01-810Council Eile # 0� � �'�0
Resolution #
Green sheet # 113105
RESOLUTION
�T�JT �AUL, N�
Presented By
Referred To
Committee: Date
�
RESOLUTTON ADOPTING THE SUMMARY OF THE
WEST SIDE COMNIUNITY PLAN AND
THE RIVERVIEW COMNIERCIAL CORRIDOR REVTl'ALIZAITON PROGRAM
AS AN ADDENDUM TO THE SAINT PAUL COMPREHENSIVE PLAN
8 WIlEREAS, the City of Saint Paul is authorized under Minnesota Statutes, Section 462353, to carry on
9 comprehensive municipal planning activities for guiding the fixture development and improvement of the city;
10 and
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12 WHEREAS, the City of Saint Paul, as a local government unit within the metropolitan area, is required under
13 Minnesota Statutes, Section 473.858, to prepare a comprehensive plan; and
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15 WHEREAS, the Saint Paul City Council is authorized under Minnesota Statutes, Section 462355, to adopt or
16 amend a comprehensive plan or portion thereof after a recommendation by the Planning Commission; and
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18 WHEREAS, the Saint Paul City Council adopted, by Council File 98-1133 on March 3, 1999, the Land Use
19 Plan as a chapter of the Saint Paul Comprehensive Plan; and
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WIIEREAS, the Land Use Plan provided for the adoption of summaries of area plans as addenda to the
comprehensive plan; and
WHEREAS the West Side Community Plan was written by the West Side Citizens Organization (WSCO) in
1997 with the participation of more than 200 community members from a variety of ages, cultures and social
backgrounds; and
WHEREAS the Riverview Corridor Commercial Revitalization Program (RCCRP), also known as the
District del Sol Plan, was prepared by consultants for the Riverview Economic Development Association
(REDA) and Neighborhood Development Alliance (NeDA); and
WHEREAS, a summary of the West Side Community Plan and the Riverview Commercial Corridor
Revitalization Program was presented to the Plamung Commission for its review; and
WIIEREAS, the Planning Commission, after a public hearing on June 22, 2001, and consideration of public
testimony, recommended, by its Resolution O1-61 approved on July 13, 2001, adoption of the summary by the
City Council;
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43 NOW, TI�REFORE, BE IT RESOLVED, that the summary o£the the West Side Community Plan and the
44 Riverview Commercial Corridor Revitalization Program is adopted as an azea plan addendum to the Saint
45 Paul Comprehensive Plan replacing the 1981 District 3 Plan contingent upon review by the Metropolitan
Council ofthe Twin Cities.
Requested by Department of:
Adoption Certified by Council Secretary
By: \-��s �' 1� , ��--,-.s-`
Approved by Mayor: Date (� ��
By:
�� & Economic Development
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By:
Form Approved by City Attorney
By: �"'�G��Aityo-� 7 -1Z - O t
Approved by Mayor for Submission to
Council E`�����-/iii ��%�
By °/
Adopted by Council: Date g a o ��
DEPA�RTMENT/OFF[CE/COL'NCIL: DATE [NITIATED �
PED - West Team 07/15/Ol GREEN SHEET No.:l 13105 ����. � p
CONYACT PERSON & PHONE: tNITUlUDA E I1�I7L1LDATE
Yang Zhang (6-665�1 � =DEPARTMENT DI 5 CITYCOUNCIL
MUST BE Oi�i COL'?YCIL AGEiV BY' (DATE) �IGN 3 CITY ATTORIVEY l-Lt -� _ CITY CLERK
1\[J�IBER FIN.4NCIAL SERV DIR. FNANCIAI. SERV/ACCCG
Assoonaspossible FOR 4MAY�R(OAASST.) _CIVILSERVICECOMIvIISSION
ROUT ,I�`G _�_SEAN KERSHAW �
ORDER
T07'AL # OF SIGNA"i"ORE PAGES �(CLIP AGL LOCATIONS FOR SIGNANRE)
ncrrorr ixeQvES'['en: Approval of a City Councii resolution adopting a summary of the West Side Community Plae and
Riverview Commercial Corridor Revitalization Program as part of the City's Comprehensive Plan. A public heazing is not
necessary, as one was held at the Planning Commission.
RECOMMENDATIONS: Approve (A) or Reject (R) PERSONAL SERVICE CONTRACI'S MUST AFSW ER'I'fiE FOLLOWING
QUESTIONS:
A PLANNING COMMISSION I. Has this person/firm ever worked under a contract for this depaztment? '
CIB COMMITTEE Yes No -
CNIL SERVICE COMMISSION 2. Has this person/firm ever been a city employee?
Yes No
3. Does this person/firtn possess a skill not normally possessed by any curzent city employee?
Yes No
Explain all yes answers on separate sfieet and attach ta green sheet
INII7ATING PRORLEDi, ISSUE, OPPOR"I'UNITY (Who, What, When, Where, Why):
The West Side Community Plan was written by the West Side Citizens Organization (WSCO) in 1997 to address the area
south of downtown, between the Mississippi River and the City's southern boundary. Mare than 200 people participated in
the planning process.
The Riverview Corridor Commercial Revitalization Program (RCCRP) was prepared by consulta�nts for the Riverview
Economic Development Association (REDA) and Neighborhood Development Alliance (NeDA). This plan addresses the
azea roughly encompassing Concord Street between Wabasha and Ada Streets, and Robert Street between Concord and
Wood Streets, envisioned as a key commercial corridor.
A summary of these two plans has been recommended by the Planning Commission, after public heazing, for adoption as an
addendum to the Saint Paul Comprehensive Plan replacing the 1981 District 3 Plan.
,Pnter
ADVRNTAGF,S IF APPROVED:
This will provide a long-range plan for the next ten years for the West Side azea. . �, 1
DYSADVANT9GE5 IF APPROVED. ..
None.
DISALYVANT.4GESYFNOTAPPROVED: � - , - .
The existing 19� 1 District 3 Plan will expire in 2005, and there will be no long-range plan for this area.
TOTAL AMOUNT OF TRANSACTION: S O COST/REVENUE BUDGETED:
FUNDdNG SOCIRCE: ACTIVITY NUMBER: � �% � � �� ��° � �
FINANCIAL INFORMATION: (EXPLAIY)
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city of saint paul
planning cornrnission resolutic�n
file number o1-61
da�e July 13, 2001
RF,SOLUTION RECOMIl�NDING ADOPTION OF
THE SUMNSARY OF THE WEST SIDE COMMUNITYPLAN AND
THE RIVERVIEZV COMMERCIAL CORRIDOR REVITALIZATION PROGRAM
AS AN ADDENDUM TO THE SAINT PAUL COMPREHENSIVE PLAN
WHEREAS the ��est Side CommuniTy Plan was written by the West Side Citizens Organization (WSCO) in
1997 with the participation of more than 200 community members from a variety of ages, cultures and social
backgrounds; and
WHEREAS the plan details a community vision and investment agenda for the area south of downtown
Saint Paul bounded by the Mississippi River and the city's southern boundary, addressing issues related
to community identity, transportation and infrastructure, commercial corridor revitalization, housing, and
public safety; and
WHEREAS the Riverview Corridor Commercial Revitalization Program (RCCRP), also lmown as the District
del Sol Plan, was prepared by consultants from Hay-Dobbs for the Riverview Economic Devetopment
Association (REDA) and Neighborhood Development Alliance (NeDA), addressing the area that roughly
encompasses Concord Street between Wabasha and Ada Streets, and Robert Streetberiveen Concord and Wood
Streets; and
WHEREAS the communiTy design process for RCCRP began in April, 1999, during which three "town
meetings" with over 200 participants were held, 180 questionnaires were distributed, and focus groups
comprised of local business owners were also formed; and
WHEREAS the Planning Commission is authorized under Minnesota Statutes Section 462355(2) and
Chapter 107 of the Saint Paul Administrative Code to recommend to the Mayor and Ciry Council
amendments to the comprehensive plan; and
WHEREAS the I,and Use Plan, adopted by the City Council on March 3, 1999, provides for the adoption
of summaries of area pians as addenda to The Saint Paul Comprehensive Plan upon fndings by the
Planning Commission that the plans are consistent with adopted City policies; and
����� '�� Faricy
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Planning Commission Resolution
Page 2
West Side Plans Summary
WHEREAS the Planning Commission, on 7une 22, 2001, held a public heazing on the Area Plan Summary
of the West Side Communiry Plan and the Riverview Commercial Corridor Revitalization Program, notice
of which was published in the Saint Paul I.egal Ledger on 7une 4, 2001; and
WHEREAS testimony received at the public heazing was supportive of the plans; and
WHEREAS comments from relevant City departrnents were received, and the Neighborhood and Ct�rrent
Planning ComLnittee has developed modified language to address these concems;
NOW, TAEREFORE, BE TP RESOLVED that the Saint Paul Planning Commission finds that the West
Side Community Plan and the Riverview Commercial Corridor Revitalization Program are generally
consistent with The Saint Paul Comprehensive Plan and other relevant City policies and recommends the
adoption of the summary by the City Council as an addendum to the comprehensive plan, replacing the
1981 District 3 Plan.
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Mr. Lovejoy talked about the Centrzl Corridor Scoping booklet that was handed out to the
Planrcing Commission members. He stated the Comprehensive Planning Committee will be
takin� up this issue next Tuesday, June 26'" and stated there are meetings next week where
commenu can be received and staff will be available to ans�ver questions. The public heazing
record is open until July 20`".
Mr. Lovejoy reported on the Capital Improvement Budget process stating that the Comraunity
Facilities Task Force had hvo policy recommendations: (1) to take another look at the recreation
center 3-tiered system of community neighborhood community and part-time in light of changing
demographics and needs of the city; and (2) to consider setting up a Capital Maintenance Fund
with a portion of the sales tas revenues.
Mr. Lovejoy stated the Residential and Economic Development Task Force observed that there is
a shoRage of CIB proposals aimed at developing small businesses in the city compared to the
proposals that addressed housing needs. He stated that they recommend that staff ineet with the
staff of the Mirmeapolis Community Development Agency in the development of a citywide
strategy and small business assistance. They also recommend that there be a new City task force
thaY would create a development strategy that allocates resources between both neighborhoods
and downtown.
Neighborhood and Current Planning Committee
PUBLIC $EARING: West Side Community Plans Summary
(Yang Zhang, 651/266-6659)
Ms. Yang Zhang stated this area plan summary is intended to replace the 1981 District 3 Plan as
an element of the comprehensive plan. The Riverview Commercia( Corridor Revitalization
Program is also referred to as the District del Sol Plan. The West Side Community Plan addresses
the area south of downtown Saint Paul bounded by the Mississippi River and the ciTy's southern
boundary. The Riverview Commercial Corridor Revitalization Program focuses on the azea that
roughly encompasses Concord Street between Wabasha and Ada Streets, and Robert Street
between Concord and Wood Streets, which is also known as District del Sol.
Ms. Zhang stated there have been and will be significant public and private investment in azea,
such as US Bank, West Side Flats and Harriet Island improvements. It is also one of the four sites
selected by the Met Council for Smart Growth Planning.
The summary addresses the vision of the community, design guidelines, five major areas of
recommendations, and priority actions for city participation. The West Side has a history of being
a diverse community, and remains this way. In 2000, a third of its residents are of Hispanic or
Latino heritage, about 8% are Asian, and 7% African American. The West Side will have an
efficient transportation system with improved options for pedestrians, bikers, and transit riders. A
better connection with the Mississippi River is also envisioned. The community will improve
access and appearance of the bluffs on the West Side, and protect and improve the natural
emironment. The District del Sol will be a key commercial corridor with 24-hour activities,
creating a real urban experience and a sense of destination.
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The District del Sol Plan includes a series of design guidelines for commercial redevelopment,
storefront design, new construction, and streetscape and landscape design. The plan promotes
developments with street level retail and housing above, in-fill development, increased density,
connection between commercial buildings and outdoor public spaces, and aesthetic screening for
parking lots, to create traditional-feeling of sidewalks and roadways as public spaces.
On pages 4 to 6 of the plan summary is a series of priority actions for city participation to
implemerit the goals and strategies mentioned earlier, especially about the namral environment,
improved transportation options, gateway signage, and safety. The summary, after its revision,
will reflect the actions that are consistent with city poticies and regarded as priorities of the
neighborhood.
Both plans are developed under inclusive neighborhood processes. The West Side Community
Plan was written by the West Side Citizens Organization (WSCO) in 1997. In 1996, a long-range
planning committee was formed. In 1997, more than 200 community members from a variety of
ages, cultures and social backa ounds paRicipated in the process.
The Riverview Commercial Corridor Revitalization Program (RCCRP) was prepued by �
consultants for the Riverview Economic Development Association (REDA) and Neighborhood
Development Alliance (NEDA). A community design process for this plan began in April, 1999.
Three "town meetings" with over 200 participants were held.
Ms. Zhang proposed that the planning commission refer the summary to the Neighborhood and
Current Planning committee for review and consideration for adoption as an addendum to the
Comprehensive Plan.
Chair Morton read the rules and procedures for public hearings. Notice of the public heazing was
published in the Legal Ledger on June 4, 2001, and was mailed to the citywide Early Notification
System list of recipients and other interested parties.
Julie Eigenfeld, 176 Concord Street, Saint Paul, MN. Director of the Riverview Economic
Development Association. Ms. Eigenfeld stated she has been working on this plan since
1999 and strongly supports the plaa She stated the six month process was thorough and
resulted in a very good Comprehensive Plan. Ms. Eigenfeld also thanked the PED staff for
their help during the process.
2. Steve Faust, 127 W. Winifred Street, Saint Paul, MN. Director of the West Side Citizens
Organization. Mr. Faust stated the community is very proud of the Plan and the West Side
Citizens Organization is in strong support of the Plan Summary.
MOTION: Commissioner Faricy moved to c[ose the public hearing and to keep tlze written
portion of the public hearing open unti15:00 p.m. (today) Tune 22, 2001, and refer t/:is to the
Neighborhood and Current Planning Committee for a meeting on Tuesday, June 26, 200I.
Commissioner Kramer seconded the rnotion. Tl:e motion carried unanimous[y on: a voice vote.
p, _�10
Area Plan Summary
West Side Community Plan and the Riverview Commercial Corridor
Revitalization Program
Addendum to The Comnrehensive Plan for Saint Paul
Recommended by the Planning Commission (July 13, Z001)
Adopted by the City Council (date)
This summary appends to the Comprehensive Plan the vision and strategies of the YT'est Side
Community Plan and the Riverview Commercial Corridor Revitalizadon Program (RCCRP).
This summary will replace the District 3 Plan, adopted in 1981. The summary consists of fzve
major areas of focus, including community iden8ty, transportation and infrastructure,
commercial corridor revitalization, housing, rnzd public safety.
Copies of the full-Zength plans are available for review at the Saint Paul Department of
Planning and Economic Development, the West Side Cifrzens Organitation, and the Riverview
Economic Development Association.
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Location and Current Land Use
The West Side is in a distinctive location south of downtown Saint Paul bounded by the
Mississippi River and the City's southem boundary. The topography is punctuated by bluffs,
terraces and flats or flood plains, and highlighted by parks and prominent structures. The
neighborhood is chazacterized by two distinct land use patterns: on the flats there are lazge tracts
of land cunently devoted to industrial uses, the Downtown Airport, and Harriet Island Regional
Park On the biufRops and the tenace there is a finer-grained pattern of neighborhood uses
ranging from turn-of-the-century single family homes to neighborhood businesses, schools, and
parks.
Vision
West Side Plans Smimiary Page 1
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The West Side's identity as a diverse, multi-cultural neighborhood will be celebrated and
strengthened by maintaining the character and presence of the existing structures and a variery of
housing opportunities, improving transportation infrastructure, eapanding commercial activity,
and promoting the environmental and recreational resources within the neighborhood. An
enhanced transportation network with attractive streetscapes will improve oprions for pedestrians,
bicyclists, and transit riders. The West Side, which is so defined by the river, will see that lustoric
connection restored as the river&ont is redeveloped. Working together with the city, the West
Side will ensure that new development will help restore natural resources, reflect the
neighborhood's character, nnprove physical connections, enhance the vibrancy of the West Side
and provide new job opportuniries for its residents.
All riverfront developments will honor the long standing West Side principles of:
Accessibility--Riverfront development shall be consistent with a community vision of pedestrian
corridors buffered from traffic, which invites residents to enjoy affordable activities on the
riverfront in all seasons.
Connectedness--Riverfront development shall incorporate the character and culture of the West
Side. Projects must provide a clear and definite connection with the aesthetics and spirit of the
existing neighborhood. In addition, development should enhance transportation and relational
linkages between the West Side and other riverfront communities.
Opportunity--Riverfront development shall provide job and business opportunities for West Side
residents and community development opportunities for the neighborhood as a whole through
such projects as incubators, youth development and educational activities, and the establishment
of a community trust fund.
Quality--Riverfront development shall respect that the West Side is first and foremost a place
where people live, thereby, protecting the residents' ability to peacefully enjoy their homes and
neighborhood.
District del Sol, which rougl�ly encompasses Concord Street between Wabasha and Ada Streets,
and Robert Street between Concord and Wood Streets, will be a key commercial redevelopment
corridor. Redevelopment will create a unified identity for the District del Sol, building upon its
ethnic chazacter to create a unique place and experience in Saint Paul. District del Sol will have
established gateways, with engaged open space that enhances wmmercial opportunities, creating
additional opportunities for "24-hour activities," while increasing parking options in the azea.
Design Guidelines
The Riverview Commercial Corridor Revitalization Plan includes a series of design guidelines for
commercial development. These guidelines provide direction for redevelopment, storefront
design, new consmxction, and streetscape and landscape design. The design guidelines emphasize
the importance of cazefully-sited buildings, improved far,ades, and streetscapes that create the
traditional feel of sidewalks and roadways as public spaces. Public and private developers are
West Side Plans Summary Page 2
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encouraged to work with Riverview Economic Development Association (REDA) and conform
to these guidelines. It should be noted that office or housing units above street level retail is
desired throughout District del Sol.
For redevelopment, when necessary, demolition should be allowed for new construcrion after the
site has been reviewed and altemarives considered. Infill development is encouraged to create a
continuous street&ont. Shared use and infill surface pazking with esthetic screening should be
developed throughout the commercial azeas. Increased density is encouraged to create a critical
mass of uses and to convey a sense of vitality. In general, a mix of use is preferable to single uses.
Commercial buildings should be connected with and open onto outdoor public spaces to create a
sense of ownership and security.
Strategies and Recommendations
Community Identity
West Siders enjoy a strong sense of community due to a diverse population and a strong
commitment to its history and the natural environment. Appropriate measures should be taken to
protect the neighborhood's eacisting diversity and to foster the West Side's traditional role as a
first port of entry for emerging immigrant groups. Future development should be sensitive to the
unique character and natural features of the neighborhood. Efforts to connect the existing park
system and protect the river bluffs are priorities. Heavy industrial uses should not be introduced
to the area, and existing polluters should be gradually removed through redevelopment. Zoning
changes should reflect the vision of the district and the comprehensive plan, as well as to create
consistency from the river through District del Soi.
The natural environment is one of the most striking features of the neighborhood, with the
Mississippi Riverfront, trails, and open spaces. The community will improve access and
appearance of the bluffs on the West Side, protect existing habitat in Lilydale Park, educate the
community about pollution to the natural environment, and promote more river clean-up and
stream bed restoration.
Transportation and Infrastructure
The West Side places a priority on strong physical connections to create a seamless neighborhood
from the Smith, Robert and Wabasha bridges, through District del Sol and to the city boundaries.
Gateways at both the northern and southern borders should welcome people to the neighborhood
and provide a sense of place. New connections should be made and old ones should be re-opened
between the existing neighborhood and the flats. New bike trails should link existing trails,
especially along the riverfront. Streetscape improvements should also tie District del Sol to the
river&ont and downtown Saint Paul. The community seeks to buiid a complete, multi-modal,
convenient and affordable transportation system and will work to add east-west transit
connections and pedestrian and bicycle linkages, improve or construct sidewalks and curbs, and
install on�amental, low-unpact street lighting.
Commercial Corridor Revitalization
Commercial development can increase neighborhood vitality. Four strategies are recommended
West Side Plans Summary Page 3
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for creating a successful commercial corridor, including recreating a diverse tenant base, assisting
small and minority businesses, fully utilizing city resources, and filling in market niches. New
development throughout District del Sol should involve street level retail, m'vYed-use
opporiunities, and seek to increase density through infill consriuction and the rehabilitation of
mazginalized buildings. Detailed pazcel testing and development schematics, pleasant
streetscaping, and strong public relations and mazketing efforts can further contribute to
strengthening a commercial corridor. New commerciai development should respect and
complement existing commercial corridors.
Hausing
The West Side supports a range of housing types, both rental and owner-occupied, that are well
maintained and of high quality. Rehabilitation should always be considered as an option before
demolition. A balance of housing options is critical to preserving the chazacter of the
neighborhood. A variety of affordable and market rate housing, housing for seniors which will
open up single-family homes for young families, and a respect for traditional housing styles and
materials aze preferred. Multi-family/multi-unit housing developments should be located along
major thoroughfares. The community will forge relationships between renters and landowners,
provide resources for first-time home buyers, and work to prevent urban blight from becoming a
pervasive problem.
Public Safety
The West Side strives to be a community in which all residents, businesses and workers feel safe.
New development should be sensitive to neighborhood safety concerns especially in areas of high
density. Pedestrian and traffic safety is of major concern as is code enforcement.
Priority Actions for Citv Participation
The following actions have been identified as priorities of the community that require leadership
or signification participation by city govemment. Community groups and city departments should
implement the projects identified in this summary by applying for city resources in competitive
processes such as the Capital Improvement Budget (CIB) and Sa1es Tas Revitalization program
(STAR), and working though the regular operating programs of relevant city departments.
Restore Bluff Park. The pazk should be cleaned up through the Saint Paul Pazks Cleanup.
Paths and stairways should be restored with additional redesigned historic lanterns or other
appropriate directional lighting. Playground equipment should be installed, and traditional
and natural landscaping should be restored. (Pazks and Recreation)
2. Improve the accessibility and utilization of Parque Castillo by connecting the park to
Concord and Robert Streets, adding facilities such as restrooms, and encouraging
development which puts more "eyes" on the park. (Parks and Recreation, Planning and
Economic Development)
The West Side suggests that there should be an adult-based recreation center, preferably on
the West Side flats, including a track, work out facility, swimming pool and public uses
West Side Plans Summary Page 4
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related to nearby ameniries such as bike paths, traiis, and the river. A thorough review
shouid be conducted to determine need and identification of resowces to provide continual
operation and maintenance. (Parks and Recreation)
4. Maintain Lilydale Park by protecting existing habitat, continuing to prolribit off-road
mechanized uses and improving access for hilang and other non-mechanized uses.
Opportuniries for the reuse of the road to the old brickyazd and completion of the off-road
path for park access should be exanuned. (Pazks and Recreation)
5. Develop options for and build consensus on how to improve access to, and the appearance
of the bluffs on the West Side, while protecting their natural features by clearing brush and
adding trash containers. Once an agreement is reached, actions should be taken to
implement it. (Parks and Recreation)
6. Create new and improve existing stairways and paths along the bluffs while protecting
natural vegetation and the integrity of the bluf�line. (Pazks and Recreation and Public
Works)
Support the expansion of Neighborhood House Community Center and El Rio Vista
Recreation Center and its auailable parking. (Pazks and Recreation, PED)
8. Improve and e�cpand pedestrian and bike connections between District del Sol and the
riverfront. (Public Works, Parks and Recreation)
9. Improve traffic and pedestrian safety and transportation opportunities along Concord
Street, connecting to the West Side Flats and downtown Saint Paul. Repave Concord
Street and lay striping to include a hirning lane, two driving lanes, bike lanes, and parking.
Include curb bump-outs at key intersections to calm traffic and pa�ers at high uaffic cross
walks. The Concord/George/State intersection requires special attention to pedestrian
safety. (Public Works)
10. Along with safety improvements, streetscape improvements should be implemented along
District del Sol. These include developing a center median or boulevazd in key areas along
Concord and Robert Street, develop gateway "towers" defining entrances to the District,
and reinforcing nodes at Concord/Wabasha, Concord/Robert and Concord/State with
decorative paving, street furnishings, and development. (Public Works, REDA and
WSCO)
1 I. Create/improve on and off-street bicycle trail connections throughout the West Side,
especially to the riverfront, District del Sol, and through Lilydale Park. In District del Sol,
add a bicycle lane on Concord Street (connecting to Wabasha/riverfront and Dakota
County), and State Street. A bike lane along Smith Avenue to link Dodd Road and the
High Bridge and a bike lane along Oakdale Street to link Riverview School, BluffPazk and
Concord Street aze also desired. (Puhlic Works, Bicycle Advisory Committee, Parks and
Recreation, REDA and WSCO)
West Side Plans Swmnary Page 5
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12. Increase the amount of off-street pazking that fits into the traditional neighborhood scale
and context in the commercial azea. The bluffiine near Concord Street presents a challenge
to providing ample pazking for a lugh-density main street while avoiding the dedication of
large pazcels of land to parldng lots. Mulri-level pazking structures and on-street solutions
aze encouraged. (Public Works, Planning and Economic Development)
13. Improve the poured concrete retaining wall along Conwrd Street; increase its height and
add conduit and reinforcements as needed for the installation of street lights; widen the
sidewalks to encourage pedestrian use; add traffic slowing features; add columns and
decorative finishes. Rehabilitate the deteriorating green staircase which spans the bluffs
from Wabasha Street to Prospect Boulevard. (Public Works)
14. Neighborhood-wide street and infrastructure improvements, including redesigned historic
lantern lighting, new curbs and sidewalks, and safety features such as curb bumpouts where
needed, are of high importance. Lighting should be consistent with City's street lighting
policy. Special attention should be given to Winifred 5treet West, where traffic calming,
improved lighting, and road recon5guration are most needed. (Public Works)
15. Design and develop gateways at various entry points to the West Side. The gateways
should include public art representing all West Side ethnic groups. The project should be
developed with the involvement of various stakeholders, including abutting property
owners. Maintenance and liability responsibilities must be identified and agreed upon prior
to the construction of the projects. (Public Works, WSCO, REDA)
16. Connect the West Side to St. Paul District Energy Heating and Cooling and increase local
use of alternative energy sources, especially in the case of the developing West Side Flats
Urban Village. (Public Works, Planning and Economic Development, Saint Paul District
Energy)
17. Support housing, commercial and office redevelopment within District del Sol, focusing on
the Concord/State/George, ConcordlRobert and Concord/Wabasha nodes. Suppozt infill
rehabilitation and new housing construction, including affordable and senior housing
throughout the West Side. (Planning and Economic Development, REDA and NeDA)
18. Enhance the appearance of e�tisting storefront fa0des in District del Sol with
improvements that are consistent with the RCCRP's design guidelines. (Plamiing and
Economic Development, REDA)
19. Secure funding for needed Cherokee Heights, Riverview, Roosevelt and Humboldt capital
improvements, including a variety of inedia/science upgrades, kitchen/cafeteria expansion,
recreational equipment additions and building code requirements. (School District,
WSCO)
West Side Plans Summary Page 6
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Planning Commission Findings
The Planning Commission finds that the YYest Side Community PZan and the Riverview
Commercial Corridor Revitalization Program are generally consistent with the Saint Paul
Comprehenszve Plcr�z and other adopted City policies.
Planning Process
The West Side Community Plan was written by the West Side Citizens Organizarion (WSCO) in
1997. In 1996, a long-range plamiing committee was formed and began to design and facilitate a
community-wide plamiing process. For over siz months in 1997, more than 200 community
members from a variety of ages, cultures and social backgrounds participated in a series of small
neighborhood dialogues and a lazge neighborhood summit. Funding was provided by the St. Paul
Foundation, the Mardag Foundation, and the Bigelow Foundation.
The Riverview Corridor Commercial Revitalization Program (RCCRP) was prepazed by
consultants from Hay-Dobbs for the Riverview Economic Development Association (REDA) and
Neighborhood Development Alliance (NeDA), with funding through Local Initiatives Support
Corporation (LISC). A community design process for RCCRP began in April, 1999. Three "town
meetings" with over 200 participants were held, and 180 questionnaires were distributed. Focus
groups comprised of local business owners were also formed.
Note: The recommendations and actions in this summary are not arranged in order of priority.
West Side Plans Summary Page 7
` Riverview Commercial
' Corridor Revitalization
Program
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HAY • DOBBS P.A. wishes to thank the following organizations and in-
dividuals for tLeir participation, collaborafion and conaibutions to tbe
developmenc of this document:
Local Initiatives Support Corpoiation (LISC)
Julie Eigenfeld, Project Manager, RCCRP
Riverview Economic Development Associaaon (RIDA)
Neighborhood Development Alliance (NeDA)
Westem Ini[iatives Neighborhood Development (WIND)
Participanu in Communiry Meetings including residencs, business oum-
ers and concerned parties
City of St. Paul Staff
West Side Citizens Organizaaon (WSCO)
Riverview Branch Library for hos[ing community meetings
Girl Scouu CouncIl of St. Croix Valley for hosting community meetings
El Amanacer for hosang focus group meetings
Riverview Commercial Corridor Hevitali¢atlon Program
D\ -
In July, 1998, Riverview Econoauc Development Associafion (RIDA)
and Neighborhood Developmen[ Alliance (NeDA) collaboratively ac-
quired funding through Local Initiatives Support Corporation (LISC) for
a four year long Main Street Program coined the Riverview Commercial
Coiridor Revitalization Program (RCCRP). Iulie Eigenfeld was secured
as the RCCRP projec[ manager and began officing with REDA. In early
April, 1999, the community design process for the Riverview Commer-
cial Corridor Revicali7adon Program (RCCRP) began. The intention of
tbe process was to address and make recommendations regazding physi-
cal issues including redevelopment, infrastructure and visual character in
the project area. HAY • DOBBS P.A., an arclutecture, urban design, pian-
ning and interiors fum was retained as a professional consultant on the
project. The goals of the projec[ were defined as: 1) gain community in-
put into tl�e project through public design fomms, focus group meetings
and one on one discussions; 2) develop design guidelines for new and
existing buildin�s and open space; 3) develop a comprehensive streeucape
concept; 4) crea[e a catalyst forredevelopment on private properry where
opportunities present themselves; 5) focus efforts to create a vibran[ com-
mercial coiridor surrounded by quality, affordable housing.
The project area is loosely deFmed as an approximately 125 acre uea
surrounding Conwrd Street and extending from Wabasha Sireet on the
west to Highway 52-Lafayette Freeway on the east.
The azea is punctuated by tt�e three commercial intersections of Wabasha
and Concord, Robert and Concord, and State and Conwrd. The projut
area also extends several blocks noi�hwazd on Robert Sueet, north of
Concord Street. Predetermined focus areas included parcels on State Saeet
south of Concord, and on the south side of Concord Sireet between Rob-
ert and State Street. Addiaonal focus areas bave been recommended by
HAY • DOBBS and are ouflined herein.
Be�inning with an analysis of cuirent physical condiflons, ownership
pattems, interviews and focus group discussions, documentation was pro-
duced Illustraflng currentphysical assets, llabllines and opportuniues.The
fmdin;s of primary importance are: Tbe project area is quite long and
dispazate resultina in an area that is not cohesive; there is limited pazkina
available on and off street and peak pedods; the Study Area is located
close ro downrown Sc Paul ye[ is difficuit to get to from tt�e greater re-
gion; altl�ough tbe uea is geographically relauvely close to the Missis-
sippi River, it is not adjacent to the River and other than the namesake,
the `Riverview Area' has very few connecflons to the River eitherphysi-
cally, visually or symbolically; there is a suong etbnic presence in the
area comprised primarily of Mexican/IIispanic/Latino cultural themes;
there is very little available lease space; Robert Street sevezs the project
azea and does litfle to add ro iu cohesiveness; it does, however, provide a
su'ong orientaaon device ro direct new visitors to the project area; the
couunerciai frontage is fractured and incohesive; the angle of Concord
Sveet from Wabasha through State Srreet creates odd shaped parcels;
tbere is currenfly very litde connecflon between the activity onConcord
Sueet and the Recreational areas to the nortb comprised of City pazks,
balffields and recreauon cen[er.
conunued ncxtpaoc
HAY • DOBBS ea. Riverview Commercial Corridor Revitalization Program 2
December 3999 �
Recognizing these issues, the community deveioped the following guid-
ing principles that all future development and improvements should ac-
trnowledge: Create a un�fied identity for the Study Area; Build upon eth-
nic theme to create a unique place and experience; Provide muldple lev-
els for commerce enuy (varied sizes and lease rates of lease space for
retai]/commercial stut-ups/move-ups) through new developmendrede-
velopment and relocation-move-ups replacements; Provide more park-
ing opportimifies; Create opportunities for "24 hour acavity"; Build on
opponuniaes provided by geographic location; Cseate boundaries to de-
fine entry, arrival, passage, and place; Create engaged open space that
enhances commercial opportuniaes.
Foltowing these guiding principles, private development and investment
as well as public infrastructure enhancements should be pursued. The
following acrion s[eps should be pursued to act as a catalyst for imple-
mentauon: 1) Parcel Testing and Development SchemaHcs on selected
pazcels in order to develop a design framework, estimate construcuon
cost, estimated casb flow profozma and ro create a general understanding
of development pazameters and oppormnifles affecting each site. 2)
Streeucape Design - Based upon streeucape concepts contained herein,
prepare a preliminary cost estimate of streetscapa Project for inclusion in
the next C.I.B. proposal process, 2001; and the next Big STAR Grant
proposal process in 2000, prepare schemadc design and design develop-
ment drawings for the project. Coordinate witL the Ciry of SL Paul, De-
partment of Public Wozks; 3) Ancillary and Smaller Projects - Develop
Schematic Design of selected public and private projecrs iden�ed herein
and developed throu�h ongoing dialo; wiih neighborhood representa-
dves as we21 as coordination of "pain[-up/fix-up" icems on existing buIld-
ings; 4) Promotions, Public Relations and Mazketing - Develop a stron-
Ler, more descriprive and memorable name for the district. "Disiricc Del
Sol" has been discussed with severaI focus groups and individua]s and is
recommended because of its visual reference to the already adopted Wesc
Side logo of the risina sun over the river as well as iu complementary
blending of ffie English and Spanish ]an�uages. Use "DistrictDel Sol" on
business cards, menus, flyers, print ads and mazketin� material. Convey
name cache to area realtors and encourage its use on real esiate adver[3s-
ins. Develop ioint marketing programs with uea private and public busi-
- State of 3vfinnesota etc. to�nsure-thaL`�ishict Del_Sol" is promineni
their literature and promotions.
Follow-up and ongoing diligence is imperaave for this project to be a
success. The projecu and recommendations contained herein should be
reviewed on an annual or semiannual basis and amended or modified as
required.'I'his project wIll not occur rapidly, but rather should be looked
at as a 20 year plan for the project area It is important to keep in mind
that each project, however small, will either add or detract from the projecc
goals and therefore should not be taken lighdy. By implementing the ideas
' con"tainedherein; `�isfricrDel Sal" eaztstriveeo-becomenQkonly amore
vital and beautiful commercial district, it can strive to become a unique,
livable and premier nei�hborhood in the City of St. Paul.
HAY • DOBBS ra. � Riverview Commercial Corridor Revitalization Program
Decemb<v 1999 .
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Acknowledgments
Executive Summary
Table of Contents
1.0 Introduction
1.1 Objectives and Pianning Process
1.2 Report Organization
1.3 Opponunities and Consuaints Assessment
1.4 Limiting Conditions and Ongoing Assumptions
2.0 Findings
2.1 Methodology and Statistical Analysis
2.2 Physical Analysis and Conclusions
3.0 Guiding Principles
4.0 Land Use and Development Potential
4.1 Potential Projects and Improvements
4.2 Design Guidelines
4.3 Examples of Guidelines Applied to Existing Buildings
5.0 Pubiic Infrastructure Concepts
5.1 Streetscape Concepts
5.2 Open Space
53 Trails
6.0 Programs and Strategies
61 Tenant Recroitrnent
6.2 Small Business Assistance/ Minority Business Assistance
63 City of St. Paul Involvement
6.4 Key Mazket Niches
7.0 Implementation Strategies
7.1 Parcel Testing and Development Schematics
7.2 Streetscape
73 Ancillary and Smaller Projecu
7.4 Promotions, Public Relations, and Marketing
8.0 Reference 1Vlaterials
8.1 Physical Analysis
8.2 Community Tnput
Riverview Commercial Corridor Revitalization Program 4
1.1
A)
B)
C)
M�7
Objectives and Planning Process
Ttre objectives of this phase of the Riverview Commerciai
Corridor Revitalization Program (RCCRP) aze summarized
below:
To enhance the perceived and real image of the project azea
To create opportunities for continued economic vita]ity
To collect, analyze and synthesSze data including land
use, zoning, parking, transi[, roadways, traiis and bikeways,
current assets and liabilifies of the area
To evaluate potenfial development and/or redevelopment
projects and to recommend passibie changes to land use
regulations to suppon such acuvity
E) To hold "Town Meetings' and wnduct outreach to businesses
and neiahborhood residents, as well as other interested parties,
to gain insight inio economic, physical, social and histonral
issues, business condirions, City participation and/or ]imiting
facrors controlled by the Ciry
1.2 Report Organization
Ti�is report is mtended to 1) doc�ent tl�e process undertaken in iu
production and 2) act as an acdon plan for implementation.
Process information is garapbcased and s��ma where possible
with addiuonal information contained in the Reference Matenals
secflon of the document.
Graphic documentadon contained herein wIll, for the most part, be
provided in a lazger format, as requested by REDA, for ]2rger groap
discussions or presentations.
1.3 Opportunities and Constraints Assessment
Opportunities
C) Several development parcels are available or could become
available wifh strategic pazcel assembly
D) City of S[. Paul, is a willing paziicipant
E) Existing ethnic "theme" is a strong building block
F) Current pent up demand for leasable commercial space
G) Strong leadership provided by RCCRP program through 2002
Constraints
A} Current zoning is not always compaHble with intended uses
E) Aiea is not easy tolocate or see'if no[famfliarwith area
C) Area is sfiil Izrgely perceived as a"rough neighborhood"
D) Local and start-up tenants may not be able to pay lease rates
tl�at support new development
E) Chronic pazking sbortage
� Cucrent Ciry of St. Paul C.I.B. funding cycle missed, next one
in [wo yeazs
HAY • DOBBS rw. Riverview Commercial Corridor Revitalization Program
Dmembec 1999
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December 1999
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1.4 Limiting Conditions and Ongoing Assumptions
This projecc was initiated with the intention of aeating and sustaining
economic vitality in the area while cteating a better commercial and
residential neighborhood. That being the case, Hay • Dobbs was
rerained as a consultant on Architecture, Urban Design, Planning and
Economic Development issues. The goal has been to develop strat�gies
and acrion plans so as to realize the goals iden6fied herein. However,
[he foliowing should be noted:
A)
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Hay • Dobbs is limited in botl� scope and duration to approxi-
mately 290 hours over a 3 montb scudy period
Hay • Dobbs have relied, in pary on information obtained
from secondary parties. It is assumed tLat this information is
accurate as implied by the varying sources
C) A tradiaonal market analysis was not included as part of,the
project, however Hay • Dobbs was provided information from
RIDA that was obtained from the City of St. Paul and
performed by the Gibbs Marketing Group
D) A uaffic smdy was not performed as part of iLis projec[
E) This smdy and recommendations assume current market and
economic conditions will remain constant or improve. T'liis
study does no[ anticipate a ma}or economic downtum in the
near fu[ure.
E) The Guiding Principles and recommended actions aze based
on neighborhood sentiment and economic rather tban political
considerations. Tlius, they should not be construed as a
representation or opinion that govemment approvals for
development can be secured
Riverview Commercial Corridor Revitalization Program 6
�
2.1 Methodology and Statistical Analysis
This project began in Apri1, 1999 with discussions between REDA,
spec�cai2y, the RCCRP program manager, Ju&e Eigenfeld and WIND
project manager, Mara O'Neil to define the project scope. REDA
provided background informaaon about cturent development activiry,
ownership, past planning efforts, pmgrams, buildings and pazking. Hay
• Dobbs collected additional information from the City of St. Paul and
tLroagh field invesagalion. The analysis phase commenced in April,
1999 and preliminary land use, architectural and planning diagrams
were prepazed.
On April 22,1999 the fust of three town meetings was convened to
gatl�er additional information and reciprocat feed back frum businesses,
neighborhood residents and other interested parties. Further insight was
gained through a series of focus group sessions. Attendees were asked
to advise RIDA and assist Hay • Dobbs during the development of the
plan. Preliuunary opponuniaes, liabilities, goals and assumptionS were
discussed at the fust "[own meefing" which was attended by approxi-
marely 70 people. T'he second "town meeting was used ro refine ideas
and guiding principles and address expectations about this process.
A final "town meeting" was held to review the dra8 fmal documend
products.
Spec�cally the Merhodology included:
A) Project Start-Up, Orientarion and Monitoring
1) Meefin�s with REDA and WII�ID staff
2) Review of prior plans and reports
B) Outreach Process and Community Input
1) Focus Group Meebngs wifl� area businesses
2) Focus Group Meetings with Ciry staff
3) Mee[ings with RCCRP Economic Restiucnuing Committee
4) "Town Meetinas"
5) Focus Group hfeetings with Streeucape Task Force
6) Photography and "Homework" from Neighborhood
7) Repeated airinas of eacb "Town Meetin;" on St. Paul cable
access television (SPNI�
C) Fotential Land Use Assessmenf
1) Review of current Land Use and Zonine
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4) Assessment of ciurent land use pattems
5} Pretiminary review of possible deveIopment options for
pre-selected (re)development sites
6) Review of eurrent public infzaswcture including roadway
widths, pedestrian crossings, daily traffic volume, side
wall;s, li�htin�, sueet fumislungs
D) Market and Basiness Conditions Overview
1) Data coilecfion on current ownership
2) Site photography, mapping and visual surveys
3) Data coltec6an of cmrent Gross S.E Zease'Rates
4) Review of cuirent cos[ of new construcaon (metro azea)
5) Data collection of current development initiatives
6) Interviews witb REDA and business owners
7) Incorporation of the Gibbs Group mar�:et research
8) Analysis of Cunen[ GSF available for lease
9) Review of demo�raphic trends in neighborhood
Riverview Commerciai Corridor Revitalization Program 7
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2.2 Physica! Analysis and Conclusions
A) Summary
During tLe study, analysis was done on the physical issues impacting
the study area. The issues analyzed included the following: Study Area
locaaon within the region, study area locarion within St. Paul, Smdy
Area boundazies, natural and ecological struc[ure, edge conditions,
fi;ure/ground relauonship, visual landmarks, historic buildings, cwrent
development iniflatives/capital improvement projects, landscape
character-botb sveetscape and open space, vehicular c"uculaaon,
pedestxian circulaaon, trails/bike routes, off-sffeet parking, on-street
parking, parking deficit, transit routes and srops, land use, zoning
current gross square footage of various uses (no[ including housing),
identificaaon of potential (re)development sites.
B) Conclusions
Through this analysis the following conclusions have been made:
• The Study Area is lceated close to dovmtown SL Paul
• The Study Area is difficult to get to from the greater region
• Three highly recognizable sueeis are associated with the Smdy
Area: Robert Street, Concord Street and Wabasha Street
• Although tl�e area is geographically relauvely close to [he
Mississippi River, it is not adjacent to the River
• Other than the namesake, the `Riverview Area' hys very few
connections to the River eitl�er physically, visually or symbolically
• There is a strong etbnic presence in tLe azea comprised primarily
of Mexican/Hispanic/Latino cultural themes
• There is very little available lease space
• Robert Street severs the project area and dces little to add to its
cohesiveness; it does, however, provide a snong orientaflon device
to d'uect new visi[ors to the project area, especially those coming
from the souti�
• There is a severe parking shortage during prime business hours and
on weekends
• The commercial frontage is fractured and incohesive
• Traffic counts are less than 20,000 cars/day: Robert Sneet =
±10,475 cars/day, Concord Street =±11,050 carslday, State Street
_± 1,800 cars/day
• The angle of Concord Street &om Wabasha through State Street
creates odd shaped parcels
• There is litfle buffering between commercial uses and adjacent
housing
• There is currendy very litfle connection between the acfivity on
Concord Sireet and the Recreaaonal areas to the north comprised
of City pazks, ballfields and recreaUOn cenrer
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HAY • DOBBS rn. Riverview Commercial Corridor Revitalization Program
Deeember 1999
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Guiding Principtes
• Create a unified idenuty for tbe Study Area
• BuIld upon ethnic theme to create a unique place and experience
• Provide muiaple levels for commerce entry (varied sizes and lease
rates of lease space for retaillcommercial start-ups/move-ups)
tluough new developmenilredevelopment and relocation-move-ups
replacemencs
• Provide more pazking opportunides
• Create opportunifles for "24 hour acfiviry":
-Housing .
-Retail
-Entertainment
-EmpIoyment
-Recreation
• Build on opportunides provided by geotraphic location:
-Downtown
-River
-Trails
-Bluffs
• Create boundaries to define entry, urival, passage, and place
• Create engaged open space that enhances commerciai opportunities
HAY • DOBBS e.n. Riverview Commercial Corridor Revitalization Program 9
De<ember 1999
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Patential Redevelopment Locations
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4.1 Potential Projects aad Impmvements
Dvrin� the community desi�n process numerous sites have been
iden�ed as being candidates for redevelopment. The intention being
to develop new buildings and/or sites to suppart ihe goals of the
RCCRP includinL new business recnu�ent, existin� business retention
and opportuaities for expansion of e�istin� businesses as well as
increased opportuuities to add commercial activity. The following
infomiation describes sites ihat have been identified by the community
illustrates conceptual developments that could occur on each of the
identi£ied sites. No[ all opportunities aze explored nor aze the suggested
developments absolute in their def nition. The intenrion is merely to
suggest in a meaningful way [he possibilities far development and
redevelopment in the district. Actual pazcel assembly, site control and
development should be pursued based on the ideas contained berein.
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Office: 10,800 GSF
Commercial: 10,800 GSF
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DaYa Narrative
• Parcel size; 70,765 sf This site could support the development of a four story building with a
• Current zozung: RNI-2 floor plate of 90'x120'; a 43,200 gsf building and parldng lot to accom-
• Recommended zoning: B-3 (mixed use) modate 128 spaces and a loading area for the building. However, a
• Development potential S.F.: 43,200 gsf �er two or 8�ree story bailding is recomme�ed to be moie compat-
• Recommended S.F. 29,700 sf ible with ihe surrounding contex[. TLe pazking lot design should strive
g-- forminiznal.siteimpactreBazdinaF,c"�gon.thesouth.edgeofthesite.
• Parkin� requued (29.7K gs�: 132 spaces Zhe pazking area available would be capable of supportina abuilding with
• Pazlting possible: 159 spaces ��erciallretail on the fustfloor, office ormedical office%linic on the
second floor and residential on the thizd and fourt2� floors. The zoning is
cuirentlY RM-2, multi-family residentiai and would therefore require
modificaaons to support the mixed use described above. If a medical
service is provided in the building a Special Conditions Use Pecmit
(SCUPI must he a*anted bv the Plannin C mission
HAY • DOBBS eA. Riverview Commercial Corridor Revitalization Program 11
December 1999
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Illustrative view lookine northwest along Concord Street from the corner of
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aad State streets.
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Toe of Slope Residential: 7,680 GSF
Office: 0 GSF
Commercial: 4,800 GSF
Potenfial Site Plan Configuration Recommended Uses
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Data Narrative
• Parcel size: 34,528 sf The site on tl�e south side of Concord Saeet generally centered between
• Current zoning: B-1 Robert Street and State Sueet could support the development of 3 story
• Ruommended zoning: B-3 (uuxed use) building with a floor plate of 40'x120'; a 14,400 gsf building with an
• Development potential S,F.: 14,400 gsf �50C�� surface pazidng lot that would accommodaze approximately 48
spaces. The proposed building size and use requires roughly 32 parking
• Recommended S F. 12,480 gsf spaces. A service road could connect the new parking lot to the exisling
• Pu'ting required (12.SK gs�: 32 spaces one at Cora's Best Wings by passing behind the proposed building. The
• Parldng possible: 48 spaces p��g �d the building address ihe narrowness of tbe site by no[ cutting
� into the hill on the south side. I[ is recommended that the first floor be
commercial use, rhe second floor as offices or residential and the third
Iloor residenaal. Tlie zoning is currently B-1 and would require modifica-
tion.
HAY • DOBBS r,,.
De�embsr 1999
Riverview Commercial Corridor Revitalization Program 12
�_:I
4.1.3 Site'°C"
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Residen6al: 0 GSF
Office: 0 GSF
Commerciai: 5,000 GSF
Data Natrative
•Pazcelsize: 5,964sf Conceivedofasatempaalshuchuethatcouidbeconstructedforunder$50
•Currentzoning: B-1 persquazefoot,thiss�ple�c[osiuecouldprovideapprox�a�lyten20'x20'
• Recommended zoning: E-3 (mixed use) �L7O�'����� busme� sta�t-up spaces.'ILe sunple plan consisis of a
•DevelopmentpotentialS.F.: 5,964gsf ��10'wideaislefl�lcedbymvrsof20'd�pleasespac�soneitt�erside.
Tl�e ovecall exptession is mtended tD be ihatof aMerpdo, where a variery of
•RecommendedSF, S,OOOgsf , }�u�������macommonspac�.,Ideallyzsei�d�esswill
• PazIdng required (SK gs�: 22 spaces thrive, out;row the � and move outto ]azger lease spaces m ihe neigfiTior-
•Parkingpossible: Ospaces tioodt6�sfreemgnpthes�acefornewbusinessstart-ups.Altemafively,the
pa�i may be used to accomoda[e expansion by e�cistina adjacent businesses
or co crea[e a suiall pacl�� area to setvice adjacent businesses.
HAY • DOBBS ea. Riverview Commercial Corridor Revitalization Program 13
Decembee 1999
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, Potenlial Site P3an Configuration
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Data
• Parcel size:
• Cturent zonina:
• Recommended zoning:
• Development potential S.E:
• Recommended S.F.
• Parl;ing required (12K gsf�:
• Parking possible:
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21,OOOsf
B-2
B-2
12,000 gsf
12,000 gsf
44 spaces
44 spaces
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Residential: O GSF
Office: 6,000 GSF
Commercial: 6,000 GSF
Recommended Uses
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Key Plan
Narrative
I.orated on a prime pazcel alon� Rober[ Srreef, development on this pazcel
could act as a gateway development into the neighborhood from the
North. Envisioned as a two story structure with commercial space on the
ground floor and office uses above, the height and massing would
complement the eacisdn; building of similar size on the wes[ side of the
Robert. The building would be located adjacent ihe public righUOf-ways
and parking would be located behind. Access to the site could occur from
Robert street as well as Isabel. f7oor plates would be 60' x 100' resulting
in 6,000 gsf per floor.
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HAY • DOBBS rn.
Daaember 3999
Riverview Commercial Corridor Revitalization Program 14
4.1.5 Site "E"
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� Commercial: 0 GSF
Data
• Parcel size:
• Curren[ zoning:
• Recommended zoning:
• Development Potential S.F:
• Recommended S.E: ._
• Parkine required
• Parking pOSSible:
HAY • DOBBS rA.
Derember 2999
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Narrative
30,400 sf This currendy undemtilized pazcel is located in one of the most visible
P-1 locations of the study area. Due to the steep grade to tl�e south it would be
P_1 very difficult and inefficient to develop a building on ihe site. However,
30,400 �use of its visibility and cenaal location, development of aparking lot
13,3�0 ��O�ended for sharecl use by surrounding businesses. An architec-
-,-t�screenis envisioned onlhe;nozth:apd.east sidesof the l.o.t_i[�order to
N/A anchor the site to ihe comer and c�ate an arciritecnuai presence at the
40 spaces mtecsecdon.
Riverview Commercial Corridor Revftalization Program 15
o � -r�p
4.1.6 Site'°F"
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Potenfial Site Plan Configurafion �
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• Pazcel size: 113,400 sf
• Cuirent zoning: B-2
• Recommended zoning: B-2
• Development potential S.F.: 38,000
• Recommended S.F: 23,160
- Pazking required (23.2K gsf� 103 spaces
• Pazking possible: 199 spaces
HAY • DOBBS rA.
December 1999
N
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Residential: 0 GSF
Office: � GSF
Commercial: 23,160 GSF
Recommended Uses
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Narrative
Currendy the location of a medical clinic, the 10-15 year vision for this
site envisions removal of the e�cisting stmcture and public park extension
and replacement with a public plaza suaounded by 23,000 sf of single
story retail and restaurant space. Centered in the heart of the project area,
flris plaza azea could become the staging area for year round acdviry. In
the overall plan for the area, this plaza opens onto Concord Street and
links Concord Street to the open space beyond by a series of plazas,
walkways, buIldings and stairways thus uniting and engaging ihe public
space tluouah the careful placement of private and public development.
T'he lease spaces are to be 60' deep with 16' luah clearances to
accomodate a variery of couimercial uses. Addiaonally, an interior loggia
or arcade could link the lease spaces during the winter or adverse weather
Riverview Commercial Corridor RevRalization Progrem 16
4.1.7 Site "G"
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Concord S�ee[
Data
• Parcel size: 52,900 sf
• Current zoning: RT-1
• Recommended zoning: B-3 (mixed use)
• Development potential S.E: 25,pp0 gsf
• Recommended S.F. 21,600 gsf
' Parking required (21.fiK gs�: 7g spaces
' Pazlcing possible: 100 spaces
HAY • DOBBS ra.
Decem6er 1999
N
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2
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Residenfial: 0 GSF
O�ce: I0,800 GSF
Commerciat: 10,800 GSF
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Narrative
This two story uuxed use develo�ent is enviuoced as the anchor [o commer-
aal areaat State and Conco� Strcets as weII as t6e Gateway to the c.o�ciai
disaict when acziving from the east 60' x 180' floorplares could accommalare
ierail uses on the 5cst IIoor and o� spece on the semnd floor. As a vaziant on
this idea, mulafamily iesidential uses coald aLso occ;uPY the second floa:
Pul�g onthe site,excx.eds ttiatrequi�edby am�t zo�ing�deoetd �aefore
pmvide a Iiurited solufion to the m�ch needed �S ��ge m the acea, By
P�g the building on the southv,�st comer of the site, the building ancho�
the commeicial disaict whiie the patidn8 is readily visible [o visito� amving
frnm the east The parldng lot also provides abuffer between U�e oommercial
activity and neaiby si�gle family homes.
Riverview Commercial Corridor Revkalization Program 17
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4.1.8 Site "FP'
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Potentlal Site Plan ConFiguration
Residenfial: 0 GSF
Office: 5,340 GSF
Cotnmercial: 5,340 GSF
Recommended Uses
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Key plan
Data
• Parcel size: 25,500 sf
• Cuirent zoning: B-2
• Recommended zoning: B-3 (mixed use)
• Development potential S.F.: 1Q680 gsf
• Recommended S.F. 10,680 gsf
• Parking required (10.7K gs�: 39 spaces
' Parkinp possible: 39 spaces
HAY � DOBBS r.,.
D<evmber 1999
Narrative
Currently the location of a bar/restauiant, �he 10-IS year vision for Uris
site envisions removal of the e�sting structure and replacement with a
larger rivo story building housing retail and office space. The buildine
would be sited up to intersection adjacent rhe sidewa]k to complemen[ the
other 4 come� where buildings located at up to the sheet in uaditional
fasluon. The lease spaces aze ro be 60' deep wirh 12' fugh clearances on
he lower level and 9' high ceilings on ihe upper level. Parking for ihe
building would be loqted northwest of ihe building and combined in
P��ti� With the development proposed for the adjacent pazcels.
Riverview Commerciai Corridor Revitalization Program 18
4.19 Project `7" - Public Bandsheil
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Poten[iai Site Plan Configuration �
Data
� • Parcel size: N/A
' • C�nt zoning: N/A
• Ruommended zoning: N/A
• Development potentiai S.F.: N/A
• Recommended S.F. ±600 sf
• PazIdng reqaimd: N!A
• Pazldng possible: N/A
HAY • DOBBS PA.
De«mbec 1999
.q.�: 4 .�� ._ �
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Natrative
Inrended as an azchitecnnalgazden folly as well as a fimctional bandshell and
saee, this bandshell is sited'm ihe noitLeast comer of the e�g open sp�.
The mtention of the build'mg sting is to crey� a�us for tt�eaxial re]arion-
ship set up by rhe mtroducflon of the two gatehouses on the southwest side of
the puk (see Projett••T'). AddiaonallY, the folly cteates mt:oduces a scuipnual
aspect tn ihe c�aiendy imde6ned open spac� and in doing so suggests a more
mucnaed and frnm21 s�tc�: a space "owned" by the comniiunty and'mtended
for use by the commimity. Tl�is suucnaed msponce mu2d be d�e fi�t of
n�erous sculpnaal insrallations around the peciphery of the space, thus
c�eatina an outdoor gallery and implied outdoorroom as de5ned by the
�nstaliarions.
Riverview Commercial Corridor RevRalization Program 19
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Potenfial Site Plan Configuration
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Key Plan
Data Natrative
• Pazcel size: N/A Laxted on the southwest side of the existing pazk space, ffiese gatel�ouses are
• Current zoning: N/A intended to provide a stagin; area for outdo� fimctions as well as � azchitec-
• Itecommended zoning: N/A tonic intervenfion, the intenrion of wYlic6 is to anchor the park edge and
•DevelopmentpotenaalS.F.: N/A �Y��y��eopenspacehacktovrudsConcadS�eztProgcammarically
• Recommended S F. ± 30C sf each �e gatPhouses are mtended w provide acketing, toilets, concessions and
storage. The bases of the simc�uaes are intend,d to be du�able and long-lived
• Pazking required: N/A while the tall masts or tower elements are intended to cou�ete with the srale of
• Pazking possible: N/A the ]arge open space and cceate a dialog with the proposed bandshell as well as
the acchitecturai elements piop�sed for the saeetuape. Addifionally, i[ is
envisioned that the tensile elements may be festooned with seasonal and
tempcnal decorations.
EIAY • DOBBS ra.
Uecemb<r 1999
Riverview Commercial Corridor RevRalization Program 20
4.2 Desiga Guidelines
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'Rie RCCRPpmject area encomPasses n�ecous exis�g building rypes,
sryles, setbacks and densifies butby and large the amas atong Concmdand
Robert Saeets sfill m� as commecc4al caiidas. 'ILe implied tradifian of
commercial coaidors (often foima streetcar suips) m the ciry bas always been
tliat of d�e build'mg stceetwall(fac�1 ��B the public spzce of the sidewalk
and madway.'Ibis shoald oontmue today throuSh the sensitive sitmg of �w
buiid'mgs and consaucrs, uPg`ades and �cpmvements ro existing build'mg
facades and development of sheetscape thatremf�es these id�s and fu�er
defines the imiqueness of the distxici. Moze spec�fically fltis should'mc7ude:
g) Redevelopment
Because this is an e�cistmg neighboihood and commercial areathathas been
developed over rhe co�cse of time, by de£nri�a all new wo�c thatis not m the
Public Right-of-Way can be de5ned as �de�elopment Redevelopment can
take on many fom�s including building r�odelmg and/revse, se1�d buildmo
:azing and site cleazing, infill Pmjects on existing imdeiutilized ]and, clean-nP
ofpollured "bcownfietd'sires, and developmentof new srrucnurs on recen8y
cleared sites.
i) Demofidon
On a case by case basis, build'mgS shouldbe demoliched to allOw for
new constcuctian but ONLY afterreriewmg the followmg criteria
-Is thebuild'mghistorically sg�"ican[?
- 7s die c�t buitd'aig abte to achieve the Iri�est and best use for
the site?
- Can the existin� building be cemodeled or reused?
- Dces removal allow for abetter use, build'mg type, building siling
or more desiret�le density?
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Where parcels can be azSembled so a§ to liave Yogically developable
sites m Uetwc�i e�sfing stmckses infill �ajects should be umitiated.
The desiic is to aeate a conlinuous stieetwall thatenhances the
_ pedesuian ezpaience and adds to the ciifical mass of commeic7al
acuvity. Infill can take the fotm of �g, open spxe or new
� buiidings. In all cases the edge aiong the sidewatk should be
developed to connect az�d complete the sheetwaIl.
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HAY • DO$BS ra.
De<emba 1999
m) Pazla°
Shaced use and in5ll surfxe paz3a�tg sho�d L� developed tluoa�g�out
the commen:ial aceas. Siaface puidng should be screened by fencing
or hedges bu[ no[ so much as co ravse a seauity and safety pmblem.
Densiues in the arza aurently do not warrant stiuchued pa�:mg as
the cost of such p�l�ng can noc be recouped tluoug� fees. TLis maY
cbange with increased densities and should be reviewed periodicallY.
Riverview Commercial Corridor Revftalization Progrem ZY
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iv) Public Safety
The� are three facets to public safety: Public security, private
security, and partneship securiry. Public Security is provided by the
Police. Placin� police in area "hot spots" «ould not only have a
deteaent effect on crime rntes, but would also encoutage long-lasting
contacts with merchants, securiry guards, buildin� owne�, and
pannns. Moreo� er, restordrion of beat cops would e:ihance the azea's
perceived sense of security and communiry:
Private securiry� is pro�ided by of�-duty police officers or private
security gnards. Pri�ate lando�ti�neis and building manageis aze
encouraged to emplo} their own private securin• forces These
employees may also be shared by adjdning businesses. Sl�ch efforts
�vouid complement the restoiation of foot patrols, and could
accomplish some of the "qualiry of ]ife" grnls that a City police
officer woutd noc
To complement these public and pdvate efforts, and to fill in gap's in
azea security, Partneiship Sec;urity is recommended Partnership
Security is also }aioccn as community policing a�hereby merchants,
patrons, and residents join forces in expelling crime fmm the
azea Communicauon, awareness, and organizations aze some
e�unples of group achievemenc
v) Densi[y
Increased Density is encouraged to create a criticai macs of uses and
to convey a sense of tii[ality. Densit}• is ]argely dictated by City of SC
Paul paddng mquirements. Vaziances should be requested tzased
upon access to shazed use parldng or remote lots thereby allowing
increases in sqvare footage without equal increases in parldng.
vi) Use
The urban street nencork — the buildino defined pedes�ian and
vehiculaz spaces of the city -- is reco�ized as a primary element of
urban saucture and or The sircet focuses activities,
defines circulation and provides conlinuity with the surrounding city.
A mix of uses is al�va}s preferable to sin�le uses as it extends the
hours of acti�ity beyond a typicai week of M-F, 8am-Spm use.
Increased residenfial use is encourage, especially above fi�t floor
acdvity or throu�h the cmative introduction of live/work building
h'Pes.
Outdoor spaces accessible to the public should become an integra!
pazt of the West Sides' public life and �ttems of public activilies.
Sma(1 infill parks and plazas as 4��e11 as lazger open space shotild be
integrated into the area Open space should e��e development-that
is, physically interconnect, [o conve�� "o�vnership" of the open space
by adjacent buildin�s and uses. Commercial space should open onto
these places to pro�•ide security and an extension of the use within
and vice versa A number of public spaces, all different in
conl identitt� and use paUems, should be located within the
Commercial Comdo*. (continued)
Riverview Commerciai Corridor Revitalization Proqram 22
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Commercia] Use
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(vi. use, conrinued>
Individual build'mg uses will largely be dictated by macket supply
and demand. Contamed in this doc�ent ate n�erous suggesfions
fa use madeby neighbo�ood msidents, busmess owne� and
panoas. Uses are anficipa[ed tn relate to a mote genetalized paaem of
acaviry concenhalions and nodal aaivity pomts across the azea such
u Concord/Robert, Concord/State and Conm�/6Vabasba
inre�ecbons and associated commenaal azeas.
Fxisting retail uses as well as new cetad birildings should evoive with
speaal attenfion m avoidance of conflicts with residential uses. TLis
nofion of a variable az�d potenaally eapandable cerait gresence al�ows
for the accommodation of funne xetail oppommifles. 'Ihe develop-
ments suggested in this study are intended tn suengthen the tetail
presence on the West Side and improve irs posifion vis-a vis other
neig�bo�ood cenrecs — not to compete with Downtown St Paul and
otheriegional cente� such as Rosedale or the Mall ofAmerica.
However, given the righ[mix of u�s, this area can become amajor
iegional desbnarion by providing services and ambiancenot formd
elsewhece in tfie region. More info�anon on tivs subject can be
found in the Smdy ptepazed by the Cnbbs Plannuig Gronp and
available from RIDA
Otheruses of space mclude office space, which should be spredd out
amona the residential and commercial space tather than co�ent�ated
m one location. The pcesence of these uses, across the pmject azea of
the West Side, wilI affea specitic uses of individual si�s. TLe vital
pmsence of these various acaviries will, m other words, mnmbute to
the dynamic development of the Wes[ Side.
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HAY • DOBBS ra.
D«ember 1999
Riverview Commercial Corridor Revitalization Progrem 23
6��r�
C� Storefront Design Guidelines
General Guidelines
The aaditional wmmercial facade is a well-defined fiame for ihe
srorefront TLis area is bounded by a pilaster or pier on eith� side, the
sidewalk below and the srorefront comice above. It is important [o
conrain the storefront within this frame. Look at hisroric photogtaphs of
your building or of similar buildings to leam the original configuration of
your srorefront.
Contain the Srorefront
A storefront should be designed to fit within the original facade opening
and not extend beyond it. 'Ihe storefront aught be set back slightly
(perhaps 3 inches) from the plane of tl�e facade ro accentuate this sense of
containment. .
Transparency
Lazge display windows were a prominent feature of the ttadidonal
storefront. As a design element, they are integral to the overall propor-
tionin; of the facade. Funcaonally, the large glass area provides maxi-
mum light and display area, while visually opening the facade to the
street. As a rule, the storefront should be composed primarily of glass,
whIle tl�e upper facade should be more solid and contained with smaller,
evenly spaced windows.
Appropriate Materials
The color and texture of the storefront matetials should be simple and
unobtxusive: (1) The storefront frame can be wood, s[eel or aluminum
with a baked enamel funsh; (2) tl�e display windows should be clear glass;
(3) transom windows may be cleaz or stained glass; (4) the ent�ance door
should have a large glass panel and can be made of wood, steel or
aluminum; (5) tLe base panels (bullcheads) can be of wood, polished
stone, g]ass, tile or aluminum-clad plywood panels; (6) the storefront
cornice can be made of wood, casc stone, clay product or sheet metal or
sometimes the horizontal supporting beam can serve as the storefront cap;
(7) the side piers should be of tl�e same material as the upper facade.
Certain materials and desin elements should never be used on a
traditional commercial buildin�. A mansazd roof with wooden shingles,
rouoh textured wood siding, fake bricks or stone, and gravel aggregate
ataterials are not appropriate.
Inappropriate tusrorical themes should also be avoided. Small window
panes, a colonial door and storefront sbutters are 18tfi cenhuy elements
that do not belong on most 19t1� or 20th century facades.
Simplicity
When renovating srorefronts, emphasis should be on simpliciry and
transparency. 'Ihe fundamentzl design s6ould incl�de large display
windows with thin framing members, a recessed entrance, a comice or a
horizontal sign panel above the storefront to separate it visually from ttie
upper facade, and low base panels to protect the windows and define the
entrance.
11us same basic airuigement will be equally appropriate whether
consuucted usino iraditional or modem materials.
HAY • DOBBS r.�. Riverview Commercial Corridor Revhalization Program 24
December 3999
The traditional storefront:
• meets the street,
• has large disptay windows,
• has concise, easy to read signage,
• is constructed with simple materiaLs
• complements surrouading buildings
• Large windows allows views to the intetior
• Displays and interior should be well lit
• Transparency means security
• Awnings create space and protect pedestrians
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• Windows are large and evenly spaced
• Window gtaphics are small and address
pedestrians , .. -
' • Letters for business name are 6 inches; letters for
other iaformation are 1 inch.
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Unacceotablr
Awnin�s
Canvas awnings were a familiu feature of the 19th cenmry store-
fronts. Apart &om their primary funcaon of sun and glaze pro[ection,
tLey also offer shelter ro pedestrians and can be an atnactive addition
to the storefront. Addifionally, the valance can serve as a sign panel
for tl�e business. Tradifionally, awnin�s «•ere operable and extended
out to tl�e curb line. Today, fixed or operable angled awnings are
acceptable'bt�i sleea]low ciuved and/or back lit awrsingsare.unaccept
able.
condnued next page
� Acceptable
_ HAY • DOBBS rn.
Decsmber 1999
�
Windows and Doors
Windows and doors are essential design elements in the }ristoric
commercial building. Upper story windows establish a rhythm in the
streetscape that de the facades together. The storefront, with iu large
glass area links the facade to the pedestrian scale of the street.
Always retain original doors and windows if possible. Often normai
maintenance -replacement of broken panes, caulking and a good paint
job-will be all tl�at is necessary to preserve them. Uncover boazded up
windows and repair or replace the original sash as necessary. Small
azeas of rotted wood can be repaired using an epoxy paste filler. If a
window or door is missing or has deterioraced too severely, replac�
ments should be sough[ that closely match the originals in material and
configuration. Select a door or window that fics precisely in the
opening. Openings should never be enlarged or partially blocked to
accommodate a replacement window or door. It is difficult to blend
the difference between the e�cisting material with the filler material,
which make the retrofit obvious. '
Replacement Windows
If more energy efficient double-glazed wood or ah�minum windows
aze to be used for repiacement, they too should match the original
wood windows in size and profile. Never replace a mul[i-pane
window with a single lazge pane of glass. Atuminum windows should
be in a baked enamel finish, bowever at times the light color of cleaz
unfmished aluminum is acceptable.
Storml�J'mdows
Storm windows may be desirable on apper story windows for
energy conservation. When mounted on the exterior, they should
match ihe size and shape of the existing sash and they shonld be
painted to utatch. Interior storm windows aze a good opuon where
original windows might be obscured by the addiflon of exterior storm
sash.
Shutters
Shutters are seldom an appropriate window treatment for historic
19th and 20th century commercial buIldings. In general they should
-- - -- - --Sh�tter-panelsshoul�exactLy�a[chthesize.and sbape_of the wind_ow
opening.
Riverview Commercial Corridor Revitalization Program 25
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Always fit the arvnines within the storefront openinL. A�enings should
never extend conunuously across several storefronts. Choose a water-
repellent can�as or vinylcoated canvas material; aluminum awnings or
canopies aze generally inappropriate. A wide variet�; of canvas colors aze
acailable and you should pay special attenuon to choosing a color or color
combination [ha[ coordinates with your building and its siuroundings.
Storefront Enhy Doois
Storefront enhy doors should present an attractive appearance and
should be visually appropriate for your storefront Original doors should
be retained if possible. Wood panel doors with lazge glass panels were
h,pical of the tum of the century commercial storefront New doo�
should clasely resemble the design and proportions of the original door.
Wood is the preferred material, but steel or aluminum with a baked
ename] finish may also be used. Analized finishes may also be appropri-
ate at times. •
Architectural Omament
Architectural omament includes a variety of decoravve features
characterisuc of eady commercial stwefronu. Comices, brackets,
decorative detailing with brick, and decorative molding aze e�mp]es of
omamental features on commercial strucNres found on Concord Street
and surrounding commercial azeas. Creative use of these details gives
each building a unique appea�Nice. They should not be removed or
altered unlessitis absolutely necessary.
Color Selection
Fainting can have a dramatic visual impact on a building. A carefully
considered color scheme can nnify the facade and enhance the streetscape.
Color choice is a matter of personal preference, but you should generally
choose colors that were acailable at the time your buildin� was con-
structed and that complement the natural brick colos Earth tones (green,
dark reds, pale yellows and browns) were populaz in the Iat[er half of [he
19th century; lighter shades predominated in la[er decades. Pay special
attention to the relationship of your wlor scheme to those of adjacent
buildings.
Keep your color scheme simple. A RPica( scheme might use 2 or 3
colors: a base color, a second color for major tnm, and somevmes a third
color [o highlight [he minor tcim. Often [he base color wil( be the natural
brick or stone of your building. The major trim color should enhance the
effect of the base color and the minor trim color accents the minor trim
details and the major Vim. Often a darker or lighter shade of the major
uim color is an effective choice for the minor uim color.
When painting wood or metal always prepate the sudace by removin�
loose paint and sandine all rough edges thai remain. Prime the sudace
with a high qaaliry oil-base pnmer and follorv with n��o finish coats of oil-
base paint. Never paint brick or stucco.
Riverview Commercial Corridor Revitalization ProS�ram 26
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Signs and Graphics
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Signage is an essential element in any comme�cial distuct Unfortunately,
signage has oRen been one of'the most distiguring eiements in the �ut�n
landsc�e. A visual clutrerof ovecsized and ill-posifioned signs presents a
negative image for [he enlire sheet
A business's sign is important not only as an idenrifier, but aLso as an
expression of an image for the business. Do not undemstimate the value of
qualiry sig�age. A clear message, srylistily presented, will encourage �ssersby
to venture in. Money spent on quality sigoage is usually money well spent
When thiniang about signage, consider the following:
Audience, Type, Size and Placement
Sig�age can be categorized into two basic Types: 1) Signage aimed at
addressing the pedestrian and (2) signage meant to ataact the peison in the
vehicle trnveling at spceds much faster than the pedestrian SmaIler scale 9gns,
projected perpendicular to the building, infoim and invite the pedesnian to stop
in. Simple,clearsignsmountedonthebuildingworkbestataddressing
pe�ons in the car. Do not assume that the largest sigp is the best Pay
patticulaz at[en[ion to how your sign relates to }rour b�.nlding. Look for logical
signage locations on your facade. Continuous flaz wall areas above display
windows or alxive upper story windows are gPically good choices. Do not
cover windows, doois, orarchitectural omantent A good sig�looks like it
belon� where it was placecL It should be an e� of the overall design of
yourfacade.
Message and Design
A good sign is simple and direct Choose a letter stcle or grnphic heatment
that projects your image and is clear and easy to read Ldght coloied lettecs on a
dark background ue generally easier [o tead than dark on light Coo�inate
sign colo� with the colo� oF the building.
A good sign can take many forms. It mac be painted on a flat panel., or it
may have a sculpnual quality. Individual letters might be applied To the facade.
Logos or lettering can be painted, stencilled or engraved on windows. Even ihe
windows are usvally appmpnate and Possess a ch2rm that can be very
- --------- -- - -- ---- - -
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ataactive, if not overused Dimct illumination by incandescent lamps usoaliy
lights other ldnds of signage.
Alleys or Umis�al Space Between Buildings
Alleys or space that seems too small to build or e�pand on should no[ be
overlooked These unused s�ces can be hun� inioattr-acti��e secondary
corridots, or special places to eat, sit or even shop in. These enhanced
"alleyscapes" can benefi[the tivhole streetscape. This land of project is best
approached as a cooperafive effort among adjoining store o�rneis.
The design of impmvemenis to youralle}� facade should ct�ely follow
the conventions you have established on the sheet facade of }'our building.
You should follo�v tlu'ou2h «nth y�our develo� im�e herc.
HAY • DOBBS r..a. Riverview Commercial Corridor Revitatization ProCram 2 �
Examples of bad sisnage
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base, the middle and the top.
HAY • DOBBS r.n
D) Building Design Guidelines
Scale and Massing
The general scale of buildings in tum of the cenhuy neighbochood
commetc.ial amas is 2or 3 floozs (rypically 2535 feet). Building azticulasion
and definition relates w this scale. Building macsing is npically limited in bulk
to center Icaded aparhnem blocks and to 1!4 to 1/2 block commercial build-
ings. At times commetcial s�ucmms that occup}• only one parcel can found
These swctures are typicalh• 40 or 50 fce[ wide. Rarely; if ecer, do sin�e
projects occupy a full block f�antage.
New construction should emulate this scale and massing. If taller
builclings are desired, they should be articulated and/or set l�ck at upper levels
so as to convey an architecmra! expression at the top of the 2nd or3rd story
leve4 If bulkier buildings aze desired, their horiwntaliry should be broken up tp
convey an architec tuca! expression of sevemi separnte vertical buildings as
opposed to a single monolitivc smicture.
Setbacks '
Setbacks in the mmmercial corridor aze govemed by� the City of St Paul,
and wning dictates the number of feet a building must be set back General
restrictions include: The builcling may occupy required front yard setback if the
off-sacet parlang azea is set back a minimum of si� feet from any front or side
sheet; Side and rear yard setbacks are not required if the walls facing the yard
do not have windows; If side or rear walls do have windows, a nrinimum
se[back of ten feet must be pro�2ded; And if a building adjoins a residential lot,
then a ten foot setback mus[ be provided.
Facade
Facades should be azticulated with a base, middle and cap.
In general, the lase should be open and transpazent to enhance the
pedestrian experience The �erticality of the builcLng should be eacpressed
Middle throu�h colwxms, pilasteis or other vertical expressions that frame and
armculate storefront openings.
The second and third Iloo� should be azticulated b}� punched window
openings. These openings should be broken dosm in scale by muliions,
Base muntins or other devices so as to a�'oid lazge uninteresting areas of glass.
Honwntal ribbon windo« s are unacceptable.
The top of the building should be articulated by a decorative comice,
coping or other such measures.
Architecnual elements should also be inhoduced to add interest to the
facade. This may include [he maznpulalion of materials, colors, tea[tuas and
depth as well the use of light fi�tures, canopies, awninss, brackets, signage and
S�Phics.
The Building Wall
Building design on each development parcel where new construcUOn
will occur should incorporate particulaz horizontal divisions within the
vertical building wall. Such divisions adhere to the concept that urban
building walls have, in general terms, three vertical divisions: `Bases,"
"Middles," and Tops."
New building construction should consider the impact of the anficipated
building sVeerivalls. Building streen��alls framing di}Terent streets and open
spaces should be appropnate to the spaces the}' frune. Various elements that
mnstitute the chuacter ot ih�e streetu�alls includc aradec, espression l�nes,
setbad:s, as well as materials and fenestration.
Riverview Commercial Corridor Revitalization Proctrem �
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Examples pedestrian scaled streeflights
HAY • DOBBS r.n
Building Heights
Building Heights in the project area are gocemed by the City of St
Paut, which provides for a basic building height IimitaROn of thirty feet
�vith a greater biulding height altow�ed in limited instances. Some of the
possible locations for buildings in eacess of thirty feet aze those generally
indicated in the diagram to the left These sites for higher structures
related to the commercial comdor aze as follows: In the Riverview
commercial corridor, taller structures are contemplated at the edges of the
project azea - north, northwestem and southeastem ends, as well as on the
bluff overlooking the river. At these locauons, taller buildings would help
mazk the limits of the cocridor, while reducing the impact of building
shadow pattems on the corridor and iu respective buildings. Ease of
access and distance from ihe smailer scale bnllding fabric of Riverview
commercial corridor are impoitant factors in the selection of these
locations.
Materials
Buildings of three stones or less, with the excepuons of housing and
pariang stcuctures, shouid use brick, block, stucco andlor stone masoniy
as the major facade material. Sensitive derailing should be used to umte
different materials into a holis[ic building etpression.
The facades of resideatial buildings which are four stories or less in
height wiil include as primary facade materials brick, «•ood, smcco, or a
combination of these elemenu
E) Streetscape and Landscape Design Guidelines
pedeshian Paving �
Width and type of grou�d placie paving shouid be developed in a
hierarchy according to the type of street and consequent amount of
pedesuian hafFic anucipated. Pa�zng materials should provide a sense of
continuity with the anticipated fabric of new and existing buildings, and
patterns within paving should reflect buildin� modules and indicate
building entries, street crossings, and other significant events.
Pedestrian paving shou[d be separated from streets by standard
integral curb and gutter curbing or in special circumstances granite
curbing. The curbing should provide a constant line of material and
dimension along all edges bericeen roadway and pedestcian surface, while
pedestrian sudaces themseh•es aze permitted to be differentiated accord-
ing to streetscape type,
� lighting will serce both to procide an aesTfietic qiiTty
and identity for the project area and to provide suitable light lecels
for safety and security. Both functional and aesthetic goals should
be met with fixtures intended to provide distinction without
incompaTibility with City of St. paul requirements.
In recognition of potential blockage oF some light on the
pedestrian surCace by tree planring, street lights may possibly be
augmented by building "spill light" and/or building mounted lights.
These fixtures cvou2d be selected on a building-by-building basis.
Riverview Commercial Corridor Revitalization Proqram 29
a � d�°
Tliacordeta prorsacmm Frexinus
Lirileteai L�nden SuHa� Meple PenivsyHenks
Grean As�
Arer Rvbrum Ginkgo Biloba Malus F�azinus
'Armstrong' Fasligia/a Profusion' 'Marehell's'
Red Maple 'Sentr� Flowenng Creb Seedless Ash
Sugges[ed Street Tree Species for Streetscape
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December 1999
Tree Planting
One of the goals of Riverview Commercial Corridor Revital-
iza6on Project is to provide a vitai, pleasant, and inviting destina-
tion with ampie uee planring on public and private property. The
three dimensional scale and impact of tree lined streeu and open
spaces are important aspecu of the Riverview Commercial Corri-
dor. Various species of trees may be considered for use within the
overall system, deFned as to their appropriate use, and classified
accordingly. Coordination with the City Forester is required to
coordinate overall design intent with Forestry plans.
For tLe purposes of discussion and design, trees sLould be
understood in several classifications as they relate to intent and
impact. These classifications divide the uees into large scale street
trees (refersed to as "Lazge" trees); small scale sueet trees (referred
to as "Small" trees); "Bosque" trees and "Lawn" or "Specimin"
trees. It is intended that trees in like applications be of tLe same or
complementary species and that trees be selected as appropriate for
each pazticular application.
Trees witLin each classification should be analyzed in terms of
form, height and spread, texmre, color, salt resistance and urban
suitability.
Fencic�g and Hedges
Fwcin� and hedges are excellent vrays to deSne public and privare space,
as well as encourage pedesaian use. Clearly de5ne the corner and the sueet
edge [o mamtain the idenfiry and cl�azacter of public and private space.'Ibis
reinforces the sen�e of place within the area
Qearly mark sidewalks to pieserve and encouraQe pedesuian use. When
ihe continuity of the sheet edge is broken by frequent asb cuts for drive-
tkuouah busmesses and paddng lou, sidewalk use becomes confusing and rhe
sense of safety is weakened.
Sepacate and screen [he parldng lot from the sidewalk witb a low fence,
planrings, or a change in surface w mamtam the pedestrian path along tbe
street 'Ihis gives the amz a sense of scale and can divide the pmpose of each
s�.
Ground Covers
Where hard surFaces are not implemented ground cover wID be
needed. Ground covers include nuf, ivy, sedum, junipeis, or other
perennial materials suitable for the intended use.
continued nextpage
Riverview Commercial Corridor Revitalization Program 30
Suggested Streei Tree and Lighting Spacing for
Streetscape
LI
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41
HAY•DOBBSe.a
Tl�st, recepracles
Trash �eceptacles aze an e�enfial element of civic cleanlinecs, yet by their
cery number conhibute to dutter and confusion on the sheet Both publicly
and privately maintained receptacles can be used, but must maintain cohesive-
ness to prevent uncomfottab(e or �ttracfive spac�s.
Aincipal hash receptacles should have two parts: a concealing open-ended
outerdnmi (allowing nothmg w collect inside) as the fixed holder fa a
remo��able basket Dmms should be permanendy anchored to the sidewa]k az
come� adjacent to a li�t pole. Baskets and drams shoaid t� damage-�esistant
and visually unobhusive along the sheet Both public and private receptacles
should conform to a single forcvat, which w•ould include several sizes, with no
commeicial adveNSing..
Benches
There are buh a few otTsh�eet areas for authorized solo sitfing or socialiring,
and few if any sidewalk rafes in the Commercial Comdor. Pacque Castillo has
some seating, but it is lazgely directed inward Yet there aze pockets of s�ace
and blank walls that lend themselves to benches, steps, a wide bollazds to
comfort a walker or a waiung bus rider. These are not saciable sheets in a•
msidenrial neighborhood, yet they couid be tbe midtown equivalent, fomring a
"business neighborhood." Plantecs, low walls, benches orwuidow seats of
sitfing height will all enhance a sense of place. Every small opportunity for ad
hoc accommodation—for mini-p3dcs, bus stop parklers, even fora single bench-
-should be seized cieatively. The ciear message, "Peaple are welcnme here,"
will bolster a more amiable environmen[in which heavy public use will
discourage littering, loitering, and disrupfive street activit}�.
Riverview Commercial Corridor Revitalization Prosarem 31
Example of bench and trash receptacle cuirently
utilized on the �Vest Side.
� In sc�me Iceations, a combmalion of uses may be
_ mpresented in one unrt, such as this bench�planter!
tnsh recep[acte-in-o�e, in �tontreal
a� _rro
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. H.�1" • DOBBS �� �.
4.3 Examples of Guidelines Applied to Existing Bniiding
�'arrative
Located on the south side of Concord Strcet east of the f ntersec[ion of
Co�cord and State Streets, this buildme r currendy� a �ic;e single level
bnck buitd{ng The current storeiront ;u�d s�snaee is m nced of improve-
ment. The recommcnded mod�ticaitons mcludzd mstallme a new wtored
anodized afummum storefront ar,d thcrmal pane �� indo�os along with a
ne« s�gn band o�cr [he storefron;. Projectmg sfsns should be insialled at
both ends of the bufldm� to trame tne storefrori and attract pedestrians.
Signase should be instatled in �he sien band and �c« `gooseneck"light
I i�tures shoulci be installed to illuminate [he sienase. Vin��l �cindow
grxplucs' siiould bc roswlied m tne Storel ront ��� indo�� s�o add cohesive-
nese, ��wutd �ntcrest and pedestna c�ilcd mlomiauon. Thc existing brick
shoul�i ts, ctcancd «i�h and ac�d �� a�h and tu�l.00intcd as rcquircd.
Riverview Commerciai Corridor Revitalization Proqram 32
�
Signage �
Entry identified and
articulated by canopy
Large display window
provide transparency
and display area. �
Overall architectural
expression is clear
�
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Existing Conditions �=t`..���:- :. •
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Narrative
Lcc:atcd in thc northn�est comer of [he project azea, this building is
areuabl}� the f7rs[ wmmercial structure [hat one sees �chen aaiving from
west. O��er ume the buildine has been covered o��er, painted and laden
��•i:h mismatched sienaee and displays. The intention of Che remodeiing
and clean-up is to com'ec a much simple exprzssion. The currently
cocered displa�� �cindo��' should be uneovered and opened up similaz to
the acijecent x�indot�•_The.6uildin=entr} shouid. be deCined by, th.e addirion
of an entr} ranopy�. Old paint should be gentl}� remo��ed io uncover the
esisting bnck �eneer. Sisnase and lightin� shou[d be simplified and
ccr�rdmated to com c}� a simple dear message lvhile complementing the
the cen� simpie archrtecmral espression.
Concept
Illusvative �iew of
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conditions � -
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HAY • DOBBS r.� Riverview Commercial Corridor Revitalization Proqram 33
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Narrative
La Clinica is a highly successful clinic located m the heart of the pmjec[
azea. UnforNnatety, the buildina scale is quite IoFr and its si[ing in pcwr.
The building sits at a 45° angle to the stree[face and creates a series of
��oids in the pedestrian experience on Concord. Additionally, due to the
low height of Ihe building, little is done to reinforce the street edge
condiUOn. Therefore, it is recommended that sismficant improvements be
installed adjacent the public righUOf-way in the forzn of a low hedge,
decorative fencin� and piers, and decotati�'e li=htine. The piers should be
made of masonry, prefernble brick, to pick up on the maienal vceabufary
of adjacent buildinas. These piers should hare cas[ stone caps and
dzcoraUVe I�ghting� Decoran� e fencin� sliouid Ix ins[alled in between the
piers. The in[ended effec[ is create an implied streeavali alon� the length
oC [he PC�UCrtV.
HAY • DOBBS r.� Riverview Commercial Corridor Revitalization Propram 34
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Originally a movie theatre, this building 6as been converted to a light
indusaial facility through the installation of two additional IIoocs of usable
space. The ori�inal gound floor space is in tact but broken up by the
coiumn grid of rbe two new intersnt�al floors above. TLe intenaon of ibe
remodeling would be to renovate the interior and the exterior in order to
aeate a mixed-use facility.'Ihe renovated theatre would house retaill
commercial acfivity on the lower level and office uses on'the second and
thurl floors. New windows «ould be installed in tbe exterior wall and a
new common enuy would be installed facir,g Concord S�eet.
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HAY • DOBBS rn. Riverview Commercial Corridor Revitalization Program 35
Deesm6m 1999 __
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• The entire length of Concord street from Wabasha to
Highway 52, as �cel1 as Robert Street north of Concord is a
very broad and long area and therefore to create an intensive
streetscape along the entire length is not practical.
Yid
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5.1 Stmetscape Concept
Over the course of sevecal lazge group and focus group meetings, ideas
and issues for a streetscape concept were discussed. The discussions
K•ere based on the follocving premises:
• There is an exisung streetscape on Concord and Robert
Streets that is incomplete.
• The existing streescape is comprised of boulevazd trees,
small metal special district signage mounted to lightpoles,
themed colored concrete benches, decorative paving in
selected areas and decorative lighting in selected azeas.
Through diswssion and design exercises, three themes emetged. These
themes will be blended into a final streetscape concept for the azea. The
three themes are:
• Develop a center median or boulevard along Concord Sueet
and Robert Street and plant street trees in this boulevard
• Develop Gateway� Towers at key� edges of the project area
that define passage into and out of the district
• Create special districts at ConcordlWabasha, Concord/Robert
and ConcordlState. Enhance these districu by introducing �- -
pedestrian scaled items such as decorntive paving, traffic �,
calming devices, street fumishings�aq¢ thematic items. _� �
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Riverview Commercial Corridor Revitalization Proaram 36
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� HAY • DOBBS r.n. Riverview Commerciai Corridor Revitaliration Propram 37
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Cross Section and Street Plan
It is recommended that a boulevazd/tum lane be placed in the middle of
Concord Street and Robert Street. Trees should be planted in the
boulevazd and in the sidewatk where they do not currently exist
Recommended Species can be found in Section 4.2 of this document.
Final selection should be compatible with design intent and should be
coordinated wiYh the City Forester.
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Riverview Commercial Cossidor Rev{tatiration ProAram 38
District Definition
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HAY • DOBBS v a
As described in the Stree[scape Concept, each district surrbunding a
major node should be developed with a similaz yet unique design
vocabulary. Benches and Trash Receptacles shou2d remain constant
throughout the corridor to lend consistency to the corridoc Addition-
ally, they have already been successfully installed in certain azeas and
therefore should remain concept-distinct differences between pavement
of Concord/Robert and Concord/State.
id State Street District
ed concrete pavers of unifoan color
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Multi-colored brick or concrete pavers or multi-
colored poured in pIace or precast concrete
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Area Wide
Colored Piecast Concrete BoIIards 'shonld be
introduced to add texture, definition and protection
of pedestrian space a�.3 cadence to pedestdan
experience
Riverview Commercial Corridor Revitalization Proqram 39
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5.2 Open Space
Cucrenfly Parque de Castillo is the only directly accessible
open space in the project azea Unfortunately, the park is underuUlized
and not connected significandc to Concord or Robert Streets. Over the
long term, throu�h proper redevelopment, it is possible to connect the
pazk back to the sueet in order to create a more useful public open
space. �
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Riverview Commercial Corridor ReviWiization Propram �
5.3 Trails
Paths, bike traits, and connecting thoroughfazes aze prevalent in
the West Side, although access to these azeas is often obscure. Ellorts
should be made to inuoduce directional signage in the project azea that
• allows visitors and residenu to more easily connect to these trails.
Below the major trails in St. Paul aze shown.
. MississippiRiverTrail
SL Paut Grand Round
C ap' -- ' ^—'-
To Munger State Trail
To Phaten Regional Park
To 1�Yinnehaha Pazk Re�c
Tmil Head
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North along the
�ssissippi towazd
Como Re�onaI Park
Downtowa
St. Paul
River
-- - ----- ° - -----
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ontrnuesSouflialong -��---
Continues North up th Mississ�ppi River
thab5ssissippi River
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HAY • DOBBS r.a Riverview Commerciai Corridor Revitalization Prosaram 41
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Entrance to the �Sissisappi Ri��cr Trail
undemeaththe��'abasha Brid�c.
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The blississippi River Trail soiah�cest of t.
Y'acht Club. and northeast of Snuth Street
�Sissi�ippi RiverTrail Ia�idns eastandwest,
}� respectively, from the DfecL cal Center Plaza,
�(orated at Fillmore Av e. and Robert Street
�b..�
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Stai�way leadingfrom Oluo S[. anQIsabel St. doti�Ti to tlic ba;:; of OhioSt.,
whichcurves slowly do��n the bluff.
RiverviewCommercialCorridorRevitalizationProgram 4 �
Side«zill: alon� Cherokee >1� e. ov erlookin�
thebluffs doan to the ri� e� and drntntrn�m
HAY•DOBBS r.x
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6.1 Tenant Recruitment
Key [o any new development or redevelopmen[, as well az to the
ongoing leasin; of available spaces, will be the rernumient of key
tenants. A s[udy developed by Kemp and Mazshall in 1994 entided
"CSBA Marketin; Plan' outlined the following potential uses re-
quested by respondents polled as to their preferences for future tenanu:
These can be broken into several sub-secs:
Ethnic Theme
Po[tery and other Imports (Mexico, etc.)
Clothin; Stores, Ethnic (Imports, Mexico, Guatemala, etc•)
Clothin; Stores, Westem/Southwestem, "Cowboy"
Clothing Stores, Casuai Contemporary
Jewelry
Home Decorafions
Imported Wines/Liquors
Tmport Specialty Shops '
Specialty Candy, Bakery, Ice Cream etc.
Restaurants, Mexican
Restaurants, German, Italian or other ethnic
Grocery
B usinesslConvenience
Laundromat / Dry Cleaner
Copy Shop/One Hour Photo
Hardware Store
Video Rental
Discount Store
Bank
Shoe Store
Grocery Store (convenience or American)
Florist
Phazmacy
Check Cashing
Legal Services
Artistic/Educational/Ihematic Destination
Artists S[udios-particulazly ethnic aztisu
Antique Shops
Candy Store
TechnicallTrade School
k....�;�_c�_. _ . _ _
Coffee Sbop -- ------------ — --
Live Tt�eater
Library Ouflet
Art Gallery/Fiaming/Poster Shop
On the following page there is an oudine of key steps and primary
responsibiliry for these steps necessary for transformation of these ideas
into acdons and integrauon of these ideas into other inifiatives.
In seccion 8.2; additional suagesaons made by ,the community regazd-
ing possible uses for the commercial cotridor and ways to revitaIize the
nei�hborhood are documented.
HAY • DOB$S ra. Riverview Commercial Corridor Revkalization Program 43
Deamb<r 1999 . _
b ��dla
Programs and Strategies continued
Tenant Recruitment, continued
R�e. nonsibiliri Task
Gibbs Planning Group
Pro}ect Manager and Hay • Dobbs
A)
m
Complete Retail Mazketing Smdy commissioned by the City
Assist in performing design/planning/fmancial analysis of
proposed projects/improvement outlined in Sect. 4.1 heiein.
I2EDA/NeDAlRCCRP Manager/Hay • Dobbs C) Refine list (from prior page) and determine appropriate
tenant mix desired. Idenufy prioriry uses and tenant types,
define selection criteria and evaluauon criteria, idenrify
potenflal conduiu for market rate and gap fundin;
REDA/NeDA/RCCRP
Projecc Manager
Project Manager and Hay • Dobbs
Project Manager
Project Manager and Hay • Dobbs
Project Manager
D)
E)
�
G)
H)
I)
Identify Project Manager and assign responsibilities herein
Collect/Develop list of potenflal tenants, addiaonally if
required, engage real estate leasing brokerage fum on a'
consulfing basis to fmdhecruit prospecave tenants
Define space needs of potential tenants
Identify opportunides for leasing existing available space and
idenafy demand for newly consuucted lease space
Work witl� interested tenants to solve problems of pazking,
tenant improvemencs, building modifications, insurance,
fmancing, mazketing etc.
Assist in swcturing of transacflon/lease negotiations between
tenant and property owner as well as coordination of City of
St. Paul, RFDA/NeDA and/or RCCRP involvement
HAY • DOBBS r.+. Riverview Commercial Corridor Revitalization Program 44
December 1999
�
�
Responsibilitv
RCCRP Program Manager/REDA/NeDA
Programs and Strategies condnued
6.2 Small Business Assistance / Minority Business Assistance
Businesses and individuals considering starting businesses, are often in
need of assisrznce. This holds rrue especially for minority business
owners that may, in addifion typical baniers, have difficulry with the
language, legal aspects, code and enforcement issues as well as
expectations for being a"good neighbor" to surrounding businesses.
Task
A) Create a clearinghouse for information, a"one stop shopping"
point, preferably at the RIDA or NeDA office that potenaal Dusiness
owners can readIly access. Compile a"shopping lisP' of items required
for business siart-ups tLat describes the necessary steps ro stazting a
business. Develop a list of resources and contaccs that are associated
with the list, incl¢de phone no., address and reason for being on the list
Create Mulri-Lingual versions of this informaflon, enlist the help of tLe
City of St Paul, if necessary, for translafions. .
RCCRP Program Manager/REDAlNeDA B) CompIle a list of lenders that aze aware of the RCCRP.
Addiuonally, develop a list of other resources tl�at may be available
&om the City of St. Paul, RCCRP C.I.G. program, SBA, STAR Cmanu,
C.I.B. etc. Publish and distribute this information to cvrrent business
owuers. Add to list of resources outlined in item "A" above.
RCCRP Prog. MgrJRIDA/NeDA/Ilay • Dobbs C) Develop a"Small Business Task Force" comprised of staff
&om REDA or NeDA, RCCRP, City of St Paul and Hay • Dobbs ro
meet on an as-needed basis wirh exisung and pocential business owners.
RIDA to idenflfy leaders and assist in forming/ D) Form a"Riverview Commercial Club" or other such group
hosting. Businesses should take lead thereafter consistina of existing businesses. Meet on a monthly basis.
RCCRP Program Manager/REDA/NeDA E) Tap into resources that can disseminate information about
business activitres in the azea and potenflal opporcunities for entrepre-
neurs. This may include azea churches, newspapers, intemet web srtes,
City of St. Paul literanse, East Metro organizations, District Councils,
and orhers.
RCCRP Prog. Mgr.lRIDA/NeDA1Hay • Dobbs F) Develop joint pazldng solutions. This may include shared
pazking, shutfles, valet or contract pazking and others. Meet with
notential contracUvalet parkin� operators and identify lo;isric needs,
abo-ve, todiscuss, -- - -
review and take
RCCRP Prog. Mgr./RIDAlNeDA/Hay • Dobbs G) Perform fmancial and development planning analyses witY�/for
identified opportuaiues for developmendredevelopmendreposiuoning
or other opportunities
RCCRP Prog. Mgr./REDA/ Group described in H) Develop joint markefing efforts to promote area businesses,
item "D" above especially those drawing from the region such u specialry stores,
groceries and restaurants. Provide driving/parking directions, Gst store
hours, develop restaurant guide and/or service d'uectory and promo[e
the aiea as a whole.'
REDA I) Condact oneoing reconnaissance for interested businesses ti�at
will add vitality to the commercial mix
HAY • DOBBS ea.
December 1999
Riverview Commercial Corridor Revitalization Program 45
�
�
�
Contact
City of St. Paul Website
Citizen Service Office-General Infoimation
City of St. Paul Business Resouice Center
Riverview Economic Dev. Assoc. - REDA
James J. HIll Business Reference Library
SCORE (Service Corps of Retired Execuaves)
University of St. Thomas, Small Bus. Dev. Ctr.
Metropolitan Economic Development Associa-
don - MEDA(assistance for ethnic minorites)
MN Small Business Assisrance Office
Woman Venture (assistance for women and
minorities)
Metro East Development Pumership - MEDP
Small Business Administration - SBA
HAY • DOBBS PA.
Deeember 3999
Programs and Svategies continued
Small Business Assistance/Minority Business Assistance, continued
'i'here aze many resources available for business ownecs and managers
some of which aze listed below:
('ontact Information
bttp:/lwww.ci.saint-paul.mn.us
651-266-8989
Ph.� 651-266-660Q
Ph.# 651-222-6347
Ph.# 651-227-9531
Ph.# 651-223-5010
Ph.# 612-962-4500
Ph.# 612-378-0361
Ph.# 651-29Cr3871
Ph.# 651-646-3808
Ph.# 651-223-5000
http:!/www.sba.gov
Mpls. Office Ph.# 612-370-2324
Riverview Commercial Corridor Revitalization Program
.�ro
46
Programs and Strategies continued
Contact
City of St. Pau] Website
Citizen Service Office-General Informaflon
6.3 City of St. Paul Involvement
The City of St Paul can piay a major role in the success or failure of
these efforts. Coordinadon with the Ciry should occur on five fronu:
1) Ongoing communicaGon with Ciry Council and Mayor
2) Coordination of small business development issues with
City programs and xegulaaons
3) Working with the Department of Public Works and Pazks
and Reaeation on numerous infrastructure
improvement and coordination issues
4) Reporting and resolving nuisance as well as criminal issues
and working with Licensing and Inspections and the
Police Department to be proacave
5) Ongoing development of Capiral Improvemeut Budget
(C.I.B J proposaLc/requesu for pvblic projects
Contact Information
http://www.ci.saint-paul.mn.us
651-266-8989
A) Ongoin; communication with City Council and Mayor
Chris Coleman, Council Member Ward 2 PL.# 651-266-8620
John Lesch, I.egislative Aide Ph.# 651-2668620
Mayor Norm Coleatan Ph. # 651-266-8510 Email no:m.coleman@skpaul.gov
B) Coordination of small business development issues with
Ciryof St. Paul and other programs
City of St. Paul Bnsiness Resource Center Ph.# 651-26Cr6600
Brian Sweeney, D'uector, P.E.D. Ph.# 651-266-6628
License, Inspections and Environmental
Protecrion (LIEP) Ph.# 651-2963871
C) Complainu or Inquiries about licensed businesses,
environmental hazazds, building inspecaon, building codes
and variances of ihe zoning code
Complaints or Inquiries Ph.# 651-266-9090
---- Streeu
Sidewalks
Sians, Signals and Lighu
coordinadon issues controlled
651-266-6120
65I-487-7200
Neighborhood Eyesores
E) Reporting Nuisances such as mbbish, animals, junY„ cars, etc.
651-266-8989
� Non-Emergency Police Services and Crime Watch
Sg� Art Guesoro, West Side Substation 651-292-6509
Police general nnisance/non-emergency 651-291-1ll1
West Side Safe I�Ieighborbo¢d Coun,cil _ 651-298-9727
West Side Citizens Organizauon 651-298-8867 ''`
HAY • DOBBS ea.
Deeember 1999
Riverview Commercial Corridor Revftalization Program 47
r�-
� �
O 1 �'r�
6.4 Key Mazket Niches
The following in an excerpt from the Commercial Market Analysis
prepared for the Riverview Commercia! Corridor Revitalization
Program by the Gibbs Planning Group, lnc..
Execuave Summary
The Concord Street business district is presenfly made up of n�erous
prospering small independent businesses and represents on of St, Paul's
best opportunities for significant expansion. Many of the West Side
residenu aze loyal to Concord Street businesses and shop ihere on a
regular basis. In addi6on, Concord Street is a unique shopping/
entertainment destinauon due to its unique and authenuc Hispanic
f]avor. Many businesses have successfully expanded ffieir trade area to
include much of tLe greatu Minneapolis/St. Paul region, and several
more have this potential.
This smdy finds that an additiona135,000 square feet of new retail
space could be supportable in the Concord Disrrict in the near future.
The populaaon base in the trade uea is growing and the median
income is higher in tl�e Concord Street irade area than what is average
for the Ciry of St. Paul. Fur[her, retail trade is currenfly srrong in the
area - many of-the Concord businesses report above avera;e sales.
New retail should be located adjacent to exisana retail to establish a
more concentrated core. It should also carry mercbandise that rein-
forces tl�e Hispanic mix in the area. New retail offerings such as a
restaurant, coffeehouse, household accessories store and a jewelry store
can broaden the appeal of the area, wbile enhancing the "vnage of the
dishict as a unique destinaaon. Consumer perceptions of Concord
Street can also be inproved through better visuai merchandising and
sveet maintenance.
It would be advantaoeous for Concord Srreet to implement a coordi-
nated management and leasing pro�am. This, combined with an
increased amount of modem leasable space in the disuict, can help
attract new tenanu in desired retail cate�ories.
'� 48
HAY • DOBBS rx. Riverview Commercial Corridor Revitalization Program
a D«embm 1999
�
�■
Pucpose of Study
Gibbs Planning Group, has been requested by the City of St Paul,
Minnesota and tLe Riverview Commercial Comidor Revitali7ation
Program to conduct a qualitative evaluation of tl�e retail component of
the Concord Street District in West Side St. Paul.
The foliowing issues were addressed as part of this study:
1. What is the current retail mix of the Concoid Sneet District?
2. To whom dces the Concord Sueet Dutrect appeal?
3. What are the short teim and long teim trade areas served by the
existing retail mix?
4. What aze the current and projected populated and demographic
characteristics of trade azea residents?
5. What addiaonal retailers and restaurant types aze supportable in the
Concord Street Disuict?
6. What are the'u projected sales volumes?
7. What chan;es can be made ro encourane increased consumer
patronage m the Concord Street District?
HAY • DOBBS ra. Riverview Commerciat Corridor Revitalization Program 49
December 3999
o��� �
'Ihe following presenu recommendauons for tLe addidonal retail
squaze footage that will be supportable in the Concord Street Distric[ by
2003:
e
sf
� �����
��
�11
tt
11
�
1,200
1,500
S00
Retail Category Comments
I-Iispanic Restaurant ................... Quality/formal wifl� liquor
Fumiture/Anfique Stores........... A southwestemlwestem emphasis
Household Accessories..... To include soutl�western-oriented lamps and
decora[ing accessories
Coffee Shop ............................... Such as Caribou
Cards and Gif�s
Craftsand Craft Supplies
Jewelry and Accessories.....
Personal Services..
Vegetable and Fruit Mazket
.... Southwestem
..... Such as hair care, nail caze and cleaners
500 Florist
12,000 Drugstore ................................... A chain such as Snyder's Drugs, offering a
full variety of convenience foods, as well as
health and beauty aids and prescription services
Figure 5: Recammended retail categories. Please refer to Exhibit C of
the Appenix (of the Gibbs Document) for the complete reconunended
retail mix and forecasted expenditure potentials for the year 2003.
HAY • DOBBS rn.
Deeember 1999
Riverview Commercial Corridor Revftalization Program 50
71 Pazcel Tesfing and Development Schemafics
A) Aclmowledge a general lack of retaillcommercial space per
research by Gibbs Plamm�; Group, Hay • Dobbs P.A., and
from community inpu�
B) Enlist expertise of professionals to pazcel test and perform
Schemauc Design on selec[ed sites idendfied in Section 4.6herein.
C) Based on Schemaac Design, prepare cost estimate.
D) Perform preliminary fmancial analysis, in tl�e form of a 5 or
10 year cash flow proforma, on each project to determine positive or
negative cash flow.
E) If negative cash flow, determine ways to lower project cost,
increase project income, or introduce one or more subsidy in the form
ofgrants, write-downs, low interest loans, tax abatemen[s/deferrals,
TIF, grants, forgivable debt etc. in order to create posiflve cash flow.
F) If positive cash flow, proceed to step"G".
G) Acquire site, if no initial ownership is intended proceed to
"H". If init�aI site controllownership is intended proceed ro"G"
I� Mazket available @evefopmenc sites through brokers, newspa-
pers and other mechanisms
I) Prepare design guidelines for selected sites
J) Prepare Request for Pmposals for selected sites or work
direcfly with a predetermined short-list or individual developer in order
to solicit a Development Proposal for the site(s) in question
K) Review Development Proposal(s)
L) Work with Developer to gain site control (if not already
con[rolled), gain neishborhood approval for possible rezoning, and
generally facilitate tfie development of the parcels m quesfion
continued next pa�e
�;'
HAY • DOBBS ea. Riverview Commercial Corridor Revitalization Program 51
Dettmbv 1999
0� -t'io
72 Sueeucape
A) Based upon streetscape concepts contained herein, prepare a
prehminary cost est�mate of streetscape project for inclusion in the next
C.I.B. proposal process, 2001; and the next Big STAR Grant proposal
process m 2000.
B) Eniist expertise of professionals to coordinate design intent
witb the City of St. Paul, Department of Public Works.
C) . Enlist expertise of design professionals to prepare schematic
design and desi�n development drawmgs for the pro'ect. Coordinate
with tLe City of St. Paul, llepartment of Public Wor�.
D) Determine level of funding, if funding is minimal, prepare
phasing plan for multi-year funding and construcuon.
E) If adequate funding is secured, pcepare Constmction Docu-
mencs and Spec�cabons for the project. Modify project scope as
required by allocated funding. •
7.3 Ancillary and Smaller Projects
A) Develop Schemaac Design of selected public and private
projects identified berein and developed through ongoing dialog with
neighborhood representatives
B) Follow processes as required in sections 7.1 and 7.2 to
proceed witb implementat�on
7.4 Promotions, Public Relaaons and Muketing
A) Develop a stronoer, more descripuve and memorable name for
the district. "Disuict Del�ol" has been discussed with several focus
groups and individuals and is recommended because of its visual
reference [o tl�e already adopted West Side logo of the rising sun over
the river as well as its complementary blending of the English and
Spanish languages.
B) Use "District Del Sol" on business cards, menus, flyers, print
ads and marketing material. Convey name cache to azea realtors and
encourage its use on real estate advertising.
C) Develop joint markeung programs wiffi area private and
public businesses and agencies.
D) Create marketing material that creates synergy between
business. eg. Purchase �SU worth of groceries at El Burriro and get a
coupon for a free appetizer at EI Amanacer.
E) Work with Chamber of Commerce, Tourism Groups, State of
Minnesota etc. to ensure that "District Del SoP' is prominent in their
literature and promoaons.
Also See Secflon 6.0 Programs and Strategies
FIAY • DOBBS r.n. Riverview Commercial Corridor Revitalization Progrem 52
Decembsr 1999
■'. t
Off Str
Concotd/Robert
Mid-Concord
Concord/State
Total
On Street
Robert
Concord
State
Total
Bus SWps & Routes
- ° ■ ■ ° Route 8
m � Route 29
Route 11
` • Bus stop
� _ � Bus shelter
69
24
232
325
.�
�
8.1 Physical Malyss - Selected Findings
A. E�cistingParking Counts
\ � � ' 4 � �'-'=_ _—; � . :.F..
�, r �'
r � a ��, : � .
,.
�� � �_ .
�i I ' i
� � 2 hour limit
� Nolimit
,. • ..:
' --
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�� . � < < ��
P f � `' �-`— ,� ` i
1S; �`�—. r ,:
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B. Public 'ransportation
-. �a� , �_o;� a..---I,�, `;`
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�i - - s'�.a#`-• . z ,t��d.?b�.�.y;;. _�=:........,.
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=-+��wK;,w � -
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a- r
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HAY • DOBBS r.A
�s
RiverviewCommercialCorridorRevitalizationProgram 53
a � -r'r�
a'=�
��
Building Use
� Medical •
IIIIiI R�id��
�F� Instirutional
Commercial
P-1: Offstreet parking
RT-1: Two-family residential
RT-2: Townhouse residential
RM-1: Multiple family residential-]ow density
RM-2: Mult family iesidenrial-mediimm deasity
RM3: Mvi[familyiesidential-lu�density
I-1: Industry
B-1: Local susiness
B-2: COIDIRIlIIILy Bll$lI1P.SS
B-3: General Business
D. ZAll1IIa
0
a�y
rT
° � d J
�4.�
HAY • DOBBS r.n
Deamb<r 1999
C. Cuaent Buildin� Use
� ���
' ��Q ���� �,;
�„_ _ � �; on ti �� � @ a � �
� � �_�! � �-���)
� 1. � _
��_i
>
i ! —
I L-S{� LS
� i�i� —��u� �Q
� 2. d ��
� �� � u
L '- _,
- �.°y� L
� = L b
lJ
r�uw''lm ��9I�m�
° ° �'�'�
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._,..___ y g �
_" � /�' �6
�
u �-� t ,��m
�
�,
��
r �!
t}
s
�
Riverview Commercial Corridor Revitalization Program 54
�z,`
0
E. Bike Paths
.
. �
F. Traffic Counts
Co¢cora steet
11,050 cazs/day
vp �
— c� r �- —
� 5 c
� ��` p
�a �
�' � °K� 4 ��...� ��:.
� � a � �pGc � C00 �
a� C�} L ¢,�`� o a
�9 ��
c. a oc t', 1265 r�
n !I o
ry S 6 oz4C
n `� o a R� i �i �0 Pa��P o,
S.eC � �Ja � 3 c5
HAY • DOBBS en.
December 1999
Robert Sffeet
10,475 cars/day
, ��
:; �
o i
a
� �:,
G
� �
• �� , 4_
ti
� d6+'l�a'Sa,�.. • .
.�• ��
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Yii'�' .l ..,. _. +
— : 'y �
• s. 1�
,: � (
= Highway 52
-:= f (I.afayene Road)
- ,{+ rarc/`3au�
���ai — ____ _ __ _ __ _— _ ___-
�
, a ' . .�. -_ � v : .t.r,�z.t �
rs � O .J i: SYrt .
�a � a��� � � -:;::___-_: '
?� � ��� ��� ��' '�\ �``�i.�;+r+s�' �
a ge.=.
o c �il V st.r ���Y, *{•r
n��r ,• fi ����cL`c� - __� : �:lE:
State Stree[
1,850 cazs/day
Riverview Commercial Corridor Revitalization Program
55
.�. seert�su4��nntsata �r
EtGSt;ce rt�wcstd
.�����. �..,�.�...r- O>N:�*-ICatiti
.,,-""'.. . , . . . . . n„„�.c e�a ta�-a
w+.ircor� Svteu
D�-�'10
s.? ca�aU�cy �puc
TLe following information cs�as compiled based on quescionnaires filled out by �isitors, business owners and residents of the
Nest Side_ Data ccas collected at seceral different times a¢d locations. The quesuons �vhere consistent.
Terms currentiy associated with the West Side
m
�
40
m
c
�
a
p 30
d
a
£
�
z
20
i[�]
�
Terms
a Safe
o Fun
� Adive
■ Good jobs
o Nice variety
■ Good housing mix
o Easy access
■ Good peopte
■ Diverse
o Unique / urban
o Commeraal
■ Authentic
o Clean
o Pride
■ Weicoming to visitors
o Biue collar
o Opportunity
o Good location
o Wouldn't live anywhere
o Good schools
o Asset to the City
o Eyesore / needs help
o Unsafe
o Spedai
o Ethnic
o Good mix
o Artistic
o No parking
o Confusing
o Traffice too f
T3AY � DOBBS r.,,
Deamber 1999
Riverview Commercial Corridor Revitalizffiion Program 56
Terms we would like to associate with the West Side
35 �_'r= -_______'._ �"_' . _ ._ _"_'_^
�i �
cP]
25
o, 20
d
a
m
� 15
z'
10
5
!��� ii
f�'' °�
� ���
�
I,
I
i
z=`
t�
� � � ti �'.
�,
a . � E ���' _ �.
'° , '
[. � q
�$ � �'
� V
; p � y��
� �a
� � C� ��' � 1
r � p
P , 3 �� � �.Ji
�r F ■ s . ����`
�� � 4 '
��,' �"� �� �.,':�. ��'' �� p� �, x
� Safe
� Fun
o Active
• Good jobs
� Nice variety '
a Good housing mix
� Easy access
■ Good people
■ Diverse
� Unique / urban
o Commercial
■ Au[heMic
o Clean
� Pride
• Welcoming to visitors
o Blue collar
o Whfte collar
o Opportunity
o Good location
o Wouldn't live anywhere else
o Wouldn't shop anywhere eIs
o Good nighilife
o Good schools
o Asset to the City
o Special
aEtkipic-�- � - , , -
o Good mix
0 {1fII5SIC — _� _—� — .
1
Terms
HAY • DOBBS r.�.
Deamber 1999
Riverview Commerciai Corridor Revitalization Program 51
DI-�'�O
Why peopie are in the West Side
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o Live on the WS
� W orks on the W 5
o Owns Business on the WS
o Owns Building on the WS
■ Shops on the WS
oJustirrteresied inthe WS
Reason for being in the West Side
HAY • DOBBS ea Riverview Commercial Corridor Revitalization Program 58
D<cembv 1999
2 best things about the West Side
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I3AY•DOBBS ra
Dnember 1999
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o Food / Restaurants -
• ctose to dowrnown I
o Diversiry
o Grocery Stores �'�.
■Neighboroodfeel '�.
o la Clinica
o Cinco de Mayo
o Friends / people
■ Parks
■ EveMs
o History
o Hispanic / Mexican culture
■ Culture
■ Neighborhoods
a Natural beauty
o Communiry
� Homes
o Location / Easily accessible
o Easy to walk from store to store
_ _ _ _ _ _ __ - ___ _� _
Good Qualiry
Riverview Commercial Corridor Revftalization Program
59
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2 worst things about the West Side
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Bad Qualiry
'�. o Nothing / Everythings ok@y
■ Gangs
a NM enougfi variery
oStore closings 8leaving
■ Too small
o Percieved crime
o Lack of housing
o Lack of city services
e Crime
■ Too crowded
o Needs more groundskeeping
o Litter / trash
e Traffic
■ la Clinica's fack of services
o Transportation
■ Too far
HAY • DOBBS r.A Riverview Commercial Corridor Revitalization Progrem 60
Duember �gy9
At Town Meetin; #2 quesdonnaires were disiributed reques6ng suggestions for neaz term improvements. The results of this
quesbonnaire is listed below
Town Meeting #2 May 26, 1999
RECOMIv�NDED NEAR TERIvI IMPROVEMENTS:
Sporting goods stores/ souvenirs @all park dependent)
Outdoor theater
-Shakespeare in the Pazk
-Community TLea[er
Outdoor swimming pool would be a great attracaon for neighborhood chffdren
Better udlization of sports fields
-soccer toiunament
-so$ball
-bring in outside groups to use facility
Keep the neighborhood clean (garbage free)
-keep sidewalk, streets cleanerfree of hash
-scrub around EI Burrito parking lot
-cooperative projects btwn. the City, bvsinesses and organizations to maintain bus stop azea & Pazque CastiIIo
-have regular trash clean-up
Give existing buildings a face lift (fresh paint job, etc.)
-spruce up storefronts tl�at azen't inviting (Cozy, Las Americas and Concord Dru�
-�se Penny East looks junky and needs a nice storefront presentation
- Repaint the gieen stairs GREIN and add one set of stairs
Make La PIacita in[o a storefront
Reflect mulacultmalism/diversity inc2ude Asian & Italian food/restauranu
Soften the streetscape
-more plants, flowers and flower boxes
-flowers, trees and window boxes
-more landscaping, pots of flowers
-get rid of Radio REY's outdoor music, it contributes to noise complainis- not everybody likes that kind of music
-more seating areas, trees in large concrete forms that doubie as seating
Srreet/pubfic ar[
-sculpture, muials
Mexican-Independence-Day Festival on-Septegrber-16Eb- - - - - - ------ --- -----
Get the Capitol Ciry Tmiley to add West Side to route
Find/Define pathway from residential communiry to the River (for walking, biking and skating)
NEAR TERM EFFORTS
HAY • DOBSS rw. Riverview Commercial Corridor Revftalization Program 61
D<cembcr 1999
0 (.�N
The meeting held on Thursday Apri122, 1999 brought about the
discussion of many possible uses for the azeas of Concord Street,
Robert Street, and State Sueet that aze involved in the Riverview
Commercial Corridor Revitaliza6on Program. Some of the suggested
uses were:
Multilingual Bookstore
Entertainment Facilities (Movies, Music, 7hheatra)
Co-op
Bike/In-line Skate/Cross Counay Ski Rental
Street level retail with housing above
Park (possibiy in the space bebind Concord Drug)
Riverwalk (Canal) type of area
Outdoor Mazket
Plaza Area (possibly in the field behind the school)
Bed & Breakfast type of businesses �
Plantings and Green Space
Drop-in Childcaze and After School Care
Re-use type of stores (i.e. Play-it-Again Sports)
Playground with climbing irees
Used Bookstore
Hardware S[ore
Sewing Store
New Swimming Pool
Bike Trails
Town Squaze (Land around Concord)
More Retail (Pazque Castillo?)
Marina Stores and Boat Shops (Utilization of tl�e Mississippi River)
More Universal Clothing Stores
Parking
HAY • DOBBS rn. Riverview Commerciai Corridor Revftalization Program 62
D«ember 1999
Summary
HAY • DOBBS en.
Dvicembcr 1999
�valuations from 9-29-99 "Town Meeting"
(180 Evaluations distributed -- 42 responses)
Pes No Blank
Creadng a unified idenuty for the Study
Area is a good idea 40 0 2
We should bui2d on the Etlmic Theme
of the uea ro aeat a special place: 33 2 '7
We should try to provide varying sizes
and cosu of lease space for businesses: 38 1 3
We shwid try to create more pazking
opportimifles in the area: 30 4 g
We should ay to create amix of uses such
as rerail, entertainment and housing: 38 1 3,
Take advantage of rhe proumiiy of tfie
river, downtown, biuffs and uails: 37 0 5
It is in the best interest of the
neighborhoal to improve the streetscype; 41 0 1
Crearing boundaries to define en[ry, arrival,
passage and location is a good idea 37 2 3
We should try to unite the open/green
space with tLe commerciai areas: 36 1 5
I'm a11 for imtpoving business, shopping
& dining variety/qualiry it� the azea: 39 0 3
I am in favor of trying to implement ihe
ideas above: 35 0 '7
I would like to start to see these ideas
implemented in: now=24 1-2yrs=13 Syrs=B l0yrs=7 2pyrs-2
I understand that iLis plan is based on the
realities of the mazket and economy: 37 0 5
The Town Meetings have been a good
way to get community inpuL 33 3 7
The quesflonaires have been a good way
IO-QCt CpiIlIDUnitv inxwao• .-.. . .._ .. �n _ _ . .. . _ `"
way [o ge[ community input:
The �sual Preference (Mtg. 2) slide show
was a good way to get community inpuL•
The open door, open pbone/fa�c%mail iines
a[ ffie REDA and NeDA offices were a
good way to get community input:
The quesflonaires at Cinco de Mayo were
a good way to get commnnity input:
I would recommend other ways of geuing
community input:
-_ _— _ _— _ __ —___'. __ _ _ _. _ _
31 0 11
2z 1 19
23 2
15 5
9 3
17
22
30
Riverview Commerciat Corridor Revitatization Program 63
oi-lro
The following were recommendations for additional ways to ge[
community input:
• Press releases
• Seek out various infoima7/formai groups, make
presentadons, have conversations
• Variety of ineeflng times. perbaps an open house for
comments 2 to 8 p.m.
• Bilingual
• Can distribute surveys/informauon through block club
system
• Talk with residenu at Dunnedin, NeigLborhood House,
and Concord Terrace.
• Riverview Times survey
• Radio
• Get volunteers to go door to door if you are really seeking
community input.
Additional Cotnments:
• Thanks for your efforts!
• Get some results now and build a basis for ti�e next 10 years of
possibili[ies.
• I am exci[ed for change. The area is nm down and needs a facelift,
• The ethnic is good, but it shouid also include other ethnicities.
• Ethnic tl�eme should be more universal - not Mexican.
• You're doing a great job!
• Phone survey for the area.
• Way to go! Wha[ a fansastic process and great product.
• Asian community not reached.
• Vision for a more cohesive community is wonderfui, Development
is tl�e key.
• Excellent, keep up the �ood work! Plan A in number one!
• This infor and addiaonal info needs to be publically announced in
bIlinaual literature, public service annoLmcements, at churces -
especially Our Lady of Guadalupe
• There is parking in tLe area; 50% of tbe pme it is not ufilized.
• Creating more parking needs to be a prioriry.
• I don't wnat to see our green spaces paved over.
• Favor boulevards.
• Don't care for the tower idea (especially li[ up)
• Try not to create li�t pollution at night.
• Good work, but we need a way to keep the good creafive energy
going.
• Find out how to get more community business owners involved.
• I would like to see cacant lots redevelop first.
• This is the lst meefi�g I heazd about; there hasn't been any info sent
out to residents.
• Build for beauty and to last; Spanish architecture should be dominan[
° Visual preference sun�ey was very good.
• Visual preference survey was excellent
AAY • DOBBS rA. Riverview Commercial Corridor Revitalization Program 64
December 1999
%4f�
• Thank you.
• Housing and community open space shonld aot be taken for pazking.
• Entry and arrival boudaries should be integrated with the
neighborhood.
• I am very in favor of the efforts being made to improve the azea
• Ethnic theme works well where it is in place; would aiso like to see
other groups integrate their art to make a more multicultural,
inclusive area.
• More businesses need ro be involved ro make this a reality.
• It is imponant to manage tl�e perceived presence of social service
agencies so they do not dominate the sireetscape.
• Plan did not pay enough attenaon to creazing better pedestrain access;
pazYicuiady in tLe biuff areas.
• All in all, tLe plan was a great effort., but may be ineffecmal by
focusing so much on redevelopment of Pugue Castillo.
• Ethnic theme needs to be compaable with the area and cannot
dispiace any homewoners or trees. •
� What % of the community showed up at d�e various meeting
locauons?
� Some businesses in rhe community aze making the Wes[ Side look
"ghettoized" people selling i[ems from their vehicles or just
hanging out.
HAY • DOBBS rw. piverview Commercial Corridor Revitalization Program 65
Devemba 1999
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e %�r
Council Eile # 0� � �'�0
Resolution #
Green sheet # 113105
RESOLUTION
�T�JT �AUL, N�
Presented By
Referred To
Committee: Date
�
RESOLUTTON ADOPTING THE SUMMARY OF THE
WEST SIDE COMNIUNITY PLAN AND
THE RIVERVIEW COMNIERCIAL CORRIDOR REVTl'ALIZAITON PROGRAM
AS AN ADDENDUM TO THE SAINT PAUL COMPREHENSIVE PLAN
8 WIlEREAS, the City of Saint Paul is authorized under Minnesota Statutes, Section 462353, to carry on
9 comprehensive municipal planning activities for guiding the fixture development and improvement of the city;
10 and
11
12 WHEREAS, the City of Saint Paul, as a local government unit within the metropolitan area, is required under
13 Minnesota Statutes, Section 473.858, to prepare a comprehensive plan; and
14
15 WHEREAS, the Saint Paul City Council is authorized under Minnesota Statutes, Section 462355, to adopt or
16 amend a comprehensive plan or portion thereof after a recommendation by the Planning Commission; and
17
18 WHEREAS, the Saint Paul City Council adopted, by Council File 98-1133 on March 3, 1999, the Land Use
19 Plan as a chapter of the Saint Paul Comprehensive Plan; and
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
WIIEREAS, the Land Use Plan provided for the adoption of summaries of area plans as addenda to the
comprehensive plan; and
WHEREAS the West Side Community Plan was written by the West Side Citizens Organization (WSCO) in
1997 with the participation of more than 200 community members from a variety of ages, cultures and social
backgrounds; and
WHEREAS the Riverview Corridor Commercial Revitalization Program (RCCRP), also known as the
District del Sol Plan, was prepared by consultants for the Riverview Economic Development Association
(REDA) and Neighborhood Development Alliance (NeDA); and
WHEREAS, a summary of the West Side Community Plan and the Riverview Commercial Corridor
Revitalization Program was presented to the Plamung Commission for its review; and
WIIEREAS, the Planning Commission, after a public hearing on June 22, 2001, and consideration of public
testimony, recommended, by its Resolution O1-61 approved on July 13, 2001, adoption of the summary by the
City Council;
40
41
42
o �-��o
43 NOW, TI�REFORE, BE IT RESOLVED, that the summary o£the the West Side Community Plan and the
44 Riverview Commercial Corridor Revitalization Program is adopted as an azea plan addendum to the Saint
45 Paul Comprehensive Plan replacing the 1981 District 3 Plan contingent upon review by the Metropolitan
Council ofthe Twin Cities.
Requested by Department of:
Adoption Certified by Council Secretary
By: \-��s �' 1� , ��--,-.s-`
Approved by Mayor: Date (� ��
By:
�� & Economic Development
5'�Ei
By:
Form Approved by City Attorney
By: �"'�G��Aityo-� 7 -1Z - O t
Approved by Mayor for Submission to
Council E`�����-/iii ��%�
By °/
Adopted by Council: Date g a o ��
DEPA�RTMENT/OFF[CE/COL'NCIL: DATE [NITIATED �
PED - West Team 07/15/Ol GREEN SHEET No.:l 13105 ����. � p
CONYACT PERSON & PHONE: tNITUlUDA E I1�I7L1LDATE
Yang Zhang (6-665�1 � =DEPARTMENT DI 5 CITYCOUNCIL
MUST BE Oi�i COL'?YCIL AGEiV BY' (DATE) �IGN 3 CITY ATTORIVEY l-Lt -� _ CITY CLERK
1\[J�IBER FIN.4NCIAL SERV DIR. FNANCIAI. SERV/ACCCG
Assoonaspossible FOR 4MAY�R(OAASST.) _CIVILSERVICECOMIvIISSION
ROUT ,I�`G _�_SEAN KERSHAW �
ORDER
T07'AL # OF SIGNA"i"ORE PAGES �(CLIP AGL LOCATIONS FOR SIGNANRE)
ncrrorr ixeQvES'['en: Approval of a City Councii resolution adopting a summary of the West Side Community Plae and
Riverview Commercial Corridor Revitalization Program as part of the City's Comprehensive Plan. A public heazing is not
necessary, as one was held at the Planning Commission.
RECOMMENDATIONS: Approve (A) or Reject (R) PERSONAL SERVICE CONTRACI'S MUST AFSW ER'I'fiE FOLLOWING
QUESTIONS:
A PLANNING COMMISSION I. Has this person/firm ever worked under a contract for this depaztment? '
CIB COMMITTEE Yes No -
CNIL SERVICE COMMISSION 2. Has this person/firm ever been a city employee?
Yes No
3. Does this person/firtn possess a skill not normally possessed by any curzent city employee?
Yes No
Explain all yes answers on separate sfieet and attach ta green sheet
INII7ATING PRORLEDi, ISSUE, OPPOR"I'UNITY (Who, What, When, Where, Why):
The West Side Community Plan was written by the West Side Citizens Organization (WSCO) in 1997 to address the area
south of downtown, between the Mississippi River and the City's southern boundary. Mare than 200 people participated in
the planning process.
The Riverview Corridor Commercial Revitalization Program (RCCRP) was prepared by consulta�nts for the Riverview
Economic Development Association (REDA) and Neighborhood Development Alliance (NeDA). This plan addresses the
azea roughly encompassing Concord Street between Wabasha and Ada Streets, and Robert Street between Concord and
Wood Streets, envisioned as a key commercial corridor.
A summary of these two plans has been recommended by the Planning Commission, after public heazing, for adoption as an
addendum to the Saint Paul Comprehensive Plan replacing the 1981 District 3 Plan.
,Pnter
ADVRNTAGF,S IF APPROVED:
This will provide a long-range plan for the next ten years for the West Side azea. . �, 1
DYSADVANT9GE5 IF APPROVED. ..
None.
DISALYVANT.4GESYFNOTAPPROVED: � - , - .
The existing 19� 1 District 3 Plan will expire in 2005, and there will be no long-range plan for this area.
TOTAL AMOUNT OF TRANSACTION: S O COST/REVENUE BUDGETED:
FUNDdNG SOCIRCE: ACTIVITY NUMBER: � �% � � �� ��° � �
FINANCIAL INFORMATION: (EXPLAIY)
J��. � % ���`;
s ♦ w vTPS v^: a� 4 t2 J
9 f°'a d@ t.� �:: i�'._ ;
K�SharN�Ped�ZhanS��'oMW<s� Side Plana S�mmary\WS Green Shm.wpd
a�-8't�
city of saint paul
planning cornrnission resolutic�n
file number o1-61
da�e July 13, 2001
RF,SOLUTION RECOMIl�NDING ADOPTION OF
THE SUMNSARY OF THE WEST SIDE COMMUNITYPLAN AND
THE RIVERVIEZV COMMERCIAL CORRIDOR REVITALIZATION PROGRAM
AS AN ADDENDUM TO THE SAINT PAUL COMPREHENSIVE PLAN
WHEREAS the ��est Side CommuniTy Plan was written by the West Side Citizens Organization (WSCO) in
1997 with the participation of more than 200 community members from a variety of ages, cultures and social
backgrounds; and
WHEREAS the plan details a community vision and investment agenda for the area south of downtown
Saint Paul bounded by the Mississippi River and the city's southern boundary, addressing issues related
to community identity, transportation and infrastructure, commercial corridor revitalization, housing, and
public safety; and
WHEREAS the Riverview Corridor Commercial Revitalization Program (RCCRP), also lmown as the District
del Sol Plan, was prepared by consultants from Hay-Dobbs for the Riverview Economic Devetopment
Association (REDA) and Neighborhood Development Alliance (NeDA), addressing the area that roughly
encompasses Concord Street between Wabasha and Ada Streets, and Robert Streetberiveen Concord and Wood
Streets; and
WHEREAS the communiTy design process for RCCRP began in April, 1999, during which three "town
meetings" with over 200 participants were held, 180 questionnaires were distributed, and focus groups
comprised of local business owners were also formed; and
WHEREAS the Planning Commission is authorized under Minnesota Statutes Section 462355(2) and
Chapter 107 of the Saint Paul Administrative Code to recommend to the Mayor and Ciry Council
amendments to the comprehensive plan; and
WHEREAS the I,and Use Plan, adopted by the City Council on March 3, 1999, provides for the adoption
of summaries of area pians as addenda to The Saint Paul Comprehensive Plan upon fndings by the
Planning Commission that the plans are consistent with adopted City policies; and
����� '�� Faricy
��COC9��d ��
!� '�a���" Unanimous
; ��: � ` '. ',.
Planning Commission Resolution
Page 2
West Side Plans Summary
WHEREAS the Planning Commission, on 7une 22, 2001, held a public heazing on the Area Plan Summary
of the West Side Communiry Plan and the Riverview Commercial Corridor Revitalization Program, notice
of which was published in the Saint Paul I.egal Ledger on 7une 4, 2001; and
WHEREAS testimony received at the public heazing was supportive of the plans; and
WHEREAS comments from relevant City departrnents were received, and the Neighborhood and Ct�rrent
Planning ComLnittee has developed modified language to address these concems;
NOW, TAEREFORE, BE TP RESOLVED that the Saint Paul Planning Commission finds that the West
Side Community Plan and the Riverview Commercial Corridor Revitalization Program are generally
consistent with The Saint Paul Comprehensive Plan and other relevant City policies and recommends the
adoption of the summary by the City Council as an addendum to the comprehensive plan, replacing the
1981 District 3 Plan.
'Plann�✓�y Cvrnvn�ssro� )'3') i�nu� Tune 2�� 2 0�� �� _�io
i�
�
Mr. Lovejoy talked about the Centrzl Corridor Scoping booklet that was handed out to the
Planrcing Commission members. He stated the Comprehensive Planning Committee will be
takin� up this issue next Tuesday, June 26'" and stated there are meetings next week where
commenu can be received and staff will be available to ans�ver questions. The public heazing
record is open until July 20`".
Mr. Lovejoy reported on the Capital Improvement Budget process stating that the Comraunity
Facilities Task Force had hvo policy recommendations: (1) to take another look at the recreation
center 3-tiered system of community neighborhood community and part-time in light of changing
demographics and needs of the city; and (2) to consider setting up a Capital Maintenance Fund
with a portion of the sales tas revenues.
Mr. Lovejoy stated the Residential and Economic Development Task Force observed that there is
a shoRage of CIB proposals aimed at developing small businesses in the city compared to the
proposals that addressed housing needs. He stated that they recommend that staff ineet with the
staff of the Mirmeapolis Community Development Agency in the development of a citywide
strategy and small business assistance. They also recommend that there be a new City task force
thaY would create a development strategy that allocates resources between both neighborhoods
and downtown.
Neighborhood and Current Planning Committee
PUBLIC $EARING: West Side Community Plans Summary
(Yang Zhang, 651/266-6659)
Ms. Yang Zhang stated this area plan summary is intended to replace the 1981 District 3 Plan as
an element of the comprehensive plan. The Riverview Commercia( Corridor Revitalization
Program is also referred to as the District del Sol Plan. The West Side Community Plan addresses
the area south of downtown Saint Paul bounded by the Mississippi River and the ciTy's southern
boundary. The Riverview Commercial Corridor Revitalization Program focuses on the azea that
roughly encompasses Concord Street between Wabasha and Ada Streets, and Robert Street
between Concord and Wood Streets, which is also known as District del Sol.
Ms. Zhang stated there have been and will be significant public and private investment in azea,
such as US Bank, West Side Flats and Harriet Island improvements. It is also one of the four sites
selected by the Met Council for Smart Growth Planning.
The summary addresses the vision of the community, design guidelines, five major areas of
recommendations, and priority actions for city participation. The West Side has a history of being
a diverse community, and remains this way. In 2000, a third of its residents are of Hispanic or
Latino heritage, about 8% are Asian, and 7% African American. The West Side will have an
efficient transportation system with improved options for pedestrians, bikers, and transit riders. A
better connection with the Mississippi River is also envisioned. The community will improve
access and appearance of the bluffs on the West Side, and protect and improve the natural
emironment. The District del Sol will be a key commercial corridor with 24-hour activities,
creating a real urban experience and a sense of destination.
b t -t'��
The District del Sol Plan includes a series of design guidelines for commercial redevelopment,
storefront design, new construction, and streetscape and landscape design. The plan promotes
developments with street level retail and housing above, in-fill development, increased density,
connection between commercial buildings and outdoor public spaces, and aesthetic screening for
parking lots, to create traditional-feeling of sidewalks and roadways as public spaces.
On pages 4 to 6 of the plan summary is a series of priority actions for city participation to
implemerit the goals and strategies mentioned earlier, especially about the namral environment,
improved transportation options, gateway signage, and safety. The summary, after its revision,
will reflect the actions that are consistent with city poticies and regarded as priorities of the
neighborhood.
Both plans are developed under inclusive neighborhood processes. The West Side Community
Plan was written by the West Side Citizens Organization (WSCO) in 1997. In 1996, a long-range
planning committee was formed. In 1997, more than 200 community members from a variety of
ages, cultures and social backa ounds paRicipated in the process.
The Riverview Commercial Corridor Revitalization Program (RCCRP) was prepued by �
consultants for the Riverview Economic Development Association (REDA) and Neighborhood
Development Alliance (NEDA). A community design process for this plan began in April, 1999.
Three "town meetings" with over 200 participants were held.
Ms. Zhang proposed that the planning commission refer the summary to the Neighborhood and
Current Planning committee for review and consideration for adoption as an addendum to the
Comprehensive Plan.
Chair Morton read the rules and procedures for public hearings. Notice of the public heazing was
published in the Legal Ledger on June 4, 2001, and was mailed to the citywide Early Notification
System list of recipients and other interested parties.
Julie Eigenfeld, 176 Concord Street, Saint Paul, MN. Director of the Riverview Economic
Development Association. Ms. Eigenfeld stated she has been working on this plan since
1999 and strongly supports the plaa She stated the six month process was thorough and
resulted in a very good Comprehensive Plan. Ms. Eigenfeld also thanked the PED staff for
their help during the process.
2. Steve Faust, 127 W. Winifred Street, Saint Paul, MN. Director of the West Side Citizens
Organization. Mr. Faust stated the community is very proud of the Plan and the West Side
Citizens Organization is in strong support of the Plan Summary.
MOTION: Commissioner Faricy moved to c[ose the public hearing and to keep tlze written
portion of the public hearing open unti15:00 p.m. (today) Tune 22, 2001, and refer t/:is to the
Neighborhood and Current Planning Committee for a meeting on Tuesday, June 26, 200I.
Commissioner Kramer seconded the rnotion. Tl:e motion carried unanimous[y on: a voice vote.
p, _�10
Area Plan Summary
West Side Community Plan and the Riverview Commercial Corridor
Revitalization Program
Addendum to The Comnrehensive Plan for Saint Paul
Recommended by the Planning Commission (July 13, Z001)
Adopted by the City Council (date)
This summary appends to the Comprehensive Plan the vision and strategies of the YT'est Side
Community Plan and the Riverview Commercial Corridor Revitalizadon Program (RCCRP).
This summary will replace the District 3 Plan, adopted in 1981. The summary consists of fzve
major areas of focus, including community iden8ty, transportation and infrastructure,
commercial corridor revitalization, housing, rnzd public safety.
Copies of the full-Zength plans are available for review at the Saint Paul Department of
Planning and Economic Development, the West Side Cifrzens Organitation, and the Riverview
Economic Development Association.
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Location and Current Land Use
The West Side is in a distinctive location south of downtown Saint Paul bounded by the
Mississippi River and the City's southem boundary. The topography is punctuated by bluffs,
terraces and flats or flood plains, and highlighted by parks and prominent structures. The
neighborhood is chazacterized by two distinct land use patterns: on the flats there are lazge tracts
of land cunently devoted to industrial uses, the Downtown Airport, and Harriet Island Regional
Park On the biufRops and the tenace there is a finer-grained pattern of neighborhood uses
ranging from turn-of-the-century single family homes to neighborhood businesses, schools, and
parks.
Vision
West Side Plans Smimiary Page 1
o� -ri�
The West Side's identity as a diverse, multi-cultural neighborhood will be celebrated and
strengthened by maintaining the character and presence of the existing structures and a variery of
housing opportunities, improving transportation infrastructure, eapanding commercial activity,
and promoting the environmental and recreational resources within the neighborhood. An
enhanced transportation network with attractive streetscapes will improve oprions for pedestrians,
bicyclists, and transit riders. The West Side, which is so defined by the river, will see that lustoric
connection restored as the river&ont is redeveloped. Working together with the city, the West
Side will ensure that new development will help restore natural resources, reflect the
neighborhood's character, nnprove physical connections, enhance the vibrancy of the West Side
and provide new job opportuniries for its residents.
All riverfront developments will honor the long standing West Side principles of:
Accessibility--Riverfront development shall be consistent with a community vision of pedestrian
corridors buffered from traffic, which invites residents to enjoy affordable activities on the
riverfront in all seasons.
Connectedness--Riverfront development shall incorporate the character and culture of the West
Side. Projects must provide a clear and definite connection with the aesthetics and spirit of the
existing neighborhood. In addition, development should enhance transportation and relational
linkages between the West Side and other riverfront communities.
Opportunity--Riverfront development shall provide job and business opportunities for West Side
residents and community development opportunities for the neighborhood as a whole through
such projects as incubators, youth development and educational activities, and the establishment
of a community trust fund.
Quality--Riverfront development shall respect that the West Side is first and foremost a place
where people live, thereby, protecting the residents' ability to peacefully enjoy their homes and
neighborhood.
District del Sol, which rougl�ly encompasses Concord Street between Wabasha and Ada Streets,
and Robert Street between Concord and Wood Streets, will be a key commercial redevelopment
corridor. Redevelopment will create a unified identity for the District del Sol, building upon its
ethnic chazacter to create a unique place and experience in Saint Paul. District del Sol will have
established gateways, with engaged open space that enhances wmmercial opportunities, creating
additional opportunities for "24-hour activities," while increasing parking options in the azea.
Design Guidelines
The Riverview Commercial Corridor Revitalization Plan includes a series of design guidelines for
commercial development. These guidelines provide direction for redevelopment, storefront
design, new consmxction, and streetscape and landscape design. The design guidelines emphasize
the importance of cazefully-sited buildings, improved far,ades, and streetscapes that create the
traditional feel of sidewalks and roadways as public spaces. Public and private developers are
West Side Plans Summary Page 2
bi -�o
encouraged to work with Riverview Economic Development Association (REDA) and conform
to these guidelines. It should be noted that office or housing units above street level retail is
desired throughout District del Sol.
For redevelopment, when necessary, demolition should be allowed for new construcrion after the
site has been reviewed and altemarives considered. Infill development is encouraged to create a
continuous street&ont. Shared use and infill surface pazking with esthetic screening should be
developed throughout the commercial azeas. Increased density is encouraged to create a critical
mass of uses and to convey a sense of vitality. In general, a mix of use is preferable to single uses.
Commercial buildings should be connected with and open onto outdoor public spaces to create a
sense of ownership and security.
Strategies and Recommendations
Community Identity
West Siders enjoy a strong sense of community due to a diverse population and a strong
commitment to its history and the natural environment. Appropriate measures should be taken to
protect the neighborhood's eacisting diversity and to foster the West Side's traditional role as a
first port of entry for emerging immigrant groups. Future development should be sensitive to the
unique character and natural features of the neighborhood. Efforts to connect the existing park
system and protect the river bluffs are priorities. Heavy industrial uses should not be introduced
to the area, and existing polluters should be gradually removed through redevelopment. Zoning
changes should reflect the vision of the district and the comprehensive plan, as well as to create
consistency from the river through District del Soi.
The natural environment is one of the most striking features of the neighborhood, with the
Mississippi Riverfront, trails, and open spaces. The community will improve access and
appearance of the bluffs on the West Side, protect existing habitat in Lilydale Park, educate the
community about pollution to the natural environment, and promote more river clean-up and
stream bed restoration.
Transportation and Infrastructure
The West Side places a priority on strong physical connections to create a seamless neighborhood
from the Smith, Robert and Wabasha bridges, through District del Sol and to the city boundaries.
Gateways at both the northern and southern borders should welcome people to the neighborhood
and provide a sense of place. New connections should be made and old ones should be re-opened
between the existing neighborhood and the flats. New bike trails should link existing trails,
especially along the riverfront. Streetscape improvements should also tie District del Sol to the
river&ont and downtown Saint Paul. The community seeks to buiid a complete, multi-modal,
convenient and affordable transportation system and will work to add east-west transit
connections and pedestrian and bicycle linkages, improve or construct sidewalks and curbs, and
install on�amental, low-unpact street lighting.
Commercial Corridor Revitalization
Commercial development can increase neighborhood vitality. Four strategies are recommended
West Side Plans Summary Page 3
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for creating a successful commercial corridor, including recreating a diverse tenant base, assisting
small and minority businesses, fully utilizing city resources, and filling in market niches. New
development throughout District del Sol should involve street level retail, m'vYed-use
opporiunities, and seek to increase density through infill consriuction and the rehabilitation of
mazginalized buildings. Detailed pazcel testing and development schematics, pleasant
streetscaping, and strong public relations and mazketing efforts can further contribute to
strengthening a commercial corridor. New commerciai development should respect and
complement existing commercial corridors.
Hausing
The West Side supports a range of housing types, both rental and owner-occupied, that are well
maintained and of high quality. Rehabilitation should always be considered as an option before
demolition. A balance of housing options is critical to preserving the chazacter of the
neighborhood. A variety of affordable and market rate housing, housing for seniors which will
open up single-family homes for young families, and a respect for traditional housing styles and
materials aze preferred. Multi-family/multi-unit housing developments should be located along
major thoroughfares. The community will forge relationships between renters and landowners,
provide resources for first-time home buyers, and work to prevent urban blight from becoming a
pervasive problem.
Public Safety
The West Side strives to be a community in which all residents, businesses and workers feel safe.
New development should be sensitive to neighborhood safety concerns especially in areas of high
density. Pedestrian and traffic safety is of major concern as is code enforcement.
Priority Actions for Citv Participation
The following actions have been identified as priorities of the community that require leadership
or signification participation by city govemment. Community groups and city departments should
implement the projects identified in this summary by applying for city resources in competitive
processes such as the Capital Improvement Budget (CIB) and Sa1es Tas Revitalization program
(STAR), and working though the regular operating programs of relevant city departments.
Restore Bluff Park. The pazk should be cleaned up through the Saint Paul Pazks Cleanup.
Paths and stairways should be restored with additional redesigned historic lanterns or other
appropriate directional lighting. Playground equipment should be installed, and traditional
and natural landscaping should be restored. (Pazks and Recreation)
2. Improve the accessibility and utilization of Parque Castillo by connecting the park to
Concord and Robert Streets, adding facilities such as restrooms, and encouraging
development which puts more "eyes" on the park. (Parks and Recreation, Planning and
Economic Development)
The West Side suggests that there should be an adult-based recreation center, preferably on
the West Side flats, including a track, work out facility, swimming pool and public uses
West Side Plans Summary Page 4
01-Yt�o
related to nearby ameniries such as bike paths, traiis, and the river. A thorough review
shouid be conducted to determine need and identification of resowces to provide continual
operation and maintenance. (Parks and Recreation)
4. Maintain Lilydale Park by protecting existing habitat, continuing to prolribit off-road
mechanized uses and improving access for hilang and other non-mechanized uses.
Opportuniries for the reuse of the road to the old brickyazd and completion of the off-road
path for park access should be exanuned. (Pazks and Recreation)
5. Develop options for and build consensus on how to improve access to, and the appearance
of the bluffs on the West Side, while protecting their natural features by clearing brush and
adding trash containers. Once an agreement is reached, actions should be taken to
implement it. (Parks and Recreation)
6. Create new and improve existing stairways and paths along the bluffs while protecting
natural vegetation and the integrity of the bluf�line. (Pazks and Recreation and Public
Works)
Support the expansion of Neighborhood House Community Center and El Rio Vista
Recreation Center and its auailable parking. (Pazks and Recreation, PED)
8. Improve and e�cpand pedestrian and bike connections between District del Sol and the
riverfront. (Public Works, Parks and Recreation)
9. Improve traffic and pedestrian safety and transportation opportunities along Concord
Street, connecting to the West Side Flats and downtown Saint Paul. Repave Concord
Street and lay striping to include a hirning lane, two driving lanes, bike lanes, and parking.
Include curb bump-outs at key intersections to calm traffic and pa�ers at high uaffic cross
walks. The Concord/George/State intersection requires special attention to pedestrian
safety. (Public Works)
10. Along with safety improvements, streetscape improvements should be implemented along
District del Sol. These include developing a center median or boulevazd in key areas along
Concord and Robert Street, develop gateway "towers" defining entrances to the District,
and reinforcing nodes at Concord/Wabasha, Concord/Robert and Concord/State with
decorative paving, street furnishings, and development. (Public Works, REDA and
WSCO)
1 I. Create/improve on and off-street bicycle trail connections throughout the West Side,
especially to the riverfront, District del Sol, and through Lilydale Park. In District del Sol,
add a bicycle lane on Concord Street (connecting to Wabasha/riverfront and Dakota
County), and State Street. A bike lane along Smith Avenue to link Dodd Road and the
High Bridge and a bike lane along Oakdale Street to link Riverview School, BluffPazk and
Concord Street aze also desired. (Puhlic Works, Bicycle Advisory Committee, Parks and
Recreation, REDA and WSCO)
West Side Plans Swmnary Page 5
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12. Increase the amount of off-street pazking that fits into the traditional neighborhood scale
and context in the commercial azea. The bluffiine near Concord Street presents a challenge
to providing ample pazking for a lugh-density main street while avoiding the dedication of
large pazcels of land to parldng lots. Mulri-level pazking structures and on-street solutions
aze encouraged. (Public Works, Planning and Economic Development)
13. Improve the poured concrete retaining wall along Conwrd Street; increase its height and
add conduit and reinforcements as needed for the installation of street lights; widen the
sidewalks to encourage pedestrian use; add traffic slowing features; add columns and
decorative finishes. Rehabilitate the deteriorating green staircase which spans the bluffs
from Wabasha Street to Prospect Boulevard. (Public Works)
14. Neighborhood-wide street and infrastructure improvements, including redesigned historic
lantern lighting, new curbs and sidewalks, and safety features such as curb bumpouts where
needed, are of high importance. Lighting should be consistent with City's street lighting
policy. Special attention should be given to Winifred 5treet West, where traffic calming,
improved lighting, and road recon5guration are most needed. (Public Works)
15. Design and develop gateways at various entry points to the West Side. The gateways
should include public art representing all West Side ethnic groups. The project should be
developed with the involvement of various stakeholders, including abutting property
owners. Maintenance and liability responsibilities must be identified and agreed upon prior
to the construction of the projects. (Public Works, WSCO, REDA)
16. Connect the West Side to St. Paul District Energy Heating and Cooling and increase local
use of alternative energy sources, especially in the case of the developing West Side Flats
Urban Village. (Public Works, Planning and Economic Development, Saint Paul District
Energy)
17. Support housing, commercial and office redevelopment within District del Sol, focusing on
the Concord/State/George, ConcordlRobert and Concord/Wabasha nodes. Suppozt infill
rehabilitation and new housing construction, including affordable and senior housing
throughout the West Side. (Planning and Economic Development, REDA and NeDA)
18. Enhance the appearance of e�tisting storefront fa0des in District del Sol with
improvements that are consistent with the RCCRP's design guidelines. (Plamiing and
Economic Development, REDA)
19. Secure funding for needed Cherokee Heights, Riverview, Roosevelt and Humboldt capital
improvements, including a variety of inedia/science upgrades, kitchen/cafeteria expansion,
recreational equipment additions and building code requirements. (School District,
WSCO)
West Side Plans Summary Page 6
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Planning Commission Findings
The Planning Commission finds that the YYest Side Community PZan and the Riverview
Commercial Corridor Revitalization Program are generally consistent with the Saint Paul
Comprehenszve Plcr�z and other adopted City policies.
Planning Process
The West Side Community Plan was written by the West Side Citizens Organizarion (WSCO) in
1997. In 1996, a long-range plamiing committee was formed and began to design and facilitate a
community-wide plamiing process. For over siz months in 1997, more than 200 community
members from a variety of ages, cultures and social backgrounds participated in a series of small
neighborhood dialogues and a lazge neighborhood summit. Funding was provided by the St. Paul
Foundation, the Mardag Foundation, and the Bigelow Foundation.
The Riverview Corridor Commercial Revitalization Program (RCCRP) was prepazed by
consultants from Hay-Dobbs for the Riverview Economic Development Association (REDA) and
Neighborhood Development Alliance (NeDA), with funding through Local Initiatives Support
Corporation (LISC). A community design process for RCCRP began in April, 1999. Three "town
meetings" with over 200 participants were held, and 180 questionnaires were distributed. Focus
groups comprised of local business owners were also formed.
Note: The recommendations and actions in this summary are not arranged in order of priority.
West Side Plans Summary Page 7
` Riverview Commercial
' Corridor Revitalization
Program
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HAY • DOBBS P.A. wishes to thank the following organizations and in-
dividuals for tLeir participation, collaborafion and conaibutions to tbe
developmenc of this document:
Local Initiatives Support Corpoiation (LISC)
Julie Eigenfeld, Project Manager, RCCRP
Riverview Economic Development Associaaon (RIDA)
Neighborhood Development Alliance (NeDA)
Westem Ini[iatives Neighborhood Development (WIND)
Participanu in Communiry Meetings including residencs, business oum-
ers and concerned parties
City of St. Paul Staff
West Side Citizens Organizaaon (WSCO)
Riverview Branch Library for hos[ing community meetings
Girl Scouu CouncIl of St. Croix Valley for hosting community meetings
El Amanacer for hosang focus group meetings
Riverview Commercial Corridor Hevitali¢atlon Program
D\ -
In July, 1998, Riverview Econoauc Development Associafion (RIDA)
and Neighborhood Developmen[ Alliance (NeDA) collaboratively ac-
quired funding through Local Initiatives Support Corporation (LISC) for
a four year long Main Street Program coined the Riverview Commercial
Coiridor Revitalization Program (RCCRP). Iulie Eigenfeld was secured
as the RCCRP projec[ manager and began officing with REDA. In early
April, 1999, the community design process for the Riverview Commer-
cial Corridor Revicali7adon Program (RCCRP) began. The intention of
tbe process was to address and make recommendations regazding physi-
cal issues including redevelopment, infrastructure and visual character in
the project area. HAY • DOBBS P.A., an arclutecture, urban design, pian-
ning and interiors fum was retained as a professional consultant on the
project. The goals of the projec[ were defined as: 1) gain community in-
put into tl�e project through public design fomms, focus group meetings
and one on one discussions; 2) develop design guidelines for new and
existing buildin�s and open space; 3) develop a comprehensive streeucape
concept; 4) crea[e a catalyst forredevelopment on private properry where
opportunities present themselves; 5) focus efforts to create a vibran[ com-
mercial coiridor surrounded by quality, affordable housing.
The project area is loosely deFmed as an approximately 125 acre uea
surrounding Conwrd Street and extending from Wabasha Sireet on the
west to Highway 52-Lafayette Freeway on the east.
The azea is punctuated by tt�e three commercial intersections of Wabasha
and Concord, Robert and Concord, and State and Conwrd. The projut
area also extends several blocks noi�hwazd on Robert Sueet, north of
Concord Street. Predetermined focus areas included parcels on State Saeet
south of Concord, and on the south side of Concord Sireet between Rob-
ert and State Street. Addiaonal focus areas bave been recommended by
HAY • DOBBS and are ouflined herein.
Be�inning with an analysis of cuirent physical condiflons, ownership
pattems, interviews and focus group discussions, documentation was pro-
duced Illustraflng currentphysical assets, llabllines and opportuniues.The
fmdin;s of primary importance are: Tbe project area is quite long and
dispazate resultina in an area that is not cohesive; there is limited pazkina
available on and off street and peak pedods; the Study Area is located
close ro downrown Sc Paul ye[ is difficuit to get to from tt�e greater re-
gion; altl�ough tbe uea is geographically relauvely close to the Missis-
sippi River, it is not adjacent to the River and other than the namesake,
the `Riverview Area' has very few connecflons to the River eitherphysi-
cally, visually or symbolically; there is a suong etbnic presence in the
area comprised primarily of Mexican/IIispanic/Latino cultural themes;
there is very little available lease space; Robert Street sevezs the project
azea and does litfle to add ro iu cohesiveness; it does, however, provide a
su'ong orientaaon device ro direct new visitors to the project area; the
couunerciai frontage is fractured and incohesive; the angle of Concord
Sveet from Wabasha through State Srreet creates odd shaped parcels;
tbere is currenfly very litde connecflon between the activity onConcord
Sueet and the Recreational areas to the nortb comprised of City pazks,
balffields and recreauon cen[er.
conunued ncxtpaoc
HAY • DOBBS ea. Riverview Commercial Corridor Revitalization Program 2
December 3999 �
Recognizing these issues, the community deveioped the following guid-
ing principles that all future development and improvements should ac-
trnowledge: Create a un�fied identity for the Study Area; Build upon eth-
nic theme to create a unique place and experience; Provide muldple lev-
els for commerce enuy (varied sizes and lease rates of lease space for
retai]/commercial stut-ups/move-ups) through new developmendrede-
velopment and relocation-move-ups replacements; Provide more park-
ing opportimifies; Create opportunities for "24 hour acavity"; Build on
opponuniaes provided by geographic location; Cseate boundaries to de-
fine entry, arrival, passage, and place; Create engaged open space that
enhances commercial opportuniaes.
Foltowing these guiding principles, private development and investment
as well as public infrastructure enhancements should be pursued. The
following acrion s[eps should be pursued to act as a catalyst for imple-
mentauon: 1) Parcel Testing and Development SchemaHcs on selected
pazcels in order to develop a design framework, estimate construcuon
cost, estimated casb flow profozma and ro create a general understanding
of development pazameters and oppormnifles affecting each site. 2)
Streeucape Design - Based upon streeucape concepts contained herein,
prepare a preliminary cost estimate of streetscapa Project for inclusion in
the next C.I.B. proposal process, 2001; and the next Big STAR Grant
proposal process in 2000, prepare schemadc design and design develop-
ment drawings for the project. Coordinate witL the Ciry of SL Paul, De-
partment of Public Wozks; 3) Ancillary and Smaller Projects - Develop
Schematic Design of selected public and private projecrs iden�ed herein
and developed throu�h ongoing dialo; wiih neighborhood representa-
dves as we21 as coordination of "pain[-up/fix-up" icems on existing buIld-
ings; 4) Promotions, Public Relations and Mazketing - Develop a stron-
Ler, more descriprive and memorable name for the district. "Disiricc Del
Sol" has been discussed with severaI focus groups and individua]s and is
recommended because of its visual reference to the already adopted Wesc
Side logo of the risina sun over the river as well as iu complementary
blending of ffie English and Spanish ]an�uages. Use "DistrictDel Sol" on
business cards, menus, flyers, print ads and mazketin� material. Convey
name cache to area realtors and encourage its use on real esiate adver[3s-
ins. Develop ioint marketing programs with uea private and public busi-
- State of 3vfinnesota etc. to�nsure-thaL`�ishict Del_Sol" is promineni
their literature and promotions.
Follow-up and ongoing diligence is imperaave for this project to be a
success. The projecu and recommendations contained herein should be
reviewed on an annual or semiannual basis and amended or modified as
required.'I'his project wIll not occur rapidly, but rather should be looked
at as a 20 year plan for the project area It is important to keep in mind
that each project, however small, will either add or detract from the projecc
goals and therefore should not be taken lighdy. By implementing the ideas
' con"tainedherein; `�isfricrDel Sal" eaztstriveeo-becomenQkonly amore
vital and beautiful commercial district, it can strive to become a unique,
livable and premier nei�hborhood in the City of St. Paul.
HAY • DOBBS ra. � Riverview Commercial Corridor Revitalization Program
Decemb<v 1999 .
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December 1999
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Acknowledgments
Executive Summary
Table of Contents
1.0 Introduction
1.1 Objectives and Pianning Process
1.2 Report Organization
1.3 Opponunities and Consuaints Assessment
1.4 Limiting Conditions and Ongoing Assumptions
2.0 Findings
2.1 Methodology and Statistical Analysis
2.2 Physical Analysis and Conclusions
3.0 Guiding Principles
4.0 Land Use and Development Potential
4.1 Potential Projects and Improvements
4.2 Design Guidelines
4.3 Examples of Guidelines Applied to Existing Buildings
5.0 Pubiic Infrastructure Concepts
5.1 Streetscape Concepts
5.2 Open Space
53 Trails
6.0 Programs and Strategies
61 Tenant Recroitrnent
6.2 Small Business Assistance/ Minority Business Assistance
63 City of St. Paul Involvement
6.4 Key Mazket Niches
7.0 Implementation Strategies
7.1 Parcel Testing and Development Schematics
7.2 Streetscape
73 Ancillary and Smaller Projecu
7.4 Promotions, Public Relations, and Marketing
8.0 Reference 1Vlaterials
8.1 Physical Analysis
8.2 Community Tnput
Riverview Commercial Corridor Revitalization Program 4
1.1
A)
B)
C)
M�7
Objectives and Planning Process
Ttre objectives of this phase of the Riverview Commerciai
Corridor Revitalization Program (RCCRP) aze summarized
below:
To enhance the perceived and real image of the project azea
To create opportunities for continued economic vita]ity
To collect, analyze and synthesSze data including land
use, zoning, parking, transi[, roadways, traiis and bikeways,
current assets and liabilifies of the area
To evaluate potenfial development and/or redevelopment
projects and to recommend passibie changes to land use
regulations to suppon such acuvity
E) To hold "Town Meetings' and wnduct outreach to businesses
and neiahborhood residents, as well as other interested parties,
to gain insight inio economic, physical, social and histonral
issues, business condirions, City participation and/or ]imiting
facrors controlled by the Ciry
1.2 Report Organization
Ti�is report is mtended to 1) doc�ent tl�e process undertaken in iu
production and 2) act as an acdon plan for implementation.
Process information is garapbcased and s��ma where possible
with addiuonal information contained in the Reference Matenals
secflon of the document.
Graphic documentadon contained herein wIll, for the most part, be
provided in a lazger format, as requested by REDA, for ]2rger groap
discussions or presentations.
1.3 Opportunities and Constraints Assessment
Opportunities
C) Several development parcels are available or could become
available wifh strategic pazcel assembly
D) City of S[. Paul, is a willing paziicipant
E) Existing ethnic "theme" is a strong building block
F) Current pent up demand for leasable commercial space
G) Strong leadership provided by RCCRP program through 2002
Constraints
A} Current zoning is not always compaHble with intended uses
E) Aiea is not easy tolocate or see'if no[famfliarwith area
C) Area is sfiil Izrgely perceived as a"rough neighborhood"
D) Local and start-up tenants may not be able to pay lease rates
tl�at support new development
E) Chronic pazking sbortage
� Cucrent Ciry of St. Paul C.I.B. funding cycle missed, next one
in [wo yeazs
HAY • DOBBS rw. Riverview Commercial Corridor Revitalization Program
Dmembec 1999
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HAY • DOBBS ew.
December 1999
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1.4 Limiting Conditions and Ongoing Assumptions
This projecc was initiated with the intention of aeating and sustaining
economic vitality in the area while cteating a better commercial and
residential neighborhood. That being the case, Hay • Dobbs was
rerained as a consultant on Architecture, Urban Design, Planning and
Economic Development issues. The goal has been to develop strat�gies
and acrion plans so as to realize the goals iden6fied herein. However,
[he foliowing should be noted:
A)
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Hay • Dobbs is limited in botl� scope and duration to approxi-
mately 290 hours over a 3 montb scudy period
Hay • Dobbs have relied, in pary on information obtained
from secondary parties. It is assumed tLat this information is
accurate as implied by the varying sources
C) A tradiaonal market analysis was not included as part of,the
project, however Hay • Dobbs was provided information from
RIDA that was obtained from the City of St. Paul and
performed by the Gibbs Marketing Group
D) A uaffic smdy was not performed as part of iLis projec[
E) This smdy and recommendations assume current market and
economic conditions will remain constant or improve. T'liis
study does no[ anticipate a ma}or economic downtum in the
near fu[ure.
E) The Guiding Principles and recommended actions aze based
on neighborhood sentiment and economic rather tban political
considerations. Tlius, they should not be construed as a
representation or opinion that govemment approvals for
development can be secured
Riverview Commercial Corridor Revitalization Program 6
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2.1 Methodology and Statistical Analysis
This project began in Apri1, 1999 with discussions between REDA,
spec�cai2y, the RCCRP program manager, Ju&e Eigenfeld and WIND
project manager, Mara O'Neil to define the project scope. REDA
provided background informaaon about cturent development activiry,
ownership, past planning efforts, pmgrams, buildings and pazking. Hay
• Dobbs collected additional information from the City of St. Paul and
tLroagh field invesagalion. The analysis phase commenced in April,
1999 and preliminary land use, architectural and planning diagrams
were prepazed.
On April 22,1999 the fust of three town meetings was convened to
gatl�er additional information and reciprocat feed back frum businesses,
neighborhood residents and other interested parties. Further insight was
gained through a series of focus group sessions. Attendees were asked
to advise RIDA and assist Hay • Dobbs during the development of the
plan. Preliuunary opponuniaes, liabilities, goals and assumptionS were
discussed at the fust "[own meefing" which was attended by approxi-
marely 70 people. T'he second "town meeting was used ro refine ideas
and guiding principles and address expectations about this process.
A final "town meeting" was held to review the dra8 fmal documend
products.
Spec�cally the Merhodology included:
A) Project Start-Up, Orientarion and Monitoring
1) Meefin�s with REDA and WII�ID staff
2) Review of prior plans and reports
B) Outreach Process and Community Input
1) Focus Group Meebngs wifl� area businesses
2) Focus Group Meetings with Ciry staff
3) Mee[ings with RCCRP Economic Restiucnuing Committee
4) "Town Meetinas"
5) Focus Group hfeetings with Streeucape Task Force
6) Photography and "Homework" from Neighborhood
7) Repeated airinas of eacb "Town Meetin;" on St. Paul cable
access television (SPNI�
C) Fotential Land Use Assessmenf
1) Review of current Land Use and Zonine
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HAY • DOB$S ra.
� De«mber 1999
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4) Assessment of ciurent land use pattems
5} Pretiminary review of possible deveIopment options for
pre-selected (re)development sites
6) Review of eurrent public infzaswcture including roadway
widths, pedestrian crossings, daily traffic volume, side
wall;s, li�htin�, sueet fumislungs
D) Market and Basiness Conditions Overview
1) Data coilecfion on current ownership
2) Site photography, mapping and visual surveys
3) Data coltec6an of cmrent Gross S.E Zease'Rates
4) Review of cuirent cos[ of new construcaon (metro azea)
5) Data collection of current development initiatives
6) Interviews witb REDA and business owners
7) Incorporation of the Gibbs Group mar�:et research
8) Analysis of Cunen[ GSF available for lease
9) Review of demo�raphic trends in neighborhood
Riverview Commerciai Corridor Revitalization Program 7
o � -�to
2.2 Physica! Analysis and Conclusions
A) Summary
During tLe study, analysis was done on the physical issues impacting
the study area. The issues analyzed included the following: Study Area
locaaon within the region, study area locarion within St. Paul, Smdy
Area boundazies, natural and ecological struc[ure, edge conditions,
fi;ure/ground relauonship, visual landmarks, historic buildings, cwrent
development iniflatives/capital improvement projects, landscape
character-botb sveetscape and open space, vehicular c"uculaaon,
pedestxian circulaaon, trails/bike routes, off-sffeet parking, on-street
parking, parking deficit, transit routes and srops, land use, zoning
current gross square footage of various uses (no[ including housing),
identificaaon of potential (re)development sites.
B) Conclusions
Through this analysis the following conclusions have been made:
• The Study Area is lceated close to dovmtown SL Paul
• The Study Area is difficult to get to from the greater region
• Three highly recognizable sueeis are associated with the Smdy
Area: Robert Street, Concord Street and Wabasha Street
• Although tl�e area is geographically relauvely close to [he
Mississippi River, it is not adjacent to the River
• Other than the namesake, the `Riverview Area' hys very few
connections to the River eitl�er physically, visually or symbolically
• There is a strong etbnic presence in tLe azea comprised primarily
of Mexican/Hispanic/Latino cultural themes
• There is very little available lease space
• Robert Street severs the project area and dces little to add to its
cohesiveness; it does, however, provide a snong orientaflon device
to d'uect new visi[ors to the project area, especially those coming
from the souti�
• There is a severe parking shortage during prime business hours and
on weekends
• The commercial frontage is fractured and incohesive
• Traffic counts are less than 20,000 cars/day: Robert Sneet =
±10,475 cars/day, Concord Street =±11,050 carslday, State Street
_± 1,800 cars/day
• The angle of Concord Street &om Wabasha through State Street
creates odd shaped parcels
• There is litfle buffering between commercial uses and adjacent
housing
• There is currendy very litfle connection between the acfivity on
Concord Sireet and the Recreaaonal areas to the north comprised
of City pazks, ballfields and recreaUOn cenrer
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HAY • DOBBS rn. Riverview Commercial Corridor Revitalization Program
Deeember 1999
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Guiding Principtes
• Create a unified idenuty for tbe Study Area
• BuIld upon ethnic theme to create a unique place and experience
• Provide muiaple levels for commerce entry (varied sizes and lease
rates of lease space for retaillcommercial start-ups/move-ups)
tluough new developmenilredevelopment and relocation-move-ups
replacemencs
• Provide more pazking opportunides
• Create opportunifles for "24 hour acfiviry":
-Housing .
-Retail
-Entertainment
-EmpIoyment
-Recreation
• Build on opportunides provided by geotraphic location:
-Downtown
-River
-Trails
-Bluffs
• Create boundaries to define entry, urival, passage, and place
• Create engaged open space that enhances commerciai opportunities
HAY • DOBBS e.n. Riverview Commercial Corridor Revitalization Program 9
De<ember 1999
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Patential Redevelopment Locations
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4.1 Potential Projects aad Impmvements
Dvrin� the community desi�n process numerous sites have been
iden�ed as being candidates for redevelopment. The intention being
to develop new buildings and/or sites to suppart ihe goals of the
RCCRP includinL new business recnu�ent, existin� business retention
and opportuaities for expansion of e�istin� businesses as well as
increased opportuuities to add commercial activity. The following
infomiation describes sites ihat have been identified by the community
illustrates conceptual developments that could occur on each of the
identi£ied sites. No[ all opportunities aze explored nor aze the suggested
developments absolute in their def nition. The intenrion is merely to
suggest in a meaningful way [he possibilities far development and
redevelopment in the district. Actual pazcel assembly, site control and
development should be pursued based on the ideas contained berein.
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Desem6er 1999
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Illushaflve view looking south down State Sheet from fhe wrner of State and Concord StreeGS.
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Residential: 8,100 GSF
Office: 10,800 GSF
Commercial: 10,800 GSF
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DaYa Narrative
• Parcel size; 70,765 sf This site could support the development of a four story building with a
• Current zozung: RNI-2 floor plate of 90'x120'; a 43,200 gsf building and parldng lot to accom-
• Recommended zoning: B-3 (mixed use) modate 128 spaces and a loading area for the building. However, a
• Development potential S.F.: 43,200 gsf �er two or 8�ree story bailding is recomme�ed to be moie compat-
• Recommended S.F. 29,700 sf ible with ihe surrounding contex[. TLe pazking lot design should strive
g-- forminiznal.siteimpactreBazdinaF,c"�gon.thesouth.edgeofthesite.
• Parkin� requued (29.7K gs�: 132 spaces Zhe pazking area available would be capable of supportina abuilding with
• Pazlting possible: 159 spaces ��erciallretail on the fustfloor, office ormedical office%linic on the
second floor and residential on the thizd and fourt2� floors. The zoning is
cuirentlY RM-2, multi-family residentiai and would therefore require
modificaaons to support the mixed use described above. If a medical
service is provided in the building a Special Conditions Use Pecmit
(SCUPI must he a*anted bv the Plannin C mission
HAY • DOBBS eA. Riverview Commercial Corridor Revitalization Program 11
December 1999
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4.1.2 Site `B"
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Toe of Slope Residential: 7,680 GSF
Office: 0 GSF
Commercial: 4,800 GSF
Potenfial Site Plan Configuration Recommended Uses
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Data Narrative
• Parcel size: 34,528 sf The site on tl�e south side of Concord Saeet generally centered between
• Current zoning: B-1 Robert Street and State Sueet could support the development of 3 story
• Ruommended zoning: B-3 (uuxed use) building with a floor plate of 40'x120'; a 14,400 gsf building with an
• Development potential S,F.: 14,400 gsf �50C�� surface pazidng lot that would accommodaze approximately 48
spaces. The proposed building size and use requires roughly 32 parking
• Recommended S F. 12,480 gsf spaces. A service road could connect the new parking lot to the exisling
• Pu'ting required (12.SK gs�: 32 spaces one at Cora's Best Wings by passing behind the proposed building. The
• Parldng possible: 48 spaces p��g �d the building address ihe narrowness of tbe site by no[ cutting
� into the hill on the south side. I[ is recommended that the first floor be
commercial use, rhe second floor as offices or residential and the third
Iloor residenaal. Tlie zoning is currently B-1 and would require modifica-
tion.
HAY • DOBBS r,,.
De�embsr 1999
Riverview Commercial Corridor Revitalization Program 12
�_:I
4.1.3 Site'°C"
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Illustrative View IooE north across I.as Americas pazking lot a¢d Concord Shee�� _�J �� �
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Residen6al: 0 GSF
Office: 0 GSF
Commerciai: 5,000 GSF
Data Natrative
•Pazcelsize: 5,964sf Conceivedofasatempaalshuchuethatcouidbeconstructedforunder$50
•Currentzoning: B-1 persquazefoot,thiss�ple�c[osiuecouldprovideapprox�a�lyten20'x20'
• Recommended zoning: E-3 (mixed use) �L7O�'����� busme� sta�t-up spaces.'ILe sunple plan consisis of a
•DevelopmentpotentialS.F.: 5,964gsf ��10'wideaislefl�lcedbymvrsof20'd�pleasespac�soneitt�erside.
Tl�e ovecall exptession is mtended tD be ihatof aMerpdo, where a variery of
•RecommendedSF, S,OOOgsf , }�u�������macommonspac�.,Ideallyzsei�d�esswill
• PazIdng required (SK gs�: 22 spaces thrive, out;row the � and move outto ]azger lease spaces m ihe neigfiTior-
•Parkingpossible: Ospaces tioodt6�sfreemgnpthes�acefornewbusinessstart-ups.Altemafively,the
pa�i may be used to accomoda[e expansion by e�cistina adjacent businesses
or co crea[e a suiall pacl�� area to setvice adjacent businesses.
HAY • DOBBS ea. Riverview Commercial Corridor Revitalization Program 13
Decembee 1999
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Illustrative View�ookin south down Robert Street from the intersecfion of Robert Sheet and Isabel Stree[
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, Potenlial Site P3an Configuration
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Data
• Parcel size:
• Cturent zonina:
• Recommended zoning:
• Development potential S.E:
• Recommended S.F.
• Parl;ing required (12K gsf�:
• Parking possible:
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21,OOOsf
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B-2
12,000 gsf
12,000 gsf
44 spaces
44 spaces
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Residential: O GSF
Office: 6,000 GSF
Commercial: 6,000 GSF
Recommended Uses
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Key Plan
Narrative
I.orated on a prime pazcel alon� Rober[ Srreef, development on this pazcel
could act as a gateway development into the neighborhood from the
North. Envisioned as a two story structure with commercial space on the
ground floor and office uses above, the height and massing would
complement the eacisdn; building of similar size on the wes[ side of the
Robert. The building would be located adjacent ihe public righUOf-ways
and parking would be located behind. Access to the site could occur from
Robert street as well as Isabel. f7oor plates would be 60' x 100' resulting
in 6,000 gsf per floor.
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HAY • DOBBS rn.
Daaember 3999
Riverview Commercial Corridor Revitalization Program 14
4.1.5 Site "E"
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Data
• Parcel size:
• Curren[ zoning:
• Recommended zoning:
• Development Potential S.F:
• Recommended S.E: ._
• Parkine required
• Parking pOSSible:
HAY • DOBBS rA.
Derember 2999
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Narrative
30,400 sf This currendy undemtilized pazcel is located in one of the most visible
P-1 locations of the study area. Due to the steep grade to tl�e south it would be
P_1 very difficult and inefficient to develop a building on ihe site. However,
30,400 �use of its visibility and cenaal location, development of aparking lot
13,3�0 ��O�ended for sharecl use by surrounding businesses. An architec-
-,-t�screenis envisioned onlhe;nozth:apd.east sidesof the l.o.t_i[�order to
N/A anchor the site to ihe comer and c�ate an arciritecnuai presence at the
40 spaces mtecsecdon.
Riverview Commercial Corridor Revftalization Program 15
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4.1.6 Site'°F"
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Potenfial Site Plan Configurafion �
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• Pazcel size: 113,400 sf
• Cuirent zoning: B-2
• Recommended zoning: B-2
• Development potential S.F.: 38,000
• Recommended S.F: 23,160
- Pazking required (23.2K gsf� 103 spaces
• Pazking possible: 199 spaces
HAY • DOBBS rA.
December 1999
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Residential: 0 GSF
Office: � GSF
Commercial: 23,160 GSF
Recommended Uses
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Narrative
Currendy the location of a medical clinic, the 10-15 year vision for this
site envisions removal of the e�cisting stmcture and public park extension
and replacement with a public plaza suaounded by 23,000 sf of single
story retail and restaurant space. Centered in the heart of the project area,
flris plaza azea could become the staging area for year round acdviry. In
the overall plan for the area, this plaza opens onto Concord Street and
links Concord Street to the open space beyond by a series of plazas,
walkways, buIldings and stairways thus uniting and engaging ihe public
space tluouah the careful placement of private and public development.
T'he lease spaces are to be 60' deep with 16' luah clearances to
accomodate a variery of couimercial uses. Addiaonally, an interior loggia
or arcade could link the lease spaces during the winter or adverse weather
Riverview Commercial Corridor RevRalization Progrem 16
4.1.7 Site "G"
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Tllustrative View looking south down Conwrd from REDAOffices.
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Concord S�ee[
Data
• Parcel size: 52,900 sf
• Current zoning: RT-1
• Recommended zoning: B-3 (mixed use)
• Development potential S.E: 25,pp0 gsf
• Recommended S.F. 21,600 gsf
' Parking required (21.fiK gs�: 7g spaces
' Pazlcing possible: 100 spaces
HAY • DOBBS ra.
Decem6er 1999
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Residenfial: 0 GSF
O�ce: I0,800 GSF
Commerciat: 10,800 GSF
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Narrative
This two story uuxed use develo�ent is enviuoced as the anchor [o commer-
aal areaat State and Conco� Strcets as weII as t6e Gateway to the c.o�ciai
disaict when acziving from the east 60' x 180' floorplares could accommalare
ierail uses on the 5cst IIoor and o� spece on the semnd floor. As a vaziant on
this idea, mulafamily iesidential uses coald aLso occ;uPY the second floa:
Pul�g onthe site,excx.eds ttiatrequi�edby am�t zo�ing�deoetd �aefore
pmvide a Iiurited solufion to the m�ch needed �S ��ge m the acea, By
P�g the building on the southv,�st comer of the site, the building ancho�
the commeicial disaict whiie the patidn8 is readily visible [o visito� amving
frnm the east The parldng lot also provides abuffer between U�e oommercial
activity and neaiby si�gle family homes.
Riverview Commercial Corridor Revkalization Program 17
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Potentlal Site Plan ConFiguration
Residenfial: 0 GSF
Office: 5,340 GSF
Cotnmercial: 5,340 GSF
Recommended Uses
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Data
• Parcel size: 25,500 sf
• Cuirent zoning: B-2
• Recommended zoning: B-3 (mixed use)
• Development potential S.F.: 1Q680 gsf
• Recommended S.F. 10,680 gsf
• Parking required (10.7K gs�: 39 spaces
' Parkinp possible: 39 spaces
HAY � DOBBS r.,.
D<evmber 1999
Narrative
Currently the location of a bar/restauiant, �he 10-IS year vision for Uris
site envisions removal of the e�sting structure and replacement with a
larger rivo story building housing retail and office space. The buildine
would be sited up to intersection adjacent rhe sidewa]k to complemen[ the
other 4 come� where buildings located at up to the sheet in uaditional
fasluon. The lease spaces aze ro be 60' deep wirh 12' fugh clearances on
he lower level and 9' high ceilings on ihe upper level. Parking for ihe
building would be loqted northwest of ihe building and combined in
P��ti� With the development proposed for the adjacent pazcels.
Riverview Commerciai Corridor Revitalization Program 18
4.19 Project `7" - Public Bandsheil
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Data
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' • C�nt zoning: N/A
• Ruommended zoning: N/A
• Development potentiai S.F.: N/A
• Recommended S.F. ±600 sf
• PazIdng reqaimd: N!A
• Pazldng possible: N/A
HAY • DOBBS PA.
De«mbec 1999
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Natrative
Inrended as an azchitecnnalgazden folly as well as a fimctional bandshell and
saee, this bandshell is sited'm ihe noitLeast comer of the e�g open sp�.
The mtention of the build'mg sting is to crey� a�us for tt�eaxial re]arion-
ship set up by rhe mtroducflon of the two gatehouses on the southwest side of
the puk (see Projett••T'). AddiaonallY, the folly cteates mt:oduces a scuipnual
aspect tn ihe c�aiendy imde6ned open spac� and in doing so suggests a more
mucnaed and frnm21 s�tc�: a space "owned" by the comniiunty and'mtended
for use by the commimity. Tl�is suucnaed msponce mu2d be d�e fi�t of
n�erous sculpnaal insrallations around the peciphery of the space, thus
c�eatina an outdoor gallery and implied outdoorroom as de5ned by the
�nstaliarions.
Riverview Commercial Corridor RevRalization Program 19
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Potenfial Site Plan Configuration
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Data Natrative
• Pazcel size: N/A Laxted on the southwest side of the existing pazk space, ffiese gatel�ouses are
• Current zoning: N/A intended to provide a stagin; area for outdo� fimctions as well as � azchitec-
• Itecommended zoning: N/A tonic intervenfion, the intenrion of wYlic6 is to anchor the park edge and
•DevelopmentpotenaalS.F.: N/A �Y��y��eopenspacehacktovrudsConcadS�eztProgcammarically
• Recommended S F. ± 30C sf each �e gatPhouses are mtended w provide acketing, toilets, concessions and
storage. The bases of the simc�uaes are intend,d to be du�able and long-lived
• Pazking required: N/A while the tall masts or tower elements are intended to cou�ete with the srale of
• Pazking possible: N/A the ]arge open space and cceate a dialog with the proposed bandshell as well as
the acchitecturai elements piop�sed for the saeetuape. Addifionally, i[ is
envisioned that the tensile elements may be festooned with seasonal and
tempcnal decorations.
EIAY • DOBBS ra.
Uecemb<r 1999
Riverview Commercial Corridor RevRalization Program 20
4.2 Desiga Guidelines
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'Rie RCCRPpmject area encomPasses n�ecous exis�g building rypes,
sryles, setbacks and densifies butby and large the amas atong Concmdand
Robert Saeets sfill m� as commecc4al caiidas. 'ILe implied tradifian of
commercial coaidors (often foima streetcar suips) m the ciry bas always been
tliat of d�e build'mg stceetwall(fac�1 ��B the public spzce of the sidewalk
and madway.'Ibis shoald oontmue today throuSh the sensitive sitmg of �w
buiid'mgs and consaucrs, uPg`ades and �cpmvements ro existing build'mg
facades and development of sheetscape thatremf�es these id�s and fu�er
defines the imiqueness of the distxici. Moze spec�fically fltis should'mc7ude:
g) Redevelopment
Because this is an e�cistmg neighboihood and commercial areathathas been
developed over rhe co�cse of time, by de£nri�a all new wo�c thatis not m the
Public Right-of-Way can be de5ned as �de�elopment Redevelopment can
take on many fom�s including building r�odelmg and/revse, se1�d buildmo
:azing and site cleazing, infill Pmjects on existing imdeiutilized ]and, clean-nP
ofpollured "bcownfietd'sires, and developmentof new srrucnurs on recen8y
cleared sites.
i) Demofidon
On a case by case basis, build'mgS shouldbe demoliched to allOw for
new constcuctian but ONLY afterreriewmg the followmg criteria
-Is thebuild'mghistorically sg�"ican[?
- 7s die c�t buitd'aig abte to achieve the Iri�est and best use for
the site?
- Can the existin� building be cemodeled or reused?
- Dces removal allow for abetter use, build'mg type, building siling
or more desiret�le density?
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Where parcels can be azSembled so a§ to liave Yogically developable
sites m Uetwc�i e�sfing stmckses infill �ajects should be umitiated.
The desiic is to aeate a conlinuous stieetwall thatenhances the
_ pedesuian ezpaience and adds to the ciifical mass of commeic7al
acuvity. Infill can take the fotm of �g, open spxe or new
� buiidings. In all cases the edge aiong the sidewatk should be
developed to connect az�d complete the sheetwaIl.
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HAY • DO$BS ra.
De<emba 1999
m) Pazla°
Shaced use and in5ll surfxe paz3a�tg sho�d L� developed tluoa�g�out
the commen:ial aceas. Siaface puidng should be screened by fencing
or hedges bu[ no[ so much as co ravse a seauity and safety pmblem.
Densiues in the arza aurently do not warrant stiuchued pa�:mg as
the cost of such p�l�ng can noc be recouped tluoug� fees. TLis maY
cbange with increased densities and should be reviewed periodicallY.
Riverview Commercial Corridor Revftalization Progrem ZY
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iv) Public Safety
The� are three facets to public safety: Public security, private
security, and partneship securiry. Public Security is provided by the
Police. Placin� police in area "hot spots" «ould not only have a
deteaent effect on crime rntes, but would also encoutage long-lasting
contacts with merchants, securiry guards, buildin� owne�, and
pannns. Moreo� er, restordrion of beat cops would e:ihance the azea's
perceived sense of security and communiry:
Private securiry� is pro�ided by of�-duty police officers or private
security gnards. Pri�ate lando�ti�neis and building manageis aze
encouraged to emplo} their own private securin• forces These
employees may also be shared by adjdning businesses. Sl�ch efforts
�vouid complement the restoiation of foot patrols, and could
accomplish some of the "qualiry of ]ife" grnls that a City police
officer woutd noc
To complement these public and pdvate efforts, and to fill in gap's in
azea security, Partneiship Sec;urity is recommended Partnership
Security is also }aioccn as community policing a�hereby merchants,
patrons, and residents join forces in expelling crime fmm the
azea Communicauon, awareness, and organizations aze some
e�unples of group achievemenc
v) Densi[y
Increased Density is encouraged to create a criticai macs of uses and
to convey a sense of tii[ality. Densit}• is ]argely dictated by City of SC
Paul paddng mquirements. Vaziances should be requested tzased
upon access to shazed use parldng or remote lots thereby allowing
increases in sqvare footage without equal increases in parldng.
vi) Use
The urban street nencork — the buildino defined pedes�ian and
vehiculaz spaces of the city -- is reco�ized as a primary element of
urban saucture and or The sircet focuses activities,
defines circulation and provides conlinuity with the surrounding city.
A mix of uses is al�va}s preferable to sin�le uses as it extends the
hours of acti�ity beyond a typicai week of M-F, 8am-Spm use.
Increased residenfial use is encourage, especially above fi�t floor
acdvity or throu�h the cmative introduction of live/work building
h'Pes.
Outdoor spaces accessible to the public should become an integra!
pazt of the West Sides' public life and �ttems of public activilies.
Sma(1 infill parks and plazas as 4��e11 as lazger open space shotild be
integrated into the area Open space should e��e development-that
is, physically interconnect, [o conve�� "o�vnership" of the open space
by adjacent buildin�s and uses. Commercial space should open onto
these places to pro�•ide security and an extension of the use within
and vice versa A number of public spaces, all different in
conl identitt� and use paUems, should be located within the
Commercial Comdo*. (continued)
Riverview Commerciai Corridor Revitalization Proqram 22
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Commercia] Use
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(vi. use, conrinued>
Individual build'mg uses will largely be dictated by macket supply
and demand. Contamed in this doc�ent ate n�erous suggesfions
fa use madeby neighbo�ood msidents, busmess owne� and
panoas. Uses are anficipa[ed tn relate to a mote genetalized paaem of
acaviry concenhalions and nodal aaivity pomts across the azea such
u Concord/Robert, Concord/State and Conm�/6Vabasba
inre�ecbons and associated commenaal azeas.
Fxisting retail uses as well as new cetad birildings should evoive with
speaal attenfion m avoidance of conflicts with residential uses. TLis
nofion of a variable az�d potenaally eapandable cerait gresence al�ows
for the accommodation of funne xetail oppommifles. 'Ihe develop-
ments suggested in this study are intended tn suengthen the tetail
presence on the West Side and improve irs posifion vis-a vis other
neig�bo�ood cenrecs — not to compete with Downtown St Paul and
otheriegional cente� such as Rosedale or the Mall ofAmerica.
However, given the righ[mix of u�s, this area can become amajor
iegional desbnarion by providing services and ambiancenot formd
elsewhece in tfie region. More info�anon on tivs subject can be
found in the Smdy ptepazed by the Cnbbs Plannuig Gronp and
available from RIDA
Otheruses of space mclude office space, which should be spredd out
amona the residential and commercial space tather than co�ent�ated
m one location. The pcesence of these uses, across the pmject azea of
the West Side, wilI affea specitic uses of individual si�s. TLe vital
pmsence of these various acaviries will, m other words, mnmbute to
the dynamic development of the Wes[ Side.
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HAY • DOBBS ra.
D«ember 1999
Riverview Commercial Corridor Revitalization Progrem 23
6��r�
C� Storefront Design Guidelines
General Guidelines
The aaditional wmmercial facade is a well-defined fiame for ihe
srorefront TLis area is bounded by a pilaster or pier on eith� side, the
sidewalk below and the srorefront comice above. It is important [o
conrain the storefront within this frame. Look at hisroric photogtaphs of
your building or of similar buildings to leam the original configuration of
your srorefront.
Contain the Srorefront
A storefront should be designed to fit within the original facade opening
and not extend beyond it. 'Ihe storefront aught be set back slightly
(perhaps 3 inches) from the plane of tl�e facade ro accentuate this sense of
containment. .
Transparency
Lazge display windows were a prominent feature of the ttadidonal
storefront. As a design element, they are integral to the overall propor-
tionin; of the facade. Funcaonally, the large glass area provides maxi-
mum light and display area, while visually opening the facade to the
street. As a rule, the storefront should be composed primarily of glass,
whIle tl�e upper facade should be more solid and contained with smaller,
evenly spaced windows.
Appropriate Materials
The color and texture of the storefront matetials should be simple and
unobtxusive: (1) The storefront frame can be wood, s[eel or aluminum
with a baked enamel funsh; (2) tl�e display windows should be clear glass;
(3) transom windows may be cleaz or stained glass; (4) the ent�ance door
should have a large glass panel and can be made of wood, steel or
aluminum; (5) tLe base panels (bullcheads) can be of wood, polished
stone, g]ass, tile or aluminum-clad plywood panels; (6) the storefront
cornice can be made of wood, casc stone, clay product or sheet metal or
sometimes the horizontal supporting beam can serve as the storefront cap;
(7) the side piers should be of tl�e same material as the upper facade.
Certain materials and desin elements should never be used on a
traditional commercial buildin�. A mansazd roof with wooden shingles,
rouoh textured wood siding, fake bricks or stone, and gravel aggregate
ataterials are not appropriate.
Inappropriate tusrorical themes should also be avoided. Small window
panes, a colonial door and storefront sbutters are 18tfi cenhuy elements
that do not belong on most 19t1� or 20th century facades.
Simplicity
When renovating srorefronts, emphasis should be on simpliciry and
transparency. 'Ihe fundamentzl design s6ould incl�de large display
windows with thin framing members, a recessed entrance, a comice or a
horizontal sign panel above the storefront to separate it visually from ttie
upper facade, and low base panels to protect the windows and define the
entrance.
11us same basic airuigement will be equally appropriate whether
consuucted usino iraditional or modem materials.
HAY • DOBBS r.�. Riverview Commercial Corridor Revhalization Program 24
December 3999
The traditional storefront:
• meets the street,
• has large disptay windows,
• has concise, easy to read signage,
• is constructed with simple materiaLs
• complements surrouading buildings
• Large windows allows views to the intetior
• Displays and interior should be well lit
• Transparency means security
• Awnings create space and protect pedestrians
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• Windows are large and evenly spaced
• Window gtaphics are small and address
pedestrians , .. -
' • Letters for business name are 6 inches; letters for
other iaformation are 1 inch.
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Unacceotablr
Awnin�s
Canvas awnings were a familiu feature of the 19th cenmry store-
fronts. Apart &om their primary funcaon of sun and glaze pro[ection,
tLey also offer shelter ro pedestrians and can be an atnactive addition
to the storefront. Addifionally, the valance can serve as a sign panel
for tl�e business. Tradifionally, awnin�s «•ere operable and extended
out to tl�e curb line. Today, fixed or operable angled awnings are
acceptable'bt�i sleea]low ciuved and/or back lit awrsingsare.unaccept
able.
condnued next page
� Acceptable
_ HAY • DOBBS rn.
Decsmber 1999
�
Windows and Doors
Windows and doors are essential design elements in the }ristoric
commercial building. Upper story windows establish a rhythm in the
streetscape that de the facades together. The storefront, with iu large
glass area links the facade to the pedestrian scale of the street.
Always retain original doors and windows if possible. Often normai
maintenance -replacement of broken panes, caulking and a good paint
job-will be all tl�at is necessary to preserve them. Uncover boazded up
windows and repair or replace the original sash as necessary. Small
azeas of rotted wood can be repaired using an epoxy paste filler. If a
window or door is missing or has deterioraced too severely, replac�
ments should be sough[ that closely match the originals in material and
configuration. Select a door or window that fics precisely in the
opening. Openings should never be enlarged or partially blocked to
accommodate a replacement window or door. It is difficult to blend
the difference between the e�cisting material with the filler material,
which make the retrofit obvious. '
Replacement Windows
If more energy efficient double-glazed wood or ah�minum windows
aze to be used for repiacement, they too should match the original
wood windows in size and profile. Never replace a mul[i-pane
window with a single lazge pane of glass. Atuminum windows should
be in a baked enamel finish, bowever at times the light color of cleaz
unfmished aluminum is acceptable.
Storml�J'mdows
Storm windows may be desirable on apper story windows for
energy conservation. When mounted on the exterior, they should
match ihe size and shape of the existing sash and they shonld be
painted to utatch. Interior storm windows aze a good opuon where
original windows might be obscured by the addiflon of exterior storm
sash.
Shutters
Shutters are seldom an appropriate window treatment for historic
19th and 20th century commercial buIldings. In general they should
-- - -- - --Sh�tter-panelsshoul�exactLy�a[chthesize.and sbape_of the wind_ow
opening.
Riverview Commercial Corridor Revitalization Program 25
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Always fit the arvnines within the storefront openinL. A�enings should
never extend conunuously across several storefronts. Choose a water-
repellent can�as or vinylcoated canvas material; aluminum awnings or
canopies aze generally inappropriate. A wide variet�; of canvas colors aze
acailable and you should pay special attenuon to choosing a color or color
combination [ha[ coordinates with your building and its siuroundings.
Storefront Enhy Doois
Storefront enhy doors should present an attractive appearance and
should be visually appropriate for your storefront Original doors should
be retained if possible. Wood panel doors with lazge glass panels were
h,pical of the tum of the century commercial storefront New doo�
should clasely resemble the design and proportions of the original door.
Wood is the preferred material, but steel or aluminum with a baked
ename] finish may also be used. Analized finishes may also be appropri-
ate at times. •
Architectural Omament
Architectural omament includes a variety of decoravve features
characterisuc of eady commercial stwefronu. Comices, brackets,
decorative detailing with brick, and decorative molding aze e�mp]es of
omamental features on commercial strucNres found on Concord Street
and surrounding commercial azeas. Creative use of these details gives
each building a unique appea�Nice. They should not be removed or
altered unlessitis absolutely necessary.
Color Selection
Fainting can have a dramatic visual impact on a building. A carefully
considered color scheme can nnify the facade and enhance the streetscape.
Color choice is a matter of personal preference, but you should generally
choose colors that were acailable at the time your buildin� was con-
structed and that complement the natural brick colos Earth tones (green,
dark reds, pale yellows and browns) were populaz in the Iat[er half of [he
19th century; lighter shades predominated in la[er decades. Pay special
attention to the relationship of your wlor scheme to those of adjacent
buildings.
Keep your color scheme simple. A RPica( scheme might use 2 or 3
colors: a base color, a second color for major tnm, and somevmes a third
color [o highlight [he minor tcim. Often [he base color wil( be the natural
brick or stone of your building. The major trim color should enhance the
effect of the base color and the minor trim color accents the minor trim
details and the major Vim. Often a darker or lighter shade of the major
uim color is an effective choice for the minor uim color.
When painting wood or metal always prepate the sudace by removin�
loose paint and sandine all rough edges thai remain. Prime the sudace
with a high qaaliry oil-base pnmer and follorv with n��o finish coats of oil-
base paint. Never paint brick or stucco.
Riverview Commercial Corridor Revitalization ProS�ram 26
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Signage is an essential element in any comme�cial distuct Unfortunately,
signage has oRen been one of'the most distiguring eiements in the �ut�n
landsc�e. A visual clutrerof ovecsized and ill-posifioned signs presents a
negative image for [he enlire sheet
A business's sign is important not only as an idenrifier, but aLso as an
expression of an image for the business. Do not undemstimate the value of
qualiry sig�age. A clear message, srylistily presented, will encourage �ssersby
to venture in. Money spent on quality sigoage is usually money well spent
When thiniang about signage, consider the following:
Audience, Type, Size and Placement
Sig�age can be categorized into two basic Types: 1) Signage aimed at
addressing the pedestrian and (2) signage meant to ataact the peison in the
vehicle trnveling at spceds much faster than the pedestrian SmaIler scale 9gns,
projected perpendicular to the building, infoim and invite the pedesnian to stop
in. Simple,clearsignsmountedonthebuildingworkbestataddressing
pe�ons in the car. Do not assume that the largest sigp is the best Pay
patticulaz at[en[ion to how your sign relates to }rour b�.nlding. Look for logical
signage locations on your facade. Continuous flaz wall areas above display
windows or alxive upper story windows are gPically good choices. Do not
cover windows, doois, orarchitectural omantent A good sig�looks like it
belon� where it was placecL It should be an e� of the overall design of
yourfacade.
Message and Design
A good sign is simple and direct Choose a letter stcle or grnphic heatment
that projects your image and is clear and easy to read Ldght coloied lettecs on a
dark background ue generally easier [o tead than dark on light Coo�inate
sign colo� with the colo� oF the building.
A good sign can take many forms. It mac be painted on a flat panel., or it
may have a sculpnual quality. Individual letters might be applied To the facade.
Logos or lettering can be painted, stencilled or engraved on windows. Even ihe
windows are usvally appmpnate and Possess a ch2rm that can be very
- --------- -- - -- ---- - -
------------
ataactive, if not overused Dimct illumination by incandescent lamps usoaliy
lights other ldnds of signage.
Alleys or Umis�al Space Between Buildings
Alleys or space that seems too small to build or e�pand on should no[ be
overlooked These unused s�ces can be hun� inioattr-acti��e secondary
corridots, or special places to eat, sit or even shop in. These enhanced
"alleyscapes" can benefi[the tivhole streetscape. This land of project is best
approached as a cooperafive effort among adjoining store o�rneis.
The design of impmvemenis to youralle}� facade should ct�ely follow
the conventions you have established on the sheet facade of }'our building.
You should follo�v tlu'ou2h «nth y�our develo� im�e herc.
HAY • DOBBS r..a. Riverview Commercial Corridor Revitatization ProCram 2 �
Examples of bad sisnage
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base, the middle and the top.
HAY • DOBBS r.n
D) Building Design Guidelines
Scale and Massing
The general scale of buildings in tum of the cenhuy neighbochood
commetc.ial amas is 2or 3 floozs (rypically 2535 feet). Building azticulasion
and definition relates w this scale. Building macsing is npically limited in bulk
to center Icaded aparhnem blocks and to 1!4 to 1/2 block commercial build-
ings. At times commetcial s�ucmms that occup}• only one parcel can found
These swctures are typicalh• 40 or 50 fce[ wide. Rarely; if ecer, do sin�e
projects occupy a full block f�antage.
New construction should emulate this scale and massing. If taller
builclings are desired, they should be articulated and/or set l�ck at upper levels
so as to convey an architecmra! expression at the top of the 2nd or3rd story
leve4 If bulkier buildings aze desired, their horiwntaliry should be broken up tp
convey an architec tuca! expression of sevemi separnte vertical buildings as
opposed to a single monolitivc smicture.
Setbacks '
Setbacks in the mmmercial corridor aze govemed by� the City of St Paul,
and wning dictates the number of feet a building must be set back General
restrictions include: The builcling may occupy required front yard setback if the
off-sacet parlang azea is set back a minimum of si� feet from any front or side
sheet; Side and rear yard setbacks are not required if the walls facing the yard
do not have windows; If side or rear walls do have windows, a nrinimum
se[back of ten feet must be pro�2ded; And if a building adjoins a residential lot,
then a ten foot setback mus[ be provided.
Facade
Facades should be azticulated with a base, middle and cap.
In general, the lase should be open and transpazent to enhance the
pedestrian experience The �erticality of the builcLng should be eacpressed
Middle throu�h colwxms, pilasteis or other vertical expressions that frame and
armculate storefront openings.
The second and third Iloo� should be azticulated b}� punched window
openings. These openings should be broken dosm in scale by muliions,
Base muntins or other devices so as to a�'oid lazge uninteresting areas of glass.
Honwntal ribbon windo« s are unacceptable.
The top of the building should be articulated by a decorative comice,
coping or other such measures.
Architecnual elements should also be inhoduced to add interest to the
facade. This may include [he maznpulalion of materials, colors, tea[tuas and
depth as well the use of light fi�tures, canopies, awninss, brackets, signage and
S�Phics.
The Building Wall
Building design on each development parcel where new construcUOn
will occur should incorporate particulaz horizontal divisions within the
vertical building wall. Such divisions adhere to the concept that urban
building walls have, in general terms, three vertical divisions: `Bases,"
"Middles," and Tops."
New building construction should consider the impact of the anficipated
building sVeerivalls. Building streen��alls framing di}Terent streets and open
spaces should be appropnate to the spaces the}' frune. Various elements that
mnstitute the chuacter ot ih�e streetu�alls includc aradec, espression l�nes,
setbad:s, as well as materials and fenestration.
Riverview Commercial Corridor Revitalization Proctrem �
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Locations where taller buildino heiahts may be
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Esamples of various pedestrian
Examples pedestrian scaled streeflights
HAY • DOBBS r.n
Building Heights
Building Heights in the project area are gocemed by the City of St
Paut, which provides for a basic building height IimitaROn of thirty feet
�vith a greater biulding height altow�ed in limited instances. Some of the
possible locations for buildings in eacess of thirty feet aze those generally
indicated in the diagram to the left These sites for higher structures
related to the commercial comdor aze as follows: In the Riverview
commercial corridor, taller structures are contemplated at the edges of the
project azea - north, northwestem and southeastem ends, as well as on the
bluff overlooking the river. At these locauons, taller buildings would help
mazk the limits of the cocridor, while reducing the impact of building
shadow pattems on the corridor and iu respective buildings. Ease of
access and distance from ihe smailer scale bnllding fabric of Riverview
commercial corridor are impoitant factors in the selection of these
locations.
Materials
Buildings of three stones or less, with the excepuons of housing and
pariang stcuctures, shouid use brick, block, stucco andlor stone masoniy
as the major facade material. Sensitive derailing should be used to umte
different materials into a holis[ic building etpression.
The facades of resideatial buildings which are four stories or less in
height wiil include as primary facade materials brick, «•ood, smcco, or a
combination of these elemenu
E) Streetscape and Landscape Design Guidelines
pedeshian Paving �
Width and type of grou�d placie paving shouid be developed in a
hierarchy according to the type of street and consequent amount of
pedesuian hafFic anucipated. Pa�zng materials should provide a sense of
continuity with the anticipated fabric of new and existing buildings, and
patterns within paving should reflect buildin� modules and indicate
building entries, street crossings, and other significant events.
Pedestrian paving shou[d be separated from streets by standard
integral curb and gutter curbing or in special circumstances granite
curbing. The curbing should provide a constant line of material and
dimension along all edges bericeen roadway and pedestcian surface, while
pedestrian sudaces themseh•es aze permitted to be differentiated accord-
ing to streetscape type,
� lighting will serce both to procide an aesTfietic qiiTty
and identity for the project area and to provide suitable light lecels
for safety and security. Both functional and aesthetic goals should
be met with fixtures intended to provide distinction without
incompaTibility with City of St. paul requirements.
In recognition of potential blockage oF some light on the
pedestrian surCace by tree planring, street lights may possibly be
augmented by building "spill light" and/or building mounted lights.
These fixtures cvou2d be selected on a building-by-building basis.
Riverview Commercial Corridor Revitalization Proqram 29
a � d�°
Tliacordeta prorsacmm Frexinus
Lirileteai L�nden SuHa� Meple PenivsyHenks
Grean As�
Arer Rvbrum Ginkgo Biloba Malus F�azinus
'Armstrong' Fasligia/a Profusion' 'Marehell's'
Red Maple 'Sentr� Flowenng Creb Seedless Ash
Sugges[ed Street Tree Species for Streetscape
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December 1999
Tree Planting
One of the goals of Riverview Commercial Corridor Revital-
iza6on Project is to provide a vitai, pleasant, and inviting destina-
tion with ampie uee planring on public and private property. The
three dimensional scale and impact of tree lined streeu and open
spaces are important aspecu of the Riverview Commercial Corri-
dor. Various species of trees may be considered for use within the
overall system, deFned as to their appropriate use, and classified
accordingly. Coordination with the City Forester is required to
coordinate overall design intent with Forestry plans.
For tLe purposes of discussion and design, trees sLould be
understood in several classifications as they relate to intent and
impact. These classifications divide the uees into large scale street
trees (refersed to as "Lazge" trees); small scale sueet trees (referred
to as "Small" trees); "Bosque" trees and "Lawn" or "Specimin"
trees. It is intended that trees in like applications be of tLe same or
complementary species and that trees be selected as appropriate for
each pazticular application.
Trees witLin each classification should be analyzed in terms of
form, height and spread, texmre, color, salt resistance and urban
suitability.
Fencic�g and Hedges
Fwcin� and hedges are excellent vrays to deSne public and privare space,
as well as encourage pedesaian use. Clearly de5ne the corner and the sueet
edge [o mamtain the idenfiry and cl�azacter of public and private space.'Ibis
reinforces the sen�e of place within the area
Qearly mark sidewalks to pieserve and encouraQe pedesuian use. When
ihe continuity of the sheet edge is broken by frequent asb cuts for drive-
tkuouah busmesses and paddng lou, sidewalk use becomes confusing and rhe
sense of safety is weakened.
Sepacate and screen [he parldng lot from the sidewalk witb a low fence,
planrings, or a change in surface w mamtam the pedestrian path along tbe
street 'Ihis gives the amz a sense of scale and can divide the pmpose of each
s�.
Ground Covers
Where hard surFaces are not implemented ground cover wID be
needed. Ground covers include nuf, ivy, sedum, junipeis, or other
perennial materials suitable for the intended use.
continued nextpage
Riverview Commercial Corridor Revitalization Program 30
Suggested Streei Tree and Lighting Spacing for
Streetscape
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HAY•DOBBSe.a
Tl�st, recepracles
Trash �eceptacles aze an e�enfial element of civic cleanlinecs, yet by their
cery number conhibute to dutter and confusion on the sheet Both publicly
and privately maintained receptacles can be used, but must maintain cohesive-
ness to prevent uncomfottab(e or �ttracfive spac�s.
Aincipal hash receptacles should have two parts: a concealing open-ended
outerdnmi (allowing nothmg w collect inside) as the fixed holder fa a
remo��able basket Dmms should be permanendy anchored to the sidewa]k az
come� adjacent to a li�t pole. Baskets and drams shoaid t� damage-�esistant
and visually unobhusive along the sheet Both public and private receptacles
should conform to a single forcvat, which w•ould include several sizes, with no
commeicial adveNSing..
Benches
There are buh a few otTsh�eet areas for authorized solo sitfing or socialiring,
and few if any sidewalk rafes in the Commercial Comdor. Pacque Castillo has
some seating, but it is lazgely directed inward Yet there aze pockets of s�ace
and blank walls that lend themselves to benches, steps, a wide bollazds to
comfort a walker or a waiung bus rider. These are not saciable sheets in a•
msidenrial neighborhood, yet they couid be tbe midtown equivalent, fomring a
"business neighborhood." Plantecs, low walls, benches orwuidow seats of
sitfing height will all enhance a sense of place. Every small opportunity for ad
hoc accommodation—for mini-p3dcs, bus stop parklers, even fora single bench-
-should be seized cieatively. The ciear message, "Peaple are welcnme here,"
will bolster a more amiable environmen[in which heavy public use will
discourage littering, loitering, and disrupfive street activit}�.
Riverview Commercial Corridor Revitalization Prosarem 31
Example of bench and trash receptacle cuirently
utilized on the �Vest Side.
� In sc�me Iceations, a combmalion of uses may be
_ mpresented in one unrt, such as this bench�planter!
tnsh recep[acte-in-o�e, in �tontreal
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. H.�1" • DOBBS �� �.
4.3 Examples of Guidelines Applied to Existing Bniiding
�'arrative
Located on the south side of Concord Strcet east of the f ntersec[ion of
Co�cord and State Streets, this buildme r currendy� a �ic;e single level
bnck buitd{ng The current storeiront ;u�d s�snaee is m nced of improve-
ment. The recommcnded mod�ticaitons mcludzd mstallme a new wtored
anodized afummum storefront ar,d thcrmal pane �� indo�os along with a
ne« s�gn band o�cr [he storefron;. Projectmg sfsns should be insialled at
both ends of the bufldm� to trame tne storefrori and attract pedestrians.
Signase should be instatled in �he sien band and �c« `gooseneck"light
I i�tures shoulci be installed to illuminate [he sienase. Vin��l �cindow
grxplucs' siiould bc roswlied m tne Storel ront ��� indo�� s�o add cohesive-
nese, ��wutd �ntcrest and pedestna c�ilcd mlomiauon. Thc existing brick
shoul�i ts, ctcancd «i�h and ac�d �� a�h and tu�l.00intcd as rcquircd.
Riverview Commerciai Corridor Revitalization Proqram 32
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Signage �
Entry identified and
articulated by canopy
Large display window
provide transparency
and display area. �
Overall architectural
expression is clear
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Narrative
Lcc:atcd in thc northn�est comer of [he project azea, this building is
areuabl}� the f7rs[ wmmercial structure [hat one sees �chen aaiving from
west. O��er ume the buildine has been covered o��er, painted and laden
��•i:h mismatched sienaee and displays. The intention of Che remodeiing
and clean-up is to com'ec a much simple exprzssion. The currently
cocered displa�� �cindo��' should be uneovered and opened up similaz to
the acijecent x�indot�•_The.6uildin=entr} shouid. be deCined by, th.e addirion
of an entr} ranopy�. Old paint should be gentl}� remo��ed io uncover the
esisting bnck �eneer. Sisnase and lightin� shou[d be simplified and
ccr�rdmated to com c}� a simple dear message lvhile complementing the
the cen� simpie archrtecmral espression.
Concept
Illusvative �iew of
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HAY • DOBBS r.� Riverview Commercial Corridor Revitalization Proqram 33
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Narrative
La Clinica is a highly successful clinic located m the heart of the pmjec[
azea. UnforNnatety, the buildina scale is quite IoFr and its si[ing in pcwr.
The building sits at a 45° angle to the stree[face and creates a series of
��oids in the pedestrian experience on Concord. Additionally, due to the
low height of Ihe building, little is done to reinforce the street edge
condiUOn. Therefore, it is recommended that sismficant improvements be
installed adjacent the public righUOf-way in the forzn of a low hedge,
decorative fencin� and piers, and decotati�'e li=htine. The piers should be
made of masonry, prefernble brick, to pick up on the maienal vceabufary
of adjacent buildinas. These piers should hare cas[ stone caps and
dzcoraUVe I�ghting� Decoran� e fencin� sliouid Ix ins[alled in between the
piers. The in[ended effec[ is create an implied streeavali alon� the length
oC [he PC�UCrtV.
HAY • DOBBS r.� Riverview Commercial Corridor Revitalization Propram 34
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Originally a movie theatre, this building 6as been converted to a light
indusaial facility through the installation of two additional IIoocs of usable
space. The ori�inal gound floor space is in tact but broken up by the
coiumn grid of rbe two new intersnt�al floors above. TLe intenaon of ibe
remodeling would be to renovate the interior and the exterior in order to
aeate a mixed-use facility.'Ihe renovated theatre would house retaill
commercial acfivity on the lower level and office uses on'the second and
thurl floors. New windows «ould be installed in tbe exterior wall and a
new common enuy would be installed facir,g Concord S�eet.
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HAY • DOBBS rn. Riverview Commercial Corridor Revitalization Program 35
Deesm6m 1999 __
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• The entire length of Concord street from Wabasha to
Highway 52, as �cel1 as Robert Street north of Concord is a
very broad and long area and therefore to create an intensive
streetscape along the entire length is not practical.
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5.1 Stmetscape Concept
Over the course of sevecal lazge group and focus group meetings, ideas
and issues for a streetscape concept were discussed. The discussions
K•ere based on the follocving premises:
• There is an exisung streetscape on Concord and Robert
Streets that is incomplete.
• The existing streescape is comprised of boulevazd trees,
small metal special district signage mounted to lightpoles,
themed colored concrete benches, decorative paving in
selected areas and decorative lighting in selected azeas.
Through diswssion and design exercises, three themes emetged. These
themes will be blended into a final streetscape concept for the azea. The
three themes are:
• Develop a center median or boulevard along Concord Sueet
and Robert Street and plant street trees in this boulevard
• Develop Gateway� Towers at key� edges of the project area
that define passage into and out of the district
• Create special districts at ConcordlWabasha, Concord/Robert
and ConcordlState. Enhance these districu by introducing �- -
pedestrian scaled items such as decorntive paving, traffic �,
calming devices, street fumishings�aq¢ thematic items. _� �
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Cross Section and Street Plan
It is recommended that a boulevazd/tum lane be placed in the middle of
Concord Street and Robert Street. Trees should be planted in the
boulevazd and in the sidewatk where they do not currently exist
Recommended Species can be found in Section 4.2 of this document.
Final selection should be compatible with design intent and should be
coordinated wiYh the City Forester.
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Riverview Commercial Cossidor Rev{tatiration ProAram 38
District Definition
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HAY • DOBBS v a
As described in the Stree[scape Concept, each district surrbunding a
major node should be developed with a similaz yet unique design
vocabulary. Benches and Trash Receptacles shou2d remain constant
throughout the corridor to lend consistency to the corridoc Addition-
ally, they have already been successfully installed in certain azeas and
therefore should remain concept-distinct differences between pavement
of Concord/Robert and Concord/State.
id State Street District
ed concrete pavers of unifoan color
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Multi-colored brick or concrete pavers or multi-
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Colored Piecast Concrete BoIIards 'shonld be
introduced to add texture, definition and protection
of pedestrian space a�.3 cadence to pedestdan
experience
Riverview Commercial Corridor Revitalization Proqram 39
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5.2 Open Space
Cucrenfly Parque de Castillo is the only directly accessible
open space in the project azea Unfortunately, the park is underuUlized
and not connected significandc to Concord or Robert Streets. Over the
long term, throu�h proper redevelopment, it is possible to connect the
pazk back to the sueet in order to create a more useful public open
space. �
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Riverview Commercial Corridor ReviWiization Propram �
5.3 Trails
Paths, bike traits, and connecting thoroughfazes aze prevalent in
the West Side, although access to these azeas is often obscure. Ellorts
should be made to inuoduce directional signage in the project azea that
• allows visitors and residenu to more easily connect to these trails.
Below the major trails in St. Paul aze shown.
. MississippiRiverTrail
SL Paut Grand Round
C ap' -- ' ^—'-
To Munger State Trail
To Phaten Regional Park
To 1�Yinnehaha Pazk Re�c
Tmil Head
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�ssissippi towazd
Como Re�onaI Park
Downtowa
St. Paul
River
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ontrnuesSouflialong -��---
Continues North up th Mississ�ppi River
thab5ssissippi River
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HAY • DOBBS r.a Riverview Commerciai Corridor Revitalization Prosaram 41
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undemeaththe��'abasha Brid�c.
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The blississippi River Trail soiah�cest of t.
Y'acht Club. and northeast of Snuth Street
�Sissi�ippi RiverTrail Ia�idns eastandwest,
}� respectively, from the DfecL cal Center Plaza,
�(orated at Fillmore Av e. and Robert Street
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Stai�way leadingfrom Oluo S[. anQIsabel St. doti�Ti to tlic ba;:; of OhioSt.,
whichcurves slowly do��n the bluff.
RiverviewCommercialCorridorRevitalizationProgram 4 �
Side«zill: alon� Cherokee >1� e. ov erlookin�
thebluffs doan to the ri� e� and drntntrn�m
HAY•DOBBS r.x
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6.1 Tenant Recruitment
Key [o any new development or redevelopmen[, as well az to the
ongoing leasin; of available spaces, will be the rernumient of key
tenants. A s[udy developed by Kemp and Mazshall in 1994 entided
"CSBA Marketin; Plan' outlined the following potential uses re-
quested by respondents polled as to their preferences for future tenanu:
These can be broken into several sub-secs:
Ethnic Theme
Po[tery and other Imports (Mexico, etc.)
Clothin; Stores, Ethnic (Imports, Mexico, Guatemala, etc•)
Clothin; Stores, Westem/Southwestem, "Cowboy"
Clothing Stores, Casuai Contemporary
Jewelry
Home Decorafions
Imported Wines/Liquors
Tmport Specialty Shops '
Specialty Candy, Bakery, Ice Cream etc.
Restaurants, Mexican
Restaurants, German, Italian or other ethnic
Grocery
B usinesslConvenience
Laundromat / Dry Cleaner
Copy Shop/One Hour Photo
Hardware Store
Video Rental
Discount Store
Bank
Shoe Store
Grocery Store (convenience or American)
Florist
Phazmacy
Check Cashing
Legal Services
Artistic/Educational/Ihematic Destination
Artists S[udios-particulazly ethnic aztisu
Antique Shops
Candy Store
TechnicallTrade School
k....�;�_c�_. _ . _ _
Coffee Sbop -- ------------ — --
Live Tt�eater
Library Ouflet
Art Gallery/Fiaming/Poster Shop
On the following page there is an oudine of key steps and primary
responsibiliry for these steps necessary for transformation of these ideas
into acdons and integrauon of these ideas into other inifiatives.
In seccion 8.2; additional suagesaons made by ,the community regazd-
ing possible uses for the commercial cotridor and ways to revitaIize the
nei�hborhood are documented.
HAY • DOB$S ra. Riverview Commercial Corridor Revkalization Program 43
Deamb<r 1999 . _
b ��dla
Programs and Strategies continued
Tenant Recruitment, continued
R�e. nonsibiliri Task
Gibbs Planning Group
Pro}ect Manager and Hay • Dobbs
A)
m
Complete Retail Mazketing Smdy commissioned by the City
Assist in performing design/planning/fmancial analysis of
proposed projects/improvement outlined in Sect. 4.1 heiein.
I2EDA/NeDAlRCCRP Manager/Hay • Dobbs C) Refine list (from prior page) and determine appropriate
tenant mix desired. Idenufy prioriry uses and tenant types,
define selection criteria and evaluauon criteria, idenrify
potenflal conduiu for market rate and gap fundin;
REDA/NeDA/RCCRP
Projecc Manager
Project Manager and Hay • Dobbs
Project Manager
Project Manager and Hay • Dobbs
Project Manager
D)
E)
�
G)
H)
I)
Identify Project Manager and assign responsibilities herein
Collect/Develop list of potenflal tenants, addiaonally if
required, engage real estate leasing brokerage fum on a'
consulfing basis to fmdhecruit prospecave tenants
Define space needs of potential tenants
Identify opportunides for leasing existing available space and
idenafy demand for newly consuucted lease space
Work witl� interested tenants to solve problems of pazking,
tenant improvemencs, building modifications, insurance,
fmancing, mazketing etc.
Assist in swcturing of transacflon/lease negotiations between
tenant and property owner as well as coordination of City of
St. Paul, RFDA/NeDA and/or RCCRP involvement
HAY • DOBBS r.+. Riverview Commercial Corridor Revitalization Program 44
December 1999
�
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Responsibilitv
RCCRP Program Manager/REDA/NeDA
Programs and Strategies condnued
6.2 Small Business Assistance / Minority Business Assistance
Businesses and individuals considering starting businesses, are often in
need of assisrznce. This holds rrue especially for minority business
owners that may, in addifion typical baniers, have difficulry with the
language, legal aspects, code and enforcement issues as well as
expectations for being a"good neighbor" to surrounding businesses.
Task
A) Create a clearinghouse for information, a"one stop shopping"
point, preferably at the RIDA or NeDA office that potenaal Dusiness
owners can readIly access. Compile a"shopping lisP' of items required
for business siart-ups tLat describes the necessary steps ro stazting a
business. Develop a list of resources and contaccs that are associated
with the list, incl¢de phone no., address and reason for being on the list
Create Mulri-Lingual versions of this informaflon, enlist the help of tLe
City of St Paul, if necessary, for translafions. .
RCCRP Program Manager/REDAlNeDA B) CompIle a list of lenders that aze aware of the RCCRP.
Addiuonally, develop a list of other resources tl�at may be available
&om the City of St. Paul, RCCRP C.I.G. program, SBA, STAR Cmanu,
C.I.B. etc. Publish and distribute this information to cvrrent business
owuers. Add to list of resources outlined in item "A" above.
RCCRP Prog. MgrJRIDA/NeDA/Ilay • Dobbs C) Develop a"Small Business Task Force" comprised of staff
&om REDA or NeDA, RCCRP, City of St Paul and Hay • Dobbs ro
meet on an as-needed basis wirh exisung and pocential business owners.
RIDA to idenflfy leaders and assist in forming/ D) Form a"Riverview Commercial Club" or other such group
hosting. Businesses should take lead thereafter consistina of existing businesses. Meet on a monthly basis.
RCCRP Program Manager/REDA/NeDA E) Tap into resources that can disseminate information about
business activitres in the azea and potenflal opporcunities for entrepre-
neurs. This may include azea churches, newspapers, intemet web srtes,
City of St. Paul literanse, East Metro organizations, District Councils,
and orhers.
RCCRP Prog. Mgr.lRIDA/NeDA1Hay • Dobbs F) Develop joint pazldng solutions. This may include shared
pazking, shutfles, valet or contract pazking and others. Meet with
notential contracUvalet parkin� operators and identify lo;isric needs,
abo-ve, todiscuss, -- - -
review and take
RCCRP Prog. Mgr./RIDAlNeDA/Hay • Dobbs G) Perform fmancial and development planning analyses witY�/for
identified opportuaiues for developmendredevelopmendreposiuoning
or other opportunities
RCCRP Prog. Mgr./REDA/ Group described in H) Develop joint markefing efforts to promote area businesses,
item "D" above especially those drawing from the region such u specialry stores,
groceries and restaurants. Provide driving/parking directions, Gst store
hours, develop restaurant guide and/or service d'uectory and promo[e
the aiea as a whole.'
REDA I) Condact oneoing reconnaissance for interested businesses ti�at
will add vitality to the commercial mix
HAY • DOBBS ea.
December 1999
Riverview Commercial Corridor Revitalization Program 45
�
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Contact
City of St. Paul Website
Citizen Service Office-General Infoimation
City of St. Paul Business Resouice Center
Riverview Economic Dev. Assoc. - REDA
James J. HIll Business Reference Library
SCORE (Service Corps of Retired Execuaves)
University of St. Thomas, Small Bus. Dev. Ctr.
Metropolitan Economic Development Associa-
don - MEDA(assistance for ethnic minorites)
MN Small Business Assisrance Office
Woman Venture (assistance for women and
minorities)
Metro East Development Pumership - MEDP
Small Business Administration - SBA
HAY • DOBBS PA.
Deeember 3999
Programs and Svategies continued
Small Business Assistance/Minority Business Assistance, continued
'i'here aze many resources available for business ownecs and managers
some of which aze listed below:
('ontact Information
bttp:/lwww.ci.saint-paul.mn.us
651-266-8989
Ph.� 651-266-660Q
Ph.# 651-222-6347
Ph.# 651-227-9531
Ph.# 651-223-5010
Ph.# 612-962-4500
Ph.# 612-378-0361
Ph.# 651-29Cr3871
Ph.# 651-646-3808
Ph.# 651-223-5000
http:!/www.sba.gov
Mpls. Office Ph.# 612-370-2324
Riverview Commercial Corridor Revitalization Program
.�ro
46
Programs and Strategies continued
Contact
City of St. Pau] Website
Citizen Service Office-General Informaflon
6.3 City of St. Paul Involvement
The City of St Paul can piay a major role in the success or failure of
these efforts. Coordinadon with the Ciry should occur on five fronu:
1) Ongoing communicaGon with Ciry Council and Mayor
2) Coordination of small business development issues with
City programs and xegulaaons
3) Working with the Department of Public Works and Pazks
and Reaeation on numerous infrastructure
improvement and coordination issues
4) Reporting and resolving nuisance as well as criminal issues
and working with Licensing and Inspections and the
Police Department to be proacave
5) Ongoing development of Capiral Improvemeut Budget
(C.I.B J proposaLc/requesu for pvblic projects
Contact Information
http://www.ci.saint-paul.mn.us
651-266-8989
A) Ongoin; communication with City Council and Mayor
Chris Coleman, Council Member Ward 2 PL.# 651-266-8620
John Lesch, I.egislative Aide Ph.# 651-2668620
Mayor Norm Coleatan Ph. # 651-266-8510 Email no:m.coleman@skpaul.gov
B) Coordination of small business development issues with
Ciryof St. Paul and other programs
City of St. Paul Bnsiness Resource Center Ph.# 651-26Cr6600
Brian Sweeney, D'uector, P.E.D. Ph.# 651-266-6628
License, Inspections and Environmental
Protecrion (LIEP) Ph.# 651-2963871
C) Complainu or Inquiries about licensed businesses,
environmental hazazds, building inspecaon, building codes
and variances of ihe zoning code
Complaints or Inquiries Ph.# 651-266-9090
---- Streeu
Sidewalks
Sians, Signals and Lighu
coordinadon issues controlled
651-266-6120
65I-487-7200
Neighborhood Eyesores
E) Reporting Nuisances such as mbbish, animals, junY„ cars, etc.
651-266-8989
� Non-Emergency Police Services and Crime Watch
Sg� Art Guesoro, West Side Substation 651-292-6509
Police general nnisance/non-emergency 651-291-1ll1
West Side Safe I�Ieighborbo¢d Coun,cil _ 651-298-9727
West Side Citizens Organizauon 651-298-8867 ''`
HAY • DOBBS ea.
Deeember 1999
Riverview Commercial Corridor Revftalization Program 47
r�-
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6.4 Key Mazket Niches
The following in an excerpt from the Commercial Market Analysis
prepared for the Riverview Commercia! Corridor Revitalization
Program by the Gibbs Planning Group, lnc..
Execuave Summary
The Concord Street business district is presenfly made up of n�erous
prospering small independent businesses and represents on of St, Paul's
best opportunities for significant expansion. Many of the West Side
residenu aze loyal to Concord Street businesses and shop ihere on a
regular basis. In addi6on, Concord Street is a unique shopping/
entertainment destinauon due to its unique and authenuc Hispanic
f]avor. Many businesses have successfully expanded ffieir trade area to
include much of tLe greatu Minneapolis/St. Paul region, and several
more have this potential.
This smdy finds that an additiona135,000 square feet of new retail
space could be supportable in the Concord Disrrict in the near future.
The populaaon base in the trade uea is growing and the median
income is higher in tl�e Concord Street irade area than what is average
for the Ciry of St. Paul. Fur[her, retail trade is currenfly srrong in the
area - many of-the Concord businesses report above avera;e sales.
New retail should be located adjacent to exisana retail to establish a
more concentrated core. It should also carry mercbandise that rein-
forces tl�e Hispanic mix in the area. New retail offerings such as a
restaurant, coffeehouse, household accessories store and a jewelry store
can broaden the appeal of the area, wbile enhancing the "vnage of the
dishict as a unique destinaaon. Consumer perceptions of Concord
Street can also be inproved through better visuai merchandising and
sveet maintenance.
It would be advantaoeous for Concord Srreet to implement a coordi-
nated management and leasing pro�am. This, combined with an
increased amount of modem leasable space in the disuict, can help
attract new tenanu in desired retail cate�ories.
'� 48
HAY • DOBBS rx. Riverview Commercial Corridor Revitalization Program
a D«embm 1999
�
�■
Pucpose of Study
Gibbs Planning Group, has been requested by the City of St Paul,
Minnesota and tLe Riverview Commercial Comidor Revitali7ation
Program to conduct a qualitative evaluation of tl�e retail component of
the Concord Street District in West Side St. Paul.
The foliowing issues were addressed as part of this study:
1. What is the current retail mix of the Concoid Sneet District?
2. To whom dces the Concord Sueet Dutrect appeal?
3. What are the short teim and long teim trade areas served by the
existing retail mix?
4. What aze the current and projected populated and demographic
characteristics of trade azea residents?
5. What addiaonal retailers and restaurant types aze supportable in the
Concord Street Disuict?
6. What are the'u projected sales volumes?
7. What chan;es can be made ro encourane increased consumer
patronage m the Concord Street District?
HAY • DOBBS ra. Riverview Commerciat Corridor Revitalization Program 49
December 3999
o��� �
'Ihe following presenu recommendauons for tLe addidonal retail
squaze footage that will be supportable in the Concord Street Distric[ by
2003:
e
sf
� �����
��
�11
tt
11
�
1,200
1,500
S00
Retail Category Comments
I-Iispanic Restaurant ................... Quality/formal wifl� liquor
Fumiture/Anfique Stores........... A southwestemlwestem emphasis
Household Accessories..... To include soutl�western-oriented lamps and
decora[ing accessories
Coffee Shop ............................... Such as Caribou
Cards and Gif�s
Craftsand Craft Supplies
Jewelry and Accessories.....
Personal Services..
Vegetable and Fruit Mazket
.... Southwestem
..... Such as hair care, nail caze and cleaners
500 Florist
12,000 Drugstore ................................... A chain such as Snyder's Drugs, offering a
full variety of convenience foods, as well as
health and beauty aids and prescription services
Figure 5: Recammended retail categories. Please refer to Exhibit C of
the Appenix (of the Gibbs Document) for the complete reconunended
retail mix and forecasted expenditure potentials for the year 2003.
HAY • DOBBS rn.
Deeember 1999
Riverview Commercial Corridor Revftalization Program 50
71 Pazcel Tesfing and Development Schemafics
A) Aclmowledge a general lack of retaillcommercial space per
research by Gibbs Plamm�; Group, Hay • Dobbs P.A., and
from community inpu�
B) Enlist expertise of professionals to pazcel test and perform
Schemauc Design on selec[ed sites idendfied in Section 4.6herein.
C) Based on Schemaac Design, prepare cost estimate.
D) Perform preliminary fmancial analysis, in tl�e form of a 5 or
10 year cash flow proforma, on each project to determine positive or
negative cash flow.
E) If negative cash flow, determine ways to lower project cost,
increase project income, or introduce one or more subsidy in the form
ofgrants, write-downs, low interest loans, tax abatemen[s/deferrals,
TIF, grants, forgivable debt etc. in order to create posiflve cash flow.
F) If positive cash flow, proceed to step"G".
G) Acquire site, if no initial ownership is intended proceed to
"H". If init�aI site controllownership is intended proceed ro"G"
I� Mazket available @evefopmenc sites through brokers, newspa-
pers and other mechanisms
I) Prepare design guidelines for selected sites
J) Prepare Request for Pmposals for selected sites or work
direcfly with a predetermined short-list or individual developer in order
to solicit a Development Proposal for the site(s) in question
K) Review Development Proposal(s)
L) Work with Developer to gain site control (if not already
con[rolled), gain neishborhood approval for possible rezoning, and
generally facilitate tfie development of the parcels m quesfion
continued next pa�e
�;'
HAY • DOBBS ea. Riverview Commercial Corridor Revitalization Program 51
Dettmbv 1999
0� -t'io
72 Sueeucape
A) Based upon streetscape concepts contained herein, prepare a
prehminary cost est�mate of streetscape project for inclusion in the next
C.I.B. proposal process, 2001; and the next Big STAR Grant proposal
process m 2000.
B) Eniist expertise of professionals to coordinate design intent
witb the City of St. Paul, Department of Public Works.
C) . Enlist expertise of design professionals to prepare schematic
design and desi�n development drawmgs for the pro'ect. Coordinate
with tLe City of St. Paul, llepartment of Public Wor�.
D) Determine level of funding, if funding is minimal, prepare
phasing plan for multi-year funding and construcuon.
E) If adequate funding is secured, pcepare Constmction Docu-
mencs and Spec�cabons for the project. Modify project scope as
required by allocated funding. •
7.3 Ancillary and Smaller Projects
A) Develop Schemaac Design of selected public and private
projects identified berein and developed through ongoing dialog with
neighborhood representatives
B) Follow processes as required in sections 7.1 and 7.2 to
proceed witb implementat�on
7.4 Promotions, Public Relaaons and Muketing
A) Develop a stronoer, more descripuve and memorable name for
the district. "Disuict Del�ol" has been discussed with several focus
groups and individuals and is recommended because of its visual
reference [o tl�e already adopted West Side logo of the rising sun over
the river as well as its complementary blending of the English and
Spanish languages.
B) Use "District Del Sol" on business cards, menus, flyers, print
ads and marketing material. Convey name cache to azea realtors and
encourage its use on real estate advertising.
C) Develop joint markeung programs wiffi area private and
public businesses and agencies.
D) Create marketing material that creates synergy between
business. eg. Purchase �SU worth of groceries at El Burriro and get a
coupon for a free appetizer at EI Amanacer.
E) Work with Chamber of Commerce, Tourism Groups, State of
Minnesota etc. to ensure that "District Del SoP' is prominent in their
literature and promoaons.
Also See Secflon 6.0 Programs and Strategies
FIAY • DOBBS r.n. Riverview Commercial Corridor Revitalization Progrem 52
Decembsr 1999
■'. t
Off Str
Concotd/Robert
Mid-Concord
Concord/State
Total
On Street
Robert
Concord
State
Total
Bus SWps & Routes
- ° ■ ■ ° Route 8
m � Route 29
Route 11
` • Bus stop
� _ � Bus shelter
69
24
232
325
.�
�
8.1 Physical Malyss - Selected Findings
A. E�cistingParking Counts
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HAY • DOBBS r.A
�s
RiverviewCommercialCorridorRevitalizationProgram 53
a � -r'r�
a'=�
��
Building Use
� Medical •
IIIIiI R�id��
�F� Instirutional
Commercial
P-1: Offstreet parking
RT-1: Two-family residential
RT-2: Townhouse residential
RM-1: Multiple family residential-]ow density
RM-2: Mult family iesidenrial-mediimm deasity
RM3: Mvi[familyiesidential-lu�density
I-1: Industry
B-1: Local susiness
B-2: COIDIRIlIIILy Bll$lI1P.SS
B-3: General Business
D. ZAll1IIa
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a�y
rT
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HAY • DOBBS r.n
Deamb<r 1999
C. Cuaent Buildin� Use
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Riverview Commercial Corridor Revitalization Program 54
�z,`
0
E. Bike Paths
.
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F. Traffic Counts
Co¢cora steet
11,050 cazs/day
vp �
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HAY • DOBBS en.
December 1999
Robert Sffeet
10,475 cars/day
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State Stree[
1,850 cazs/day
Riverview Commercial Corridor Revitalization Program
55
.�. seert�su4��nntsata �r
EtGSt;ce rt�wcstd
.�����. �..,�.�...r- O>N:�*-ICatiti
.,,-""'.. . , . . . . . n„„�.c e�a ta�-a
w+.ircor� Svteu
D�-�'10
s.? ca�aU�cy �puc
TLe following information cs�as compiled based on quescionnaires filled out by �isitors, business owners and residents of the
Nest Side_ Data ccas collected at seceral different times a¢d locations. The quesuons �vhere consistent.
Terms currentiy associated with the West Side
m
�
40
m
c
�
a
p 30
d
a
£
�
z
20
i[�]
�
Terms
a Safe
o Fun
� Adive
■ Good jobs
o Nice variety
■ Good housing mix
o Easy access
■ Good peopte
■ Diverse
o Unique / urban
o Commeraal
■ Authentic
o Clean
o Pride
■ Weicoming to visitors
o Biue collar
o Opportunity
o Good location
o Wouldn't live anywhere
o Good schools
o Asset to the City
o Eyesore / needs help
o Unsafe
o Spedai
o Ethnic
o Good mix
o Artistic
o No parking
o Confusing
o Traffice too f
T3AY � DOBBS r.,,
Deamber 1999
Riverview Commercial Corridor Revitalizffiion Program 56
Terms we would like to associate with the West Side
35 �_'r= -_______'._ �"_' . _ ._ _"_'_^
�i �
cP]
25
o, 20
d
a
m
� 15
z'
10
5
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�� � 4 '
��,' �"� �� �.,':�. ��'' �� p� �, x
� Safe
� Fun
o Active
• Good jobs
� Nice variety '
a Good housing mix
� Easy access
■ Good people
■ Diverse
� Unique / urban
o Commercial
■ Au[heMic
o Clean
� Pride
• Welcoming to visitors
o Blue collar
o Whfte collar
o Opportunity
o Good location
o Wouldn't live anywhere else
o Wouldn't shop anywhere eIs
o Good nighilife
o Good schools
o Asset to the City
o Special
aEtkipic-�- � - , , -
o Good mix
0 {1fII5SIC — _� _—� — .
1
Terms
HAY • DOBBS r.�.
Deamber 1999
Riverview Commerciai Corridor Revitalization Program 51
DI-�'�O
Why peopie are in the West Side
m
m
�
a
0
d
a
E
�
z
o Live on the WS
� W orks on the W 5
o Owns Business on the WS
o Owns Building on the WS
■ Shops on the WS
oJustirrteresied inthe WS
Reason for being in the West Side
HAY • DOBBS ea Riverview Commercial Corridor Revitalization Program 58
D<cembv 1999
2 best things about the West Side
zs
�
s _,,.
zo
m 15
a
a
0
m'
a
E
Z '10
6
D
I3AY•DOBBS ra
Dnember 1999
�
� ■ �� ;
,�� i
� �;
1 ' F'�
- -'�
_�
>: �
- ��
A �
: s', �
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i �q�x�
',�
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-, y
`:;�
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".7
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,j
i
o Food / Restaurants -
• ctose to dowrnown I
o Diversiry
o Grocery Stores �'�.
■Neighboroodfeel '�.
o la Clinica
o Cinco de Mayo
o Friends / people
■ Parks
■ EveMs
o History
o Hispanic / Mexican culture
■ Culture
■ Neighborhoods
a Natural beauty
o Communiry
� Homes
o Location / Easily accessible
o Easy to walk from store to store
_ _ _ _ _ _ __ - ___ _� _
Good Qualiry
Riverview Commercial Corridor Revftalization Program
59
o � -,��o
2 worst things about the West Side
iz
io
m
n
a
¢°.
` 6
`m
s
E
�
z
Bad Qualiry
'�. o Nothing / Everythings ok@y
■ Gangs
a NM enougfi variery
oStore closings 8leaving
■ Too small
o Percieved crime
o Lack of housing
o Lack of city services
e Crime
■ Too crowded
o Needs more groundskeeping
o Litter / trash
e Traffic
■ la Clinica's fack of services
o Transportation
■ Too far
HAY • DOBBS r.A Riverview Commercial Corridor Revitalization Progrem 60
Duember �gy9
At Town Meetin; #2 quesdonnaires were disiributed reques6ng suggestions for neaz term improvements. The results of this
quesbonnaire is listed below
Town Meeting #2 May 26, 1999
RECOMIv�NDED NEAR TERIvI IMPROVEMENTS:
Sporting goods stores/ souvenirs @all park dependent)
Outdoor theater
-Shakespeare in the Pazk
-Community TLea[er
Outdoor swimming pool would be a great attracaon for neighborhood chffdren
Better udlization of sports fields
-soccer toiunament
-so$ball
-bring in outside groups to use facility
Keep the neighborhood clean (garbage free)
-keep sidewalk, streets cleanerfree of hash
-scrub around EI Burrito parking lot
-cooperative projects btwn. the City, bvsinesses and organizations to maintain bus stop azea & Pazque CastiIIo
-have regular trash clean-up
Give existing buildings a face lift (fresh paint job, etc.)
-spruce up storefronts tl�at azen't inviting (Cozy, Las Americas and Concord Dru�
-�se Penny East looks junky and needs a nice storefront presentation
- Repaint the gieen stairs GREIN and add one set of stairs
Make La PIacita in[o a storefront
Reflect mulacultmalism/diversity inc2ude Asian & Italian food/restauranu
Soften the streetscape
-more plants, flowers and flower boxes
-flowers, trees and window boxes
-more landscaping, pots of flowers
-get rid of Radio REY's outdoor music, it contributes to noise complainis- not everybody likes that kind of music
-more seating areas, trees in large concrete forms that doubie as seating
Srreet/pubfic ar[
-sculpture, muials
Mexican-Independence-Day Festival on-Septegrber-16Eb- - - - - - ------ --- -----
Get the Capitol Ciry Tmiley to add West Side to route
Find/Define pathway from residential communiry to the River (for walking, biking and skating)
NEAR TERM EFFORTS
HAY • DOBSS rw. Riverview Commercial Corridor Revftalization Program 61
D<cembcr 1999
0 (.�N
The meeting held on Thursday Apri122, 1999 brought about the
discussion of many possible uses for the azeas of Concord Street,
Robert Street, and State Sueet that aze involved in the Riverview
Commercial Corridor Revitaliza6on Program. Some of the suggested
uses were:
Multilingual Bookstore
Entertainment Facilities (Movies, Music, 7hheatra)
Co-op
Bike/In-line Skate/Cross Counay Ski Rental
Street level retail with housing above
Park (possibiy in the space bebind Concord Drug)
Riverwalk (Canal) type of area
Outdoor Mazket
Plaza Area (possibly in the field behind the school)
Bed & Breakfast type of businesses �
Plantings and Green Space
Drop-in Childcaze and After School Care
Re-use type of stores (i.e. Play-it-Again Sports)
Playground with climbing irees
Used Bookstore
Hardware S[ore
Sewing Store
New Swimming Pool
Bike Trails
Town Squaze (Land around Concord)
More Retail (Pazque Castillo?)
Marina Stores and Boat Shops (Utilization of tl�e Mississippi River)
More Universal Clothing Stores
Parking
HAY • DOBBS rn. Riverview Commerciai Corridor Revftalization Program 62
D«ember 1999
Summary
HAY • DOBBS en.
Dvicembcr 1999
�valuations from 9-29-99 "Town Meeting"
(180 Evaluations distributed -- 42 responses)
Pes No Blank
Creadng a unified idenuty for the Study
Area is a good idea 40 0 2
We should bui2d on the Etlmic Theme
of the uea ro aeat a special place: 33 2 '7
We should try to provide varying sizes
and cosu of lease space for businesses: 38 1 3
We shwid try to create more pazking
opportimifles in the area: 30 4 g
We should ay to create amix of uses such
as rerail, entertainment and housing: 38 1 3,
Take advantage of rhe proumiiy of tfie
river, downtown, biuffs and uails: 37 0 5
It is in the best interest of the
neighborhoal to improve the streetscype; 41 0 1
Crearing boundaries to define en[ry, arrival,
passage and location is a good idea 37 2 3
We should try to unite the open/green
space with tLe commerciai areas: 36 1 5
I'm a11 for imtpoving business, shopping
& dining variety/qualiry it� the azea: 39 0 3
I am in favor of trying to implement ihe
ideas above: 35 0 '7
I would like to start to see these ideas
implemented in: now=24 1-2yrs=13 Syrs=B l0yrs=7 2pyrs-2
I understand that iLis plan is based on the
realities of the mazket and economy: 37 0 5
The Town Meetings have been a good
way to get community inpuL 33 3 7
The quesflonaires have been a good way
IO-QCt CpiIlIDUnitv inxwao• .-.. . .._ .. �n _ _ . .. . _ `"
way [o ge[ community input:
The �sual Preference (Mtg. 2) slide show
was a good way to get community inpuL•
The open door, open pbone/fa�c%mail iines
a[ ffie REDA and NeDA offices were a
good way to get community input:
The quesflonaires at Cinco de Mayo were
a good way to get commnnity input:
I would recommend other ways of geuing
community input:
-_ _— _ _— _ __ —___'. __ _ _ _. _ _
31 0 11
2z 1 19
23 2
15 5
9 3
17
22
30
Riverview Commerciat Corridor Revitatization Program 63
oi-lro
The following were recommendations for additional ways to ge[
community input:
• Press releases
• Seek out various infoima7/formai groups, make
presentadons, have conversations
• Variety of ineeflng times. perbaps an open house for
comments 2 to 8 p.m.
• Bilingual
• Can distribute surveys/informauon through block club
system
• Talk with residenu at Dunnedin, NeigLborhood House,
and Concord Terrace.
• Riverview Times survey
• Radio
• Get volunteers to go door to door if you are really seeking
community input.
Additional Cotnments:
• Thanks for your efforts!
• Get some results now and build a basis for ti�e next 10 years of
possibili[ies.
• I am exci[ed for change. The area is nm down and needs a facelift,
• The ethnic is good, but it shouid also include other ethnicities.
• Ethnic tl�eme should be more universal - not Mexican.
• You're doing a great job!
• Phone survey for the area.
• Way to go! Wha[ a fansastic process and great product.
• Asian community not reached.
• Vision for a more cohesive community is wonderfui, Development
is tl�e key.
• Excellent, keep up the �ood work! Plan A in number one!
• This infor and addiaonal info needs to be publically announced in
bIlinaual literature, public service annoLmcements, at churces -
especially Our Lady of Guadalupe
• There is parking in tLe area; 50% of tbe pme it is not ufilized.
• Creating more parking needs to be a prioriry.
• I don't wnat to see our green spaces paved over.
• Favor boulevards.
• Don't care for the tower idea (especially li[ up)
• Try not to create li�t pollution at night.
• Good work, but we need a way to keep the good creafive energy
going.
• Find out how to get more community business owners involved.
• I would like to see cacant lots redevelop first.
• This is the lst meefi�g I heazd about; there hasn't been any info sent
out to residents.
• Build for beauty and to last; Spanish architecture should be dominan[
° Visual preference sun�ey was very good.
• Visual preference survey was excellent
AAY • DOBBS rA. Riverview Commercial Corridor Revitalization Program 64
December 1999
%4f�
• Thank you.
• Housing and community open space shonld aot be taken for pazking.
• Entry and arrival boudaries should be integrated with the
neighborhood.
• I am very in favor of the efforts being made to improve the azea
• Ethnic theme works well where it is in place; would aiso like to see
other groups integrate their art to make a more multicultural,
inclusive area.
• More businesses need ro be involved ro make this a reality.
• It is imponant to manage tl�e perceived presence of social service
agencies so they do not dominate the sireetscape.
• Plan did not pay enough attenaon to creazing better pedestrain access;
pazYicuiady in tLe biuff areas.
• All in all, tLe plan was a great effort., but may be ineffecmal by
focusing so much on redevelopment of Pugue Castillo.
• Ethnic theme needs to be compaable with the area and cannot
dispiace any homewoners or trees. •
� What % of the community showed up at d�e various meeting
locauons?
� Some businesses in rhe community aze making the Wes[ Side look
"ghettoized" people selling i[ems from their vehicles or just
hanging out.
HAY • DOBBS rw. piverview Commercial Corridor Revitalization Program 65
Devemba 1999
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Council Eile # 0� � �'�0
Resolution #
Green sheet # 113105
RESOLUTION
�T�JT �AUL, N�
Presented By
Referred To
Committee: Date
�
RESOLUTTON ADOPTING THE SUMMARY OF THE
WEST SIDE COMNIUNITY PLAN AND
THE RIVERVIEW COMNIERCIAL CORRIDOR REVTl'ALIZAITON PROGRAM
AS AN ADDENDUM TO THE SAINT PAUL COMPREHENSIVE PLAN
8 WIlEREAS, the City of Saint Paul is authorized under Minnesota Statutes, Section 462353, to carry on
9 comprehensive municipal planning activities for guiding the fixture development and improvement of the city;
10 and
11
12 WHEREAS, the City of Saint Paul, as a local government unit within the metropolitan area, is required under
13 Minnesota Statutes, Section 473.858, to prepare a comprehensive plan; and
14
15 WHEREAS, the Saint Paul City Council is authorized under Minnesota Statutes, Section 462355, to adopt or
16 amend a comprehensive plan or portion thereof after a recommendation by the Planning Commission; and
17
18 WHEREAS, the Saint Paul City Council adopted, by Council File 98-1133 on March 3, 1999, the Land Use
19 Plan as a chapter of the Saint Paul Comprehensive Plan; and
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25
26
27
28
29
30
31
32
33
34
35
36
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WIIEREAS, the Land Use Plan provided for the adoption of summaries of area plans as addenda to the
comprehensive plan; and
WHEREAS the West Side Community Plan was written by the West Side Citizens Organization (WSCO) in
1997 with the participation of more than 200 community members from a variety of ages, cultures and social
backgrounds; and
WHEREAS the Riverview Corridor Commercial Revitalization Program (RCCRP), also known as the
District del Sol Plan, was prepared by consultants for the Riverview Economic Development Association
(REDA) and Neighborhood Development Alliance (NeDA); and
WHEREAS, a summary of the West Side Community Plan and the Riverview Commercial Corridor
Revitalization Program was presented to the Plamung Commission for its review; and
WIIEREAS, the Planning Commission, after a public hearing on June 22, 2001, and consideration of public
testimony, recommended, by its Resolution O1-61 approved on July 13, 2001, adoption of the summary by the
City Council;
40
41
42
o �-��o
43 NOW, TI�REFORE, BE IT RESOLVED, that the summary o£the the West Side Community Plan and the
44 Riverview Commercial Corridor Revitalization Program is adopted as an azea plan addendum to the Saint
45 Paul Comprehensive Plan replacing the 1981 District 3 Plan contingent upon review by the Metropolitan
Council ofthe Twin Cities.
Requested by Department of:
Adoption Certified by Council Secretary
By: \-��s �' 1� , ��--,-.s-`
Approved by Mayor: Date (� ��
By:
�� & Economic Development
5'�Ei
By:
Form Approved by City Attorney
By: �"'�G��Aityo-� 7 -1Z - O t
Approved by Mayor for Submission to
Council E`�����-/iii ��%�
By °/
Adopted by Council: Date g a o ��
DEPA�RTMENT/OFF[CE/COL'NCIL: DATE [NITIATED �
PED - West Team 07/15/Ol GREEN SHEET No.:l 13105 ����. � p
CONYACT PERSON & PHONE: tNITUlUDA E I1�I7L1LDATE
Yang Zhang (6-665�1 � =DEPARTMENT DI 5 CITYCOUNCIL
MUST BE Oi�i COL'?YCIL AGEiV BY' (DATE) �IGN 3 CITY ATTORIVEY l-Lt -� _ CITY CLERK
1\[J�IBER FIN.4NCIAL SERV DIR. FNANCIAI. SERV/ACCCG
Assoonaspossible FOR 4MAY�R(OAASST.) _CIVILSERVICECOMIvIISSION
ROUT ,I�`G _�_SEAN KERSHAW �
ORDER
T07'AL # OF SIGNA"i"ORE PAGES �(CLIP AGL LOCATIONS FOR SIGNANRE)
ncrrorr ixeQvES'['en: Approval of a City Councii resolution adopting a summary of the West Side Community Plae and
Riverview Commercial Corridor Revitalization Program as part of the City's Comprehensive Plan. A public heazing is not
necessary, as one was held at the Planning Commission.
RECOMMENDATIONS: Approve (A) or Reject (R) PERSONAL SERVICE CONTRACI'S MUST AFSW ER'I'fiE FOLLOWING
QUESTIONS:
A PLANNING COMMISSION I. Has this person/firm ever worked under a contract for this depaztment? '
CIB COMMITTEE Yes No -
CNIL SERVICE COMMISSION 2. Has this person/firm ever been a city employee?
Yes No
3. Does this person/firtn possess a skill not normally possessed by any curzent city employee?
Yes No
Explain all yes answers on separate sfieet and attach ta green sheet
INII7ATING PRORLEDi, ISSUE, OPPOR"I'UNITY (Who, What, When, Where, Why):
The West Side Community Plan was written by the West Side Citizens Organization (WSCO) in 1997 to address the area
south of downtown, between the Mississippi River and the City's southern boundary. Mare than 200 people participated in
the planning process.
The Riverview Corridor Commercial Revitalization Program (RCCRP) was prepared by consulta�nts for the Riverview
Economic Development Association (REDA) and Neighborhood Development Alliance (NeDA). This plan addresses the
azea roughly encompassing Concord Street between Wabasha and Ada Streets, and Robert Street between Concord and
Wood Streets, envisioned as a key commercial corridor.
A summary of these two plans has been recommended by the Planning Commission, after public heazing, for adoption as an
addendum to the Saint Paul Comprehensive Plan replacing the 1981 District 3 Plan.
,Pnter
ADVRNTAGF,S IF APPROVED:
This will provide a long-range plan for the next ten years for the West Side azea. . �, 1
DYSADVANT9GE5 IF APPROVED. ..
None.
DISALYVANT.4GESYFNOTAPPROVED: � - , - .
The existing 19� 1 District 3 Plan will expire in 2005, and there will be no long-range plan for this area.
TOTAL AMOUNT OF TRANSACTION: S O COST/REVENUE BUDGETED:
FUNDdNG SOCIRCE: ACTIVITY NUMBER: � �% � � �� ��° � �
FINANCIAL INFORMATION: (EXPLAIY)
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K�SharN�Ped�ZhanS��'oMW<s� Side Plana S�mmary\WS Green Shm.wpd
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city of saint paul
planning cornrnission resolutic�n
file number o1-61
da�e July 13, 2001
RF,SOLUTION RECOMIl�NDING ADOPTION OF
THE SUMNSARY OF THE WEST SIDE COMMUNITYPLAN AND
THE RIVERVIEZV COMMERCIAL CORRIDOR REVITALIZATION PROGRAM
AS AN ADDENDUM TO THE SAINT PAUL COMPREHENSIVE PLAN
WHEREAS the ��est Side CommuniTy Plan was written by the West Side Citizens Organization (WSCO) in
1997 with the participation of more than 200 community members from a variety of ages, cultures and social
backgrounds; and
WHEREAS the plan details a community vision and investment agenda for the area south of downtown
Saint Paul bounded by the Mississippi River and the city's southern boundary, addressing issues related
to community identity, transportation and infrastructure, commercial corridor revitalization, housing, and
public safety; and
WHEREAS the Riverview Corridor Commercial Revitalization Program (RCCRP), also lmown as the District
del Sol Plan, was prepared by consultants from Hay-Dobbs for the Riverview Economic Devetopment
Association (REDA) and Neighborhood Development Alliance (NeDA), addressing the area that roughly
encompasses Concord Street between Wabasha and Ada Streets, and Robert Streetberiveen Concord and Wood
Streets; and
WHEREAS the communiTy design process for RCCRP began in April, 1999, during which three "town
meetings" with over 200 participants were held, 180 questionnaires were distributed, and focus groups
comprised of local business owners were also formed; and
WHEREAS the Planning Commission is authorized under Minnesota Statutes Section 462355(2) and
Chapter 107 of the Saint Paul Administrative Code to recommend to the Mayor and Ciry Council
amendments to the comprehensive plan; and
WHEREAS the I,and Use Plan, adopted by the City Council on March 3, 1999, provides for the adoption
of summaries of area pians as addenda to The Saint Paul Comprehensive Plan upon fndings by the
Planning Commission that the plans are consistent with adopted City policies; and
����� '�� Faricy
��COC9��d ��
!� '�a���" Unanimous
; ��: � ` '. ',.
Planning Commission Resolution
Page 2
West Side Plans Summary
WHEREAS the Planning Commission, on 7une 22, 2001, held a public heazing on the Area Plan Summary
of the West Side Communiry Plan and the Riverview Commercial Corridor Revitalization Program, notice
of which was published in the Saint Paul I.egal Ledger on 7une 4, 2001; and
WHEREAS testimony received at the public heazing was supportive of the plans; and
WHEREAS comments from relevant City departrnents were received, and the Neighborhood and Ct�rrent
Planning ComLnittee has developed modified language to address these concems;
NOW, TAEREFORE, BE TP RESOLVED that the Saint Paul Planning Commission finds that the West
Side Community Plan and the Riverview Commercial Corridor Revitalization Program are generally
consistent with The Saint Paul Comprehensive Plan and other relevant City policies and recommends the
adoption of the summary by the City Council as an addendum to the comprehensive plan, replacing the
1981 District 3 Plan.
'Plann�✓�y Cvrnvn�ssro� )'3') i�nu� Tune 2�� 2 0�� �� _�io
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Mr. Lovejoy talked about the Centrzl Corridor Scoping booklet that was handed out to the
Planrcing Commission members. He stated the Comprehensive Planning Committee will be
takin� up this issue next Tuesday, June 26'" and stated there are meetings next week where
commenu can be received and staff will be available to ans�ver questions. The public heazing
record is open until July 20`".
Mr. Lovejoy reported on the Capital Improvement Budget process stating that the Comraunity
Facilities Task Force had hvo policy recommendations: (1) to take another look at the recreation
center 3-tiered system of community neighborhood community and part-time in light of changing
demographics and needs of the city; and (2) to consider setting up a Capital Maintenance Fund
with a portion of the sales tas revenues.
Mr. Lovejoy stated the Residential and Economic Development Task Force observed that there is
a shoRage of CIB proposals aimed at developing small businesses in the city compared to the
proposals that addressed housing needs. He stated that they recommend that staff ineet with the
staff of the Mirmeapolis Community Development Agency in the development of a citywide
strategy and small business assistance. They also recommend that there be a new City task force
thaY would create a development strategy that allocates resources between both neighborhoods
and downtown.
Neighborhood and Current Planning Committee
PUBLIC $EARING: West Side Community Plans Summary
(Yang Zhang, 651/266-6659)
Ms. Yang Zhang stated this area plan summary is intended to replace the 1981 District 3 Plan as
an element of the comprehensive plan. The Riverview Commercia( Corridor Revitalization
Program is also referred to as the District del Sol Plan. The West Side Community Plan addresses
the area south of downtown Saint Paul bounded by the Mississippi River and the ciTy's southern
boundary. The Riverview Commercial Corridor Revitalization Program focuses on the azea that
roughly encompasses Concord Street between Wabasha and Ada Streets, and Robert Street
between Concord and Wood Streets, which is also known as District del Sol.
Ms. Zhang stated there have been and will be significant public and private investment in azea,
such as US Bank, West Side Flats and Harriet Island improvements. It is also one of the four sites
selected by the Met Council for Smart Growth Planning.
The summary addresses the vision of the community, design guidelines, five major areas of
recommendations, and priority actions for city participation. The West Side has a history of being
a diverse community, and remains this way. In 2000, a third of its residents are of Hispanic or
Latino heritage, about 8% are Asian, and 7% African American. The West Side will have an
efficient transportation system with improved options for pedestrians, bikers, and transit riders. A
better connection with the Mississippi River is also envisioned. The community will improve
access and appearance of the bluffs on the West Side, and protect and improve the natural
emironment. The District del Sol will be a key commercial corridor with 24-hour activities,
creating a real urban experience and a sense of destination.
b t -t'��
The District del Sol Plan includes a series of design guidelines for commercial redevelopment,
storefront design, new construction, and streetscape and landscape design. The plan promotes
developments with street level retail and housing above, in-fill development, increased density,
connection between commercial buildings and outdoor public spaces, and aesthetic screening for
parking lots, to create traditional-feeling of sidewalks and roadways as public spaces.
On pages 4 to 6 of the plan summary is a series of priority actions for city participation to
implemerit the goals and strategies mentioned earlier, especially about the namral environment,
improved transportation options, gateway signage, and safety. The summary, after its revision,
will reflect the actions that are consistent with city poticies and regarded as priorities of the
neighborhood.
Both plans are developed under inclusive neighborhood processes. The West Side Community
Plan was written by the West Side Citizens Organization (WSCO) in 1997. In 1996, a long-range
planning committee was formed. In 1997, more than 200 community members from a variety of
ages, cultures and social backa ounds paRicipated in the process.
The Riverview Commercial Corridor Revitalization Program (RCCRP) was prepued by �
consultants for the Riverview Economic Development Association (REDA) and Neighborhood
Development Alliance (NEDA). A community design process for this plan began in April, 1999.
Three "town meetings" with over 200 participants were held.
Ms. Zhang proposed that the planning commission refer the summary to the Neighborhood and
Current Planning committee for review and consideration for adoption as an addendum to the
Comprehensive Plan.
Chair Morton read the rules and procedures for public hearings. Notice of the public heazing was
published in the Legal Ledger on June 4, 2001, and was mailed to the citywide Early Notification
System list of recipients and other interested parties.
Julie Eigenfeld, 176 Concord Street, Saint Paul, MN. Director of the Riverview Economic
Development Association. Ms. Eigenfeld stated she has been working on this plan since
1999 and strongly supports the plaa She stated the six month process was thorough and
resulted in a very good Comprehensive Plan. Ms. Eigenfeld also thanked the PED staff for
their help during the process.
2. Steve Faust, 127 W. Winifred Street, Saint Paul, MN. Director of the West Side Citizens
Organization. Mr. Faust stated the community is very proud of the Plan and the West Side
Citizens Organization is in strong support of the Plan Summary.
MOTION: Commissioner Faricy moved to c[ose the public hearing and to keep tlze written
portion of the public hearing open unti15:00 p.m. (today) Tune 22, 2001, and refer t/:is to the
Neighborhood and Current Planning Committee for a meeting on Tuesday, June 26, 200I.
Commissioner Kramer seconded the rnotion. Tl:e motion carried unanimous[y on: a voice vote.
p, _�10
Area Plan Summary
West Side Community Plan and the Riverview Commercial Corridor
Revitalization Program
Addendum to The Comnrehensive Plan for Saint Paul
Recommended by the Planning Commission (July 13, Z001)
Adopted by the City Council (date)
This summary appends to the Comprehensive Plan the vision and strategies of the YT'est Side
Community Plan and the Riverview Commercial Corridor Revitalizadon Program (RCCRP).
This summary will replace the District 3 Plan, adopted in 1981. The summary consists of fzve
major areas of focus, including community iden8ty, transportation and infrastructure,
commercial corridor revitalization, housing, rnzd public safety.
Copies of the full-Zength plans are available for review at the Saint Paul Department of
Planning and Economic Development, the West Side Cifrzens Organitation, and the Riverview
Economic Development Association.
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Location and Current Land Use
The West Side is in a distinctive location south of downtown Saint Paul bounded by the
Mississippi River and the City's southem boundary. The topography is punctuated by bluffs,
terraces and flats or flood plains, and highlighted by parks and prominent structures. The
neighborhood is chazacterized by two distinct land use patterns: on the flats there are lazge tracts
of land cunently devoted to industrial uses, the Downtown Airport, and Harriet Island Regional
Park On the biufRops and the tenace there is a finer-grained pattern of neighborhood uses
ranging from turn-of-the-century single family homes to neighborhood businesses, schools, and
parks.
Vision
West Side Plans Smimiary Page 1
o� -ri�
The West Side's identity as a diverse, multi-cultural neighborhood will be celebrated and
strengthened by maintaining the character and presence of the existing structures and a variery of
housing opportunities, improving transportation infrastructure, eapanding commercial activity,
and promoting the environmental and recreational resources within the neighborhood. An
enhanced transportation network with attractive streetscapes will improve oprions for pedestrians,
bicyclists, and transit riders. The West Side, which is so defined by the river, will see that lustoric
connection restored as the river&ont is redeveloped. Working together with the city, the West
Side will ensure that new development will help restore natural resources, reflect the
neighborhood's character, nnprove physical connections, enhance the vibrancy of the West Side
and provide new job opportuniries for its residents.
All riverfront developments will honor the long standing West Side principles of:
Accessibility--Riverfront development shall be consistent with a community vision of pedestrian
corridors buffered from traffic, which invites residents to enjoy affordable activities on the
riverfront in all seasons.
Connectedness--Riverfront development shall incorporate the character and culture of the West
Side. Projects must provide a clear and definite connection with the aesthetics and spirit of the
existing neighborhood. In addition, development should enhance transportation and relational
linkages between the West Side and other riverfront communities.
Opportunity--Riverfront development shall provide job and business opportunities for West Side
residents and community development opportunities for the neighborhood as a whole through
such projects as incubators, youth development and educational activities, and the establishment
of a community trust fund.
Quality--Riverfront development shall respect that the West Side is first and foremost a place
where people live, thereby, protecting the residents' ability to peacefully enjoy their homes and
neighborhood.
District del Sol, which rougl�ly encompasses Concord Street between Wabasha and Ada Streets,
and Robert Street between Concord and Wood Streets, will be a key commercial redevelopment
corridor. Redevelopment will create a unified identity for the District del Sol, building upon its
ethnic chazacter to create a unique place and experience in Saint Paul. District del Sol will have
established gateways, with engaged open space that enhances wmmercial opportunities, creating
additional opportunities for "24-hour activities," while increasing parking options in the azea.
Design Guidelines
The Riverview Commercial Corridor Revitalization Plan includes a series of design guidelines for
commercial development. These guidelines provide direction for redevelopment, storefront
design, new consmxction, and streetscape and landscape design. The design guidelines emphasize
the importance of cazefully-sited buildings, improved far,ades, and streetscapes that create the
traditional feel of sidewalks and roadways as public spaces. Public and private developers are
West Side Plans Summary Page 2
bi -�o
encouraged to work with Riverview Economic Development Association (REDA) and conform
to these guidelines. It should be noted that office or housing units above street level retail is
desired throughout District del Sol.
For redevelopment, when necessary, demolition should be allowed for new construcrion after the
site has been reviewed and altemarives considered. Infill development is encouraged to create a
continuous street&ont. Shared use and infill surface pazking with esthetic screening should be
developed throughout the commercial azeas. Increased density is encouraged to create a critical
mass of uses and to convey a sense of vitality. In general, a mix of use is preferable to single uses.
Commercial buildings should be connected with and open onto outdoor public spaces to create a
sense of ownership and security.
Strategies and Recommendations
Community Identity
West Siders enjoy a strong sense of community due to a diverse population and a strong
commitment to its history and the natural environment. Appropriate measures should be taken to
protect the neighborhood's eacisting diversity and to foster the West Side's traditional role as a
first port of entry for emerging immigrant groups. Future development should be sensitive to the
unique character and natural features of the neighborhood. Efforts to connect the existing park
system and protect the river bluffs are priorities. Heavy industrial uses should not be introduced
to the area, and existing polluters should be gradually removed through redevelopment. Zoning
changes should reflect the vision of the district and the comprehensive plan, as well as to create
consistency from the river through District del Soi.
The natural environment is one of the most striking features of the neighborhood, with the
Mississippi Riverfront, trails, and open spaces. The community will improve access and
appearance of the bluffs on the West Side, protect existing habitat in Lilydale Park, educate the
community about pollution to the natural environment, and promote more river clean-up and
stream bed restoration.
Transportation and Infrastructure
The West Side places a priority on strong physical connections to create a seamless neighborhood
from the Smith, Robert and Wabasha bridges, through District del Sol and to the city boundaries.
Gateways at both the northern and southern borders should welcome people to the neighborhood
and provide a sense of place. New connections should be made and old ones should be re-opened
between the existing neighborhood and the flats. New bike trails should link existing trails,
especially along the riverfront. Streetscape improvements should also tie District del Sol to the
river&ont and downtown Saint Paul. The community seeks to buiid a complete, multi-modal,
convenient and affordable transportation system and will work to add east-west transit
connections and pedestrian and bicycle linkages, improve or construct sidewalks and curbs, and
install on�amental, low-unpact street lighting.
Commercial Corridor Revitalization
Commercial development can increase neighborhood vitality. Four strategies are recommended
West Side Plans Summary Page 3
o t -i'�o
for creating a successful commercial corridor, including recreating a diverse tenant base, assisting
small and minority businesses, fully utilizing city resources, and filling in market niches. New
development throughout District del Sol should involve street level retail, m'vYed-use
opporiunities, and seek to increase density through infill consriuction and the rehabilitation of
mazginalized buildings. Detailed pazcel testing and development schematics, pleasant
streetscaping, and strong public relations and mazketing efforts can further contribute to
strengthening a commercial corridor. New commerciai development should respect and
complement existing commercial corridors.
Hausing
The West Side supports a range of housing types, both rental and owner-occupied, that are well
maintained and of high quality. Rehabilitation should always be considered as an option before
demolition. A balance of housing options is critical to preserving the chazacter of the
neighborhood. A variety of affordable and market rate housing, housing for seniors which will
open up single-family homes for young families, and a respect for traditional housing styles and
materials aze preferred. Multi-family/multi-unit housing developments should be located along
major thoroughfares. The community will forge relationships between renters and landowners,
provide resources for first-time home buyers, and work to prevent urban blight from becoming a
pervasive problem.
Public Safety
The West Side strives to be a community in which all residents, businesses and workers feel safe.
New development should be sensitive to neighborhood safety concerns especially in areas of high
density. Pedestrian and traffic safety is of major concern as is code enforcement.
Priority Actions for Citv Participation
The following actions have been identified as priorities of the community that require leadership
or signification participation by city govemment. Community groups and city departments should
implement the projects identified in this summary by applying for city resources in competitive
processes such as the Capital Improvement Budget (CIB) and Sa1es Tas Revitalization program
(STAR), and working though the regular operating programs of relevant city departments.
Restore Bluff Park. The pazk should be cleaned up through the Saint Paul Pazks Cleanup.
Paths and stairways should be restored with additional redesigned historic lanterns or other
appropriate directional lighting. Playground equipment should be installed, and traditional
and natural landscaping should be restored. (Pazks and Recreation)
2. Improve the accessibility and utilization of Parque Castillo by connecting the park to
Concord and Robert Streets, adding facilities such as restrooms, and encouraging
development which puts more "eyes" on the park. (Parks and Recreation, Planning and
Economic Development)
The West Side suggests that there should be an adult-based recreation center, preferably on
the West Side flats, including a track, work out facility, swimming pool and public uses
West Side Plans Summary Page 4
01-Yt�o
related to nearby ameniries such as bike paths, traiis, and the river. A thorough review
shouid be conducted to determine need and identification of resowces to provide continual
operation and maintenance. (Parks and Recreation)
4. Maintain Lilydale Park by protecting existing habitat, continuing to prolribit off-road
mechanized uses and improving access for hilang and other non-mechanized uses.
Opportuniries for the reuse of the road to the old brickyazd and completion of the off-road
path for park access should be exanuned. (Pazks and Recreation)
5. Develop options for and build consensus on how to improve access to, and the appearance
of the bluffs on the West Side, while protecting their natural features by clearing brush and
adding trash containers. Once an agreement is reached, actions should be taken to
implement it. (Parks and Recreation)
6. Create new and improve existing stairways and paths along the bluffs while protecting
natural vegetation and the integrity of the bluf�line. (Pazks and Recreation and Public
Works)
Support the expansion of Neighborhood House Community Center and El Rio Vista
Recreation Center and its auailable parking. (Pazks and Recreation, PED)
8. Improve and e�cpand pedestrian and bike connections between District del Sol and the
riverfront. (Public Works, Parks and Recreation)
9. Improve traffic and pedestrian safety and transportation opportunities along Concord
Street, connecting to the West Side Flats and downtown Saint Paul. Repave Concord
Street and lay striping to include a hirning lane, two driving lanes, bike lanes, and parking.
Include curb bump-outs at key intersections to calm traffic and pa�ers at high uaffic cross
walks. The Concord/George/State intersection requires special attention to pedestrian
safety. (Public Works)
10. Along with safety improvements, streetscape improvements should be implemented along
District del Sol. These include developing a center median or boulevazd in key areas along
Concord and Robert Street, develop gateway "towers" defining entrances to the District,
and reinforcing nodes at Concord/Wabasha, Concord/Robert and Concord/State with
decorative paving, street furnishings, and development. (Public Works, REDA and
WSCO)
1 I. Create/improve on and off-street bicycle trail connections throughout the West Side,
especially to the riverfront, District del Sol, and through Lilydale Park. In District del Sol,
add a bicycle lane on Concord Street (connecting to Wabasha/riverfront and Dakota
County), and State Street. A bike lane along Smith Avenue to link Dodd Road and the
High Bridge and a bike lane along Oakdale Street to link Riverview School, BluffPazk and
Concord Street aze also desired. (Puhlic Works, Bicycle Advisory Committee, Parks and
Recreation, REDA and WSCO)
West Side Plans Swmnary Page 5
p � .g�to
12. Increase the amount of off-street pazking that fits into the traditional neighborhood scale
and context in the commercial azea. The bluffiine near Concord Street presents a challenge
to providing ample pazking for a lugh-density main street while avoiding the dedication of
large pazcels of land to parldng lots. Mulri-level pazking structures and on-street solutions
aze encouraged. (Public Works, Planning and Economic Development)
13. Improve the poured concrete retaining wall along Conwrd Street; increase its height and
add conduit and reinforcements as needed for the installation of street lights; widen the
sidewalks to encourage pedestrian use; add traffic slowing features; add columns and
decorative finishes. Rehabilitate the deteriorating green staircase which spans the bluffs
from Wabasha Street to Prospect Boulevard. (Public Works)
14. Neighborhood-wide street and infrastructure improvements, including redesigned historic
lantern lighting, new curbs and sidewalks, and safety features such as curb bumpouts where
needed, are of high importance. Lighting should be consistent with City's street lighting
policy. Special attention should be given to Winifred 5treet West, where traffic calming,
improved lighting, and road recon5guration are most needed. (Public Works)
15. Design and develop gateways at various entry points to the West Side. The gateways
should include public art representing all West Side ethnic groups. The project should be
developed with the involvement of various stakeholders, including abutting property
owners. Maintenance and liability responsibilities must be identified and agreed upon prior
to the construction of the projects. (Public Works, WSCO, REDA)
16. Connect the West Side to St. Paul District Energy Heating and Cooling and increase local
use of alternative energy sources, especially in the case of the developing West Side Flats
Urban Village. (Public Works, Planning and Economic Development, Saint Paul District
Energy)
17. Support housing, commercial and office redevelopment within District del Sol, focusing on
the Concord/State/George, ConcordlRobert and Concord/Wabasha nodes. Suppozt infill
rehabilitation and new housing construction, including affordable and senior housing
throughout the West Side. (Planning and Economic Development, REDA and NeDA)
18. Enhance the appearance of e�tisting storefront fa0des in District del Sol with
improvements that are consistent with the RCCRP's design guidelines. (Plamiing and
Economic Development, REDA)
19. Secure funding for needed Cherokee Heights, Riverview, Roosevelt and Humboldt capital
improvements, including a variety of inedia/science upgrades, kitchen/cafeteria expansion,
recreational equipment additions and building code requirements. (School District,
WSCO)
West Side Plans Summary Page 6
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Planning Commission Findings
The Planning Commission finds that the YYest Side Community PZan and the Riverview
Commercial Corridor Revitalization Program are generally consistent with the Saint Paul
Comprehenszve Plcr�z and other adopted City policies.
Planning Process
The West Side Community Plan was written by the West Side Citizens Organizarion (WSCO) in
1997. In 1996, a long-range plamiing committee was formed and began to design and facilitate a
community-wide plamiing process. For over siz months in 1997, more than 200 community
members from a variety of ages, cultures and social backgrounds participated in a series of small
neighborhood dialogues and a lazge neighborhood summit. Funding was provided by the St. Paul
Foundation, the Mardag Foundation, and the Bigelow Foundation.
The Riverview Corridor Commercial Revitalization Program (RCCRP) was prepazed by
consultants from Hay-Dobbs for the Riverview Economic Development Association (REDA) and
Neighborhood Development Alliance (NeDA), with funding through Local Initiatives Support
Corporation (LISC). A community design process for RCCRP began in April, 1999. Three "town
meetings" with over 200 participants were held, and 180 questionnaires were distributed. Focus
groups comprised of local business owners were also formed.
Note: The recommendations and actions in this summary are not arranged in order of priority.
West Side Plans Summary Page 7
` Riverview Commercial
' Corridor Revitalization
Program
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HAY • DOBBS P.A. wishes to thank the following organizations and in-
dividuals for tLeir participation, collaborafion and conaibutions to tbe
developmenc of this document:
Local Initiatives Support Corpoiation (LISC)
Julie Eigenfeld, Project Manager, RCCRP
Riverview Economic Development Associaaon (RIDA)
Neighborhood Development Alliance (NeDA)
Westem Ini[iatives Neighborhood Development (WIND)
Participanu in Communiry Meetings including residencs, business oum-
ers and concerned parties
City of St. Paul Staff
West Side Citizens Organizaaon (WSCO)
Riverview Branch Library for hos[ing community meetings
Girl Scouu CouncIl of St. Croix Valley for hosting community meetings
El Amanacer for hosang focus group meetings
Riverview Commercial Corridor Hevitali¢atlon Program
D\ -
In July, 1998, Riverview Econoauc Development Associafion (RIDA)
and Neighborhood Developmen[ Alliance (NeDA) collaboratively ac-
quired funding through Local Initiatives Support Corporation (LISC) for
a four year long Main Street Program coined the Riverview Commercial
Coiridor Revitalization Program (RCCRP). Iulie Eigenfeld was secured
as the RCCRP projec[ manager and began officing with REDA. In early
April, 1999, the community design process for the Riverview Commer-
cial Corridor Revicali7adon Program (RCCRP) began. The intention of
tbe process was to address and make recommendations regazding physi-
cal issues including redevelopment, infrastructure and visual character in
the project area. HAY • DOBBS P.A., an arclutecture, urban design, pian-
ning and interiors fum was retained as a professional consultant on the
project. The goals of the projec[ were defined as: 1) gain community in-
put into tl�e project through public design fomms, focus group meetings
and one on one discussions; 2) develop design guidelines for new and
existing buildin�s and open space; 3) develop a comprehensive streeucape
concept; 4) crea[e a catalyst forredevelopment on private properry where
opportunities present themselves; 5) focus efforts to create a vibran[ com-
mercial coiridor surrounded by quality, affordable housing.
The project area is loosely deFmed as an approximately 125 acre uea
surrounding Conwrd Street and extending from Wabasha Sireet on the
west to Highway 52-Lafayette Freeway on the east.
The azea is punctuated by tt�e three commercial intersections of Wabasha
and Concord, Robert and Concord, and State and Conwrd. The projut
area also extends several blocks noi�hwazd on Robert Sueet, north of
Concord Street. Predetermined focus areas included parcels on State Saeet
south of Concord, and on the south side of Concord Sireet between Rob-
ert and State Street. Addiaonal focus areas bave been recommended by
HAY • DOBBS and are ouflined herein.
Be�inning with an analysis of cuirent physical condiflons, ownership
pattems, interviews and focus group discussions, documentation was pro-
duced Illustraflng currentphysical assets, llabllines and opportuniues.The
fmdin;s of primary importance are: Tbe project area is quite long and
dispazate resultina in an area that is not cohesive; there is limited pazkina
available on and off street and peak pedods; the Study Area is located
close ro downrown Sc Paul ye[ is difficuit to get to from tt�e greater re-
gion; altl�ough tbe uea is geographically relauvely close to the Missis-
sippi River, it is not adjacent to the River and other than the namesake,
the `Riverview Area' has very few connecflons to the River eitherphysi-
cally, visually or symbolically; there is a suong etbnic presence in the
area comprised primarily of Mexican/IIispanic/Latino cultural themes;
there is very little available lease space; Robert Street sevezs the project
azea and does litfle to add ro iu cohesiveness; it does, however, provide a
su'ong orientaaon device ro direct new visitors to the project area; the
couunerciai frontage is fractured and incohesive; the angle of Concord
Sveet from Wabasha through State Srreet creates odd shaped parcels;
tbere is currenfly very litde connecflon between the activity onConcord
Sueet and the Recreational areas to the nortb comprised of City pazks,
balffields and recreauon cen[er.
conunued ncxtpaoc
HAY • DOBBS ea. Riverview Commercial Corridor Revitalization Program 2
December 3999 �
Recognizing these issues, the community deveioped the following guid-
ing principles that all future development and improvements should ac-
trnowledge: Create a un�fied identity for the Study Area; Build upon eth-
nic theme to create a unique place and experience; Provide muldple lev-
els for commerce enuy (varied sizes and lease rates of lease space for
retai]/commercial stut-ups/move-ups) through new developmendrede-
velopment and relocation-move-ups replacements; Provide more park-
ing opportimifies; Create opportunities for "24 hour acavity"; Build on
opponuniaes provided by geographic location; Cseate boundaries to de-
fine entry, arrival, passage, and place; Create engaged open space that
enhances commercial opportuniaes.
Foltowing these guiding principles, private development and investment
as well as public infrastructure enhancements should be pursued. The
following acrion s[eps should be pursued to act as a catalyst for imple-
mentauon: 1) Parcel Testing and Development SchemaHcs on selected
pazcels in order to develop a design framework, estimate construcuon
cost, estimated casb flow profozma and ro create a general understanding
of development pazameters and oppormnifles affecting each site. 2)
Streeucape Design - Based upon streeucape concepts contained herein,
prepare a preliminary cost estimate of streetscapa Project for inclusion in
the next C.I.B. proposal process, 2001; and the next Big STAR Grant
proposal process in 2000, prepare schemadc design and design develop-
ment drawings for the project. Coordinate witL the Ciry of SL Paul, De-
partment of Public Wozks; 3) Ancillary and Smaller Projects - Develop
Schematic Design of selected public and private projecrs iden�ed herein
and developed throu�h ongoing dialo; wiih neighborhood representa-
dves as we21 as coordination of "pain[-up/fix-up" icems on existing buIld-
ings; 4) Promotions, Public Relations and Mazketing - Develop a stron-
Ler, more descriprive and memorable name for the district. "Disiricc Del
Sol" has been discussed with severaI focus groups and individua]s and is
recommended because of its visual reference to the already adopted Wesc
Side logo of the risina sun over the river as well as iu complementary
blending of ffie English and Spanish ]an�uages. Use "DistrictDel Sol" on
business cards, menus, flyers, print ads and mazketin� material. Convey
name cache to area realtors and encourage its use on real esiate adver[3s-
ins. Develop ioint marketing programs with uea private and public busi-
- State of 3vfinnesota etc. to�nsure-thaL`�ishict Del_Sol" is promineni
their literature and promotions.
Follow-up and ongoing diligence is imperaave for this project to be a
success. The projecu and recommendations contained herein should be
reviewed on an annual or semiannual basis and amended or modified as
required.'I'his project wIll not occur rapidly, but rather should be looked
at as a 20 year plan for the project area It is important to keep in mind
that each project, however small, will either add or detract from the projecc
goals and therefore should not be taken lighdy. By implementing the ideas
' con"tainedherein; `�isfricrDel Sal" eaztstriveeo-becomenQkonly amore
vital and beautiful commercial district, it can strive to become a unique,
livable and premier nei�hborhood in the City of St. Paul.
HAY • DOBBS ra. � Riverview Commercial Corridor Revitalization Program
Decemb<v 1999 .
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Acknowledgments
Executive Summary
Table of Contents
1.0 Introduction
1.1 Objectives and Pianning Process
1.2 Report Organization
1.3 Opponunities and Consuaints Assessment
1.4 Limiting Conditions and Ongoing Assumptions
2.0 Findings
2.1 Methodology and Statistical Analysis
2.2 Physical Analysis and Conclusions
3.0 Guiding Principles
4.0 Land Use and Development Potential
4.1 Potential Projects and Improvements
4.2 Design Guidelines
4.3 Examples of Guidelines Applied to Existing Buildings
5.0 Pubiic Infrastructure Concepts
5.1 Streetscape Concepts
5.2 Open Space
53 Trails
6.0 Programs and Strategies
61 Tenant Recroitrnent
6.2 Small Business Assistance/ Minority Business Assistance
63 City of St. Paul Involvement
6.4 Key Mazket Niches
7.0 Implementation Strategies
7.1 Parcel Testing and Development Schematics
7.2 Streetscape
73 Ancillary and Smaller Projecu
7.4 Promotions, Public Relations, and Marketing
8.0 Reference 1Vlaterials
8.1 Physical Analysis
8.2 Community Tnput
Riverview Commercial Corridor Revitalization Program 4
1.1
A)
B)
C)
M�7
Objectives and Planning Process
Ttre objectives of this phase of the Riverview Commerciai
Corridor Revitalization Program (RCCRP) aze summarized
below:
To enhance the perceived and real image of the project azea
To create opportunities for continued economic vita]ity
To collect, analyze and synthesSze data including land
use, zoning, parking, transi[, roadways, traiis and bikeways,
current assets and liabilifies of the area
To evaluate potenfial development and/or redevelopment
projects and to recommend passibie changes to land use
regulations to suppon such acuvity
E) To hold "Town Meetings' and wnduct outreach to businesses
and neiahborhood residents, as well as other interested parties,
to gain insight inio economic, physical, social and histonral
issues, business condirions, City participation and/or ]imiting
facrors controlled by the Ciry
1.2 Report Organization
Ti�is report is mtended to 1) doc�ent tl�e process undertaken in iu
production and 2) act as an acdon plan for implementation.
Process information is garapbcased and s��ma where possible
with addiuonal information contained in the Reference Matenals
secflon of the document.
Graphic documentadon contained herein wIll, for the most part, be
provided in a lazger format, as requested by REDA, for ]2rger groap
discussions or presentations.
1.3 Opportunities and Constraints Assessment
Opportunities
C) Several development parcels are available or could become
available wifh strategic pazcel assembly
D) City of S[. Paul, is a willing paziicipant
E) Existing ethnic "theme" is a strong building block
F) Current pent up demand for leasable commercial space
G) Strong leadership provided by RCCRP program through 2002
Constraints
A} Current zoning is not always compaHble with intended uses
E) Aiea is not easy tolocate or see'if no[famfliarwith area
C) Area is sfiil Izrgely perceived as a"rough neighborhood"
D) Local and start-up tenants may not be able to pay lease rates
tl�at support new development
E) Chronic pazking sbortage
� Cucrent Ciry of St. Paul C.I.B. funding cycle missed, next one
in [wo yeazs
HAY • DOBBS rw. Riverview Commercial Corridor Revitalization Program
Dmembec 1999
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1.4 Limiting Conditions and Ongoing Assumptions
This projecc was initiated with the intention of aeating and sustaining
economic vitality in the area while cteating a better commercial and
residential neighborhood. That being the case, Hay • Dobbs was
rerained as a consultant on Architecture, Urban Design, Planning and
Economic Development issues. The goal has been to develop strat�gies
and acrion plans so as to realize the goals iden6fied herein. However,
[he foliowing should be noted:
A)
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Hay • Dobbs is limited in botl� scope and duration to approxi-
mately 290 hours over a 3 montb scudy period
Hay • Dobbs have relied, in pary on information obtained
from secondary parties. It is assumed tLat this information is
accurate as implied by the varying sources
C) A tradiaonal market analysis was not included as part of,the
project, however Hay • Dobbs was provided information from
RIDA that was obtained from the City of St. Paul and
performed by the Gibbs Marketing Group
D) A uaffic smdy was not performed as part of iLis projec[
E) This smdy and recommendations assume current market and
economic conditions will remain constant or improve. T'liis
study does no[ anticipate a ma}or economic downtum in the
near fu[ure.
E) The Guiding Principles and recommended actions aze based
on neighborhood sentiment and economic rather tban political
considerations. Tlius, they should not be construed as a
representation or opinion that govemment approvals for
development can be secured
Riverview Commercial Corridor Revitalization Program 6
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2.1 Methodology and Statistical Analysis
This project began in Apri1, 1999 with discussions between REDA,
spec�cai2y, the RCCRP program manager, Ju&e Eigenfeld and WIND
project manager, Mara O'Neil to define the project scope. REDA
provided background informaaon about cturent development activiry,
ownership, past planning efforts, pmgrams, buildings and pazking. Hay
• Dobbs collected additional information from the City of St. Paul and
tLroagh field invesagalion. The analysis phase commenced in April,
1999 and preliminary land use, architectural and planning diagrams
were prepazed.
On April 22,1999 the fust of three town meetings was convened to
gatl�er additional information and reciprocat feed back frum businesses,
neighborhood residents and other interested parties. Further insight was
gained through a series of focus group sessions. Attendees were asked
to advise RIDA and assist Hay • Dobbs during the development of the
plan. Preliuunary opponuniaes, liabilities, goals and assumptionS were
discussed at the fust "[own meefing" which was attended by approxi-
marely 70 people. T'he second "town meeting was used ro refine ideas
and guiding principles and address expectations about this process.
A final "town meeting" was held to review the dra8 fmal documend
products.
Spec�cally the Merhodology included:
A) Project Start-Up, Orientarion and Monitoring
1) Meefin�s with REDA and WII�ID staff
2) Review of prior plans and reports
B) Outreach Process and Community Input
1) Focus Group Meebngs wifl� area businesses
2) Focus Group Meetings with Ciry staff
3) Mee[ings with RCCRP Economic Restiucnuing Committee
4) "Town Meetinas"
5) Focus Group hfeetings with Streeucape Task Force
6) Photography and "Homework" from Neighborhood
7) Repeated airinas of eacb "Town Meetin;" on St. Paul cable
access television (SPNI�
C) Fotential Land Use Assessmenf
1) Review of current Land Use and Zonine
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4) Assessment of ciurent land use pattems
5} Pretiminary review of possible deveIopment options for
pre-selected (re)development sites
6) Review of eurrent public infzaswcture including roadway
widths, pedestrian crossings, daily traffic volume, side
wall;s, li�htin�, sueet fumislungs
D) Market and Basiness Conditions Overview
1) Data coilecfion on current ownership
2) Site photography, mapping and visual surveys
3) Data coltec6an of cmrent Gross S.E Zease'Rates
4) Review of cuirent cos[ of new construcaon (metro azea)
5) Data collection of current development initiatives
6) Interviews witb REDA and business owners
7) Incorporation of the Gibbs Group mar�:et research
8) Analysis of Cunen[ GSF available for lease
9) Review of demo�raphic trends in neighborhood
Riverview Commerciai Corridor Revitalization Program 7
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2.2 Physica! Analysis and Conclusions
A) Summary
During tLe study, analysis was done on the physical issues impacting
the study area. The issues analyzed included the following: Study Area
locaaon within the region, study area locarion within St. Paul, Smdy
Area boundazies, natural and ecological struc[ure, edge conditions,
fi;ure/ground relauonship, visual landmarks, historic buildings, cwrent
development iniflatives/capital improvement projects, landscape
character-botb sveetscape and open space, vehicular c"uculaaon,
pedestxian circulaaon, trails/bike routes, off-sffeet parking, on-street
parking, parking deficit, transit routes and srops, land use, zoning
current gross square footage of various uses (no[ including housing),
identificaaon of potential (re)development sites.
B) Conclusions
Through this analysis the following conclusions have been made:
• The Study Area is lceated close to dovmtown SL Paul
• The Study Area is difficult to get to from the greater region
• Three highly recognizable sueeis are associated with the Smdy
Area: Robert Street, Concord Street and Wabasha Street
• Although tl�e area is geographically relauvely close to [he
Mississippi River, it is not adjacent to the River
• Other than the namesake, the `Riverview Area' hys very few
connections to the River eitl�er physically, visually or symbolically
• There is a strong etbnic presence in tLe azea comprised primarily
of Mexican/Hispanic/Latino cultural themes
• There is very little available lease space
• Robert Street severs the project area and dces little to add to its
cohesiveness; it does, however, provide a snong orientaflon device
to d'uect new visi[ors to the project area, especially those coming
from the souti�
• There is a severe parking shortage during prime business hours and
on weekends
• The commercial frontage is fractured and incohesive
• Traffic counts are less than 20,000 cars/day: Robert Sneet =
±10,475 cars/day, Concord Street =±11,050 carslday, State Street
_± 1,800 cars/day
• The angle of Concord Street &om Wabasha through State Street
creates odd shaped parcels
• There is litfle buffering between commercial uses and adjacent
housing
• There is currendy very litfle connection between the acfivity on
Concord Sireet and the Recreaaonal areas to the north comprised
of City pazks, ballfields and recreaUOn cenrer
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HAY • DOBBS rn. Riverview Commercial Corridor Revitalization Program
Deeember 1999
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Guiding Principtes
• Create a unified idenuty for tbe Study Area
• BuIld upon ethnic theme to create a unique place and experience
• Provide muiaple levels for commerce entry (varied sizes and lease
rates of lease space for retaillcommercial start-ups/move-ups)
tluough new developmenilredevelopment and relocation-move-ups
replacemencs
• Provide more pazking opportunides
• Create opportunifles for "24 hour acfiviry":
-Housing .
-Retail
-Entertainment
-EmpIoyment
-Recreation
• Build on opportunides provided by geotraphic location:
-Downtown
-River
-Trails
-Bluffs
• Create boundaries to define entry, urival, passage, and place
• Create engaged open space that enhances commerciai opportunities
HAY • DOBBS e.n. Riverview Commercial Corridor Revitalization Program 9
De<ember 1999
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4.1 Potential Projects aad Impmvements
Dvrin� the community desi�n process numerous sites have been
iden�ed as being candidates for redevelopment. The intention being
to develop new buildings and/or sites to suppart ihe goals of the
RCCRP includinL new business recnu�ent, existin� business retention
and opportuaities for expansion of e�istin� businesses as well as
increased opportuuities to add commercial activity. The following
infomiation describes sites ihat have been identified by the community
illustrates conceptual developments that could occur on each of the
identi£ied sites. No[ all opportunities aze explored nor aze the suggested
developments absolute in their def nition. The intenrion is merely to
suggest in a meaningful way [he possibilities far development and
redevelopment in the district. Actual pazcel assembly, site control and
development should be pursued based on the ideas contained berein.
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Office: 10,800 GSF
Commercial: 10,800 GSF
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DaYa Narrative
• Parcel size; 70,765 sf This site could support the development of a four story building with a
• Current zozung: RNI-2 floor plate of 90'x120'; a 43,200 gsf building and parldng lot to accom-
• Recommended zoning: B-3 (mixed use) modate 128 spaces and a loading area for the building. However, a
• Development potential S.F.: 43,200 gsf �er two or 8�ree story bailding is recomme�ed to be moie compat-
• Recommended S.F. 29,700 sf ible with ihe surrounding contex[. TLe pazking lot design should strive
g-- forminiznal.siteimpactreBazdinaF,c"�gon.thesouth.edgeofthesite.
• Parkin� requued (29.7K gs�: 132 spaces Zhe pazking area available would be capable of supportina abuilding with
• Pazlting possible: 159 spaces ��erciallretail on the fustfloor, office ormedical office%linic on the
second floor and residential on the thizd and fourt2� floors. The zoning is
cuirentlY RM-2, multi-family residentiai and would therefore require
modificaaons to support the mixed use described above. If a medical
service is provided in the building a Special Conditions Use Pecmit
(SCUPI must he a*anted bv the Plannin C mission
HAY • DOBBS eA. Riverview Commercial Corridor Revitalization Program 11
December 1999
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4.1.2 Site `B"
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Illustrative view lookine northwest along Concord Street from the corner of
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aad State streets.
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Toe of Slope Residential: 7,680 GSF
Office: 0 GSF
Commercial: 4,800 GSF
Potenfial Site Plan Configuration Recommended Uses
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Data Narrative
• Parcel size: 34,528 sf The site on tl�e south side of Concord Saeet generally centered between
• Current zoning: B-1 Robert Street and State Sueet could support the development of 3 story
• Ruommended zoning: B-3 (uuxed use) building with a floor plate of 40'x120'; a 14,400 gsf building with an
• Development potential S,F.: 14,400 gsf �50C�� surface pazidng lot that would accommodaze approximately 48
spaces. The proposed building size and use requires roughly 32 parking
• Recommended S F. 12,480 gsf spaces. A service road could connect the new parking lot to the exisling
• Pu'ting required (12.SK gs�: 32 spaces one at Cora's Best Wings by passing behind the proposed building. The
• Parldng possible: 48 spaces p��g �d the building address ihe narrowness of tbe site by no[ cutting
� into the hill on the south side. I[ is recommended that the first floor be
commercial use, rhe second floor as offices or residential and the third
Iloor residenaal. Tlie zoning is currently B-1 and would require modifica-
tion.
HAY • DOBBS r,,.
De�embsr 1999
Riverview Commercial Corridor Revitalization Program 12
�_:I
4.1.3 Site'°C"
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Illustrative View IooE north across I.as Americas pazking lot a¢d Concord Shee�� _�J �� �
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Residen6al: 0 GSF
Office: 0 GSF
Commerciai: 5,000 GSF
Data Natrative
•Pazcelsize: 5,964sf Conceivedofasatempaalshuchuethatcouidbeconstructedforunder$50
•Currentzoning: B-1 persquazefoot,thiss�ple�c[osiuecouldprovideapprox�a�lyten20'x20'
• Recommended zoning: E-3 (mixed use) �L7O�'����� busme� sta�t-up spaces.'ILe sunple plan consisis of a
•DevelopmentpotentialS.F.: 5,964gsf ��10'wideaislefl�lcedbymvrsof20'd�pleasespac�soneitt�erside.
Tl�e ovecall exptession is mtended tD be ihatof aMerpdo, where a variery of
•RecommendedSF, S,OOOgsf , }�u�������macommonspac�.,Ideallyzsei�d�esswill
• PazIdng required (SK gs�: 22 spaces thrive, out;row the � and move outto ]azger lease spaces m ihe neigfiTior-
•Parkingpossible: Ospaces tioodt6�sfreemgnpthes�acefornewbusinessstart-ups.Altemafively,the
pa�i may be used to accomoda[e expansion by e�cistina adjacent businesses
or co crea[e a suiall pacl�� area to setvice adjacent businesses.
HAY • DOBBS ea. Riverview Commercial Corridor Revitalization Program 13
Decembee 1999
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, Potenlial Site P3an Configuration
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Data
• Parcel size:
• Cturent zonina:
• Recommended zoning:
• Development potential S.E:
• Recommended S.F.
• Parl;ing required (12K gsf�:
• Parking possible:
,�
21,OOOsf
B-2
B-2
12,000 gsf
12,000 gsf
44 spaces
44 spaces
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Residential: O GSF
Office: 6,000 GSF
Commercial: 6,000 GSF
Recommended Uses
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Key Plan
Narrative
I.orated on a prime pazcel alon� Rober[ Srreef, development on this pazcel
could act as a gateway development into the neighborhood from the
North. Envisioned as a two story structure with commercial space on the
ground floor and office uses above, the height and massing would
complement the eacisdn; building of similar size on the wes[ side of the
Robert. The building would be located adjacent ihe public righUOf-ways
and parking would be located behind. Access to the site could occur from
Robert street as well as Isabel. f7oor plates would be 60' x 100' resulting
in 6,000 gsf per floor.
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HAY • DOBBS rn.
Daaember 3999
Riverview Commercial Corridor Revitalization Program 14
4.1.5 Site "E"
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� Commercial: 0 GSF
Data
• Parcel size:
• Curren[ zoning:
• Recommended zoning:
• Development Potential S.F:
• Recommended S.E: ._
• Parkine required
• Parking pOSSible:
HAY • DOBBS rA.
Derember 2999
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Narrative
30,400 sf This currendy undemtilized pazcel is located in one of the most visible
P-1 locations of the study area. Due to the steep grade to tl�e south it would be
P_1 very difficult and inefficient to develop a building on ihe site. However,
30,400 �use of its visibility and cenaal location, development of aparking lot
13,3�0 ��O�ended for sharecl use by surrounding businesses. An architec-
-,-t�screenis envisioned onlhe;nozth:apd.east sidesof the l.o.t_i[�order to
N/A anchor the site to ihe comer and c�ate an arciritecnuai presence at the
40 spaces mtecsecdon.
Riverview Commercial Corridor Revftalization Program 15
o � -r�p
4.1.6 Site'°F"
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� I ➢]us7ative View looking northwest along Concord Sheet from the comer of State and Concord SReets.
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Potenfial Site Plan Configurafion �
Bata
• Pazcel size: 113,400 sf
• Cuirent zoning: B-2
• Recommended zoning: B-2
• Development potential S.F.: 38,000
• Recommended S.F: 23,160
- Pazking required (23.2K gsf� 103 spaces
• Pazking possible: 199 spaces
HAY • DOBBS rA.
December 1999
N
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Residential: 0 GSF
Office: � GSF
Commercial: 23,160 GSF
Recommended Uses
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Key Plan
Narrative
Currendy the location of a medical clinic, the 10-15 year vision for this
site envisions removal of the e�cisting stmcture and public park extension
and replacement with a public plaza suaounded by 23,000 sf of single
story retail and restaurant space. Centered in the heart of the project area,
flris plaza azea could become the staging area for year round acdviry. In
the overall plan for the area, this plaza opens onto Concord Street and
links Concord Street to the open space beyond by a series of plazas,
walkways, buIldings and stairways thus uniting and engaging ihe public
space tluouah the careful placement of private and public development.
T'he lease spaces are to be 60' deep with 16' luah clearances to
accomodate a variery of couimercial uses. Addiaonally, an interior loggia
or arcade could link the lease spaces during the winter or adverse weather
Riverview Commercial Corridor RevRalization Progrem 16
4.1.7 Site "G"
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Concord S�ee[
Data
• Parcel size: 52,900 sf
• Current zoning: RT-1
• Recommended zoning: B-3 (mixed use)
• Development potential S.E: 25,pp0 gsf
• Recommended S.F. 21,600 gsf
' Parking required (21.fiK gs�: 7g spaces
' Pazlcing possible: 100 spaces
HAY • DOBBS ra.
Decem6er 1999
N
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2
G
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Residenfial: 0 GSF
O�ce: I0,800 GSF
Commerciat: 10,800 GSF
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Narrative
This two story uuxed use develo�ent is enviuoced as the anchor [o commer-
aal areaat State and Conco� Strcets as weII as t6e Gateway to the c.o�ciai
disaict when acziving from the east 60' x 180' floorplares could accommalare
ierail uses on the 5cst IIoor and o� spece on the semnd floor. As a vaziant on
this idea, mulafamily iesidential uses coald aLso occ;uPY the second floa:
Pul�g onthe site,excx.eds ttiatrequi�edby am�t zo�ing�deoetd �aefore
pmvide a Iiurited solufion to the m�ch needed �S ��ge m the acea, By
P�g the building on the southv,�st comer of the site, the building ancho�
the commeicial disaict whiie the patidn8 is readily visible [o visito� amving
frnm the east The parldng lot also provides abuffer between U�e oommercial
activity and neaiby si�gle family homes.
Riverview Commercial Corridor Revkalization Program 17
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4.1.8 Site "FP'
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Illustra6ve Vew looking florth towazd the intersection of Concord and State SReets ¢ gtate SKeeL.
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Potentlal Site Plan ConFiguration
Residenfial: 0 GSF
Office: 5,340 GSF
Cotnmercial: 5,340 GSF
Recommended Uses
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Key plan
Data
• Parcel size: 25,500 sf
• Cuirent zoning: B-2
• Recommended zoning: B-3 (mixed use)
• Development potential S.F.: 1Q680 gsf
• Recommended S.F. 10,680 gsf
• Parking required (10.7K gs�: 39 spaces
' Parkinp possible: 39 spaces
HAY � DOBBS r.,.
D<evmber 1999
Narrative
Currently the location of a bar/restauiant, �he 10-IS year vision for Uris
site envisions removal of the e�sting structure and replacement with a
larger rivo story building housing retail and office space. The buildine
would be sited up to intersection adjacent rhe sidewa]k to complemen[ the
other 4 come� where buildings located at up to the sheet in uaditional
fasluon. The lease spaces aze ro be 60' deep wirh 12' fugh clearances on
he lower level and 9' high ceilings on ihe upper level. Parking for ihe
building would be loqted northwest of ihe building and combined in
P��ti� With the development proposed for the adjacent pazcels.
Riverview Commerciai Corridor Revitalization Program 18
4.19 Project `7" - Public Bandsheil
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Poten[iai Site Plan Configuration �
Data
� • Parcel size: N/A
' • C�nt zoning: N/A
• Ruommended zoning: N/A
• Development potentiai S.F.: N/A
• Recommended S.F. ±600 sf
• PazIdng reqaimd: N!A
• Pazldng possible: N/A
HAY • DOBBS PA.
De«mbec 1999
.q.�: 4 .�� ._ �
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Natrative
Inrended as an azchitecnnalgazden folly as well as a fimctional bandshell and
saee, this bandshell is sited'm ihe noitLeast comer of the e�g open sp�.
The mtention of the build'mg sting is to crey� a�us for tt�eaxial re]arion-
ship set up by rhe mtroducflon of the two gatehouses on the southwest side of
the puk (see Projett••T'). AddiaonallY, the folly cteates mt:oduces a scuipnual
aspect tn ihe c�aiendy imde6ned open spac� and in doing so suggests a more
mucnaed and frnm21 s�tc�: a space "owned" by the comniiunty and'mtended
for use by the commimity. Tl�is suucnaed msponce mu2d be d�e fi�t of
n�erous sculpnaal insrallations around the peciphery of the space, thus
c�eatina an outdoor gallery and implied outdoorroom as de5ned by the
�nstaliarions.
Riverview Commercial Corridor RevRalization Program 19
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Potenfial Site Plan Configuration
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Key Plan
Data Natrative
• Pazcel size: N/A Laxted on the southwest side of the existing pazk space, ffiese gatel�ouses are
• Current zoning: N/A intended to provide a stagin; area for outdo� fimctions as well as � azchitec-
• Itecommended zoning: N/A tonic intervenfion, the intenrion of wYlic6 is to anchor the park edge and
•DevelopmentpotenaalS.F.: N/A �Y��y��eopenspacehacktovrudsConcadS�eztProgcammarically
• Recommended S F. ± 30C sf each �e gatPhouses are mtended w provide acketing, toilets, concessions and
storage. The bases of the simc�uaes are intend,d to be du�able and long-lived
• Pazking required: N/A while the tall masts or tower elements are intended to cou�ete with the srale of
• Pazking possible: N/A the ]arge open space and cceate a dialog with the proposed bandshell as well as
the acchitecturai elements piop�sed for the saeetuape. Addifionally, i[ is
envisioned that the tensile elements may be festooned with seasonal and
tempcnal decorations.
EIAY • DOBBS ra.
Uecemb<r 1999
Riverview Commercial Corridor RevRalization Program 20
4.2 Desiga Guidelines
: .� � .- .. .
'Rie RCCRPpmject area encomPasses n�ecous exis�g building rypes,
sryles, setbacks and densifies butby and large the amas atong Concmdand
Robert Saeets sfill m� as commecc4al caiidas. 'ILe implied tradifian of
commercial coaidors (often foima streetcar suips) m the ciry bas always been
tliat of d�e build'mg stceetwall(fac�1 ��B the public spzce of the sidewalk
and madway.'Ibis shoald oontmue today throuSh the sensitive sitmg of �w
buiid'mgs and consaucrs, uPg`ades and �cpmvements ro existing build'mg
facades and development of sheetscape thatremf�es these id�s and fu�er
defines the imiqueness of the distxici. Moze spec�fically fltis should'mc7ude:
g) Redevelopment
Because this is an e�cistmg neighboihood and commercial areathathas been
developed over rhe co�cse of time, by de£nri�a all new wo�c thatis not m the
Public Right-of-Way can be de5ned as �de�elopment Redevelopment can
take on many fom�s including building r�odelmg and/revse, se1�d buildmo
:azing and site cleazing, infill Pmjects on existing imdeiutilized ]and, clean-nP
ofpollured "bcownfietd'sires, and developmentof new srrucnurs on recen8y
cleared sites.
i) Demofidon
On a case by case basis, build'mgS shouldbe demoliched to allOw for
new constcuctian but ONLY afterreriewmg the followmg criteria
-Is thebuild'mghistorically sg�"ican[?
- 7s die c�t buitd'aig abte to achieve the Iri�est and best use for
the site?
- Can the existin� building be cemodeled or reused?
- Dces removal allow for abetter use, build'mg type, building siling
or more desiret�le density?
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Where parcels can be azSembled so a§ to liave Yogically developable
sites m Uetwc�i e�sfing stmckses infill �ajects should be umitiated.
The desiic is to aeate a conlinuous stieetwall thatenhances the
_ pedesuian ezpaience and adds to the ciifical mass of commeic7al
acuvity. Infill can take the fotm of �g, open spxe or new
� buiidings. In all cases the edge aiong the sidewatk should be
developed to connect az�d complete the sheetwaIl.
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HAY • DO$BS ra.
De<emba 1999
m) Pazla°
Shaced use and in5ll surfxe paz3a�tg sho�d L� developed tluoa�g�out
the commen:ial aceas. Siaface puidng should be screened by fencing
or hedges bu[ no[ so much as co ravse a seauity and safety pmblem.
Densiues in the arza aurently do not warrant stiuchued pa�:mg as
the cost of such p�l�ng can noc be recouped tluoug� fees. TLis maY
cbange with increased densities and should be reviewed periodicallY.
Riverview Commercial Corridor Revftalization Progrem ZY
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iv) Public Safety
The� are three facets to public safety: Public security, private
security, and partneship securiry. Public Security is provided by the
Police. Placin� police in area "hot spots" «ould not only have a
deteaent effect on crime rntes, but would also encoutage long-lasting
contacts with merchants, securiry guards, buildin� owne�, and
pannns. Moreo� er, restordrion of beat cops would e:ihance the azea's
perceived sense of security and communiry:
Private securiry� is pro�ided by of�-duty police officers or private
security gnards. Pri�ate lando�ti�neis and building manageis aze
encouraged to emplo} their own private securin• forces These
employees may also be shared by adjdning businesses. Sl�ch efforts
�vouid complement the restoiation of foot patrols, and could
accomplish some of the "qualiry of ]ife" grnls that a City police
officer woutd noc
To complement these public and pdvate efforts, and to fill in gap's in
azea security, Partneiship Sec;urity is recommended Partnership
Security is also }aioccn as community policing a�hereby merchants,
patrons, and residents join forces in expelling crime fmm the
azea Communicauon, awareness, and organizations aze some
e�unples of group achievemenc
v) Densi[y
Increased Density is encouraged to create a criticai macs of uses and
to convey a sense of tii[ality. Densit}• is ]argely dictated by City of SC
Paul paddng mquirements. Vaziances should be requested tzased
upon access to shazed use parldng or remote lots thereby allowing
increases in sqvare footage without equal increases in parldng.
vi) Use
The urban street nencork — the buildino defined pedes�ian and
vehiculaz spaces of the city -- is reco�ized as a primary element of
urban saucture and or The sircet focuses activities,
defines circulation and provides conlinuity with the surrounding city.
A mix of uses is al�va}s preferable to sin�le uses as it extends the
hours of acti�ity beyond a typicai week of M-F, 8am-Spm use.
Increased residenfial use is encourage, especially above fi�t floor
acdvity or throu�h the cmative introduction of live/work building
h'Pes.
Outdoor spaces accessible to the public should become an integra!
pazt of the West Sides' public life and �ttems of public activilies.
Sma(1 infill parks and plazas as 4��e11 as lazger open space shotild be
integrated into the area Open space should e��e development-that
is, physically interconnect, [o conve�� "o�vnership" of the open space
by adjacent buildin�s and uses. Commercial space should open onto
these places to pro�•ide security and an extension of the use within
and vice versa A number of public spaces, all different in
conl identitt� and use paUems, should be located within the
Commercial Comdo*. (continued)
Riverview Commerciai Corridor Revitalization Proqram 22
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Commercia] Use
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(vi. use, conrinued>
Individual build'mg uses will largely be dictated by macket supply
and demand. Contamed in this doc�ent ate n�erous suggesfions
fa use madeby neighbo�ood msidents, busmess owne� and
panoas. Uses are anficipa[ed tn relate to a mote genetalized paaem of
acaviry concenhalions and nodal aaivity pomts across the azea such
u Concord/Robert, Concord/State and Conm�/6Vabasba
inre�ecbons and associated commenaal azeas.
Fxisting retail uses as well as new cetad birildings should evoive with
speaal attenfion m avoidance of conflicts with residential uses. TLis
nofion of a variable az�d potenaally eapandable cerait gresence al�ows
for the accommodation of funne xetail oppommifles. 'Ihe develop-
ments suggested in this study are intended tn suengthen the tetail
presence on the West Side and improve irs posifion vis-a vis other
neig�bo�ood cenrecs — not to compete with Downtown St Paul and
otheriegional cente� such as Rosedale or the Mall ofAmerica.
However, given the righ[mix of u�s, this area can become amajor
iegional desbnarion by providing services and ambiancenot formd
elsewhece in tfie region. More info�anon on tivs subject can be
found in the Smdy ptepazed by the Cnbbs Plannuig Gronp and
available from RIDA
Otheruses of space mclude office space, which should be spredd out
amona the residential and commercial space tather than co�ent�ated
m one location. The pcesence of these uses, across the pmject azea of
the West Side, wilI affea specitic uses of individual si�s. TLe vital
pmsence of these various acaviries will, m other words, mnmbute to
the dynamic development of the Wes[ Side.
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HAY • DOBBS ra.
D«ember 1999
Riverview Commercial Corridor Revitalization Progrem 23
6��r�
C� Storefront Design Guidelines
General Guidelines
The aaditional wmmercial facade is a well-defined fiame for ihe
srorefront TLis area is bounded by a pilaster or pier on eith� side, the
sidewalk below and the srorefront comice above. It is important [o
conrain the storefront within this frame. Look at hisroric photogtaphs of
your building or of similar buildings to leam the original configuration of
your srorefront.
Contain the Srorefront
A storefront should be designed to fit within the original facade opening
and not extend beyond it. 'Ihe storefront aught be set back slightly
(perhaps 3 inches) from the plane of tl�e facade ro accentuate this sense of
containment. .
Transparency
Lazge display windows were a prominent feature of the ttadidonal
storefront. As a design element, they are integral to the overall propor-
tionin; of the facade. Funcaonally, the large glass area provides maxi-
mum light and display area, while visually opening the facade to the
street. As a rule, the storefront should be composed primarily of glass,
whIle tl�e upper facade should be more solid and contained with smaller,
evenly spaced windows.
Appropriate Materials
The color and texture of the storefront matetials should be simple and
unobtxusive: (1) The storefront frame can be wood, s[eel or aluminum
with a baked enamel funsh; (2) tl�e display windows should be clear glass;
(3) transom windows may be cleaz or stained glass; (4) the ent�ance door
should have a large glass panel and can be made of wood, steel or
aluminum; (5) tLe base panels (bullcheads) can be of wood, polished
stone, g]ass, tile or aluminum-clad plywood panels; (6) the storefront
cornice can be made of wood, casc stone, clay product or sheet metal or
sometimes the horizontal supporting beam can serve as the storefront cap;
(7) the side piers should be of tl�e same material as the upper facade.
Certain materials and desin elements should never be used on a
traditional commercial buildin�. A mansazd roof with wooden shingles,
rouoh textured wood siding, fake bricks or stone, and gravel aggregate
ataterials are not appropriate.
Inappropriate tusrorical themes should also be avoided. Small window
panes, a colonial door and storefront sbutters are 18tfi cenhuy elements
that do not belong on most 19t1� or 20th century facades.
Simplicity
When renovating srorefronts, emphasis should be on simpliciry and
transparency. 'Ihe fundamentzl design s6ould incl�de large display
windows with thin framing members, a recessed entrance, a comice or a
horizontal sign panel above the storefront to separate it visually from ttie
upper facade, and low base panels to protect the windows and define the
entrance.
11us same basic airuigement will be equally appropriate whether
consuucted usino iraditional or modem materials.
HAY • DOBBS r.�. Riverview Commercial Corridor Revhalization Program 24
December 3999
The traditional storefront:
• meets the street,
• has large disptay windows,
• has concise, easy to read signage,
• is constructed with simple materiaLs
• complements surrouading buildings
• Large windows allows views to the intetior
• Displays and interior should be well lit
• Transparency means security
• Awnings create space and protect pedestrians
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• Windows are large and evenly spaced
• Window gtaphics are small and address
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' • Letters for business name are 6 inches; letters for
other iaformation are 1 inch.
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Unacceotablr
Awnin�s
Canvas awnings were a familiu feature of the 19th cenmry store-
fronts. Apart &om their primary funcaon of sun and glaze pro[ection,
tLey also offer shelter ro pedestrians and can be an atnactive addition
to the storefront. Addifionally, the valance can serve as a sign panel
for tl�e business. Tradifionally, awnin�s «•ere operable and extended
out to tl�e curb line. Today, fixed or operable angled awnings are
acceptable'bt�i sleea]low ciuved and/or back lit awrsingsare.unaccept
able.
condnued next page
� Acceptable
_ HAY • DOBBS rn.
Decsmber 1999
�
Windows and Doors
Windows and doors are essential design elements in the }ristoric
commercial building. Upper story windows establish a rhythm in the
streetscape that de the facades together. The storefront, with iu large
glass area links the facade to the pedestrian scale of the street.
Always retain original doors and windows if possible. Often normai
maintenance -replacement of broken panes, caulking and a good paint
job-will be all tl�at is necessary to preserve them. Uncover boazded up
windows and repair or replace the original sash as necessary. Small
azeas of rotted wood can be repaired using an epoxy paste filler. If a
window or door is missing or has deterioraced too severely, replac�
ments should be sough[ that closely match the originals in material and
configuration. Select a door or window that fics precisely in the
opening. Openings should never be enlarged or partially blocked to
accommodate a replacement window or door. It is difficult to blend
the difference between the e�cisting material with the filler material,
which make the retrofit obvious. '
Replacement Windows
If more energy efficient double-glazed wood or ah�minum windows
aze to be used for repiacement, they too should match the original
wood windows in size and profile. Never replace a mul[i-pane
window with a single lazge pane of glass. Atuminum windows should
be in a baked enamel finish, bowever at times the light color of cleaz
unfmished aluminum is acceptable.
Storml�J'mdows
Storm windows may be desirable on apper story windows for
energy conservation. When mounted on the exterior, they should
match ihe size and shape of the existing sash and they shonld be
painted to utatch. Interior storm windows aze a good opuon where
original windows might be obscured by the addiflon of exterior storm
sash.
Shutters
Shutters are seldom an appropriate window treatment for historic
19th and 20th century commercial buIldings. In general they should
-- - -- - --Sh�tter-panelsshoul�exactLy�a[chthesize.and sbape_of the wind_ow
opening.
Riverview Commercial Corridor Revitalization Program 25
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Always fit the arvnines within the storefront openinL. A�enings should
never extend conunuously across several storefronts. Choose a water-
repellent can�as or vinylcoated canvas material; aluminum awnings or
canopies aze generally inappropriate. A wide variet�; of canvas colors aze
acailable and you should pay special attenuon to choosing a color or color
combination [ha[ coordinates with your building and its siuroundings.
Storefront Enhy Doois
Storefront enhy doors should present an attractive appearance and
should be visually appropriate for your storefront Original doors should
be retained if possible. Wood panel doors with lazge glass panels were
h,pical of the tum of the century commercial storefront New doo�
should clasely resemble the design and proportions of the original door.
Wood is the preferred material, but steel or aluminum with a baked
ename] finish may also be used. Analized finishes may also be appropri-
ate at times. •
Architectural Omament
Architectural omament includes a variety of decoravve features
characterisuc of eady commercial stwefronu. Comices, brackets,
decorative detailing with brick, and decorative molding aze e�mp]es of
omamental features on commercial strucNres found on Concord Street
and surrounding commercial azeas. Creative use of these details gives
each building a unique appea�Nice. They should not be removed or
altered unlessitis absolutely necessary.
Color Selection
Fainting can have a dramatic visual impact on a building. A carefully
considered color scheme can nnify the facade and enhance the streetscape.
Color choice is a matter of personal preference, but you should generally
choose colors that were acailable at the time your buildin� was con-
structed and that complement the natural brick colos Earth tones (green,
dark reds, pale yellows and browns) were populaz in the Iat[er half of [he
19th century; lighter shades predominated in la[er decades. Pay special
attention to the relationship of your wlor scheme to those of adjacent
buildings.
Keep your color scheme simple. A RPica( scheme might use 2 or 3
colors: a base color, a second color for major tnm, and somevmes a third
color [o highlight [he minor tcim. Often [he base color wil( be the natural
brick or stone of your building. The major trim color should enhance the
effect of the base color and the minor trim color accents the minor trim
details and the major Vim. Often a darker or lighter shade of the major
uim color is an effective choice for the minor uim color.
When painting wood or metal always prepate the sudace by removin�
loose paint and sandine all rough edges thai remain. Prime the sudace
with a high qaaliry oil-base pnmer and follorv with n��o finish coats of oil-
base paint. Never paint brick or stucco.
Riverview Commercial Corridor Revitalization ProS�ram 26
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Signage is an essential element in any comme�cial distuct Unfortunately,
signage has oRen been one of'the most distiguring eiements in the �ut�n
landsc�e. A visual clutrerof ovecsized and ill-posifioned signs presents a
negative image for [he enlire sheet
A business's sign is important not only as an idenrifier, but aLso as an
expression of an image for the business. Do not undemstimate the value of
qualiry sig�age. A clear message, srylistily presented, will encourage �ssersby
to venture in. Money spent on quality sigoage is usually money well spent
When thiniang about signage, consider the following:
Audience, Type, Size and Placement
Sig�age can be categorized into two basic Types: 1) Signage aimed at
addressing the pedestrian and (2) signage meant to ataact the peison in the
vehicle trnveling at spceds much faster than the pedestrian SmaIler scale 9gns,
projected perpendicular to the building, infoim and invite the pedesnian to stop
in. Simple,clearsignsmountedonthebuildingworkbestataddressing
pe�ons in the car. Do not assume that the largest sigp is the best Pay
patticulaz at[en[ion to how your sign relates to }rour b�.nlding. Look for logical
signage locations on your facade. Continuous flaz wall areas above display
windows or alxive upper story windows are gPically good choices. Do not
cover windows, doois, orarchitectural omantent A good sig�looks like it
belon� where it was placecL It should be an e� of the overall design of
yourfacade.
Message and Design
A good sign is simple and direct Choose a letter stcle or grnphic heatment
that projects your image and is clear and easy to read Ldght coloied lettecs on a
dark background ue generally easier [o tead than dark on light Coo�inate
sign colo� with the colo� oF the building.
A good sign can take many forms. It mac be painted on a flat panel., or it
may have a sculpnual quality. Individual letters might be applied To the facade.
Logos or lettering can be painted, stencilled or engraved on windows. Even ihe
windows are usvally appmpnate and Possess a ch2rm that can be very
- --------- -- - -- ---- - -
------------
ataactive, if not overused Dimct illumination by incandescent lamps usoaliy
lights other ldnds of signage.
Alleys or Umis�al Space Between Buildings
Alleys or space that seems too small to build or e�pand on should no[ be
overlooked These unused s�ces can be hun� inioattr-acti��e secondary
corridots, or special places to eat, sit or even shop in. These enhanced
"alleyscapes" can benefi[the tivhole streetscape. This land of project is best
approached as a cooperafive effort among adjoining store o�rneis.
The design of impmvemenis to youralle}� facade should ct�ely follow
the conventions you have established on the sheet facade of }'our building.
You should follo�v tlu'ou2h «nth y�our develo� im�e herc.
HAY • DOBBS r..a. Riverview Commercial Corridor Revitatization ProCram 2 �
Examples of bad sisnage
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HAY • DOBBS r.n
D) Building Design Guidelines
Scale and Massing
The general scale of buildings in tum of the cenhuy neighbochood
commetc.ial amas is 2or 3 floozs (rypically 2535 feet). Building azticulasion
and definition relates w this scale. Building macsing is npically limited in bulk
to center Icaded aparhnem blocks and to 1!4 to 1/2 block commercial build-
ings. At times commetcial s�ucmms that occup}• only one parcel can found
These swctures are typicalh• 40 or 50 fce[ wide. Rarely; if ecer, do sin�e
projects occupy a full block f�antage.
New construction should emulate this scale and massing. If taller
builclings are desired, they should be articulated and/or set l�ck at upper levels
so as to convey an architecmra! expression at the top of the 2nd or3rd story
leve4 If bulkier buildings aze desired, their horiwntaliry should be broken up tp
convey an architec tuca! expression of sevemi separnte vertical buildings as
opposed to a single monolitivc smicture.
Setbacks '
Setbacks in the mmmercial corridor aze govemed by� the City of St Paul,
and wning dictates the number of feet a building must be set back General
restrictions include: The builcling may occupy required front yard setback if the
off-sacet parlang azea is set back a minimum of si� feet from any front or side
sheet; Side and rear yard setbacks are not required if the walls facing the yard
do not have windows; If side or rear walls do have windows, a nrinimum
se[back of ten feet must be pro�2ded; And if a building adjoins a residential lot,
then a ten foot setback mus[ be provided.
Facade
Facades should be azticulated with a base, middle and cap.
In general, the lase should be open and transpazent to enhance the
pedestrian experience The �erticality of the builcLng should be eacpressed
Middle throu�h colwxms, pilasteis or other vertical expressions that frame and
armculate storefront openings.
The second and third Iloo� should be azticulated b}� punched window
openings. These openings should be broken dosm in scale by muliions,
Base muntins or other devices so as to a�'oid lazge uninteresting areas of glass.
Honwntal ribbon windo« s are unacceptable.
The top of the building should be articulated by a decorative comice,
coping or other such measures.
Architecnual elements should also be inhoduced to add interest to the
facade. This may include [he maznpulalion of materials, colors, tea[tuas and
depth as well the use of light fi�tures, canopies, awninss, brackets, signage and
S�Phics.
The Building Wall
Building design on each development parcel where new construcUOn
will occur should incorporate particulaz horizontal divisions within the
vertical building wall. Such divisions adhere to the concept that urban
building walls have, in general terms, three vertical divisions: `Bases,"
"Middles," and Tops."
New building construction should consider the impact of the anficipated
building sVeerivalls. Building streen��alls framing di}Terent streets and open
spaces should be appropnate to the spaces the}' frune. Various elements that
mnstitute the chuacter ot ih�e streetu�alls includc aradec, espression l�nes,
setbad:s, as well as materials and fenestration.
Riverview Commercial Corridor Revitalization Proctrem �
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Locations where taller buildino heiahts may be
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Esamples of various pedestrian
Examples pedestrian scaled streeflights
HAY • DOBBS r.n
Building Heights
Building Heights in the project area are gocemed by the City of St
Paut, which provides for a basic building height IimitaROn of thirty feet
�vith a greater biulding height altow�ed in limited instances. Some of the
possible locations for buildings in eacess of thirty feet aze those generally
indicated in the diagram to the left These sites for higher structures
related to the commercial comdor aze as follows: In the Riverview
commercial corridor, taller structures are contemplated at the edges of the
project azea - north, northwestem and southeastem ends, as well as on the
bluff overlooking the river. At these locauons, taller buildings would help
mazk the limits of the cocridor, while reducing the impact of building
shadow pattems on the corridor and iu respective buildings. Ease of
access and distance from ihe smailer scale bnllding fabric of Riverview
commercial corridor are impoitant factors in the selection of these
locations.
Materials
Buildings of three stones or less, with the excepuons of housing and
pariang stcuctures, shouid use brick, block, stucco andlor stone masoniy
as the major facade material. Sensitive derailing should be used to umte
different materials into a holis[ic building etpression.
The facades of resideatial buildings which are four stories or less in
height wiil include as primary facade materials brick, «•ood, smcco, or a
combination of these elemenu
E) Streetscape and Landscape Design Guidelines
pedeshian Paving �
Width and type of grou�d placie paving shouid be developed in a
hierarchy according to the type of street and consequent amount of
pedesuian hafFic anucipated. Pa�zng materials should provide a sense of
continuity with the anticipated fabric of new and existing buildings, and
patterns within paving should reflect buildin� modules and indicate
building entries, street crossings, and other significant events.
Pedestrian paving shou[d be separated from streets by standard
integral curb and gutter curbing or in special circumstances granite
curbing. The curbing should provide a constant line of material and
dimension along all edges bericeen roadway and pedestcian surface, while
pedestrian sudaces themseh•es aze permitted to be differentiated accord-
ing to streetscape type,
� lighting will serce both to procide an aesTfietic qiiTty
and identity for the project area and to provide suitable light lecels
for safety and security. Both functional and aesthetic goals should
be met with fixtures intended to provide distinction without
incompaTibility with City of St. paul requirements.
In recognition of potential blockage oF some light on the
pedestrian surCace by tree planring, street lights may possibly be
augmented by building "spill light" and/or building mounted lights.
These fixtures cvou2d be selected on a building-by-building basis.
Riverview Commercial Corridor Revitalization Proqram 29
a � d�°
Tliacordeta prorsacmm Frexinus
Lirileteai L�nden SuHa� Meple PenivsyHenks
Grean As�
Arer Rvbrum Ginkgo Biloba Malus F�azinus
'Armstrong' Fasligia/a Profusion' 'Marehell's'
Red Maple 'Sentr� Flowenng Creb Seedless Ash
Sugges[ed Street Tree Species for Streetscape
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December 1999
Tree Planting
One of the goals of Riverview Commercial Corridor Revital-
iza6on Project is to provide a vitai, pleasant, and inviting destina-
tion with ampie uee planring on public and private property. The
three dimensional scale and impact of tree lined streeu and open
spaces are important aspecu of the Riverview Commercial Corri-
dor. Various species of trees may be considered for use within the
overall system, deFned as to their appropriate use, and classified
accordingly. Coordination with the City Forester is required to
coordinate overall design intent with Forestry plans.
For tLe purposes of discussion and design, trees sLould be
understood in several classifications as they relate to intent and
impact. These classifications divide the uees into large scale street
trees (refersed to as "Lazge" trees); small scale sueet trees (referred
to as "Small" trees); "Bosque" trees and "Lawn" or "Specimin"
trees. It is intended that trees in like applications be of tLe same or
complementary species and that trees be selected as appropriate for
each pazticular application.
Trees witLin each classification should be analyzed in terms of
form, height and spread, texmre, color, salt resistance and urban
suitability.
Fencic�g and Hedges
Fwcin� and hedges are excellent vrays to deSne public and privare space,
as well as encourage pedesaian use. Clearly de5ne the corner and the sueet
edge [o mamtain the idenfiry and cl�azacter of public and private space.'Ibis
reinforces the sen�e of place within the area
Qearly mark sidewalks to pieserve and encouraQe pedesuian use. When
ihe continuity of the sheet edge is broken by frequent asb cuts for drive-
tkuouah busmesses and paddng lou, sidewalk use becomes confusing and rhe
sense of safety is weakened.
Sepacate and screen [he parldng lot from the sidewalk witb a low fence,
planrings, or a change in surface w mamtam the pedestrian path along tbe
street 'Ihis gives the amz a sense of scale and can divide the pmpose of each
s�.
Ground Covers
Where hard surFaces are not implemented ground cover wID be
needed. Ground covers include nuf, ivy, sedum, junipeis, or other
perennial materials suitable for the intended use.
continued nextpage
Riverview Commercial Corridor Revitalization Program 30
Suggested Streei Tree and Lighting Spacing for
Streetscape
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HAY•DOBBSe.a
Tl�st, recepracles
Trash �eceptacles aze an e�enfial element of civic cleanlinecs, yet by their
cery number conhibute to dutter and confusion on the sheet Both publicly
and privately maintained receptacles can be used, but must maintain cohesive-
ness to prevent uncomfottab(e or �ttracfive spac�s.
Aincipal hash receptacles should have two parts: a concealing open-ended
outerdnmi (allowing nothmg w collect inside) as the fixed holder fa a
remo��able basket Dmms should be permanendy anchored to the sidewa]k az
come� adjacent to a li�t pole. Baskets and drams shoaid t� damage-�esistant
and visually unobhusive along the sheet Both public and private receptacles
should conform to a single forcvat, which w•ould include several sizes, with no
commeicial adveNSing..
Benches
There are buh a few otTsh�eet areas for authorized solo sitfing or socialiring,
and few if any sidewalk rafes in the Commercial Comdor. Pacque Castillo has
some seating, but it is lazgely directed inward Yet there aze pockets of s�ace
and blank walls that lend themselves to benches, steps, a wide bollazds to
comfort a walker or a waiung bus rider. These are not saciable sheets in a•
msidenrial neighborhood, yet they couid be tbe midtown equivalent, fomring a
"business neighborhood." Plantecs, low walls, benches orwuidow seats of
sitfing height will all enhance a sense of place. Every small opportunity for ad
hoc accommodation—for mini-p3dcs, bus stop parklers, even fora single bench-
-should be seized cieatively. The ciear message, "Peaple are welcnme here,"
will bolster a more amiable environmen[in which heavy public use will
discourage littering, loitering, and disrupfive street activit}�.
Riverview Commercial Corridor Revitalization Prosarem 31
Example of bench and trash receptacle cuirently
utilized on the �Vest Side.
� In sc�me Iceations, a combmalion of uses may be
_ mpresented in one unrt, such as this bench�planter!
tnsh recep[acte-in-o�e, in �tontreal
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4.3 Examples of Guidelines Applied to Existing Bniiding
�'arrative
Located on the south side of Concord Strcet east of the f ntersec[ion of
Co�cord and State Streets, this buildme r currendy� a �ic;e single level
bnck buitd{ng The current storeiront ;u�d s�snaee is m nced of improve-
ment. The recommcnded mod�ticaitons mcludzd mstallme a new wtored
anodized afummum storefront ar,d thcrmal pane �� indo�os along with a
ne« s�gn band o�cr [he storefron;. Projectmg sfsns should be insialled at
both ends of the bufldm� to trame tne storefrori and attract pedestrians.
Signase should be instatled in �he sien band and �c« `gooseneck"light
I i�tures shoulci be installed to illuminate [he sienase. Vin��l �cindow
grxplucs' siiould bc roswlied m tne Storel ront ��� indo�� s�o add cohesive-
nese, ��wutd �ntcrest and pedestna c�ilcd mlomiauon. Thc existing brick
shoul�i ts, ctcancd «i�h and ac�d �� a�h and tu�l.00intcd as rcquircd.
Riverview Commerciai Corridor Revitalization Proqram 32
�
Signage �
Entry identified and
articulated by canopy
Large display window
provide transparency
and display area. �
Overall architectural
expression is clear
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Existing Conditions �=t`..���:- :. •
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Narrative
Lcc:atcd in thc northn�est comer of [he project azea, this building is
areuabl}� the f7rs[ wmmercial structure [hat one sees �chen aaiving from
west. O��er ume the buildine has been covered o��er, painted and laden
��•i:h mismatched sienaee and displays. The intention of Che remodeiing
and clean-up is to com'ec a much simple exprzssion. The currently
cocered displa�� �cindo��' should be uneovered and opened up similaz to
the acijecent x�indot�•_The.6uildin=entr} shouid. be deCined by, th.e addirion
of an entr} ranopy�. Old paint should be gentl}� remo��ed io uncover the
esisting bnck �eneer. Sisnase and lightin� shou[d be simplified and
ccr�rdmated to com c}� a simple dear message lvhile complementing the
the cen� simpie archrtecmral espression.
Concept
Illusvative �iew of
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HAY • DOBBS r.� Riverview Commercial Corridor Revitalization Proqram 33
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Narrative
La Clinica is a highly successful clinic located m the heart of the pmjec[
azea. UnforNnatety, the buildina scale is quite IoFr and its si[ing in pcwr.
The building sits at a 45° angle to the stree[face and creates a series of
��oids in the pedestrian experience on Concord. Additionally, due to the
low height of Ihe building, little is done to reinforce the street edge
condiUOn. Therefore, it is recommended that sismficant improvements be
installed adjacent the public righUOf-way in the forzn of a low hedge,
decorative fencin� and piers, and decotati�'e li=htine. The piers should be
made of masonry, prefernble brick, to pick up on the maienal vceabufary
of adjacent buildinas. These piers should hare cas[ stone caps and
dzcoraUVe I�ghting� Decoran� e fencin� sliouid Ix ins[alled in between the
piers. The in[ended effec[ is create an implied streeavali alon� the length
oC [he PC�UCrtV.
HAY • DOBBS r.� Riverview Commercial Corridor Revitalization Propram 34
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Originally a movie theatre, this building 6as been converted to a light
indusaial facility through the installation of two additional IIoocs of usable
space. The ori�inal gound floor space is in tact but broken up by the
coiumn grid of rbe two new intersnt�al floors above. TLe intenaon of ibe
remodeling would be to renovate the interior and the exterior in order to
aeate a mixed-use facility.'Ihe renovated theatre would house retaill
commercial acfivity on the lower level and office uses on'the second and
thurl floors. New windows «ould be installed in tbe exterior wall and a
new common enuy would be installed facir,g Concord S�eet.
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HAY • DOBBS rn. Riverview Commercial Corridor Revitalization Program 35
Deesm6m 1999 __
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• The entire length of Concord street from Wabasha to
Highway 52, as �cel1 as Robert Street north of Concord is a
very broad and long area and therefore to create an intensive
streetscape along the entire length is not practical.
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5.1 Stmetscape Concept
Over the course of sevecal lazge group and focus group meetings, ideas
and issues for a streetscape concept were discussed. The discussions
K•ere based on the follocving premises:
• There is an exisung streetscape on Concord and Robert
Streets that is incomplete.
• The existing streescape is comprised of boulevazd trees,
small metal special district signage mounted to lightpoles,
themed colored concrete benches, decorative paving in
selected areas and decorative lighting in selected azeas.
Through diswssion and design exercises, three themes emetged. These
themes will be blended into a final streetscape concept for the azea. The
three themes are:
• Develop a center median or boulevard along Concord Sueet
and Robert Street and plant street trees in this boulevard
• Develop Gateway� Towers at key� edges of the project area
that define passage into and out of the district
• Create special districts at ConcordlWabasha, Concord/Robert
and ConcordlState. Enhance these districu by introducing �- -
pedestrian scaled items such as decorntive paving, traffic �,
calming devices, street fumishings�aq¢ thematic items. _� �
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Riverview Commercial Corridor Revitalization Proaram 36
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� HAY • DOBBS r.n. Riverview Commerciai Corridor Revitaliration Propram 37
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Cross Section and Street Plan
It is recommended that a boulevazd/tum lane be placed in the middle of
Concord Street and Robert Street. Trees should be planted in the
boulevazd and in the sidewatk where they do not currently exist
Recommended Species can be found in Section 4.2 of this document.
Final selection should be compatible with design intent and should be
coordinated wiYh the City Forester.
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Riverview Commercial Cossidor Rev{tatiration ProAram 38
District Definition
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HAY • DOBBS v a
As described in the Stree[scape Concept, each district surrbunding a
major node should be developed with a similaz yet unique design
vocabulary. Benches and Trash Receptacles shou2d remain constant
throughout the corridor to lend consistency to the corridoc Addition-
ally, they have already been successfully installed in certain azeas and
therefore should remain concept-distinct differences between pavement
of Concord/Robert and Concord/State.
id State Street District
ed concrete pavers of unifoan color
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Multi-colored brick or concrete pavers or multi-
colored poured in pIace or precast concrete
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Colored Piecast Concrete BoIIards 'shonld be
introduced to add texture, definition and protection
of pedestrian space a�.3 cadence to pedestdan
experience
Riverview Commercial Corridor Revitalization Proqram 39
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5.2 Open Space
Cucrenfly Parque de Castillo is the only directly accessible
open space in the project azea Unfortunately, the park is underuUlized
and not connected significandc to Concord or Robert Streets. Over the
long term, throu�h proper redevelopment, it is possible to connect the
pazk back to the sueet in order to create a more useful public open
space. �
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Riverview Commercial Corridor ReviWiization Propram �
5.3 Trails
Paths, bike traits, and connecting thoroughfazes aze prevalent in
the West Side, although access to these azeas is often obscure. Ellorts
should be made to inuoduce directional signage in the project azea that
• allows visitors and residenu to more easily connect to these trails.
Below the major trails in St. Paul aze shown.
. MississippiRiverTrail
SL Paut Grand Round
C ap' -- ' ^—'-
To Munger State Trail
To Phaten Regional Park
To 1�Yinnehaha Pazk Re�c
Tmil Head
•
l
North along the
�ssissippi towazd
Como Re�onaI Park
Downtowa
St. Paul
River
-- - ----- ° - -----
-- - - -- - -- --
- �--------- ----- —
ontrnuesSouflialong -��---
Continues North up th Mississ�ppi River
thab5ssissippi River
�
HAY • DOBBS r.a Riverview Commerciai Corridor Revitalization Prosaram 41
�
v
�
�k
9
�w� ._"I f" -..: �--�:> =tqMx
i•-w,.+��_ T . _ .; . ._� . :Ef:Yaa:: -.'�.-:,
''�.7:'G>'_ti:� .. - .
Q,�g'Q
�
t
Entrance to the �Sissisappi Ri��cr Trail
undemeaththe��'abasha Brid�c.
•� = y,a
�.��;. . �:_,: : . ,..-.'��:
Lbwncown
St. Paul
� F � �
N ^* 4 ' 1
# r,:
- - �e
The blississippi River Trail soiah�cest of t.
Y'acht Club. and northeast of Snuth Street
�Sissi�ippi RiverTrail Ia�idns eastandwest,
}� respectively, from the DfecL cal Center Plaza,
�(orated at Fillmore Av e. and Robert Street
�b..�
�, , �_
�.r "��� �-. ,. a�; :
Stai�way leadingfrom Oluo S[. anQIsabel St. doti�Ti to tlic ba;:; of OhioSt.,
whichcurves slowly do��n the bluff.
RiverviewCommercialCorridorRevitalizationProgram 4 �
Side«zill: alon� Cherokee >1� e. ov erlookin�
thebluffs doan to the ri� e� and drntntrn�m
HAY•DOBBS r.x
i
�
6.1 Tenant Recruitment
Key [o any new development or redevelopmen[, as well az to the
ongoing leasin; of available spaces, will be the rernumient of key
tenants. A s[udy developed by Kemp and Mazshall in 1994 entided
"CSBA Marketin; Plan' outlined the following potential uses re-
quested by respondents polled as to their preferences for future tenanu:
These can be broken into several sub-secs:
Ethnic Theme
Po[tery and other Imports (Mexico, etc.)
Clothin; Stores, Ethnic (Imports, Mexico, Guatemala, etc•)
Clothin; Stores, Westem/Southwestem, "Cowboy"
Clothing Stores, Casuai Contemporary
Jewelry
Home Decorafions
Imported Wines/Liquors
Tmport Specialty Shops '
Specialty Candy, Bakery, Ice Cream etc.
Restaurants, Mexican
Restaurants, German, Italian or other ethnic
Grocery
B usinesslConvenience
Laundromat / Dry Cleaner
Copy Shop/One Hour Photo
Hardware Store
Video Rental
Discount Store
Bank
Shoe Store
Grocery Store (convenience or American)
Florist
Phazmacy
Check Cashing
Legal Services
Artistic/Educational/Ihematic Destination
Artists S[udios-particulazly ethnic aztisu
Antique Shops
Candy Store
TechnicallTrade School
k....�;�_c�_. _ . _ _
Coffee Sbop -- ------------ — --
Live Tt�eater
Library Ouflet
Art Gallery/Fiaming/Poster Shop
On the following page there is an oudine of key steps and primary
responsibiliry for these steps necessary for transformation of these ideas
into acdons and integrauon of these ideas into other inifiatives.
In seccion 8.2; additional suagesaons made by ,the community regazd-
ing possible uses for the commercial cotridor and ways to revitaIize the
nei�hborhood are documented.
HAY • DOB$S ra. Riverview Commercial Corridor Revkalization Program 43
Deamb<r 1999 . _
b ��dla
Programs and Strategies continued
Tenant Recruitment, continued
R�e. nonsibiliri Task
Gibbs Planning Group
Pro}ect Manager and Hay • Dobbs
A)
m
Complete Retail Mazketing Smdy commissioned by the City
Assist in performing design/planning/fmancial analysis of
proposed projects/improvement outlined in Sect. 4.1 heiein.
I2EDA/NeDAlRCCRP Manager/Hay • Dobbs C) Refine list (from prior page) and determine appropriate
tenant mix desired. Idenufy prioriry uses and tenant types,
define selection criteria and evaluauon criteria, idenrify
potenflal conduiu for market rate and gap fundin;
REDA/NeDA/RCCRP
Projecc Manager
Project Manager and Hay • Dobbs
Project Manager
Project Manager and Hay • Dobbs
Project Manager
D)
E)
�
G)
H)
I)
Identify Project Manager and assign responsibilities herein
Collect/Develop list of potenflal tenants, addiaonally if
required, engage real estate leasing brokerage fum on a'
consulfing basis to fmdhecruit prospecave tenants
Define space needs of potential tenants
Identify opportunides for leasing existing available space and
idenafy demand for newly consuucted lease space
Work witl� interested tenants to solve problems of pazking,
tenant improvemencs, building modifications, insurance,
fmancing, mazketing etc.
Assist in swcturing of transacflon/lease negotiations between
tenant and property owner as well as coordination of City of
St. Paul, RFDA/NeDA and/or RCCRP involvement
HAY • DOBBS r.+. Riverview Commercial Corridor Revitalization Program 44
December 1999
�
�
Responsibilitv
RCCRP Program Manager/REDA/NeDA
Programs and Strategies condnued
6.2 Small Business Assistance / Minority Business Assistance
Businesses and individuals considering starting businesses, are often in
need of assisrznce. This holds rrue especially for minority business
owners that may, in addifion typical baniers, have difficulry with the
language, legal aspects, code and enforcement issues as well as
expectations for being a"good neighbor" to surrounding businesses.
Task
A) Create a clearinghouse for information, a"one stop shopping"
point, preferably at the RIDA or NeDA office that potenaal Dusiness
owners can readIly access. Compile a"shopping lisP' of items required
for business siart-ups tLat describes the necessary steps ro stazting a
business. Develop a list of resources and contaccs that are associated
with the list, incl¢de phone no., address and reason for being on the list
Create Mulri-Lingual versions of this informaflon, enlist the help of tLe
City of St Paul, if necessary, for translafions. .
RCCRP Program Manager/REDAlNeDA B) CompIle a list of lenders that aze aware of the RCCRP.
Addiuonally, develop a list of other resources tl�at may be available
&om the City of St. Paul, RCCRP C.I.G. program, SBA, STAR Cmanu,
C.I.B. etc. Publish and distribute this information to cvrrent business
owuers. Add to list of resources outlined in item "A" above.
RCCRP Prog. MgrJRIDA/NeDA/Ilay • Dobbs C) Develop a"Small Business Task Force" comprised of staff
&om REDA or NeDA, RCCRP, City of St Paul and Hay • Dobbs ro
meet on an as-needed basis wirh exisung and pocential business owners.
RIDA to idenflfy leaders and assist in forming/ D) Form a"Riverview Commercial Club" or other such group
hosting. Businesses should take lead thereafter consistina of existing businesses. Meet on a monthly basis.
RCCRP Program Manager/REDA/NeDA E) Tap into resources that can disseminate information about
business activitres in the azea and potenflal opporcunities for entrepre-
neurs. This may include azea churches, newspapers, intemet web srtes,
City of St. Paul literanse, East Metro organizations, District Councils,
and orhers.
RCCRP Prog. Mgr.lRIDA/NeDA1Hay • Dobbs F) Develop joint pazldng solutions. This may include shared
pazking, shutfles, valet or contract pazking and others. Meet with
notential contracUvalet parkin� operators and identify lo;isric needs,
abo-ve, todiscuss, -- - -
review and take
RCCRP Prog. Mgr./RIDAlNeDA/Hay • Dobbs G) Perform fmancial and development planning analyses witY�/for
identified opportuaiues for developmendredevelopmendreposiuoning
or other opportunities
RCCRP Prog. Mgr./REDA/ Group described in H) Develop joint markefing efforts to promote area businesses,
item "D" above especially those drawing from the region such u specialry stores,
groceries and restaurants. Provide driving/parking directions, Gst store
hours, develop restaurant guide and/or service d'uectory and promo[e
the aiea as a whole.'
REDA I) Condact oneoing reconnaissance for interested businesses ti�at
will add vitality to the commercial mix
HAY • DOBBS ea.
December 1999
Riverview Commercial Corridor Revitalization Program 45
�
�
�
Contact
City of St. Paul Website
Citizen Service Office-General Infoimation
City of St. Paul Business Resouice Center
Riverview Economic Dev. Assoc. - REDA
James J. HIll Business Reference Library
SCORE (Service Corps of Retired Execuaves)
University of St. Thomas, Small Bus. Dev. Ctr.
Metropolitan Economic Development Associa-
don - MEDA(assistance for ethnic minorites)
MN Small Business Assisrance Office
Woman Venture (assistance for women and
minorities)
Metro East Development Pumership - MEDP
Small Business Administration - SBA
HAY • DOBBS PA.
Deeember 3999
Programs and Svategies continued
Small Business Assistance/Minority Business Assistance, continued
'i'here aze many resources available for business ownecs and managers
some of which aze listed below:
('ontact Information
bttp:/lwww.ci.saint-paul.mn.us
651-266-8989
Ph.� 651-266-660Q
Ph.# 651-222-6347
Ph.# 651-227-9531
Ph.# 651-223-5010
Ph.# 612-962-4500
Ph.# 612-378-0361
Ph.# 651-29Cr3871
Ph.# 651-646-3808
Ph.# 651-223-5000
http:!/www.sba.gov
Mpls. Office Ph.# 612-370-2324
Riverview Commercial Corridor Revitalization Program
.�ro
46
Programs and Strategies continued
Contact
City of St. Pau] Website
Citizen Service Office-General Informaflon
6.3 City of St. Paul Involvement
The City of St Paul can piay a major role in the success or failure of
these efforts. Coordinadon with the Ciry should occur on five fronu:
1) Ongoing communicaGon with Ciry Council and Mayor
2) Coordination of small business development issues with
City programs and xegulaaons
3) Working with the Department of Public Works and Pazks
and Reaeation on numerous infrastructure
improvement and coordination issues
4) Reporting and resolving nuisance as well as criminal issues
and working with Licensing and Inspections and the
Police Department to be proacave
5) Ongoing development of Capiral Improvemeut Budget
(C.I.B J proposaLc/requesu for pvblic projects
Contact Information
http://www.ci.saint-paul.mn.us
651-266-8989
A) Ongoin; communication with City Council and Mayor
Chris Coleman, Council Member Ward 2 PL.# 651-266-8620
John Lesch, I.egislative Aide Ph.# 651-2668620
Mayor Norm Coleatan Ph. # 651-266-8510 Email no:m.coleman@skpaul.gov
B) Coordination of small business development issues with
Ciryof St. Paul and other programs
City of St. Paul Bnsiness Resource Center Ph.# 651-26Cr6600
Brian Sweeney, D'uector, P.E.D. Ph.# 651-266-6628
License, Inspections and Environmental
Protecrion (LIEP) Ph.# 651-2963871
C) Complainu or Inquiries about licensed businesses,
environmental hazazds, building inspecaon, building codes
and variances of ihe zoning code
Complaints or Inquiries Ph.# 651-266-9090
---- Streeu
Sidewalks
Sians, Signals and Lighu
coordinadon issues controlled
651-266-6120
65I-487-7200
Neighborhood Eyesores
E) Reporting Nuisances such as mbbish, animals, junY„ cars, etc.
651-266-8989
� Non-Emergency Police Services and Crime Watch
Sg� Art Guesoro, West Side Substation 651-292-6509
Police general nnisance/non-emergency 651-291-1ll1
West Side Safe I�Ieighborbo¢d Coun,cil _ 651-298-9727
West Side Citizens Organizauon 651-298-8867 ''`
HAY • DOBBS ea.
Deeember 1999
Riverview Commercial Corridor Revftalization Program 47
r�-
� �
O 1 �'r�
6.4 Key Mazket Niches
The following in an excerpt from the Commercial Market Analysis
prepared for the Riverview Commercia! Corridor Revitalization
Program by the Gibbs Planning Group, lnc..
Execuave Summary
The Concord Street business district is presenfly made up of n�erous
prospering small independent businesses and represents on of St, Paul's
best opportunities for significant expansion. Many of the West Side
residenu aze loyal to Concord Street businesses and shop ihere on a
regular basis. In addi6on, Concord Street is a unique shopping/
entertainment destinauon due to its unique and authenuc Hispanic
f]avor. Many businesses have successfully expanded ffieir trade area to
include much of tLe greatu Minneapolis/St. Paul region, and several
more have this potential.
This smdy finds that an additiona135,000 square feet of new retail
space could be supportable in the Concord Disrrict in the near future.
The populaaon base in the trade uea is growing and the median
income is higher in tl�e Concord Street irade area than what is average
for the Ciry of St. Paul. Fur[her, retail trade is currenfly srrong in the
area - many of-the Concord businesses report above avera;e sales.
New retail should be located adjacent to exisana retail to establish a
more concentrated core. It should also carry mercbandise that rein-
forces tl�e Hispanic mix in the area. New retail offerings such as a
restaurant, coffeehouse, household accessories store and a jewelry store
can broaden the appeal of the area, wbile enhancing the "vnage of the
dishict as a unique destinaaon. Consumer perceptions of Concord
Street can also be inproved through better visuai merchandising and
sveet maintenance.
It would be advantaoeous for Concord Srreet to implement a coordi-
nated management and leasing pro�am. This, combined with an
increased amount of modem leasable space in the disuict, can help
attract new tenanu in desired retail cate�ories.
'� 48
HAY • DOBBS rx. Riverview Commercial Corridor Revitalization Program
a D«embm 1999
�
�■
Pucpose of Study
Gibbs Planning Group, has been requested by the City of St Paul,
Minnesota and tLe Riverview Commercial Comidor Revitali7ation
Program to conduct a qualitative evaluation of tl�e retail component of
the Concord Street District in West Side St. Paul.
The foliowing issues were addressed as part of this study:
1. What is the current retail mix of the Concoid Sneet District?
2. To whom dces the Concord Sueet Dutrect appeal?
3. What are the short teim and long teim trade areas served by the
existing retail mix?
4. What aze the current and projected populated and demographic
characteristics of trade azea residents?
5. What addiaonal retailers and restaurant types aze supportable in the
Concord Street Disuict?
6. What are the'u projected sales volumes?
7. What chan;es can be made ro encourane increased consumer
patronage m the Concord Street District?
HAY • DOBBS ra. Riverview Commerciat Corridor Revitalization Program 49
December 3999
o��� �
'Ihe following presenu recommendauons for tLe addidonal retail
squaze footage that will be supportable in the Concord Street Distric[ by
2003:
e
sf
� �����
��
�11
tt
11
�
1,200
1,500
S00
Retail Category Comments
I-Iispanic Restaurant ................... Quality/formal wifl� liquor
Fumiture/Anfique Stores........... A southwestemlwestem emphasis
Household Accessories..... To include soutl�western-oriented lamps and
decora[ing accessories
Coffee Shop ............................... Such as Caribou
Cards and Gif�s
Craftsand Craft Supplies
Jewelry and Accessories.....
Personal Services..
Vegetable and Fruit Mazket
.... Southwestem
..... Such as hair care, nail caze and cleaners
500 Florist
12,000 Drugstore ................................... A chain such as Snyder's Drugs, offering a
full variety of convenience foods, as well as
health and beauty aids and prescription services
Figure 5: Recammended retail categories. Please refer to Exhibit C of
the Appenix (of the Gibbs Document) for the complete reconunended
retail mix and forecasted expenditure potentials for the year 2003.
HAY • DOBBS rn.
Deeember 1999
Riverview Commercial Corridor Revftalization Program 50
71 Pazcel Tesfing and Development Schemafics
A) Aclmowledge a general lack of retaillcommercial space per
research by Gibbs Plamm�; Group, Hay • Dobbs P.A., and
from community inpu�
B) Enlist expertise of professionals to pazcel test and perform
Schemauc Design on selec[ed sites idendfied in Section 4.6herein.
C) Based on Schemaac Design, prepare cost estimate.
D) Perform preliminary fmancial analysis, in tl�e form of a 5 or
10 year cash flow proforma, on each project to determine positive or
negative cash flow.
E) If negative cash flow, determine ways to lower project cost,
increase project income, or introduce one or more subsidy in the form
ofgrants, write-downs, low interest loans, tax abatemen[s/deferrals,
TIF, grants, forgivable debt etc. in order to create posiflve cash flow.
F) If positive cash flow, proceed to step"G".
G) Acquire site, if no initial ownership is intended proceed to
"H". If init�aI site controllownership is intended proceed ro"G"
I� Mazket available @evefopmenc sites through brokers, newspa-
pers and other mechanisms
I) Prepare design guidelines for selected sites
J) Prepare Request for Pmposals for selected sites or work
direcfly with a predetermined short-list or individual developer in order
to solicit a Development Proposal for the site(s) in question
K) Review Development Proposal(s)
L) Work with Developer to gain site control (if not already
con[rolled), gain neishborhood approval for possible rezoning, and
generally facilitate tfie development of the parcels m quesfion
continued next pa�e
�;'
HAY • DOBBS ea. Riverview Commercial Corridor Revitalization Program 51
Dettmbv 1999
0� -t'io
72 Sueeucape
A) Based upon streetscape concepts contained herein, prepare a
prehminary cost est�mate of streetscape project for inclusion in the next
C.I.B. proposal process, 2001; and the next Big STAR Grant proposal
process m 2000.
B) Eniist expertise of professionals to coordinate design intent
witb the City of St. Paul, Department of Public Works.
C) . Enlist expertise of design professionals to prepare schematic
design and desi�n development drawmgs for the pro'ect. Coordinate
with tLe City of St. Paul, llepartment of Public Wor�.
D) Determine level of funding, if funding is minimal, prepare
phasing plan for multi-year funding and construcuon.
E) If adequate funding is secured, pcepare Constmction Docu-
mencs and Spec�cabons for the project. Modify project scope as
required by allocated funding. •
7.3 Ancillary and Smaller Projects
A) Develop Schemaac Design of selected public and private
projects identified berein and developed through ongoing dialog with
neighborhood representatives
B) Follow processes as required in sections 7.1 and 7.2 to
proceed witb implementat�on
7.4 Promotions, Public Relaaons and Muketing
A) Develop a stronoer, more descripuve and memorable name for
the district. "Disuict Del�ol" has been discussed with several focus
groups and individuals and is recommended because of its visual
reference [o tl�e already adopted West Side logo of the rising sun over
the river as well as its complementary blending of the English and
Spanish languages.
B) Use "District Del Sol" on business cards, menus, flyers, print
ads and marketing material. Convey name cache to azea realtors and
encourage its use on real estate advertising.
C) Develop joint markeung programs wiffi area private and
public businesses and agencies.
D) Create marketing material that creates synergy between
business. eg. Purchase �SU worth of groceries at El Burriro and get a
coupon for a free appetizer at EI Amanacer.
E) Work with Chamber of Commerce, Tourism Groups, State of
Minnesota etc. to ensure that "District Del SoP' is prominent in their
literature and promoaons.
Also See Secflon 6.0 Programs and Strategies
FIAY • DOBBS r.n. Riverview Commercial Corridor Revitalization Progrem 52
Decembsr 1999
■'. t
Off Str
Concotd/Robert
Mid-Concord
Concord/State
Total
On Street
Robert
Concord
State
Total
Bus SWps & Routes
- ° ■ ■ ° Route 8
m � Route 29
Route 11
` • Bus stop
� _ � Bus shelter
69
24
232
325
.�
�
8.1 Physical Malyss - Selected Findings
A. E�cistingParking Counts
\ � � ' 4 � �'-'=_ _—; � . :.F..
�, r �'
r � a ��, : � .
,.
�� � �_ .
�i I ' i
� � 2 hour limit
� Nolimit
,. • ..:
' --
`t � '
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�� . � < < ��
P f � `' �-`— ,� ` i
1S; �`�—. r ,:
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B. Public 'ransportation
-. �a� , �_o;� a..---I,�, `;`
�°-° q 1� `� � i -
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3 � �
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`1 f:�
�i - - s'�.a#`-• . z ,t��d.?b�.�.y;;. _�=:........,.
_._. — _- - y.L-- ��_ R `" — +.� �.� _-_--_ _
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Z � r v= �. "' . � ,- ..�r:� ,
��' —,� ti,�.�z:::..:�.�_.:..��
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=-+��wK;,w � -
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, _ �_ t.- : F. . . -:, �_ . �„t} ._ _ a.._ . r , ,
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HAY • DOBBS r.A
�s
RiverviewCommercialCorridorRevitalizationProgram 53
a � -r'r�
a'=�
��
Building Use
� Medical •
IIIIiI R�id��
�F� Instirutional
Commercial
P-1: Offstreet parking
RT-1: Two-family residential
RT-2: Townhouse residential
RM-1: Multiple family residential-]ow density
RM-2: Mult family iesidenrial-mediimm deasity
RM3: Mvi[familyiesidential-lu�density
I-1: Industry
B-1: Local susiness
B-2: COIDIRIlIIILy Bll$lI1P.SS
B-3: General Business
D. ZAll1IIa
0
a�y
rT
° � d J
�4.�
HAY • DOBBS r.n
Deamb<r 1999
C. Cuaent Buildin� Use
� ���
' ��Q ���� �,;
�„_ _ � �; on ti �� � @ a � �
� � �_�! � �-���)
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�
Riverview Commercial Corridor Revitalization Program 54
�z,`
0
E. Bike Paths
.
. �
F. Traffic Counts
Co¢cora steet
11,050 cazs/day
vp �
— c� r �- —
� 5 c
� ��` p
�a �
�' � °K� 4 ��...� ��:.
� � a � �pGc � C00 �
a� C�} L ¢,�`� o a
�9 ��
c. a oc t', 1265 r�
n !I o
ry S 6 oz4C
n `� o a R� i �i �0 Pa��P o,
S.eC � �Ja � 3 c5
HAY • DOBBS en.
December 1999
Robert Sffeet
10,475 cars/day
, ��
:; �
o i
a
� �:,
G
� �
• �� , 4_
ti
� d6+'l�a'Sa,�.. • .
.�• ��
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Yii'�' .l ..,. _. +
— : 'y �
• s. 1�
,: � (
= Highway 52
-:= f (I.afayene Road)
- ,{+ rarc/`3au�
���ai — ____ _ __ _ __ _— _ ___-
�
, a ' . .�. -_ � v : .t.r,�z.t �
rs � O .J i: SYrt .
�a � a��� � � -:;::___-_: '
?� � ��� ��� ��' '�\ �``�i.�;+r+s�' �
a ge.=.
o c �il V st.r ���Y, *{•r
n��r ,• fi ����cL`c� - __� : �:lE:
State Stree[
1,850 cazs/day
Riverview Commercial Corridor Revitalization Program
55
.�. seert�su4��nntsata �r
EtGSt;ce rt�wcstd
.�����. �..,�.�...r- O>N:�*-ICatiti
.,,-""'.. . , . . . . . n„„�.c e�a ta�-a
w+.ircor� Svteu
D�-�'10
s.? ca�aU�cy �puc
TLe following information cs�as compiled based on quescionnaires filled out by �isitors, business owners and residents of the
Nest Side_ Data ccas collected at seceral different times a¢d locations. The quesuons �vhere consistent.
Terms currentiy associated with the West Side
m
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Terms
a Safe
o Fun
� Adive
■ Good jobs
o Nice variety
■ Good housing mix
o Easy access
■ Good peopte
■ Diverse
o Unique / urban
o Commeraal
■ Authentic
o Clean
o Pride
■ Weicoming to visitors
o Biue collar
o Opportunity
o Good location
o Wouldn't live anywhere
o Good schools
o Asset to the City
o Eyesore / needs help
o Unsafe
o Spedai
o Ethnic
o Good mix
o Artistic
o No parking
o Confusing
o Traffice too f
T3AY � DOBBS r.,,
Deamber 1999
Riverview Commercial Corridor Revitalizffiion Program 56
Terms we would like to associate with the West Side
35 �_'r= -_______'._ �"_' . _ ._ _"_'_^
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25
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� Safe
� Fun
o Active
• Good jobs
� Nice variety '
a Good housing mix
� Easy access
■ Good people
■ Diverse
� Unique / urban
o Commercial
■ Au[heMic
o Clean
� Pride
• Welcoming to visitors
o Blue collar
o Whfte collar
o Opportunity
o Good location
o Wouldn't live anywhere else
o Wouldn't shop anywhere eIs
o Good nighilife
o Good schools
o Asset to the City
o Special
aEtkipic-�- � - , , -
o Good mix
0 {1fII5SIC — _� _—� — .
1
Terms
HAY • DOBBS r.�.
Deamber 1999
Riverview Commerciai Corridor Revitalization Program 51
DI-�'�O
Why peopie are in the West Side
m
m
�
a
0
d
a
E
�
z
o Live on the WS
� W orks on the W 5
o Owns Business on the WS
o Owns Building on the WS
■ Shops on the WS
oJustirrteresied inthe WS
Reason for being in the West Side
HAY • DOBBS ea Riverview Commercial Corridor Revitalization Program 58
D<cembv 1999
2 best things about the West Side
zs
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zo
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a
a
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D
I3AY•DOBBS ra
Dnember 1999
�
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• ctose to dowrnown I
o Diversiry
o Grocery Stores �'�.
■Neighboroodfeel '�.
o la Clinica
o Cinco de Mayo
o Friends / people
■ Parks
■ EveMs
o History
o Hispanic / Mexican culture
■ Culture
■ Neighborhoods
a Natural beauty
o Communiry
� Homes
o Location / Easily accessible
o Easy to walk from store to store
_ _ _ _ _ _ __ - ___ _� _
Good Qualiry
Riverview Commercial Corridor Revftalization Program
59
o � -,��o
2 worst things about the West Side
iz
io
m
n
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` 6
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Bad Qualiry
'�. o Nothing / Everythings ok@y
■ Gangs
a NM enougfi variery
oStore closings 8leaving
■ Too small
o Percieved crime
o Lack of housing
o Lack of city services
e Crime
■ Too crowded
o Needs more groundskeeping
o Litter / trash
e Traffic
■ la Clinica's fack of services
o Transportation
■ Too far
HAY • DOBBS r.A Riverview Commercial Corridor Revitalization Progrem 60
Duember �gy9
At Town Meetin; #2 quesdonnaires were disiributed reques6ng suggestions for neaz term improvements. The results of this
quesbonnaire is listed below
Town Meeting #2 May 26, 1999
RECOMIv�NDED NEAR TERIvI IMPROVEMENTS:
Sporting goods stores/ souvenirs @all park dependent)
Outdoor theater
-Shakespeare in the Pazk
-Community TLea[er
Outdoor swimming pool would be a great attracaon for neighborhood chffdren
Better udlization of sports fields
-soccer toiunament
-so$ball
-bring in outside groups to use facility
Keep the neighborhood clean (garbage free)
-keep sidewalk, streets cleanerfree of hash
-scrub around EI Burrito parking lot
-cooperative projects btwn. the City, bvsinesses and organizations to maintain bus stop azea & Pazque CastiIIo
-have regular trash clean-up
Give existing buildings a face lift (fresh paint job, etc.)
-spruce up storefronts tl�at azen't inviting (Cozy, Las Americas and Concord Dru�
-�se Penny East looks junky and needs a nice storefront presentation
- Repaint the gieen stairs GREIN and add one set of stairs
Make La PIacita in[o a storefront
Reflect mulacultmalism/diversity inc2ude Asian & Italian food/restauranu
Soften the streetscape
-more plants, flowers and flower boxes
-flowers, trees and window boxes
-more landscaping, pots of flowers
-get rid of Radio REY's outdoor music, it contributes to noise complainis- not everybody likes that kind of music
-more seating areas, trees in large concrete forms that doubie as seating
Srreet/pubfic ar[
-sculpture, muials
Mexican-Independence-Day Festival on-Septegrber-16Eb- - - - - - ------ --- -----
Get the Capitol Ciry Tmiley to add West Side to route
Find/Define pathway from residential communiry to the River (for walking, biking and skating)
NEAR TERM EFFORTS
HAY • DOBSS rw. Riverview Commercial Corridor Revftalization Program 61
D<cembcr 1999
0 (.�N
The meeting held on Thursday Apri122, 1999 brought about the
discussion of many possible uses for the azeas of Concord Street,
Robert Street, and State Sueet that aze involved in the Riverview
Commercial Corridor Revitaliza6on Program. Some of the suggested
uses were:
Multilingual Bookstore
Entertainment Facilities (Movies, Music, 7hheatra)
Co-op
Bike/In-line Skate/Cross Counay Ski Rental
Street level retail with housing above
Park (possibiy in the space bebind Concord Drug)
Riverwalk (Canal) type of area
Outdoor Mazket
Plaza Area (possibly in the field behind the school)
Bed & Breakfast type of businesses �
Plantings and Green Space
Drop-in Childcaze and After School Care
Re-use type of stores (i.e. Play-it-Again Sports)
Playground with climbing irees
Used Bookstore
Hardware S[ore
Sewing Store
New Swimming Pool
Bike Trails
Town Squaze (Land around Concord)
More Retail (Pazque Castillo?)
Marina Stores and Boat Shops (Utilization of tl�e Mississippi River)
More Universal Clothing Stores
Parking
HAY • DOBBS rn. Riverview Commerciai Corridor Revftalization Program 62
D«ember 1999
Summary
HAY • DOBBS en.
Dvicembcr 1999
�valuations from 9-29-99 "Town Meeting"
(180 Evaluations distributed -- 42 responses)
Pes No Blank
Creadng a unified idenuty for the Study
Area is a good idea 40 0 2
We should bui2d on the Etlmic Theme
of the uea ro aeat a special place: 33 2 '7
We should try to provide varying sizes
and cosu of lease space for businesses: 38 1 3
We shwid try to create more pazking
opportimifles in the area: 30 4 g
We should ay to create amix of uses such
as rerail, entertainment and housing: 38 1 3,
Take advantage of rhe proumiiy of tfie
river, downtown, biuffs and uails: 37 0 5
It is in the best interest of the
neighborhoal to improve the streetscype; 41 0 1
Crearing boundaries to define en[ry, arrival,
passage and location is a good idea 37 2 3
We should try to unite the open/green
space with tLe commerciai areas: 36 1 5
I'm a11 for imtpoving business, shopping
& dining variety/qualiry it� the azea: 39 0 3
I am in favor of trying to implement ihe
ideas above: 35 0 '7
I would like to start to see these ideas
implemented in: now=24 1-2yrs=13 Syrs=B l0yrs=7 2pyrs-2
I understand that iLis plan is based on the
realities of the mazket and economy: 37 0 5
The Town Meetings have been a good
way to get community inpuL 33 3 7
The quesflonaires have been a good way
IO-QCt CpiIlIDUnitv inxwao• .-.. . .._ .. �n _ _ . .. . _ `"
way [o ge[ community input:
The �sual Preference (Mtg. 2) slide show
was a good way to get community inpuL•
The open door, open pbone/fa�c%mail iines
a[ ffie REDA and NeDA offices were a
good way to get community input:
The quesflonaires at Cinco de Mayo were
a good way to get commnnity input:
I would recommend other ways of geuing
community input:
-_ _— _ _— _ __ —___'. __ _ _ _. _ _
31 0 11
2z 1 19
23 2
15 5
9 3
17
22
30
Riverview Commerciat Corridor Revitatization Program 63
oi-lro
The following were recommendations for additional ways to ge[
community input:
• Press releases
• Seek out various infoima7/formai groups, make
presentadons, have conversations
• Variety of ineeflng times. perbaps an open house for
comments 2 to 8 p.m.
• Bilingual
• Can distribute surveys/informauon through block club
system
• Talk with residenu at Dunnedin, NeigLborhood House,
and Concord Terrace.
• Riverview Times survey
• Radio
• Get volunteers to go door to door if you are really seeking
community input.
Additional Cotnments:
• Thanks for your efforts!
• Get some results now and build a basis for ti�e next 10 years of
possibili[ies.
• I am exci[ed for change. The area is nm down and needs a facelift,
• The ethnic is good, but it shouid also include other ethnicities.
• Ethnic tl�eme should be more universal - not Mexican.
• You're doing a great job!
• Phone survey for the area.
• Way to go! Wha[ a fansastic process and great product.
• Asian community not reached.
• Vision for a more cohesive community is wonderfui, Development
is tl�e key.
• Excellent, keep up the �ood work! Plan A in number one!
• This infor and addiaonal info needs to be publically announced in
bIlinaual literature, public service annoLmcements, at churces -
especially Our Lady of Guadalupe
• There is parking in tLe area; 50% of tbe pme it is not ufilized.
• Creating more parking needs to be a prioriry.
• I don't wnat to see our green spaces paved over.
• Favor boulevards.
• Don't care for the tower idea (especially li[ up)
• Try not to create li�t pollution at night.
• Good work, but we need a way to keep the good creafive energy
going.
• Find out how to get more community business owners involved.
• I would like to see cacant lots redevelop first.
• This is the lst meefi�g I heazd about; there hasn't been any info sent
out to residents.
• Build for beauty and to last; Spanish architecture should be dominan[
° Visual preference sun�ey was very good.
• Visual preference survey was excellent
AAY • DOBBS rA. Riverview Commercial Corridor Revitalization Program 64
December 1999
%4f�
• Thank you.
• Housing and community open space shonld aot be taken for pazking.
• Entry and arrival boudaries should be integrated with the
neighborhood.
• I am very in favor of the efforts being made to improve the azea
• Ethnic theme works well where it is in place; would aiso like to see
other groups integrate their art to make a more multicultural,
inclusive area.
• More businesses need ro be involved ro make this a reality.
• It is imponant to manage tl�e perceived presence of social service
agencies so they do not dominate the sireetscape.
• Plan did not pay enough attenaon to creazing better pedestrain access;
pazYicuiady in tLe biuff areas.
• All in all, tLe plan was a great effort., but may be ineffecmal by
focusing so much on redevelopment of Pugue Castillo.
• Ethnic theme needs to be compaable with the area and cannot
dispiace any homewoners or trees. •
� What % of the community showed up at d�e various meeting
locauons?
� Some businesses in rhe community aze making the Wes[ Side look
"ghettoized" people selling i[ems from their vehicles or just
hanging out.
HAY • DOBBS rw. piverview Commercial Corridor Revitalization Program 65
Devemba 1999
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