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270962 WH17E — CITV CLERK 1 �3� a� PINK — FINANCE TT COI3IIC11 Y�g CANARV -DEPAR�TMENT GITY OF SAINT PA<1L �� ,,� e�� BLUE —MAVOR . Flle NO. rdindnce ordinance N�. l�—I ;�,� Presented By • Referred To Committee: Date Out of Committee By Date . An ordinance amending the Saint Paul Zoning Ordinance, Chapters 60 through 64 of the Saint Paul Legislative Code. THE COIINCII� OF THE CITY OF SAII�IT PAIIL DOES ORDAINs Section l. That the Zoning Map of Saint Paul, Sheet No, 27, as incorporated by reference in Section 60.401 of the Saint Paul Legislative Code, . is hereby amended as follows: The property known as �the Park Nursery Site on the Northwest corner of Lexington Parkway and Edgecumbe Road, more pa�ticula,rly described as follows: � That part of the I�iE 1/4 of Section 10, Town 28 North, Range 23 West, Ram.sey County, � � Minnesota, lying west of Lexington Parkway, north of Edgecumbe Road, east of the extended centerline of Dunlap Street, south of the ex- tended centerline of Stanford Avenue, and southwest of Short Line Road1 �, '�� is rezoned from RM-2 to RM 3. ' Section 2. That this ordinance shall take force and effect in thirty (30) days from and after its passage, approval and publication: COULVCILMEN Yeas Nays, � Requested by Department of: Butler Hozza � In Favor Hunt '�'`'}� � Against BY `�ediP.r Sylvester _ Tedesco � .� ;� �y �'�� Form Approved by City Attorney Adopted by C i : Date y�� Certi ' Passe Council Se�cretar BY .�'.��' � Y Approv by Mayor: Dat �j � � �� Approved by Mayor for Submission to Council By BY �lBtssHt� MAY 2 'T "g� . . . .. ... . � .. . � . �i � . � � � (�y 3 . 4 r ��a� � . , � �;��;�� , , � � ��T�� .� CITY OF SAINT PAUL �'�� '= DEPARTMENT OF PLANNING AND ECONOMIC DEVELOPMENT o �. �� a •M�� ab , ,:�, � �o DIVISION OF PLANNING ... 421 Wabasha Street,Saint Paul,Minnesota,55102 612-298-4151 George Latimer Mayor December 20, 1977 Rose Mix, City Clerk 386 City Hall St. Paul , Minn. 55102 Legal Descri tion: Misc. Tract, NE4, NE4, Section 10, Towns ip 28, Range 23 . Dear Madam: (Park Nursery Site) This letter is written in response to the petition of the Housing & Redevelopment Authority to rezone property located on the northwest corner of Edgecumbe and Lexington from RM-2 (Medium Density Multiple Family) to RM-3 (High Density, High Rise, Multiple Family). This matter was heard before the Current Planning & Zoning Committee on November 17, 1977 at which time staff recomnended approval of the petitioner's request. Mr. Pangal moved to recommend approval of the request to rezone to RM-3. Ms. Surnmers seconded the motion and it passed on a 7 to 0 roll call vote. On Noa��mber 18, 1977 the Planning Commission unanimously confirmed the recommendation of the Current Planning & Zoning Committee. This matter is scheduled to be heard before the St. Paul City Council on December 22, 1977. Sincerely, w► -II�/ Edward J. War Senior City P ner EJW/gf Enc. � i � F le No. 8228 �/ � .'"�,(eJ , / � ' , / ��.��. / � � � � � � -�.�� • , �� , �� o��o��o■e�rd�r � � � o��o��e��e��e�■ � � � e��e��o��.�:mas�� :�__:��a�� ■�e��o��a��d��■ . . ��■��•.�....�,�,�ni�� .�■.��....��■�u��■......��:�.:� � ■�o��o��re��ro�� a��a��e�� ■�o�� e��o��o��■ ■�o�� e��o��e��e�o��e�� „ e��e�o��e�e��o�� e��o��e��o� . , � e��e��e��e��o��e�■ � e��o��e��re�e��e�� e��o��o��e��e�� e��e��o��e��e�■ � � � e��e��e��oe��e�■ � � s��s��■ � a��e��o��o�e��e�■ � � o��o��e�e��e■ � � o��e��o��::::�� : ��meo ; or� : � o�oar�o■ � . � / � ', � � �� t, �„ .. �_i /i. ' ii � __�/.� � � � ,i �. � � .i. i�.' /r.i �� ..� '�.:1� a�r'L�!J �L�It�;, � 1 � • �� //�� . .� /"'� . �./ � r ♦ /� / ii i/i L..( �.. � ' � � � �� /ii , / �.,�.. L� • � /' ii� , � ..�.�, ":� I/'/. G " /� /� � � �.. � /,L _.�a �/;-. /.�_ �� . .s.! , �/�_.✓�/ • • � � /� . �/.Tll� ��Lt � �i� . �i s . '� � .i:. /i — r � 1 .i_t s� ;a<� , . ' � , � .'�� MINUTES OF MEETING OF THE CURRENT PALNNIN6 & ZONING CQMMITTEE ; , . THURSDAY, NOVEMBER 17, 1977 IN CITY COUNCIL CHAMQERS, ST.PAUL �; PRESENT: Mmes. Grittner, Sumners and Karns, and Messrs. Humner. Pangal , Stegemoeller an ryan of the Current Planning & Zoning Committee; Mr. Robert Straughn, Assistant �. City Attorney; Mr. Richard Amey of the Division of Housing & Building Code Enforcement; ' Mmes. McNeally and Fox and Mr. Edward J. Warn of the Planning Staff. The meeting was chaired by Mr. James Bryan, Chairman. HOUSING & REDEVELOPMENT AUTHORITY: (#8228): A petition to rezone property located on t e nort west corner o gcum e an exington (Park Nursery Site). The petitioner was present. There was opposition. � Edward Warn showed slides of the subject site and read the staff report. I � John Briscoe of the Wilder Foundation spoke for the petitioner, saying everyone is + familiar with the history of the site, and that Wilder Foundation had been asked by " , the City to become involved when it was found that private developers without a commercial development added to the project could not meet all the guidelines imposed � on the site. Wilder went to the neighborhood for opinion and also sought out 10 or � 12 years of newspaper clippings, previous plans, etc. as well as going to many public � hearings. He said Wilder was the only logical developer in the canmunity. However, � Wilder was not interested unless the neighborhood wanted them. He referred to the � migration study by the City and read seven requirements. Wilder would have to maximize ' the green areas to meet these requirements. He cited income requirements of $9,600.00 � a year for a single elderly person, $12,OOOa year for a couple, and the balance of the units would be restricted to one person families or two persons with one of them having , to be at least 55 years of age. Mr. Briscoe said that due to the traffic situation, 492 units was not feasible. He mentioned bonding, taxes and operations being feasible � over the life of the project. All units should be owner-occupied. Wilder has found that persons who are elderly, who buy a unit, have a more positive outlook over their remaining years. Wilder has elected to use the hi-rise as it increases payment to the city of homestead taxes. The public wanted to pick the architect and they wanted a comnunity center. Wilder stated that if granted the rezoning and given the go-ahead to develop the total site, they will make every effort to assess the need for a community center and to put together various proposals for financing that community � center. With llZ million dollars, he said, you cannot satisfy the needs of all the public. Mr. Briscoe then presented a list of 95 individuals, most of whom live within 5 miles of the site, who are interested in purchasing in the building Wilder is proposing. � Charles McGuire, of the Division of Econorpic, of the Planning and Economic Development Department, said many things in the staff report needed clarification (despite the fact that he helped prepare the staff report) and he wanted everyone to realize that the total size is not just 240 units in a 16-story hi-rise but is 300 units - 60 townhouses and 240 units. He said the reason for RM-3 zoning request is that a 16-story hi-rise will not fit under the RM-2 height restrictions. He said it might be more appropriate to go to a planned development district but this cannot be accomplished on a short form petition. He said only that part of the site which previously had a C residence classification was eligible for short form rezoning, or HRA would have included the whole site. He referred to a model on display in the Chambers and said � � � �� ri .� � � � �, � �. . � . . � . . . . � t a i.• �: . . . . . . . • . � ' '. i:�t�t� .�4 i r � , �,1 , � ,'4 r . ,.1.�.. 'n'. HOUSING & REDEVELOPMENT AUTHORITY (#8228) : Page 2 the issue is whether a 16-story building fits in this location.` He said the building accommodates density requirements well . The density is controlled and pegged at 300 units. Any questions of density are out of order, he said, because of the proposal fits the RM-2 density requirements. Regarding a parking ramp, he said this is residential parking and he questioned whether it makes that much difference whether it is RM-2 or RM-3 parking. Dick Faricy, 2211 St. Clair, said that he was asked by the comnittee to serve as architect for the project. He tried to work with various people in the cc�mmunity and had numerous meetings. He explained the reasons why the building was in the center of the site. 1 ) This pulled it awa�y from other homes, 2) Spared more green area to keep an open feeling, 3) Eliminated as much as possible a sea of parking, 4) Limited the travel for people from the parking lot to the building, 5) The 2-unit project was economically feasible and could be built at a price people could afford, 6) By going to a higher building, more green area can be kept, 7) Regarding access problem, every- one feels it is a good idea but would like access on the north side--this has not been resolved, but there has been much discussion. He then showed a sketch and explained it. He said he was concerned about access because of the nature of the street and playground and considerations of trying to get onto the limited access to the north. He showed sketches of the development, of the hi-rise building, condos, and other buildings. Ms. Janet Johnson, 1352 Osceola, read a statement from the Randolph Heights Neighbor- hood Association supporting the proposal and said it was consistent with District 14. Michael DeCourcy, attorney, 1200 Minnesota Building, said he was speaking on behalf of some of the residents who live south of the proposed site. He said the residents are not opposed to housing and the type of people Wilder will attract, nor to the architect. They are strongly opposed to rezoning for a 16-story building. Regarding involvement, he said the one neighborhood not involved was the one to the south. He said he had been involved in picking the architect, but his neighborhood had not been invited to meetings, and had not been considered. He said some residents to the south did attend meetings where they were told there would be two stories. The only extent to which his neighborhood had really been involved was the selection of the architect and a meeting at Linwood School where all his neighborhood was involved. He said two serious problems with the proposed development are 1 ) traffic and 2) aesthetics. He said when Wilder was given the option by the state to proceed, they knew what the zoning was going to be. He traced the history of the property and said the neighbor- hood to the south had difficulty knowing what was going on regarding rezoning , and he asked for a recommendation of denial . Irvin Rubbelke, 380 S. Lexington, said that with the hi-rise in the middle of this property with one exit and one entrance, any fire above the fifth floor would be bad. Any wind from the southeast would be dangerous for aircraft landing at Wold Chamberlin. He thought there should be enough roadway so fire apparatus could come in one emd and come out the other. He said rescue work cannot be done when it is all blocked. ' Len Holmstrom, 1215 Juliet, said he lives on the south side of the proposed development and he took exception with the slides, saying they were a poor representation of the area. He also said he is retired and enjoys going over to the playground, but he has � , ,` , .... � ; , , �:��`� HOUSING AND REDEVELOPMENT AUTHORITY (#8228) Page 3 never seen any of the proponents watching the children , so how do they know about the traffic? He said it is obvious to him that if the proposal goes in, something will have to be done with the streets because Jefferson and Griggs are the only two access streets and they completely surround the playground. With that additional traffic these two streets will have to bear, he hated to think of the youngsters and what they will be facing in the area, and he asked den9al of the rezoning. Ms. Summers spoke of the exits and entrances and asked to see the sketches again. She asked if there were access out of the parking lot onto Griggs and onto the Short Line. Mr. Faricy answered yes and explained the parking deck. Mr. Pangal moved approval of the rezoning request and his motion was seconded by Ms. Surrxners. The motion passed on a 7 to 0 roll call vote. Submitted by: Appro�ed by: G�J"" " �� Pir�/' dward J rn J�ries Bryan, C irman � . . ,� . 1. . � �Ir . - . . . .. .. . . . � . . . ,. . �, November 17, 1977 . PIANNING NUARD STAFF REPOItT F1aC Map 9 1, APYLICANT's tvAr� : HOUSING & REDEVELOPMENT AUTHORITY 8228 2. CLASSIFICATION . �X Amendment � Appeal � Permit � Other 3. PURPOSE : Rezone to RM-3 4. LOCATION : Northwest corner Edgecumbe & Lexington (Park Nursery Site) 5. LEGAL DESCRIPTION : Misc. tract, NE 4 of the NE 4 of Section 10, Township 28, Range 23 6. PRESENT ZONING: RM-2 7 . PURSUANT TO Zoning Code Chapter: 64 Section: 210 Paragraph: 8. STAFF INVESTIGATION & REPORT: Da[e: 11-10-77 By: EW A. SUFFICIENCY: The applicant's request was filed on a short form rezoning petition subscr�be & sworn to before a notary public on 10-6-77, and received by the City � Planning Division on 10-14-77. B. HISTORY: This property was rezoned from "A" to "C" Residence on 2-25-67. The proposa at that time was to construct three apartment towers ranging from 14 to 17 floors. On January 21 , 1971 M.B.T. & Associates, Inc. withdrew a variance request to relax the density and offstreet parking requirements to develop the property with one 22-story tower apartment containing 654 units and a surface parking lot for 654 cars. In �Jovember 1974 a petition to rezone this parcel to Commercial was declared insufficient. In March 1975 a petition to rezone to Commercial was denied by the City Council . This parcel was rezoned to RM-2 in 1975 by virtue of the new zoning ordinance. C. PROPOSAL: The proposal is to rezone this parcel from RM-2 to RM-3 to allow con- stru— c on of a 16-story, 240-unit hi-rise apartment building, along with 31 townhouse units. D. FRONTAGE & AREA: This irregularly shaped parcel has approximately 650 ft. frontage on Edgecumbe Road and approximately 310 ft. frontage on Lexington Parkway, for a total area of approximately 316,000 sq, ft. , or 7.3 acres. E. SITE CONDITIONS: The site is vacant and overgrown. It varies in elevation with a northerly slope from Edgecumbe. To the north of the site is the balance of the old Park Nursery site and the Short Line Roadway and railroad tracks. Across Lexington to the east is a 55-unit apartment building. Across Edgecumbe to the south are single family homes. To the east across platted Evergreen is the Edgecumbe Playground and Recreation Center. F. AREA CONDITIONS: The area consists primarily of well maintained single family homes built before 1960. Across Lexington to the east are newer apartment buildings, the Short Line Roadway and the I-35E right-of-way. G. FINDINGS: 1 . The site is vacant and overgrown. . . �.l !:1;' ��'SYY 1 � �. � . ; . . . .. • - t � ... .. 1Y.� a'34�:'dr�l �!r,�1D.�a. i . 'a�:a. . .., . .. . . � , . � .. � �' � • � . . .. , � � . . � . . � � .. � . � . . '� HOUSING & REDEVELOPMENT AUTHORITY Page 2 r r 2. Development of this vacant land will add substantially to the city's tax base. 3. There is a need for more market rate housing in the City of Saint Paul . 4. The proposed development of a 16-story, 240-unit (1 , 2 & 3 bedrooms) hi-rise and 31 townhouse units on this site is the result of extensive efforts on the part of area residents and the city. 5. The existing RM-2 zoning on this parcel will permit the construction of up to 525 rooms (for example, 175 2-bedroom units), while an RM-3 zoning on this parcel will permit the construction of 7 ,050 rooms (for example, 350 2-bedroom units). H. STAFF RECOMMENDATION: Based on Findings 1 thru 4 above, staff recommends the applicant s request be granted. I . OTHER CONSIDERATIOPJS: In the staff's analysis of this proposal , the following concerns developed which the Current Planning & Zoning Comnittee should consider in their decision: 1 . The "Redevelopment Plan For Park Nursery And Edgecumbe Recreation Center", dated March 1976, by the H.R.A. , stated that "An objective of the development plan is to provide medium density market rate housing on a site that is presently under-utilized." This objective seems to be contrary to the proposed h�-rise development; however Len Champer, staff to the Economic Development Division of the Dept. of I�lanning & Economic Development, has stated that the neighborhood does not oppose construction of a hi-rise structure. 2. Staff has noted that the proposed site plan for Wilder Housing on this site , dated 10-27-77 shows a portion of the parking ramp outside of the area to be r rezoned. Since the zoning ordinance requires parking to be on the same � zoning lot, this technicality would require the petitioner to either revise the site plan or consent petition to rezone that portion of the parking ramp that is outside of the described parcel . 3. The problem of traFfic generation caused by development of this site has yet to be resolved to the satisfaction of the neighborhood. The site plan dated 10-27-77 shows only one access to the proposed 16-story, 240-unit hi-rise and 31 townhouse units. That access is from Edgecumbe. From a transportation, en�rgy waste, neighborhood disruption, and pedestrian accessibllity standpotnt, it would appear that the site should have at least one access from the north. Since the Planning Commission cannot impose restrictions of this nature on a rezoning, these considerations should be of primary concernin the formal site plan review. � � � � F + -�3 r� a ,it 4 r � ,, r s 1 . � . � � �� A ? '"n ' j��Q��r(��$�..�''L f b V �' , 'l . . . • . . . ,7 , a..�. �:,b�i'`��{;��`�IL7...'�;! . . ., � ", CITY OF SAINT PAUL � . . � C1TY pF � . ._ .. . . Res� �Aiz ��*� r��' City Clerk and ,°,t'� .�: �g,� � Alb�rt�.Ols�� Council Secretary �,� ° r Couneil Recorder �\..,_.�/�� •6 OFFICE OP THE CITY CL�RK 9URBAU OF RECORDS S88 City Hall St.Paul,Minnesota 5b101 Phone 888-.¢fi.t1 October 11, 1977 Planning Staff, Zoning Section Grace Building St. Paul, Minnesota Dear Sir: The Council referred to the Planning Commission for recommendation the attached petition of HRA to rezone property southerly of Stanford between Edgcumbe and Lexington known as the Park Nursery Site. Also attached is a letter of Michael T. DeCourcy requesting that he be notified of dates of consideration. y truly yours, ta.JZ }/'"`!'` City Clerk � Attach. ABO:dcr cc: Mr. Erickson, Building Dept. Finance Dept. ��.� �?� . �� s .�,_... �� , � . . . .. ,4,.� . . • . ' ' . � 1 . . . . � . , � ' � . � I a � �. � � ' '_ . ' � . � � �3�? � .�sv-c�o pc�' � Short Form Rezoning Petitio� TO THE HONORABLE MAYOR AND CITY COUNCIL c/o the City Clerk, Room 386 City Nall City of Saint Paul , Minnesota Pursuant to the provisions of LAWS OF MINNESOTA for 1975� Chapter 261 . Section 6, I /we the undersigned� being the owner(s). of prope�ty described as S�/-� �� t V :�_ Seu �/�e� i'!Z �� Sfa „ f a � .� �r 7f-� n •�e d �'a s Y- and situated (describe location with �espect to streets or intersections) _�d g � ..s�� u .r �� J�- �C c r i n �► �►-o n -�--- .. �, which property was previously zoned �� and under , Chapters 60 through 64 of the Saint Paul Legislative Code is presently zoned � /"('— � _, a more restrictive zoning classification, do hereby request that consideration be given by your honorable bodies to rezone the above descrtbed property to a zoning classification of � � / � � under Chapters 60 through 64 of the Saint Paul Legislative Code. . ��/� •-- �,�_ � , �., `..s._ __.__. Subscr i bed and sworn to before me �y: Te rr t �< < J�� "?l��F/ C... /� / th i s day of ql� �SS�� Ir �A e /' Q l C.O�thS t • Address: �Q / �. �• �A /� Notary Public. Ramsey Co. , Minnesota My Commission expires 2� 7"1 Telephone:�Q� - S 6 9,� � k.�, ,. ,, Approved as to form 11�17/75 �� `�� `�.:- ,. , rt ��w;.:. ...,.._._ .. � ...«....,�.......�.�.�.�....,..�........,.....,..,f.i/ by the Ci ;y Attorney. � L � � e a l : /tl; s c, -�t�� /U� yy N�' � � . �'� Se c. �o , Tow � s �: ,� � � _ �e. _ � � � ., ' . � � . . _ f- .1.; _ . ;� , . . , . � . . . . �. .. , � . . . � , .. . . . .. November 17� 1977 Planning �nd 2oriing Commission l�21 Wabasha Street s t. P3ul, r�. 55102 RE: Re-Zoning the Park Nursery Site - Gentlemen: k1e are tota]_ly oppoeed to the proposed re••zoning of the Park Nursery Site to �llow for a 16-a�ory high-rise. We moved to this neighborhood one year ago because we wanted to liv� in a nice, quiet reaidenti.al area and had futtire hopes it wou�.d stay that way. We are very much interested in more pla�►ground space. This last proposal gives us half of the promised 5 acres of playground space. Will the next proposal give us nothing? I�le are in favor of a commercial or single family-type hou.�ing that hould add to the tax revenue--- not subtract from the tax revenue, We ti�ould glac�ly pay extra �axes to keep all of the Park Nursery site left as it is in its wilderness state. We do not want to support or a�oil our neighborhood with a 16-s#ory high-•rise with a11 the traffic, n�ise and crime it will crea.te. If, however, it becomes necessary, in our opinion the propose� entrances ori Edgecumbe Roac! woul�l add to the traffic already there. There is a great need for rnore play�;round space and the logieal place for it is adjacent to the ladci alrezdy there and building a road there would be downright can�erous. . �� c._ � � � -� J - / t��'�'_J , Gary Skoglund Barb�ra S:koglund 1207 Juliet (1 block from site) st.Paul, btn. 55105 ec;: Ms. Ruby Hunt - St. Paul City Council �.r� �� {t� (l ��1► `�` i�' 1 , i iy// Cl�ii`�' P`�ti.�.l��'��;� ,��:�„�►,�.a�� Sexur Paul. �'::nner�ois � � �� .� � � � 't;� ' ` �� ' � �' n�", . ,r::a,.�.r � z�. , . . a � ` ' . � � ' !? � � � � �� '' T0: Hesidents South of Park Nursexy �� 4� � �, FE30M: Kenne th H. Wheeler ' :' , 1 �� 1�7� �� Z ��r p�,�,��xrt,r� �a�� Development of the Park Nursery s�te has b� Airn�e�-�;te for the last several y�,ears. A plan was given approv,al in concept last week by Che City Council, sub�ect to modification as to design and traffic patterns. We believe this plan completely ignores the concerns and needs of residents South of the site. CONCERN N0. 1. tTNFAIR DISTBIB[TrION OF TAAFFIC The plan calle for construction of 295 units. Only 24 of these units, or less than .,�°d, of the tptal will have access at the North end of the site where traffic could be dispersed in four direct �ons (St. Clair and the S hortline) ; 27], or more than � of the units will have access through . a new entrance off Edgcumbe Fioad with a new cut through the boulevard. - CONCEf3N N0. 2 SAFETY FOR CHII,DREN Children on this side .of the playground deserve as much concern for safety as those on oCher sides of the playgrour,3. We �elieve traffic should be distrib�ated more evenly throughout the r.eighborhood, not the 1 vs ° as proposed. CONCEAN N0. � . DEVIATIQN F130M OHIGINAL P�30POSAL The option given Wilder was based on the! concept of a mid-rise apartment building. This has now been increased tp a 16-story high-rise with �0 alditional units. Also, the Council and the neighborhood were concerned about the proposed community center. This plan has no such center, but rather places the burden on the taxpayer to enlar�e existing playground facilities. Further, the proposed plan does not appear to dedicate the 5� acres of park land as one parcel, but rather only allows approximately 2� acres for playground expansion with the remaining acreage to be dispersed within the proposed development . CONCEBN NO 4 NEED FOf3 A TEHNATIVES IN CITIZEN PARTICIPATION We believe the Planning and Zoning Commission, as well as the City Council, have an obligation to consider alternatives and not �ust a plan that re- flects the wishes of the most vocal or best organized part of the neighbor- hood. We hope you share these concerns and will make them known to the developers and City Officials. A he��ring will be held before the Planning and Zoning Com�niasion on THUFiSDA'l. N V�MBFS 17th at '� •30 P M. in the City CouneLt chamber, to consider a re2onin� which will allow the 16-atorv high-ri�e buil.ding. If you cannot b� there, call or write the Plgnning and Zoning Commission, 421 Wabasha Street , 55102, Tel. 298-415�, and volae your opposition to this plan. For moi•e information, or to arrant�e a r�de to the meetit��, call Hosells Nikolai, Tel. 698-6489, - cc: Mayor George Latimer cc: �eoni�rd Champlin Members of the Ctty Cauncil Edward Warn County Com�nissioner Anthony Danna f3obert Hoettger Winsor-Faricy, Architects Geor � Gary Stout g� Beran John Kelly ,� � S�TA \ � � . ....�•� � i � , V i � r , `;:;•,�:. , I I � � ; .. �-- � ° ' ` ��'��'`�.. 1e � ��0� � � O a O f� i�O C , ' � �' � � • - ��- - ---= O O ¢ --� - ��:':`:�;:.��::�;:;:::�� O O O O O O O O 0 Q O _ O �.�..::;'. .:.::.:::.::::..}.,� . 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PAUL DEPARTMENT OF �INANCE AND MANAGEMENT S�RVtCES ASSESSMENT DtVfSlON 113 CITY HALL ST.PAUL,MINNESOTA 55702 December 2, 1977 File X2012 Page � Zoning File 8228 . . Dear Citizen; As a courtesy to you, and as required by law, we want to notify you about a public hearing which may affect you. . The Council of the City of St, paul will hold a publ�c heazing in the Council Chambers of the City Hall and Court House (third floor) at 10:00 a.m. oa December 22, 1977 on the; � � Apglication of the Housing and Redevelopment Authority to REZONE � from RM-2 to RM-3 a tract of land on the northwest corner of Lexington Parkway and Edgcumbe Road and described as follows: that part of the NE� of Section 10, Township 28, Range 23 lying West ;of Lexington Parkway, east of the extended centerline of Dunlap St, narth of Edgcumbe Road, soath of the extend centerline of Stanford Avenue, and sou.thwesterly of Short Line Road. �Park Nursery Site) If you would like further inforcnation about this hearing, contact the Carrent Planning Section of the Planning Board, 421 ��abasha Street or telephone 298-4154. While the City Charter requires that we notify you of the hearing, we want to hel� you to learn fully about any improvement that could affect ycu or your cosnmunity. Therefore, I sincerely hope you can attend this hearing, so that you can ma'�ce your views about it known to the City Council, whether for or against. J. WILLIAM DONQVAN � VALUATION AND ASSESSMEI3T ENGINEER " � . ' � ' ; , . . )(Q �3 .,> - . � � - � � � � � '�� . . I . , . . ;� � f . , . � , . � _ , _ �s �+2,, a1�'t' . . � , ': _ , r � , � �.'!�►t�T� �st�r ' . ' � . �s� � �' ; ; � ; , � - � � �r�r�or: � , _. �� . �, . - . � 'A�;(�!�► eo�aaoit taiy� er�atiaawed �r�t Ja�e� L0t �8 s �t,� on 1�r��tt�o �!' � , ; lu�:.� to s� �a;�i�er� :dd' L�oi,en !� �roa�r�►b :0�! �d L�at��oo �.; +Mo�i - li�el� �d. �� "�). '�91� 4�o�uew31 �� +WM � �rd �Q ., ,,,; �l��t �sparq�t tirr ai,�rrotsd�to �ra*i� tLr t�o�asii rfi�h s *+�r� oe��1rw,t�it ' en�;s�ttr ]rr o�i p d Rin� 'iL w ��d M 4 ii�l��O p r r nti P�.` � . - � i ` . . Vi�l� b]I�y'�It�r , _ ' / ' , . , � � ��, �� , , � t�s Ih'. 9�l,o�t, . . , �• �" ��'' - . � �oeerend:o D�Lo�rent ' . ' , . . ; , - . , �iear Drj�rt�ee� - � � . . �� , � • ;!�►f�ri St�'t, . ,��.�� , � . �80/ar � ; � � � � � - . � . , . . r ' - _ . . . t + , . . � � � � ' , . � . , _ , � ^ � , . . . . . . . _ , . . . . . , �. . . . � � � � , � . . , . . . . . . . . . , . . . . . �.. . � , � � . . . . . . . . .a� . . : � .. .. . 1 . � � � � � � . . � � � . . � . , . . . � � .. � . � . . � . . � . , . . ' � '� . . .. ' . . . � , , . . . d . . . . � . ' . � . . . . . . � � .. � . � . . . ., . � � . j�:�, ,HOU�ING AND REDEVELOPMENT AUTHORITY OF THE CITY OF SAINT PAUL, MINNESOTA ��- � ,.. � � �''�'� i°3.9 . � � �� REPORT TO THE COMMISSiON.ERS DATE DECEMBER 28, i9�� R E G A R D I N G p�gK �SERY/WILDER FOUNDATION PROPOSAL At your request, we have summarized the history af the Park Nursery parcel and specifically evaluated the current Wilder Foundation proposal with respect to the objectives set forth in the Redevelopment Plan, the City Council resolution adopting the Redevelopment Plan, and changes, if any, between the Wilder Foundation's original proposal of May 24, 1977 and their current px�oposal. Our evaluation is summarized as follows; 1. The primary objective of the Redevelopment Plan was to provide housing opportunities for all Saint Paul citizens. Particular emphasis was placed on praviding housing for middle and above ineome groups. The Wilder Foundation proposal is consistent with this ob�ective. The Wilder Foundation proposes to construct approximately 290 for sale units. Twenty-five percent would be assisted under the Section 8 program while 75 percent would be market rate. The market rate units would be sold primaxily to households with incomes between $12,300 and $22,300. This income range includes the majority of households in Saint Paul and is consistent with household income Ievels in the immediate area. 2. City Council Resolution No. 2b7284 adopting the Redevelopment Plan was more specific in wh�at type of housin� should be provided than the Redevelopment Plan. The resol- ution addressed itself to 150 to 250 for sale units eneompassing sale prices of $50,000 or more. By implication the resolution addresses itsel.E to providing housing only for middle and above incorne households. The Wilder Foundation's pro- posal is not consisteat with this objective. Twenty-five percent of the units will be • ' ' -2- . assisted under the Section 8 program while the balance will sell for between $30,000 for a one bedroom condominium and $60,004 for a three bedroom townhouse. In addition, the Wilder Foundation is planning to construct approximately 40 more dwelling units than called for in the City Council resolution. 3. The Wilder Foundation proposal of May 24, 1977 addressed itself to providing housing for three groups; � (a) At least 20 percent of the units to be assisted under the Section 8 program, or low and moderate income persons. (b) Moderate income elderly. (c) Young couples. Only in general terms did the Foundation talk about the site plan, method of financing, actual number of units, etc. The LJilder Foundation acknowledges that it would take time to clarify their proposal. Thus, City Council was dealing with an ovzrview of a proposal rather than specifics. It is our opinion that the Wilder Foundation has remained eonsistent in their o�erall �roposal ana �iaen site anzlysis and financiai feasitility has deriva.: a more definitive proposal. In all likelihood it can be anticipated that some alterations will occur as additional detailed analysis is undertaken. ECONOMIC DEVELOPMENT:LAC:jmh BACKGROUND 1. Until 1967 the Park Nursery Site was zoned and platted for Single Family residences (A Residential) . Agriculture was a permitted use in Resi- dential Areas. Nursery and Landscape activities were classified as Agriculture. ' 2. In 1967 the Owner was successful in rezoning th� south 10 acres to Multi- Family Residential (C Residential) in anticipation of a high-rise housing project. The north five acres, devoted to landscape aperations, remained A Residential. The 6igh rise project was opposed by the neighborhood and subsequently was abandoned in part due to financin� dif£iculties. 3. In 1975 the Owner sought to rezone approximately 10 acres to commercial use in anticipation of a 50,000 square foot supermarket and 400 car park- ing lot. The balance af the land was proposed as park-playground. The County was to purchase this land and trade it to thz City for equivalent City ow�ed land �* Battle Creek Ps.rk. 4. This proposed commercial development was vigorously opposed by the Randolph Heights, Summit Hill and West Seventh Community Groups. The issue became known city-wide as "3yerly's". On June 10, 1975 the City Council refused to grant the requested Commercial Zoning, thus defeatinb the Byerly Pro- gosal. At that time, the Council President urged an appropriately scaled, residential development consistent witn present zoning. S. In enacting the new Comprehensive Zoning Ordinance, July 18, 1975, the Council zoned the five acres presently occupied by Park Nursery operations � to commercial use as B-2. At that time they zoned the remaining LO acres -2- to lower density residential use as RM-2. In obtaining this zoning the Owner's attorney assured the Council that the five acres zoned B-2, was "not going to be a Byerly's". 6. January 15, 197b the Owner reported that he had "sold" the entire pro- perty to the Byerly Developer. � " 7. Mid-February, 1976 the Byerly Developer submitted requests for parking lot and site development permits calling for a 50,000 square foot super- market and a 270 car parking lot on the north five acres. 8. Following the 3une 10, 1975 Council Meeting, wherein the rezoning required for the Byerly's development was defeated, the Council President - in co- operation with the Land Owner - set up a committee for the selection of a development proposal for the entire property. This committee was cam- prised of inembers of the Randolph Heights and Summit Hill Community Groups (the site being contiguous to both of these areas) as well as the Chief of Ec:.nomic Developmc:r.t of the Saint Pav1 HRA. It was this committee':; task to_ solicit development proposals and to select the one which best reflected the Community Group's desires, contributed significantly to the City's tax base and displayed a realistic econnmic viability. 9. On November 24, .1975 invitations were sent out and some 27 Developers indicated interest in the project. On December 10, 1975 the Committee met to review developer proposals. Four developers were present, three sub- mitted proposals, and one was subsequently selected. I0. The selected developer proposed 270 condominium apartment and townhouse units on the south 10 acres of the site with the north five acres devel- -3_ oped as expansion to the Edgecumbe Playground. ' 11. On December 23, 1975 the selected developer was notified. On January 12, the Land Owner and the Developer were invited to a meeting at the Council President's Office wherein the Developer was introduced as being selected by the committee to negotiate for the purchase of the land. Very prelim- inary information was discussed. The Owner gave the Developer permission to obtain copies of soil tests previously made on the site. A tentative meeting was scheduled for the following week. 12. On January 15, 1976 the Developer became aware that the Owner had sold - the land to the Byerly Developer. On 3anuary 19, 1976 the Owner informed the Developer that he had done so. 13. On January 2Q, the Council President informed the Developer that, because of the overwhelming sdvantages of the housing development in comparison to the Byerly's proposal; advantages in tax return, compatibility with the neighborhood, residential quality reinforcement, etc. , he would can- tinue to work for the accomplishment of that development. Because of the Land Owner's unilateral abandonment of the selection process and unwill- ingness to deal with the selected devel.oper, it would be necessary for the City to step in, pu�chase the property, develop that portion as desired £or expansion of the playground and sell the balance for the housing development. 14. Alternative methods o£ financing this purchase were investigated, including combinations of CD or CIB funds along with Tax Increment Financing. - Because o£ real and apparent other needs for CD and CIB monies, and -4- because of the very low present tax on the property as eompared to the projected possible tax revenue, the tax increment method was chose to finance the land purchase. The unusually high tax increment along with the Developer's intention to purchase the land for housing at the market rate, enhance the viability of this process. 15. On May 27, 1976 the Saint Paul City Council approved the Redevelopment Flan for the Park Nursery-Edgecumbe Recreational Center. The major points of the Redevelopment Plan are as follows: (a) Provide for the development of new housing which will maximize housing options for alI citizens. (b) Provide market rate housing for middle and above income groups sa as to expaad the economic mix of the City. (c) Encourage the development of housing which will serve to diver- si.fy the rar.ge of housing ar.� environment in the City. (d) Maintain and expand recreational open space in a neighborhood that is presently deficient in recreational open space and fac- iSities. The present Wilder Proposal with its stated sales guidelines (1) meets the Redevelopment Plan objectives, and (2) is consistent with City's estab- lished policy for distribution of subsidized housing units within the City (Ford Memo o£ December 22, 1977). However, Resolution Council File No. 267284 adopted May 27, 1976, approving the Redevelopment Plan, specifically stated as a redevelopment understanding of the Council the provision of -5- "a minimum of 150 and maximum of 250 dwelling units of owner occupied housing having market values of $50,000 and up", which by implication indicates a middle and above income sales undertaking for the entire pro- jeet. Remission to this understanding by subsequent Council resolution would be necessary. I6. On April 8, 1977 Technical Development Company withdrew as the Redevel- oper oF the Park Nursery Site. 17. The property was then readvertised. 1t3. On 3une 2, 1977 six development proposals were submitted to City� Council for review and recommendation. WILDER FOUNDATION PItOP�SAL 19. The Wilder Foundation submitted two letters - one to the Mayor on May 12, 1977 aad one to the City Council on May 24, 1�77 outlining their proposal as follows: (a) Formal involvement only if requested by the neighborhood assoc- iation, the May�r and City Council. (b} The housing development could be marketed and operated at a breakeven point. � _ (c) At least 20 percent of the persons living in the units can be under Section S, or low and moderate income persons. (d) Emphasis in the other units on residents who are moderate income, elderly who no longer can take care of their own homes, or young -6- couples in need of housing. _ 20. After careful review and analysis of the six proposals, the City Council seZected the Wilder Foundation as developer. The Wilder Foundation was selected for a variety of reasons; above all the Wilder Foundation was willing to pay the purchase price of $700,000 upfron�, provide adequate . density and one-phase construction to amortize the tax increment bond and - - its land use werehconsistent with the Redevelopment Plan. 21. A selection comriiittee comprised of neighborhood representatives, City staff, independent experts and the Wilder Foundation selected Winsor- Faircy as archit2cts for the project. 22. On August 22, 1977, the Board approved the preliminary agreement. 23. Since June 1977 there have been a number of neighborhood meetings. 24,: The Wilder Foundation has transmitted to the HRA, $700,D00 for the purchase of the property. The $700,000 is' conditional upon Wilder's obtaining favorable financing and that the project can be operated at a break-even point. 25. On November 9, 1977 the City Council approved the Concept Site plan except for the traffic issue. Since that time, various City agencies, the Foundation and neighborhood associations have been working toward a solution. 26. Because of Wilder's status as a 501-03 foundation, Wilder has been advised by their counsel to request a ruling from the Internal Revenue Service. As a result, documentation of the project has been submitted -7- and marketing guidelines have been established. These guidelines have caused City Council to question if Wilder's proposal is consistent with the Redevelopment Plan, their initial proposal, and the City's subsidized housing policy. 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' . . _ . � ' . ' . . �� ,r � � ^ . . ' . . . . �. � ' . . . - . � . . . . . , . .. . . � , � f . .. � . � , ... . , ' . . . � ' . . ' ' .. � j . .. . . . . . � .. . � . � .� � ' . ' . � � . .. . . . . . . � � . . .. .. . . . .� . , . ' � • � . . . . . , .. � . ' � � � �. .. .. � � , . ' ' � � . . ' . ' �� . . , . . . . . . ' - . . � . � . . . . . . . - , . . . � . � t � . ) C��3�1 _. ,. � ��TY o,� CITY OF SAINT PAUL '�°� `�= DEPARTMENT OF PLANNING AND ECONOMIC DEVELOPMENT � �"..'°'�" ' .... `�� "'- �� DIVISION OF PLANNING �,� 421 Wabasha Street,Saint Paul,Minnesota,55102 612-29&4151 George Latimer Mayor December 2a, 1977 Rose Mix, City Clerk 386 City Hall St. Paul , Minn. 55102 Legal Descri tion: Misc. Tract, NE4, NE4, Section 10, Towns ip 28, Range 23 Dear Madam: (Park Nursery Site) This letter is written in response to the petition of the Housing & Redevelopment Authority to rezone property located on the northwest corner of Edgecumbe and Lexington from RM-2 (Medium Density Multiple Family) to RM-3 (High Density, High Rise, Multiple Family). This matter was heard before the Current Planning & Zoning Corr�nittee on November 17, 1977 at which time staff recorrrannended approval of the petitioner's request. Mr. Pangal moved to recomnend approval of the request to rezone to RM-3. Ms. Summers seconded the motion and it passed on a 7 to 0 roll call vote. On No��mber 18, 1977 the Planning Corr�nission unanimously confirmed the recomnendation of the Current Planning & Zoning Committee. This matter is scheduled to be heard before the St. Paul City Council on December 22, 1977. Sincerely, ��II�,�/ Edward J. War Senior City P ner EJW/gf Enc. File No. 8228 O '1 � 1 1 1 ' 1 1 • - � �• ��,�■.� �� o��o��rore��er■ � � � o��o��e��d��e�s � � � e��e��o��_::s�� ::__:��a�� ■�e��o��a��a��■ � � ::_::�:��_�sa:�� o��o��e�e��o�■� � r��o��e� ■�o�� e��o��o��■ ■�e�� e��o��e��e�o��e�� ,, �e��e�o��e�e��o�� e��e��e��e��o� „ � e��e��e��e��o��e�■ � e��o��e��e�e��e�■ � � � e��o��o��e��e�■ � � � e��e��o��e�am��e�■ � � � e��a��e��e�■ � � s��■ � o��o��ro��a�e��e�� o��a��c��e�e��e■ � � o��e��o��:::�� : Q'meo ; ec� : � o�oor�o■ . � � � � �, i � . �, � t= .,. �_. ii. ' ii � __�./ �. � • � �.��r .�i .� ' �,.� '�...r,4i/�J /"� �.:. � � �, �i� ��1'i i� . �. �... � / ,�� i �„, � i ��'��i�� .; �� i� , i� ..f , " u / ', � � � � �, !' /,sG�, _... /��_ �i . �..r ✓� i � • 1 . / .�_ /.. ��'//' � i ��i ,� . �_ ! . ��r � . . � ,. . ,� � � r . , � •' . r � ..\ MINUTES OF MEETING OF THE CURRENT PALNNIN6 6 ZONING CQN�NITTEE � . THURSDAY, NOVEMBER 17, 1977 IN CITY COUNCIL CHAM6ERS, ST.PAUL . PRESENT: Mmes. Grittner, Sumners and Karns, and Messrs. Humner, Pangal , Stegemoel1er ana Bryan of the Current Planning & Zoning Committee; Mr. Robert Straughn, Assistant � City Attorney; Mr. Richard Amey of the Division of Housing & Building Code Enforcement; ; Mmes. McNeally and Fox and Mr. Edward J. Warn of the Planning Staff. The meeting was chaired by Mr. James Bryan, Chairman. HOUSING & REDEVELOPMENT AUTHORITY: (#8228): A petition to rezone property located ; on t e nort west corner o gcum e an exington (Park Nursery Site) . � The petitioner was present. There was opposition. � Edward Warn showed slides of the subject site and read the staff report. f , , John Briscoe of the Wilder Foundation spoke for the petitioner, saying everyone is ' familiar with the history of the site, and� that Wilder Foundation had been asked by " the City to become involved when it was found that private developers without a � commercial development added to the project could not meet all the guidelines imposed � on the site. Wilder went to the neighborhood for opinion and also sought out 10 or � 12 years of newspaper clippings, previous plans, etc. as well as going to many public � hearings. He said Wilder was the only logical developer in the community. However, � Wilder was not interested unless the neighborhood wanted them. He referred to the � migration study by the City and read seven requirements. Wilder would have to maximize ! the green areas to meet these requirements. He cited income requirements of $9,600.00 � a year for a single elderly person, $12,OOOa year for a couple, and the balance of the units would be restricted to one person families or two persons with one of them having , to be at least 55 years of age. Mr. Briscoe said that due to the traffic situation, 492 units was not feasible. He mentioned bonding, taxes and operations being feasible � over the life of the project. All units should be owner-occupied. Wilder has found that persons who are elderly, who buy a unit, have a more positive outlook over their remaining years. Wilder has elected to use the hi-rise as it increases payment to the city of homestead taxes. The public wanted to pick the architect and they wanted a community center. Wilder stated that if granted the rezoning and given the go-ahead to develop the total site, they will make every effort to assess the need for a community center and to put together various proposals for financing that community center. With 112 million dollars, he said; you cannot satisfy the needs of all the public. Mr. Briscoe then presented a list of 95 individuals, most of whom live within 5 miles of the site, who are interested in purchasing in the building Wilder is , proposing. � � Charles McGuire, of the Division of Economic, of the Planning and Economic Development Department, said many things in the staff report needed clarification (despite the fact that he helped prepare the staff report) and he wanted everyone to realize that the total size is not just 240 units in a 16-story hi-rise but is 300 units - 60 townhouses and 240 units. He said the reason for RM-3 zoning request is that a 16-story hi-rise will not fit under the RM-2 height restrictions. He said it might be more appropriate to go to a planned development district but this cannot be accomplished on a short form petition. He said only that part of the site which previously had a C residence classification was eligible for short form rezoning, or HRA would have included the whole site. He referred to a model on display in the Chambers and said . . � . . - , . . . . . � ♦. . - � . � +r . ' �� .. . . : . � , '` . _ • • .� �' � � 1 � '��4 "1 . . ' . . . . . � - ', , . � . � _ � . � � . . . . . � , . 't. � ' � . .. �. � . . � : ,� � � . NOUSING & REDEVELOPMENT AUTHORITY (#8228) Page 2 the issue is whether a 16-story building fits in this location. He said the building accommodates density requirements well . The density is controlled and pegged at 300 units. Any questions of density are out of order, he said, because of the proposal fits the RM-2 density requirements. Regarding a parking ramp, he said this is residential parking and he questioned whether it makes that much difference whether it is RM-2 or RM-3 parking. Dick Faricy, 2211 St. Clair, said that he was asked by the comnittee to serve as architect for the project. He tried to work with various people in the community and had numerous meetings. He explained the reasons why the building was in the center of the site. 1 ) This pulled it away from other homes. 2) Spared more green area to keep an open feeling, 3) Eliminated as much as possible a sea of parking, 4) Limited the travel for people from the parking lot to the building, 5) The 2-unit project was economically feasible and could be built at a price people could afford, 6) By going to a higher building, more green area can be kept, 7) Regarding access problem, every- one feels it is a good idea but would like access on the north side--this has not been resolved, but there has been much discussion. He then showed a sketch and explained it. He said he was concerned about access because of the nature of the street and playground and considerations of trying to get onto the limited access to the north. He showed sketches of the development, of the hi-rise building, condos, and other buildings. Ms. Janet Johnson, 1352 Osceola, read a statement from the Randolph Heights Neighbor- hood Association supporting the proposal and said it was consistent with District 14. Michael DeCourcy, attorney, 1200 Minnesota Building, said he was speaking on behalf of some of the residents who live south of the proposed site. He said the residents are not opposed to housing and the type of people Wilder will attract, nor to the architect. They are strongly opposed to rezoning for a 16-story building. Regarding involvement, he said the one neighborhood not involved was the one to the south. He said he had been involved in picking the architect, but his neighborhood had not been invited to meetings, and had not been considered. He said some residents to the south did attend meetings where they were told there would be two stories. The only extent to which his neighborhood had really been involved was the selection of the architect and a meeting at Linwood School where all his neighborhood was involved. He said two serious problems with the proposed development are 1 ) traffic and 2) aesthetics. He said when Wilder was given the option by the state to proceed, they knew what the zoning was going to be. He traced the history of the property and said the neighbor- hood to the south had difficulty knowing what was going on regarding rezoning, and he asked for a recommendation of denial . Irvin Rubbelke, 380 S. Lexington, said that with the hi-rise in the middle of this property with one exit and one entrance, any fire above the fifth floor would be bad. Any wind from the southeast would be dangerous for aircraft landing at Wold Chamberlin. He thought there should be enouqh roadway so fire apparatus could come in one end and come out the other. He said rescue work cannot be done when it is all blocked. ' Len Holmstrom, 1215 Juliet, said he lives on the south side of the proposed development and he took exception with the slides, saying they were a poor representation of the area. He also said he is retired and en�oys going over to the playground, but he has + ,y, . •� ;� - ,. i �' ; t,�� ', . ' t>� . . � _ l �, ; NOUSING AND REDEVELOPMENT AUTHORITY (#8228) Page 3 , never seen any of the proponents watching the children , so how do they know about the traffic? He said it is obvious to him that if the proposal goes in, something will have to be done with the streets because Jefferson and Griggs are the only two access streets and they canpletely surround the playground. With that additional traffic these two streets will have to bear, he hated to think of the youngsters and what they will be facing in the area, and he asked denial of the rezoning. Ms. Summers spoke of the exits and entrances and asked to see the sketches agafin. She asked if there were access out of the parking lot onto Griggs and onto the Short Line. Mr. Faricy answered yes and explained the parking deck. Mr. Pangal moved approval of the rezoning request and his motion was seconded by Ms. Summers. The motion passed on a 7 to 0 roll call vote. Submitted by: Appro�ed by: ; G��^ ,- �/ dward J rn James Bryan, C irman � . � , , . • r ' �• . PUINNINC BO�A[tD STAFF REPORT Novembel^ 17, 1977 Plac Map 9 �. APYLICANT'S t� : HOUSING & REDEVELOPMENT AUTHORITY 8228 2. CLASSIFICe1TI0N . � Amendment � Appe.al � Permit � Other 3. PURPOSE : Rezone to RM-3 4. LOCATION : Northwest corner Edgecumbe & Lexington (Park Nursery Site) 5. L,EGAL DESCRIPTION : Misc. tract, NE 4 of the NE � of Section 10, Township 28, Range 23 6. PRESENT ZONING: RM-Z 7. PURSUANT TO Zoning Code Chepter: 64 Section: 210 Paragraph: 8. STAFF INVESTIGATION & REPORT: Da[e: 11-10-�7 gy; EW A. SUFFICIENCY: The applicant's request was filed on a short form rezoning petition subscribed & sworn to before a notary public on 10-6-77, and received by the City Planning Division on 10-14-77. 6. HISTORY: This property was rezoned from "A" to "C" Residence on 2-25-67. The proposal at that time was to construct three apartment towers ranging from 14 to 17 floors. On January 21 , 1971 M.B.T. & Associates, Inc. withdrew a variance request to relax the density and offstreet parking requirements to develop the property with one 22-story tower apartment containing 654 units and a surface parking lot for 654 cars. In �Jovember 1974 a petition to rezone this parcel to Commercial was declared insufficient. In March 1975 a petition to rezone to Commercial was denied by the City Council . This parcel was rezoned to RM-2 in 1975 by virtue of the new zoning ordinance. C. PROPOSAL: The proposal is to rezone this parcel from RM-2 to RM-3 to allow con- struct n of a 16-story, 240-unit hi-rise apartment building, along with 31 townhouse units. D. FRONTAGE & AREA: This irregularly shaped parcel has approximately 650 ft. frontage on Edgecumbe Road and approximately 310 ft. frontage on Lexington Parkway, for a total area of approximately 316,000 sq, ft. , or 7.3 acres. E. SITE CONDITIONS: The site is vacant and overgrown. It varies in elevation with a northerly slope from Edgecumbe. To the north of the site is the balance of the old Park Nursery site and the Short Line Roadway and railroad tracks. Across Lexington to the east is a 55-unit apartment building. Across Edgecumbe to the south are single family homes. To the east across platted Evergreen is the Edgecumbe Playground and Recreation Center. F. AREA CONDITIONS: The area consists primarily of well maintained single family homes built before 1960. Across Lexington to the east are newer apartment buildings, the Short Line Roadway and the I-35E right-of-way. G. FINDINGS: 1 . The site is vacant and overgrown. . . .. .. . . ;�f. . � . � � . . �. .. .. , � . .. • . . . ,. . . .. . -1 . � . .. '` � . ,. � � .. . . . � . . . . .. � , ' , . . � . . . : .. . . . . '"� HOUSING & REDEVELOPMENT AUTNORITY Page 2 , 2. Development of this vacant land will add substan�ially to the city's tax base. 3. There is a need for more market rate housing in the City of Saint Paul . 4. The proposed development of a 16-story, 240-unit (1 , 2 & 3 bedrooms) hi-rise and 31 townhouse units on this site is the result of extensive efforts on the part of area residents and the city. 5. The existing RM-2 zoning on this parcel will permit the construction of up to 525 rooms (for example, 175 2-bedroom units), while an RM-3 zoning on this parcel will permit the construction of 1 ,050 rooms (for example, 350 2-bedroom units). H. STAFF RECOMMENDATION: Based on Findings 1 thru 4 above, staff recommends the applicant s request be granted. I . OTHER CONSIDERATIONS: In the staff's analysis of this proposal , the following concerns developed which the Current Planning & Zoning Committee should consider in their decision: 1 . The "Redevelopment Plan For Park Nursery And Edgecumbe Recreation Center", dated March 1976, by the H.R.A. , stated that "An objective of the development plan is to provide medium density market rate housing on a site that is presently under-utilized." This objective seems to be contrary to the proposed hi-rise development; however Len Champer, staff to the Economic Development Division of the Dept. of �lanning & Economic Development, has stated that the neighborhood does not oppose construction of a hi-rise structure. 2. Staff has noted that the proposed site plan for Wilder Housing on this site dated 10-27-77 shows a portion of the parking ramp outside of the area to be rezoned. Since the zoning ordinance requires parking to be on the same zoning lot, this technicality would require the petitioner to either revlse the site plan or consent petition to rezone that portion of the parking ramp that is outside of the described parcel . 3. The problem of tra�fic generation caused by development of this site has yet to be resolved to the satisfaction of the neighborhood. The site plan dated 10-27-77 shows only one access to the proposed 16-story, 240-unit hi-rise and 31 townhouse units. That access is from Edgecumbe. From a transportation, enzrgy waste, neighborhood disruption, and pedestrian accessibility standpoint, it would appear that the site should have at least one access from the north. Since the Planning Commission cannot impose restrictions of this nature on a rezoning, these considerations should be of primary concernin the formal site plan review. �. . . . . . . , . . . �� . . . .t � � . , . � . . � .. .. . � . � . . . � ' . � � � • ��:� .� `, CITY OF SAINT PAUL �ccrY o�, s � � , ti i ,, Res� MI: - ',� �� , AIbK! �. Ols�� C4ty Clerk and � ��?!'��'4�� ^� Council Seeretary �,S\`'.-`,�� Couxal Recordar �.�. OPfICE OF TNE CITY CLlRK YURBAl1 OP RlCOROS S88 City Hall St.Paul,Minneaota 6610� Phone 898-.48J1 October 11, 1977 Planning Staff, Zoning Section Grace Building St. Paul, Minnesota Dear Sir: The Council referred to the Planning Commission for recommendation the attached petition of HRA to rezone property southerly of Stanford between Edgcumbe and Lexington known as the Park Nursery Site. Also attached is a letter of Michael T. DeCourcy requesting that he be notified of dates of consideration. y truly yours, �.� }�1�,� City Clerk � Attach. ABO:dcr cc: Mr. Erickson, Building Dept. Finance Dept. �. � $2?.� Q�� °��_.� Z � � � Ae . . . . • � . , . � ' .. ' t ' � .I V'I . ' . ' �� • - • I � �J� . �b��.c�� pc�' � Short form Re2oning Petition TO THE HONORABLE MAYOR AND CITY COUNCIL clo the City Clerk� Room 386 City Hall City of Saint Paul � Minnesota Pursuant to the provisions of LAWS OF MINNESOTA for 1975� Chapter 261 , Section 6, I/we the unders i gned� be i ng the owner(s), of property descr ibed as � � �rst/��I �j �G �V i n o 5 e u 'f/�e � ,�_f/,,t �C n y"G r/i�%1'G �_ S n �e r I� e.X / C A �� P S Y' and situated (describe location with respect to streets or intersections) _�a(� c G,Gt h►+ �s `� �t r% e �r y`-o a s� --- �A J� ' � which property was previously zoned — � and under , Chapters 60 through 64 of the Saint Paul Legislative Code is presently zoned g �� _� a more restrictive zoning classification� do hereby request that consideration be given by your honorable bodies to rezone the above described property to a zoning classification of /� �� under Chapters 60 through 64 of the Saint Paul Legislative Code, .��/� ..... ��'�`--- � ' � -_`"`:._..� Subscribed and sworn to before me �y� I� � � ��`�/ —Cr-- this day of „('�, q1� �S$�� I� �A e�' Q � G.�hSt / • Address• �� . �• �h /� Notary Public� Ramsey Co. � Minnesota My Commission expires Zl 1� Telephone:� ��5 " s 6 �3 >c+ �� Approved as to form 11�17/75 � '� ' a 4a �.�> �!' ,;,. �; „ , _._...�.......�.__....-.�....,..��,....a.._3 by the Ci .y Attorney. „� L • C ��'�� y" � `t e a � . /�: s . � �� y N� � � . >'� Sec. �o _ T� ..: � � t; �, _� s � - - - � _ , .1 . 4 , ; ,' , t , � , Nw�mbgr 17, 1977 Planning and 2onirig Commisaion l�21 Wabasha Street St. Pau1, Mn. 55102 � RE: Re-7oning the Park Nursery Site Gentlemen: We are totally opposed to the proposed re••+LOning of the Park Nursery �ite to �llow for a 16-s�ory high-rise. We moved to thie neighbarhood one year a�;o because we wanted to live in a nice, quie'6 reeidential area and r�ad future hopes it wou�d stay that waye We are very much interested in more pla�ground space. This las� pr.oposal gives us half of the promised 5 acres of playground space. Will the ilext proposal �ive us nothing? We are in favor of a cornmercial or single family-type housing that would add to the tax revenue--� not subtract from the tax revenueo We would gl�cily pay extra �,a.xes to keep all of the Park Nursery site left as it is in its wilderness state. We do not want to support or a�oil our neighborhood with a 16-siory high-rise with all the traffic� n�ise and crime it wi11 create. If, however, it becomes necessary� in our opinion the propose� entrances or� Fdgecumbe Road would add to the traffic already there. There is a great need for more playground space and the logical place for it is adjacent tc► the ladd already there and building a road there would be downright dangerous. z� �� .� � �� •c�`�a'-�''J Ge.ry Sk�glund Barb�ra Skoglund 1207 Juliet (1 block from site) � St.Pau1, 1Kn. 55105 cc: Ms. Ruby Hunt - St. Paul City Council a � � �� I� � �� !�, ��r ��, � �yi� Cli� ��.��.qlb�_a 1�#i3i'ar'4t." 5aint !'aul. R�9iuneeote ` •' .. I• � � � i[: s�'� j. p v' T0. Hesidents South of Pt�rk Nursery l�y '1, �! I.� � s� ; i) Ff30M: Kenne�h H. Wheeler �, � :4' �� '�,,,*. �Z ��r,,�r�,�► Irr� Qa��.� � Development of the Park Nursery site has b�i `u`n�e��•d�te for the 1 st several a ,y,ears. A plan was given approval in concept last week by the City Council, sub�ect to modification as to design and traffic patterns. We believe this plan completely ignores the concerns �nd needa of residents South of the site. CONCEI�N N0. 1. UNFAIR DISTRIBUTION OF Tf3AFF C The plan calls for construction of 295 units. Only 24 of these units, or less than .Q�°6 of the total will have access at the North end of the site where traffic could be dispersed in four directions (St. Clair and the Shortline) ; 271 or more than � of the units will have access throiagh . a new entrance off Edgcumbe fioad with a new cut through the boulevard. • � COI�CEFiN NO 2 SAFETY FOR CHII,DREN Children on this side of the play�round deserve as much concern for safety as those on other sides of the playgrour,3. We believe traffic should be distrib�,�ted more evenly throughout the r.eighborhood, not the 1 vs � as proposed. CONCEAN_ N0. 9 DEVIATION FAOM OHIGINAL PIIOPOSAL The option given Wilder was based on the concept of a mid-rise apartmer�t bui.ldin�. This has now been increased to a 16-story high-rise with �0 alditional units. Also, tkie Council and the neighborhood were concerned about the proposed community center. This plan has no such center, out rather places the burden on the taxpayer to enlar�e existing playground facilities. Further, the proposed plan does not appear to dedicate the 5� acres of par k land as one parcel, but rather only allows approximately 2� acres for playground expansion with the remaining acreage to be dispersed within the proposed development . CONCEF3N NO 4 NEED FOR ALTEHNATIVES IN CITIZEN PARTIC PATION We believe the Planning and Zoning Commission, as well as the City Council, have an obligation to consider alternatives and noE ,�ust a plan that re- flects the wishes of the most vocal or best organized part of the neighbor- hood. We hope you share these concerns and will make them known to the developers and City Officials. A he��ring will be held before the Planning and Zoning Co�n�ni�sion on THUE?SDA'I N V�MBF,Fi �7th, �t 3 •30 P. chamb�r, to con�i3er a rez�nin�; which will allow h 116t_ a�tory�highUrise buil.din�. If you cannot b� there, call or write the P1Qnnin� and Zoning Commission, 421 Wabasha Street , 55102, Tel. 298-4154, and voice your opposition to this plan. For moi•e informaCion, or ro Arranl�e a r_ide to the meetit�a, call Kosells Nikolai, Tel. 698-6489, cc: Mayor George LaCimer cc: �eon�rd Champlin Members of the Ctty Council � Edward Warn County Cornmissioner Anthony Danna 13obert Hoettger winsor-Faricy, Architects Gary Stout Georg` Beran John Kelly ,� '� S�TA \ � �'.., .` ' I � t ' 'v. � � I ,` I o ,� ' � �:::�::.. �e � Q,� ¢ � O O � O �p �.(a C �.� , � � � � � t .. < . ' ---�--�.-�-�-- - �_ ' O O � ---p _ �:��:::...��ti::;::�:::::`� O O O O O O O O p - O O O `�:�:::: �� '� • - -- o .;� :��:;:i O � . 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PAUL � �� DEPARTMENT OF FINANCE AND MANAGEMENT SfRVICES '`'� ASSESSMENT DIVISION 113 CITY HALL ST.PAUL,MINNESOTA 55102 April 3, 1978 File X2012, Page Zoning File 8228 Dear Citizen: The Council of the City of St. Paul has r�G h d„1 rt the public hearing to be held in the Council Chambers af the City Hall and Court House (third floor) aC 10:00 a.m. on April 13, 1978 on the: Application of the Housing and Redevelopment Authority to REZONE � from RM-2 to RM-3 a traet of land on the northwest corner of Lexington Pkwy and Edgcumbe Road and described as follows: that part of the NE� of the.NE'� of Section 10, Township 28, - Range 23 lying west of Lexington Pkwy, east of the extended centerline of Dunlap Street, north. of Edgcumbe Road, south of the extended centerline of Stanford Avenue, and southwesterly of Short Line Road. (Park Nursery Site). If you would Iike further information about this hearing, contact the Current Planning Section of the Planning Board, 421 Wabasha Street or telephone 298-4154. While the City Charter requires that we notify you of the hearing, we want to help you to learn fully about any improvement that could affect you or your . community. Therefore I sincerely hope you can attend this hearing, so that you can make your views about it known to the City Council, whether for or against. � J. WILLIAM DONOVAN VALUATION AND ASSESSMENT ENGINEER � h c. .y-. i .,a a � 4� ��y'=��. '7' 4; �� T f� 4,� . i Y T;�� q x t: t d ,� s t� � _;.� y. ��.I , s r r >� �/ � ''. m 't�F°� 1 ; iq � �� ♦ I � �� t .'- � 'i �P3 _ I. ) i � i � � � �' � � A � � � � 5: � `: _ '�� a�'� a � _ ' �� rb,c r j Y ,� } ,' ` > � y��l� �� . � �` . . : ' ' ' ,�, ' ' � � ! i, j }► ��'.i � ,rs� � ?r� � '� ,�,��^�� -�� ` � ,c . ��t �� , ; t�� , ' . , , , , { / � .�� v � �:' (` + f �� . '; . � , � _ , . , . . , . . . � ' _ t � � �•: _ y i, -.� % - 1' , � ; �i i ti' 1 + x� e ( iN� . .. 'i ' . ' , � E�: �. y �i'�.`.��y� �� ,� �°, � � � � i t �• � .. � �� ' . �; '�. �;i $tL"!'��t ;Li1�i� �� , �:#.�i'�f'` �CQ'�"�l�T ' . � ' ''�aa_d4��r 'Ci.t��Tal]. _ a -;. ' � - , .;.�: ,.� � � � , . �� , D� 1�It..`t+t�ti�x \.. ,r' ,' ' `• :, "\ , � � ` ,� Y�� "�� t�g �a�a�►.,�! aa aird�e�,aa� �c�ai►t�. �r�g�`a�i t� ;1� ; , ' '��;a�u�apr�'� r+�-�3 to �►� .� t,ra�t. 4!`Sae�d ,� #�.��+�°`�` of,��aa , , � � �d � ; ' � ��ry. �qq� ��1Rd+, ��r � ��.t�; � �i�a�:�r � ��r .t�Dar��r� ' a y� _ _� J_� fi ` ..�� `'.�(M* ��I�� Y�l+�� . . � , . ' � , . � ,� , ..` . . , r"l 1: , , �, � � � �� . . .. ' . ' . �� ..��'� +` . ' ( _ �. /� � ��' � r f ,r ''t � � � � ,.� � � ��. Er . . . ; ; , . .. � „ , . . ��. �' .. '� � .� �ul ',z � M 1� � . ` � � ' q. . � ^ '� � 1 ., �� , l�s/'cv'' . , � ' ` - � � ' . �+.� 1.'� ' � — �,t ,� — �., � . j , � ��3 ��, ;� - _ - !, _ � i ., � . .. � , , r.: , .. , . , . ; , . �. . : � � ,..;�. r 1 ; !+ r , , . I , . , �_ •_ , _ � � �, _ . : , < , , a `. , . , ,, f t � � t � � �, . .. � �;: i �` ,. . _ , . . °. , , , , � . . _ - � � , �,� . (. . � � � . � � �, �,, .. �.. k7 . ' ` �./ . �+ i ��' �, � C. . . ,. �5 �,, ; . . ' � � � .. �.. . �� . ' � � :i .!. . .% . . ' . � .�� , �� ' � � .� .. � �� . ..� � � � , 't ' . ., i��. ., f 4' _ . .r � �. . _ . , _ . . . . ,- .. . , ... �.�.� , . , ' . ,: _�' � '. .. + \ : r.- ." , ::. ;. .. .." . . .�.� �� `.";, ��. . � . , � '- . 1 . � '� . . . . • . _``� a , , i . . , . . . ,.... . .. , ._ .: , .�_ .._ . .� . . .; .' . " . :.� . . �' , . - .. . . . v-� - ..� , .. ... `'d, � . . > � . ' �. . ' , _ _ , . .�' . :, �, . .. . �.. . . . .- .. . . ,. ,�. ...., . ' -.- . :. , �.". � . �: .. �.� .. ,: . , . � .. � i �H J�. . • ,t a �' 1 � , :. . ... . . � :'. , . '. . . � . :�.' ... . 1. . � -: " . .. �,i }'i . . . . . i . . . . .. ... . .. . .. . .. ... .. .... . . ., . . .. .. . . .� . . .. � ... ..„.. ,_ ... ... �.,... . - �� ' CITY OF ST. PAUL DEPARTMENT OF FINANCE AND MANAGEMENT SERVICES r �n ��9� . ASSESSMENT DIVISION � � 113 CITY HALL ST.PAUL,MINNESOTA 55102 April 3, 1978 File X2012, Page Zoning File 8228 Dear Citizen: The Council of the City of St. Paul has �GChedt�lPr� the public hearing to be held in the Council Chambers of the City Hall and Court House (third floor) at 10:00 a.m. on April 13, 1978 on the: . � Application of the Aousing and Redevelopment Authority to REZONE from RM-2 to RM-3 a tract of land on the northwest corner of Lexington Pkwy and Edgcumbe Road and described as follows: that part of the NF� of the NF}� of Section 10, Township 28, • Range 23 lying west of Lexington Pkwy, east of the extended centerline of Dunlap. Street, north. of Edgcumbe Road, south of the extended centerline of Stanford Avenue, and southwesterly of Short Line Road. (Park Nursery Site). If you would like further information about this hearing, contact the Current Planning Section of the Planning Board, 421 Wabasha Street or telephone 298-4154. While the City Charter requires that we notify you of the hearing, we want to help you to learn fully about any improvement that could affect you or your . community. Therefore I sincerely hope you can attend this hearing, so that y u can make your views about it known to the City Council, whether for or ainst. � . J. WILLIAM DONOVAN VALIIATION AND ASSESSMENT ENGINEER .'� ' � �� , _ a -R ��''�. ,� .. � - . . . � � , p�� {q''yk� . . . u Y. a��,,��,. . 3�'��' '3" 3y'�..a?.:�` •J� � c ri � �` ' «a «r°; . ' . t� ;' d.�.�_.� `,d' - .. - .. . . �`� . .. r �i�'-��-'T�.,xc.'' i'wi4 u...�.. . . .., � , , � � � lst � �� 2nd ��/� —� 3rd � Adopted `, � Yeas N8YS BUTLER HOZZA � HUNT �-•�� LEVINE i ROEDLER " TEDESCO � PRESIDENT (SYLVESTER) r