03-747Council File # �3 ' `�
Resolution #
Green Sheet # d°Z � 3
�CCA1 I ITIA[I
HARRIET ISLAND/DI5TRICT DEL SOL FINAL CONCEPT PLAN
4 WHEREAS, in May 2000, the Metropolitan Council created its Smart Growth Twin Cities Opportunity Site
5 program to test the application of smart growth principles in vazious locations ("opporlunity sites")
6 throughout the seven-county Metropolitan Area; and
7
9
10
11
12
13
14
15
16
17
IS
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
Presented By
Referred To
Committee: Date
WHEREAS; as defined by the Metropolitan Council, opportiuiity sites are new forms of urban development
that make better use of land and services already in place, and forge a stronger relationship between land use
and transportation; and
WHEREAS, the objecfives of the Smart Growth program are to: 1) relate development and redevelopment to
transit; 2) intensify land use through appropriate densities and mixing of us8s to support transit use, walking,
biking and community interacrion; 3) connect housing and azeas of employment growth; and 4) provide an
integrated mix of housing types and price ranges within a development; and
WHEREAS, communities selected to participate in the program received planning and urban design
assistance, at no cost, from Calthorpe Associates, a private consulting firm from Berkeley, California; and
WHEREAS, this plamiing assistance produced an illustrative site master plan; an assessment of
transportation, economic and other impacts of a proposed development scenazio; before-after photo
simulations; urban design guidelines and implementation strategies tailored to each site; and
W�lEREAS, in August 2000, the City of Saint Paul, in conjunction with the West Side Citizens
Organization (WSCO), Riverview Economic Development Association (REDA) and Neighborhood
Development Alliance (NeDA), submitted an application for the Harriet Island/District del Sol area; and
WHEREAS, the Harriet Island/District del Sol azea comprises the mostly-industrial area south of Harriet
Island (between Harriet Island and the bluff, west of Wabasha Street), the area between Wabasha and Robert
south of Plato Boulevard to the bluff, and District del Sol (the commercial corridors of Wabasha, Concord
and Robert streets on the West Side); and
WHEREAS, in November 2000, the Harriet Island/District del Soi area was one of two Saint Paul sites
selected to participate in the Smart Growth Twin Cities Opportunity Site program; and
WHEREAS, starting in February 2001, PED staff coordinated the work of the consultant and a steering
committee of representatives of WSCO, REDA, NeDA, the Saint Paul Riverfront Corporation and the Saint
Paul on the Mississippi Design Center; and
d3-7�f�
40 WI�EREAS, a community charrette was held in May 2001, at which 80 West Side residents, business
4l owners, properiy owners and interested persons gathered to provide input on desired future land use, public
42 improvements, etc. in the study area; and
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
WHEREAS, based on input at the charrette, Calthorpe Associates prepazed three alternative development
scenarios: residential-intensive, employment-intensive and Saints bailpazk; and
WfiEREAS, in June 2001, an open house and series of community meetings were held to get community
feedback on which of the three alternatives was preferred; and
WIIEREAS, there was broad consensus that the residential-intensive scenario was most appropriate far the
Harriet Tsland/District del Sol study azea; and
WIIEREAS, Calthorpe Associates refined the residential-intensive alternative and presented the final
concept pian, urban design guidelines, infrastructure plan and street designs to the community in June 2002;
and
WI�REAS, from June-December 2002, Calthorpe Associates further refined the concept plan, development
program, urban design guidelines, transportation plan, infrastructure plan and street designs, and brought
them together into one document, "Smart Growth Twin Cities: Haniet Island/District del Sol Opporiunity
Site;" and
WHEREAS, in January 2003, Calthorpe Associates delivered to the City the full document, "Smart Crrowth
Twin Cities: Harriet Island/District del Sol Opportunity Site," one component of which is the Harriet
Island/District del Sol Final Concept Plan; and
WHEREAS, in January 2003, the WSCO Board approved sending the Harriet Island/District del Sol Final
Concept Plan (found on Page 33 of the larger plan) to the Planning Commission, Mayor and City Council far
approval as the official land use and urban design framework for the Harriet Island/District del Sol study area;
and
71 WHEREAS, the Final Concept Plan lays out a general plan for land use, block arrangement, street
72 improvements, public space and bicyclelpedestrian circulation; and
73
74
75
76
77
78
79
80
81
82
83
84
85
86
87
88
89
WHEREAS, the Planning Commission heid a public hearing on the Harriet Island/District del Sol Final
Concept Plan on March 28, 2003, notice o£ which was published in the Saint Paul Pioneer Press on March
25, 2003, and at which interested persons addressed the Commission; and
WHEREAS, based on public comment, the Planning Comxnission adopted an amended version of the Final
Concept Plan in June 2003, and forwazded it to the Mayor and Ciry Council with the following findings and
recommendations:
1. The Harriet IsZandlDistrict del Sol Final Coneept Plan is generally consistent with the 5aint
Paul Comprehensive Plan and the Saint Paul on the Mississippi Development Framework, and
2. The Harriet IslandlDistrict del Sol Final Concept Plan, along with an implementation phasing
plan, should be adopted as the general land use and urban design framewark for the study area,
with the following conditions:
a. any reference to street changes through Torre de San Miguel be eliminated, and new
street alignments be revisited in the future only in the event of large-scale redevelopment
of the site, with the goal of reconnecting the community to the larger neighborhood;
03-�`f7
90
91
92
93
94
95
96
97
98
99
100
101
102
103
104
105
106
107
108
109
110
I11
112
113
114
115
116
ll7
118
119
120
121
122
123
124
125
126
127
128
129
130
131
132
133
134
135
136
137
138
�
5
b. new Red Stairs be built only in conjunction with the following activities:
1. an environmental assessment to deternune bluff impact and ensure that any
unprovements maintain the integrity of the natural b1ufF,
2. involvement of the WSCO Bluff Management Task Force in design of the stairs
and coordination with other bluff improvement strategies;
3. explorarion of residential pemut pazking for the upper bluff neighborhood to
manage visitor parking for large events on Harriet Island; and
4. monitoring and appropriate enforcement to control illegal or nuisance activity;
c. wheze the relocation of e�sting businesses is necessary to implement the vision laid out
in the Harriet Island/District del Sol Final Concept Plan, the City should work with the
Port Authority, Capital City Partnership and other appropriate entities to find suitable
new locations withiu the city limits; and
d. no changes should be made 3n the azea generally bounded by Plato, Robert, the bluff east
of Robert, Colorado, Delos and Wabasha as noted in the Implementation Phasing Plan,
and this azea should be removed from the Final Concept Plan altogether.
Staff should continue to review the specifics of the "Smart Growth Twin Cities: Harriet
Isiand/District del Sol Opportunity Site," such as the urban design guidelines (pages A-44
through A-66) and street designs (pages 38-41), for consistency with existing zoning regulations
and street specifications;
Staff should report to the Planning Commission, Mayor and City Council the results of this
additional review, with the intention that the lazger document will eventually be adopted as an
element of the Comprehensive Plan, and
Staff should pursue any necessary rezonings on a timetable consistent with Phases 1 and 2 of
the Implementarion Phasing Plan (attached); and
WHEREAS, the City Council held a public hearing on the Harriet IslandiDistrict del Sol Final Concept Plan
on August 6, 2003, notice of which was published in the Saint Paul Pioneer Press on July 18, 2003, and at
which interested persons addressed the Council;
NOW, THEREFORE, BE IT RESOLVED, that the City Council hereby finds the Harriet IslandlDistrict
del Sol Smart Growth Opportunity Site Final Concept Plan generally consistent with the Saint Paul
Comprehensive Plan and the Saint Paul on the Mississippi Development Framework ; and
BE IT FURTHER RESOLVED, that the Harriet IslandlDistrict del Sol Final Concept Plan (the one-page
plan map altached to this resolution), along with an implementation phasing plan (also attached to this
resolution), is hereby approved as the general land use and urban design framework for the study area, with
the following condirions:
1. New streets through Torre de San Miguel to reconnect it to the larger neighborhood
should be built only in conjunc6on with large-scale redevelopment of the site, should
that occur at some point in the future due to a significant change in demographics,
building condition or compatibility with adjacent land uses; and
2. New Red Stairs shouid be built only in conjunction with the following activities:
a. an environmental assessment to deternune bluff impact and ensure that any
improvements maintain the integrity of the natural bluff;
b. involvement of the WSCO Biuff Management Task Force in design of the stairs
and coordination with other bluff improvement strategies;
c. exploration of residential permit pazking for the upper bluff neighborhood to
manage visitor pazking for large events on Harriet Island; and
d. monitoring and appropriate enforcement to control illegal or nuisance activity;
03-��7
139
140 3. Where the relocation of existing businesses is necessary to implement the vision laid out
141 in the Harriet Island/District del So1 Final Cancept PZan, the City should wark with the
142 Port Authority, Capital City Partnership and other appropriate entities to find suitable
143 new locarions within the city lunits. Particular effort should be devoted, in any
144 relocation of industrial businesses, to identifying sites designated in the Saint Paul Land
145 Use Plan for long-term industrial use; and
146 4. Improvements made to light industrial uses along Concord and Robert streets shouid be
147 compatible with adjacent uses and the character of the surrounding neighborhood; and
14$ -
149 BE IT FURT�iER RESOLVED, that PED staff should continue to review the specifics of the larger
150 document ("Smart Growth Twin Cities: Harriet Island/District del Sol Opportunity Site"), such as the urban
151 design guidelines (pages A-44 through A-66) and street designs (pages 38-41), for consistency with exisfing
152 zoning regulations and street specifications;
153
154 BE IT FURTHER RESOLVED, that staff should report to the Planning Commission, Mayor and City
155 Council the resuits of this additional review, with the intention that the larger document or some portion
156 thereof will eventually be adopted as an element of the Comprehensive Plan; and
157
158 BE IT FURTHER RESOLVED, that the Planning Commission and City Council should review those
159 recommendations related to properties within the boundazies of the area designated in the Implementation
160 Phasing Pian as Phase 3 prior to their implementation or in August 2013, whichever is sooner; and
161
162 BE IT FINALLY RESOLVED, that any necessary rezonings should be pursued only as implementation of
163 each of Phases 1-3 of the Implementation Phasing Plan is imminent.
164
165
166
167
168
169
170
171
1�2
173
174 Yeas Nays sent Requested by Department of:
175 aenanav ✓
17C Blakey �
177 Bostrom ✓
Coleman V g
17g Harris
179 Lantry Approved by Financial Services
1 pQ ReiteY �
0
181 $y�
182Adopted by Cou 'l: Date �(i� Form Approved by City Attorney
183Adoption Certi ie by Council Secretary
184 BY: �p/ $ ��-
185 �
186Approved by a o: Date —
/ Approved by Mayor for Submission to Council
Ig� B f
188 �/� s
AA-ADA-EEO Empioyer
ao
z�
d� ,-a
� A
F E"
U
� �
� F�(
xA
a
w
O
a
�
!'�'�
S
� �s
a ���
�
_;
s` �
Fq£ v
' f _' Z_ -_ `°
d�a: �
m;i =oas
�
�
G
t }_ �
„ _ :' - 0 3 z � a :
3�A��Oa�❑8
. ,��� :
•� 3
�a
��=
���
O �
O °_
w�
�
�I
���
�:,_
o�
c���= .
�' z
�
. �
O m;
D 3 `�'�7
DEPARTMENT/OFF[CE/COUNCII.: DATE INI7'IATED GREEN SHEET No.: 40263 D � _ ��
Councilmember Chris Coleman 8/7/03
IN17'IAI/DATE INI77AL/DATE
� DEPAR'1'MENT DIlt CTTY COUNCII.
ASSIGN _CITYATTORNEY CTTYCLERK
MUST BE ON COUNCII. AGENDA BY (DATE) TiOMgER ��CTAL SERV DIR. FINANCIAL SERV/ACCTG
8/13/03 �OR _MAYOR(ORASST.) _CIVII.SERVICECOMMISSION
ROUI7NG �T TEAM (Kershaw)
ORDER
TOTAL # OF SIGNATORE PAGES _(CLIP ALL LOCATIONS FOR SIGNATURE)
ACTION REQUES"1'ED:
Adopt Resolution adopting Harriet Island/District Del Sol Final Concept PZan after 8/6/03 public heating. Final
action was laid over one week. (Previous Green Sheet: 3002920)
RECOMMENDAITONS: Approve (A) or Reject (A) PERSONAI. SERVICE CON7'RACIS MUST ANSWER THE FOLLOWING
QUESTIONS:
PI.ANNING COMMISSION 1. Has this person/firm ever worked wder a contract for this depaztrnent7
CIB COMbIl1'I'EE Yes No
CNA. SSRVECE COMIvIISSION 2. Has this personlfirm ever bee� a city emptoyee?
Yes No
3. Does this person/fi[m possess a skill not normally possessed by any current city employee?
Yes No
Explain all yes answers on separate sheet and attac6 to green sheet
INITIATING PROBLEM, ISSUE, OPPORTIJNITY (Who, Whay When, Where, Why):
The Harriet Island/District del Sol Final Concept Plan is recommended by the community and Plamaiug
Commission, after an extensive community process assasted by Calthorpe Associates under contract with the
Metropolitan Council, as a generalland use and urban design framework for the area.
ADVANTAGE5IF APPROVED:
The Concept Plan will guide future development and provide a basis for future land use planning and regulation.
DISADVANTAGES IE APPROVED:
None
DISADVANI'AGES IF NOT A,PPROVED:
Fuhxre development will be incomparible with the City's vision for the revitalizafion of the Mississippi riverfront.
TOTAL AMOiJNT OF TRANSACTION: 3 COST/REVENUE BUDGETED:
FUNDING SOURCE: ACTIVII'Y NUMBER:
FINANCIAL IlYFORMATION: (E3PLA11V)
G\USers�FiOMANS�FiOMANNoImsWdetwl.gst wpd
�
Council File # �� � ` I
Resolution #
Green Sheet # �7D°Z � 3
r.rn�� � �r��►�
Presented By
Referred To
Committee: Date
HARRIET ISLAND/AISTRICT DEL SOL �INAL CONCEPT PLAN
4 WHEREA5, in May 2000, the Metropolitan Council created its Smart Growth Twin Cities Opportunity Site
5 program to test the application of smart growth principles in various locations ("opportunity sites")
6 throughout the seven-county Metropolitan Area; and
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
WHEREAS, as defined by the Metropolitan Council, opportunity sites are new forms of urban development
that make better use of land and services already in place, and forge a stronger relationship between land use
and transportation; and
WHEREAS, the objectives of the Smart Growth program are to: 1) relate development and redevelopment to
transit; 2) intensify land use through appropriate densities and mixing of uses to support transit use, walking,
biking and community interaction; 3) connect housing and areas of enlployment growth; and 4) provide an
integrated mix of housing types and price ranges within a development; and
WAEREA5, communities selected to participate in the program received planning and urban design
assistance, at no cost, from Calthorpe Associates, a private consulting firm from Berkeley, California; and
WHEREAS, this planning assistance produced an illustrative site master plan; an assessment of
transportation, economic and other impacts of a proposed development scenario; before-after photo
simulations; urban design guidelines and implementation straYegies tailored to each site; and
WHEREAS, in August 2000, the City of Saint Paui, in conjunction with the West Side Citizens
Organization (WSCO), Riverview Economic Development Association (REDA) and Neighborhood
Development Alliance (NeDA), submitted an application for the Harriet Island/District del Sol area; and
WHEREAS, the Haz IslandlDistrict del Sol area comprises the mostly-industrial area south of Harriet
Island (between Harriet Island and the bluff, west of Wabasha Street), the area between Wabasha and Robert
south of Plato Boulevard to the bluff, and District del Sol (the commercial corridors of Wabasha, Concord
and Robert streets on the West Side); and
33 WAEREAS, in November 2000, the Haniet Island/District del Sol area was one of two Saint Paul sites
34 selected to participate in the Smart Growth Twin Cities Opporhznity Site program; and
35
36 WHEREAS, starting in February 2001, PED staff coordinated the work of the consultant and a steering
37 committee ofrepresentatives of WSCO, REDA, NeDA, the Saint Paul Riverfront Corporation and the Saint
38 Paul on the Mississippi Design Center; and
39
b3-��f7
40 WHEREAS, a community charrette was held in May 2001, at which 80 West Side residents, business
41 owners, property owners and interested persons gathered to provide input on desired future land use, public
42 improvements, etc. in the study area; and
43
44 WHEREAS, based on input at the charrette, Caithorpe Associates prepared three altemative development
45 scenarios: residential-intensive, employment-intensive and Saints ballpark; and
46
47 WHEREAS, in June 2001, an open house and series of community meetings were held to get community
48 feedback on which of the three alternatives was preferred; and
49
50 WHEREAS, there was broad consensus that the residential-intensive scenario was most appropriate for the
51 Harriet Island/District del Sol study area; and
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
WHEREAS, Calthorpe Associates refined the residential-intensive alternative and presented the final
concept plan, urban design guidelines, infrastructure plan and street designs to the community in June 2002;
and
WAEREAS, from June-December 2002, Calthorpe Associates further refined the concept plan, development
program, urban design guidelines, transportation plan, infrastructure plan and street designs, and brought
them together into one document, "Smart Growth Twin Cities: Harriet Island/District del Sol Opportunity
Site;° and
WHEREAS, in January 2003, Calthorpe Associates delivered to the City the full document, "Smart Growth
Twin Cities: Harriet Island/District del Sol Opportunity Site," one component of which is the Harriet
IslandJDistrict del Sod Final Concept Plan; and
WHEREAS, in January 2003, the WSCO Board approved sending the Harriet Island/District del Sol Final
Concept Plan (found on Page 33 of the larger plan) to the Planning Commission, Mayor and City Council for
approval as the official land use and urban design framework far the Harriet Island/District del Sol study area;
and
71 WHEREAS, the Final Concept Plan iays out a general plan for land use, Ulock anangement, street
72 improvements, public space and bicyclefpedestrian circulation; and
73
74
75
76
77
78
79
80
81
82
83
84
85
86
87
88
89
WHEREAS, the Planning Coznmission held a public hearing on the Harriet Island/Distr�ict del Sol Final
Concept Plan on March 28, 2003, notice of which was published iii the Saint Paul Pioneer Press on March
25, 2Q03, and at which interested persons addressed the Commission; and
WHEREAS, based on public comment, the Planning Commission adopted an amended version of the Final
Concept Ptan in June 2003, and forwarded it to the Mayor and City Council with the following findings and
recommendations:
1. The Harriet Island/District del So1 Final Concept Plan is generally consistent with the Saint
Paul Comprehensive Plan and the Saint Faul on the A�ississippi Development Framework; and
2. The Harriet Island/Distrfct del Sol Fina1 Concept Plan, along with an implementation phasing
plan, should be adopted as the general land use and urban design framework for the study azea,
with the following conditions:
a. any reference to street changes through Torre de San Miguel be eliminated, and new
street alignments be revisited in the future only in the event of large-scale redevelopment
of the site, with the goai of reconnecting the community to the larger neighborhood;
90
91
92
93
94
95
96
97
98
99
100
101
102
103
104
105
106
107
108
109
110
111
112
113
114
4.
03-�`f7
b. new Red Stairs be built only in conjunction with the following activities:
1, an environmentai assessment to determine bluff impact and ensure that any
improvements maintain the integrity of the natural blufF;
2, involvement of the WSCO Bluff Management Task Force in design of the stairs
and coordination with other bluff improvement strategies;
3. exploration of residential permit pazkir�g for the upper bluff neighborhood to
manage visator pazking for large events on Harriet Island; and
4. monitoring and appropriate enforcement to control illegal or nuisance activity;
c. where the relocation of existing businesses is necessary to implement the vision laid out
in the Harriet IslandlDistrict del Sol Final Concept Plan, the City should work with the
Port Authority, Capital City Partnership and other appropriate entities to find suitable
new locations within the city limits; and
d. no changes should be made in the azea generally bounded by Plato, Robert, the bluff east
of Robert, Colorado, Delos and Wabasha as noted in the Implementation Phasing Plan,
and this azea should be removed from the Final Concept Plan altogether.
Staff should continue to review the specifics of the "Smart Growth Twin Cities: Harriet
Island/District del Sol Opportunity Site," such as the urban design guidelines (pages A-44
through A-66) and street designs (pages 38-41), for consistency with existing zoning regulations
and street specifications;
Staff should report to the Planning Commission, Mayor and City Council the results of this
additional review, with the intention that the larger docunient will eventually be adopted as an
element of the Comprehensive Plan; and
Staff should pursue any necessary rezonings on a timetable consistent with Phases 1 and 2 of
the Implementation Phasing Plan (attached); and
115 WHEREAS, the City Council held a public hearing on the Harriet Island/District del Sol Final Concept Plan
116 on August 6, 2003, notice of which was published in the Saint Paul Pioneer Press on July 18, 2003, and at
117 which interested persons addressed the Council;
118
119
120
121
122
123
124
125
126
127
128
129
130
131
132
133
134
135
136
137
138
NOW, THEREFORE, BE IT RESOLVED, that the City Council hereby finds the Harriet IslandJDistrict
del So1 Smart Growth Opportunity Site Final Concept PZan generally consistent with the Saint Paul
Comprehensive Plan and the Saint Paul on the Mississippi Development Framework ; and
BE IT FURTHER RESOLVED, that the Harriet Island/Distr•ict del Sd Final Concept Plan (the one-page
plan map attached to this resolution), along with an implementation phasing plan (also attached to this
resolution), is hereby approved as the general land use and urban design framework for the study area, with
the following conditions:
New streets through Torre de San Miguel to reconnect it to the lazger neighborhood
should be built only in conjunction with lazge-scale redevelopment of the site, should
that occur at some point in the future due to a significant change in demographics,
building condition or compatibility with adjacent land uses; and
New Red Stairs should be built only in conjunction with the following activities:
a. an environmental assessment to determine bluff impact and ensure that any
improvements maintain the integrity of the natural bluff;
b. involvement of the WSCO Bluff Management Task Force in design of the stairs
and coordination with other bluff improvement strategies;
c. exploration of residential permit parking for the upper bluff neighborhood to
manage visitor parking for large events on Haniet Island; and
d. monitoring and appropriate enforcement to control illegal or nuisance activity;
03-��f7
139
140 3. Where the relocation of existing businesses is necessary to implement the vision Iaid out
141 in the Harriet IsZandlDistrict de1 Sol Final Concept Plon, the City should work with the
142 Port Authority, Capital City Partnership and other appropriate entities to find suitable
143 ne�v locations within the city limits. Particular effort shouid be devoted,ln any
144 relocation of industrial businesses, to identifying sites designated in the Saint Paul Land
145 Use Plan for long-term industrial use; and
146 4. Improvements made to light industrial uses along Concord and Robert streets should be
147 compatible with adjacent uses and the character of the surrounding neighborhood; and
148
149 BE IT FURTHER RESOLVED, that PED staff should continue to review the specifics of the larger
I50 document ("Smart Growth Twin Cities: Harriet Island/District del Sol Opportunity Site"), such as the urban
151 design guidelines (pages A-44 through A-66) and street designs (pages 38-41), for consistency with existing
152 zoning regulations and street specifications;
153
154 BE IT FURTHER RESOLVED, that staff should report to the Planning Commission, Mayor and City
155 Council the results of this additional review, with the intention that the lazger document or some portion
156 thereof will eventually be adopted as an element of the Comprehensive Plan; and
157
158 BE IT FURTHER RESOLVED, that the Planning Commissaon and City Council should review those
159 recommendations related to properties within the boundaries of the azea designated in the Tmplementation
160 Phasing Plan as Phase 3 prior to their implementation or in August 2013, whichever is sooner; and
161
162 BE IT FINALLY RESOLVED, that any necessary rezonings should be pursued only as implementation of
163 each of Phases 1-3 o£the Implementation Phasing Plan is imminent.
164
165
166
167
168
169
170
171
172
173
17 � Yeas Nays sent Requested by Depaztment of:
175 Benanav
1'�( Slakey
1 HoetrDm
Coleman g
17 8 Harris
1�79 Lantry Approved by Financial Services
180 xeiter
I81 By
182Adopted by Council: Date
Fosm Approved by City Attorney
IH3Adoption Certified by Council Secretary
184 $y B
185
186Approved by Mayor: Date
Approved by Mayor for Submission to Council
187 By:
Igg BY:
AA-ADA-EEO Employer
DEPARTMENT/OFFICE/COUNCIL: DATE INITIATED GREEN SHEET No.: 40263 ��_� "
Councilmember Chris Coleman 8/7/03
. INITIAL/DA'IE INITIAL/DA1'E
� DEPARTMENT DIR. CI7Y COUNCII.
ASSIGN CITY ATIORNEY C[TY CLERK
M[JST BE ON COUNCIL AGENDA BY (DATE) NUMBER FINAt�'C1AL SERV DIR. FMANCIAL SERV/ACCTG
8i13/03 FOR _�+ _CIVILSERVICECOMMISSION
ROITCING �'✓�T TEAM (Kershaw)
ORDER
TOTAL # OF SIGNATURE PAGES _(CLIP ALL LOCAT[ONS FOR SIGNATUREJ
ACTION REQUESTED:
Adopt Resolution adopting Harriet IslandlDistrict Del Sol Fina1 Concept Plan after 8/6/03 public hearing. Final
action was laid over one week. (Previous Green Sheet: 3002920)
RECOMMENDATIONS: Approve (A) or Reject (R) PERSONAL SERViCE CQNTRACTS MUST ANSWER THE FOLLOWING
QUESTIONS:
PLANNING COMMISSION I. Hu this person/firm ever worked under a contract for this department?
CIB COMMITI'EE Yes No
CNII. SERVICE COMMISSION Z. Has this ¢erson/firm ever been a ciTy employee?
Yes No
3. Does this person/firtn possess a skill not �otmally possessed by a�y curtent city employee?
Yu No '
Explain all yes answers on separate shee[ and attach to green sheet
INITIATING PROELEM, ISSUE, OPPORTUMTY (Who, What� When, Where. Why):
The Harriet IsIand/District del Sol Final Concept Plan is recommended by the community and Planning
Commission, after an extensive community process assisted by Calthorpe Associates under contract with the
Metropolitan Council, as a general land use and urban design framework for the area.
ADVANTAGESIPAPPROVED:
The Concept Plan will guide future development and provide a basis for firture land use planning and regulation.
DISADYANTAGES IF APPROVED:
None
DISADVANTAGES TF NOT APPROVED:
Future development will be incompatible with the City's vision for the revitalization of the Mississippi riverfront.
TOTAL AMOUNT OF TRANSAC7'ION: $ COST/REVENOE BUDGETED:
Fi)NDIlVG SOURCE: ACTIVITY NUMBER:
FINANCIAL DVFORMATION: (EXPLAINj
G \lhersVloMANS�EIOMANSVoma�ddekol gst wpd
D�-���
Benifa S. Wams
1440 Lafond Avenue
St. Paul, MN 55104-2438
(651)681-2196
July 31, 2003
Members of the St. Paul City Council:
Please enter these comments info the o�cia! record of the August 6, 2003 Harriet IslandlDistrict
Del Soi Final Concept Plan pubiic hearing.
I support the overall objectives of this plan, which fosters creation of a mixed-use neighborhood to
serve a variety of residential and business needs. However, there are two aspects of tfie pfan
upon which I wish to comment.
The first is the area that is south of Plato and west of Wabasha. This area contains business and
industrial uses that have been there for generations. i am concerned that this plan wiil iimit
existing light industrial 6usinesses from expanding on iand that they own because the pian
specifies office or mixed-use space. I am also concerned that the plan wili limit the pool of
potential buyers for this land in the event that a business wouid wish to sell. If only office space
or mixed-use facilities are permitted, an industrial business ownerwould not be able to sell the
property to another industrial business. i do not support any part o4 this plan that places upon
these property owners additional limitations as to how they can use their land.
The second concern I have is the plan for Concord Street. i fully support adding on-street bicycle
lanes to Concord. The street is sufficientiy wide to accommodate bicycle ianes without removing
parking. However, I do not support the plan to piace a raised concrete center median on
Concord. Proponents of this project came before the Streets and Utilities Task Force of the
Capital Improvement Budget process to request this project and based it on the Harriet
Island/District Del Sol Pian. They claimed that the concrete medians were necessary to aid
pedestrians crossing Concord.
The only way a center median would assist a pedestrian making such a crossing is if the person
was jaywalking. There would be breaks in the median at each intersection to allow left turn
vehicie movements. Each of these intersections is a crosswalk and can be striped as such.
State law requires vehicles to stop when pedestrians are in crosswalks, including those that are
not marked. it is far more cost-effective to re-stripe Concord to make it into a two-fane road with
center left-turn lanes and bicycle lanes than it is to build concrete medians. Reducing the road
from four lanes down to two can solve the speeding problem on Concord and also enhance
pedestrian safety.
The center median plan also calls for planting trees in the median. Trees are very difficult to grow
in concrete medians. The residential portion of Concord has a nice tree canopy that shouid be
maintained and nurtured. This will enhance the desired greening without unnecessary spending.
The general outline of the Harriet Island/District Del Sol plan wili allow a framework to add
significant value to the West Side. We must be carefui that we achieve the plan's objectives in a
cost-effective manner and do not adversely impact those who already have significant long-term
i�vestments in this neighborhood.
Benita B. Warns
>� DEPARTMENT/OFFICE/COUNCII.: DATE INITIATED GREEN SHEET No.• 3002920 O � r ���
� PED July 16, 2003 �
�
CONTACI' PERSON & PAONE: u��� I� ATE� INiTIAL/DATE
LllCYT�lOA1pSOII � 1 DEPARIMENT DO��� 3 CITYCOUNCII.
,y�.;:<�:<:-.:��.�x�r� ASSIGN GITYATTORNEY _CR'YCLERK
�T1IIST BE ON COUNCTL AGE��f$ ATE) — y77.iqNCIAI. SERV DI�� � FINANCIAL SERV/ACCTG
C COUTICII UU11CUO3T1I1 `�' �� 2 MAYOR(ORASST.)jL�— _CIVII.SFSLVICECAMI�9SSION
rtY P g,.,:: FOR — I�F(i' �
occur on August 6 , ZOO, ROiJ1"ING �`�
ORDER
TOTAL # OF SIGNATTJRE PAGES _1_(CL� ALL LOCATIONS FOR SIGNATf7RE)
AGTION REQUESTED:
" Conduct public hearing on the Hrnriet Island/District del Sol Final Concept Plan, which the Plannuig Commission
" is recommending be adopted as the official land use and urban design framework for the mostly-9ndustrial azea
south of Harriet Island (between Harriet Island and the bluff, west of Wabasha Street) and District del Sol (the
commercial corridors of Wabasha, Concord and Robert streets on the West Side).
RECOMIdENDATiONS: Approve (A) or Reject �) PERSONAL SERVICE CON7RACTS MUST ANSWER THE FOLLOWING
QUESTIONS:
A P1..ANNING COMMISSSON 1. Has this persoNfirm ever wotked under a contract for this department?
CI.B COMMITTEE Yes No
� CIVI[. SERVICE COMMISSION 2. Has il�is persoNfum everbeen a city empbyee?
Yes No
' 3. Does this persoNfirm possess a skill not noanally possssed by any cu�rent city empioyee?
Yes No
.' Explain alI yes answers ou separate shcet and attach to green sheet
INTCIAITNG PROBLEM, ISSUE, OPPORTUNI7'Y (Who, What, When, Where, Why):
As part of the Metropolitan Council's Smart Crrowth Opportunity Site progam, Harriet Island/District del Sol was
selected to receive planning assistance from Calthorpe Associates to prepaze a future land use plan, urban design
guidelines and public infrastructure plan far the study azea. The Harriet IslandlDistrict del Sol Finad Concept Plan
is one component of the plan prepared by Calthorpe, and is recommended by the Plauning Commission for
approval, as amended, as the general land use and urban design framewozk for the area.
�' ADVANTAGESIFAPPROVED:
A general land use plan and urban design framework will be in place to guide future development. District del Sol
will be reconnected to the Mississippi River. The City will have an official development framework in place from
which to secure future Metropolitan Council funding.
DISADVAN'1'AGES IF APPROVED:
None.
DISADVANTAGES YF NOT APPROVED: �
Future development will be incompatible with the City's vision for Levitalization of the Mississippi riverfront, and
new infill development in District del Sol may be delayed.
7'OTAL AMOL3NT OF TRANSACTION: NA COSTlftEVEN[lE BUDGETED:
� FIJNDING SOURCE: ACTNI'CY MJMBER:
FINANCIAL INFORMATdON:
C'�Doamrna and Sevings\puhmv�n�[.owl Sming\TemPWiddsPUbhrggrtsheet wpd
�% a, • � ff 7
Interdepartmental Memorandum
CITY OF SAINT PAUL
DATE:
I�ri�
FROM:
July 1, 2003
Mary Erickson, Council Secretary
Lucy Thompson, PED �I�y�/ ' "
SUBJECT: City Council Public Hearing on August 6, 2003
I spoke with Nancy Anderson before she retired to have the following item placed on the CiTy
Council public hearing agenda for August 6, 2003:
Harriet Island/District del Sol Final Concept Plan
I believe that she put it on the schedule, but asked that I send a formal notice to you and request
that you publish notice of the hearing in the Saint Paul Legal Ledger. Would you please do so?
Please call me at 6-6578 if you have any questions or need more information. I will have 19
copies for you on July 30, 2003.
Thanks so much!
N014CE OF P[TBLIC IIFARIIYG
TheSaint Paul City Council will con-
duct a public hearing on Wednesday,
August 6, 2003, at 5:30 p.m.�in the City
Council_Chambers,. Third Floor, City
Hall-Courthouse,.15 West Kellogg
Boulevard, Saint Paul, MN, W con'sider
the Aarriet IslandJDistrict del So1.F'mal
Concept Plan. , , "
Dated: July 2, 2005 ' _ -
MtYRY�ERTCI£SON,
Assistant City Council'Secretary
��� �
S'L PdUL LSGAL LED(iER
2206893g " . .-
AA-ADA-EPA Employer
�>°�
y
CITY OF SAINT PAUL
Randy G %iIy, M�+or
DATE:
TO:
FROM:
SUBJECT:
July 14, 2003
390 City Ha/l
IS West%ettoggBouZevard
Saint Pme� MNSSIO2
Council President Dan Bostrom and Members of the City Council
Mayor Randy Kelly /� C q�
/ �, � 1
Harriet Island/District del Sol Final Concept Plan
Telephone: 651-266-8510
F¢csimile: 65I-228-85I3
I am attaching the Planning Commission's recommendations on the Harriet IslandlDistrict del
Sol Final'Concept Plan, prepazed by Calthorpe Associates, under the auspices of the
Metropo]itan Council, to apply smart growth principles to the area behind Harriet Island and
along the commercial corridors of District del Sol. The Planning Commission is recommending
some changes to the plan as originally proposed by the consultants.
RECOMMENDATION:
I disagree with the Planning Commission's recommendation regarding the azea between Plato
Boulevazd and the bluff, east of Wabasha Street (current location of businesses such as Bolander
and C&H Chemical). I believe the plan as recommended by Calthoipe Associates should stay in
place, so that, over time, we make investments consistent with our vision for a revitalized
Mississippi riverfront with mixed-use urban villages, especially given the inui�inent development
of the West Side Flats Urban Village just north of Plato. I think it is appropriate for this area to
be part of Phase 3 implementation, which would occur 1Q-20 years out. In the interun, I would
like to see steps taken to improve the physical appeazance of the indusirial parcels, such as
screerung of outdoor storage areas and landscaping.
In terms of new streets through Torre de San Miguel, I believe that perhaps a compromise would
be to consider extending only one street through the azea. Extending Livingston Avenue would
seem to have the least impact on e�sting buildings or play azeas. I believe that reconnecting this
couununity to the larger neighborhood is important.
I agree with the Plamiing Commission on its recommendations regarding new Red Stairs and
Captain Ken's. The conditions recommended for fuither considerarion of the new stairs
adequately address the neighbors' concerns. In terms of Captain Ken's, I agree with removing
any reference in the plan to a change in their location or status. Captain Ken's is a strong
business, with much community support. I believe retaining it at its current location is crucial to
maintainuig economic diversity on the West Side.
Aitachments
AA-ADA-EEO Employer
DEPARTMENT OF PI,ANNING
& ECONOMIC DEVELOPMENT
Martha G. Fuller, DirectOr
CITY OF SAINT PAUL
Randy C %[[y, Mayor
zs werr For�.ui sveet
SaintPaul MiY55102
DATE: July 1, 2003
TO: Mayor Keily and Members of the City Council
FROM: Larry Soderh�Placming Administrator
SUBJECT: Hm-riet IsZandlDistrict del Sol Final Concept Plan
BACKGROUND
� � � 74��
' � e�,..,�,.
Telephone: 651-26b6655
Farsivule; 655-228-33Z4
In 2001, the Harriet Island/District del Sol area was selected by the Metropolitan Council as one
of six Twin Cities Smart Growth Opportunity Sites. With this designation came planning and
urban design assistance from Calthorpe Associates to demonstrate smart growth principles at a
variety of scales and in a variety of communities throughout the Twin Cities Metropolitan Area.
The Harriet Is1andlDistrict del Sol site was selected to apply the principles to both a lazge,
underutlized riverfront site and smaller, individual pazcels along commercial corridors in a built-
up core city. Met Council was also interested in exploring how new development along the
Mississippi River could be connected and extended to the upper bluff neighborhood.
The Harriet Is1andlDistrict del Sol study area comprises the mostly-industrial area south of
Harriet Island (between Harriet Island, and the bluff, west of Wabasha Street), the area between
Wabasha and Robert south of Fillmore to the bluff, and District del Sol (the commercial
corridors of Wabasha, Concord and Robert streets on the West Side).
A copy of the full plan, as prepared by Calthoxpe Associates, is attached, along with an 11"x17"
versian of the Final Concept Plan shown on Page 33 of the lazger document. As this memo
explains, the Planning Commission is recommending changes to the Final Concept Plan prior to
adopfion as the general land use and urban design framework for the study area, and fiu
review of specific portions of the full plan before its adoption as an amendment to the
Comprehensive Plan.
PREPARATTON OF THE HARRTF,T ISLAND/DISTRICT DEL SOL OPPORTi7NITY
SITE PLAN
PED staff have been coordinating Calthorpe's work for the Harriet IslandlDistrict de Sol site
since Febivary 2001. Staff worked with a steering committee of representatives of the
nA-nnn-�o �mPioy��
��
�, �, � 7 �, �..
Mayor Kelly and Members of the City Council
July 1, 2003
Page Two
Riverview Economic Development Association (REDA), West Side Citizens Organization
(WSCO), Neighborhood Development Alliance (NeDA), Saint Paul River&ont Corporation and
Saint Paul on the Mississippi Design Center to mauage citizen input and plan cotttent.
A community charrette was held in May 2001 to gather citizen input on desired future ]and use,
public unprovements, etc. in the study area. Appro�cimately 80 residents, business owners,
property owners and interested persons attended the charrette. Their visions collectively settled
into three altemative deveIopment scenarios for the study azea: residential-intensive,
employment-intensive and Saints ballpark (at the rime, a new home for the Saints was being
considered for the Flats). An open house and a series of cominunity meetings were held in June
2001 to get community feedback on a prefened aitemative. There was fairly broad consensus
that the residential-intensive scenario was the preferred altemative, and Calthorpe Associates
developed that scheme further. After much work with Met Council staff, the consultants, City
staff and the community steering committee, Calthorpe Associates presented the final concept
plan, urban desiun guidelines, infrastnicture plan and street desi�s at a community meeting in
June 2002.
Between June and December 2002, Calthorpe Associates refined the concept plan, development
program, urban design guidelines, h�ansportation plan, infrastructure plan and sfreet designs.
After final comments from staff and the neighborhood, Caithorpe Associates prepared the final
Harriet Island/District del Sol Opporhmity Site Plan (bound plau, attached). In January 2003, the
WSCO Board approved sencling the Final Concept Plan only (Page 33) to the Plaunuig
Commission, Mayor and City Council for approval as the officialland use and urban design
framework for the Harriet Island/Disirict dei Soi study azea.
The Fina1 Concept Plan lays out a general plan for land use, block arrangement, street
unprovements, public space and bicycle/pedestrian circulation. The more-detailed elements of
the full p�an, suckt as proposed new street-sections_(Page38-41)_and urban design_guidelines
(Page A-44 through A-66), will require closer review by staff for consistency with zoxung
regnlations and e�sting street specifications. It is the Plauniug Commission's intenlion that the
lazger document be considered for adoption as an amendment to the Comprehensive Plaa once
this review is completed.
PLANNING COMNIISSION ACTION
The Planning Commission held a public hearing on the Harriet Island/District del Sol Fina1
Concept Plan on Mazch 28, 2003. Three key issues were raised in response to the consultant's
proposed Final Concept Plan: 1) the extension of new streets tUrough Torre de San Miguel; 2)
the construction of new stairs at Bidwell Street down to Harriet Island; and 3) the removal of
AA-ADA-EEO F.mployer
l� � • � Ij, �
-r
Mayor Kelly and Members of the City Council
July 1, 2003
Page Three
some businesses to accommodate new mixed-use development. A brief summary of each issue,
and the Plauning Commission's recommended response, are noted below. The Plaruiing
Commission's comments aze also noted in its resolution (attached). Beyond these tluee issues,
there is broad communiry and Commission consensus that the Final Concept Plan should be
adopted as is.
New streets through Torre de San Mi�uel.
The original Final Concept PZan showed new streets through Torre to reconnect the small
residential cammunity to the larger neighborhood, and to provide better access for
residents to their homes. Opposition to the two pxoposed new street segments was voiced
by residents and CommonBond Communities (owner). Concerns were expressed
regarding safety; increased traffic and noise; and potential loss of parking, green space,
housing units and the community center. Beyond the street issue, Tone resadents voiced
support for the rest of the Final Concept Plan.
Planning Commission
Recommendation:
Any reference in the Final Concept Plan to street changes
through Tone de San Miguel should be eliminated. New
street alignxnents should be revisited in the future only in
the event of lazge-scale redevelopment of the site, with the
goal of reconnecting the community to the larger
neighborhood.
Red stairs from the top of the bluff at Bidwell Street to a new green curridor at the
base of the biuff that connects to Harriet Island Regional Park.
The Commission received letters and oral testimony from residents along Prospect
Boulevard opposing new stairs at Bidwell and expressing concerns about safety, bluff
integrity and overall neighborhood livability. Beyond this issue, several bluff residents
voiced support for the rest of the Final Concept Plan.
Planning Commission
Recommendation:
New stairs should be built at the foot of Bidwell Street only
in conjunction with the following acrivities:
l. an environmental assessment to deterniine bluff
impact and ensure that any improvements maintain
the integrity of the natural bluff;
2. involvement of the WSCO Bluff Management Task
Force in design of the stairs and coordination with
other bluff improvement strategies;
AA-ADA-EEO Employer
l� qqq /// (
� '/ T �= ���
�✓' �!
Mayor Kelly anc3 Members of the City Council
July l, 2003
Page Four
3. exploration of residential permit pazking for the
upper bluff neighborhood to manage visitor pazking
for large events on Harriet Island; and
4. monitoring and appropriate enforcement to control
illegal or nuisance activity.
I�act on existing es ecially CanYain Ken's and Carl Bolander & Sons
The Plauning Commission heazd most vocally from two businesses in the study azea
concerned about the future of their businesses vis-a-vis the Final Concept Plan: Captain
Ken's at 344 Robert Street and Cazl Bolander & Sons at 251 Starkey Street. In both
cases, the consultant's proposed plan shows them replaced with new uses. In the case of
Captain Ken's, the Final Concept Plan proposes that the site be redeveloped as new
housing and a smail neighborhood-scale retail node. On the Bolander site, the plan
proposes the extensioa of Stazkey Street to Wabasha Street and the construction of soccer
fields.
Planning Commission
Recommendafion: No change from e�risting conditions should be shown in the
azea generally bounded by Plato, Robert, the bluff east of
Robert, Colorado, Delos and Wabasha; in fact, this area
should be removed from the Final Cor�cept Plan altogether.
The attached Implementation Phasing Plan shows the azea
that would be eliminated from the plan. This azea also
includes Torre de San Miguel.
IlVIPLEMENTATTON PHASING PLAN
The Commission is recommending a two phase implementation plan for the Harriet
Island/District del Sol area (attached). Phase 1 essentially inclu3es District de1 Sol, where
revitalizafion of the commercial corridors is aiready underway. Phase 2 is the area south of
Harriet Island Regional Pazk and west of Wabasha. This azea is not likely to see lazge-scale
redevelopment until the West Side Flats Urban Village is further along. The rest of the area that
Calthorpe Associates stuciied is not recommenc3ed for any changes at this time.
RECOMMENDATION
The Plamiiug Commission recommends that the City Council adopt the Harriet IsZandlDistrict
del Sol Final Concept Plan, as amended and with conditions, as the general land use and urban
design framework for the study area. Tha Commission also recommends adoption of the
Impiementation Phasing Plan (attached). As recommended by the Commission, the Final
Concept Plan includes only those areas ntdicated for Phase 1 and 2. No changes are
recommended for the area generally bounded by Plato, Robert, the bluff east of Robert,
Colorado, Delos and Wabasha.
Attachments
AA-AAA-�O F,mployer
city .of saint paui .�
planning commission resof�[tion
fle number o3-61
da�e June 13;,2Q03
�� �
'� � ' ? 4
WHEREAS, in May 2000, the Metropolitan Council ereated its Smart Growth Twin Cities
Opporiuniiy Site prograzn to test the application of smart growth principles in various locations
("opporlunity sites") throughcaut the seven-county Metropolitan Area; and
WHEREAS, as defined by the Metropolitan Council, opportunity sites aze new forms of urban
development that make better use of land and services already in piace, and forge a sironger
relationship betweeri land use and transportation; and .
WI�REAS, the objectives of the Smart Grovrth program aze to: 1) relate development and
zedeveIapment to transit; 2) intensify land use through ap�ropriate densities and mixing af uses
to support transit use, walktng, biking and community interaction; 3) connect housing and azeas
of employment growth; and 4) provide an integrated mix of housing types and price ranges
within a development; and
WF�REAS, communities selected to participate in the program received planning and urban
desigri assisfance, at no cost, from Calthorpe Assooiates, a private consulting firna from Berkeley,
Califomia; and
WAEREAS, this planning assistance produced an illustrative site master plan; an assessment of
transportation, economic and other unpacts of a proposed development scenario; before-after
photo simulations; urban design guidelines and implementation strategies tailored to each site;
and
WHEREAS, in August 2000, the City of Saint Paul, in conjunction with the VJest Side Citizens
Organization (WSCO), Riyerview Economic Develogment Assoeiation (R�DA) and
Neighborhood Development Alliance (NeDA), submitted an application for the Harr"set
Island/Distric� del Sol area; and
moved by Fa�l�
seconded by
in favor Unanimous
against
-�-
,.
� �; - !%� $�, �. �ta
WfiEREAS, the Harriet Island/District del Sol area comprises the mostlq-industriat area south
of Harriet Island (between Harriet Island and the bluff, west of Wal�asha Street), the atea between
Wabasha and Robert sauth of Plato Boulevazd fo fhe b1uff, and District del Sol (the commercial
coxridors of Wabasha, Concord and Robert streets an the West Side); and
WHER�AS, ut November 2000, the Harriet Island/District del Sol area was one of two Saint
Paul sites selected to participate in the Smart Growth Twin Cities Opportunity SiTe program; and
WHEREAS, starting in February 2001, PED staff coordinated the work of the consulta�t and a
steering committee of representatives of WSCO, REDA, NeDA, the Saint Paul Riverfront
Corporation and the Saint Paul on tfie Mississippi Desigri Center; and
WHEREAS, a community chanette was held in May 2001, at wIuch 80 West Side residents,
business owners, properry owners and interested persons gathered to provide input on desired
fature land use, public improvements, eta in the study azea; and
WHEREAS, based on input at the charrette; Calthorpe Associates prepazed three alternative
development scenarios: residential-intensive, employment-intensive and Saints ballpazk; and
WHEREAS, in June 2001, an open house and series of community meetings were held to get
community and Planuing Commission feedback on which of the three alternafives was preferred;
and
V4'�REAS, ihere was b*oad consensus *�t the residential-intensive sce�ario �vas most
appropriate for the Harriet Island/District del Sol study azea; and
WHEREAS, Catthorpe Associates iefined the residential-intensive aitemative and_presented the
finat cottcept plan, urban design guidelines, infrastructure plan and street designs to the
community in 7une 2002; ancl.
-
WHEREAS, from June-December 2002, Calthorpe Associates refinei3 the. concept �lan,
development program, urban design guideli�es, transportation plan, infrastructure pian and street
designs, based on community and staff input; and
WHEREAS, in January 2003, the WSCd Board approved sending the Hcr�riet IsZand/Disriict
de1 Sol Smart Growth Opportunity Site Final Concept Plan to the Planning Commissiori, Mayor
and City Council for approval as fhe official land use and urban design framework for. the Hazriet
Island/DistricT del Sol study area; and
WHEREAS, the Final Concept Plan lays out a general plan for land.use, block arraagement,
street improvements, public space and bicycle/pedestaan circulatiott; and
-2-
�^. - ����
., �, -
WfIEREAS, in February 2003, the Planning Commission released the Final Concept PZan for .
public review; and
WHEREAS, tbe Planning Commission held a pubIic hearing on the Harriet Island/Distvict del
,Sot Smart Growth_ Opportunity S'ite Fina1 Concept PZan on Mazch 28, 2003, nofice of which was
published in the Saint Paul Pioneer Press on Mazch 25, 2003, and at which interested persons
addressed the Commission; and
WHEREAS; three key concems were raised during the pubiic comment period: 1) the new
streets proposed for Tone de San Miguel; 2) the proposed Red Stairs at Bidwell Street; and 3)
potentiat business relocations suggested by the Final Concept Plan; and
WHEREAS, the retention of commercial and industrial enterprises within t13e city Iunits is
critical to maintauung a strong taY base and diverse job market.
NOW, THEREFORE, BE TT RESOLVED, that the Planning Commission hereby:
1. Finds the Harriet Islandll3fstrict det Sot Smart Growth Opportunity Site Final Concept
Plan generally consistent with Yhe Saint Paul Comprehensive Plan and the Saint Paul on
the Mississippi Development Framework ; and
2. Forwards the Harriet IsZandlDisirict del Sol Final Concept PZan, a�ong with an
implementation phasing p2an, to the Mayor and City Council for adoption as the generai
land use and urban design framework for the study area, with the following conditions:
a. any reference to street changes through Tone de San Miguel be eliminated, and
new street alignsents be revisite3 in the future only in �he event of large-scale
redevelopment of the site, with the goal of reconnectiug the community to the
larger neighborhood;
b. new Red Stairs be built oniy in conjunction with the following activities:
1. an environmental assessment to determine bluff unpact and ensure that
any improvements maintain the iritegrity of the naturai bluff; :
2. involvement of the WSCO Bluff Management Task Force in design of the
stairs and coordination with other bluff improvament strategies;
3. exploration of residentia] permit pazking for the upper bluff neighborhood
to manage visitor pazking for lazge events on Harriet Isiand; and
4. monitoring and appropriate enforcement to control illegal or nuisance
aetivity;
c. where the relocation of existing businesses is necessary to implement the vision
laid ouYin the Harriet Island/District del Sol Fina1 Concept Plan, the City wark
with the Port AutUority,. Capital City Partnership and other appropriate entities to
find sui�fiable new locations within the city limits; and
d. no changes b� iecommended for the area generally bounded by Plato, Robert, the
bluff east of Robert, Colorado, Delos and Wabasha as noted in the
Implementation Phasing Plan, and this area be removed £rom the Final Concept
Plan altogether,
-3=
�` .
�'� ; ��F
3. Directs staff to continue to review the specifics of the Karriet Islund/District del Sod
Opportunity Site Plan, such as the urbau desiga guidelines (pages A-44 through A-66}
and street designs (pages 38-41), for consistency witb e�stiug zoning regulations and
street specifications;
4. Directs stafFto returtt to the Commission at the completion of this additional review, with
the intention that the full document eventually be adopted as an element of the
Comprehensiva Plan; and
5. D'uects staff to pursue any necessary rezonings on a timetabte consistent with Phases 1
and 2 of the Implementation Phasing Plan (attached).
�
- ,��.,
� - - . ��°'=`-�' � Downiown .
�''\ .c''i'� ; ,'..______'_- - . _ StPaul
>c': - . '-�—.�C- : . _ '
� y -�:. ��/' -;.�I c _ • —� �1
S [F^ j� — _ C a 1 p _' ' 1
'/��„R„ �' l .� ��. � ` � � .i�! � .�
� __�. �=,,.. �
�� ,f, •�j _/�� �"� � .1
. :�. . {. '�/ � _
� `, '��',' ``y ST /' '� �/_ //�� ._._.� � � �
-T, /� r �� • .��� i � _ . .�' "'�
- ::� ��- ,
{ � �
'✓ 1 � / d^`'" � ' /.,f - . _
\e"k o� r .,'
" .. xr \ �\ ! � ��-
� ,:�- � � ,
; :, -.� �, �� /; � �� m 1 .r � F
; y >
;>,;; ,`� . � `� /l _ — , ��
`, ,�l f io � ,- / �• a , ��. '
(.! �� /� �' _�� ��� '� a�
i- , ,.� � �, � � j � 3 . _ _
/i � S/'. ,.y � Q ✓ ,: i:''
/�� �GPPe . v S.` .j :
� � L'a � s �.• S .
� � •`�� - � SS ~ l �� • :.
�� � �� ', ti � � �.
� �
�..�� � f /� , - � J ,' t.
"' _ ♦�_• � � :i.._�.,
, � R t. � � I � _ _ [• �'{) � .
� �� < v�' , � , ���I /
� '��i a � / / a u. � . , , /
i .�_. �\, `` � . °�, _ '� ' _f' \1 /. ,O< i �,. _ a o t ;
, _ , , � � � 1 , , i �, � .... -'^,. 9 0 '.
. "�� - ' n � . � O <
' _ ., � �� � � ; _" -�. � ti'
y l � 4 - A , � \ . � Ifh'E CCi J��
�: � . j, . , � _' , , "r ,�( , - � � � .� � [� "'y i' c Ce c >
f � , i y i _' ` ' \ \ l, i t ` _ �� _! I� - S.�apa,e e ez �.
� ; ' . �A � V ,� _ -�A . � _. _ � � �_ LI =: iri.
� Z_ �� � • ° 0 -, /i �' A � � ' \ �� ' � k, - � �` ��� „ 1 ��-�, �
,� _ -_� , . y � �- ����'o=�..� - — A �a_ '��v' ��
.� �
�. i. � , � ` �'� � ; � � ,�� a°ac .�..� � ❑ � �� �
� � ' � ` .�e — _' -
'`_ - � ,.
. `�`J/'c�.. , _� -;� , � ��1� � - � � ' � ; � �3�=�, - �kll _ '`
\.l' _-� \ � _ � �- _ .' �,+\ " _' 0q v'°,° 8 z° t _
� - �`�; - —� `' - "� " - �P�a ❑oo oaa0f
�; e �
i v ti' s � ' ' �. £ , , ��'`�� L _ .1 �T_. \ O'\
- ^� � � � , -� - � - ! �� �"� o
. �, o �,° -
' ' �ark -�� -,=� £ �-- - � - � �' , � _� . ��.. � i z 4"%
' � � '� , I /� ' i �����iP � �. � ' �� �. � % .
`� ,�. , !, `<, ,- _i 1-z =�.��� Y— - v
� ��
, \ �r �"`L� , ,rr' _ � . � ` a' �\ ��� c �'�s . � „
— =.1 _ ' _ : "c �` , ` ..-.. %__ . �aE,i — --'' `J j >',_ —� � s
l ` _�'� � ' � ' �ti -_ -� - F -. ` - _ _\� � / •?�y -`
� i __ ��' � '�; s J \ , , � � . �T �; .��L r _ �
. _ —/ _ --, . — ,�,� ,_ �
�> - ` ��i :�.�� . �� , ` - ' ,,� „
_�'� __ \ --_ � _� \� l iP d _ . ° _ .. _ _— � - �- y ,�l
�
'�� � � :
p;a7�.7
�
'� HARRIET ISLAND / �
DISTRICT DEL S OL
-- ' � �' - _ � _ -
�, i . `
i i� �� _
/ " 1 ���
/.
j -
; ,, ; ,: :
� ,�!
��r-� " � .TOSCPau1 � j�
� ��
� a�en
�. -' � � '. � �
_ � � ,
� � _ = , ,'� �' �
\ / a tv /
. p j O _ �_ � /;
� � j � ��, � ,.
\
� f< \ , : \ ,
. ...s 'r�. � -� � � ��—
.. ✓ �\ ,���'�� � ��. �
�, � ������� , , i �.. ` , �
6 � � �
r �''?� � g 9 ..,\ .
� p'+ ��$�4 �° I ��A
9 V`. '- ` ,,
�
� � ' � ��� �� �
�� A � .
� �� � �V , . ` ��.
a 3�
��: — � ��,�,�, ��-�`�' " _ _' �'_ r e - _ �.�, . �-' i � �\
�. �� _' -�� V /�" �\
1
� z li�, . _ , w s .x�e.k \ � , � :
� 1 _ . ' mxe.wv.rt � \
� � �I�� a � � - - i i_ A . o Q , ' , � �
' �� ��I�,: .� d " _"_ '_ � _ � , !, �� �� o '�ro^�+W^ \ �0
. 4411( _ _ " ' � � e 1 . � ' �;.. �
.. � � ,�t. � __' f �� � rrT c,A ��0�0 � �° �� �
"� .. _ i ' _ a _' �II� '� P oo� ,
� ` � � - F � , ,-- � , � � � i t.. j ❑�f10 �� � r �. �� ��`.
' 1 l. /�� � � � ^ \ �/^ •1 - p.. b- r � � t WIl �❑ � \\ �/
y f ` << �` � , � - , _ -- - ❑ ,�. ° _ ' " sw I , A ;�. � . A. v
�� � > . �Y � � _ �� � �- � � ! ° �� ��
�° A v`1 _ ' _ ' t _ _ _ _ - � C n _ 2tlC �7�� -��.e. �, , .
\!
�
. , !
� �
\ f : +
l�r^ �4°����� �.
��,�'�.',� '\4�y O O ,
4`
u. ��� � `
' � �� o . ���� t.
r/!JG � .
�._. �o �.
g:P
,� :
�`harc nky \
`� �\\ ;
� �
c •. �.P'
� o ��Joois � � ��
� `- _
�
�� �.� L � u
� . . � -�._ '�.:
FINAL CONCEPT
PLAN
LEGEND
�•� St�dyArcuBountlery
--- Ex�n�ug'Ih;�
-•.-.. NmvOfPStree[Tnil/peCeavunRoutc
� NewllmprovedTYVrtsitStap
INtFM1V�I�I)She�RrinJCU�bY,a'Ifnien f.\pO�oP'blel
�7] NewBuiltling
Cj EvhtlngSaSftling
� SteepSlopes
LAND USE
ReWil
� ARixea Ose
{Rea Jmlivl.0!(�e nrCrv � \beve Relail)
CIVIC
� Offlce
� Lightlndustxial
� rirkingGange
� MullJ�mdy
� Townnouze
� Parks&OpenSpace
� Metropolitan Council
V Building communities that wor&
� '�q�2�f�IOT1Je
a zoo• aoa• eoo�
smart� '� Assoc�tes
growth �Ra�v �E���•�
`" FEBRUARY28�2003 :vxcixrrecrs
�� .; ',�, � �
FEATITRES OF FINAL CONCEPT PLAN
AARRTT; ISLANDJDISTRICT DEL SOL OPPOR'I'[31VITY SITE
SMART GROWT`H TWIN CITIES
FINAL PLAN - FEBRUARY 28, 2003
Plan Features
• Historic street grid reinstated, reducing the need for utility relocation and building
demolition and providing a fine grained, pedeshian-scaled development pattem.
• Bluffside trails and other new trails connect District del Sol and Harriet Island, as well
as providing a unique regional amenity.
• New "Ked Steps" reconnect Harriet Island to the residential area on the bluff, and
provide a vista through the site to Harriet Island Park, the River, and St. Paul Cathedral
on the opposite bank.
• New park north of Wood Street creates residential activity focus for and link between
District del Sol, West Side Flats, and Harriet Island and provides much-needed soccer
fields.
• Bike lanes along Wabasha, Concord and Plato facilitate use of alternative transportation
modes for commuting and recreation.
• A new or rerouted bus line stops at major points along Wabasha and Concord, which
have high quality bus shelters; possible fuhue upgrade to streetcar or Bus Rapid Transit
service (not light rail, but smailer, lighter more local-scale vehicles (e.g. Portland,
Oregon and Melbourne, Australia).
Harriet Island Area:
•"Green fingers" connect the neighborhoods to the bluff and the river, as well as providing
groundwater recharge "rain gardens."
• Three historic warehouses in Harriet Island retained and reused as loft-style housing or
employment.
• Existing property lines respected for the most part, so that the area can redevelop parcel
by parcel (some government intervention would be required for certain items).
• Park and plaza south of Harriet Island Pazk Levee Gateway connects the pazk to the new
development.
• New parking ramp used by Department of Agriculture allows more development on that
site and redeveloped Health Partners site.
• Employment uses thxoughout mixed-use district neaz Wabasha St. in Harriet Island.
• Residential district at westem section of Harriet Island.
• Mixed-use blocks at southeast corner of Wabasha and Plato. -
• Retail in mixed-use buildings lines Wabasha, connecting downtown St. Paul, Harriet
Island, and District del Sol.
• Site for a commercial recrearional attraction at the levee and Wabasha, with mixed-use
frontage along Wabasha. '
• City-owned pazking garage neaz recreationai attraction, shared by office and retail
developments as well as recreational atisaction.
CALTHORPE ASSOCIATES
� r
�, _ ;� �`�,_
HARRIEPTSI.e1ND✓DISTAICIDELSOL �� y � �
Pcax DrscccBTtox
District del Sol:
• Infilt along Concord St., infiil and rehab azound the Wabasha & Concord intersection,
and miYed-use development on the Ice Arena parking loY strengthea upper Concord,
• Create a node at the Concord & Robert intersection including a drugstore anchor.
• Mixed use buildings with ground-floor retail along Robert St. connect District del Sol
to West Side FTats.
• LocalcharettevisionfotConcord/StatelGeorgeFive-Pointsnode,inctudingnewsnised-
use clinic building built to the street and new street beside park.
CALTHORPE ASSOCIATES
PAGE 2
�
/ � y �.-�
�
. � =°-.�c'^.:
:.� . . � . . . . . .. �;,
i
� '� �,}; � ,J't � � �N ..
� � t s II
t ' '� ' v€ ` L � 3^� )� `��� � u� � `�..
:A� W �
' __ i I I � ..41 � '",
E .. .. .. . -_"..' ... . __��.
r
a "
� �� � � . � . �.
� ' y
�� �r���
ACKNOWLEDGEMENTS
H:IRRIET�DEL SCL PROJECT TEA�I
Metropolitan Council•
Bob Mazanec
Jennifei Lovaasen
Melissa Manderscheid
City af St. Paud, Department af Planning and Economic
Develapment.•
Lucy Thompson
Martha Faust
Caty af St. Paul, Department of Parkr and Becreation:
Tim Agness
John Wirka
Il�est Side Cita�en i Organi�ation ([Y�SCO):
Steve Faust
I�ivervie�vEcanamicDevelapmentAarociation (KEDA):
Ja:ie Eigenfel3
Doug Copeland
Neigbborbood DevelapmentAlliance, Inc. (NeDA):
Kazen Reid
St. Paul Biverjront Corporatian:
Tim Griffin
Gregory Page
Cakbarjie A.crotiates� Z.ead Con.rultant:
Timothy Rood
john Beuder
Samantha Chundux
Adam Vazat
Meyer, Mohadde.rArrociatey Tranrportatimr.�
Fxed Dock
Murthy Koti
CaZtborpeArroaatu Z
ZHA, Inc., Marke#ArrerrmenSandlr�lemendatian:
Sazah Woodworth
Zimmerman/T�olk A.ccociates,
Asrerrmenr.
Aesidential Market
Laurie Volk
Homard K Green Campany, Infr�a.rtrascture:
Tanya Miller
Noaember2002
�
.
I
f
f
�
1
�
�� � > � ��
�.� - ' �+
. .
HARRIET ISLAA'D jDISTRICT DEL SOL
TABLE OF CONTENTS
�H3PTER �: PROjECT SF7TI\G _3\D B3CKGROti\D
The Study Area
Goals and Objecaves
Mazket Assessment (Snmmary)
Eaisting Transportation Assessment (Summary)
In&astcucture Assessment (Summary)
CHAPTER 2: CONCEPT PL�N DEVF,LOPtiIENT
Stakeholder Workshop
Sketch Plan Alteznatives
PublicInput
Final Concept Plan
Street Designs
��.,i .. i2JiPi.EtiltivTr�Tiviv
Urban Design Framework
Txansportation
Infrastruct�e Cost Assessment (Summary)
Implementation Issues
�
6
7
8
12
17
21
22
23
28
32
38
�J
44
46
48
51
November2002 � 3 CalthorpeAcsaeiazzr
� , , �� � �^',(;, � °9
HARRIET ISLAND�DISTRICT DEL SOL
1
,
�
CHAPTER 1:
PROJECT SETTING AND BACKGROUND
Tr-�, SzvDx A�A
1
�
.
t
�
1
I,
�
I
�,
l
f
Gonrs .srm OsJscrlvEs
MARKET ASSESSMENT (SUbIMARY�
EXISTING TRANSPOTtTATION �SUMMARY�
INPRASTRUCTURE ASSESSMENT tSUMMARY�
;� �-� � � ��' ��
�, �, .
PRQjECT SETTING AND BACKGROUND
THE STUDY AREA
The Hazriet Island/District del Sol Oppoitunity Site
is strategically located in St. Paul's West Side district
The study azea has two parts: the Harriet Island "flats"
azea, located on the rivex flats between HasrieY Is]and
Regional Pazk aad the rivu bluffs, aad the District de1
Sol neighboxhood, centered around Coacord Street.
The West Side's river flats have long played an
importaut suppoxting role to St. Paul's Downtown,
first as a lazgely working-class, immigtant commvniry
beginn�; g in the 1860's, and following the compleaon
of the levee system in the 1950's, as a suburban-sryle
industrial park in the heazt of the
citp. Businesses in tfie azea value
their pxoaimity to Highway 52 and
the St. Paul Downtown Aixpoxt
(FioIman Field).
District del Sol was formezly known
as the Riverview District, despite its
lack oi any view of the river. As
a sesult of a commetaal coxridor
revita2ization ptau and rebraading
effort fox the dishict that began in
1998, the neighboshood has seen
new housing, aew jobs and sesvices
in xestored buildings. The plan
also aeated the District del Sol
designation to capit�Iize oa the azea's
stsong Larino heutage. Plans are in
the wo�cs for improved community
In 1954, i�abarb¢ Sereet in 1!x siver flstr arzr ¢
pede.chian..rcale mt�l camdor. Ajter leveu were
con,�tiruckd for fhod protertioa, IPiaba�ba wvs
�uidened amd many sdeetr vere ekminated ¢r the
area xar redeveloj�ed into a ringk-xre indu.rtnal/
officepork
facilities and street, park and sidewalk imp=ovements.
Recendy, the City of St Paul has made a commitment
to reinvest in the Flats, reconnecting to the Mississippi
Rivez and convesting undemtilized industrial land into
a mixed-use uiban village.
CaliGmj�eA.rroaatu 6 �� November2002
�abarba Slreet i,¢ 1954, laakiug inwvrd ihe Green Stepr.
[P/abarfia Sireet in 7954, bok.ing nort5 fsom tbe tap of ffie Gnen Skpr toward tbe [Ylisris.rippi
Aiver mrd Donmtawn St. PaaL (Photar from Narton and Peel pbota, Minne.cota Hirkrzcal Society.
Please do not reproroduce for rommercial u.re.)
�., - %'47�
HAARIET ISLAND�DISTRICT DEL SOL
GOALS AND OBJECTIVES
St Paul Sas embzaced the Mississippi River as a
fundamental o=ganizing urban design feature and a
key to iu unique sense of place. Since azchitect $en
Thompson cseated a compelling image of a reforested
river vallepin 1992,tens of thousands of trees have
been planted in rhe river basin, helping to restoze a
sense of the rivu corridor's presetelement ]andscape
and to enhance its ecological value. Plans aze being
made to restore othu key ecological corridoxs in the
ciry as industaal pxopesties are redeveloped.
The 1997 St. Paudon tbeMuri csippi Develoj�mentFrame�vark
Plan establishes a vision for the city as a netwoxk of
uxban villages set amidst the lush greenery of a
xestoted Mississippi 1Ziver valley. The Framemork Plan,
which was the product of a three-year process, lays
out ten key �ban design principles, including goals
to "evoke a sense of place," "restore and establish the
nni que uxban ecology," "improve connecaviry," and
"ensute that bwJdings support broadex city builcling
goals." Implz�entauon of the i�'rar.�e�vork Plan is
led by a private nonprofit oxganization, the St. Paul
Rivexfront Cozpotation, undex a fozmal agxeemenc
between the City, the Port Anthoriry of St. Paut,
and the Capital City Paztaexship.
St. PauPs compzehensive plan,
which includes a chapter known
as the Mississippi Rivex Coriidor
Plan, suppozts these fxamewoxk
pxinciples and recognizes the
importance of design guidelines
and small axea plans as a means
of implementing the vision.
of inner-dty sites: a laige, undexutilized industrial
riverfiont site, and small, individual pazcels scattered
along historic commercial corridors.
Recentimpzovements include impxocements to Hazriet
Island Regional Pazk, the Wabasha Bridge, the nearbp
West Side F1ats development. Ongoing xevitalization
and infill effotts in District del Sol. St. Paul's initial
goals for the site include redevelopment/infill of the
prunarily industrial flats azea, cteating a better focused
and more xecognizable retail/commercial corridox
linki�tg Downtown to Distxict del Sol via Wabasha and
Concord Streets, and establishing bettet connecdons
to the river, the regional pazk, neatby jobs and escisting
neighborhoods. The Haxriet Island/District del Sol
opportunity site plan shows the azea's potenaal to
create a more balaaced mix of uses and to become a
pivotal element in the xevitalizarion and enhancement
of the cit}�s historic west side.
This opportunity site plan
illustcates how Smazt Crrowth
development in the heazt of the
�ban coxe covld capitalize on
recent majos public and private
investments in the axea. The
site pxesents an oppoztunity
to demonsixate Smazt Growth
principles on two different types
Noe�embn 2002 7
Figrrre 7.1: Aerial viem oj Harrietlrland and Dirtrict del Sol
�` ����
b _ ,
PROJECT SETTING ANA BACKGROUND
MARKET ASSESSMENT
�SUMMARY�
DEVELOPVIENT PO'i'ENTIAL
The Harriet Island/District del Sol Study Area
consists of tcvo vesy clifferent physical envizontnents:
(1) the industcial azea on the rives "flau" and (2) an
older, tniged-use commetcial coxridor above the $ats.
These azeas aze distinct in form and funcdon, and
development potendal varies widely between them.
Dirtrict del Sal—An Exitting Cammerczal Co�ridor
District del Sol is an oldex, mised_use cnmmPr�;�t
cozridoz lazgely Latino in chazactex. The commesciat
corridor indudes resraurants, smali grocets,
bakeries, zecreaaonal uses, neighborhood service
establishments, and a limited supply of office.
The visual chazacter o£ the comm�cial corridor
is unique, with the Tone de San Miguel, a historic
chuLCh towex; brighdq painted pedestrian ovetpasses;
statuacy; and m�als. Revitalization is occucring in
this neighborhood as a res.tlt c£ dedicated ccs,muaity
pazmesstups and small-scale investment. As a xesult,
the commercial co�idoi has grown organically.
New residential development could be cseated
through adaptive re-use of eaisting commexcial
buildings and new small-scale infill construction. Ia
the Mississippi Rivex-oriented industrial azea adjacent
to the Hazriet Islaad F7ats, with the exception of
CaltbarpeA.rzociatu g
three e�sting bvildings, most of the new xesidentiat
would be provided thxough new construcdon. In the
District del Sol neighbozhood, miged-use builclings
occupying cuczendy vacant pazcels, such as the ones
at the coznu of Robett Stceet and Isabel Street
could pxovide gzound-floor tetail space, and rental
apartments. An orher prime opportuniry is the oudet
centex wazehouse, which could provide a place fot
live/work lofts.
The District del SoPs tighdy-knit, small-scale qualiry
is its gxeatest asset As such, development potential
is maxiiuized d�ough strategic investment ia the
District, including street and pazk improvements to
complement private reinvestment.
Harriet I.rland —A New Tawn Center
The portion of the Srudy Area in the rivez flats is
curxently light industrial ;n chazactez. The long-term
potential of the azea wi11 be masimized with the
aeation of a mi%ed-use environment in this poztion
of rhe Study t�ea, CLearing a miged-use environment
will require significant redevelopment. Because
xedevelopment is also planned fox the adjacent West
Side F1ats azea ou the east side of Wabasha Street,
maYimi>;.,g development potential wilI take a long
time.
1:
nem market-rate bourehokZr
Notrmber2002
0� a �47�
HARRIET ISLAND�DI$T-RICT DEL SOL
1�
�
Fzgure 7.2: County o,ve.cror} data war ated to identily parcek witb j�otentiat far redevelopment. Tbe map at 1� thowr tfie >ako of buildxng value to land value;
tbe map at rzght .rfiaat total arrerred value (land and buildin� per.rguare jaaE. On batb map, darker rolorr smdicate prapertier that are G'keh'er candidate.r for
redevelopment
will take five to 10 pears to be absorbed, and
that 2) Tedevelopment of the.Harxiet Island
F1ats area will not begin unril the West Side
Flats has achieved "critical mass" (three to five
yeais), the market potential fox the indusrsial
Fiats has been fozecast foz the yeas 2006. Dzaw
uea household analysis has established that, in
the yeaz 2006, more than 2,000 households
have the potential to purchase ox zent a range
of new high-density housing units, either new
construction ox adaptive re-use of egisting
buildings, in the area. Based on the housing
and lifestple propensities of those draw axea
households the tax et xesidential mix would
The current market potenrial for the redevelopment
of the West Side Flats would be compazable to
the maxket poCendal for the Hazriet Island F7ats.
However based on the assumprions that 1) the 900-
1300 dwelling units proposed for the West Side Flats
Absorprion of 2,000 housing units within the industrial
Flats azea could be achieved within approximately 12
pears fxom commencement of maxketing, depending
on phasing and construcuon, and stable economic
conditions.
Accidefttial Commercial
�vraz,) (s ��r1
Distact del Sol
IsabelStceex/
Robext Stteet 14 5,800
South of Oudet
Ceater/Wazehouse 40
A«oss from Bean
Faaoxy on Robert 9,100
Sxb-total 54 14,900
Iiairie[Islaad/
The FJats 2,000 + 800,000 +
� � g Tab1e 7.2: Magniiude oj Tand ure pr je<kd for tbe Hasnet Irland/Di.rlrzcd Del Sol
conSiSt Of tlle dlSttibutlOR of 17ouSillg tyriES Study.4>ea Note that the Harrzetlrland/Flat.r area zr a mznimum. The trxe capatity
in Figuxe 1.1. o f tbir area brgely dej�endr an the pfj rual plan j or tbe Jrrrtd area. The Dirfntt del Sol
� .rub-area e.rtimatzr are only J�ar sbe infiUnte.r dircu.rred previourly. Additional infild nte.r
� aere identified in tbe ISive�viem Cammereial Carridor F[evitaliZation Program prepared
in 1999 by Hay/DobbrA.rrociatu.
Novembrr 1002 9
�� ��� �
N �
�
PRO)BCT SETTING AND BACKGAOU�TD___, _ ,___
At the forecast absoiption of 240 units, including
rental apaztments, in one yeaz, new zesidenaal
development witliln the indushial Flats azea would
xequue a capture xate of up to 12 percent of the 2,020
households, identified thxough tazget mazket anatysis,
that aze likely to have the potendal to zent oz purchase
new hoasing vaits in the azea in the year 2006—a xate
that seems very achievable accourding to the analysis.
KE.Y OBSERVATIONS
The Study Azea is discussed here as two unique sub-
azeas: District del Sol, a commexcial corridoz and
the Hazriet Island Flats, a Iight industriai azea. T'he
character of future development is very different
between these two azeas.
Eaaznples of infill oppo=tunities include:
- The highly visible coxner of Wabasha Street and
Concozd S�eet; and,
- The highly visible comes of Robert Street and
Concord Street (currendy a gas stadon).
Egamples of underutilized buildings include:
- The Thompson Building (at the northeast
cornei of the Isabel East and Wabasha Stceets
intezsection);
- The Outlet Centex/wazehouse huildiags (on the
south side of Concoid Street immediateip east of
the Robest Street intersection);
- What appeazs to be a utilitp building at the
southwest comez of Tsabel Street and Coawrd
Stseet
Dzrlrzct del Sol Commerciad Corridar
• The Ievel of maintenance on eaisting psoperties,
new invesm�enY, and recent renovation activity
indicate that the Dishia del Sol commexcial
corridor is in the process of revitalizadon.
• The 100% coxnet is the five-point intessection of
Conw=d Street, State Street, and George Street.
• The I�tin Lestanzants and food cluste= make this a
„ �;que and attracdve destinadon for visitors.
• The Torre de Saa Migczel is a great landmark and
signahue Eor the commezdal wxridoz.
• The Girl Scouts Pedestrian Bridge at the
intezsection of Robest aad Delos Stteets curxendy
serves as a gateway to the District, T'here is also a
mini-park with signage and pubflc azt at rhe cornes
of Concoxd and Wabasha Streets.
• Theze axe good oppoxtunities for in5ll
development on Robert Street.
• Thexe aze also good oppottunides for infill
development on undemtilized lots on Concord
Street
• The Tozre de Saa Miguel could be moxe accessible
co Concozd Street,
• The hockey axena is poorly mazked and shouid be
better integrated into the commercial corridor.
Harriet Island/Tbe Flat,r
This is very valuable land due to views of the Saint
Paul skyline, waterfiont pazk adjacency, proxixnity
to the rivez edge, and easp access.
The West Side F1ats project consists of 900
housing units and 500,000 squaxe feet of office.
This project is underway. It will take at least
five yeazs foz rhe West Side Flats to be built
out. Foz this reason, rhere is very litde neaz tezm
development potential in the Harriet Island Flats
portion of dze Study ticea.
Most of the buildings in this poztion of the Study
Aiea aze low scale, low vatue, light industrial
buiIdings.
C°kh°'peA`r°`s°ter �� � November2002
�
i
�
�
,
i
�
i
�
1
4
�
)
�
�
I
,
l
�
�
• The tcanspoxtation network must be re-designed
to create developable blocks and a hiezarchy ofi
sneets capable of seroicing urban densities.
° These aze thtee older wazehouse buildings worth
pzeserving between Plato Boulevazd and Water
Street (west of Wabasha Stceet).
° Views both of the Mississippi River and of the
and of the bluffs aze an important partof the
chazactes of this atea and of St. Paul in genexal.
The developmenC in this azea must take the
pxeservation of views and view corridors into
consideration.
See Appendix A: Mazket Assessment foi the fiill
consultant repoxts on mazket conditions.
Navember2002
11
�� ��7�
� .d
HARRIET ISLAND�DISTRICT DEL SOL
PROJECT SETT,ING
EXISTING TRANSPORTATION
�SUMMARY�
REGTON 3L CONTEYT
The Huriet Island/District del Sol oppoztunity site is
servedbpRobertSneet, Wabasha/Concord Street, and
Plato Boulevazd apazt from otheL local streets. Robert
Stteet is classified as an A Minor Artexial/Reliever
(because of its relationship to rhe TH 52 freeway),
while Wabasha / Concord Streets and Plaro Boutevard
aze classified as B Minoz Arterials or Collectoz streets.
Conwid Stceet to the south of Robert Street becomes
aa A Mittor Arte�ial. Refievers are Minor Axterials
that provide diiect relief foz Principal Axterials, while
B Minor/Collector roadways are intended to connect
local stceets to the higher oxdet azterial stxeet system.
Collettors pxovide a balance between land access and
mobility. Minoz azterials pximarilp provide mobility
and aze intended to cazry shoxt to mediutn length
trips. Robert Street is a State Trunk Highway, while
Wabasha / Conwzd Street and Plato Boulevazd are
counry/municipal toads.
Plato Boulevazd pxovides a continuous east-west
movement fuacuon while Robext Street provides
a north-south movement function. Wabasha Stceet
also pmvides movement in the noith-south direction,
until it reaches Prospect Boulevazd, after which it
splits into Concord Scceet aad (eventually) Humbolt
Avenue. Most of the southbound traffic on Wabasha
Street continues onto Concord Srteet aftez Prospect
Boulevazd, while Wabasha Street ends (as Humbolt
Avenue) at Congress Street.
ACCESS PATTERNS
On Robert St�eet, south of Wood Street, the local
street grid pzovides fo= an east-west cxoss street
approaimatetp every 300 feet To the north of Wood
Stceet, Robert Street bas east-west cross street access
roughly every 900-1200 feet. Wabasha Street has east-
west czoss street spacing at 600-900 feet to the noxth
of Concord Steeet. Concord Stxeet bas a cross srteet
1 Cisy of Saint Paul Camprehexrive Plan 2000
� ,� a � !�, �' �
ASSESSMENT
access roughly every 300-500 feet within the study
azea boundaries.
The intersection of Robext Srreet and Concoxd
Boulevazd is a unique intexsection, To the south of
dus intexsecrion Robext Street tcaverses an upslope
of moze than 25%' that xesults in Robert Street
transidoniaginto a two-level street. T'he outside ]anes
on the south leg of RobeTt Stteet at this intexsecrion
zise at an elevated gxade to reach Geoxge Street, while
the inside lanes stay at tl�e lower �xade (see photos,
opposite page). Throvgh tcaffic on Robert Srreet
uses only the inside ]aaes south of Concord Street.
Stop conrtol on Robert Street at Geozge Street keeps
southbound rsaffic on the inside lanes and on-street
p arkina on Robert Sueet noxth of Concoxd Stceet
blocks northbound through traffic from the gzade
sepazated lane (oppoosite page). Even though the
tcaffic signs indicate two thtough lanes on the noxth
leg of Robert Street, ia xeal:ty veh;cles merge from the
grade sepazated Robert Stceet lane to travel noxth on
tlze inside lane on Robert Street.
VOLti�IE P:�TTERNS
Curxent two-way aveLage daily tcaffic (AD'I) on
Robert Street is 12,000 velvcles per day (vpd) and is
espected to grow to 14,000 vpd by 2020. Volumes oa
Wabasha Street raage from 12,000 vpd north of Plaro
Boulevazd to 10,000 vpd south of Plato Bovlevazd.
The volumes aze expected to reach 15,000 by the yeaz
2020. Concozd Stxeet to the noxth of Robert Street
inteisection has an ADT of 7,000 vpd and 6,000 vpd
to the south of Robert Street Plato Boulevard has
an t1DT of 8,350 vpd between Robett and Wabasha
Stceets and is foxecasted to grow to 9,700 vpd by
the yeaz 2020. ADT drops to 5,700 vpd on Plato
Boulevard to the west of Wabasha Street. This is
espected to gxow to 6,700 vpd bp the year 2020.
s
CaltborpeAvodoter 12 �� November2002
��� � `� ��
- .s � �.
HARRIET ISLAI�TD�DISTRICT DEL SOL
� TR�FFIC OPER�TIO\S
� �\D GEOtiIETRIC DESIGlT
� COZVSZDER,3TTONS
I
I
I
The intersections of Robert Street and Plato
Bonlevazd, Concord Street and Robut Stteey and
Wabasha Stseet and Plato Boulevazd aze all signalized.
Other cxoss streeu along Robert Street, Concord
Sueet and Plato Boulevazd aze controlled by stop
sigas oa only the minos srseet appxoaches.
Robert Sueet has a five-lane cross-seccian (two
through lanes and a lefr turn lane in each direction
at intersections) to the north of Concord Street.
Cuxb pazking is allowed neaz Concord Street, but is
pzohib3ted closez to Plato Boulevud. The intexsection
of Robert Street and Concoxd Street is a unique
intexsection as mentioned eatlier. Robert Stseet at
Concord Street inteisection is a five-lane cross-
section with two through lanes and one left turn lane
at intersecdon in both duecdons. Even though these
aze no raised medians sepazating opposing tsaffic flow
on Robext Stseet, xetauuug walls sepazate one thxough
lane from the other through lane in each d'uection on
the south leg of this intersecdon (photos at xight).
Cusb parking is allowed in the noxthbound dizection
of Robert Stseet on rhe notth 1eg of this intetsection.
Concoxd Street has a fourlane cxoss-section from
Robert Srseet to its tcansition to Wabasha Avenue.
Curb parking is allowed on Concord Srseet west of
Robext Street in the westbound direction. Wabasha
Street is a five-lane czoss section with two tt�.zough
lanes and a left turn lane in each direcrion at
intersections. Cuzb pazking is not allowed on either
side of Wabasha St�eet
Plato Boulevasd has a five-lane cxoss-secdon with nvo
thcough laaes and a left tuza lane in each duection
at intersecdons. Curb pazking is prohibited. Raised
medians sepazate opposing traffic flows on Plato
Boulevazd.
Txaffic volumes wexe evaluated along Robext Street
at Plato Boulevard and Concord Street, on Wabasha
Street at Plato Boulevard, and at the intexsection
of Concord Street/State Street/Geoxge Stxeet to
determine :f the xoadway is adequately sized and if
traffic operations aze at appropriate levels at these
signalized intersections. Peak hour turning movements
wese acquixed foz the evening commute peak ho�.
Analysis of peak-hour traffic opexations shows that
peak conditions aze at acceptable levels of service.
I.evel of Service (LOS) is a scale that uses ratings of A
(fxee flowfminunat delay) to F(jammed conditions) to
describe traffic operations. Uxban conditions genesally
consider LOS D to be a limit of acceptable opexadons
fox peak hout conditions.
� Navember2002 13 CaltborpeAr.ronate.r
�,' N ; � a � � 1 � �
PROJECT SETTING AND BACKGROUI�TD
Dwing the evening peak period, the
intersecdon of Robest Street and Plato
Boutevazd is opexating at LOS C, while
the intersectioa of Robest Street and
Concoxd Sneet is operating at LOS B.
Wabasha Srteet and Plato Boulevazd is
opexating at LOS A during the evening
peak pexiod. The five-legged intersection
at Concozd/State/Geozge is opexating at
LOS C, but is close to LOS D.
The speed limits on these priucipal
stceets along the studp cotxidor aze in rhe
30-35 mph xaz�ge, which is appxopriate eo
the charactez of the csoss section and to
the number of access poiats along the
street segments.
TRANSIT FACILITIES
Five Metso Tsansit bes roetes cazxerdy serve the
Distdct del Sol studp azea. Transit accommodations
in the comdor consist of marked stops and a limited
aumber of shelters Metro Transit is implemeating
a service redesign azound the metropolitan azea and
some of the service routes serving the study corridor
aze scheduled to change in June 2001. 7'his resulted
.R"
�
,�,'�E�° � � �1
� �
� � •.mr,mEa�
�.aenr�e y� �� �`�^^-
tx -�-}
, � �
��
� � _r
- m �
� � ��
.'tfk�Gi9 �� {
5
�1 _ �
��
� �� �r� ���
" ci rre
. � '+�r4anq �
Figrere 1.4: MaP of lo�al tramit.rendre
CaltborpeA.r:odater �q
in cl�aage of some bus route numbers, routes and
frequency of opexation.
Rohert St�et in the srsdy �orridor is one of the
pxoposed uansit coiridoxs in the Ciry of Saint PauL It
is being ptoposed as a pximacy uansit egpress co=ridor
(South Corridoz) witfi a significant transf� point at
the intetsectiott of Robett Street and Concord Stceet.
This will create a fast, frequent, reliable and efficient
transit service with a high level of uansit amenities
and transit centers along the proposed corridor.
PEDESTRIAN � BICY CLE
CONSIDERATIONS
Sidewalks ue p=esent along Robext Stseet, Plato
Bovlevard, Wabasha Street aad Concord Stceet within
the smdy azea, Sidecvalks on Plato Boulevazd ue
pedestrian friendly, but sidewalks on Robert Street at
some locations aze xelatively hostile to pedestrians.
Insufficient width is avai]able fox sidewalks and
some of the sidewalks do not have any clearance
from the travel lanes in the form of planting strips
oz 6azriess. Multiple driveways csoss the sidewalk on
Robert Stceet neaz Concord Stxeet, which makes for
a fragmented pedest�ian envisonment. Sidewaiks neaz
November2002
Figme 1S.�Map af ridemvJk <ondifionr
�
0� � �47
HARRIET ISLAND�DISTRICT DEL SOL
�,
i
�
November 2002
Plato Boulevazd and Wabasl�a Street aze well laid ouY
aad ue pedesuian friendly.
There aze no mazked bicyde xoutes present on the
major stzeets in the srudp azea. The 14inaesora
Community Bicyde Safery Pzoject 2 has zated the
roadwap suitability conditions for bicpcling on Plato
Boulevazd between Robest Stseet and Watex Stzeet as
`good', while Wabasha/ Concord Streets and Robert
Street in the study area aze noted as providing `poor'
bicyding conditions.
Theze are proposals to construct on street bike lanes
aiong Wa6asha and Conco=d Srseet in the study
corridor as per the City of Saint Paul Comprehensive
Plan. These lanes would have a positive impact on the
bicycle road svitability in this corridor.
TR.�NSPORT�1'IO\ OPTIO\S
The follocving issues became evident from the
prece3ing assessment:
° Roadway travel lanes aze nominally sufficient fox
the pxojected volumes and uavel pattems.
° Wlule the intersections in the study uea aze
currendy operating at LOS C ox better, projected
future demand fiom West Side F1ats and
development in the District Del Sol is expected
to move conditions into LOS D. Intersecaon
impxovements will be zequired, particularly at
Concoxd/State/George and potentially at Robertj
Concord to suppoxt futuce development.
• There are excessive numbers of driveways on
Robert Street neaz Concord Street that fragment
the pedestrian environment and negatively affect
tsaffic operations.
° On-street parking on Robert Street at Concord
Srreet is blocking a tluough lane and is conrsibuting
in a negative mannez to traffic operations at this
intersecrion.
m Thexe ate no mazked bicyde xoutes in the study
corridor and traffic volumes on main streets in
this cozridox make foz a hostile envuonment fos
1f
Side�ualk �ondition.r on Aobert Street
Apedertrzan bndge irlocated attbe interreceion of Delo.r Sheet and Aabert
Street
� � s �� �. 7 �
PROJECT SETTING AND BACKGROUND
bicycling, especiallp on Robest Street and Concord
Street.
• Sidewalks on the east-west streets pxovide for an
adequate pedestcian environment. The minimal
widrh of sidewalks at some locations, particularly
on the north-south streets, makes fox a zeladvely
hostile pedestrian envizonment on these stxeets.
Additional space is needed adjacent to the
roadwaps to impxove the pedesrrian environment
at some of the locadons on Robert Stceet in the
study area.
• Transitsernice,cuxzendylocalinnaturewithlimited
sezvice betweea St. Paul and rhe adjacent suburbs,
is espected to inczease with the development of
the South Corridor service. The incxeased service
will pxovide fox a uansit time-uansfer node at the
south edge of the study azea.
See Appendig B: iransportadon Inventory and Traffic
�Io3eling Resu! s fox the fuIl cons�:lrasx t:anspetmtictt
zepoxt.
CaltborpetLrroeiafer 16 November2002
1 ,
�
� , � '� � 7 +�
_ �
HARRIET ISLAND�DISTRICT DEL SOIi
e
�
�
�
INFRASTRUCTUKE ASSESSMENT tSUMMARY�
SITE TOPOGR�1PiIY
'I^ne northwestern poraon of the projecc asea (the
Hazriet Island flats) is in the Mississippi Rivu flood
plain, within the 10�-peaz flood elevation but pxoteaed
bp a levee system. The southeastexn portion of the
project azea (the District del Sol neighborhood) lies on
a terxace above the lomex flood plain. Both pordons
of the site aze bounded by rivet bluffs of varying
gxade eo the south.
S�1VI"I�RY SE�FR SYSTE�i
The community of St. Paul is within the Metropolitan
Council Municipal Urban Service Area (MUSA) aad,
therefote, is responsible far collecting wastewatu and
conveying it to Metsopolitan Council Environmental
Sexvices (MCES) rseatment facilities. Wastewatez
collected within the project axea is conveped to and
treated at the Metropolitan Wastewater Treatment
Plant, a 225 million gallon per day (MGD) facility that
dischazges to the Mississippi River.
Oxiginally, the City of St. Paul had a combined
sanitarp sewer and stoxm water spstem, however a
stoxm watex collection systexn has been installed and
the origival combined piping is only used for sanitary
sewer collection. As a result, most of the sanitary
sewer piping is ovexsized and the system capacity
has the abllity to handle increased flow and new
development.
The St. Paul Public Works Depazttnent has plans to
epgrade and rehabilitate or has recendy upgraded
several sanitary sewet pumping stations that affect
the pxoject area, induding Riverview Sanitary Sewer
Pumping Station (SPSS), Plato Boulevard SSPS,
located just easc of the pxoject boundary on Plato
Boulevazd, and Robie Stceet SSPS, located at Robie
Street and Kansas Aveaue. In addition, sanitary sewer
extensions for service will be included as pazt of the
West Side Flau addition and planned development at
the inte=secrion of Robut Street and Fillmose Avenue,
just outside of the project azea.
The nunimum allowable sanitary sewer pipe diameter
is ,8-inch, and St� Paul Public Works Depaztment
xeqviues rhe use of SDR 25 PVC pipe with iron
fitcings.
�"�TER StPPI.Y SYSTE�I
St. Paul Regional Water Services (SPRWS) treats and
supplies water to several communities in the Twin
Cities Meuopolitan azea, induding St. Paul. SPRWS
pumps surface watez fxom the Mississippi River and
Rice Creek, and ground water from fo� wells, into a
chain of lakes located approximately six miles north
of St Paul. Water fxom the lake system is conveyed by
gravity to a caater treatment plant located in Roseville.
St. Paul is responsible for the water distribution
system within its ciry ]imits.
SPRWS maintains and oversees the water distribudon
system within the project area. The portion shown in
yellow is the low pressure seroice area, and the blue-
shaded azea is the reduced pressure service axea. Most
of the project azea is within the low pressure service
area, with the exception of Prospect Boulevazd and
a small poxtion of the Health East Care Center
psopettq.
SPRWS indicates that the e�sring water distribuaon
infxastructure has additional capacity available. They
also indicated that the McCarxons Water Treatment
Plant located in Roseville has aoailable capadty to
suppoLt gxowth.
SPRWS has no plans for upgxades or expansion within
the Hazriet Island/District Del Sol area.
SPRWS has a"Standazds for the Insrallauon of Watex
Mains" book that describes the tequirements fox
construction and installation. Required pipe material,
valves, pipe depth, etc. is also described in the book.
STOR�I �%'dTER SYSTEIi
Two storm watu pumping stations are located within
or adjacent to the project azea: the Moses Street Stozm
Nauember 20Q2
77
�� -
�� � ° �' �, � "�•
PROJECT SETTING AND BACKGROiJND
Watez Pumping Station and the Custex Stceet Stoxm
Water Pumping Stadon. The pumping staaons only
operate dvring flood conditions. A floodgate closes to
prevent Mississippi River water from backiag up into
the sroZm water pipes, and storm water is pumped
into the rivex.
The storm water collection system has minimal
capadty avaiIable for growth. The Chestc� Street
Stoxm Wates Pumping Station, located east of the
project area, is currendp at ma�mum capaciry. Any
development in rhe azea will require planned storm
watez collection and increased pumping capacity.
The St. Paul Public Works Depaxtment does not have
anp plaaned egpansions ox upgtades fox the storm
watez collection system ox the stoLm watex pumping
stations within the project boundaries at tl�is time.
However, storm water collecdoa will be incladed
as pazt of the West Side Flats additiou aad planned
development at the incusecrion of Bobert Street and
Fillmoxe Avenue, wkrich is just outside of the project
uea.
Minimal pubfished storm water design standazds wese
available from the St. Pau1 Public Works Depazanent
since thep typicallp do theu owa desigxi work The
stoxm wates collection system is designed for a 5-peaz
stoxm event, using a 15-minute time of concenttation,
and a rainfall of 4A to 415-in/hr. A standazd plate
book showing typical piping materials, manholes,
connecdons, etc. is availabla
The Harriet Island/District Del So2 project azea is
in the Lower Minnesota River Water Management
Oxganizadon (WMO). The WMO was formed
ttuovgh a joint powess agreement between the
municipalities rhat lie within the WMO boundazies.
Responsibility £oz surface wates managexnent has
been delegated to each municipality by the WMO.
Thetefore, fot the Del Sol project, the City of Saint
Paul would have jurisdiction over surface watez
management issues.
CaltharpeA.rsociater 18
STREET AND SIDE� 3LK CONDTTIONS
The City of St Paul Public Works Department
currendy has future plans for improving the srteet,
cuxb, and guttex along Stevens Streetin 2q07. The
work will affect Stevens St�eet from Robest Stceet
to State Street. The Public Wozks Depaztment has
no othet plans for street itnprovements within the
projea area. Discussion zegazding milling, overlaping,
and re-striping Concord Stceet to indude a bike
lane has occutxed; however no date l�as been set fot
impxovements.
Plato Boulevazd is a county zoad and, thezefoxe, is
unde= the aurhoritp of Ramsey County Public Woxks.
The County has planned imp=ovement fo= m'lli �
and overlaying of the stceet sometime in the neat ten
yeazs. Sidewalk, cucb, and gutter will not be ieplaced
as pazt of tYris psoject.
i�rini{ �ND �CTcEriTiON i`�CZiiTiES
The City of Saint Paul does not have specific
zequisements fox park ox greenspace facilities in
conjunction with development Howevez, accoxding
to the City of Saint Paul Pazks and Recreation Plan,
much of the flats portion of rhe Del Sol pmject
area lies within the Mississippi National River and
November2001
C&ntan Avenue i.r a 32 foot wide, iwo-lane, urbm nridentirsl.rtreet tbat
barders EI Aio Vxrta SSecreation Center/Parque de Cattilla.
�% '_ G � � � fS;
� �
S
�
�
t
}
�
Recreation Area (AII�TRRA) and tke Viississippi
Critical Area.
GE\ER�I. CIT�' DF,�'FLOP\IF,_\"T
REQL IRF�IE\TS
A site plan must be submitted to the planning
commission for approval and issuance of a building
pezmit. The site p]an must include a site layout, and
show the existing and proposed gzading, utilities,
dcainage, eaisting buildings, properCy lines, easements,
parki a lou and othex paved azeas, sidewalks, and
driveways. Landscaping plans, lighting plans, and
building p3ans must also be included. Specific
developmens zequizements and zoning information
can be found in Chaptexs 60-68 of the St. Paui
Legislaave Code avai]able on the Internet at:
http: j Jwww ci.stpaul.mn.us/ depts/liep/
liepstadc j zoningxeview html#Pla iming
Commission
The MI3RRt1 Comprehensive Management Plan
and state Cxitical Azea Standazds apply to significant
portions of the Del So1 azea. A copy of the "Standazds
and Guidelines fox Prepaung Plans and Regulations
for the Mississippi River Critical Area Corridar " was
obtained from the Minnesota Depaztment of Natural
Resourceswebsite. TheDelSolprojectazealieswithin
an "urban diversified district" of the Mississippi River
Critical Area Corridor. The Standards and Guidelines
document states that:
"T'he lands and waters within [the urbaa diversified]
distcict shall be used and developed to maintain the
present diversity of commercial, Industrial, residential
and public uses of the ]ands, including the existing
transportauon use of the river; to pxotect historical
sites and azeas, natural scenic and environmental
resources; and to �pand public access to and
en}oyment of the rivex. New commercial, industrial,
xesidentiai, aad othex uses may be pexmitted if they
are compatible with these goals."
HARRIET ISLANDrDISTRiCT DEL SOL
The Meuopolitan Council has ctae primary
responsibility for reviewing and approving plans,
regutations and permit applications and ens�'rina that
such plans, regvlations and permit applications adhere
to rhe xequirements of the Mississippi River Criricai
Area standards. DNR also has review and approval
authority fos the Critical Area Plan.
CONCLL`SIO\
In general, residents and businesses located within the
boundazies o£ the Hazriet Islaad/District del Sol site
have access to utilities and infxastructuse that is typical
for othex similaz mixed-use azeas of the same vintage
located elsecrhere in the Tw3n Cities Mefsopolitan azea.
Because of the site's location neaz downtown St. Paul,
and its good access to existing inFrastructure, this area
contains gxeat potenrial far infill and redevelopment
and ample xoom fot new gxowch.
See Appeadix C: Infxastxuctute and Public Facilities
Assessment for the full consultant infrastructure
xepoxt.
� November 2002 19
i
1
{
i
i
�
!
t
l
t
�
1
�
I
1
,
t'
,
o � . ��. �
HARRIET ISLAND�DISTRICT DEL SOL
CHAPTER Z:
CONCEPT PLAN DEVELOPMENT
• STAKEHOLDER WORKSHOP
• SKETCH PLAN ALTERNATIVES
° Pusrac IivruT
• FINAL CONCEPT PLAN
• S�aT DESic�vs
CONCEPT PLAIV DEVELOPMENT
STAKEHOLDER WORKSHOP
Sixty-five residents, business ownezs and nonpxofit
leadets pazticipated in a workshop held on May 23,
2001, to discuss the fut�e of the 180-acre Hazriet
Island/District del Sol site. Officials £rom tke Ciry of
St. Paul attended, as well as repsesentatives from three
neighborhood gzoups: REDA, NeDA and WESCO.
The wozkshop consisted of a ptesentation by
local officials, and a discussion of the site and of
Smast Growth pxinciples bp Calthorpe Associates.
Participants were shown photos of Wabasha Stceet
taken from the eract same s}�o� one in 1924 and one
xecendy. The 1924 photo zevealed small shops and
mi$ed-use development that have all vavished along
today's West Side Wabasha street The contrast cteazly
showed how a communiry can change dxamatically
over time.
Follocving the presentations, pazricipants worked
in small groups at ten sepazate tables. Each group
had a lazge map of the pzoject azea. They discussed
their neighbozfiood, and then placed pieces of paper
on the maps representing new elements the gmup
wanted to have in the neighboxhood (such as housing,
gteen space, new stoxes, and recxeation ameniries).
Following the� woxk, each gxoup pxesented their map
to the workshop as a whole.
Some common themes fox the future of Hazriet
Island/District del Sol emerged ae the Stakeholdex
Wozkshop:
Cannectians. Sevezal workshop gxoups sought to
connect the different neighborhoods and pazks inside
and ouuide the study azea, from the rivei to the Del
Sol district, through use of gzeen coxridors.
Cammunity Facus, One gsoup established small public
squares mixed in with housing and public soccet
"Housing is needed. Business development is
needed. We want to beautify Robext Stseet so
people feel they'xe coming into an upgzaded
community."
-Isxael Bxavo, small business ownex.
� f ti � C �'` � l
Frgure27: s3rrbe.rrakebolderanrkr5ap,mmmttnitymemberrplmedimar
reprerenisng differmt rombinationr af decelopment arid open rpa�e on aerial
mapr of the Hamet Irlmrd/Drslrict del Sol area Tlnr illu.rfra[ion shom.r
anegroupi.rugqutionr. SeeAppexdixF:StakeholderT7/orkrfiopresnittfor
a complek .ret of vorkcboji mapr mrd commenk.
fields. Anothex group placed a traffic ciscle with a
monument at a major District del Sol intetsection
(Concord/State/George) to soften trnf&c and make
Concoxd moxe pedestriav friendly.
Minor Z,eague Balpark. About half the gLOUps
envisioned a ballpazk foi rhe St. PauL Saints on the
rivet flats. The park might hold about 7,500 fans and
could lead to new neazhp xestancants and lates uew
housing. Other gxoups did not have tUe bailpazk as a
priority.
Specific recommendations that were most common
among the groups included:
• Bluff enhancement aiong the Chicago and
Northwestern Railroad right-of-wap
• Impxovement of transit routes to Downtown St.
Paul and Hazriet Island Pazk
• Cieating a pedesttian-friendly environment along
the major stceets, including Wabasha Stseet and
P1am Boulevazd.
• Intensifying retail development along Concord
Street.
• Convexting undustrial sites to housing.
:
Caltlw�peA.rroci¢tu 22 Novunber2002
:) I
� � 6 � y
y - � � �''�
HARRIET ISLAND�DTSFRICT DEL SOL
SKETCH PLAN ALTERNATIVES
I
i
,
�
lising wockshop input, city input, and the economic,
tcansportation and infrastructure reports, thxee
alternative plans were created for the study azea.
All rluee plans showed the same new infill and
xedecelopment in the District del Sol azea, and varied in
their tzeatment of the Hazriet Island flats; Alternatice
A emphasized zesidential development, Alternative
B emphasized new employment, and Altemaave C
contained a new St. Paul Sainu ballpazk.
The following features apply to all '%'hree
Altematives:
DISTRICT DEL SOL
Within District de1 Sol, xedevelopment and infill
condnues as envisioned in cuxzent community plans.
Along Concord Streee, mixed-use infill development
strengthens the street's pedestrian orientation by
filling gaps in the stseet front, with xehabilitation
of historic buildings where appropsiate. Additional
infill and rehabilitadon azound the Wabasha/Concord
intexsecaon and mixed-use development on the Ice
Arena pazking lot strengthen upper Concord Srteet.
Robert Street becomes a pxunasy connection between
District del Sol and the developing West Side Flats
neighborhood, featuring mixed-use development
with ground-floor retail at the Wood Street "gateway"
and between Isabel and George Stceets. Following
the xecommendations of the Rivexview Commexcial
Gonidor studp, a node at the Concord and Robext
intersecrion includes a drugstore anchor. The Oudet
Center building at Concord and Robext is Zehabilitated
as lofts. Rehab and infill at the Concord{State/ George
node support the planned expansion of F1 Busrito
Mercado, La Clinica, and Neighborhood House/El
Rio Vista Recreation Center.
OPEN SPACE�TRAILS
A trail system ruuning along the base of the bluffs
links the District del Sol Co Hazriet Island, as well
as providing a unique xegional amenity. Distinctive
lightiag highlights the bluff's distinctive geology,
and seating ateas and public art punctuate the
trail and pzocide iesting places. The Chicago and
Northwestern Railcoad coiridor also forms a rsail
system at the base of the bluff below District del
SoL This ttail connects to the �Test Side Flats and to
Hazriet Island via an improved Plato Boutecazd with a
planted median, stseet trees and bike ]anes. The "Red
Steps" historicallp located at the bluff at rhe base of
Bidwell Street aze rebuilt to reconnect Hazriet Island
to xhe xesidential azea on the bluf£. The existing Gzeen
Steps aze zepaired and enhanced with new lighting.
A new pazk and pIaza south of the levee gateway
connecc Harriet Island Park to the new development
in the Flats. A new pazk with soccex facilities north
of Wood Stteet provides needed recseational facilities
and dxaws people from the Disrslct del Sol, West Side
Flats, and Hazriet Island.
Hr1RRIET ISL�ND�FL�TS
The three alternative plans each present a different
development emphasis fos the lazge azea in the
Flats between Hazriet Island Pazk and the bluffs, as
described below Howevex, in all three alternadves,
a mia of xesidential, retail and employment uses is
oriented to a walkablenetwork of public streets.
As in che West Side Flats mastez plan, the plans add
new srseets, pielding smaller blocks that xe-create the
human scale of the histoxic street grid that existed on
the site until the 1950s. Major stceets such as Wabasha
and Plato continue to pzovide fox tugh-volume
automobIle traffic but aze made moxe pedestsian and
bicpcle-frieadly thxough the addiaon of street trees,
bike lanes and medians wheze apptopriate.
Ncvember 2002 23 Caltharpe Associater
�
CONCEPT PLAN DEVELOPMENT
1�. RESIDENTI�IL-IIVTENSIVE
ALTERN�ITNE
In flze residential-itttensive alternadve, new tesidential
neighbozhoods focused azound neighborhood greens
are located thzoughout most of the F1ats, located at
the base of Ohio Street, south of the levee gateway
(mcluding the adapdve re-use of duee wazehouse
buildings as lofts), and axound a squaze block pa�c (the
size of Rice and Mears Pazks) between Fillmore and
Fairfield Aveaues. FiAmnte Asenue gtovides a main
easUwest pedestrian spine connecting the West Side
F1ats to Hazriet Island Pazk. Along Fillmose, "Main
Stceet" miaed-use development with g=ound-flooz
'^ - - -, � 7 � �
retail connects planned zetail uses in the West Side
F7ats and a socces/recreation facility south of the
levee.
In this alternative, employment uses axe focused in
the Depazhnent of Agricultuxe / Health Paztnexs azea
aiong the base of the bluff. Structured pazking frees
up laad for street-facing development to incxease the
pedestrian orienrarion along Plato Boulevazd. East
of Wabasha, anorhez residendal neighborhood at the
base of the bluff featutes a coxnmunity soccer facility
and a gxeenwap ruuning along the railtoad corridor,
leading into the planned West Side Flats open space
system.
CalthorpeAsro�iater 24 Navember2D02
% � "+ � S � -D �' .r � I `�� - . {
� � - svv�'� - ✓�S
`� . i' '� s . a ��_
,.. �
�> V F �\� ', i (= t ` T' - ��� 7� . �
� � �� t� a�-�,yya`�s ,�y�� '� � � � � x a�' �� � � � A a
d �\ �
� � l ii y "O *\�€ f , r �, , a-
q teh � � ��^\. ��i' S �f:� ; \ r� : „y,�.
�l a. , '¢ t ' _
`�t�L � � ' ga e L
� �� � " -�•�� � �n � ' � �� . � �.
. � ! C+�� .\\�� ��� � � �; +9 .�y ToSSValF1 t
W
� �E : R
� � �, ��y � .. 4 y�� O FFlU .� ..
� pSrS .re.m,. v G v � �/ A `� iv_G?n
� �l � r/l- ;� '�
a
C. 'S � i�l - '��� �5��e,S, `.
� �
� � c t��� �F��Y\�
� II /� H r�o
— � � R � i i a ` i � y ../' �
/ ' y' 6 ` � :( P �+������ .S '_ ...�
s �
� � � y . R �( l � �
. � J"G i : �(�,� .r°- � . 'O ` al ,'^'�-, \\,- f u ,
��. � �� �� } f� �� � �. � �� � \\ �'��'' '*...,�^'�,� � � : �'.
I �� ^� -- � ♦ .- � .a �
;C �
': � �l'.+ . ..+' �° �'�' 7e '" ' .
` �' �
f-:l : { � . Y ��>` � . A` '; � : �
✓.i J � n vo y � "^.,� �.
�� J . ` � Yn Y '
� � � ��� '
\ � ' � � �l �'+�\+ y�� F.
`\ � � �. ` f \ �
F Y� . ,y�� ��^@ �C �S " �.
� �. � rt ;� t ,� ,
� � � �"
i �
9 � < � µ. � �. � Y ' f
c ] _ � r ~
.Jl' .2� J :� ' ' �`'����` � "'{N,
�
�� � �����
1 � � � Y I � �
4 ,'y G E G Y - �
' l �.R.= T ➢
U �
y."- y ' t y � .
.
� i '
.. . . ..
f . . �. . : � . �
�-... .� e .� .� ��� 'YJ
v � . � ` � �� �
� y5 �� P J I 1 .
Y
J Y � - �T yt =':a . ��� r :�1
. _fr: � 4 r v t ._n Y� .. r f� ,. _ .?' � ` -�`f � .. . . . r __.
� � �.., ` .. '���
CONCEPT PLAN DEVELOPMENT
C. B�LLP�RK ALTERN �TIVE
'I'his altexnative eaploxes how a proposed St. Paul
Saints bailpazk couid be built as part of a walkable
neighboxhood, dzawing xesidents, downtown wo=kers,
visitors and fans and cteating a true iegionat destination
in the Hatriet Island area. The new generation of
ballparks, both major and minor league, re-create the
ambience of historic ballpazks by using human-scaled
architectuze and tradidonal building materials such
as brick, while inco=poraring modem advances in
sighdines and seating. Even moie critical, they cxeate
pedestrian-friendly enviuonments by linin� sidewalks
wi:h ticket offices, xetail shogs and concessions.
Esamples of these new-genezarion ballpazks,
which have often sp�xed estensive neighborhood
revitalization, include Camden Yazds in Saltimoxe,
Coozs Field in Denver, Pacific Bell Puk in San
Francisco, and the Durham Bulls Athletic Pazk. Like
John O'Donnell Stadium in Davenport, Iowa (home
of a Twins' fazm dub, the Quad Cities Riv� Bandits),
the pxoposed Saints ballpark would be located d'uecdy
on the rivexfxont neat a historic bridge—but unlike
the Quad Cities ballpazk, the Sainu ballpazk woutd
be protected by the esisting levee and would boast
spectaculat vi€ws of the doa�atown slsglin€. The
levee trail wouid ovezlook left field, and the levee
could potendally even provide overflow seating for
the "knothole gang."
CaJtharpe.Asraeiate.r 26 November 2002
Figure 24: AI.TERNATIVE �. illw-tratedrhom a St. Paul Saint.r baTlpark cou/d jrt in HametLrland
03 • 747
HARRIET ISLAND f DISTRICT DEL SOL �
,�. ..
Kep concepts for cxeating a pedestrian-scale ballpazk
include encouraging pedestrian and transit access
and using structured and sba.red puking to free up
surrounding land for decelopment, rather than single-
use surface pazking lots. Since St. Pau1 Saints faas are
avid ttiigaters, this plan features two lazge tailgating
lots between the levee and Fillmore Avenue. These
would be sucfaced with pezmeable paving such as
Grasscrete, which appeazs as lawn but can suppore
auto paiking loads. Between games, the tailgating
fieids would be useable for xecxeational and other uses
such as a faxmets' mazket.
Fillmore Avenue provides the main point of entry
to the bailpark, taking advantage of the traffic signal
planned at Fillmore and Wabasha. "Main Street" retail
uses on Fillxnore connect to planned xetail in the West
Side Flats. With the xestoxation of the grid stteet
pattexn, auto traffic aftex ball games could dispesse
to both Fillmore and Plato, and fans coming from
dowatown cou?d wa�s ovex :he �X�abasha Bridge.
In the ballpazk alternative, employment uses occupy
the center poition of the Flats on both sides of
Wabasha, with xesidential neighboxhoods located at
the base of Ohio, neas the levee gateway, and at the
base of the bluff 6e1ow the Tozze de San Miguel.
4 A design chazette sponsoxed by the St. Paul on the
Mississippi Design Center allowed representatives of
the St Paul Saints, Capitol Ciry Parmership, the Citq
r
{ of St. Paui, and community oxganizations to explore
1 design concepts fox a ballpaik neighboxhood. Design
s assistance was provided by Galthoxpe Associates and
% HOK Sport azchitects.
November2002 27 CaliborpeA,croaate.r
�; p 7, �.��
CONCEPT PLAN DEVELOPIv�ENT
PUBLIC INPUT
OPEN HOtiSES
The thzee akexnadves wexe presented to the West Side
community in two public open houses held in facilities
within the neighbozhood. The altemative plans were
displayed in the xoom. Aftu a brief introduction,
community members weze given the oppoxuxnitq to
esamine the plans, ask questions and provide vexbal
and writren comments. Ciry sraff also pxesented
the three alternadves at two communiry meerings
sponsored by the West Side Citizens Orgaaizadon
(WSCO), and met wirh the Pla�niug Commission to
get their input on a preferred alternative.
Altexnative A was by faz the most populaz in the
public sutvep foxms, with over 90% of Tespondents
pxefecring the ent�e plan, oz wishing to combine it
with B or C in some way. Less than 5% preferred $
os C in its entirety, and onip one thixd of tespondents
wished eo primazily use one of the othet pIans,
combined wirh one of the othex two plans.
The following is a summary of commeats received
xegazding the thxee alteznative development scenarios
for the Hazriet Island / District del Sol study azea.
Ballpan�• Opinions were miaed on the proposat to
indude a ballpark. Many people did not waat it to
locate in the area at all. Some that did want it believed
it would benefit the azea's development possibiliries,
while others were concemed about the propez location
fox such a large use, effects on the surxounding
neighboxhood such as txaffic, and who would pay for it
Houcing: While the housing-focused plan was rhe most
popular a&emarive, people still had some concetns.
Some wished to only have townliouses or single-
family detached housing in the pIan zathez than muld-
faznily development. Moxe people voiced a common
concem for avoiding high rises in the 8ats. At rhe
sazne time, some respondents desired affordable
housing aad creation of more units than shown in
the plan. Most felt that the emphasis on housicig was
CalthorpeAsroaater Zg
mose apptopxiate than the czeation of an azea with
stricdy business uses.
Commercial/I�etaiL Many tespondents liked the mig
of housing, employment, and retail within the azea
Some cailed For places for smalt business to locate,
and noted the frnancial support that business could
bring to the area. Others worried aboc�t new Harriet
Island businesses competing with effisting businesses
in Distaict del Sol. Thue was support for unproving
and intensifyinb the node at the iatersection of
Concoxd, State, and George Streets (one called it
"F1 Centro de la Ciudad'�, emphasiziug the azea's
Latino chazactex. Thete was also support £or retail
infill along Concoid Sueet, including a zeuse of the
ice rink pazking lot possibly as a pazking xamp. Thexe
was litde suppoxt for an industrial os office pazk-stple
development. Many xespondents wanted new zetail
in the Hazriet Island flats to focus on Wabasha Street,
leading up to the eaisting Concozd Street retail azea,
tathei than cxeating a retail strip on a new Fillmoxe
Stceet.
Green Sjiace.• The community was eacited about the
prospect of new soccer fields. Manp people also ]iked
the assortment of small green spaces, and waated
places for people to gathes in both parts of the
neighborhood. People also liked the new txails and
bike paths and connections within the azea, and many
commented on the need to impxove the Ohio staus.
Sevexal people wished fot a water park, and several
also wished for the soccex fields to be clusteied,
possibly to the east of the study azea.
Prererrtiztaan: Many people were interesred in preserving
the historic mazekouses in the uea Some also
suggested reuse of the lustoric bluff caces.
COIL�IL`iITY ORGANIZ.�TIO�S
Several neigfiboxhood ozganizations were mem6exs
of a steering comttuttee established to manage
consuitant work and provide on-going community
input. The Disttict del Sol neighborhood benefiu
NoUember2002
�. - r - �
J, ;� ;�
HAR.RIET ISLAND`DISTRICT DEL SOL
�
V
from several active organizations. �nong those who
gave input into this piocess aze the Neighborhood
Development Alliance, Inc. (NeDA), Riverview
Economic Development Association (REDA),
WSCO, the St Paul Riveifront Corporation, Saint
Paul on rhe Mississippi Design Centex and city staff.
regional attraction, and saw the new soccer fields as an
essential amenitp and a link between the two portions
of the studp.azea. Overall, thep wanted the cucient
p1 3t1nina effort to zespect previous planning effoLts.
TxE Cl�rY OF S�r�•r P�LL
The communiry organizations' primary concems were
creating strong and evident connections between the
flats and Disrrict del Sol so that new development
would cseate a syaugy with the e�sdng neighborhood
and not c�aw busiaess away fxom it instead. To that
end, they wanted new retail to locate along Wabasha,
not Fillmoxe. The organizations wanted to improve
the District del Soi's pedestrian and bike amenity, and
presesve egisting views across the flats. In the flats,
thep supported iacluding a neigh6oxhood amenity ox
Vaeous people and departments within the City of
St. Paul reviewed the plan alternatives and made
comments on a variety of issues. The ciry noted that
the plans' incremental infill proposals in the District
del Sol conesponded to the neighborhood and cit�s
vision for rejuvenauon of the uea. The city desued
that the entire stretch of Concozd, from Wabasha to
State, show mixed-use housing/retail infr11. The city
did have some concem about the plan for the Concord
/ State / George streets intersection, including the
CONCORD � STATE � GEORGE INTERSECTION DESIGN CHARETTE
�
On Januuy 30, 2002, Saint Paul on the Mississippi Design Centes held a design charette for the commercial
and cultuzal node at the intersection of Concozd, Geoxge and State sezeets. The chuxette was attended
by community and city department stakeholders, including NeDA and Public tlrt St Paul. Among the
intezests xepreseated wete reptesentatives from local zesidents, business and adjacent pxopexty ownezs, West
Side Community Health Seivices, West Side Citizens Osganization, Rivezview Economic Development
Association, and the St. Paul Depazunents of Public Works and Paxks and Recseation.
Calthorpe Associates was not able to attend the chazrette, but prepazed a plan in advance as a discussion
point and possible design for the intersection (see Figuze 2.�, At the charrette, the 30 patticipants wexe
split into rhree interdisciplinary teams, each with different directions on how to approach the node, from
minox changes to complete xedesign. Each team developed thei=
£tst concept in the fixst hour, and then rhe teams rotated to critique
and xe5ne the concepts inirially developed by the other teams.
Figure 25: Tbi.c pre&minaryplan inrluded a seundabout at Conrord, State and George Stseetr
ar a vay of tamirsg a confusing intersection. Tlx plan a/sa cnated a plaza at the corne'for civic
gatbenngr, a new .rlreet ahng Parque Caiiillo to impmne tbe parki vi.abi&fy nnd to make tbe
parkiatoamasafancYional.rbapc Tbeplan&nedtbtproporednervparkinggarageatElBafnin
Mencdn witb bmuing, �vbicb wmrld kok over State Stmt h tbe nnv pkZa, and atro pmpo.red
a rbared parkifrg mrangement arttb tba <firrit. Be(aure tbe climc and the mmket bwe mmeahU
dr�erent penodr of Ligben parksig demand, a pookd crea of farkixg moald .rave momey and
.rpare by reducing tbe SaWI neauary p�king reqfdred fas the arex
Navember 2002
29
;', . _ �' ,�.'� � ,
GONCEPT PLAN DEVELOPMENT
CONCORD � STATE � GEORGE IIVTERSECTION DESIGN CHARETTE �CONTINU�ED�
The charette participauts came up mith a numbec of ideas fnt the area, including:
• Enhance State Steeet with widened sidewalks. C1ose State to act as a plaza fos special events.
• Eaplore a new "Castillo Street," along Pazque Castillo, wYuch could also 6e closed £or speciat events.
• Eithet zeconfiguxe and bett� ptogram Pazque Castillo oz replace it with redevelopment.
• Construa a two-level pazlang xamp nozrh of F1 Buxrito Metcado.
• Expand the clinic to the corner of Concoid and Shte.
• Fsplore expanding Neighbozhood House Yowazds
Ada; espand ballfields on the west side
• Implement Concoxd Stteet enhancements as designed
bp Public Works: bike lanes, on-steeet pa*�, left-
tuxn lane borh dixectioas.
The plan wIuch came out of the chazrette (F'igute 2.6)
was induded on the final plan fo= the overall Hazriet
Island / District del Sol smdy azea.
Psgurc 1.8: Tbe frnnl pimr fm� tbir iatartetliox v�at prepared by the iie3sgn
Cmter. T& plan bringt tbe c/i�ric tn tbe cmaer, lisiag Jt art6 �etel to eeJivex
tbe meetrcape. Tba eai.+ting tlimi� bailding ic demolzrhed m make may jor tbe
tdraCt nerv parking Tot T& nerv GuJillo Siscet .repara[er the clirucQtoperty
. fiom Perque Car[iAq mbirb m rede�igmed mrib ax ecrmplaZa almrg Cou�nn3
Street E! Burnm Merrado xr expanded axd bmldr a farkixg rdnp betmern
Siabie, Stda mrdAda S=sea#, atd a narv EI Aia Vi,rta / Neigbbasbood Hmue
zc &xil�
concentsation of social services in the azea, and about
the possible traffic effects of the plan. They wete also
concerned that the mazket potential for the District
del Sol might be undexestimated.
In the Hazriet Island flats, the citp in genesal
supported the tesidential-intensive altemative, seeing
rives£tont housing as aa untapped mazket in the ciry,
compazed to the pezceived overbuilt office mazket
Thep also vrished to see ietenrion o£ some low-impact
industrial uses in the area as an employment base for
esisting neiglzborhood residents. The city expressed
zeservations about placing tlze band of of&ces at
flxe base of the blufE 6ecause of the possibiliry of
sepazating the bue of bluff and top of bluff areas,
but supported the cxeation of shazed pazking faciliries
and inc=easing the intensity of uses. The city also
saised concerns about senous contamination at the
Dxake Building site, which would make development
vetp eapensive. The city supported the new triangulax
park neaz the levee gateway into Harriet Island, but
was concerned about the aznount of pavement due to
the streeu encircting xt. The ciry was also coacerned
that the connecdon betcveen the new red steps and the
levee gateway was not dixect enough.
The city supported the reinstatement of a street grid
in the flats. City staff was concemed with stormmater
maaagement, and felt that space for it should be
showa on the plan. Thep were also concexned about
the heights of new buildings and theiu impact on
views to attd fiom the river. City staff liked the idea
of contianing zetail along Fillmoze Street west of
Wabasha as an eatension of the cutzendy-plauned
CaltborpeArsociater 30 Nouember2002
�� s �� / .:{
a
E
HARRIET ISLANDf L}ISTRICT DEL SOL '
E ,
' xetail in the West Side F1ats development, as well as
the setention of the historic watehouses for zeuse. A
1 question was zaised about the cost to the city tag rolls
� of new pazks, but staff did like the idea of a cential
� gzeen foL the Hazriet Island axea, and pxefesxed that it
i be located awap &om Wabasha Street. The citp liked
rhe inclusion of housing in the azea southeast of rhe
� intersecdon of Plato & Wabasha as a link between the
District del Sol and Hazriet Island neighborhoods.
� The Division of Parks & Reczeation prepared
{ sepacate coxnmenu on the alternative plans. The
dep�tment was concemed with the safety and
i aesthetic chaxactex of the trail along the bluff at
� Hasriet Island due to its location away fxom existing
and planned stseets, as well as the tcail's impact on
j. habitat. The depaxtment was also concerned about
? ADA access eo the proposed new "Red Steps" stair
cower, and suggested rhe altexnarive of using Ohio
� Street as the primary connection. The depaztment
I�
' petnte3 �ut the impc:tance cf Pato Bculevazd as a
i
possible tcail corridox connector, as well as the wide
( pedestrian/bicycle sidewalks of the Wabasha Bridge.
s
The department opposed the location of new soccer
; fields adjacent to Harriet Island Park, for design, space
� and pasking reasons. The departtnent also supported
a consolidated soccer facility rathes than scattered
` fields, and proposed rhe consolidation of some of
i the neighborhood pazks into fewex laxger parks. The
department quesdoned placing a residenrial azea neaz
!} the park due to privacy, programming and parking
! conflicts (oYher city depazunents did not share this
� concexn). As an altemative, the depaxtment stated
, that commereial/xetail development would be mare
�
compatible adjacent to the puk. The depaztment
raised concern that the possible baseball stadium be
� srudied further fox possible negative impacts.
,�
Novembrr 2002 37
CONCEPT PLAI3 DEVELOPMEIVT
FINAL CONCEPT PLAN
The final concept plan des the new Haxriet Island
urban village, at one end, to the District del Sol
at the othei. As the two neighborhoods reshape
themselves over the negt several yeazs, theix synesgy
is espected to attsact moie households, mote visitoxs
and more businesses. The xesult will connect the
two neighborhoods to each other, to the river, to
downtown St. Paul, and to the zegion at latge.
PLt1N FEATL'RES
Hausing: In response to the wiskes of azea zesidents,
the final p]an emphasizes housing. In the Hazriet
Island azea, sevezal new iesidential and miaed-use
distritts,pxovide housing for people in all stages of life.
In Distritt del Sol, infill const�uction aad new xnised-
use buldings piovide new housing oppostunides.
Streetr and Trarrrportation: The plan advocates the
use of the azea's historic srseet grid foz new sueets.
This wi11 reduce the r.e;,d f x utilitp relacatioa and
building demolition as the azea is redeveloped. It
will also cseate a moxe fine-grained, pedestaan-scaled,
and lively development pattcsn thaa the cucrent
superblocks permit.
The plan envisions a revitalized Wabasha/Concord
Street TYus transportadon artery will conrain an
enexgetic mig of housing, offices, retail and civic
uses, and would be considezed fot impxoved transit
se=vice. Toda�s Wabasha - which has ttuned into a
wide, pedestrian-unfriendlp arterial - would tetutn
to its active, pedestrian-scale xoots. Bike lanes along
Wabasha, Concord aad Plato wi11 facilitate the use of
alteznative franspottation modes for cotnmuting and
reczeadon.
No bus line ccirrendy Luns the 2ength oF rhe Wabasha
/ Concord cotridor from the Wabasha Bridge to the
Concord / State / George Streets intersecdon. In
order to link the corridor together and to downtown
St. Paul, the plan calls fox a new or cerouted tsansit
line from downtown to the Concoxd / State / George
inteisection. This line, which should have high quality,
�
� � � �,-� 7 �v
._�
4.
highly visible tcazlsit sheltexs, could be upgraded to
Bus Rapid TLaasit over time. A streetcaz would also
be highly appropriate, both as a place-making tool and
as a catalyst for new development. Stceetcazs (which
aze smalle=, lighter, and moze neighborhood scale than
light xail vehicles) have been used and aze planned as
catalysts fox development in a variery of cities, most
notably Partland, Oiegon. Unlike light xail, a streetcaz
line might be able to cxoss rhe Wabasha Bridge without
major reconstruction of the bridge,
Trai�r and Open Space: Bluffside trails and other new
txails will coanect District del Sol and Hazriet Island,
aad provide a unique regional amenity: One trail, fox
example, would connect both neighborhoods to a
centcally located pazk with much-needed new soccez
fields. New "Red Steps" would zeconnect Huriet
Island to the residential azea on the bluff, and provide
a vista through the site to Hazriet Island Park, the
River, and St. Paul Cathedzal on the opposite bank.
The plan contains a variety of nem and revitalized open
spaces in the two neighborhoods, from the regionai
scale of Hazriet Island Pazk to active recxeation areas
with soccer fields to small neighborhood parks. A
new pazk north of Wood Sueet provides a gxeen ]ink
betcveen District del Sol, West Side Flats, and Hazriet
Island.
Calt6mpe Arrodatei 32 November 2002
�t 6 �,�?�
HARRIET ISLAIQD�ISTRICT DEL SOL
n _ ... ._
1�
i
i
{
i
G
i
1
Figure 2.7: r"INAL C.ONCEPT PLt1N for tbe Harrset I.rkend/
D'uMct del Sol oppartunity sfte. T6e ftna! cancept plan envision.c a new
mi.red-ure arban village at Harrsed Zrland, and revatali.�ed and xnfilled
Concard and 1Y�abarba Street.r in tbe Dirtrict det Sol. The two arear are
connederl Jry open rpo�e, Lrailr, pede.rtrsan friendly .rtree# and mews See
Deaelopment Program, follawingpage.
-•- smaynre�¢ounm.y
--� Eribting'Rail
.-.-, rvewott-sReu.uaarem�rcwaaow�
*, flew/Imprvvetl'ItapsitSrop
(Mgh Qua1i76�tl�p.wJ CvrbkWenrion i[Appri
Q NeWBuilding
❑ ez�sn�ga�,tasng
� She051opea
� Retetl
O Mixed Use
cxavaw;.�,oR «a.::aw.�euwo
� ctnc
� orra
O Lighttudustrtat
� PxrkingCerege
� Multifamily
� ionnbonae
� Parks&OqenSpece
Novembn2002 33 Caltbo�peAr.rociatu
CONCEPT PLAN DEVELOPNIENT
z
¢
.;
G
Ea
�1
W
v
z
0
V
a
�
z
..
w
�
C
�
C7
O
P.'
�
H
z
W
�
G
�
a
�
�
`^
^
� o e v a� a �
e 'o � m �
.-� � v r
2 5
� m
F
� o v v .n � �n
M M N? r n
� 4 4� �i v1 d' �
�
� �
�
�
ro � � � � N ' N O
v�
a F
� O � m O V T M
P
�
�
e
-� O O O N N� N
w� �
5
< < O t� a0 G� N
4 y r r � b� V
' � � . _
�j � LL c� N b v c �
Q N O aC 1� a t� y�
� a o� � m o m
� ~ b m N C N K1 M
U' y
�
F
o �o �c c� m c� a
h� � � r .�i M N v
° � u:, a S � � � N �
'G � N .o �n e
E
o Q, o 0 o ao .o m
y o c� o < <n �
U r �n n �n a o
.� r" � � r" �.i ao
y FL' '+ Q � N . M
W
� � O r p � � �
y N N N �p �p t�tl
Q O � a0 �[1 N
F. o') � N V1 [n b
� �
ti
C � �
y
Y
�
�
~ �r s ZS o 0
Yi � �u F � y
'_ .� � q � .� � � p
� w a Z �� ri � rY
at
C
s"
�
9
�
.�
�
c
.�
m �
�
. a
°i S
'� o
a �
$ v
N �
O a
, 4
� �
a o
� °'
e �p 9
S �
,o '9
V �
P F
d
p O
a a
w a
. :
_ ������
��� �
Table 2.7: Developmentprogrmrs fnr Har�iet Irland/Di.rtrict del Sal
Final ContePt Plmt
CaltlwrpeAsro�iater 34 Navember2002
� �
�_ °��. �
HARRIET ISLAND�DISTRICT DEL SOL
�
f
i
�
�
)
HARRIET ISL�I���
The plan cxeates an uc6an village on the flats,
contair.ing a snig ef uses a,nd 3isuices, connected to
Haxriet Island Patk, the rives and District del Sol by
gxeen spaces, txails, and pedestrian and bike-friendly
streets.
The southwest comex of the Hazxiet Island portion
of the study azea is iedeveloped with new townhomes,
crea�ing housiag opaons foz people in all phases of
life. New streets add to the village feel cvith small
block sizes, genezous sidewalks, structures that
appzoach the sidewalk, and a netwark of green spaces
connecting the neighbozhood Co the bluff and xivex.
November 2002
Manp townhomes have accessory units, ox `gxanny
flats.' A multi-family xesidential district is also located
at the western section of Hazriet Island neaz Hazriet
Island Paxk, and apaTtments and townhomes aze
located throughout the site.
Employment uses are Iocated in a mixed-use district
neaz Wabasha Stxeet. Retail in mixed-use buildings
at the key intersections of �abashaJFillmoxe and
WabashaJPlato conneas Harsiet Island to Distsict del
Sol. Neighboxhood azganizarions strongly prefexxed
that retail be focused in the Wabasha/Concord
cozridox. The plan also shows a site for a commercial
recxeadonal attraction at the levee and Wabasha,
35
Figure 28: PLTBLIC REAI.M PLAI�T: The fzmal roncept pkm contain.r a variety of nen� and revsta&�ed open ,pate.r in tbe lwo neigbborbaodr, from tbe
regional nale of H¢rriet Itland Park So adive revention are¢s anth ratter ftekLr ta .rmall nezghborhood farkl.
,. _ � - f �
�4..� � _ . �' �
CONCEPT PLAN DEVELOPMENT
�
m..a.. \\\
��. �
�
� a �
S �
r. p � f
'� 9 � I
a "; I
- i �� ° , .x.a
. e..e s �ri m � �
`� �
J / ��
_ _ �•�� � , . '� .
/ ,,��"�?`�, �--
i _. �'�n N7���>r�,
/ � \
F - � � " f , �
`�'� . ' I y �� Q
- / �� yY .. � i
� J ./ '�` W ��5 �`�
Fa �
��.7 �. � �= � � _ :=k� E
� > �i
���� � ��S'�.
> > _.. _� � �;�1
J 3 �l
r �� } ��. y \ � �
,_ �
� � / 3 �_ ` R� _,..
� " f .
� � * '� J
..
•_= �..
� .......... _ �� =—
; : ��=
-�.
- _�a �
- . - - . �;��d �
�
/ `
/ s,�
''�
� q .....�..�.
H
LHGF,ND
�"_ SWy.wawmmr
+J9 BeNe��.\'axtYaEsshv/Cak¢J'bantll
eam
cr�o✓�um.vwarrom �vums i.�.a.
��waana.m.r
-S- ntmosao.w�oi�nAO
� �..n.,a�.av.��v
ad P�+h� strue_aa aus am.m vaPo�Y�wa
uonueaweltl�'ienv
-� F] mncim.l
... \ewORS�rcliNilRtl¢We6ume
• \VaOazLa wu 51��e �ImP�°
... x,��.,m�..u,�,s,,,ms��„�,..x
ar=n.
� w.
�
{_J ,
' _ _ _ ' - ' _ � ...... _ ' � ''�.-�-<�-; '
I .. �..: � - , � ..........
Figrne 2.9: TRANSPORTATION PLAN: Tbe area'r.rtreetr null became more five a„ape&re,�„- �a ���k��aty; rein.rtating tJx meai 1�istonc
eYmtgrrd. 14 mvitaliZed I7/abarha wsll return ro itr pederbian fiiendly mok, formsng a main rfreetfor the diraric[
with mised-use fxontage along Wabasha. A citp- "Green fingers" connect the neighborhoods to the
owned parking gazage is located neaz the iecreational bluff and the river, as well as providing groundmater
amacdon, shazed by office and retail developments as reckaazge "rain gazdeas". A park and plaza south of
well as the recteational attraction. Hazriet Island Pazk Levee Gateway connects the pazk
to the new Hazriet Island neigfi6oihood. Homes
A proposed pazking raznp used bp Department of �h on the bluff overlooking the Mississippi aze
Agiicultute allows more development on that site and reconnected to Hasriet Island Regional Pazk below by
a redeveloped Health Pumus site. Three historic �e construction of a aew "Red Steps" neaz the site of
wazehouses in this area aze retained and reused as �e o*+a *+al Red Steps. The stair towet also provides
loft-style housing or employment. New development
a vista across the park and rives d�ecdy to the St. Paul
parceLs respect esistivg property tiues foi the most
Cathedxai - aa important visual connection to the
pazt (land assembly wouid be required in some opposite bank of rhe rivex.
iustances).
Cakborpe.9lroaater 36 November 2002
N
�
1
N
�
�
�
;
;
�
;
!
.
i
�
03 ' ?47�►
HARRIET ISLAND�DISTRICT DEL SOL
f
oo.nm.,
xrm
/
L ^pp�^ ' %
.. Va.k� i� i l� e'
//// e. , j� �a ��/ � /
� l
Q � F �«� /�
YPOe� . ¢ Mai+iec Y a'�� ' � � L �/?1
�..a:.,e . � r�.ve _� d'§k�0� a�
l/ ��. ..� :"..
- 1 y. `` __ _ •" �p,.�..
, : ���:�fm M �S�fi'�' ^ .+�`�.,
,
LECEND
.'. (...
• a�ivu�f aS�Pe.al �m
� � c
5n�5A�mIW WaE�uu;m.W+
pe5eaetBkFleLV>
.� Ne.i�u Ni�amYSOp
. urv� �t�: �wu... et u we...� i� nmv��
••• •i• MvAlla}
�.�WeStS�le + ii�SVmRaIULJNOen/pe�emvcvwn
Flats P<
�\ �� � w . yppeE/@em�eMSm�
\ � ` .r ♦ O M1 e611anV
k ,, � 4, �1 ��xPVY-MnelrvSentSOrmv1
r`,S ss � �m!*.=°-'-''S� . � � � n.r...�.�,�
� ry a'�'`�"' '• <..����
� � � � a ' y y _ �' "^��,-- �
�,--- � .). . � ,
�§ ��\
j� � �.
= --,�
....,...
�
sz
.��: .....:. _�- ,�� ..__,,� __. ;; ..�-�.
� ��� '� Y�`.,.a ..
;
"�" .�.. � >���' /�� `.+..�..
_ _ - " ' - . ' i ' - _� 'fi� : \/•
_ ......., —"'--'--'--.' '.��.",:.�F fy'..:;
� - _ . - ... � - - � .. _ -�- ...... ......::� '
� .� � �, , ..... -- -
. � .
: _ . . .
.
.
� � : :,e�. �
.
� ' .._
, . : ,...,. : . : . . _
. •
. ;
. � :
, . ...__.- • . -
� ' S : .:..., ' : = : � _ ^ .-� � -.- - �--
? ;" i
{/' �.... � ' . . � • _ ...,�...,.
p ' 9 - E
�`�
_ _ _ j�... .. ' , ,.
.... , —:
� ....... �' . - u'� : - . � -F F
Figmre 2.>0: INFRASTRUCTURE PLAN: Bonng the nea.rtreetgrid in the Hariiet Irland area an the In".rtoncgrzd widl reduce the need far uti&fy
relo�alian and breilding demolition, ac well at making it eaner to implement the j�lan in .rtage, a.rlirapertier be�ome available. The plan alro advotale.r adding
new rtreetr alang theirprevioirr alignmexh xn tbe Tone de S¢n Miguel Aottnng j�r je�t in Dzrtnct del SoL Bec¢u.re mort of tbe barildixg.r in thas development
are buik nntbin tbe histonc blork patte>n, only a fen� building.r moKld have to bs replaced to alhv� the .rtreetgrid M be reronneeted Th:t mould be a vi3al.rtep in
connecting tl�e DirMict delSal andHarriet Illand neighborbood, and ronnecting Dutntt delSolto tbe nem.roccerpark.
DISTRICT DEL SOL
In Disuict Del Sol, new gtowth is concentsated as
infill developments and rehabilitated buildings along
Concoxd Street, azound the Wabasha & Concotd
intersection, and in mised-use development on the
Ice P,rena pazkinglot. Tnfilling these areas strengthens
upper Concord Avenue. The plan also aeates a node
at the Concoxd & Robert intexsection, which would
include a drugstoxe anchox. Mixed-use buildings with
ground-floor retail alongRobert St. create a pedestrian
November 2002
37
environment which connects Disrrict del Sol to West
Side Flats.
The community-genexated plan for the intersection
of Concord, State and Gearge Streets (see sidebaz on
page 34) adds new commercial vitality to that node,
which is the anchos to the southeastern end of the
district.
!'
� � ����
� ��
CONCEPT PLAN DEVELOPMENT
STREET DESIGNS
As pazt of the final concept plaa, specific stseet
sections wexe pxepared fox Wabasha Street, Plato
Boulevacd, Concoxd Stseet, a new Hazriet Island
Paxkway, and fox a typical new neighborhood stceet.
Figure 2.11 shoms the locations of the various street
sections a7ttun the project area. These sections are
iliusirated in the foIlowing pages.
A. Typica! Street. The typical new street in this azea
wouid haoe a 36' curb-to-c�b widtfi, with a 10' t�aveI
lane and a pazking lane in each d'uecrion. A generous
plantes strip buffers the sidewalk fxom the street, and
residences have shallow setbacks to define the street
space. A plantes strip buffers the sidecvalk from the
stceet, and residential setbacks aze shallow so that
buiidings define the public space of the street.
Figure 2.17: Section k�ararm�
B. Harriet Island Parkway. A new street, "Hazriet Island
Pukwa}�' fozms one of the "gxeen fingexs", visual
and phpsical links betcveen the rivex, Hazriet Island
Pazk, the neighborhood, and the the river bluffs.
The Parkway contains a 40' wide plauted median,
both fo= visual aznenity and to handle stormwater
runoff. Buildings, which indude both zesidential and
office, appxoach the stceet right-of-way to define the
generous pukcvay space.
C. I�/abacha S6reet. Wabasha Street maaimizes the
auailable space to create a livable "main street" for
the $azriet Island and West Side Flats neighborhoods.
Wabasha is a busy commuter route to downtown
St. Paul, as well as a vital bicycle link betweeb the
newlp-zefuTbished Wabasha Bridge and St. Paul's West
Side. At the same time, in oxder to make Wabasha a
Caltborpe.9rroa¢te.r 38 November2002
�
�
0
)
�
�
comfoxtahle street fox pedestrians and an attcacrive
place foz stozefionts, Wa6asha Stceet needs a lane of
curbside pazking. For rhese reasoas, the plan makes
the cuzbside lanes in both directions into "flea lanes".
Duvng commute periods, the ]anes will fozm wide
tsavel lanes, with generous space for automobIles and
for bicycles traveling neaz the curb. Dnting other
penods and on weekends, Wabasha will have one
travel lane in each direcdon, and the flea ]anes will
have enough space for 8' parking lanes and bicycle
lanes.
D. Plata Baulevard: As new pazallel streets aze added, the
traffic loads on the eusting Plato Boulevard west of
Wabasha Street wffi be reduced, allowing the xoad to
funcrion with two-lanes rather than the cuzrent fout-
lanes. This plan calls for changing Plato Boulevard
west of Wabasha Stteet to one lane in each direction,
with a bicycle lane and parking in each direction.
The combined bicycle and remaining driving lanes
alsc shc;ld allosv ;rccks enough sgace to cau�o•�:sly
Noaember 2002
�� ;� � �. 7 �'"!
HAR1tIET ISLAND,DISTRICT DEL SOL
maneu�er while accessing light industriat uses in the
neighborhood.
E. Cancard SBreet�Eaisting Concord Sneet is configuced
to facilitate through traffic, rathu than as a multi-
modal, mixed-use shopping street. C�xent plans
(at the ame of this design) called for re-striping the
street with cucbside pazking, nazrow bicycl� lanes
(4'}, 11' ttavel lanes, and a 10' centex tt�n laae. This
plan modifies that plan by elisninatsng the center
tutn lane egcept for at the busiest inteisections. The
wm lane will not be needed betwcen iz�terseetians
because driveways should be discouxaged along this
pedestrian-oriented shopping street). This change
allows for slighdy wider traffic laues and significandy
wider birycle lanes.
39
tL. Z�YPICAL .STREET: The t}pual nem rtreet in thir ¢rea wauld have a 36' curb-ta-curb widefi, aith a JO' travel lane and a j�arksng Iune
in eitber rk'rerfian.
' � � � ��
'e;; `'
� �
CONCEPT PLAN DEVELOPMENT
CaltSorpe Auoaate.r 40
November 2002
Pi. HARRIET TSLAND PARKWAY: Hamet Irlara! Parkway fornu ane of the `green fingen ; vi.rua( and plrysir¢I Gnkc beheen
tbe nver, Harnet Irland Park, the neighborAaod, arsd tbe tbe rzvrr blxjfs. Tbe median provide.r an open space omemty, ar meU ar vital rlormwater
>ireatment.
C. WABASHA STREET: iy//abosha Street ma+rimiZes t5e available space to crerste a kvable "m�n .rt�eeY' fm tbe Harriet Zrland and W/ert
Side Flad rselgbborl�aodr.
�
4
i
r
�
I
�
'
I
(
}
1
0
November 2002 41
� o �� � � -i
HARRIET ISLAND�I�ISTRICT DEL SOL
D. PI.ATO BOt3LEV ARD: Ar new parallet rtreet me added, 3be traj�c loadr on the exs.ctimg Pluto Boulevard wert of IY/abatha Street ttnll be
reduced, allowing a two-lane ratfier thare a faur-laree se�tian fa fursction.
F',. �.ONCORD �JTIZEET: Cvrrentpkra (at tAe rime oJ thit design) tallfor ren�ping tbe.rtreez n�ith eurb.ridep¢tksng, narrow bicycle Iane.r (4)�
� 1>'travellane , and a>0' center 1urn Imte. Thi.r�i/an modifte.r thatplrtn Iry eliminating She renter tnrn lane rxcept for the btrnert ixtenectiont.
1
�
I
;
�
;
�
�
i
i
�
S
i
I
i
1
i
I
1
i
�
t
l
}
1
f
,
�
j
�
� ��l`�
HARRIET ISLAI�D�DISTffiCT DEL SOL
: . - - -- �-.,..
CHAPT � IMPLEMENT`ATION
� U�r� DESIGN FxnMEwo�
�FRANSPORTATfON
INFRASTRUC'I'URE COST ASSESSMENT
�SUMAQARY�
IMPLEMENTATION ISSUES
l ^-�� .
URBAN DESIGN FRAMEWORK
This plaa sets directions foz the placement,
orientation and massing of new buildings in Hazriet
Island/District del Sol so that the azea redevelops
in a pedestrian-faendip manner. The goal is to plan
for changes ovex time that will create a village center
with an active street life that mixes shops, workplaces,
housing, recreadon and civic uses. Its orientation will
support the coutmunitp and the pedestrian, svith a
special emphasis on enhancing civic spaces and rransit
infrasuuctuxe and connecting them to the fabric of
the city. The various b"1�1± a will line the stceets to
create a walkable, pedestrian-friendly eavironment
linking downtown St Paul and the Hazriet Island azea
wirh the established xetail coxe of District dei SoI.
At pxesent, many streets in rhe azea lack pedestrian
amenities, and many blocks contain room for infill
development. I,ow rise buildings set back from the
streets, fxequent driveways and gaps in the street
wall, and a deazth of public spaces all contribute
to the pedestrian-unfriendip atmospheze. As the
azea redevelops, new buildings should approach rhe
street, and activate the street with visible, transpasent
enrries and windows. Additionallp, gxound floozs on
commetcial stceets such as Concoxd and Wabasha
shnuld contain uses that acrivate rhe street. Over
time, builcliab built to this framemork will combine
to cxeate a steeetscape that has a unique uxban village
identity and is safe and inviting fox pedestrians.
Caltbor�ehcrari�e.r 44 November2002
03 • 747
� HARRIET ISLAND�DISTRICT DEL SOL
The zegularing map (figure 3.1) illustcates the ucban
design framework thatwill lead to a pedestrian-friendly
village chazactex. It shows aieas of genexalized land
use categories, crirical `rouild-to" lines, and the
locauon of new stxeets, alleys, pathways and public
spaces. For the land use in commercial azeas, +*�'x'�
of uses is allowed along with the dominant use. Build-
to lines show where buildings are required co be built
close to the street, at a miniinum height that vuies by
type of use.
For more detail on the the Haxriet Island/Disrrict del
Sol ucban design framework, see the accompanying
Proposed Urban Design Standaxds (Appendix E).
November 2002 - ¢5 Calthorpe A.rmeiater
Figu>e 3.2: k�abarha Street today md in tbe futrsrz Thzrphoto nmulakon zllurfrater vbat U7abarba Street can became if fufura develapment es Frxzlt based are
tbe Final Corlccept Pkn, the AegulatingMap and the Urban Design Standard.r.
�
�� � ��.� ;
TRANSPORTATION -
The transportatiott effects of the proposed
deve2opment prograzn for the Hazaet Island/District
del So2 Smart Gmwth opportunitp site have been
analyzed in relation to condirions expected on the
e�sisting street network surzounding the site. Traffic
conditions have also been assessed intexnal to the site
on the pmposed street system.
In genetal, the analysis has considered eaisting traffic
from the opportuniry site that would remain, eaisting
traffic that would be removed (by the pzoposed
development), zegional gxoarth in t�affic, and traffic
from the ptoposed development. These diffezent
types of traffic were assigned over the proposed street
system and, through comparison to fut�ue volumes
without the pxoposed development, wexe used to
idenri£p transportation requirements foi rhe site.
The individual compoaents of the analpsis fox the
Hazriet Island site ue discussed below, followed by
the findings of the analysis.
The above pxoject txip generation has been adjusted to
account for trips that would xemain intesnal to the site
and that would be made by non-auto modes. The 4D
data from the regional analysis was used to make these
adjustments as follows:
• Densiry — indicates that between one and four
percent of trips would remain internal to the site
as a result of the intensiry of land uses on the site
Diversity — indicates that appio�mately 14
pexcent of trips would remain intexnal to che site
as a xesult of the magnitude and mis of laad uses
on rhe site
CahhorpeAvodate.r 46
• Design — indicates that between one and four
percenc of trips woaid remain intexnal to rhe site
as a result of the design of the site
• Destinarion—indicatesanappxoximateonepercent
decxease in trips from xegional destinarions
Regional growth in tcaffic on the road system in the
project vicinitp has been estimated using a gxowth
faaox derived from Metropolitan Council foxecasts
fos 2025. The West Side Flats development, located
across Wabasha Stceet fxom the opporuwiry site, has
been considered sepazately from the genexal giowth in
regional traffic.
The exisring tcaffic that would 'oe removed, esisting
traffic that would zemain, regional gzowth in traffic
from outside sources, and the tcaffic from rhe proposed
development weze assigned ovei che proposed street
system and compazed to future volumes without the
proposed development. Distribut�on of traffic was
dP�ved �! f recas� frcm :he Me�opo!i�an Cci:a�.il
xegional tcavel demand model. The projected peak
houx volumes were analyzed at intersections and wese
factoxed to provide an estimate of two-way dailp trips
on streets lnteznal and adjacent to the project site.
Following is a discussion of stceet and intessection
needs:
Within the Hazriet Island portion of rize opportuniry
site, a finer-grained street uetwork woald be introduced
that would allow easawest trips cuxxendy confined to
Plato Boulevasd to distribute over sevezal steeets and
in pazticulaz to Fillmote Avenue. Volumes on Plato
Boulevard west of Wabasha Street would be in the
under 10,000 vehicles pet day range and would be in
Notrmber 2002
lable3.7: 1KlY lJt',N�iCA'1'lUN
��_?�,�.
HARRIET ISLAND f DISTRICT DEL SOL
the range of 1�,000 vehides pex day east of Wabask�a
Stteet Intersecrion anaipsis shows that with rurn
lanes, Plato Boulevazd needs only one thxough lane in
each direction west of Wabasha Street to function at
I,evel of Seivice D ox bettes.
1$e othet east-west srseets intemal to the site
(Fillmore and Fatxmont Avenues) would carry
approsimately 5,000 vehides pex day and some of
the shorter streets would be in the under-1,000 range.
The pmposed pazking gazage between Fillmore and
Faitmont Avenues would concenrzate tsaffic on these
two streets neax Wabasha (hence the tzigher pxojeceed
voluxnes). Two-lane cross sections and stop control
would be appropriate. The roundabout and rhe one-
way saeets azound the pazk/squaze between Plato
Boulevazd and Fairmont Avenue would function
adequately with the future volumes.
Wabasha Street would require a five-lane cross secdon
to achieve Level of Service D ox better conditions
with the oppoxtunitp site traffic. Two through lanes
and left tutn lanes at inte=sections would be xequised.
The intersecdon of Plato Boulevazd and Robert
Streets, when mitigarion proposals for the West Side
Flats pxoject aze implemented, would operate in I,evel
of Se=vice D condidons wich the oppoxeunity sice
traffic.
At the District del Sol partion of the oppoxtunity
site, the intersection of ConcordJStatejGeorge was
evaluated both foz roundabout operation and for
improved conventional operarion with the projected
volumes. Wlule a zoundaboue design was shown
to funcrion adequately, a modified conventional
design was chosen as preferable by the Ciry and the
neighborhood. With the modified design, addidonal
channeliztion shouid be added to the intezsection to
unpiove csossing conditions fox pedestrians and to
pxolubit some turning movement, wkuch would allow
the intersecrion to opezate in acceptable condiuons in
the future.
See Append� B for full traffic modeling results.
Navember 2002 47
n., ; • � <,
�' � � :` �.�.
,�
INFRASTRUCTURE
�SUMMARY�
Suv���xY OF NIETxo�s A��
ASSt�IPT?O�S FOR COSTS
COST ASSESSMENT
The in£ozmation used to assemble the pxeIiminazy
opinion of pzobable cost of iufrastructure
impxovements fox the Hazriet Island/ District del
Sol "Smazt Growtlz Opportvnity Site" is snmmarized
below Costs wexe gathered for eaisting stceet
removal and new stseet construcuon, storm watei
collection impzovements, sanitazp sewet collection
improvemeats, water distribution improvements, and
parkconstruction. Thecostswetedividedaccordingto
type of work. Assumptions were made when detailed
infoxmation was not availabie. These assumpdons
aze also described. A 25 percent contingencp factor
was added to the opinion of pLObable cost at tius
preliminacy stage due to the lazge number of iwknown
issues in this phase of the project
Z'h±s ?�f_2sL*nc*_�se cesY assessment does na± v_cl•�3e
land acquisition costs or site dearance and prepazadon
crosts. The improvements m the azea aze summarized
in the Iafrastsucture Map in Figute 2.10, page 36.
EXISTING STREET RE110�'�L �ND
NE�G' STREET CONSTRtiCTION
The cost estixnate iucludes the reconstruction o£
several of the main stceets thzough the azea, including
Plato, Concord, and Wabasl�a. Reconstrucrion would
be for the puxpose of creating a more pedestdan-
fiiendlp environment, witk traffic-calming features
such as cuzb estensions and pedestrian isIands at
crossings. Howevet, most of the impxovements
shown in the street designs in Chaptex 2 could be
accomplished in large part more quickip and easily
with restriping of the stceets and new signage.
In addidon to sueet reconstrucrion psoposed along
Wabasha Street, Plato Boulevazd, aad Concozd Stseet,
sevezal new steeets and alleps azepzoposed in the
tri laf azea of the Hazriet Island Flats bounded
by Harriet Island Park to the north, the steep river
CaltfiarpeArroeiater qg
bluffs to the south, and Wabasha Stceet to the east.
Othex new streets and alleps aze also proposed in the
remainnig project area. The typical cross sections
thcough these streets in Chapter 2 aliow determination
of quantiaes and costs. Bituminous street surfaces
were assumed for all new and xeconstructed streets.
Wabasha Stree� Plato Boulevard, and Concord Street
aze all majox foiu-lane stceets. Thexefare, typical
NIuDOT standazds foz bituminous road, which
consist of 6-inches of Ciass 5 aggxegate, 7-inches
o€ non-wearing base course and Z-inches of wearing
coucse, wese assumed for these streets. For all new
stzeets, a typical municipal bituminous section, which
consists of 6-inches of Class 5 aggregate, 2-inches of
non-wearing base w�se, and 1.5-inches of weaiing
couxse, was used, Mike Klassen, a design engineer
with the Citp of St Paul, pxovided a typical section
fox alleps. Tppical alleys aze 16 feet wide with 6 inches
of Class 5 aggregate and 3 inches of ineavug course
biuiminous pavement.
New decozative street,lighting is pzoposed on some
st�eets. Tall double lantem style stceetlights ue
proposed along Wabasha Street, Concoxd Stceet, and
small sections of Robert Street and State Sueet at 70-
foot internals. Thep aze atso pxoposed atong some of
the new stceets in the azea just south of Hazriet Island
Patk. Moxe rypical, standazd IanteLn stceetlights aze
proposed ac 100-foot iatervals on all other newly
constracted o= reconstructed sfreets.
Several assumptions were used when caiculating other
costs involved with the steeet cousuuction, including:
• Concrete sidewaik with a 4inch thickness
• Concsete cuxb and guttet type B624, placed on all
new aud reconstructed streets
• 30-foot t�ee spacing along the boulevazds of
all stzeets, egcluding alleys (a 2.5-inch calipez
bagged and burlapped (B&B) deciduous tree was
assumed)
• Seeding was assumed fox all boulevazd azeas
Novembn 2002
., �:;. .�
� T �� �;� __
HARRIET ISLAND�DISTRICT DEL SOL �
Maay items, induding common excavation, driceway
removal and zeplacement, traffic control, striping, etc.,
wue not specifically itemized in this preliminaty cost
estimate due to ]ack of suffident information. 'I'he
cosu for these items aze assumed to be included in the
25% contingenry factor.
STOR�I �Xi'�TER COLI.ECTION
Proposed storm water collection piping was estimated
with typical design criteria used by manp municipalities.
The intakes were plated at 400-ft intervals.
Along Plato Boulevazd, Concoxd Scceet, and Wabasha
Street, a 48-inch stosm watet collector would likely
6e installed. New 15-inch to 24-inch stoxm piping is
assuxned along all necv streeu. Storm water is routed
out of a large ponion of the pxoject area th=ough
two existing pumping stations along the Mississippi
River. The pumping stations c�rendy operate at
capaciry during stoim events. Storm water treatment
and holding ponds will likely be necessaxy to support
new development. Sia stosm water tseattnent and
holding ponds wexe assumed for pieliminary planning
purposes. 'I'he numbex of ponds may actuallp be less
or more depending on the size and location of the
ponds.
S�NIT�RY S��"ER �OLLECTION c1\'D
W.�TER DISTRIBt'TION
The Final Concept Plan provides information on
the number of single-family houses, townhouses,
apaxtments, offices, and commexcial space added and
removed from the pxoject axea. This infoxmation
was used to detexmine a change in watez demand and
sanituy sewex flows. The followisig assumptions wexe
used:
• Commercial: 10,700 squaze feet (S�/acre of
commerdal space, water use of 1,000-gallons/
acrejday
° Office: 1Q700 SF/acze of office space, water use
of 1,000-gallons/aae/day
Proposed sanitazy sewer collection pipe sizes weze
determined with typicat design criteria used by many
municipaliries. Pipes wexe sized to maintaiu velocides
of no less than 2 feetlsuond (ft/s), and no gteatex
than 10 ft/s. New 12-inch and 15-inch sanitacp piping
v�i31 probably be iequued in most of the new streets,
A few of the new streets have eaisting sanitary sewec
piping that could be reused. Manholes wexe assumed
every 300-feet or whenevex the sanitirp sewer piping
changed direction.
Proposed water distribudon pipe sizes were also
determined with tppical design criteria used by many
municipalities. Pipes were sized to maintain velocities
between 2 ft/s and 10 ft/s, with the higher velocities
occurring during fire flow conditions. New piping
was proposed on all the necv streeu. The pipe sizes
along the new streets vazied from 8 inches to 20
inches. A small section of 6-inch pipe was assumed
to be removed aad replaced with 8-inch pipe along
Plato Boulevard just east of the intecsecdon of Plato
Boulevazd and Stazkey Street to unpsove fire flows.
A small section of 6-inch pipe along Wabasha Street
neaz the intexsection of Wabasha Street and Plato
Boulevazd was assumed to be temoved and replaced
with 12-inch pipe to also pxovide impxoved fixe flows.
One hydrant was asscux;ed fox approximately evexy
250 feet of new watezmain. Valves wexe assumed at
sevesal locations to isolate sections of watesmain.
P �RKS
• Single family homes/towahomes: 2.27 pexsons
Fourteen pazks aze proposed within xhe Hazziet
per unit, water use of 100-gallons/person/day Is1andJDisizict Del Sol "Smazt Growrh Opportunity
Site." Cost for the pazks consists mosdy of seeding,
• Apaztments: 1.8 persons per unit, water use of 65-
gallons/person/day trees and sod. Seeding was calculared by determining
the appro�ciinate atnount of mulch, seed, sod, fertilizer
and disc anchoring needed. Sod was used only for
November2002 49 CaltborpeA.rrociate.r
� �
r - �� �
�:. °:�
the pxoposed soccer fields. Plapground equipment,
founrains, clubhouses, grandstands, and basketball
courts aze not included in this cost estimate.
Off-street bicyde/pedestrian trails aze also pzoposed
thzoughout the pxoject azea. Tzails were assumed to
be a 10-foot wide bituminous surface wirh 6-inches
of Class 5 aggregate base and 3-inches of wearing
coucse.
The new stair tower was assumed to be 70 feet rall
with s�veu 10-foot stories. Th€ cost of the sra+r
tower includes a foundatioa, structural framework,
and treads
CO\ GLti SION
The preliminary opinion of probable cost for the
infrastructuce improvemenu is $11,953,375. These
figures aze pzeliminazy and a uunimum, based on
in£ormadon known at this time. No monies aze
included foz land or right-of-way acquisiaon, soil
remediatiott, building demolition, temporazy ot
pumanent easements, engineering design or field
sexvices, bonding or financiai costs, legal expenses,
appraisals oi other soft costs.
See Appendis D: TnftastructuLe Cost Assessment foz
a full explanation of infrastcuctute costs.
CaZthorpe A.rrodate.r 50 November 2002
0 3 • 74 ��1
HARRIET ISLAND f DISTRICT DEL SOL
IMPLEMENTATION ISSUES
PLBLIC I\VEST�IF.\T
The Plan envisions District del Sol evolving into a
lugh ameaity neighborhood. New and revitalized
pazks will amact households and visitoxs and with
them, businesses. The azea will also need public
sectoz investments in stxeetscape and infxastsuctvse
impiovements to realize the vision.
T'he public/quasi-public sector can also undutake
a land price write-down to eacourage pazcels to
redevelop. In this scenario, the agency purchues
7and for redevelopment puLposes, cleazs rhe land, and
offers it at a discount price to achieve redeveiopment
objectives. Conditions ase attached to the sale of the
land, so that the new owner is required to develop the
pazcel in accozdance with plan objectives.
The redevelopment of the Hazriet Island "flats" azea
as planned will require an even grearer numbez of
new xoads and puks. Cteation of this nevr public
infrastructure may require public jprivate partnerships,
and certainly will require coordination and
�o�peizrion. Public iuvestment in stseet rights of way,
puks, and other elements of the public realm could
act as an inceneive to private developers.. Phasing of
developmene will also be an issue. Howevex, the fact
that most existing buildings confoxm to the location
of a historic street netwozk will make phasing a less
difficult issue.
Addiaonallp, the cost of long-term maintenance of
public spaces is a critical issue. Thue needs to be a
commitment to not only provide public spaces and
infrastructure, but to maintain them ovex time as
well.
La�� AcQLISTTTO�
There are several redevelopment tools available to
help realize the Hazriet Island/District del Sol plan.
Land assembly and demolidon is commonly used.
The peblic/qu2si-public sectox can assemble land ia
three manners:
1. Eminent domain can be used if the land is reused
for a public purpose or use such as a park, road,
stozm dxain, oz libxazy
2. Eminent domain may also be used to cure an
eaisting "bligh�'
3. The agenry can negotiate a piuchase price and buy
the land
In addition, numerous capital subsidies are available
to assist with xedevelopment, induding infxasrsuctuze
investments such as the street impxovements,
infrastructure, ox pazking, discussed above. Outside
funding sources, such as the Livable Communities
progxam through the scate and the Metropolitan
Council, fedexal and state transportation funds, and
low interest loans, can also be p�sued.
Finallp, the success o£ the axea's redevelopment relies
on propex phasing and pazking management. A
strategic phasing plan should be created by the ciry,
that involves a phased transportadon improvement
stxategg, provision of public paxking and stzategies fox
shazed parking between compatible uses. With joint
public/private development proposals, transportarion
impxovements can he tied to the private development
proposal's investment of prroate funds in the azea.
November 2002 S7
� � ° 7 4 �7
_�a�.. _� �_ nx.:� =
- - :. • �. . .
TABLE OF
r�iPPENDICES
A. Markec Assessment
CONTENTS
B. Transpostation Inventoiy and Txaffic Modeling Resulu
C. Infzastructure and Public Paci3ities Inventory
D. Infrastructute Cost Assessment
E: Urban Design Guidelines
F. Stakeholdet Woxkshop Results
A-4
A-11
A-17
A-41
A-44
A-67
Navember 2002 A-3
�� '�L��
.
i.
DEVELOPMENT POTENTIAL
The Haniet Island/District Del Sol Study Area consists of two very different
physical environments: (1) fhe industriai area on the river "flats" and (2) an older, xnixed-
use, neighborhood center above the flats. 'I'hese areas are distinct in form and function.
Development potential varies widely between these two areas.
A. DEL SOL - Fxisting Neighborhood Center
Del Sol is an older, mixed-use neighborhood center lazgely Latino in chazacter.
The neighborhood center includes restaurants, grocers, bakeries, recreational uses,
neighborhood service establishments, and a limited supply of office. The visual character
of the neighborhood center is unique with the Torre de San Miguel, brighdy painted
pedestrian overpasses, statuary, and murals. It appears that revitalization is occurring in
this neighborhood without significant outside intervention. As a result, the neighborhood
center has grown arganically resulting in an authentic environment.
The Market Team #eels strongly that the Old Neighborhood Centex's organic quality
is its greatest asset. As such, development potential is maxi.inized through strategic
investment in the Old Neighborhood Center. Strategic investrnents and/or initiatives are
as follows:
• Gateways:
o On Robert Street neaz the Bean Manufacinring facility at Wood Street.
o On Concord near the Wabasha Street Caves and Green Steps.
• Infill Development:
o Mixed Use Residential with Ground Fioor Retail on the three vacant
parcels at the corner of Robert Street and Isabel Street. ('This would
require that the Tax Service be allowed to use khe Girl Scout lot for
parking.}
o Multi-Fanuly Residential on the vacant Iand on Robert Street South
immediately south of the Qutlet Center/warehouse building. ('The
Outlet Center/warehouse building is at the southeast corner of
Concord Street and Robert Street South intersection.)
• Redevetopment:
o Commercial Office on the existing car wash site on Robert Sireet across
from the Bean Company.
o A Commercial Use or Public Improvement on the Concord/ Wabasha
CaltborpeArroiakr A4 Navember2002
�r� -.�,;:-
�� a ���� �
�_ _.�__.,�� ,,._,.._. ,.�d�.��, �_s�. � . . .
_.6-.:� _ s_�,.=_ __ .,�.a ��. _ -�.�...�.- •w.,.. •
comer of the triangulaz block bounded by Concard, Wabasha and
Isabel Streets.
o Artist Housing in the Ouflet Center/wazehouse on Concord Street.
B. I �ARRIET ISLAND - New Town Center
The portion of the Study Area in the river flats is lazgely light industrial in char�cter.
Development potentiai will be maximized with the creation of a mixed-use environment
in this portion of the Study Area. Creating a mixed-use environment will require
significant redevelopment. Because redevelopment is currently planned at the ° West Side
Flats° between Robert Street and Wabasha Street south of Plato Boulevazd, maximizing
development potential will take a Iong time.
The Market Team envisions a mixed-use development program consisting of office,
residential, retail uses and possibly cultural uses. The road network in this portion of the
Studp Area is re-designed to accommodate a higher density of use. Property values are
maxi.-nized by graduating the density of use from lower densities on the Riverfront to
higher densities at the bluff. Density and height controLs wIll preserve valuable view sheds
and enhance the Study Area's value over time.
The Market Team envisions the presexvat�on an�Jcr adapuve re-;:se c: tl�.e .ev�
buildings of azchitectural and/ or historic merit in this portion of the Study Area.
II.
KEY OBSERVATIONS
The Study Area is comprised of two unique sub-areas: Del Sol, a neighborhood
center and the flats, a light industrial azea. The character of future development is
vezy different between these two areas.
Del Soi Nezghborkood Center
• The levei of maintenance on existing properties, new investment, and renovation
activity indicate that the Del Sol Neighbarhood Center is in the process of
revitalization.
• The 100% corner is the five-point intersection of Concord Street, State Street, and
George StreeY.
• The Latin restaurant and food cluster make this a unique and attractive destination
for visitors.
• Robert Street is more pedestrian friendly than Concord Street because there is a
November 2002 A-S
�
� _ � � �,
� .b ' •
more continuous and consistently scaled building edge and there is less t=affic.
• T'he Torre de Miguel is a great landmark and signature for the neighborhood center.
• The Girl Scouts Pedestrian Bridge at the intersection of Robert and Delos Streets
currently serves as a gateway to the Districk There is no gateway on Concord Street.
• There are good opportunities for infill development on Robert Sireet.
• Under utiIization of both land and buildings plagues Concord Street and makes it
less attractive to the pedestrian. Examples of under-utilized land include:
■ The highly visible comer of Wabasha Street and Concord Street; and,
■ The highiy visible conner of Robert Street and Concord Street {gas
station).
Examples of urtder-utilized buildings include:
• The Thompson Building (at the northeast comer of the Isabel East and
Wabasha Streets intersection};
� The Outtet Center/warehouse Buildings (on the south side of Concord
Street immediately east of the Robert Street intersection);
• The Bank Building at the northeast comer of Concord Street and
Robert Street; and,
• What appears to be a utility building at the southwest comer of Isabel
Street and Concord Street.
• The Torre de San Miguel could have more impact on Concord Street.
The Arena is poorly mazked and should be better integrated into the neighborhood
center.
Harriet Island/The F1afs
• This is very valuable land due to views of the Saint Paul skyline, waterfront pazk
adjacency, and easy access.
• The West Side Flats project consists of 900 housing units and 500,000 square feet
of office. This project is underway. It will take at least five years for the West Side
Flats to be built out. For this reason, there is very little near term development
potential in this portion of the Study Area.
• Most of the buildings in this portion of the Study Area are Iow scale, low value, lighf
industrial buildings.
Cakbarpe Aaociate.r A-6 November 2002
03• 747
• The transportation network must be re-designed to create developable blocks and a
hierazchy of streets capable of servicing urban densities.
• There are four older warehouse buildings worth preserving - three between P1ato
Boulevazd and Water Street (west of Wabasha Street) and one east of Wabasha Street
on Piato Boulevard adjacent to the railroad tracks (the Drake Building).
• Densities must be graduated to maintain views throughouE this portion of the Study
Area. Lower heights should be maintained on the waterfront with taller buildings at
the bluff. Heights must be below the bluff line.
III.
MAGIVITUDE OF LAND USE
The magnitude of land use projected for the Harriet Island jDel Sol Study Area
is suminarized below. Note that the Harriet Island f Flats area is a inuiimum The true
capacity of this azea largely depends on the physical plan for the land area. The Dei Sol
sub-area estimates are only for the infill sites discussed previously.
0
�tl �1
. - a �a a
• : '. �� F21 :� ! k Y'. I i' ■
IS ]btl a�'!t}{,�.LbSl'� .'�t�4`t�
Sou+h �sf 4ul3et Ct atar{Vttauhavst
ficbo-ss !mm Be m Fubx}�cc. Robark
Suh-Tatal
H��itt Islu�.�}Th,a EXlatr
�+�1_�!�
��
�U
S4
F,Qd¢ +
Swtt+r. Ziznznamanf�aU�c.4ssxuk�� PvLisfNLd Rc�aard�. Nc; ZH�,, lnc.
�1 sdl�+PCOq
L'dlf �� f Vii
5�{Q
41P]
���
S�}�CQ
$41,C�4 +
Noveinber2002 tq_�
�� 4 �'�.� ��'
—Residential Market Potential—
From the market perspective, the Distdct Del Sol contains two very different residentiat environments:
the inland Del Sol neighborhood, where new residential would be created through adapuve re-use
of eicisting commezcial buildings or small-scale infill new construction; and the Mississippi River-
oriented industrial area adjacent to the West Side Flats, where, with the exception of four eusting
buildings, most of the new residential would be provided through new construction,
In the Dei Sol neighborhood, a mixed-use building occupying the three currently vacant pazcels at the
corner of Robert Street and Isabel Street could provide ground- oor retail space, and up to 14 rental
apartments. An additional 40 multi-family rental units could be built on the vacant land on Robert
Street south of the Oudet Center/warehouse, supplementing adapRve re-ase of the Oudet Center
building as artists' live-work lofts.
The current mazket potential for the redevelopment of the industrial F7ats area would be compazable
to the market potential for the West Side Flats. However, based on the assumptions that 1) the 900
dwelling units proposed for the West Side Flats will take five to 10 years to be absorbed, and that
2) redeveloument of the industrial F1ats azea will not begin untii the West Side Flats has achieved
critical mass (three to &ve years), the market potential for the industrial Flats has been forecast for
the yeaz 2006. Draw azea household analysis has established that, in the yeaz 2006, more than 2,000
households have the potenflal to purchase or rent a range of new high-density housing units, either new
construction or adaptive re-use of existing btuldings, ia the azea. Based on the housing and lifestyle
propensities of those draw azea households, the target residential mix would consist of the following
distribuflan of housing types:
Target Residential Mix
For New Market-Rate Housing Units
T� FiaTs
City of Saint Pau� Ra»zsey County, Minneosta
Nimm� oF P�emv�r
HousuvG TYme Houssao�s o� Tor,u.
Mulfl-family for-rent
Multi-family for-sale
Single-family attached for-saie
Total
L•�
570
510
Z,QZO
46.5%
28.2%
25.3%
100.0%
Given the potential non-residential uses—including retail, office and entertainment that could
;
Caltbarpe.4sraaokl A-8 November2002
� I
9
d �; � ?� �
fi
occur on the site, an overall residential density of approumately 20 to 25 units to tha acre should be
achievable. A target residentiai mix of 2,000 housing units, ihen, based on the above percentages,
would be as follows:
Target Residential Mix for 2,000 Units
'I� FYaTs
City of Saint Pau� Ramsey County, Minneosta
HOUSING TYPE
Multi-family for-rent
Multi-family for-sale
Single-family attached forsale
Total
Nudm�a oF
UN1T5
930
564
506
2,000
—Target Markets—
Pmmv�c
OF TOTAL
4b.5%
28.2%
253%
100.0%
ThQ �rg�t hQiicC??OZ�S fOT C??S ?ISCjllcr?l� F12YS _*E 3 TMJ.1X Qf ���3I! flT:� SL�J!'1�^�.n� �lrier �nri
younger, singles, couples and compact families with an affinity for an upscale, urban environment:
Potential Market
For New High-Density Market-Rate Housing Units
By Household and Unit Types
Tt� Fi,nTs
City of Saint Paul, Ramsey County, Minneosta
Hous�oi.o TrrE
Empty-Nesters & Retiiees
Fami]ies
Younger Singles & Couples
Total
PERCENL
OF TOTAL
34%
6%
6Q%
100%
Mucrc-FaMn.Y
Fox-R&vr Fox-Snc.e
32% 36%
6% 4%
60% 60%
100% 100%
Swc�-FnNms
Ai
Fox-S F
37%
7%a
�%
100%
November 2002 A-9
�' �
{� < � `'�l
�:� ;.
—Optimam M� and Densities--
$ased on the characteris5cs of the target households, and within the context of the new housing
mazketplace in the City of Saint Paul and its nearby suburbs, the optimum mix, densities, an@ number
of units are as follows:
OPTIM[7M M1X AND DENSITIES
T� F�,aTs
City of Saint Pau� Ramsey County, Minneosta
Net Honsing Anuual
Numbee Density 'fgpe Absarption
M[n.zrF.lirms Fox-RrNr-46.5%
558 6C3 du
372 45 du
Mvca�[-Fnn�.x Fox-SnLe-28.2%a
558 60 du
372 45 du
SINGLE-FAbIILY ATTACHED FOR-SALF —25.3%
354 15 du
152 12 du
Loft Apts.
Courtyard Apts.
Loft Apts.
Courtyazd Apcs.
Rowhouses
Dupl�es
150
�
42
Absorption of 2,000 housing units within the industrial F1ats azea could be achieved within
appro�mately 12 yeazs from commencement of mazketing, depending on phasing and construction,
and stable economic conditions.
At the forecast absorption of 240 units, including rental aparkments, in one yeaz, new residential
development within the indnstrial Flats azea would require a capture rate of up to 12 percent of the
2,020 households, identified through target muket analysis, that aze likely to have the potentiat to zent
or purchase new housina units in the area in the year 2006—a rate that is well within Yhe target markei
metfiodology's pazamaters of feasibility.
CakborjieArsociater A-f0 Naaember2002
�.����?�►
- � - -�
a�_. �...�.. �,_,�.._.�_�.-�w� :�.�...,�: . r � . ..
: _:_ _ ...__�:._ -.�_. .
� . �.�._._s .
B. TRANSPORTATION INVENTORY AND
TRAFFIC MODELING RESULTS
Regional Contegt
The Del-Sol / Harriet Island opportunity site is served by Robert St�eet, Wabasha /Concord Street,
and Plato Boulevazd apart from othex local streets. Robert Street is classified as an A Minor ArteriaU
Reliever (because of its relationslup to the TH 52 freeway), while Wabasha / Concord Streets and
Plato Boulevazd are ciassified as B Minor Arterials or Collector streets. Concord Street, to the south
of Robert Street becomes an`A' Minor Arterial. Relievers aze Minor Arterials that provide direct
relief for Principal Arteriats, while B MinoriCollector roadways aze intended to connect local streets
and the higher order arterial street system. Collectors provide a balance between land access and
mobility. The Minor arterials primarily provide mobility and are intended to carry short to medium
length trips. Robert Street is a State Trunk Highway, while VJabasha / Concord Street and Plato
Boulevard are county/municipal roads.
Plato Boulevard provides a continuous east-west movement function while Robert Street provides
a north-south movement function. VJabasha Street aiso provides movement in the north-south
direcrion, until it reaches Prospect Boulevazd, after which it splits into Concord Street and
(eventually) Humbolt Avenue. Most of the southbound traffic on Wabasha Street con6nues onto
Concord Street after Prospect Boulevazd, while Wabasha Street ends (as Aumbolt Avenue) at
�er.gress Strea:.
Access Patterns
On Robert Street, south of Wood Street, the local street grid provides for an east-west cross stxeet
approximately every 300 feet. To the north of Wood Street, Robert Street has east-west cross street
access at roughly every 900-1200 feet. Wabasha Street has east-west cross street spacing at 600-900
feet to the north of Concord Street. Concord Street has a cross street access roughly every 300-500
feet within the study azea boundaries.
The intersecuon of Robert Street and Concard Boulevard is a unique intersection. To the south of
this intersecuon Robert Street traverses an upslope of more than 25%'that results in Robert Street
transitioning into a two-level street. The outside lanes on the south leg of Robert Street at this
intersection rise at an elevated grade to reach George Street, while the inside lanes stay at the lower
grade as can be observed in Figure 1. Through traffic on Robert Street uses only the inside lanes
south of Concord Street. Stop control on Robert Street at George Street keeps southbound traffic on
the inside lanes and on-street pazking on Robert Street north of Concord Street blocks northbound
through uaffic from the grade sepazated lane as can be observed in Figure 2. Even though the traffic
signs indicate two through lanes on the north leg of Robert Street, in realiry vehicles merge from the
grade sepazated Robert Street lane to travel north on the inside lane on Robert Street.
' City of Saint Paul Comprehensive Plan 2000
November 2002 !q_77
�1 � ` ,' � y, f
� �,.�_m _ .��. u : ���m .. -.r � ,:.. a � �_.�_
Volume Patterns
Current two-way average daily traffic (ADT) on Robert Street is 12,000 velucles per day (vpd) and
is expected to grow to 14,000 vpd by 2020. V olumes on VJabasha Street range from 12,000 vpd
north of Plato Boulevard to 10,000 vpd south of Plato Boulevard. The volumes aze expected to reach
15,000 by the year 2020. Concord Street to the north of Robert Sheet intezsection has an ADT of
7,�0 vpd and S,QOQ vpd !e ?he sonr„� �f �ot,e,�r cNePt. Plat� Ze has an ATJT ef R ,350 vgd
between Robert and Wabasha Streets and is forecasted to grow to 9,700 vpd by the yeaz 2020. ADT
drops to 5,700 vpd on Plato Boulevazd to the West of Wabasha Street. This is expected to grow to
6,700 vpd by the yeaz 2020.
Traf&c Operations and Geometric Design Considerations
The intersec6ons of Robert Street and Plato Boulevazd, Concord Street and Robert Street, Wabasha
Street and Plato Boulevard aze all signalized. Oiher cross streets along Robert Street, Concord Street
and Plato Boulevazd aze controlled by stop signs on only the minor street approaches.
Robert Street has a Sve-lane cxoss-section (two through lanes and a left tum lane in each direcfion
at intersections) to the north of Concord Street. Curb pazking is allowed neaz Concord Str�eet, but
is prohibited closei to Plato Boulevazd. The intersection of Robert Street and Concord Street is a
uniqne intersection as mentioned earlier. Robert Street at Concard Street intersection is a five-lane
cross-section with two through lanes and one left tuta lane at intersection in both directions. Even
though there aze no raised medians separating opposing traffic ow on Robert Street, retaining walls
sepazate one through lane from the other through lane in each direction on the south leg of this
intersection. Curb pazking is allowed in the northbound direcrion of Robert Street on the north leg of
this intersection.
Concord Street has a four-lane cross-secrion from Robert Street to its transirion to Wabasha Avenue.
Curb pazking is allowed on Concord Street west of Robert Street in the westbound direction.
Wabasha Street is a five-lane cross secrion with two through lanes and a left tum lane in each
CaltborpeArroaakt A-72 November2002
�gure 1 Southbound Robert Street @ Concord Street Figure 2 Northbound Ro6ert Street @ Concord Street
03. �4�
�� . � . .
direction at intersections. Curb parking is not allowed on either side of Wabasha Street.
Plato Boulevazd has a five-lane cross-section with two through lanes and a left tum lane in each
direction at intersections. Curb parking is prohibited. Raised medians sepazate opposing traffic ows
on Plato Boulevard.
Traffic volumes were evaluated along Robert Street at Plato Boulevazd and Concord Street, on
Wabasha Street at PlatA Boulevazd, and at the intersection of Concord StreeUState StreedGeorge
Street to determine if the roadway is adequately sized and if traffic operations aze at appropriate
levels at these signalized intersections. Peak hour turning movements were acqirired for the evening
commute peak hour as shown in Figure 3. Analysis of peak-hour traffic operations shows that peak
conditions are at acceptable levels of service. Level of Service (LOS) is a scale that uses ratings of A
(free owlmin;mal delay) to F(jammed conditions) to describe traffic operations. Urban conditions
generally consider LOS D to be a limit of acceptable operations for peak hour conditions.
During the evening peak period, the intersection of Robert Street and Plato Boulevard is operating at
LOS C, while the intersection of Robert Street and Concord Street is operating at LOS B. Wabasha
Street and Plato Boulevazd is operating at LOS A during the evening peak period. The five-legged
intersection at Concord/State/George is operafing at LOS C, but is close to LOS D.
The sneed limits on these nrincinal streets along the study co??�±dor ?*e in the 3Q-35 +*�ph r�nae,
which is appropriate to the character of the cross section and to the number of access points along
the street segments.
Transit Facilities
Five Metro Transit bus routes currendy serve the Del Sol district study azea. The following table
identifies those routes and summarizes the type of service, day and fime of operafions, and service
area.
Transit accommodarions in the corridor consist of mazked stops and a limited number of sheiters.
Metro Transit is implementing a service redesign around the metropolitan azea and some of the
service routes serving the study corridor aze scheduled to change in June ZO�L This will result in
change of some bus route numbers, routes and frequency of opeiation.
November 2002 A-73
� �- _ � � � ��
�� �
Transit Services in the Del-Sol azea
Route Type of Days in Operation Haurs in Service Area
Service Operation
Mon-Fri S.'08a-1:46a
5 Local Saturday 5:18a -1: 47a Como Avereue- Dawntoxm Sk Paul-State-Irrve>
Sun & Holidays 7:19a -2:35a Grove Heighu
Mon Fri 521a-12:41a HighlandPark-Downtown St. Paul-Mendota
7 Local Sanvday 5:32a -10:39p He1g
Sun & Holidays 8:32a -10:23p
Mon Fri 5:13a -12:56a
8 Local Saturday 5:26a -I: ZOa Roseville Downtm�m Sf. Paul lrrvo� Grove Heights
Sun & Holidays 6:40a -12:16a
II Loca1 �on Fri 4:41a -II:IOp Maplewoad Downlown SJ. Paud Ixver Grove
Satwday 6:I1 a -8:Ilp Heights
29 Loca1 Mon-Fri 6.�04a —7: SOa, 3: Darmtawn St. Paud-South St. Paul Riverview
40p- 5:45p Industrial Pmk
Robert Streei in the study corridor is one of the proposed transit corridors in the City of Saint Paul.
It is being proposed as a primary transit express corridor (South Corridor) with a signi&cant transfer
point at rhe intersection of Robert Street and Concord Sueet This will create a fast, frequent,
reliable and efficient transit service with a high level of hansit amenities and transit centers along the
proposed corridor.
Pedestrian/Bicycle Considerations
Sidewalks aze present along Robert Street, Plato Boulevazd, Wabasha Streat and Concord Street
within the study azea. Sidewalks on Plato Boulevard aze pedestrian friendly, but sidewalks on Robert
Street at some locations aze relatively hostile to pedestdans.
CalthorpeArroa¢te.r A-14 November2002
ti
.� - �� � ,.�
... . ;
�,..��_... . _--��.__ y .:.-:,����n:.u._. __...._..� -u�__� -.�,_��_.�._ . - �, : .+,. •
,��----�.
'120 -f
230 "
70 �
t 70
r '190
r $�
�
~ �O
\ �
PL4T� 80UlEVARO
00
��� R- 100
�J 1 l� �-- 235
� 125
1 *
415'� �1 I f
35� ooH
NQ�
WW
O�
¢w
v�nv�i
nm.s
� � �. 275
t-- 220
55 -7� � 20
235 -+
135 � *
�1�
�oo
� )
I � Sigr,a�
v
DeSSoUHarriet Island Opportunity Site
a
8 .-/ /
� I�S �9
~ 2qT
� 7 � r 3 30
231 � � ��NC
�n - y e_ �
Figure 3
Existing PM Peak Traffic Counts
Insufficient width is available for sidewalks and some of the sidewalks do not have any cleazance
from the travel lanes in the form of pianting strips or barriers. Mul6ple driveways cross the sidewalk
on Robert Street near Concord Street, which makes for a fragmented pedestrian environment.
Sidewaiks near Plato Boulevard and Wabasha Street aze well laid out and aze pedestrian friendly.
There aze no marked bicycle routes present on the major streets in the study azea. The Minnesota
Community Bicycle Safety Project 2 has rated the roadway suitability condifions for bicycling on
Plato Boulevazd between Robert Street and Water Street as good, while Wabasha! Concord Streets
and Robert Street in the study azea aze noted as providing poor bicycling conditions.
Thexe aze proposals to constcuct on street bike lanes along Wabasha and Concord Street an the study
comdor as per the City of Saint Paul Comprehensive Plan. These lanes would have a posirive impact
on the bicycle road suitability in this corridor.
November 2002 A-75
� � ��
;�; � n = .�j,
Transportation Options
The foIlowing issues were a result of the preceding assessment:
• The roadway travellanes aze nominalty sufficient for the projected volumes and travel
patterns.
• While the intersecdions in the study azea"aze currenfly operating at LOS C or better,
projected future demand from West Side Flats and development in the District Del Sol
is expected to move condifions into LOS D. Intersection improvements will be required,
particulazly at Concord/State/George and potentially at Robert/Concord to support future
development.
• There aze excessive numbers of driveways on Robert Stceet neaz Concord 5treet that
fragment the pedeshian environment and negafively afFect traffic operarions.
• On-street parking on Robert Street at Concord 5treet is blocldng a tt�rough lane and is
contribufing in a negative way to the traffic operations at this intersection.
• There aze no mazked bicycle routes in the study corridor and traf&c volumes on main
streets in this comdor make for a hostile environment for bicycling, especialiy on Robert
Street and Concord Street in the study azea.
• Sidewalks on the east-west streets provide for an adequafe pedestrian environment The
m;n;ma1 width of sidewalks at some locations, particulazly on the north-south streets
make for a relatively hostite pedestrian environment on these streets. Additional space is
needed adjacent to the roadways to improve the pedeshian environment at some of the
locarions on Robert Street in the study azea.
• Transit service, currently loca[ in nature with Iimited service between St. Paul and the
adjacent suburbs, is expected to increase with the development of the South Corridor
service. The increased service wili provide for a transit tim�transfer node at the south
edge of the smdy azea.
Cakbospe�4.crazak.r A-16 November2002
'" � � �=� ?'�
NARRT'FT TCT AI�lT��7STRT!'T�FT S DS.
C. INFRASTRUCTURE AND PUBLIC - �
FACILITIES INVENTORY
1.0 Introduction
fihe Harriet Island/District Del Sol Urban Viilage "Smart Growth Opportuniry Site" is located
approumately a half mile south of downtown St. Paul. The 180-acre site is primarily an industrial
area with some commercial and residential land use. It is within St. Paul ciry limits and is adjacent
to Harriet Island Regional Park, which borders the Mississippi River. For description purposes, the
site is divided into two azeas. The northem half is triangular in shape and is bounded by Harriet
Island Regional Park to the northwest, Wabasha Street to the northeast, and Prospect Boulevazd
to the south. 'I'he southem half is bounded by Plato Boulevard to the north, Robert Street, Clinton
Avenue, and Ada Street to the east, Stevens Street aad �eorgE Street W the south, and Wabasha
5treedHumbolt Avenue to the west. Wabasha/Concord Street, Robert Street, George Street and
Plato Boulevazd are the main streets running through the project azea. .
2.0 Site Topography
GIS-comparibie digitai raster graphic images of USGS maps for the project azea were obtained.
These maps indicate that the northern portion of the project azea is chazacterized by river ats at an
elevation of 700 feet above mean sea level. The southern portion of the project azea e�ibits the
steep topography of river bluffs. The northern portion of the project azea is within the 100-year
ood eievation; however, most of this azea has been orotected by a levee system.
3.0 "WeP' Ufiliues
Information conceming the sanitazy sewer, water supply, and storm water systems (refened to
as "weY' utiliries) in the azea was obtained from the City of St. Paul. The following paragraphs
snmmariZe that infrastrUCtute.
3.1 Sanitary Sewer System
'I`he communiry of St. Paul is within the Metropolitan Council Municipal Urban Service
Area (MUSA) and, therefore, is responsible for collecting wastewater and conveying it to
Metxopolitan CouncIl Environmental Services (MCES) treatment facilities. Wastewater
collected wittvn the project area is conveyed to and treated at the Metropolitan Wastewater
Treatment Plant, a 225 million gallon per day (MGD) facility that dischazges to the
Mississippi River.
3.1.1 EJCisting System
Sanitary sewer information from the City of St. Paul was provided on SQO
scale as-built drawings and stdp maps available on the Internet at http:ll
sewers.ci.stpaul.mn.us/stripl. The sanitary sewer system within the project boundary
is shown in Figure 3-1.
November 2002 A-17
, ._. � �
� - . ° � �,
.FigzreAl: Sanitary.reverand rtasm vater
plpirsg mitGln rhe Flrs�rzet Irknd/Di.Knct
De1 Sal Smart Growtb Pmject Area.
(Map caurtery of St Paul PubGc Workr
Dzpar[ment)
� �n� �� b�aea by
the Mississippi River to
tfie northwest, Ohio Street
and Plato Boulevazd to the
south, and Wabasha Avenne
to the northeast, sewage is
routed t}�rough collectors
to the Riverview Sanitary
Sewer Pumping Station,
Twelve-inch collectois aze
located beneath Oluo Street
and Plato Boulevazd with
capacities of 2.5-cubic feet
per second (cfs) and 1.6-
cfs. These collectors route
sewage to another 12-inch collector with a capacity of 1.9-cfs located beneath the
vacated Moses Street. A 24inch collecfor with a capacity of 10.1-cfs located beneath
the vacated Fairfield Street routes sewage from the east to the Moses Street collector.
A 12-inch collector with a capacity of 2.5-cfs located beneath the vacated Edwazd
Street empties into a 15-inch collector with a capaciry of 4.5-cfs located beneath the
vacated FilImore Street The coIlectoL beneath FiIlmore Sfreet empties into the Moses
Street collector. An 8-inch collector in Hauiet Island Regional Pazk, with a capacity
of 0.75-cfs, also routes sewage to Moses Street
Sewage is routed to Water Street through a 10-inch collector with a capacity of 1.0.
cfs located beneath the vacated Belle Street. Sewage is also routed through a 9-inch
collector with a capaciry of 1.4-cfs located beneath the vacated Fairfield Street and a
21-inch collecWr with a capacity of 8.0-cfs located beneath the vacated Ethel Street
to the collector beneath Water Street The collector beaeath Water Street conveys
sewage from the west to Ivloses Street through 8-inch and 10-inch collectors with a
total capacity of 1.4cfs, and from the east to Moses Street thmugh 12-inch collectors
with a total capacity of 2.5-cfs.
Caltbotpe Arrorian.r A-78 Novembn 2002
'
� � � ��
f�
'T
�:e�.>,....V ..a.-...� ............ :......-...-,.,«-. - .�.,:.�.�_.� .,�:...-.:_, _-.r.a�z:._-. � ^.�}Y`�,..�. � � � r ��-...__i �_ __:_. �.
From Moses Street, sewage is Touted through 9-inch and 18-inch collectors with a
total capacity of 0.�5-cfs along L.evee Road to the Riverview Sanitary Sewer Pump
Station.
Within the project azea bounded by Prospect Boulevard and Wood Street to the
north, Clinton Avenue and State Street to the east, Stevens and George Street to the
south and Humbolt Avenue and VJabasha Street to the west, sewage is routed north
to a MCES interceptor at the intersection of Wood Street and Starkey Street, north
along the vacated Custer Street, and finally to the Riverview Sanitary Sewer Pumping
Station. Wl�ile Custer Street is outside of the project azea it is included in this
discussion since it contains the main MCES uatezceptor serving the project azea.
Beginning with Prospect Sueet, sewage is conveyed through a 12-inch collector with
a capacity of 2.0-cfs from the west to Stryker Avenue, and a 10-inch collector with
a capaciry of I.2-cfs conveys sewage along Prospect 5treet from the east to Stryker
Avenue. The sewage is routed to the south down Stryker Avenue to Delos Street
where it is conveyed east through a sand rock tunnel and reenters the project area at
the iniexsection of Delos 5treet and R'abasha Street.
A 12-inch collector with a capacity of 4A-cfs located beneath Concord Street routes
sewage from State Street to the east and out of the project area. An 8-inch collector
with a capacity of 1.?-cfs located beneath State Street routes sewage from Concord
Street to Robie Street. It empties into the 12-inch collector with a capacity of 3.6-cfs
beneath Robie Street that conveys sewage from State Street to Ada Street, and east
out of the project azea.
Beneath Stevens Street, sewage is conveyed to the east through a 15-inch coliector
with a capacity of 18.8-cfs. It is then routed to a 2 I/z-foot x 6-foot MCES interceptor
with a capacity of 90-cfs that routes ow to the northwest through the Aealth East
Care Center properry.
A 10-inch forcemain located beneath a vacated portion of Robie Street routes sewage
from State Street to Concord Street. The forcemain empties into a second 2
x 6-foot MCES interceptor that routes ow from just west of the intersection of
Concord and Robie Streets to the 2'/z-foot x 6-foot MCES interceptor beneath the
Health East Caze Centex property.
A 24-inch collector with a capacity of 60-cfs conveys sewage north along Robert
Street from Stevens Street to George Street. From there it is conveyed west along
Geoige Street and north along Humbolt Avenue through a 28-inch x 36-inch MCES
sand rock tunnel with a capacity of 67-cfs. A 27-inch collectar with a capacity of 14-
cfs from the Health East Care Center property conveys sewage to the sand rock turuiel
along Humbolt Avenue. Collectors from the west, outside of the project azea, also
ow into the sand Lock tunnel located beneath Aumbolt Avenue.
.November2002 A-19
_, -. '
� , ��
The MCES sand rock tannel beneath Aumbolt Avenue and the MCES interceptor
that runs through the Health East Caze Center pxoperty merge at the intersecLion of
VJinifred Street and Humbolt Avenue into a 2'h-foot x 6-foot MCES bumel with a
capacity of 90-cfs. The MCES interceptor then splits aud runs in two directions.
One section conveys sewage to the north through a 2 x 6-foot MCES tunnei with a
capacity of 90-cfs located beneath a vacated portion of Humbolt Avenue to a grit chamber
and siphon inlat neaz the intersection of Wabasha Street and Colorado Street From the
siphon inlet, it is routed north through two 16-inch and one 24-inch MCES inverted siphon
interceptors located along the vacated portion of Starkey Street and &nally to the Riverview
Pumping Station.
• The other secfion conveys sewage east beneath Congress Street through a 42-inch interceptor
with a 191-cfs capacity, and then north through a 42-inch interceptor with a 191-cfs
capacity beneath a vacated portion of Starkey Street. Finally, it tiuns into an 84-inch MCES
interceptor with a 286-cfs capaciry beneath the vacated Cnster Street and routes sewage to
the Riverview Pumping Station.
A 2-foot x 1�/z-foot sand rock humel with a capaciry of 16.0-cfs located beneath
Delos Street routes ow from outside the westem proiect boundary, east to the 42-
inch interceptor located beneath the vacated Starkey Street.In addition, a 48-inch
lateral with a 200-cfs capacity is located beneath State Street and conveys sewage
from outside the project area, north to Concord Street. The lateral routes ow to the
northwest beneath Concord Street to the 42-inch interceptor along Sfarkey Street that
was described previously.
Several collectors empty into the 48-inch lateral located beneath Concord Street A
9-inch collector with a capacity of 4.7-cfs located beneath George Street from Robert
Street to State Street routes sewage to the 48-inch lateral. A 12-inch collector wi.th
a capacity of 2.0-cfs located beneath a vacated portion of Robie Street from State
Street to Concord Street also routes sewage to it. A 9-inch coflector with a capaciry
of 1.7-cfs located beneafh a vacated portion of Winifred Street from Clinton Avenue
to Concord Street routes sewage to it A series of 12-ucch,l5-inch, and 18-inch
collectors with a total capaciry of 26.6-cfs route sewage along Robert Street, and the
Robert Street access roads from Creorge Street to the 48-inch lateral. In addition, a 9-
inch and 20-inch coIlector with a total capacity of 21.9-cfs Iocated beneath a vacated
portion of Livingston Avenue from within the Health East Caze Center property
routes sewage to it. A 9-inch collector with a capacity of 3.5-cfs locate@ beneath
Isabel Street routes sewage from Wabasha Street ta it.
Another azea also routes sewage to the 48-inch lateral beneath Concord Street. First,
a 9-inch collector that increases to a 15-inch collector with a total capaciry of 4.6-cfs
located beneath a vacated portion of Clinton Avenue routes sewage from just north of
CaltborpeAuoeiater A-20 November2002
03 � 747
Concord Street to Congress Stree� Next, a 9-inch collector that increases to a 12-inch
collector with a total capacity of 2.9-cfs located beneath a vacated portion of Clinton
Avenue routes sewage from Delos Street to Congress Street. Finally, an 18-inch
collector with a capacity of 5.8-cfs located beneath Congress Street conveys sewage
from Clinton Avenue to the 48-inch interceptor beneath Concord Street. In addition,
a 9-inch collector with a capacity of 1.0-cfs located beneath Robert Streetroutes
sewage from just north of Concord Street to the 18-inch collector located beneath
Congess Street.
Finally, one more azea routes sewage into the 48-inch lateral located beneath Concord
Street. First, a 12-inch collector with a capaciry of 2.2-cfs located beneath Robeft
Street routes sewage from Congress Street to Isabel Street. A 12-inch cotlector with
a capacity of 2.0-cfs located beneath Robert Street also routes sewage &om Delos
Street to Isabel5treet. In addition, a 9-inch collector that increases to a 12-inch
coliector with a total capacity of 3.0-cfs located beneath Livingston Avenue routes
sewage from Delos Street to Isabel Street. All tt�ree of these collectors empty into a
12-inch collector located beneath Isabel Street that increases to an 18-inch collector
with a total capacity of 4.7-cfs. It routes sewage from Clinton Avenue to the 48-
inch lateral beneath Concord 5treet. A small portion of the coIIector runs through a
vacated portion of Isabel Street near its intersection with Concord Street.
The remaining sanitary sewer piping in the area is routed to the 84inch MCES
interceptor located beneath the vacated Custer Street. A 9-inch collector with a
capacity of 1.6-cfs located beneath Robert Street routes sewage from Delos Street
to Wood Sueet. Next, a 16-inch collector with a capaciry of 6.0-cfs located beneath
Wood Street routes the sewage to the 84-inch MCES interceptor.
In the azea bounded by Wood Street to the south, Wabasha Street to Yhe west, the
Mississippi River to the north, and Custer Street to the east, sewage is routed to the
84-inch MCES interceptor located beneath the vaczted Custer Street.
A 12-inch collector that increases in size to a 36-inch collector with a totai capacity
of 29.9-cfs located beneath Wabasha Street routes sewage from Watez Street to a
vacated portion of Pl�to Boulevazd. A 12-inch collectar with a capacity of 2.5-c�s
located beneath Indiana Avenue routes sewage from just west of Starkey Street to a
36-inch collector beneath Wabasha Street. A 9-inch collector that increases in size
to an 18-inch collector with a total capacity of 14.5-cfs located beneath Wabasha
Street routes sewage from Congress Street to the north to the 36-inch collector at the
intersection of Wabasha and the vacated Plato Avenue. A 36-inch collector with a
capacity of 29.9-cfs located beneath the vacated Plato Avenue conveys sewage from
VJabasha Street to the 84-inch MCES interceptor located beneath the vacated Starkey
Street. The 84-inch MCES interceptor runs east from Stazkey Street to Custer Street,
and then north beneath Custer Street. As previously stated, it has a capaciry of 286-
cfs.
Navember 2002 A-27 CaltborpeA.r.rotiate.r
�� � ���
Several collectors route sewage to the 84-inch MCES interceptor including:
• A 12-inch collector with a capaciry of 11-cfs Iocated beneath the vacated Filimore Street
conveys sewage from Stazkey Street.
• A 12-inch coIlector with a capacity of 2.1-cfs located beneath the vacated Fairfield Sueet
conveys sewage from just west of Starkey Street.
• A 15-inch coIlecfor with a capacity of 4.6-cfs located beneath tbe vacated Indiana Street
conveys sewage from just west of Stazkey Street.
• A IS-inch collector with a capacity of 4.1-cfs Iocated beneath the vacated Chicago 3treet
conveys sewage from just west of Starkey Street
• A 30-inch coIIector that increases to a 36-inch coIlector with a total capacity of 29.9-cfs
locafed beneath Plato Boulevazd coaveys sewage from Sfarkey Street.
• A 9-inch collector that inereases to a l�inch collector with a total capacity of 3.2-cfs is
located beneath Robert Street and conveys sewage from Florida Street to Plato Boulevard
and into a 21-inch collectox that increases to a 27-inch collector with a total capacity of 17.0-
cfs located beneath Plato Boulevard, wkuch conveys sewage from Robert Street.
In the past, the 84inch MCES interceptor conveyed sewage and storm water to the
Custer Sueet Pumping Station. Currendy, the station only pumps storm water and
the 84-inch interceptor has been bulkheaded. A diversion pipe that increases from
16-inches to 20-inches with a total capacity of 7.0-cfs conveys ow from the 84-inch
interceptor to the Riverview Sanitary Sewer Pumping Station.
Originally, the City of St. Paul had a combined sanitary sewer and storm water
system, however a storm water collection system has been iastalled and the original
combined piping is only used for sanitary sewer collection. As a result, most of the
sanitary sewer piping is oversized and the system capacity has the ability to handle
incteased ow and new development.
3.1.2 Proposed Expansion
The St. Paul Public Works Department has ptans to upgrade and rehabilitate several
sanitary sewer pumping stations that afFect the project azea. The Riverview Sanitary
Sewer Pumping Station was up�aded during the 2000 construction season. The Plato
Bonlevazd Sanitary Sewer Pumping Station, located just east of the project boundary
on Plato Boulevazd, is in the process of being upgraded. The Robie Street Sanitary
Sewer Pumping Station, located at Robie Street and Kansas Avenue, pumps sewage
through a forcemain that passes through the project azea. It will be upgraded during
the 2Q01 conshuction season.
In addition, sanitary sewer extensions for service will ba included as part of the West
Side Flats addition and planned development at the intezsection of Robert Street and
Fillmore Avenue, wtuch is just outside of the project azea
Caltharj�eAnoeiater A-22 Novembn2002
�1 _ ��,7
. .s .
3.1.3 Design Standards
Minimal publishad design standazds were available from the,'=sanitary sewer division
of St. Paul Public Works Department since they typically complete their own design
work. Howevez, they indicated the minimum allowable sanitary sewer pape diameter
is 8-inch, and they require use of SDR 25 PVC pipe with iron fittings. Additional
design standazds have been requested. A standard plate book showing typical
manholes, connections, etc. is available.
3.2 Water Supply System
St. Paul Regjonal Water Services (SPRWS) treats and supplies water to several communities
in the'I�vin Cities Metropolitan area, including St. Paui. SPRWS pumps surface water from
the Mississippi River and Rice Creek, and ground water from four wells, into a chain of lakes
located appro�anately six miles north of St. Paul. Water from the lake system is conveyed
by graviry to a water treatment plant located in Roseville. St. Paul is responsible fox the
water distribution system within its ciry limits.
3.2.1 Eusting System
SPRWS maintains and oversees the water distribution system within the project area.
They provided electronic maps of the e�sting water system.
The water distribution system within the project boundary is shown in Figure 3-2.
The portion shown in yellow is the low pressure service area, and the blue-shaded
area is the reduced pressure service area. Most of the project azea is within the low
pzessure service azea, with the exception of Prospect Boulevard and a small portion
of the Health East Care Center property. Water is conveyed from the treatment plant
in Roseville to the low pressure service azea and then pumped into the booster service
azea shown in pink. Pressure reducing valves convey water to and maintain pressure
in the reduced pressure service area.
Four-inch watermains aze located beneath a portion of Humbolt Avenue and beneath
the i2obert 5h�eet access roads neaz the intersecflon of Robert Street and George
Street.
Six-inch watermains aze located throughout the project uea. They are within Harriet
Island Regional Park, beneath Prospect Boulevard, beneath Water Sireet from Plato
Boulevard to Wabasha Street, beneath Humbolt Avenue, beneath Wabasha Avenue,
and beneath a portion of Robie Street. Sie-inch watermauis are also located beneath
Robert Street from Concord Street to Wood Street, beneath Robert Street from
Florida Court to Plato Boulevazd, beneath Livingston Avenue from Isabel Street to
Wood Street, and beneath Wood Street from Livingston Avenue to Parnell Street�
They are located beneath Clinton Avenue from Colorado Street to a vacated portion
November 2002 A.23 CalthorpeA.r.roeiatu
� .,. ��� �,
of Winifred Street west of the El Rio Vista Park, and beneath the vacated Winifred
Street from CIinton Avenue to Concord Street. They aze also Iocated beneath
Congress Street from Wabasha Street to Concord Street, and from Robert Street to
Clinton Avenue. In addition, a 6-inch watermain is located beneath Delos Street from
Wabasha Avenue to Clinton Avenue, including the portions that have been vacated.
A 6-inch wateimain is located beneath the vacated Colorado Street, and from
Concord Street along a 45-foot easement to the Community I�ealth Ceater.
Several6-inch watermains supply water to the Heatth East Care Center properly.
One is located beneath Livingston Avenue from George Street into the care center
properry and another is located beneath a vacated portion of Robie Street from
Humboldt Avenue into the care center properly.
Eight-inch water mains are located beneath Water Street from Plato Boulevard
southwest to the project boundary, beneath Plato Bouievazd from Robert Street to
Wabasha Street, and beneath the 30-foot easement just to the north of Wood Street.
Cakhorpe Artoaatet A-24 November 2002
Figarre A2: IY/atesmen piping adrhin t!re Hmrret Irland/ Dutrict Del J'o! Smart Gromtb Projed firea (Map courlery af St. Punl Aegional i�ater
Senuces)
^
�, -
- ' .',
.. . .
mR.�„�... ..�_�n,, n__._.__.�,T,._ k� .�_,�_sn�.�.,,._ .-� -�r�. �._ =-�. •.. „ --• �_� �._w
Tweive-inch watermains aze located beneath George Stree� beneath Concord Street
from Isabel Street to Ada Street, and beneath Isabel5treet from Ha11 Avenue to
Clinton Avenue, including the portion betwaen Livingston and Clinton Avenue that
has been vacated. In addifion, 12-inch watermains aze located beneath the vacated
Starkey Street from Isabel Street to Plato Boulevazd, beneakh Plato Boulevazd from
Wabasha Avenue and Water Street, and beneath Ohio 5treet from Plato Boulevard to
Ethel Street, which has been vacated.
Sixteen-inch watermains aze located beneath Wabasha Street from Plato Boulevard to _
Water Street, beneath State Street, and beneath a portion of Robie Street from State
Street towazds the southeast. The 16-inch watermain extends from Robie Street to the
north through a 30-foot easement adjacent to the El Rio VisCa Recreafion Center.
Networks of 24-inch waternaains provide water supply for the system within the
project azea. A 24-inch watermain is located beneath State Street from the southern
project boundazy to Clinton Avenue. The 24inch watermain continues northwest
along Clinton Avenue for a brief period and then runs north tt�rough El Rio Vista
Pazk. Other 24-inch watermains aze located beneath Concord Street from State Street
to Isabel Street, beneath Robert Street from Concord Street to George Street, and
beneath the vacated Starkey Street from Isabel Street ko just south of Plato Boulevazd
where ;t runs east through a 30-f�ot easement to Plato �onlevard.
A 30-inch watermain beneath Wabasha Sireet from the Mississippi Rivex to Water
Street provides the main connection to the water supply and the dishibution system
across the Mississippi River.
In addition, watermain is located beneath several vacated, old public streeCS. Within
the proyect boundary, 6-inch watermains are located just south of Harriet Island
Regional Park beneath Belle Street from Water Street to FairSeld Street, beneath
Fairfield Street from Belle Street to Ethel Street, beneath Ethe1 Street from Fairfield
Street to Ohio Street, beneath Moses Street from Water Street to Fairfield Street,
beneath Fairfield Street from Moses Street to Bidwell Street, beneath Bidwell Sireet
from Fairfield Street to Plato Boulevazd, beneath Rillmore Avenue from Water Street
to Walter Street, and beneath Walter Street from Fillmore Avenue to Plato Boulevazd.
SiY-inch watermains axe also located beneath Colorado Street from Parnell to Robert
Street, beneath Parnell Street from Colorado Street to Wood Street, and beneath
a vacated portion of Water Street neaz Wabasha Avenue. In addition, a 6-inch
watermain has been abandoned beneath Water Street. A 12-inch wateru�ain is located
beneath Ethei Street from Ohio Street to Fairfield Street.
Information on the slope of watermains was not provided with the city maps. Slopes
were assumed to be between 0.005 and 0.01 for calculating masimum appro�mate
pipe capaeities. Appro�mate watermain capacities are provided in Table 3-i.
November 2002 A-25
� _ _ �,
: , � :�, �'
Table 3-1: Approximate Maximum Watermain Capacities
SPRVJS was contacted regarding the capacity of the existing water supply
infrastmcture, and the abiliry of the system to support increased water demand
in the €Ianiet Islandf�3istrict Dei 3v1 area. 'Pitey iudicated that the existmg water
distribution infrastructure has additionat capacity available. They also indicated that
the McCarrons Water Treatment Plant located in Roseville has available capacity to
support growth.
3.2.2 Proposed Expansion
SPRWS has no plans for upgrades or expansion within the Hartiet Island/Distdct Del
Sol area.
3.23 Design Standazds
SPRWS has a"Standards for the Installation of Water Mains" book that describes the
requirements for construcrion and installation. Required pipe material, valves, pipe
depth, etc. is aiso described in the book.
3.3 Storm Water System
33.1 EJCisting System
Storm water information from the City of SL Paul was provided on 500 scale as-built
drawings and ship naps avaiiable on the Intemet zt http://sewezs.cistpzui.mn.us/
strip/. Figure 3-1, presented in the previous section, also shows the storm water
collection system within the project boundaries.
33.2 Storm water Management Facilifies
Two storm water pumpiag stations are located within or adjacent to the project area:
the Moses Street Storm Water Pumping Station and fhe Custer Street Stozm Water
Pumping Station. The pumping stations only operate during ood conditions. A
oodgate cioses to prevent Mississippi River water from backing up into the storm
water pipes, and storm water is pumped into tha river.
Ca@horpeArraciatu A-26 November2002
03 a 7� 7�a
=..,z.._ra ,. K. �,.: . .. �.,.,��.._.�.u. �� ,�.,_� .�.v-- ,_. -,n-�..�.� . ._- �._ ��.,� . .
In the azea bounded by the Mississippi River to the northwest, Ohio Street and Plato
Boulevatd to the south, and Wabasha Avenue to the northeast, storm water is routed
fluough collectors to a dischazge location within Harriet Island Regional Pazk and
also to the Moses Street Storm Water Pumping Station.
Storm water from outside the project azea is routed to VJater Street tt�rough a 48-inch
interceptar with a capacity of 208-cfs located beneath the vacated Belle 5treet. An
18-inch collector with a capacity of 7.2-cfs located beneath Water Street also routes
storm water from the west to Belle Street. Next, the 48-inch interceptor routes storm
watez ttuough Harriet Island Regional Park where it is discharged into the Mississippi
River ttuongh two 36-irich x 4fl-inch interceptors with a totat capaciry of 384-cfs.
During ood conditions, a 24-inch lateral with a capaciry of 10.6-cfs located pazallel
to and just north of Water Street conveys storm water to the Moses Street Storm
Water Pumping Station.
A 48-inch collector with a capacity of 115-cfs located beneath Plato Boulevazd routes
storm water from the east to the vacated Moses Street. Storm water is also routed
through 21-inch to 33-inch collectors with a total capacity of 65-cfs located beneath
Ohio Street from the west to the vacated Moses Street. Next, a 4$-inch collector
with a canacity of 64-cfs located beneath the vacated Moses Street routes storm water
north from Plato Boulevard to Water Street. An 18-inch collector that increases in
size to a 21-inch collector with a total capacity of 10-cfs is located beneath Water
Street and conveys storm water from the west to Moses Street. A 9-inch collector
that increases in size to a 42-inch collector with a total capacity of 50-cfs is also
located beneath Watei Street and conveys storm water from the east to Moses Street.
A 66-inch interceptor with a capacity of 213-cfs conveys storm water from the
intersection of Moses Street and Water Street to the Moses Street Pumping Stafion
and on to the Mississippi River.
Stornn water collected along Prospect Boulevard is routed to a discharge locafion
outside of the project azea. A 15-inch collector with a capacity of 3.3-cfs conveys
storm water along Prospect Street to Hall Avenue and out of the project area.
The storm water is eventuaiiy routed to a 10-foot tunnel and discharged into the
Mississippi River.
Within the area bounded by the Mississippi River to the north, Wabasha Street to the
west, George Sh�eet and Stevens Street to the south, and State Street, Clinton Avenue,
Robert Street, and Custer Street to the east, most of the storm water is discharged to
into the Mississippi River at the Custer Street Storm Water Pumping Station. There
aze a few exceptions that inciude:
• Stevens Street does not convey storm water to the Custer Street Storm Water Pumping
Stafion. A series of short 15-inch collectors and drop manholes located beneath Stevens
November 2002 A-27
�� � ��� � `
Street convey storm water Lo an 84-inch interceptor with a capacity of 350-cfs. The
interceptor runs down Stevens Street to the west and out of the project azea.
Storm water is conveyed through a 12-inch to 18-inch collector with a capacity of 12-cfs
located beneath George Street from Livingston Avettue to Humbolt Avenue. Next, it is
routed north atong Humbolt Avenue through a pipe that increases in size from 24-inches to
36-inches wiih a maximum capaciry of 54cfs. Finally, at the intersection of Congress Street
and Humbolt Avenue the stomi water is duected to the west through a 60-inch twuZel with a
capacity of 255-cfs, and out of the project azea.
• An 8-inch collector with a capacity of 1.7-cfs located beneath State Street conveys storm
water feom Concord Street to a collectar beneat� CYinton Avenue. A 12-inc3� collector with
a capaciry of 4.9-cfs located beneath Ada Street conveys storm water from Concord Street to
the same collector located beneath Clinton Avenue. The collector beneath Clinton Avenue is
12-inches in diameter, has a capacity of 3.7-cfs, and conveys storm water from State Street to
Ada Street, and out of the project azea.
The remaining collecuon system xoutes storm water to the Custer Street Pumping
Stafion. Several collectors route storm water to the interceptor located beneath
Concord Street from George Street to Isabel Street. The interceptor increases in size
from 18-inch to 60-inch and has a total a capaciry of 260-cfs. A 12-inch collector
with a capaciry of 1Q.3-cfs located beneath George Street routes storm water
from Robert Street to the interceptor beneath Concord Street. A series of 12-inch
collectors with a capacity of 9.5-cfs located beneath Robert Street and the Robert
Street access roads, also route storm water from George S�eet to the interceptor
beneath Concord Street. In addition, a 15-inch collector with a capacity of 10.6-cfs
located beneath Congress Street roates storm water from just west of Livingston
Avenue to Livingston Avenue. A 15-inch collector with a capacity of 10.2-cfs
located beneath Livingston Avenue then routes storm water north from Congress
Sueet to the interceptor located beneath Concord Street
Anottter azea of collectozs also conveys storm wateL to the interceptor located beneath
Concord Street. A 21-inch collector with a capacity of 9.7-cfs located beneath Isabel
Street routes storm water irom the eastern project boundary to Robert Street. A 12-
inch collector with a capaciry of 3.0-cfs located beneath Clinton Avenue routes storm
water from Delos Street to the 21-inch collector in Isabel Sh�eet. A 24-inch collector
that increases to a 30-inch collector with a fotal capacity of 30.2-cfs Iocated beneath
Robert Street routes the storm water from Isabel Street to the interceptor beneath
Concord Street. An 18-inch collector with a capacity of 7.4-cfs located beneath
Congress Street routes storm water from Ctinfon Avenue to fhe collectoL beneafh
Robert Street
The interceptor located beneath Concord Street continues beneath the vacated portion
of Starkey Street from Lsabel Street to the vacated Plato Avenue. The 60-inch
CaltborpeArtoiiant A28 Navember2002
� °' m � �
°% ' � ,�. 7
HARRTFT TCT.ANTI IT7TCT'R7('T TIF.T. Sn?, �
interceptor increases in size to 78-inches and has a total capaciry of 235-cfs.
Sevezal coAectors route storm water into the interceptor located beneath the vacated
Starkey Street including:
A 15-inch collector with a capaciry of 6.7-cfs located beneath Isabel Street routes storm
water from Wabasha Street. '
A 12-inch collector with a capacity of 3.1-cfs located beneath Livingston Avenue routes
storm watex from Delos Street to Isabel Street and into a 27-inch collector with a capacity of
35.1-cfs, which conveys storm water from Livingston Avenue.
A 21-inch collector with a capacity of 12.3-cfs located beneath Robert StreeC routes storm
water from Colorado Street to Wood Street and into a 27-inch collector with a capacity of
19.6-cfs located betteath Wood Street, which routes the storm water from Robert Street.
From Starkey Street, the interceptor conveys storm water to the east beneath Plato
Avenue un61 reaching the vacated Custer Street. At Custer Street, it runs north along
Custer S�eet until reaching the vacated Chicago Street. Next, it runs west beneath
Chicago Street until reaching the vacated Starkey Street. It then runs north along
Starkey Street until reaching Water Street where it runs to the Custer Street Storm
Water Pumping Sta6on. Along this route, the interceptor increases in size from 78-
inches to 90-inches and has a total capacity of 385-efs.
Several collectars convey storm water to the interceptor beneath Custer Street and
Starkey 5treet. A collector that increases in size from 12-inches to 27-inches with
a total capacity of 24.6-cfs is located beneath Plato Boulevard, and conveys storm
water from Robert Street to the interceptor beneath Custer Street. A collector that
increases in size from 21-inches to 30.inches and has a total capacity of 24.0-cfs
is located beneath Wabasha Street. It conveys storm water from Concard Street
to Indiana Avenue. Next, a 42-inch collector with a capacity of 74.1-cfs located
beneath the vacated Indiana Avenue routes storm water from Wabasha Street to the
interceptor located beneath Starkey Street. In addition, a 12-inch collector with a
capacity of 6.8-cfs is located beneath Wabasha Street and routes storm water from
Water Street to Fillmore Avenue. Next, an 18-inch collector with a capacity of 8.2-
cfs is located beneath Fillmore Avenue and conveys storm water from Wabasha
Street to rhe interceptor located beneath 5tarkey Street. Finally, a 24inch collector
with a capacity of 19.0-cfs located along the oodwall routes storm water from
the Riverview Sanitary Sewer Pumping Station to the Custer Stzeet Storm Water
Pumping Station.
The stoxm water collection system has min;mal capacity available for growth, The
Chester Street Stozm Water Pumping Station, located east of the project area, is
currenfly at ma�imum capacity. Any development in [he area will require planned
storm water collecflon and increased pumping capaciry.
November 2002 A-29
��.
�� ���
3.3.3 Wetlands, Creeks, Ditches
According to the USGS topographic map, no wetlands, creeks, or ditches lie within
the project azea,
3.3.4 Proposed Expansion
The St. Paul PubHc Works Department does not have any planned expansions or
upgrades for the storm water collecfion system or the stozm water pumping stations
within the project boundaries at this time. However, storm water collection will
be included as part of the West 5ide Flats addition and planned development at the
intersection of Robert �treet and Fiilmoze Avenue, wfiich is just outside of the project
azea
3.3.5 Design Standards
Muiimal published storm water design standuds w�e available from the St. Paul
Public Works Department since they rypically do their own design work. The storm
water collection system is designed for a 5-year storm evant, using a 15-minute time
of concentration, and a rainfall of 4.0 to 41S-in/hr. A standazd plate book showing
tyoical piping materials, manhoies, connecuons, etc. is available.
3.3.6 Water Management Organization Information
The Harriet Island/Dishict Dei Sol project area is in the Lower Minnesota River
Water Management Organization (WMO). The WMO was formed tl�mugh a joint
powers agreement between the municipalities that lie within the WMO boundaries.
Responsibility for surface water managemeut has been delegated to each muxricipality
by the WMO. Therefore, for the Del Sol project, the City of Saint Paul would have
jurisctiction over surface water management issues.
4A "Dry" Utilities
A list of utility providers was requested from Gopher State One-Call. Dry utilities may be
located in easements along vacated old public streets. The following is a list of providers and
the type of service provided:
- Xcel Energy — Natural Gas and Electric
- Qwest—Telecommunications
- MCI WoridCom — Data and Telecommunications
- McI,eod USA — Fiber Optic Telecommunications
- AT&T Broadband — Cable and Data Services
- Transtop Mnmesota — Transit Shelters
CaWiarpeAcrarakt .4 30 Novembrr2002
�' -' - ��. �
... . .
-- -�-� -- •
- Metropolitan Council Transit Organization (MCTO) — Transit Shelters
- Mumesota Department of Transportation (Mn/AOT} — Signalizarion
Infrastructure
In addition, the following companies were identified as having private utilities associated
with their facilities in the project area:
Miunesota Mining and Manufacturing
All Incorporated
5.0 Sireet anfl Sidewalk Conditivns
5.1 E�sting Facilities
The transportation system within the project area consists of streets for vehicle traffic
and a sidawalk system for pedestrians. The street surface, c�rb, gutter, and sidewalk
was evaluated within the project area and classified as being in excellent, good, fair,
or poor condition. An e�ibit included in the report shows sidewalk locations and
their condition.
Starting from the north, Water Street it a two-1ane street that contains both
commercial areas and access to Harriet Island Regional Park. Its asphalt surface,
curb, and gutter are in good condition with only moderate cracking. Curb and gutter
have not been installed along a small portion of the sh where the raikoad line
crosses. T`he street has no sidewalk.
Harbor Road also provides access to Harriet Island Regional Park. Tt was ooded
during the period field observations were made, however it is a new asphalt road and
should be in excellent condition.
Plato Boulevard is a moderately busy four-lane street in an industrial and commercial
area adjacent to Harriet Island Regional Park. It is a county road with left and right
tunring lanes, and an 8-foot to 10-foot wide grassy median. Sidewalk runs along the
north side from Robert Street to Water Street, and along the south side from Robert
Street to Ohio Street. The sidewalk is in fair condition with some cracking and
unevenness. The asphalt surface, curb, and gutter aze in fair condiflon with same
cracking and potholes from Robert Street to VJater Street, and in excellent condition
from Water Street to Harbor Road.
Prospect Boulevard is a 30-foot wide, twalane, urban residential street with an
asphalt surface, curb, and gutter that is in excellent condirion. The street runs along
the edge of the bluff and overlooks the river, the industrial azea, and Harriet Island
Regional Park. Sidewalk that is in excellent condifion runs along the south side of the
street.
November7002 A-31
{,_ a ,�.�� ,
�, �: _ ..�.
Wood Street is an 18-foot wide, twwlane, low traffic, dead-end street that provides
access to the Tone de San Miguel housing azea. The asphalt surface is in poor
condition with several cracks and potholes, and the curb aad gutter is in fair condition
showing some cracl�ng and wear. Sidewatk runs along the south side of the street
from Robert Sffeet to the west, appro�mately one block, and is in fair condiuon. A
guazdraii runs along the north side of the street.
Delos Street is a 30-foot wide, two-lane, low traffic, urban residential, dead-end street
that runs from Livingston Avenue to a dead-end cul-de-sac approximately one block
west of the intersecfion of Delos St�eet and Lisingston Avenue. The asphalt surface
is in fair to good condition, and the curb and gutter is in good con3irion. Sidewatk
that is in good condition runs along the north side of the street,
Isabel Street is a 28-foot wide, two-lane, urban residential street with some
commercial use azound the intersection of Robert Street, and between Concord Street
and Wabasha Street The asphalt surface, curb, and gutter aze in good condition
from Clinton Avenue to Livingston Avenue, fair condition from Concord Avenue to
Wabasha Avenue, and excellent condition from Wabasha Avenue to Hall Avenue.
Sidewalk mns along both szdes of the sh�eet and it is in fair condifion from Clinton
Avenue to Livingston Avenue and from Concord Avenue to Wabasha Avenue. It is
in good condition from Wabasha Avenue to Hall Avenue.
Congress Sireet is a 30-foot wide urban commercial street within the project azea,
aithough it becomes an urban residential street just outside project boundaries. The
asphatt surface, curb, and gutter aze in good condirion from Clinton Avenue to
Robert Street, and in poor to fair condition from Concord Street to Wabasha Street.
Sidewalk runs atong both sides of the street. It is in good condition from Clinton
Avenae to Robert Str�eet, and on the south side of the street from Concord S�eet to
Wabasha Sheet. It is in fair condiHon on the north side of the street from Concord
Street to Wabasha Street.
George Street is a busy urban residential street with a 32-faot wide asphalt surface.
The pavement, curb, and g er aze in excellent condition. Sidewatk runs along both
sides of the street and it is in good condition with *�;nimal ctacking.
Starting from the west, Ohio Street is a 40-foot wide urban commercial and industrial
street. The asphalt surface, curb, and gutter aze in fait condition with some cracking
and potholes. Sidewalk mns along the west side of the street and it is in fair condirion
with some cracking.
Wabasha Street is a busy four-Iane, urban commercial and industrial street from the
northem project boundary to Concord Stree� The asphalt surFace, sidewalk, curb,
and gutter aze in excellent condition near the new bridge at the northern project
CakhorpeAr.raiate.r A-32 November2002
o � s �� � i
7
NARRTFT TCT ANSl�TCTR f "r D G�(1T
boundary, and fair to good condition from the northern project boundary to Concord
Street. Sidewalk runs along both sides of the street, but on the west side fire hydrants
in the middle of the sidewalk are an obstacle for pedestrians. A 3-foot concrete wall
that is in very poor condition sepazates the hillside from the sidewalk on the wesf side
of the street A green pedestrian walkway in fair condition located just south of the
Wabasha Street Caves pzovides access to the top of the river bluff. Wabasha Sfreet
becomes a 38-foot wide, two-lane urban commercial street between Concozd Street
and Winifred Street and traffic use is greatly reduced. The asphak surface, curb, and
gutter are in good to excellent condition. Sidewalk runs along both sides of the street
and it is also in good condition.
I�umtio�t Avenue is a 34-foot wide, two-lane, urtia�l resid�riYiat sCreeC l�at provid�s
access to the Health East Caze Center property. The asphalt surFace, curb, and guttez
ue in fair condition. Sidewalk runs along both sides of the street and it is in fair to
good condirion.
Starkey Street is a 40-foot wide, two-lane, dead-end, urban industrial street that
provides street-side pazking for the adjacent businesses. The asphalt surface, curb,
and gutter are in fair condition. The street has no sidewalk.
Livingston Street is a two-lane, urban residential street that urovides access to the
Torre de San Miguei housing azea. The 32-foot wide street runs from Concord Street
to Delos Street, which is a dead-end. The asphalt surface, curb and gutter aze in fair
to good condition. Sidewalk runs along both sides of the street and at is also in fair
to good condition. Within the project boundary, Livingston Street runs from George
Street into the Health East Caze Center property. The 20-foot wide asphalt surface
is in good condition, and the curb and gutter aze in fair condition. The street has no
sidewalk.
Concord Street is a 54-foot wide, busy, four-lane, urban commercial street that
begins at its intersection with Wabasha Avenue. The asphalt surface, sidewalk, curb,
and gutter aze in fair condition from Wabasha Street to Robert Street, and in good
condition from Robert Street to Ada 5treet. Sidewalk runs along both sides of the
street.
Robert Street is a busy, four-lane, urban commercial street and is also a county road.
The asphalt, curb, and gutter aze in good condifion from Plato Boulevard to George
Street along the main part of the road. Sidewalk runs along both sides of the road
and it is in fair condition. A steep, 14-foot wide access road parallels Robert 5treet
on both sides between Concord Str�eet and George Street. The asphalt, sidewalk,
curb, and gutter on the access roads are in fair condition. Sidewalk mns close to the
road along both sides of the access roads. A bridge crosses over Robert Street at the
intersection of George Street and Robert Sh�eet. Robert Street, the bridge, and the
access roads are shown in the photo on the next page.
Nacember 2002 A-33
� : =- " _ : Harriet Island/
�� - � � DisErict
De1 501
° �,: '
y . .
, � ... .
_ ; �
_� � � ,. :
�' �� , . ._
\= :�(-
. : '� - - -
m � �
__ � - rAIIA -
a
`?�' � 4
�, � - �- �
�-�`"�' ° � _� /�_ � :
� � � y���'1- ��
. i .. � �� ... _ � i .}.
�� I I � ���E � . ;.
������ 1 � ._ — .
� 3l� — l
y i � � �..-� ( �.
o . u ea
f-� -r-n... .
y qqq
a f � � . . _ %'` . .
/ t
��E����.
.,
,
__ crarP cfroPr ;� a�F_f,,,,r .. commercial and residential street. The
asphalt surface, sidewalk, curb, and gutter are in fair to good condition. Sidewalk
rar.s alo^.g be*u sides �f the streei.
Clinton Avenue is a 32-foot wide, two-lane, urban residential street that borders El
Rio Vista Recreation Center/Parque de Castillo. The asphalt surface, sidewalk, curb,
and gutter aze in good condirion. Sidewalk runs along both sides of the street. A
view of Clinton Avenue is shown in the photo below.
November 2002 A35 CaltborpeAuaaarer
�
-• � .1
� _ A_
� ' �
. K
Robie Street is a 28-foot wide, two-lane, urban commercial and residential street.
The asphait surface, curb, and gutter are in fair condition with some cracking and
potholes. Sidewalk rans along botfi sides of the street and it is in poor condition with
lots of cracking.
Ada Street is a 28-foot wide, two-lane, urban commercial and residential street. The
asphalt surface, sidewalk, curb, and gutter aze in fair condition. Sidewalk runs along
both sides of the street. A portion of the sidewalk has been replaced adjacent to
the church at the intersection of Ada Street and Robie Avenue and it is in excellent
condition.
5.2 Proposed Upgrade�
The Ciry o£ St. Pau1 Public Works Department currendy has future plans for
improving the str�eet, curb, and gutter along Stevens Street in 2007. The work
will affect Stevens Street from Robert Street to State Street. The Public Works
Department has no other plans for street nnprovements within the project area.
Discussion regazding milling, overlaying, and restriping Concord Street to inclnde a
bike ]ane has occurred; however no date has been set for improvements.
Plato Boulevazd is a county road and, therefare, is under the authority of Ramsey
County Public Works. The Counry has planned improvement foi milling and
overlaying of the street sometime in the next ten yeazs. Sidewaik, curb, and gutter
will not be replaced as pazt of this project.
6.0 Other Public Facilities
6.1 Pazk and Recreation Facilities
The following pazk/public use facilities lie within or aze immediately adjacent to the
project azea:
l. El Rio Vista Recreation Center/Pazque de Castillo
179 East Robie 5treet
Saint Paul, MN 55107
2. Hazriet Island Regional Park
Immediately adjacent to the western edge of proposed redevelopment azea.
3. Raspberry Island Park
North of the proposed redevelopment azea beneath the Wabasha Street Bridge.
4. Prospect Boulevazd greenspace
At the bluff edge along Prospect Boulevard.
The City of Saint Paui does not have specific requirements foi pazk or greenspace
facilities in conjunction with development, However, according to the City of
CaltbnrpeAuoaaie.r A-j6 November2002
� -p
�
. � � -
�� �� �.�
-�' - �
HARRTFT TCT AAiTI I�[$TRTf"1' 71FT ClIT
Saint Paul Pazks and Recreation Plan, much of the Del Soi project area lies within
the Mississippi Nationai River and Recreation Area (MNRRA) and the Mississippi
Critical Area. The MNRRA and the Mississippi Critical Area ue discussed in a eater
detail in Section 7.2.
A copy of the City of Saint Paul Pazks & Reerearion Plan has been obtained and is
available for review.
6.2 Libraries
The Del Sol azea is served by the Riverview Branch of the Saint Paul Library System.
This branch is located in the southwestem corner of the redevelopment area at the
intersecCion of Creorge Street and Humboidt Avenue. The library branch address is:
Riverview Branch
1 East George Stree[
SaintPaul,MN 55107
Additional information regazding the Riverview Branch and the Saint Paul Library
System can be found at http:!(www.stpaul.lib.mn.us
6.3 Police and Fire
6.3.1 Police
The Del Sol azea is within the Central District of the Saint Paul Police
Department (SPPD). The neazest SPPD office is the Humboldt Substafion,
located in the Health East Care Center compiex at 516 Humboldt Avenue.
The primary accesses to the substation aze off the southbound Robert Street
frontage road between Concord Street and George 5treet, and at the north end
of Livingston Avenue immediately north of Gearge Street.
The West Side of 3aint Paul (generally that portion of the city south of
the Ivlississippi River) is covered by three patrol shifts from the Humboldt
Substation; the day shift (7 AM to 5 PM), the afternoon shift (4 PM to 2 AM),
and the midnight shift (10 PM to 8 ANn. Five officers aze on duty during
the day shift, tluee are on duty during the afternoon sluft, and siz are on dury
during the midnight shift, although more officers are actually on duty during
the shift overlap periods. Foot patrols aze used 'ut addition to car patrols.
In addition to the previously mentioned 14 officers, the Humboldt Substation
has one sergeant and one community liaison officer on staf£ Because of the
lazge Spanish-speaking populafion, the Humboldt Substation retains bilingual
officers. The total number of officers assigned to the VJest Side periodically
November 2002 A-37
� A !
° Y
y I
� f ' � f �
inczeases as special teams aze assigned to address specific public safety issues.
In the fall of 2000, the SPPD conducted a survey of the West Side neighborhood regarding
community concems and police responsiveness. A copy of the survey results was obtained.
The top five concerns of community residents include drugs, traffic, gangs, properiy
maintenance, and safety. However, discussions with the SPPD revealed that some of these
concems may be biased by media representation of criminal activity, since the offense/arrest
records do not indicate major drug or gang problems in the West Side neighborhood.
6.3.2 Fire
The De2 Sol azea is served by Sunt Paul Fire �tation 6, located near tha middie of the
proposed redevelopment area at 33 Concord Avenue. The Station houses a paramedic
vehicle, an engine, a rescue boat, and a hovercraft.
6.4 Schools
The Dei Sol project azea is served by the St. Paul School District. Following aze the
schools that serve students living in this area:
Elementary Schools
Roosevelt West Side (K-�
160 East Isabei Street
St. Paul, MN 55107
Riverview West Side (K-3)
271 EastBelvidere Street
St. Paul, MN 55107
Cherokee Heights Pangea Magnet (4-6)
694 Charlton Street
5aint Paul, MN 55107
Junior High School
Humboldt Junior (7-8)
640 Humbaldt Avenue
St Paul, MN 55107
Cakho.pe Alroeiater 1i-38 November Z002
03• 747 ,
�� s�hooi
Humboldt Senior (9-12)
30 East Baker Street
S� Paul, M1V 55107
In regard to development issues relating to school attendance boundaries, the St. Paul
School District typically reviews demographic changes created by new development
to determine if a need to realign boundaries exists.
In addition to the public schools listed above, one private school as located
unmediately adjacent to the project area:
Saint Matthew's School
490 Hail Avenue
St. Paul MN 55107
7.0 General City Development Requirements
71 City of Saint Paul Developer/Contract Requirements
A site plan must be subznitted to the planning commission for approval and
issuance of a building pernut. The site plan must inciude a site layout, and show
the existing and proposed grading, ufilities, drainage, e�sting buildings, properry
lines, easements, pazking lots and other paved azeas, sidewalks, and driveways.
Landscaping plans, lighting plans, and building plans must also be included. Specific
development requirements and zoning information can be found in Chapters 60-68 of
the SG Pau1 Legislative Code available on the Internet at:
http:/lwww.ci.stpaul.mn.usldeptsflieplliepstatic/
zoningreview.html#Planning Commission
7.2 I2egional Requirements
The MNRRA Comprehensive Management Plan and state Critical Area Standards apply
to significant portions of the Del Sol azea. A copy of the "Standards and Guidelines
for Preparing Plans and Regulations for the Mississappi River Crifical Area Corridor
" was obtained from the M9nnesota Department of Natural Resources website. The
Del Sol project azea lies within an"urban diversified disiricY' of the Mississippi River
Critical Area Comdor. The Standards and Guidelines document states that:
"The lands and waters within [the urban diversifiedJ district shali
be used and developed to maintain the present diversity of
commercial, industrial, residential and public uses of the lands,
November 2002 A-39
�
0 �� 7 � 7 �
_ � _���,_ .z__�� _ �_aw_ v ��«rr, �_�� � �, �__
{
including the eusting transportation use of the river; to protect
historical sites and azeas, natural scenic and environmental
resources; and to expand public access to and enjoyment of the
river_ New commercial, indushial, residential, and other uses
may be permitted if they are compatible with these goals."
'I'he Metropolitan Council has the primary responsibility for reviewing and approving
plans, regulations and permit applications and ensuiing that such plans, regulations
and pemut applications adhere to the requirements of the Mississippi Rivex Critical
Area standazds.
8.0 Snmmary
In general, residents and businesses located within the boundaries of the Harriet Island�
District Del Sol site have access to utilities and infrastructtue that is typical for other similaz
mixed-use azeas of the same vintage located elsewhere in the Twin Cities Metropofitan area.
The information presented is this technical memorandnm wi11 be compazed with proposed
redevelopment plans to deternune if additional infrastructure, or incteased capacities will be
required.
CaltJorpeAr.roaate.r A�40 November2002
� � � s �� �
HARRTRT TST.ANT�� L TRT("1` TIFT. SCIT.
D. INFRASTRUCTURE COST ASSESSMENT
TOTAZ UNIT
NO. ITEM UN77' QUANTITY PRZCE TOTALPRICE
SC�"cDULE l.o AEMOir�4I_S
1 REMOVE CONCRETE CliRB & GUT"fER LF 24700 $4.50 '$111,150.00
2 REMOVE WATERMAIN LF 2000 $5.00 $1Q000.00
i
3 REMOVE S.AINTARY SEWER LF 850 $5.00 �$4,250.00
4 RRMOVE CONCRETE MEDIAN SX 3950 �10A� E39,500.00
5 REbIOVEBZTUI�DTOL'SPAVEMENT SY 78000 $I.50 $117,OOO.DO
6 SAWING BITUMINOI3S PAVEMENT LF 850 $325 $2,7G2.50
7 REMOVE CONCRETE SIDEWALK SF 13500 $2.00 $27,000.00
SCFLEDUL.E l.0 - T01'AL ;377,66250
SCF�'DUI.E 2.0 STREET AECONSTAUCTlON
1 AGGREGATE SASE, (Cy CLASS 5 7'ON 44500 $9.30 $404,950.00
2 TYPE hN 3 WEARING COliRSE MTX2TTJRE TON 1295Q $332� $429,940.00
3 TYPE MV 3 NON R�EARING COURSE MIXTURE TON 28550 $2200 $827,950.00
4 BIT6MSNOUSh4ATERIALFORTACKCOAT GAL 10450 51.75 $18,287.50
S 4" CONCRETE WAL.K SF 3G8150 $3.00 $1,104,450.00
6 CONCRETE CURB & GUTTER DESIGN B624 LF 58050 $6.80 $394,740.00
7 12" RCP LF 300D $20.00 $6Q000.00
8 15" RCP LF 11950 $24.00 $286,800.00
9 1S" RCP LF I150 $28.00 $32,200.00
10 21"RCP LF 1450 $32.D0 $46,400.D0
November 2002 A 11 Calshorpe Elvaaatu
''°� T � x �� w � �
�; � �f ,.°`'
il 27"RCP LF 1350 $36.00 $48,600.00
12 33" RCP LF 700 $45.00 $31,500.00
13 42" RCP LF 300 ;p60.00 $18,000.00
14 48" RCP LF 7350 $70.00 $514,SOD.00
IS DIiAINAGE STRIIC'CURE EA 150 $2,000.00 $300,000.00
16 STORM WATER TREATMENf POND EA 6 $300,000,00
77 FCJRNSSH.9ND7NST.9IJ.SIGN EA 90 $:QQ00 $9,OOOAC
FUIiNISH AND INSTALL STREET ISGHT-
18 DECORAITVE EA 270 $5,500.00 $1,485,000.00
FURNZSH AND INSTAIS. STREET LIGHT-
19 STANDARD EA 320 $Z,500.00 $800,000.00
20 DBCIDUOUS TREE 2.5" CAL B&B TAEE 1822 $250.00 $455,500.00
21 CONNEGT TO EXLSTING STORM WATER EACH 12 $600.00 $7,2D0.00
22 SEEDING AC 7 $1,100.00 $7,150.00
SCLIEDULE 20 - TOTAL 87,582,16i.50
SCF�DULE 3.0 W/�TEfiMAIN
1 HYDRANT W/ @1LUE EACH 85 $2,500.00 $212,500.00
2 12" GATE VALVE AND BOY: EACH 30 $1,500.00 �45,000.00
3 6" WATERRI[iIN- DUCT TRON CL 52 LF t f 00 $28.00 ;3Q&00.00
4 S" WATERMAIN- DUGT AiON CL 52 LF 4350 $30.00 $13Q500.00
5 id' WAT'ERMAIN- DUCT IRON CI. 52 LF 1940 $35.00 $67,900.00
6 12" WATER MA tN - DUCT' IRON CL 52 LF' 3600 $40.00 $144,000.00
7 20" WAT5RtV1AIN- DUCT IRON Q. 52 LF 2250 $75.00 $93,750.00
Cakbarpe Asroaater A-02 November 2002
4,l �; , !� !} � '1
-.w,w.,.�. x.,,...wU����.�.=�' .�,-_ �_.�,_.�. ._� � �.� •
a Ducru�uio*�r� Ls s000 $3.OD ��s,000.00
sct�DUt.� s.a - ro�u. 8739,450.00
SCF�DULE 4.0 SAZVITARYSETIEA
1 12" PVC PIPE SEWER SDR 35 LF 14900 528.00 $417,200.00
2 15" PVC PIPE SEWER SDR 35 LF 600 �30.00 - $18,000.00
3 24" PVC PIPE SEWER SDR 35 LF 382D �45.00 $171,900.00
4 CONSTAUCTSAIVITARXMANHOLES EACA GO $2,000.00 �120,000.00
SCHEDULE 4.0 -TOTAL j727,700A0
SCHEDULE S.0 PAAK
1 SEEDING AC 30 $1,100.00 $33,000.00
2 SOD(SOCCERFIELDS) SY 13200 $3.Q0 $39,6W.00
3 TRAIL (AGGREGATE BASE CV CLASS 5) TON 200D $910 $18,200.00
1RAIL (T'YPE MV 3 WEARING COURSH
4 MIXTURE) TON 1100 $3320 $36,520.00
5 STAIRTOWER EA 1 $6D,OD0.�0
6 DECIDUOUS TREE 2.5" CAL B'B EA GQ $250.00 $15,000.00
SCFIEDULE 5.0 - TOTAL $202,320.00
SUBTOTAL $9,562,700.OQ
CONTINGENCY - 25°/a $2,39Q675.00
CONSTX UCTION TOTAL $11,953,375.00
2Vovember 2002 A-43 CaltharpeAuoaater
�1�:6 �;.��
APPENDIX E:
PROPOSED URBAN DESIGN STANDARDS
DISTRICT DEL SOL I HARRIET ISLAND
ST. PAI7L, M�soTa
A SMART GROWTH TWIN CTTIES OPPORTUNITY S1TE
Prepared by
Calthorpe Associates
fOY
the City of St. Paul
and
the Metropolitau Council
June 2002
CaltborpeA.c.roaater A-44 November2002
0 � m '7 � '7 r
( (
U�BaN D�szGN STarma�s
These Urban Design Standards sQecify the placement, orientation, and massing of new buildings in the Harriet
Island / District del Sol Smart Growth Twin Cifies Opportuniry Site. L,ocated on the West Side of St. Paul,
Minuesota, the study uea is bounded roughly by Haniet Island Pazk, Wabasha Street, Plato Boulevard, Glinton
Avenue, Cong�ess Street, Ada Street, George Street, Humbolt Avenue and the river b1ufE The concept plan is
intended to guide the City's discussions with individual property owners as land values increase over time and
interest builds in redeveloping some of the azea's industrial properties and underutilized "sites and buildings.
The goal is to plan for changes over time that will create an urban village with an active street life that mixes
housing, workplaces, shops, recieation and civic uses. Its orientation will support the community and the
pedestrian, with a special emphasis on enhancing majot streets and transit infrastructure. The various buildings
aze intended to line the streets to create a walkablelpedestrian-friendly environment linking downtown St. Paul
and the Harriet Island azea with the established retail core of the District del Sol, with their primary entryways
and windows activating the streets.
Based on input from a series of community workshops, tUe plan envisions Hartiet Island / Dishict del Sol
neighborhoods enhanced with residential, employment and mi�ed-use buildings and shops oriented to
pedestrian-friendly streets. The residenfial elements feature a variety of housing types, including townhouses,
condominiums, live-work units and xental apazkments. Coznmercial and mixed-use buildings are located close
to Wabasha and Concord Streets, with their pazking in the interior of the blocks, away from public view. A
new soccer fieid and practice field frnm a recreaflonal focus far the neighborhood and will help bring together
residents of the Harriet Island azea, the West Side F1ats and the District del Sol. Incremental infill development
in District del Sol continues according to community plans, and a coordinated system of enhanced street
crossings, sidewa3ics and paths provides pedestdan access throughout the area, connecting tne various uses witn
each other and to adjacent neighborhoods.
The Regulating Map (sepazately available) shows areas of generalized land use categories. In commercial
azeas, mi�ng of uses is allowed along with the doruinant use. The map also shows critical "build-to" lines,
where buildings aze required to be built close to the street at a minimum height that varies by rype of use. Tlus is
to ensure that the buiidings will shape an adequate and memorable public space. These urban design standards
specify those features deemed essential to a coherent neighborhood, while maintai�ung programmaric exibiliry
and supporting design creativiry.
Navember 2002 A45
�tl M B L �'�' ° ♦
f
BUILDING PLACEMENT AND MASSING
Boild-To Lines
Building facades shall comprise at least 70% of each sheet edge idenlified on ihe Regulating Map. To meet this
requirement, building facades must be 0.5 feet from the s4eetside property Iines wheie build-to Iines aze drawn. Awnings
aad azchiteciural features may pmject beyond the build-to lines. Reczssed azcades and tcellises are encouraged. If the
overall pzogram exceeds the 70% requiremenT, buildings may be placed in the interior of the block. Major anchor stores
of 30,000 squaze feet or more may also be placed in the interior of the block.
Building Orientation
All retail, civic, residential, and office building entries sha11 front onto public streets, with the exception of mid-block
tesidences and anchor stores of sizes geater thw 30,000 squaze feeC The anchoxs' entrances must be connected to
adjacent sfreets via a landscaped, publicly accessible walkway. Access from pazking may be via mid-block passageways,
or `�rasecrs to the street Seeoadazy eniries may be place� at the reaz of streei-faeing bc+ildiags. Blaek walls and ground-
oor parking gazages aze not permitted adjacent to streets.
Bu$�ix�g Height
Building frontage at build-to liaes shall have a minimum and masimum height as indicated on the table by building rype,
with height to be measured in accordance with the Cities' adopted ordinances and standazds. �
PERMITTED USES
The following uses are permitted in azeas with the land uses azeas designated on the Regulating Man. In
CommeiciaUMixed Use azeas, neighborhood-serving retail stores (such as full service grocery, drug and
hazdwaze stares), entercainment uses, restaisants, and specialty shops aze prefened. In Town Center Residential
Areas, mixed-use buildings, with ground- oor businesses or home offices, should surround village greens,
pazks and other major public open spaces. Conditional requirements aze noted in parentheses.
Commercial/Miaed Use/Civic Areas:
• cinemas, theatres & auditoriums;
• eating places and restaurants, with or without outdoar seating (excludes dcive-tt�roagh facilifies};
• food stores and food mazkeu;
• hotels and inns;
• gasoline stations;
Lar:d Use CommerciaU Town Cereter
Mixed-Use
I story or
18' min.
4 stories
Residential
2 scories
ttories
Single-Family
Residential
f :tory
2 s[ories
Civic
t story or
2S min.
3 stories
Cakborpe Avaciater A46 November 2002
Q;;s 1�.7�
�� .._�.... .�,_e.����_ .�.�. z .��...�__ �� ��,�.�:��.,�_ =__ �_. �.. �, �. � y _ •
• general office and business uses such as financial, ansurance & real estate services (excluding drive-through
facilities);
• general merchandise retail, such as electronics, soft goods, variery stores, dry goods, hazdware
supplies, fumiture sales, and gazden supplies (excludes vending machine operators and direct selling
organizafions);
• health clubs and gymnasiums;
• indoor recrearion, such as ice and roller rinks;
• miscellaneous retail trade, such as orists, newspaper & magazines, camera & photo supplies, gifts, optical
goods, get sales & supplies, books, stationery, art & hobby supplies, antiques, stamps & coins, jewelry sales
& repairs;
� personal services, such as photo services, barber & beauty services, dry cleaners, and shoe repair (excludes
industrial laundering & funeral pazlors);
• residenfial aparLwents or condominiums (must be over ground- oor commercial uses, not to exceed 30
dwellings pex net acre);
• professional services, such as medical & health offices & clinics, engineering & design, legal & counseling
services (excludes laboratories and aznbulance services);
• temporuy seasonal sales, such as Christmas tree or pumpkin sales (not to exceed 45 days per calendar
yeaz)>
• Fanners' markets (limited to one per week);
• churches and religious insfiturions (not providiug sieeping accommodations);
• community-serving facIlities, such as libraries, postal customer stations, daycaze, senior, teen & recreation
centers (excludes postal disuiburion centers); and
� culrsal fa^.3L+�es, s��ch as cc:r.���nir,� !l:eaues, :�useaxYs aa3 gz1!e:ies.
Open Space:
• indoor recrearion facilities (not to exceed a 10% lot coverage);
• outdoor recreation facilities ( oodlighting not to exceed 0.5 foot-candles at the property line of adjacent
residential uses);
• concession stands (not exceeding SOQ square feet); and
• e�chibit space & interpretive trails.
Town Center Residential Areas:
• attached andlor stacked residences, such as townhouses, apartments and condominiums (at IS to 25
dwellings per net acre, and with at least 4 units per building);
• assisted living facilities (must meet commercial enhy requirements);
o ground- oor retail & office space (o:uy where residences occur above); and
• home offices and businesses.
November 2002 A47
��� _ ;���
BUII.DING DESIGN
Street Orientation. Mi�ced-use and commercial buildings should address Wabasha, Concord and Robert Streets
with entries and windows, not blaak walls and loading docks. Any necessary pazking shouid be located on
surface lots belund buildings or in pazking structures with ground- oor retail. Iarge "box" buildings can be
retrofitted to a more pedeshian scale through the addition of doorways, windows, azcades and other architectural
details. These details create azticularion and break up the lazge mass. Tn addition, smaller retait builclings, cafes
or restaurants insertecl next to lazge bland buildiugs belp add more activity and variety to the streetscape.
Transparency. Along public streets, at least 70% of ground- oor facades must consist of cleaz-glazed entries
or windows. Tbis transparency between private and public space allows "eyes on the street," making the street
safer for pedeshians and creating a more interesting walldng environment. Display windows, but not minored
windows oi windows located above eye level, may be used to meet the transpazency requirement
Design for Climate. Because of ffie region's snowy winters and hot summers, commetcial and civic buildings
should have azcades, awnings and other overhangs. Cafes and other refail businesses couid have convertible
mdoo:/outdoor sea5r.g :,reas with roll-up or sli3ing wat;s, doors and windows. Building desiga and placemeat
should leave sufficient mom for snow storage, so that pedestrian movement is not 'vnpeded as the winter
progresses and snow banks get higher.
Materials. Street-level facades should be variec3, richly detailed an@ use dvrable, high-quality materials such as
brick, stone, or wood siding. Projects should convey a sense of permanence aad investment in the community's
future. All visible bvilding elevations should have a distinct base, middle and top, defined by either a change
in materiais or by changes in facade coioring or pattem combined witn oi#sets in uuuding piane of b incues or
more.
Building Type Illustratives
The following plans and a�:onometdc drawings IDustrate certain commercial and m'viced-use building
types and clarify some design gui@elines and standazds that are specific to certain types.
CaltborpeAr.roeiater A-48 Navember2002
03 • 747
�
Office over Ground Floor Commercial
�
�
Plan
• Provide outdoor dining terraces
with tables, chairs, and other
fumiture to bring activity to the
street
• Integrete signage into
architectural design
• Windows, display windows, and
recessed panels should animate
all facades
• Open balconies for second oor
office uses are encouraged
• Provide roof forms such as hips,
gables or mansards
• Screen mechanical equipment
from view
• Lobby for upper oor uses shall
be accessed from public street
On-Street parking
• Provide visitor drop-off areas and on-
street parking at pubiic building entries
• Locate parking to the rear of the
building away from public view
• Encourage pedestrian connections
from parking areas to building entries
at public streets
• Minimizedrivewaywidthandpedestrian
crossing distances at sidewaik
• Provide street trees along parki�g lots,
driveways, drive aisles and pedestrian
connections
• Screen trash enclosures from public
view with a fence and landscaping
• Minimum 2-story building wa{I aiong
public streets is required
• Emphasize major entries with special
massing and architeCcurai treatment
Axonometric
November2002 A-49
�� s �
RESIDENTIAL BUII,DING STANDARDS
Residential uses aze permitted in three land use desigiations as
identified on the Reguiating Map: CommerciaVMixed Use, Town
Center Residential, and Single-Family Residenrial. The following
buitding standards apply to all laud use designations that permit
residential uses.
M'ix ofHousing Types
a. HousingM'cx in.4llTypes ofNeighborhoods. Within
each neighboifiood or center, a mix of housing types
is xequired. Housing types vary by lot size and form.
These criteria aze intended to insure that homes
integrate well with each oth� and share designs
which make neighborhood streets safe and enjoyable
to walk along. I,ot sizes and paiterns within a
neighborhood must be varied to avoid monotonous
streetscapes and provide a diverse range of housing
types. Each developer of more than Sfteen (15)
acres must provide at least three (3) housing rypes.
For example, larger building types on lazger lots aze
encouraged on corners. Smaller lots aze encouraged
s::z:c�:r.�;;,g co�aa ogen sgac;s.
b. Lot Sizes and Densities. The table on the following
page s»mmari,� ]ot sizes and approximate densities
for avariery of housing types. Densities apply to gross
developable acreage. Gross developable acreage is
the totat buildable azea within a pazceI, including
locai streets, but excluding pubfic open space,
neighborhood pazks, schools, and environmentat
constraints. Private on-site open space may further
redace the density of a particuiaz development.
Housing Model Yariety
Each housiag type shaJl have various "models". Each model
of a particulaz Lype may have ttte same lot size but should have
vazying oar plans and varied exterior treabnents and materials.
Vazizrions in building mass, entry and porch design, window
pattern, roof form, and/or other azclutectural features are strongly
encouraged.
a. Model Yariety. Each development of 100 or more
homes must have at least four models with three
elevations and material treatments each. For
developmettts of less than 100 units, at least three
models with three variations each aze required.
Caltho�pe.9zrociaur R-50 November 2002
�, , ��� �
�_.�.�g., ��_ » . . . . .: . . ,
�.�
r ,
Summary of Residential Types '
Hovsing Type Lot $ize Density Range Distinguishing Feature
Duplex 2,000.3,000 sq. fc/unit 8-I S du/gross acre two attached uniu
Townhouse I,500-3,000 sq, ft./unit 10.I5 dWgross acre muldple antached uniu
four-Plex NIA 15-20 du/gross acre four units per building
Garden Apartments N/A I 5-25 du/net acre auached witfi courtyard parking
Tuck-Under N/A 2Q-3Q du(net aue att.ached with wck-under parking
A artrnents
Podium Aparcmenu WA 30-50 du/net acre attached over structured parking
Senior Housing N!A 29-25 du/net acre attached courtyard or podium
Residencial over N!A I 5-30 du(�et acre atached with ground-Floor retail
Commercial
November 2002 A S7 Galtho+pe _Arroaatet
�
P..
�— ^�a .
�'
Relation ofBuildings to Streets and Parking
a. Orientafion. Piima.ry facades shall contain the
primaryenhyandshailbeskeet-facing. T'heprincipal
orientation of the front facade of all buildings must
be parallel or neazly parallel to the streets they face.
Where public pazks ue located across a street, the
front facade should face the public park. Reaz yards
shail not occur along local or connector streets.
b. Homes �(ljacent to Parkwcrys and Arterial Streets.
R'here residential azeas abut arterial streets, lotting
and home placement should address these major
streets in one of two ways:
1. Homes front onto tfiese streets witfi Iazger
front setbacks and alley-accessed garages; ot
2. A frontage road is built adjacent to the
major street right-of-way that provides a
landscaped, "slow-traffic" local sueet for
homes to front onto.
c. Primary Entry and Porches. With the exception of
four-plexes, apartments, and ancillary dwelling uuits,
every home shall have its primazy entry (front door)
facing a public street and aot more than 6 feet recessed
backfromthefaceoftheprimaryfacade. Four-plexes
and apartments may have their primazy entry facing
a central, landscaped courtyazd. Ancillary dwelling
units may face an internal walkway, driveway, or
alley.
Porches for all residenrial types shall be accessed
directly &om a pubfic street ox pedestrian easement
and must be visible from the street Porches may
extend 6 feet into the setback. Front porches must
have a minimum depth of six feet clear and comprise
a minimum o# 30% of the width of a building's
primary front facade (not including the gazage) or 10
feet clear wluchever is lazger. Porches for duplexes,
condos, and apartments may be shared.
� -- � - � }.. - ... * a � �- I a
1 t�::: �:11 � --•--. f [•::::�:::::•:1
Entry elements shall cover at Zeast 30% of
primary facade or 10 feet whichever is greatv.
�
CakborpeAmaaale.r A-SZ November2002
�
�` � ` �' �}�
,.,r.,.-_ , ... ..-... . ..:-..:yz ,_ ._, r__. �n. ,.�_ ,_« -�.Y,,..�_.�. � � ' _� . = `. �, ..:'.»,,� .•
� ,,.,.�.m .,.�.
Anached recessed garage
d. Garages. Residential streetscapes shall not be
dominated by gazages. In each development of
singl�family houses andfor duplexes, no more than
50% of the units may have a recessed, front-loaded
garage. Garage frontage shoutd also be lunited for
single-family houses, duplexes and townhomes;
gazages should not comprise more than 50% of a
buiSding's street-faciug frontage.
Gazages for duplex types may be provided in two ""
ways:
1. attached and recessed from the piimary front
facade (not including poiches, bay windows,
or other minor projections) by a minimum
of 8 feet and at least 24 feet &om the street
right-of-way; OR
2. attached or detached, placed at the reaz
property line, and accessed by either an alley
or a side yard driveway.
Garages for townhouse and apartment rypes may be
either:
1. attached or detached, placed at the rear
propetty line, and accessed by an alley; OR
2. for apartments, carports or garages may
be grouped together and placed behind the
residential buildings.
Front Setbacks
Front setbacks are measured from the right-of-way ]ine of
the adjacent street or park. The following table summarizes
miniruum and maximum setbacks for residenrial uses by location
of the residential building.
Novembsr 2007 A-53
Side-drive detached garage
Side-drive attached garage
,' :
Other Setbacks
a. Side yazd setbacks in residentiai azeas shall be a
minimum of 5 feet from tfie ptoperty line, unless a
zero-lot line is proposed. If a zero-lot line unit is
proposed, a single 5 foot side yazd is required.
b. Side driveways extending along the property line to a
recessed garage aze permitted and encouraged within
the side yazd setback.
c. Reaz yazd setbacks in residenfial areas shall be a
zninimum of 15 feet from the zeaz properry Iine,
except to gatages, whete the minimum setback shall
be 0 feet asd for alley-accessed garages and ancillary
units where the minimum setback shall be 6 feet.
Materials
New buildings should support regional uaditions and maintain
a level of craR in the process oF conshvction. Exterior finishes
should be primarily wood, brick, or stone.
a. Material changes. Material changes should not
occur at externai cornexs, but may occur at "reverse"
or interior comers ar as a`4enun" at least 6 feet from
external corners. Scored plywood (such as "P 1-11")
should not be pernutted.
Facades and Roof Form
a. Facade Articulation. All residential buildings shall
be articulaterl with porches and bay windows, or
balconies aud bay windows that face the adjacent
street, park, or open space.
b. �ndows. Al] street-facing facades should have
windows covering 2t ]easT 2S% of ttle facade's area.
The lazgest window or group of windows of the living
room, dining room, or family room should be fiilly
visible from the street.
a Gmage Door Treatmenzs. All residential garage
doors visible from a street or park shall consist of
articulated panels and incorporate at least two of che
following features:
1. indoor living space or balcony space built
over the gazage with cleat sight lines between
the street and these spaces;
Preferred
�� �
�„�
�'�
� ��
V�
� ir �,:
Calthmpe Auonatu A-54 November 2002
Porches and balconies ar the Crossings in
Mountain View, Califarni4
1r !, � : 4� � �
• ;,m a+,• � � •
�
1.
�
2.
.
�
2, strong shadow lines around the gazage face
created by recessing the door one foot behind
the adjacent building plane, or by extending a
trellis or bay window at least two feet in front
of the garage face;
�
3.
�
2.
Garage Door Treaiments
3. For multiple caz gazages, ]imit garage doors
to nine feet (9') in width with intervening
Qosts az least one foot in width.
d. RoofForm. All residenrial buildings aze encouraged
to have hipped or gabled roofs. Flat roofs aze
prohibited.
Vesual Charaeter
a. Climatic Response. Building design should respond
to Mimaesota's snnuner sun and winter snow with
eaves, trellises and otber o�erhangs. Entries,
particularly the front door, should be generously
protected by a porcb. Principal rooms should
have windows, whenever pcssible, on two walls to
provide balanced daylighting, and facilitate natural
cooling and ventilation. Homes should be oriented
so a majority of primazy living spaces receive direct
sunlight, and incotporate ovexhangs, awnings or
trellises which allow the low winter sun to penetrate
the unit, while blocking the high smx�er sun. Roof
pitches of at least 4:12 are appzopriate for Minnesota's
snow loads.
b. Ground Floor Elevation. Building foundarions
should be elevated above the adjacent grade levei.
Residential buildings shall incorporate either raised
concrete pads or a raised wood joist oor with
peruneter foundation at a zninimum of 30 inches
above adjacent grade.
Housing Type Illustratives
The following plans and uonometric drawings 311ustrate the
various housing rypes and clarify some desigi guidelines and
standards that are specific to certain types.
November2002 A-55 CaltborpeAsmaatu
, � ���� e� �, 6
ti. � '
Live-Work Townhouse
—J
Alley
Street trees
.'•�
:=:iLeasable i.:;:
- ; �i= retai( space i; ; ;c_i
`. On-street parking .�
Public street
• Garages accessible from public
streets are prohibitetl
' • Garage access trom alleys
located at rear of iots is
required
. • Tandem parldng is permitted in
�� o ,.. 9arages
"� a m • At street comers, larger
. ri w townfiouse units wrap around
comers over ground- oor
leasable retaif space
� � • Sidewalks should be urban
' and commerciai In character,
with iree grates raiher than tree
Iawns
Plan
."
t
1
t
�
�'-
—
�
• Each unit has a ground- oor
oifice/storefront space with
an entry door and storefront
window
• Storefront enYries front tlirectly
onto a public sidewalk
• Awnings and overhangs are
encouraged at storefront entries
• Residential entries may be
Yhrough storefront space or via
a separate stair
• Upper oors may be set back
from streef to al(ow for prtvate
tlecks facing the street
• Roof foRns should express
individual uniis with gables or
dormers
Axonometric
a
Caltborf�e.�4noaatrs A-56 November2002
\��,\���
�''�
03 s 74�
NnnurF.m Tcf n�- i�-r�s��F ,r 4�r
E.
TownhouselRowhouse
.:
.. .�..
��1
Public street
• Garage access from alleys
Iocated at rear of lots is
encoureged
� Tandem parking is pertnitted in
gacages
Pl�
�
• Entry porches are required
along 30% of primary facade
of each unit or 10•foot clear,
whichever is greater
• Encourege use of on-street
parking for visitor parking
Axonometric
Naveraber 2402 A-57
� � Q / � � a
1
R
Four-Plex
�
�
• Require entry porches for
- ' - �'�d oor units which have
E axess to pubiic streets
10-foot minimum clear
de balconies for above
� units laang the street
num 2-story build'+ng watl
red along public streets
�
Axonometric
Cahhorpe�3srociater A-SS � November2002
�� s ���
NARRiFT TCT AN1l���TRT!'T�F
Garden Apartments
��
• Minimum 30-foot separation
between neighboring buifdings
• Locate parking io tfie rear of
buildings away from public
view.
• Provide pedestrian con�ections
from parking areas So building
entries at pubiic streets.
• Minimize the number o1 access
drives and curb cuts to parking.
• Provide a minimum 15-foot
landscape separation between
parkir�g ar�tl resitlential wnits.
• Encourage use of on-street
parking for visitor parking
• Screen trash enclosures from
publlc view with a fence and
landscaping.
Plall
Axonometric
November 2002 A-59 Cnitborbe Armciatet
.. � � �.
�� � � .'°' �.
Tuck-Under Apartments
• Minimum 20-foot separation
between neighboring 6uildings
• Garages facing and accessibie
to public streets are prohibited
• Garage access from alleys or
tlriveways locafed to the rear of
lot is required
• Req�ire petlestrian connections
from padci�g areas to building
entries at public streets
• Use on-street parldng for visitor
parking
� �
Axonometric
• Require entry porches for
ground oor uniis with direct
access to pub(ic streets with 10-
foot minimum clear widih
• Provide balconies for above
grade units tacing the sTreet
• Screen trash enclosures from
pubiic view with a fence and
landscaping.
• Minimum 2-story building wali
along public streets is required
Cakhorpe Artoeiuter A-60 Nas�embes 2002
Parking Drive
� ,� _, 1
�; �;; ' -' �
- - .:c. � � a •
Residential over Commercial
�: � �, � � � �� �:� �':
Pa�ldn9 ':
,I ''
l� I 4 I I I I{_. �I ``:.f� ..
On-street parking
�
• Orient retail and residential
entries to face public streets and
sidewa{ks
• Encourage pedestrian
connections from parking areas
to building entries at public
streets
• Provide visitor drop-off areas
and on-street parking at public
building entries
• Locate parking to the rear of the
building away from public view
• Provide street trees along
driveways, drive eistes and
pedestrian connections
• Provide a minimum of 1 tree per
5 parking stalis
• Screen irash enclosures from
public view with a fence and
landscaping
Plan
• Provide roof forms such as hips,
gables or mansards
• Screen mechanicai equipment
from view
• Minimum 2-story building wall
along public streets is required
• Provide residential e�tries or
lobbies wkh access from public
street
Axonometric
• Provide outdoor dining terraces
with tables, chairs, and other
fumiture to bring activity to the
street
• Encourage architectural
expression of builtling entry
teatures
Noveraber 2002 A41
, �,, -> c� � s
% ,
\,i j ' � t
PARKING REQUII2EMENTS
Parking Requirements & Shared Pazl�ng
Development shall provide the masimum number of pazking spaces according to tUe standazds below.
Pazking requuements aze based on a building's net ooi area (gross oor area minus shazed space for
circulation and mechanicat uses}.
NOTE:
[1] Source of peak demand percentages is the Urban Land Institute's Shared Parking Standards, 1983.
Different uses (such as retail, office, and entenainment) shall shaze off-street pazking spaces, particulazly in
Mixed-Use Districts, and the maximum number of spaces shaIl not exceed 125 percent of the combined peak
demand as derived with the shazed pazking catculafion. By recognizing fhat peak demand occurs at different
times for different land uses, shared parldng facilifles help fi�nimt�e the amount of land and expense devoted
to pazking lots or gazages. The Urban Laud Institute's Shared Parking Slandards (cited below), or equivaleat,
sball be used to calculate the total number of shazed pazking spaces. To determine shazed pazking demand,
two or more uses would be added for each hour of the day, for both weekdays and for Saturdays, to see whicb
hour produces the highest pazking demand.
The following steps shall be used to determine the required minimum number of spaces for mixed-use
azeas.
1. Note the peak hour demand (above) pazking space requirements for each individual land use.
2. Deteimine the pazking demand for each individual land use for given times, i.e. weekdays and Saturdays
at 10 AM, 1 PM, 4 PM, 8 PM, and 10 PM.
3. Detennine the aggtegate pazking demand fot these given times by swuming the demand of the various
land uses for each given time.
4. Detetmine the minimum shared gazldag space requirement by noting the lazgest of the aggregate pazking
demand flgures. On-sueet parking spaces shall be used to help meet this requirement.
For more information, see the UTban Land Institute's 1983 publication, Shared Parking, and the Insutute of
Transportarion Engineer's Shared Parking Planning Guidelines.
CalthwpeAr.rodahr A-62 Novem6er2002
03. 74?
oioo
r
� 8�
a 5p
c
i �
d 20
c
�
a,�
E �
� 60
�° 40
s
a 20
0
� Q
�
Office
aIW
E 80
� b0
6 �
Y
a 20
3
�
Cinema
`a��
E 80
� �
m�
a^ �
a 20
`o - J i
x 0
67891011121 23 456'I8910f112
Hour of A< Day
Restaurant
Shared Parking. These "percent of peak parking" diagrmns ilZustrate graphically fhe same pnnciples showtt in 1he Table, namely,
daily variation in parking de✓nand for different tand uses for weekdays versus Saturdays.
F�amp(e of Shared Parking CalcuTatian
The following example illustrates how to deteimine the reducfion in demand Hom joint-use, shazed pazking for a mixed-
use azea combining a 10,000 square-foot restaurant aud a 1A0,000 squaze foot office.
• I,ocal puking standards might xequired 10 spaces per 1,000 square feet for restawants and 3 spaces per 1,000 foz
office. The lO,QOQ square foot resta�ant and the 20Q,OOQ squaze foot office would thus requiie lOQ and 600 spaces,
respectively, or 700 total.
• To determine pazking demand if spues aze shared, pazking demands for the 2 uses would be added for given
times, for both weekdays and Saturdays, to see which hour produces ihe highest pazking demand. In this case, the
highest total demand is at 2 pm on a weekday, when the xestaurant is at 70 percent of peak and the office is at 95
percent of peak., for a tofal demand of 640 spaces. This is 60 spaces less than would be xequixed with the individual
conventional requuements. Larger reductions in demand are possible with uses that have greater differences in
their demand curves, such as office and cinema.
On-Street Parking
All sheets musthave on-streetparking on aUeast one side. dn-streetpazlang shall be counted towazds the parking requirement
of adjacentbuildings on ihe street side abutting the uses.
Novem&er 2002 A-63 CaltborpeAtroeiate.r
6 7 8 9 101112 1 2 3 4 S 6 7 8 9 101 I 12 1
Hour o( Ne Day
Q
6 7 8 9 IDII12 I 2 3 4 5 6 7 9 9 1011
Hwr ofthe Day
0
6 7891G11121 2 34 5 67 691011
Hour ofthe Day
Xegiona! Reiail
a� e ��.1
.
Parking Lots
Parking Dimensions
Standazd pazking space dimensions sha11 have a length of 19 feet, which includes a two-foot overhang,
which may be planted, and width of 9A feet. For other dimensions associated with pazking lots, see the
accompanying diagcams.
9'
Parking
Spate
OYerha
45 Deg.
�TYP•) J� :
round Cover
Edge Of Curb (fyp.}
* Note: Ground Cover
Under Car Overhang To
Be a Durabk Prastrace
27-0" o.c Varieq. Low Evergreen
(Typ.) � Shrub Nos in Overhang Area
'� a I8" Space (From Face Of
Cur6 m Shrubs) for Low, Prostrate
Ground Cover.
H Space-
Size wliree
Well AddiSon
(Compaa Spatej
� � .
�� �9� o-
�
A
�/ y
s
b' s
/ �
x ^ y
f.
�i �
�� �
�
_�➢
��
� QJ
�
� ;
� 4
6 P t`
m
�O
DEG.
BO�-O" O.G
`—. Accent Tree
In Center (fyp,)
1
r *Ground Cover
/
@ Edge Of Curb (Typ.}
* Note: Ground Cover
Under Car Overhang To
�\ Be a Duable Prast'ate
Varieiy. Low Evergreen
Shrub Noi in Overha�g Area
Parkirsg Lot Trees. Parking lots shall include "orehnrd" style shade parking tree planting of at least one tree for every six parking
stal)s. Trees should be pmtected by curhr.
CakhorpeAcrociater A-64 Navember2002
,
�
��`���
. . .
Landscaped Frontages
Where parking lots abut streeu, a landscaped
frontage shall be provided on the pazcel, ad}acent to
the sidewalk. Landscaped frontages are also required
where pazking lots abut a public street. Landscaped
Frontages aze not required when parking lots aze
sited hehind buildings or plazas.
Connecting Walkways
Across Large Parking Lots. Parking lots shall not
exceed 600 spaces without being segmented by
connecring walkways, landscaped frontages, or
buildings.
Linking Building Entrances to Sidewalks. Where
building entries do not abut a street, connecting
walkways are required to link the building entrance
to street sidewalks.
Plan View.
.I
Landscaped Connecting watkways. Landscaped
connecting walkways are reguired in large parking
Zots and to connect buildings set behind parking
lots to sh-eeFs. Walkways shall be integrated with
drainage and stormwater management features
such as swales.
�
,
C
�
Iandscaped Frnntages. If'here pmking tots abui
streets, landscaped frontages are requirecl.
/-$WPl£
Y�
��FUNOFFPIGELINE
November2002 A-63 CaltborpeArrociater
Section Vzew
�
; �; .; f = � .
� ,� . �
`�Orchard" Planting
For pazking lots, a minimum number of shade
trees aze required, equivalent Yo one tree per six
pazking staIls. Trees in pazking lots shall be spread
�niformly throughout the parking area. Trees planted
along connecting walkways and adjacent landscaped
frontages may also contribute to the one-per-siz
requirement for pazking lots. Trees must be set into
a tree well and pmtected by bollazds or tree guazds.
Parking Structures
Pazking structures or garages may be provided in
non-residential districts, subject to the following
reshictions:
• Buildings combining shvctured parking with
ground- oor retail, office, or other uses aze
permitted and encouraged.
• Parking structures aze gro]ubited along build-
to ]ines unless retail occupies the ground oor
facing public streets.
• Pazking s�uctures are prohibited within 40 feet
of a residence.
• Pazking shvctures may not exceed 45 feet in
height.
Bicycle Parking
Bicycle pazking must be provided in easily-accessible
locations in all Districts. One bicycle space shall be
provided for every 2,000 squaze feet of building net
oor area. Sicycle pazking must be visible from
storefronts or office building front doors, in order to
improve security for pazked bicycles.
��
� ��.
�•' ��•U1
i'l
ti
V �
.
�.
�.��' �.�. ,.
,�/�
� ,�,
}� v
"Orchard" Parking Iandscaping. This drawing
shows an ermnple of ineesing the required werage
overatl tree ptantnrg of ane tree per siz parxing
s2alls, using trees planted between sfalls and trees
alang connecting walkways.
Pnrking Structures. Parking struchnes m�e prohibited
along buil�to lines (top), unless they contain ground-
ftoor retaiT at the srreet facing facade (bottom}.
Alternately, undergrow�d parking gmages are an
option
Ca1tl�arpeEL.raciakr .4-G6 November2002
r", >
k��
NARRTRT TCT At.Til ��jSTRTfT T)F�QT f � �
F. STAKEHOLDER WORKSHOP RESIJLTS
The Harriet Islaud /Districc del Sol Communitp Design Workshop was held on May 23, 2001 at Humboldt High
School an St Paul. The workshop parficipanu were dicided into eight groups, with each group using a base map
and game pieces to create theu own concept plan for rhe development and improvement of the Haxriet IslandJ
Discnct del Sol azea. A summarg of rhe participanrs' suggestions follows.
The zecommendarions tl�a2 were most common among rhe gzoups were:
• Bluff enhaacementalongthe Chicago and Northwestern Railsoad
• Improvement of transit xoutes to Downtown St Paul and Aarriet Island Pazk
• Crearing a pedesttian-5iendly envisonment along the majox streets, including Wabasha Stceet and Plato
Boulevazd.
• Intensifying xetail development along Concord Street
_C_ _�u_u__►�: •\ i �_ ♦)\)) :•
GROUPI
The grau�'s derign1iriorities rver� bluff enhancement and tbe
preservation of tbe Yoerg Caves by Ohio Stre�t.
Otber rugge.rtions includ�:
• Tbe zue of a.roccer field or other cdvic urer ar a
meanr of tranritiara to tbe Harriet Island Park
from the Distsict del So�
• I;etaining tFie kght indurtszal uses on Plato
Boulevard
• Develoj�ang river-dependant u.rer along the
Mirris.rippi.
• Preterving the hirtaric buildingr on Fillmare Avenue.
• Impraving the trarzrit serr�ice alarcg Plato.
GROUP2
Some of the prioriiies of Grorrp 2 svere
- A St. Paul Saintr ballpark v�ith a park arsd yzde option
- Creatian af a focalpaint/manument to em�hasi�e the
Concord St./State St. intersectian
Other recomm�ndations include:
• A rk,ateboard park adongride tbe Safnts baddpark.
• A aaaSer�ark betaveen Try IP/ater Street.
• Develaj�ing a bike path along Cancord Street that
woulu' connect to the Soutb St. Paul bike p¢th.
November 2002 Ab7
i
.� ` � � �
• Increa.cing mixed —use (housing over retailJ along
ConcordSSreet.
GR�i3P 3
Tlrisgrvvup did not nelcame the idea of a Saintr ballpark;
hence it was a low j�nority on their agenda. The area ecut
of Babert Street was cu�esred ac the ideal docation, if a
need for the stadium arase.
The recommendationr of thirgroup enclude:
• Street/sidewadk imj�rovements on Plata Bdvd.
and Cancord Street
• Creation af a nade at Concord and State Streets.
• A soczal hafl on Cancard Street near the
Cammuniiy Headrh Center.
• I�emoval of the railroad in favor of a bike path
• Extension of the IY�est Side Trolky
[eTZ7ii�Z!
Irureasing tbe retail acZivlty an Concard S#reet ar wedl as
an State Street m�zr thicgroup°r main priority.
Other ruggertian.c include:
• Creating a pedestrian friendly environment along
Plato Blvd. and IP/abacha
• Develaj�ing a bl�f iraad system.
• Cre¢ting a pedertrian canneceion bet�een Pro.rpect
Blvr1 and HarrietZrland Park.
• A gateway at the Plato/I�abert intersection.
Caltba�peArsvsiase.r A-68 Novdmber2007
�
��3 e ���' �
�
I�ecommendutioru include:
• A niaterpark near tbe Harriettlsland Park.
• Housing by IY/ater Street.
• ketaining the n�arebouser.
• Develoj�ing tv�o bike patbs from the Harriet
Lrland Park ta the State/Concord junction and
connecting to the South St. Paul bike path. One
bikepatb woukl run alang Plnta und Stnte, and
the otheraFangPkrto and Concord
• Increaring retaid activity on Concard Street.
� • 1�3
Group 8 placed empbasis on intennlving the commercial/
cultural aclivity on Concord Street
Otber sugge.rtions include:
• Traffic calming on I�bert Street.
• Pedestrian promenade on Plata Blvd., TY�abarba
St. and the Cbicaga and Northv�estem I�ai'lraad.
• Soccer field and badl fieJds by W/ood St. bedov�
Torre de San Miguel.
• Multij�le connectzons to Harriet Island Park from
tbe Flatr.
CakhorpeE3noriater A-70 November2002
GROUPS
Grozrp 5 avu.r opposed ta the creation af a nade/pla�a
at the Cancord/State interrection in vie7v of the traffic
congerlion it migbt cause. Inctead, commercial development
in thir area �vaspreferred
Other recommendationr inclasde:
• A dance hall/multi purj�oce facility on TY/abarha
• A Irikepath/jrromenade along State Street.
• Street imprrevemsnts ttnd houring on Aabert St.
were some of thepriaritiec of thisgroup.
• Ir�raving iraruit to Harriet Zcland Park.
• Creating open rpacer/parkr at tbe base of tbe
blujf by IY/oad St.
GROUP6
A bike path adong Concord and a trail along the bluff
avere stron� rugqested by thisgraup.
Some of the otber recommendatians include:
• An amphitheater in Har�ieetlsland Park.
• Isr�roving traruit to doavntawn St. Paul from
IYlabasba/Aobert St.
• Pedeshian connectionr from the Dictrict del Sol to
tbe river.
• Combining the prapa red ballpark and the soaer
field into a .+zngle facility.
• Addingground jloor retail ta the planned US
Bank parkinggarage an Babert St. in the IY/ect
Sirle Flatr.
03 s 74�
:;
November 2002 A-69