Financed Proceeds II. RADISSON NOTEL PROJECT p. Skyway aridge - Hotel to 200,000 200,000* (�orthwestern Qank q. Skyway Bridge - Hotel to 200,OQ0 200,000� Bremmer Building r. Escalator and Concourse 265,620 265,620* s. Block A-4 Concourse and 175,365 175,365* Storage t. Block A Walks, Lights and 77,000 77,000* Signals u. Project Contingency (10%) 91 ,800 -0- g1 ,800 91 ,800 Subtotal 1 ,009,785 917,985 91 ,�00 v. Radisson South Skyway 160,000 -0- 160,000 16Q,000 � Costs Non CD _ Total 1 ,169,785 917,985 251 ,800 REVENUE SOURCES: *Urban Renewal Bond Proceeds For R-20: �917,985 1978 Tax Increment Bonding: 251 ,800 251 ,800 T $1 ,169,785 III. PROJECTS RELATED TO SEVENTH PLACE DEVELOPP�IENT ►v. Parking Mall Design and 20,400 20,400 DDD#1 Bonds Supervision x. Parking ►Na11 Construction 135,000 -0- 135,000 135,000 y. Seventh Place Initial 350,000 -0- 350,000 350,000 Start Up aa. Potential Acquisition and 500,000 _p_ 500,000 500,000 Improvements Total 1 ,005,400 20,400 985,000 REVENUE SOURCES: Downtown Development District #1 Bonds: $ 20,400 � 1978 Tax Increment Bonding: 985,�J00 985,OOQ T 1 ,005,400 Jowritown Develo�ment Projects 3 of 4 December 4, 7978 �udget Summary Estimated Currently To Be '78 Boqd Cost Funded Financed Proceeds IV. aLOCK 7-A PROJECT COMPLETIOPJ bb. Skyway Bridge to St. Joseph's 413,000 3�J3,000 110,OQ0 110,000 Hospital �. Total 413,000 303,000 110,000 REVEiJUE SOURCES: Downtown Development District #1 8onds: $303,000 _� 1978 Tax Increment Bonding: 110,000 110,000 T 413,000 V. STAFF COSTS ec. Inspection Services 30,000 -0- 3Q,000 30,000 dd. Administrative Expenses 270,000 -0- 270,000 200,0�0 To%al 300,000 -0- 300,000 REVEiJUE SOUt2CES: 1978 Tax Increment Bonding: $230,000 230,000 T Urban Development Action Grant: 70,000 $300,000 VI. BOND SALE RELATED EXPENSES ee. Tax Increment Analysis 20,000 20,000 20,000 ff. Bond Consultant and Counsel 20,000 20,000 20,000 gg. Contingency 4,700 _ 4,700 4,700 Total 44,700 44,70Q 44,700 T Subtotal - Bond Proceeds 5,4T0,0�0 TT hh. Estimate of Capitalized Interest Cost for G.O. Development Refunding Bonds of 197E 908,300 346,000 562,300 ii . Estimate af Capitalized Interest For G.O. Development Bonds of 1979: Series A 457,700 457,700 jj. Discount At Time of Issue For G.O. Development Bonds of 1979: Series A 80,000 80,000 - 1 ,�46,J00 346,000 1 ,100,000 1 ,100,00J T ESTIMATED TOTAL - G.O. Development Bonds of 1979: Series A 6,510,000 �T G.O. Development Refunding Bonds of 1978 (Refunds 5,000,000 of Existing Development District Debt) 5,335,000 ' �Dovrntotivn Development Projects 4 of 4 Pdovember 29, 1978 Budget Summary Budget Amendment Procedures 1 . Any costs exceeding line item budget appropriations by not more than �20,000 can be funded from tne contingency account with t.ne approval of the Budget Director. 2. Any costs exceeding line item budget appropriations by more than �20,000 requires City Council resolution. 3. Any excess monies in line item appropriations to be transferred to the contingency account. 4. Any excess monies in contingency account to be transferred to a reserve account for debt service retirement of this bond issue. 5. Any Downtown People P�over grant monies received by the City for itemized costs will replace tax increment bond money and the freed up cash will be placed in a reserve account for this bond issue's debt service. Requested �y: App ove�By: � .- `�? l �f�� ,,, �� },,.. �� . _ [ rf . . PED Director Budget Director � ' td�TE: If the City receives DPf� grant monies for reimbursable expenses for items 1 and n, estimated at 90% non-City funding: 1 . DPM Structural Support 90% of �200,000 = $180,000 n. Extended Skyway over Seventh Place west of Cedar 90°0 of �400,000 = �360,000 the reimbursement amount of $540,000 can be used as a revenue for this budget. �Also, the 51 ,579,200 in `78 bond monies budgeted for item f. ) Seventh Place Project Structure Construction may be used as a city share (soft-match) towards the DPM Project. � �� REDEVELOPMENT PLAN SEVENTH PLACE REDEVELOPMENT PROJECT NovEr�Ex 16, 19�s ,�� y TABLE OF CONTENTS A. DESCRIPTION OF REDEVELOPMENT AREA Page 1 B. STATEMENT OF DEVELOPMENT OBJECTIVES Page 3 C. REDEVELOPMENT TECHNIQUES TO BE USED TO ACHIEVE PLAN OBJECTIVES Page 6 D. PUBLIC IMPROVEMENTS Page 9 E. LAND DISPOSITION AND PRIVATE IMPROVEMENT AGREEMENTS Page 11 F. GENERAL LAND USE PLAN Page 14 G. EFFECT OF PLAN ADOPTION ON PREVIOUS REDEVELOPMENT PLANS AND Page 20 DEVELOPrfENT DISTRICT � H. OTHER PROVISIONS NECESSARY TO MEET STATE AND LOCAL REQUIREMENTS Page 2I I. PROVISIONS FOR AMENDING PLAN Page 22 A. DESCRIPTION OF REDEVELOPMENT AREA Commencing at the point of intersection of the Southwesterly right-of-way line of St. Peter Street and Southerly right-of-way line of Ittterstate freeway No.94 thence, Northeasterly along said freeway right-of-way line to the point of intersection of the Northeasterly right-of-way line of Wabasha Street, thence Southexly along said Northeasterly right-of-way line to the intersection of said line with the Northwesterly right-of-way line of Ninth Street, thence Northeasterly along said Northwesterly right-of-way line of Ninth Street to the point of intersection of the Northeasterly right-of-way line of Robert Street, thence Southeasterly along said Northeasterly right-of-way line of Robert Street to the point of intersection of the Northwesterly right-of-way line of east Seventh Street, thence NorCheasterly along said Northwesterly right-of- way line of Seventh Street to the point of intiersection of the Northeasterly right-of-way line of Jackson Street, thence Southeasterly along said Narth- easterly right-of-way line of Jackson Street to the point of intersection of the Southeasterly right-of-way line of Fifth Street, thence Southwesterly along said Southeasterly right-of-way line of Fifth Street to the point of intersecCion of the Southwesterly right-of-way line of Robert Street, thence Northwesterly along said Southwesterly right-of-way line of Robert Street to the Southeasterly right-of-way line of Sixth Street, thence Souehwesterly along said Southeasterly right-of-way of Sixth Street to the point of intersection of the Nortneasterly right-of-way line of Minnesota Street, thence Southeast- erly along said Northeasterly line to the point of intersection of the South- easterly right-of-way line of Fourth Street, thence Southwesterly along said � Southeasterly right-of-way line of Fourth Street to the point of intersection -1- of the Southwesterly right-of=w+ay line of Cedar Street, thence Northwesterl y along said Southwesterly right-of-way-line of Cedar Street to the point of intersection of the Southeasterly right-of-way Iine of Fifth Street, thence Southwesterly along said Southeasterly right-of-way line of Fifth Street to the point of intersection of the Northeasterly right-of-way line of St. Peter Street, thence Southeasterly along said Northeasterly right-of-wey line of St. Peter Str.eet to the point of intersection of the SoutheasCerly right-of- way line of Fourth Street, thence Westerly along said Sonth right-of-way Iine of Fourth Street to the point of intersection of the West right-of-way line of Market Street, thence Northerly along said Westerly right-of-way line of Market Street to the paint of intersection of the Southwesterly right-aE-way line of St. Peter Street, thence Northwesterly along said Southwesterly right- of-way line of St. Peter Street to the point of intersection of the South- westerly right-of-way Zine of St. Peter Street to the Southeasterly right- of-way line of Interstate freeway No. 94, which is the point of beginning. -2- B. STATEMENT OF DEVELOPMENT OBJECTIVES 1. Background The Seventh Place Redevelopment Pzo3ect is located in the heart of St. Paul central business district. The central business district is a major commercial, retail, administrative, financial, transpor- tation, entertainment, cultural and government center, serving the upper midwest and the ltain Cities Metropolitan Area. � While the �iin Cities Metropolitan Area is growing and expanding in population and activity, the City of St. Paul and its central business district is experiencing declining employment opportunities, fewer retail establishments and declining retail sales volume, and, notwithstanding substanCial public and private investment in the area, declining property valuation and tax revenues. While the central business district has been the site of substantial public development and redevelopment activity, within said area and the Seventh Place Project �rea, conditions of deterioration, blight and substandardness of buildings and structures remain, to a degree, warranting further redevelopment activity designed for its elimination and for the prevention or the development or spread of further deterioration. While significant progress has been made in providing new commercial facilities, new and rehabilitated housing, cultural and recreational facilities, governmental and financial facilities, and other facilities enhancing the central business district, the continued viability of the area as a major retail-commercial center -3- in the face of declining emp2oyment opportunities, existence of physi- cal deterioration and declining retail activity and tax base, is in jeopardy, requiring a major public undertaking designed to retain eXisting major retail services and attracting new retail enterprises, and to provide additional transient housing, thereby encouraging new private investmeat for new construction and rehabilitation or renovation of existing deteriorated structure s, and preventing further deteriora-- ,_ � tion, enhancing employment opportunities, and stabli.ziag and improving property values and the source of pu�lic real estate tax revenues. 2.' .Development Objectives The primary objectives of this Redevelopment Plan: a. To eliminate and/or ameliorate these physical and environmental conditions as they exist in the Seventh Place Redevelopment Project and to prevent the spread of such detrimental conditions within and witnout the projecC area. b. To improve the attractiveness and the desirability of the area as a place in which to live, work, and shop, and in which to secure cultural and recreational enrichment. c. To main�ain and strengthe� employment and services by attracting institutions, office. space, personal and professional services, retaining regional cultural and entertainment facilities and accommodation facilities within the central business district. d. To create an attractive pedestrian-oriented place of personal communication in which people may exchange services, goods and � -4- � ideas, and enjoy social and cultural opportunities. e.. To develop the Seventh Place Redevelopment Project of the central business district into a viable metropolitan center in further- ence of thE��etropolitan Council's Development Framework Policy Plan. f. To provide such public improvements as are necessary to stimulate private investment and reinvestment in the SevenCh PTace Redevelop- ment Project. Area. g. To expand and improve the existing pedestrian concourse and skyway system to maximize pedestrian access to goods, services, facilities provided within the Seventh Place Redevelopment Project Area. h. To strengthen an d improve the retail, commercial, and office climate of the central business district and of the City as a whole through the concentration of effort and resources on the Seventh Place Redevelopment Project Area. i. To develop the Seventh Place Redevelopment Project in a manner that is in conformance with the City's Comprehensive Plan. j. To utilize public financial resources in a manner that is in conformance with the City's adopted Capitol Allocation Policies. . -5- C. REDEVELOPMENT TECHI3IQUES TO BE USED TO ACHIEVE PLAN OBJECTIVES This Plan envisions the permitted use of all techniques or powers current- ly authori.zed tt�rough applicable statutes. No provision of this Plan is to be taken to limit the full exercise of these powers. The following techniques are cited as means of achieving the objectives set forth in section B. 1. Structures exhibiting hazardous and unsanitary conditinns will be subject to code enforcement. 2. Private action to remove conditions of stagnation, blight and econo- mic physical deterioration of property and improvements thereon wi21 be encouraged through: a. Code enforcement; b. Provision of public improvements; c. Contracts for new coastruction, rehabilitation and renovation of property improvements by private action; and d. Public revenue bond financing under Chapter 474, Minnesota Statutes 1978. 3. Property acquisition of vacant, unused, underused or inappropriately used land; af substandard property and of deteriorated property infeasible of rehabilitation; of land needed for public improvements; . or of land necessary or desirable for redevelopment parcel assembly or economic development projects. 4. Provision of public improvements, including site preparation for land disposition or development, extension of the pedestrian concourse • system, construction o£ the Seventh Place Building, and other im- -6- provements necessary to or customarily provided in carrying out a redevelopment project. 5. Provision of relocation services, assistance and benefits in accor- dance with Chapter �17 Minnesota Statutes 1978. 6. Property disposition by private sale or under comgetitive conditions, of unimproved, cleared, or improved property under coatracts requir- ing the improvement of the property. 7. Provision of vehicular circulation through: a. Implementation of the �horou�hfare component of the City�s Comprehensive Plan. b. The construction or reconstruction of s.idewalks, pedestrian-ways, street lights, traffic control devices and other facilities where conditio ns warrant and where such improvements will enhance the environment of the area and augment rehabilitation and/or develoQment activities. 8. Coordination of project activity and financing with human service agencies, citizen participation entities, planning agencies and budget co�nittees. 9. Implementation, where appropriate, of statutory authority for creation of economic development projects and parking districts, general obligation and revenue bond issuance, tax increment, sequestration, property assessment, tax levy„capital grant, and other authority which may be of assistance in accomplishing the objectives and land use an d building requirements of this Plan. _7_ 10. Property managementf and project administration, demolition of structures, street vacations or dedication, land assembly and title clearance, property exchanges, contracting wirh public bodies and . property owners, and other activities necessary or apprapriate to carrying out the provisions and accomplishing the objectives of this Plan. -8- phases, the construction may be improved upon, and the public parking may be removed and the mall imp�4ved to be solely a pedestrian place with vehicular access prohibited. 4. Other Public Improvements The City may construct additional skyways, and pedestrian concourse improvements, . as well as curbs, gutters, sidewalks, lighting and the like as are determined by the agency as necessary or .desirable to attract and encourage private redevelopment in accordance with this Plan. -10- D. PUBLIC IMPROVEMENTS Among the ways the City of Saint Paul will address the economic and physical stagnation of the Seventh Place Redevelopment Project will be through programs of construction of public impravements to reinforce the functionally conaected blocks of the Project Area. - 1. Seventh Place Building The City will construct the Seventh Place Building, a multi-level public concourse and open space which will be utilized as a public gathering-place and the focal point of the Seventh Place Redevelop- ment Project and the central business district. The Seventh Place Building will interface directly with construction intended to pro- vide 250 transient residential accommodations, 500 stalls of public parking, 240,000 squ�e feet of retail space and 600,000 square feet of office space, and will be the central node of the Gity�s public pedestrian concouse and skyway system. 2. Pedestriaa Concourses and Skyways The City will construct four skyway bridges, one pedestrian concourse in addition to skyway-related improvements interconnecting the system to and through abutting blocks to the Project Area. 3. Seventh Place Mall The City will construct the Seventh Place Mall in Seventh Street. The first phase of this mall will be the construction of a public parking area with limited pedestrian and vehicnlar access from St. Peter Street to Cedar Street and from Minnesota Street to Jackson Street: The construction of this mall may be extended in future -9- E. LAND DISPOSITION AND PRIVATE IMPROVEM�.'NT AGREEMENTS 1. Properties acquired by the designated city agency pursuant to thi.s Plan may be disposed o£ by any of the following methods or combina- tions thereof: a. Demolish the structure thereon and dispose of the land in accordance with this Plan. b. Se�l the property subject to its being rehabilitated to meet local applicable codes. � c. Rehabilitate the property to meet 1�ca1 applic able codes and sell the property at its fair market value or lease at fair rental value. d. Dispose of property to appropriate public entities for the purpose of providing supporting tacilities and project improve- ments. e. Dispose of land in any ather manner consistent with this Plan and allowable by applicable laws and regulations. The Housing and Redevelopment Authority may elect to dispose af the properties individually or in combinations, which ever method will best accomplish the purposes of this PZan. In any case, all disposition o€ sites will follow the requirements of State and Federal laws. 2. The agency, in cooperation with private property owners withia � the project area will assess individual property improvement needs and development opportunities with the objective of concluding -11- private property improvement agreements with the owners. Specific additional guidelines governing land disposition and property improve- ment agreement are recited below: a. Land Use and Building Restrictions Land use controls shall be in accordance with sectian F. of th.is Plan and, as applicable, in accordance with section C. 3. of the Redevelopment Plan for powntown Urban Renewal Area, Minn. R-20, and will be incorporated into land dis.position documents and pro- perty improvement agreements. Building restziction provisians further detailing these land us� controls and governing density, bulk, open space, set backs, parking, circulation, etc., will be provided in land disposition contracts and property improvement agreements. 3. Circulation Requirement The circulation system shall be in accordance with the Comprehensive Plan components. for the St. Paul core area. 4. Redeveloper's Obligations The general requirements to be contained in the land disposition and property improvement agreements are: a. To develop land in accordance with the controls and objectives of this Redevelopment Plan. b. To cor.unence and complete building improvements within a reason- able period of time as determined by the implementation agency. c. To commence and complete rehabilitation or renovation within a � xeasonable period of time as determined by the implementation agency. -12- 5. Urban Desi�n Obiectives and Control a. Land Disposition Contracts -_._..� The implementation agency may contract for sale of property receipt and acceptance of preliminary plans, but normally will not dispose of property under such contract prior to receipt and acceptaace of..construction drawings. Z'he agency shall retain the right of design review and may reJect any proposal whieh is feit to be inconsistent with the goals and ojectives of the Plan. Specific design objectives and criteria will be established for each parcel prior to disposition, and proposals will be evaluated in Che light of these objectives and criteria. Such objectives and criteria will generally seek to achieve the Development Objectives set fortn in section B. of this Redevelopment Pian. b. Property Improvement A,�reements Specific design objectives and criteria wi1Z be established for each parcel under private property improvement agreements and the priva�e developer will agree to submit preliminary and construction plans for agency review and approval. 6. Duration of Controls The development controls and regulations will be incorporated into the deeds conveying �and and shall be maintained and continued in effect for a period of thirty (30) years from the date of approval for the Redevelopment Plan by the City Council of St. Paul. _ -13- F. GENERAL LAND USE PLAN 1. Land Use Map Predominant general land uses and major circulation routes sha11 be in accord with the objectives of the Comprehensive Plan of the City of Saint Paul. Proposed land uses are showct on Map No. 1. � 2. Description of Each Predominant Land Use Category on the Land Use MaP _ a. Commercial - Retail � 1) DescriQtion of Intended Character or Functiori The Commercial-Retail area is intended to cantain the City's greatest concentration of retail, stores, primarily serving the city and region arid relating to aad complementing the surroeznding intensively utilized affice, retail and enter- tainment facilities. This area should accommodate new reCail- ing facilities.and the expansion of existing sound retail usss. 2) Descriptivn of Permitted Land Uses Permitted uses shall include retai2 commercial establishments, restaurants, personal service estab2ishments and similar and compatible uses. Ancillary uses above grouad floor levels shall include administrative, financial, pro€essional and similar uses of offices. Short-term housing (hotel and motel) and high density housing is permitted if developed as a part of a complex which, in the judgement of the Housing and Redevelopment Authority, adequately supports the basic retail character of the Commercial-Retail Area. -14- 3� Densities Densities within the Commercial-Retail Area should be high, generally with provision for additional space for pedestrian : circulation. b. Commercial - Office 1) Description of Intended Character or Function �hese areas should contain the City's most diverse, intensively developed and utilized of.fice facilities integrated with supporting retail and entertainment facilities. They should provide facilities for employers dependent on concentration to facilitate face-to-face contact ar_d achieve concentration of diverse employment facilities. Facilities for those coinmercial establishments requiring a Iocation within the 7th Place Project, but not within the Commercial-Retail Area, should be provided in these areas. 2) �pes of Uses to be Permitted Administrative, financial, communication, govercunental and professicnaL offices, along with commercial and personal service required to support the office functions are permitted in the Commercial-Office Areas. Ancillary uses shall include short term housing, high density h ousing and parking structures. Sur£ace parking may be per- mitted as an interim use prior to start of development. 3) Deas�ty Commensurate with location as a part of the high intensity use area; specific requirements to be developed during land market- ing activities. .,-15- . �, Residential i� Description of Intended Character and Function This area should provide high density housing of a type creating internal residential amenities and serving support institutional, downtown and governmental uses. Yn addition, the area shonld be developed to consolidate the existing residential develop- ments into a self-contained and identifiable � residential area. It should complement the e rnrironment of the institutional uses an3 th� housing development in the Capital Gentre Redevelopment Project, Minn. R-20. It should help to create a base for nighttime cultural and entertainment activities. 2� Types of Uses to be Permitted High-rise residential; related public and semi-public uses in- cluding chnrches, schools, parks and open spaces; parking facilit�es to serve permitted usss, developed so th�y are compatible and non-dominant; and limited retail comraercial uses purely ancillary to residential uses and intended pri- narily to meet the needs of residents, including such uses � as food and drug stores, and restaurants. 3� Density (a) Specific density limits shall be established during land marketing ac�ivities. a, Public :1� Description of Intended Character and Function This area should contain City-Wide serving facilities fntended to enhance the economic, social, clultural and educational � -16- ba.se of the City. "2) �pes of Permitted Uses Facilieies. for exhibition and museum purposes; general governmental office functions; public outdoor passive recreational facilities and open spaces intended to pro- . vide relief in built up areas, as a setting for civic events, and to complement the adjacent residential use; parking facilities as required to serve predominant use; semi-pnblic or institutional uses, as appropriate and similar in function to the predomi.nant permitted uses; and commercial uses in limited amounts and intended primarily to provide service to the predominant public user, such as food and beverage establishments and existing commercial and transient housing faeilities. 3. Planning Criteria or Standards a. Ancillary Uses I) Where Commercial-Retail is Predominant Use a) ` Parking facilities in structures will be provided, adequate and comrenient to serve the parking dernand generated by rerail shoppers and will be so located as to achieve good access characteristics to major sCreets. b) Major retail and other commercial facilities wi11 be encouraged to link into and extend the existing Pedes- . trian Concourse system which was developed as part of the Capital Center powntown Urban Renewal Pro�ect, Minn. R20. -17- 2;� Where Commercial-Office is �redominant Use - a) Parking faci2ities in stzucture will be provided a�equate to serve the •�short term demand generated and wili be so located as to achieve good access characteristic to major streets. b) An extension of the Pedestrian Concourse System will be encouraged to provide numerous pedestrian connections between the Caemnercial-Office areas and the Commercial= Retail Area. 3) Where Residential is Predominant Use a)� Parki�g facilities, visually non-dominant and located so as to minimize vehicular traffic throug� the residential area,will be provided in accordance with local codes and ordinances and limited primarily to residents and guest or those required to serve perinitted ancillary uses. b) Public and semi-publ3c uses �oi11 he Zimited to residential related (city-taide facilities prohibited) and will gener- all� be locate3 or. the peri?hery of the predomtnant use with proximity tn major streets. c) Commercial facilities of a resident»serving nature, or compatible with res�dential development, such as small food or d�ug stores, will be permitted and only if built as part of a residential building c�plex. 4) Ob'�ectives for the Internal Circulation System 2'he Plan objectives for the internal circulation system as those set forth in the :�omprehensive Plan components for the 3aint Paul core area. -I8- 4. Pro,iect Minn. R-20: Land Use Provtsions and Buildinp� Re uirements for Blocks A, B, C, D, E and G . � The La�d Use Provisions and Building Requirements contained in section C. 3. of the Redevelopment Plan for powntown Urban Renewal Area, Minn. R-20, are adopted for Blocks A, B, C, D, E and G of , said proj.ect, no�� contained within the Seventh Place Redevelopment Pr.oject� except that with respect to Block G of said project, the following amendments are hereby made in said section C. 3.: a. Section C..;3.c. 1) (c�is amended by adding the following after the dash in the first line: "With respect to Block G, 100% coverage is allowed. With respect to Block K. . . " b. Section C. 3. c. 3) (a) is amended by adding the following at the beginning: "Except on Block G, . . ." c. Section C. 3. c. 6) (b) is amended by deleting reference to Block G. � -19- G, EFFE�T OF PLAN ADOPTION ON PREVTQUS REDEVELOPMENT PLANS AND DE��ELOPPtErIT DISTRICT 1. Downtown Development District No. 1 Adoption of this Plan wi�.l rescind the Downtown I3evelopment District No. 1 District and Program. This rescission sha11 be effective upon delivery of the bonds to refund and retire outstanding tax increment supported general obligation bonds issued by the City under the Do�,mtown Development District No. 1 Program. 2. Neighborhood Development Progr�t► Area Minn. A-I-S;' and NeighbQrhood Development Program Area Minn. A-1-6 Adoption of this PLan shall amend the boundaries o£ the project areas of the Minn. A-1-5 and Minn. A-1=6 projects and programs, hy delei.ing from said areas the area herein deseribed in section A. of this Plan. 3. Project �iinn. R-20: RedevelQpment Pro�ect, Plan, i,and Use Provisions and Building Requirements �or �3locks �1, B, C, D, c,, and C. The Doc,mtoc•m Urban Renec�al Area Projeet Iiinn. R-20 shall reaain in effect to the extent that the riinn. R-20 Redevelopment Plan and this Plan pravisio:�s may Ue inconsistent; the terms of this Plan shall control and the inconsistent provision of the .�iinn. R-?0 Plan shall be amended by the provision of this Plan. The Land Use Provisions and Building Requirements contained in section C.3. of the Redevelopment P1an for �o�antocan Urban Renewal Area, Minn. R-20, are adopted in section E.4 for SZocks A, B, C, D, E, and G, of said project, now contained wiehin the Seventh Place Redevelopment Project, except that with respect to Blocic G of said project, t'ae follo�vin; amendments are :�ereby made in said section C.3. : Section C.3.c.1) (c) is amended by adding the following after the dash in the first line: '�'7ith respect to Block G, 100�, coverage isallowed.� With respect to Block K . , . " Section C.3.c.3) (a) is amended by adding the followi.ng at the begirtning: "Except on Block G . . ." Section C.3.c.6) (b) is amended by deleting the reference to $2ock G. -20- I. PROVISIONS FOR AMENDING PL.4N The Redevelopment Plan may be modified at any time in the manner provided by law, and will. be reviewed annually by the Saint Paul planning Commission for conformance with the City's Cornprehensive Plan. -22- . g,. OTHER PROVISIONS NECESSARY TO MEET STATE AND LOCAI. REQUIREMENTS 1. Non-Discrimination Every contract for sale, lease or redevelopment of property within the Seventh Place Redevelopment Project will include prohibitions against land speculation, require� compliance with all state and Zocal laws in effect from time to time, prohibit discrimination or segregation by reasons of race, religion, color, sex, or;:national origin in the sale, lease or occupancy of the property, and require that this latter provision be made a covenant running with the Iand and be binding upon the redeveloper and every successor in interest to the property. 2. Vacations, Rezonings�Dedications and Covenants Vacations, rezonings, and dedications of public rights-of-way as may become necessary shall be accomplished by separate actions in accordance with state law and local ordinances and will be initiated by the agency or by the redeveloper. -21- �'��1��5 RELOCATION PLAN I'OR :SEVENTH PLACE REDEVELOPbSENT PR�JECT A?tEA NOVEI�BER 22, 1978 A. AD�MINISTRATION 1. Policies and Re�ulations A family, indiuiduals, business £irm or non-profit organization required to move from property that has been affected by gublicy sponsored activity is eligible for relocation payments ta assist in obtaining and moving to a replacement dwelling or location in accor- dance with the provisions and requirements of the Federal U.niform Relocation Assistance Act of 1970. � It is the intent of the City to provide a relocation advisor to assist each person to be displaced in locating a suitable housing unit, or place of business. The first steps of the relocation process invo].ve the relocation advisor assigned to the particular property planned � for acquisition. The following services are provided: a. Eligible persons are informed at the earliest possible ciate as to the availability of relocation payments and assistance, the eligiuility requiraments and procedures for obtaining such pay- ments. b. The extent of need of each eligible person for relocation assistance, i,s .determined through direct personal interview. c. Current and continuing information is provided on the availability and prices of comparal�le sales and rental housing and of com- parable commercial progerties and Zocations. d. In£ormation concerning Federal and State housing programs, 2oans and other special programs offering assistance is supplied to eligible displaeed persons. �1) e. Other advisor and referral services concerning housing, financing, employment, training, health, welfare and other assistance is pro- vided in order to minimize hardships. � f. Assistance is provided in completing any required auplications and forms. g. Services are provided to ensure 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. The following financial assistance is available to residential re- locatees reg�rdless of how long the dwelling unit has been occupied: - Actualreasonable moving expenses, or - A fixed moving expense allowance up to $300 (based on the number of rooms of furniture or possessions to be moved plus a dislocation allowance of $200.) In additiion, homeawners who have occupied the dwelling for 184 days prior to the first offer to purchase the property and tenants occupying the unit for 90 days prior, may be eligible tor the following seplace- ment housing payments: - A Replacement Housing Payment of up to $15,000 for eligible owr�ers who occupy the home which is acquired. (This payment is ta help owners purchase and occupy another dwelling suitable for their family.) - A Replacement Housing Payment of up to $4,OOQ to eligible tenants to help in the rental or purchase of standard replacement housing. Homeowners who have occuped the dwelling for at least 90 but Zess (2) than 180 days are eligible for the $4,000 maximum Replacement Housing Payment. Displaced business concerns and non-profit organizations may be eligible to receive payments for the following: - Actual, reasonable moving expenses, plus - Actual direct lo�s of tangible personal property, plus searching for a replacement location (limited to $500.00) , or as an alternative to the three above payments. - Payment in lieu of moving and related expenses. Thes'e payments are equal to the average annual net earnings of the business, but not less than $2,500 nor more than $10,000; payments to non-pz'ofit organizations are limited to $2,500. Certain criteria must be met for a hus�ness to be eligible for this payment. Occupants are not required to move until g.iven the time and opportunity to find decent, safe, sanitary housing that meets the housing code of the city and is satisfactory and affordable to the accupant. Replace- ment housing payments are not made in cases o€ moves to substandard buildings. The City will ensure adequate inspection of all replacement housing resources to be utilized by displaced persons. 2. Organization and Staffing The relocation staff of the DepartmenC of Planning and Economic Development (PED) has served since 1.959 as the central relocation agency for the City. Supervisory personnnel, relocation advisors, and technical and clerical employees are responsible for adminisCering �3) the above policies for Federal programs and for such local programs as school site assembly for the School Board of the City and acqui- sition for the Ramsey County Open Space Program. The relocation sta€f � is assigned to field offices as necessary. B. STJ1rIl�[_ARY OF PROJECTED DISPLACEMENT Although no acquisition is presently progranuned within this project, a survey has been conducted to determine the level of potential cTisplace- ment activity, should development proposals be adopted which require such activity. Based oa the survey data, lU0 residential occupants and 50 non-residen- tial occupants may be affected. C. SUNfrIARY 4F HOUSING RESOURCES Past relocation experience has shown that the majority of displaced person& fall within the income limits of eligibility to the various subsidized housing programs available in substantial supply in the metropolitan area. There are a wide variety of housing resources to accommodaCe the special needs of these families and individuals in St. Paul. LOW INCOME - In order to qualify for public housing occupaney persons must meet standards of familp compositicrn and income. Geaerally the following persons are eligible for some type of public housing: Families: 7tao or more persons regularly 1{ving together and related by ��+) blood, marriage or adoption. Individuals: A singie person who is; (1� eligible by age to receive old age Social Security benefits: (2) physically handi- capped or disabled; or �(3) displaced by public action. Ztao sets of income limits are established for initial occupancy and for continued occupancy. Persons displaced by public action may use the limits for continued occupancy in gaining admittance. Eligibility for continued occupancy is reviewed once a year for facnilies and the handi- capped, and once every two years for the elderly. Annual Income Limits Family Size Initial Occu�ancy 1 $ 8,700 2 9,95fl 3 11,200 4 12,400 5 13,200 6 13,950 7 14,750 8 or more 15,550 Additional consideration such as total assets, desirab£lity of tenants, veterans status, and those displaced by public action are used when numbers of eligible applicants exceed the units available. �5) . Applicants who qualify under the above guidelines are required to pay no more than 25 percent of their adjusted income for gross rent. Gross income is adjusted by allowable deductions and exer�ptions for numbers of degendents and excessive or unusual medical and occupational expenses. St. Paul currently maintains 16 hi-rise buildings for the elderly and handicapped in all sections of the City. There are a total of 2,660 units in these buildings, out of which approximately 255 are expected Co become available in an 12 month period. - The City has three programs designed to meet the housing needs of low- income families. T'he traditional housing for low-income families is con- gregate public housing; the City has four of these developments, two small groups of such housing totaling 1,349 unfts. The other three pro- grams are oriented to dispersing lpwer income families throughont the City. The CiCy has bought 86 Scattered Site Units and 97 HOPLIF units. The scattered site units are rented to low-income families in the same manner as congregate housing. The AOPLIF program is a progracn throcrgh which a tenant eventually becomes a homeowner. xhese three programs result in the availability of approximately 326 units per year. Moderate Income � Moderate income housing is available to families and elderly or handicapped individuals who fall within the followir�g income limits: ��) � Family Size Maximum Annual Income Limits 1 $ 9,600 2 11,000 3 12,400 4 13,800 S 14,700 6 15,500 7 16,400 8 or more 17,30Q � There are 3,008 moderate income new construction rental units in St. Paul and approximately 600 of these become available throughvut a given year. The City also has 153 rehabilitated apartment units and IO rehabilitated units in single family and duplex housing for moderate income persans. Moderate income families and individuals will also be able to fiad housing through �'A plans for single family mortgage and multi-family ne�t con- struction, and through the Housing Recycling Program. SeveraT praposals for moderate income units are currently in various stages of planning under 1�EIFA family program. Section 8 - Existing Housing Section 8 units a2located for the City of St. Paul will be used for xental assistance to families who are of law or moderate income and �,aho will be living in standard rental units. Eligi.ble families under this program will pay between 15 and 25% of their income for rent. HUD will pay the ��) . . difference between that amount and the fair market rental rate, including utilities. Eligibility is determirn d by gross family income, which must be less than 8d% of the 1970 median income by family size €or the Minneapolis-St. Pau1 Standard Metropolitan Statistical Area. These limits are as follows: Family Size Maximum Annual Income Limits 1 $10,854 2 12,400 3 13,95(3 4 15,500 5 16,500 6 ' 17,450 7 18,450 8 or more 19,400__ _ Section 8 - New Construction and Snbstantial Rehabilitation New construction units under the Section 8 program may be funded by the Minnesota Housing Finance Agency; the City has no separate allocation for this program. Units leased under Che Section $ program will constitute 2Qq, of the total units in the project. Family eligibility is based on the sarne schedule of maxi.mum annual income limits as for existing housing program. The turno�ver in the privaCe housing market has been and will continue to be the primary hous ing resource for persons who are displaced. With �8) � the assistance of the $15,000 (maximum) grant, displaced homeowners are able to find housing in the.private market. Displaced renters needing 1 and 2 bedroom units are also competitve on the private market with the aid of Replacement Housing Payments. �9) PROJEC'F AREA REPORT For . SEVENTA PLACE REDEVELOPMENT PROJECT AREA November 22, 1978 Revised November 29, 1978 A. PROJECT REPORT 1. Central Business District - History of Public Redevelopment Initiatives a. 6apital Centre The Seventh Place Redevelopment Project has nnder gone many past efforts to renew and revitalfze its resources. Six of �he ::�.:�� ,twenty-two blocks within this boundary were previously included in the Downtawn Urban Renewal Area (Capitak Centre), undertaken in 1964. T'his project consisted of a twelve block ar�a within which wholesale clearance and redevelopment was undertaken because of conditions of substandardness and blight. Nine of these . blocks have been redeveloped at a construction expenditure of $96,100,000. Due to the dec2ining real estate market, the disposition of three remaining parcels af land vital to the central business district development had not been accomplished by the project's close-oat date of March 31, 1974. 1�ao of those vacaat parcels, known as Block C aad Parcel G-9, are located within the Seventh place Project. � The third parcel, known as Block L, remains outside of the Seventh Place Redevelopment Project. Its proximity to the area � known as Lowertown Iends the ultimate disposiCion of this parcel more favorably to the Lowertawn area than to the Seventh Place Redevelopment area, and it is anticipated that developme�t will occur on this parcel unde� the auspices of the LawerCo�m revit- alization project. � _ Within the six blocks of the Capital Centre project now included in the Seventh Place Redevelopment area, redevelopment has been sccoanplished on three of the blocks. One of the remaining blocks is two-thirds developed (and includes Parcel G-9), Block C is vacant, and the parcel known as Black A (together with Block 27 of the Central Core Project) is currently uadergoing redevelop- ment as the Seventh Place Project. Block A is the sita of con- structioa of a municipal parking ramp financed throngh revenue bonding from the Port Authority of the:,Cf.ty of SainC Paul, a�td over which will be constructed a two-hundred-fifty room hotel and extensive commercial-retail facilities. Z'he construction will intertace with the public construction of Che Seventh Place building, which is intended to serve as a focal point for community activity with�,n the central business district. This four-level structure will �erve as the core of the Saint Paul skyway and pedestrian concourse system. b. Central Core The blocks ].ocated northwest of St. Peter Street which were aot included in the Capital Centre project were previously withf.a the Central Core Neighborhood Developmec�t Program (NDP) Redavelop- ment Area, undertaken in 1969. Within this redevelopment area funds were expended for the acquisition and clearance of sub- standard structures to provide opportunities for private invest- -2- ment. Zt,�enty-one substandard structures were removed froan five blocks to provide sites for new private development, and a major downtown park was revitalized to provide a stimulus for adjacent cocmnercial and industrial rehabilitation efforts in the Lowertawn area. The initial success of the Lowertawn revitalizatiou is presently being pursued through the auspi.ces of a private founda- tion grant for study and impleme�ntation. c. Seven Coraers The two blocks lacated west of St. PeCer Street w�thin the Seventh Place Redevelopment Project were previously within the Seven Corners Neighborhood Development Prograrn Area, underta&en in 1969. IIrban renewal efforts in the Seven Corners area pri- marily centered upon the cleara�tce of substandard structures to . provide opportunity parcels for new pr3vate construction and development, and land acquisition for right-of�way connections to the proposed IntErstate Freeway 35E. In addition, Iand adja- cent to the Civic Center complex which, was part of the Auditorium Redevelopment Project, adopted in May 196$, was assembled for the construction of the Civic Cenrer Arena and Exhibition Hall, and seven substandard structures were aaquired €rom a block adjacent to the Civic Center to pravide opportunity far new comm�ercial development. Tt►is land assemblq parcel is currently under develop- ment as motel and restaurant caaplex. ' .. ,__ _ � '; _3+ d. Development District In 1974, the City established the Downtown Development District No. 1 under Minnesota Statutes, Chapter 764, Laws 1973. Dawn- town Development District No. 1 encampasses a thirty-seven block area within the central buainess district �hich included the entire Capital CenCre project, as well as twenty-three blocks within the Central Core Project area and three blocks within the Seven Corners Project area. Under the auspices of tha Dawn- town Developc�ent District No. l, the City sold bonds in the amouat of $5,040,000 for the design and construction of a municipal parking ramp located on land previously cleared under the Center Core Project. In cambinati.on with the Central Core Project, the City and the Housing and RedevelopmenC Authority have entered into development agre�nents for sale of air rights over the parking ramp for construction of a medical office tawer and an apartment tower, as w+ell as providing land adjacent to the parking ramp for construction of the William L. Mcltnight Omai Theatre, which is a portion of the Science Museum of Minnesota complex. All praposals for development and public involvement in private development within the DowntaWn Develog� ment District havs focused on the blocks i�ediately adjaceat . to the Seventh Place develop�ment, wit�t the exception of the Capital Centre Block L, which has been vacant for ten years and the development of which is felt. to be tied clasely tv the ' . -4- prev£ously mentioned Lowertawn reviCalization. e. Co�nunity Development Block Grant - District 17 Zn 1975, the City of Saint Paul became eligible to receive federal funds under the Coc�euni.ty Development Revenue Sharing (CD) program to be used in qualifying census tracts on a city- wide basis. To aid in the revitalization of the central business district, the City acquired the area known as Block 27, bounded by C�dar, Eighth and i�innesota and Seventh Street. This acquisition wss to provide an "opportuinity block" for na�w construction of six hundrecl thousaa�d square fe�t of office sgace and iwo hundred � i forty thousand sqe�are feet o£ rerail apace. Zhis block abuts ! directly on the Seventh Place building con�truction s£te and, with Block A to the south, creates the nucleus of the Seventh Place Redevelopm�nt Project. 2. Proiect Area Eli ibility a. Six of the blocks located within the Seven�h Place Redevelo�ent Project were cleared under the Downtown Urbaa Renewal Area, Minn. R-20, Capftal Centre Project begun in 1964. On these blocka� i� 'i new development has occured which haa completely eliminated �'� i prior conditions of substandardne�s and deterioration. Under the � Central Core Project two additional blocks within the SevenCh % Plaee Redevelopment Project were clearesd and new construction . fs coca�nencing. Conditions of physical deterioration rea{ain � in tihe fifteen blocks of the Seventh Place Redevelopment Pro3ect. (See map no. -5- Building condition surveys accomplish in mid-1969 for documen- tation of the Central Core and Seven Corners Redevelopment Pro3ects indicated that ,75% of the structures`within the Seventh Place Project boundary area were deteriorated. An updated survey of stractures within the project boandary accomplished in mid-1978 indicates tihat 48% of the buildin�s are deteriorated, an improvement of only one-third of the deteriorated sCructures identified in 1969. (See map no. � In addition, as previously related, the remaval of deteriorated structures within that time period was accomnlished primar3.ly through public acquisition aad clearanCe of substandard bui].dings, not through private renovation or rehabiliation oE existin� structures. It is the intent of this Plan to concentrate the City's renewa2 efforts for upgrading the central business dis- trict on public improvements in the Seventh Place Redevelogment Project to create condiLtions conducive to private sseator participation in the economic revitalization of Saint Paul by rehabilitation and renovation of deteriorated structures. It is a further objective of this Plan and the public and private undertakings and activities provided for on the Plan, to eliminate and prevent the spread of building deterioration or deteriorating conditions. , , . . • -; � :. � -6- b. Economic Deterioration 1) Assessed Valuations The Economic Policy Overview of St. Paul accomplished 6y � Hammer, Siler, George, Assaciates in October 1975, stated several clear points regarding the condition economic base of Saint Paul and its potential for revitalization and regeneration. T'his ,study identified Saint Pau1 as a "built" Citq within a metropolitan region under continuous pressure from a series of negative forces that seriously restrict its development capacities, particularly the investment and entreprsneurial opportun3.ties of the private sector that is this sector's willingness �o invest in Saint Paul. In addition, it noted a leveling aff of gxwoth, a gradual attrition of the City�s capacities to produce public revenues, and evidence of deterforation in the qual�ty af . life and in the productivity of its econnmic system. Sain� Paul is in competition with newer, faster-grwoing suburbs :�`- ��:� , . :-� j��4- which att�act the bulk of new investment dollars away fran the City while creating a wide range of facilities that compete with those already in the central city. The sCadp also noted particalarly that "it is . . . the overal2 productivity of the tax base that holds the keys to the city's economic viability in the future. In turn, thes productivity of the tax base degenas heavily upon public ��) policies that encourage specific private�.investments for which, under appropriate conditions, the city has realistic prospects." An examiniatcion of the most reliable indicator of the 5 Seventh Place Project tax base►, the assessed valuations nf tax paying structure.s and land within the project ar�a, shows that although there has been substantial investment in the central business district through fourteen years o£ urban renewal, neighborhood development and development district grograms, foarteen of the twenty-two blocks within the Seventh PLa.ce Praject boundary have shown decreases in total valuati.ons over the period 1973 to 1978. Of the remaining eight blocks, only three have shawn increases in assessed valuatians in that period of time; the remaining five blocks have shown stagnation in the assessed base with no increases and no decreases (see map No.S ). Of those blocks showing decreases in valuations, onZy one was the result of public acqui.sition for redevelop- ment. Three of the remaining thirteen decreased blacks were locted. within the Capital Centre Project and had undergone clearance and new redevelopment prior to 1973. Fran 1973 to 1978 there were virtually nv public redenelop- ment activiries undertain onnn�ne of these blocks, and without public focus on development activities and maintenance �$) of the tax base, these blocks have sho�m valuation de�reases which range from less than 1% to 249`, excluding the one block which experienced a 1009', decline dae to public , acquisition for development. While the decreased valuations are direct indicat�rs of an eroding tax base, the five blocks which showed no chaage over this five year period are also fadicators of an um- � stable central business district economy. 1'tiree of the blocks contain vacant laad parcels, two of which are currently undergoing constructLon, while the third has been :vacant for more than five years. In tha remaining two "no change" blocks, (which ao ntained three structures in total) two of the structures have remained vacant for five years or more. Of the three blocks located within tihe projact area which have shawn increases in assessed valuations, only one was : due to a distinct increase in valuation o£ existing struc- tures. The remaining two blocks saw the completion of con- . struction begun prior to 1973 and the txansfer of structures previously held by a tax exempt institution to a tax-payin� entity. Overall then, within the Seventh Place Project area, the situatioa can be described as a stagnating and deteriorating �9� tax base, with 84°1, of the blocks shawing direct evidence of this status. 2) Vacant Land � As can be seen by the Existing Land Use map no. 6, there exists�:within the project area both vacaat land utilized for surface parking and vacant structures. Land:�area approximately the size of three blocks is currently under- utilized as surface parking, and an additional area equal in size to one block is currentLy occupied bq vaca�t strue- . tures, which totally constitutes I8% of the Project Area. • 3) Other Factors of Economic Deterioration The central busiaess district has seen a very slow but steady decline in its economic base over the last five years. Despite massive public renewal investments in the dawntown,=retail sales have stagnated, and the last three years have s�en the loss of 124,000 square feet -of retail space. While the ma3or source of information regarding trade and employment, the U.S. Census of Retail Trade for ].977, is as yet unavailable, previous figures for retail employment indicate that the central business district experienced,a 30% drop during the period 1967 to 1972 in general retaiL employment alone. OveraZl during this same period, e�aploy- (10) ment in areas of construction materials, general trade, food service, appaxel, and acceasories and eating and drinking establishments declined 19%. The- Economic policy Overview ti� St. Paul, stated that "markets are essentially created by the facilities or products that are brought into the market place.. There is obviously a limit to the overall latent demand -- St. Pau� ts ringed by major regional shopping centers and there is aLso the competition of the larger CBD complex in downtown Minneapolis. On the other hand, the St. Paul regional market is a Iarge and grow- . ing one. S�. Paul's existing dawntown retail complex ;is not strong enough to create a substantial draw from that market, but the addition of 7th Place should add greatly to its magnetic capacities. Only a madest attraction of additional shoppers goods expenditures from the region, added to the effective exp2oitaeion of the downtown market itself, would be needed to support what is proposed. The new gr�ject, if built $s planned, would create a magnetic set of amenities far beyond what the downtown (even with the Capital Centre concourses) now has to offer,r' In addition, the last five years hav� seen a reduced number of hotel roams witih the aonversion of the Capri and Lowrp Hotels to apartment use and the virtual disappearsnce of the Saint Paul Hotel from the scene as a resource of transient residence for visit�rs. A study undertakert in I969 and 1970 by Development Research Associates indicated that St. paul had, (11) at that time, only 1,504 room units in six first and seaond class motels and hotels. With the removal of the Lowry Hotel and the decreased emphasis on the St. Paul Hotel,. the number of rooms available for travelers in the central business district today is reduced to under 1000. This same study indicated "the source of hotel patronage with the greatest potential for the dowretown area will be business travelers". Studies currently underway by the Planning DivisioR of the Depart- ' ment of Planning and Economic Development indicate that office space in the cent�al business district has declined frocn 8,989,275 square feet in �975 to 7,474,000 square feet in 1977, a red.uction of 17%. In that the previous period af 1968 to I972 had seen an inerease from 5,174,U00 square feet to 8.989,000 square feet, the decline o� this area as a major _ attractnr of business within the last five years is evidene. This reduction in office space along with the concurrent reduction in hotel rooms, indicates a downward tread in Saint Paul's attraction of outside visitors and investors tv ita central business district. All of the above factors indicate ti� t the Seventh Place Project � Area, has experienced conditions of economic deterioration which now require specific publ.ic actions proposed by this Plan, , to eliminate these conditiot�g therby making land w�thin the Prv�ect Area and the Central Business District us�fe�l asd ��2) . . valuable for contributing to the economic revitaZization of these areas. � �I3� . .� � � �`��155 3. Project Boundary Determination Included in the Seventh Place Redevelopment Area are six sound and developed blocks necessary for completion or extension of public improvements, such as skyway, pedestrian concourses and perimeter street improvements. Deleted from this Area are nineteen blocks which had been included in Downtowa Development District No. 1 for purposes of public skyway and concourse improvements extension now completed or programmed and in whfch development or redevelopment has been substantially completed under the Development District and prior Minnesota Statutes Chapter 462 redevelopment programs. The deletion of these blocks from this tax increment financed Develop- ment District and rescission of the District Program will effect the release of $2.7 million of assessed valuation and make available to the taxing district the tax revenue from this valuation which had been captured on a 1973 base for powntown Development District No. 1. Included in the Seventh Place Redevelopment Area are fifteen blocks containing high incidence of deteriorated structures and vacant buildings or vacant and underutilized land rendering them eligible for redevelopment under Chapter 462 and susceptible to ameliorated through redevelopment program activities, public assistance and techniques authorized under Chapter 462 and court approved as proper public purposes and activities for which public powers and funds may be exercised and expended. (14) The remaining block ., Block 27, contained deteriorated and vacant structures, publicly acquired and cleared with Community Development Program Funds and under provision of the Redevelopment Plan for Co�nunity Development Program Year IV, and now presently being re- developed as a part of the fulcrum development of the Seventh Place Pro�ect. The Area's exterior boundaries are determined also by the clustering of publicly held land and structures to the west and north, the delin- eation of the Lowertown revitalization Area to the' east, and the fully �evelope� tlo�ks l�cated �etcqeen the 3outhern boc�nd�rJ 3nd th� �iver bluff. 4. Rescission of the Development District Program; use of the Municipal Housing and Redevelopment Act The fact and effect of rescission of Development bistrict No. 1 are detailed in Section 3, above and in the Financing Plan, Seventh Place Redevelopment Project Area. The History of Public Redevelopment Initiatives contained at Section 1 of this Report demonstrates that co�unity development needs and City initiatives since 1964 in response to these neds changed dramatically in a short period of time. The Municiapl Housing and Redevelopment Act Minnesota Statutes Chapter 462, and the redevelopment project activities authorized thereunder have proven the more flexible legislative tool to meet these changing . circumstances, as it does now in the objectives and program provided (15) for in the Seventh Place Redevelopment Plan. T�is Project is in fact, a continuation of the Capital Centre, Central Core and Seven�.Corners Chapter 462 Projects in its critical objective of removing conditions of physical and economic deterioration. The Downtown Development District created under Chapter 764, Laws 1973, in June 1974, could be amended under provision of Minnesota Statutes Chapter 472A within five years of the initial project designation or before June 1979. However, thereafter, amendments adding blocks to the District Area would be prohibited, and the City's ability to meet changing developmec�t needs restricted by choice of this alternative. While the two statutes are similar in statement of purpose and public improvement activities authorized, Chapter 462 the existence of con- ditions .of blight or deterioration such as those detailed in Section 2 of this Report. Development Districts may be undertaken without determination of .the existence of such canditions. Chapter 462 has been judicially tested and found constitutional ,� sound based upon a public purpose in the elimination of conditions of blight and deterioration which justifies the exercise of public powers and expenditure of public funds, and subsequent private purchase at "write down:.' price and redevelopment of property in the project area. Use of Chapter 462 for the Seventh Place Project undertaking is thus dictated from the stand point of lpgal certainty as to the propriety of the Program. Additionally, Chapter 462 more clearly authorizes the public-private cooperative effort which is the objective of the Redevelopment Plan. (16) An effect of the election to proceed under Chapter 462, mandates the rescissioa of the Downtown Development District. The refunding of - Development District Bonds, and the release of the tax increment freeze initiated for the District. A further consequence will be that the valuation of private improvements of a coa�ercial-industrial character resulting from the Chapter 462 project, will be exempt £rom - the application of the Metropolitan Revenue Sharing (Fiscal Disparities) Act by express provision of Minnesota Statutes Section 473A. oz, Sub- division 3 of that Act, to the extent and while it forms the base for tax increment pledged pursuant to Minnesota Statutes Section 462.585 or pledged pursuant to Chagter 881, Laws 1963, as amended (Saint Paul Urban Renewal Bonds) . The rationale supporting these exclusions from the Fiscal Disparities Act is that the redevelopment of blighted and deteriorated land under Chapter 462 (and Chapter 881) requires significant public expenditure for blighted property acquisition and clearance not recouped in the subsequent sale of the land at its value for redevelop�ent ("write down") for uses and subject to restrictions in accordance with the Redevelopment Plan. This cost differential is essential to securing - private redevelopment; if financed by bonds, in the legislative scheme, is to be recovered through the exemption from application of Chapter 473F during the term of these bonds. Such exemption of the Seventh Place private property improvements resulting from Project public improvement activities financed by a bond issue purusant to Minresota (17) Statutes Section 462.585 is consistent with the purpose and express authorization of Section 473A. oz Subdivision 3. This exclustion will permit a shorter bond term, a substantially lessor interest cost of the shorter bond term, and earlier return of the full valuation to the tax rolls. At the end of such bond term, the Seventh Place property improvements would be subject to the Fiscal Aisparities Act. The implementation of the Seventh Place Praject as a Chapter 462 redevelop- ment project undertaking is dictated by reasons of sound public p�li=y. If the consequential Fiscal Disparities exemption is reviewed negatively, the past and continuing forebearance of the City in not pledging incre- ment, which it may do annually, from the $78,900,000 in taxable improve- ments resulting from the Capital Centre Project and the $28,800,000 of taxable impro�ements resulting from the Central Core and Seven Corners Projects, financed with Chapter 881 Urban Renewal Bonds and thus exempt- ing such improvements from Fiscal Disparities under authority of Chapter 881, Section 3, Laws 1863 and Section 473A. oz (3) should be placed in the balance. This forebearance far outweighs the effect of the exemption to be accorded to Seventh Place Project taxable improvements, particularly when considered with the consequences of the deletion of $2.7 million in valuation from tax increment capture under the Development District, and shorter bond term with tesultant interest cost savings and lessor increment term. �18) 5. Conversion of Financin� Authority from Minnesota Statutes Section 762 to Section 462 It has been determined that there exists within the Seventh Place Redevelopment Froject Area conditions of blight, economic deteriora- tion, and other problems which are best addressed and ameliorated by t the application of redevelopment activities authorized under Chapter 462, the Minnesota Housing and Redevelopment Act. The application o€ the powers of Section 462 is more compatible with the Plan objectives, program activities and development policies of the City of Saint Paul in that it promotes the cooperation of public and private sectors in revitalization activities, where Section 762 tends to Iimit the City's ability to enter into coopera- tive ventures with private enterprise. 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' � � .' . : � 1� `'�-F'�",c� _�-��'.-�^"' �� 't .' , i f .ir� r __, I �� •• ':,i _ J I � , �-� �.`.�"x � �r , � � �^i 'i� � .. .,#.. ,:, t� •.� � ---••---•- T� - - M�11� ; � ,;.r-r.---:-�: I i i i l I ':j1 � � �� I i:� l� � U 1' � � � I � _ _� -----•- --::J . , , .............:. �� _= ROBE FiT , :;>:•::.... .;:•::�;:>;: - - - 11 i i T _.:.;•:.;::" (p � � III m � , , m r-- p., � '-'1:::� p � m � � � c� � `�'�<`:` x Z � �� _ ; ; �:a -, � = I � � � _ � � , b � ,-, i= I � ` i � z� , . Q �� I' �::: ' Q = � ; � _ ::�::.�:�: : � ° I ::::::::: � � _ p :�:�:::�::: � __ � :: . . , . � .. . , . . : :. . . � , � �� ,�« _.� � �� u � I �' � I ' r c ��+ i ,�' —, ; , r �—� --� — � i � i �-u-� I . i I ' — , � i � � �1 � � I � i ,� I `__�. ___ -J-� ' I I � _ � , ; ; �_ �. J � , .__ � 1� a �----�: : �—. � � : r� � � � � � __ J-; . ,a � � — r �� ' � ( v i/ '. ��J � I 4 �!� , ;�i'l �` I i � � � ~� � �� / I - � �1 y �—! r----�—, I ;O -:; �j � _ _ � i , ' ' , � ' �,� � / � i � . I i ` � � L �- , , `i' — �� — � �� r�_—�� (�� --.---.__ 1 I� , I�t // � , J . � . . . � . . . . . .. . 4 , . . . . . . . . . . . .. . . . ' � .. � � . •_�� ... � FINANCING PLAN SEVENTH PLACE REDEVELOP'MENT PROJECT AREA NOVENBER 22, 1978 Revised December 4, 1978 FINANCING PLAN, REVISED STATF.i�iF::�t'" The City of Saint paul intends to utilize a combination o£ f_undin� sourGes as required to finance project activities to attain the objectives of tre Redevel- opment Plan for the Seventh Place Redevelopment Proj?ct Area, These fundin� sources include, but are not limited to, Community Devel.opment Bl.ock Grants, Urb�n Developmznt Action Grants, urban renec��al bond funds, tax levy funds, gen- eral funds, and issuance of general obligation bonds supported by tax increment financing. Pro,�ect activities, costs and funding soczrces for Seventh Place Redevelop�- ment Project are detaz.led in the attached four page Do�antown Developm�nt Pro- jects: Budget Summary dated November 29, 1978 and one paQe Urban Development Action Grant (UDAf;) , Budger Summary - Five Item dated Navemher 29, 1978, Related information is contained in the offic.iaL stater�ent covering General Obligatiori Development Bonds of 1979, Series A and other issues. The _F,edevelopment P1an will rescind the Downto*an Deve3.opment District i�o. 1 Progr.am (Page 20, Section G 1) and refisnd outstanding Developneent District Bonds in accordance with the above referred to Official Statement respecting General Obligation Refunding Bonds of 1978. The Development District Progra*n Area of 37 blocks c��ill be scaled down to a Seventh Place Redevelopment Progra�n Area of 22 blocks carefully ta ilored to meet Minn. Statute Chapter 462 redevelopment program eligihility requirements and authorized redevelopment activities �ohich better relate to the groblems and needs of the Projec.t Area Central Rusiness District and community as a whole than the provisions of Chapter 764, La=.as 1973 and Minn. Statutes Cha�ter 472A -1- relating to development districts. By limiting blocks i�cluded for purp.oses of extension of sky��ays and other publ�c im�rovements to six in ni�mber, a _ much �Zarger number of blocks included in the Development District £or this purpose will be removed from the tax increment freeze effected for the Devel- opment District Program. These actions will have four major tax �nd financin� consequences : 1) Ninteen blocks subject to the tax increment freeze for pow:�town Development District District No. 1 affecting $2.7 million of incremented va2uation o�i11 be removed f.rom the nec�: project and increr.►ent f.r.eeze, making the tax revenue generated by this valua- tion i�r.ediately available after tietropol:itan Revenue Aistributicsn, *_o the several tasing districts. 2) The valuation from ne4� private i_mpr�vemen�s in the Redevelopment Pro- ject �1rea �•�ill be excluded frorn the apgZication o� =iznn. Sta*_ute Chapter 473r. rIetr.opoli�an Revenue Distribution (.�zscal Disparities) b;.* provisio� of Sectiott 473r.02 S��bdivisior. 3 oi said Chapter. 3) Bonds issued under authority of Chapter 754, Laws I973 for the Down- to�,m �Jevelopmeut District No. 1 Program must be refunded by General Qbligation Refunding Bonds of 1978 in ar�ount of $5,335,000. 4) The term of the $6,510,000 General Obligation Developrnent fionds of 1979, Series A with final maturities in 1989 will be materially shorter t. than would the maturity of the same bond amounts if issued under au- thority of the Development District Iegislation with r.esulting savings of significant debt service interest costs to the pablic, -2- t�;hile projects accomplished under i�'inn. Statu*e Chap�er �E&Z are exempred �from contributing to the fiscal disparities fund, the City of S�int Paut intenc�s to negotiate a volunta.r_y r_ontri.bution to this fund from the :Seventh Place Re:- deveZopment Project area which is comparable ta the overall conCr. ibution ratic, for the City as a whole. . _3_ Final 11-29-78 Version LINE ITEM URE�N DEVELOPMEN2 ACTIO'_�I GR7�NT BUDGET FOR SEVENTH PLACE UDAG Funding Downtown Development Projects: Budget Summary-Line Item Only I. SEVEN'PH PLACE PRQJECT c. Poole Site Supervision 250,000 e. Engineering Cost Consultant 20,000 f. Structure Construction 4,160,000 m. Furnishings/Fixtures Loft 300,(�00 $4,730,000 V. STAFF COSTS dd. Administrative Expenses 7Q,0�0 TOTAL UDAG GR�1NT $4,800,000 MAYOR'S OFFICE: Budget Section - GiJB - 11-29-78 ` ,r:- . � � � • � .�. - C �1 Z o�� 5_L Z�r l. _� r.-.r. �. ;;-. �J' ,�� O�'1�'ICT•. Oi' 1'.1I}. Ji_1YOI� � �. . . �4-. . ' .� t. . . . . . � . � . . � � r{� � � � � . . . . . . . ..,,`r;.'i� � . . . . . ' . .. :S•17 C7TY lI.V.L c:�:<�t:r�: t..��ri�u;�; �;�r�l• i�.>>-�..�ttvat:�;crra .-,.-�ic,_ ?I_1YO7. '(fi•3 L'ti)F3-.1:;:::; havember 29� 19Z8 ATTACH��IEPJT A Page 1 of 4 DO'r1fJT041tJ DEVELOPMENT PRO�JECTS: BUDGET SUt�IMARY Estimated Currently To Be `78 Bond Cost Funded Financed Proceeds I. SEVEfdTH PLACE PROJECT a. S.O.t�i. Conceptual Design S 70,000 7Q,000 -0- b. Poole Construction Management 240,000 (a) 240,000 240,000 c. Poole Site Supervision 250,000 (a) 250,000 d.. S.O.M. LJorking Drawings 301 ,800 (a) � 301 ,800 301 ,800 e. Engineering Cost Consultant 20,000 (a) 20,000 f. Structure Construction 5,739,200 5,739,200 1 �579,200 g. Oxford Bl ock 27 tJal ks, . Lights and Signals • 79,000 79,000 79,000 h. Utility Relacation Casts 78,000 78,000 78,OOQ i . One Manhole 6,000 6,00�� 6,000 j. Sewer Availability Charge (SAC) 10,00Q 10,000 10,000 k. Block A Ramp Share: Reimburse- ment to Port Authority 129,000 129,OQ� 129,000 l . DPM Structural Support 200,000 � 200,000 200,000 m. Furr�ishings/Fixtures Loft 300,000 300,000 Subtotal 7,423,000 70,000 7,353,000 n. Extended Skyway Over Seventh Place I�:est of Cedar 400,000 400,000 400,000 o. Project Contingency 765,500 7b5,5J� 765,5Q0 Total 8,583,500 70,000 8,5)8,500 REVEIJUE SGtJRCES: . Do��rnto�rn Develaament �istrict nl: 7O,OQ0 Urban Development Action Grant (UDAG): 4,73n,000 1978 Tax Increment Bonding: �3,788,500 3,78$,�00 T $$,588,530 (a) 7emporary financing of contracts will be provided by using UrSan Rene��ral Sond proceeds and/or tax levy funds until receipt of proceeds fror� T.T.F. bond sale or short term note financing during construction period. � Do►�rnto►m Development Projects 2 of 4 lVovember 29, �g78 Budge�t Summary Estimated �urrently To Be '78 Bond Cost Funded Financed Proceeds II. RADISSOPJ HOTEL P40JECT p. Sky►��ay aridge - Hotel to 200,000 200,000* � ` Northwestern [iank q. Skyway Bridge - Hote1 to 200,400 Z00,000* Bremmer Building r. Escalator and Concourse 265,620 265,620* � s. Block A-4 Concourse and 175,365 175,365* Storage t. Block A Walks, Lights and 77,000 77,000* Signals u. Project Contingency (70%) 91 ,800 -0- 91 ,80Q 91 ,800 Subtotal 1 ,009,785 917,985 91 ,300 v. Radisson South Skyway 160,000 -0-- 160,000 160,000 Costs iVon CD .._. 7ota1 1 ,769,7E5 917,985 251 ,500 REVENUE SOURCES: ' *Urban Renewal Bond Proceeds For R-20: �917,985 ' 1978 Tax Increr�ent 6onding: 251 ,800 251 ,800� �1 ,169,785 III. PROJECTS RcLATED TO SEVENTH PLACE DEVELOPi�ENT w. Parking t�la1T Design and 20,4�Q 20,400 �DD�1 Bonds Supervision x. Parking �lall Construction 135,000 -0- 135,000 135,000 y. Seventh Place Initial 350,000 -0- 350,00� 350,000. Start Up . aa. Potential Acquisition and 500,0�0 _p_ 500,000 500,000 Improvements 7ota1 1 ,005,�Oa 20,400 985,000 ' . REVENUE SOURCES: 1 Dov�ntown Development District �1 Bonds: � 20,400 ' 1978 Tax Increment Bonding: 985,�J00 9a5,000 T 1 ,Q05,400 � _��,rr� Development Projects 3 of � Decerrber 4, 2978 •.age� SumTary Estir�ated Currently To Be '78 Qoc►d Cost Funded Finance� Pr�ceeds_ IV. E3LOCK 7-A PROJECT COMPLETIOtJ bb. Skyway Bridge to St. Joseph's 413,J00 303,000 110,000 11Q,000 Hospital .. 7ota1 413,00� _� . 303,00a � ��a,00Q . REVEidUE SOURCES: - Do�,rntoti•m Development District �1 3onds: $303,00� 110,000 T ]978 Tax Increment Bonding: 110,OOQ �+1.3,000 � V. STAFF COSTS cc. Inspection Services 30,000 ' -0- 3�,On4 3O,OOQ dd. Administrative Expenses 270,000 -0- � 270,000 200,000 Total 300,000 -0- 30Q,000 - REVEidUE SOt1RCES: 1978 Tax Increment Bonding: . �23J,000 230,0�.� T Urban Developmen� Ac�ion Grant: 70,000 �300,Q00 VI. B�P�D SALE RELATED EXPENSES ee. Tax Increment Analysis 20,OQ0 20,OOa 20,OQ0 ff. Eond Consultant and Counsel 20,000 2�►,a00 20,000 99. Contingency 4,700 4,7J0 4,700 Total 44,700 44,700 4�,7Q0 T Subtotal - Bond Proceeds 5,410,0�0 � hh. Estimate of Capitalized Interest Cost for G.O. Development Refunding 346,000 562,300 Bonds of 197� 908,300 ii . Estimate �f Capitalized Interest For G.O. Development Bonds of 1979: Series A 457,700 457,700 jj. Discount At 7ime of Issue � For G.O. Development Bonds gp,000 of 1979: Series A 8Q,000 - 1 ,�46,J00 34b,000 1 ,100,000 1 ,i00,00J � ________--- ESTIt�IATED 70TF�L - G.O. Development Bonds of 1979: Series A b,5j0,0�0 t G.O. Dzvelopment P,efunding Bonds of 1973 (Refunds 5,000,004 5,335,000 of Existing Development Oistrict Debtj . v � , � . . . . . . �b;�ntoti•rn Development Projects 4 of 4 P�ovember Z9, 1978 �iudget Sumr�ary 2`7��.� Sudget Amendment Procedures 1 . Any costs exceeding line item budget �appr°opriations by not more than $20,000 can be funded from the conti ngency account wi th the approval of the Budget D�rector. 2. any costs exceeding line item budget appropriations by more than �a20,000 requires City Council resolution. 3. Any excess monies in line item appropriations to be transferred to the contingency account. 4. Any excess monies in contingency account to be transferred to a reserve account fior debt service retirement of this bond issue. 5. any Dovrntown People P�over grant monies received by thz City for itemized costs �vill repiace tax increment bond money and the freed up cash �vill be placed in a reserve account for this bond issue's debt service. Requested,�y: App �ove�By: � .�' " �� ' � ., %� �,.,J� , �� ' r! � f t�� ..��- .�( �—_, '� �'---�_ FED Director � Bu.dget Director " fdUTE: If the City receives DPf�I grant monies for reimbursable ex�enses for items 1 and n, estimated at 9Q% non-City fundin�: l. aPM Structural Support 90q of �200,000 = �18�,000 n. Extended Sky►�ray over Seventh t�lace west of Cedar 90% of $4Q0,000 = �360,000 the reimbursement ar�ount of �540,000 can be used as a revenue for this budget. �Also, the �1 ,579,200 in '78 bond monies budgeted for item f. ) Seventh P7ace Project Structure Construction may be used as a city share (soft-match) toti�rards the DPM Project. w1/1TE - Cilv c�tNK • � Council 2�r��3 PINK � FINANCE G I TY O F SA I NT YA U L� f CANA(iY — DEP�RTMENT SLUE — MAVOp F]ye NO. CityAttny-�a� Council Resolution �� r�. . , .s �, Presented By _ '2�/�_�� Referred To Committee: Date Out of Committee By Date I RLSOLV�:D by the Council of the City ot Safat P�ul, pursuant tio Minaesota Statutes Sectioa 462.521, Subdivision 1, that a public ' i�eariny l�e held upon the proposed Redevelopment Plan - Sev�eath Place �a��ve3opmeat Project, and the redevelopment project activitiea thereia providecl �or, which hearinq ahall be held before the Council at 1Os00 a.�. on the Sth day of December, 1978, in Council Chambers, @ity Iiall, 15 i�est I:ellogq Boulavard, Saint Panl, tiinnesota. RESOLVED FURTHEIt that not less than te� (10) days prior to the date ot said public hearing, the City Clerk ahall cause pnblica- tfoa of notice to be givea in a a�rspaper of qeneral circulation in the City of Saint Paul of ttie time, place and purpo8e of said publfc neariaq. COUNCILMEN Requested by Department of: Yeas Na��s Butler �t �� P3�3t131�9 aTfd FOO��.0 D�V@lOp�'"a ,�Q � [n Favor Hunt , Levine � Against BY --�4a�ex Showalter Tedesco NOV Z � �� Form Approved by City Attorney Adupted b�� Cuuncil: . Date Certified F'assed b�• Council Secretary BY f' By Approved by Ma��or. Uate _ Approved by Mayor for Submission to Council B)' --- _ By �r��.�� REDEVELOPMENT PLAN SEVENTH PLACE REDEVELOPMENT PROJECT NOVEI�ER 16, 1978 �.. a. � � 1 � �°'- ,.-�' �.../ � �"/�` � � � ;��-_ ,_ � � ��'� �; �� / �, �-- ,::�� (��, � �._ a . / �t� �� / I NOTICE OF PUBLIC HEARING UPON � COTISIDERATION OF THE REDEVELOPr;ENT PLAN FOR SEVENTH PLACE PROJECT, , SAINT PAUL, MINNESOTA, AND REDEVELOPMENT P20JECT THEREBY PROPOSED - - NOTICE IS HEREBY GIVEN of a PUBLIC HEARING before the COUNCIL OF THE CITY OF SAINT PAUL in the Council Chambers , City Hall, 15 West Kellogg Boulevard, Saint Paul, Minnesota, on TUESDAY, DECEi�1BL-R 5, 1978, at 10 o 'clock a.m. , or as soon thereafter as the matter may be heard, upon the REDEVELOP�lENT PLAN, SEVEi1TH PLACE REDEVELOPNiENT PROJECT, and project activities thereby proposed. The said REDEVELOPME2dT PLAN , Financing Plan and other supporting documents are on file in the Office of the City Clerk, 386 City Hall, and in the office of the Department of Planning and Economic Develop- rnent, 12th Floor City Hall Annex, West Fourth Street, Saint Paul, i�Iinnesota, and are available for inspection by any interested party at these offices during regular business hours . � i'non said Fublic Hearing, th� CouYic�l sha�1 ccns�der �•�hetli�•r 1) tYie land in the groject area would or would not be made available for redevelopment without the financiaZ aid to be sought, 2) the Redevelopment Plan for Seventh Place Redevelopment Project will afford maximum opportunity, consistent with the sound needs of the City as a whole, for redevelopment of the project area by private ent�rprise, 3) '=.t:e Re�e�elo��er�t Plar. CG_lf•�1`Ills :o ��h� C�mp�e��r.si�e P�ar. Fc,� Saint Paul, 4) the Financing Plan is fEasible, and 5) the Downtown Development District No. 1 and Program should be rescinded and the Central Core and Seven Corners project area boundaries should be amended. At said Public Hearing, all interested persons may appear before and will be heard by the Council upon these considerations and upon the question of Council approval of the Redevelopment Plan, Seventh Place Redevelopment Project and Program activities '-�.hereby pro:�osed. ROSE r'iIX CITY CL'�Rr: � ��ove,wer 24 , 1978 ;