229134w - _k
ORCGINAL TO CITY CLERK
CITY OF ST. PAUL
No. 22,134
WHEREAS, This Council, by Council File No. 225558,
adopted and approved October 13, 1965, approved the agal.ica-
tion of the Housing and Redevelopment Authority of the City
of Saint Paul, Minnesota, to the Public Housing Administration
for a reservation of 800 dwelling units of low -rent housing
for the elderly which reservation was subsequently made by the
Public Housing administration; and
WHEREAS, The Housing and Redevelopment Authority of the
City of Saint Paul, Minnesota has prepared a Development
Program for LowiaRent Housing l,roject No. 1 -11, providing for
630 units of elderly housing under the reservation as afore-
said to be constructed in_4 complexes with an estimated total
development cost of $10,512,767.00, which development program
entitled "Development Program Project No. Minn. 1 -11 for 630
dwelling units Program Reservation No. Minn. 1 -C Scattered
Sites " and dated May 13, 1966, has been presented to and
considered by this Council; now, therefore, be it
RESOLVED, That the City of Saint Paul hereby approves the
provision of the Development Program for Low -Rent Housing
Project No. Minn. 1 -11 and of said project proviAtftg 630 units
of low -rent housing for the elderly at a total estimated
development cost of $10,512,767.00.
COUNCILMEN
Yeas Nays
- earlson—
Dalglish
Holland
Meredith
Tedesco
Mr. Vice President (Peterson)
L - Counsel
Asst. Corporation
Adopted by the Council_ Al IN I C; 1966 19-
JUN 1519661
Approved 19—
In Favor
jouo Mayor
Against
PUBLISHED JUN 18 1956
X22
DUPLICATE TO PRINTER 229134
CITY OF ST. PAUL FOENCIL NO. _
OFFICE OF THE CITY CLERK
COUNCIL RESOLUTION — GENERAL FORM
PRESENTED BY
COMMISSIONER DATE -
WHEREAS, This Council, by Council File No. 225558,
adopted and approved October 13, 1965, approved the alplica-
tion of the Housing and Redevelopment Authority of the City
of Saint Paul, Minnesota, to the Public Housing Administration
for a reservation of 800 dwelling units of low -rent housing
for the elderly, which reservation was subsequently made by the
Public Housing Administration; and
WHEREAS, The Housing and Redevelopment Authority of the
City of Saint Paul, Minnesota has prepared a Development
Program for Low ' -Rent Housing �roject No. 1 -11, providing for
630 units of elderly housing under the reservation as afore-
said to be constructed in 4 complexes with an estimated total
development cost of 4'10,512,767.00, which development program
entitled "Development Program Project No. Minn. 1 -11 for 630
dwelling units Program Reservation No. Minn. 1 -C Scattered
Sites" and dated May 13, 1966, has been presented to and
considered by this Council; now, therefore, be it
RESOLVED, That the City of Saint Paul hereby approves the
provision of the Development Program for Low -Rent Housing
Project No. Minn. 1 -11 and of said project providing630 units
of low -rent housing for the elderly at a total estimated
development cost of 610,512,767.00.
COUNCILMEN
Yeas Nays
Dalglish
Holland
Meredith
Petersan-
Tedesco
Mr. Vice President (Peterson)
�In Favor
0 A gainst
JUN 15 ISM
Adopted by the Council 19—
.SUN 151966
Approved 19—
Mayor
001190-22
e
B. WARNER SHIPPEE
Executive Director
HOUSING AND REDEVELOPMENT AUTHORITY
OF THE CITY OF SAINT PAUL, MINNESOTA
Honorable Mayor and City Council
Harry Marshall, City Clerk
City Hall and Court House
Saint Paul, Minnesota
Gentlemen:
421 WABASHA STREET
June 10, 1966 SAINT PAUL, MINN. 55102
22`134 223 -5218
EUGENE R. LAMBERT
Chairman
HARRY P. STRONG JR.
PATRICK J. TOWLE
JOHN W. GREENMAN
ORVILLE E. ANDERSON
JAMES J. DALGLISH
FRANK L. LOSS
There is herewith submitted the Development Program for Low Rent Housing Project
Minn. 1 -11. This Program proposes the construction of 630 units of housing for
elderly in four projected sites. It is a part of the reservation of 800 units
of elderly housing the application for which was approved by your Honorable Body
on October 13, 1965 (Council File No. 225558).
The tentatively selected sites are for an approximate 141 units in the lower
Cleveland Avenue area, an approximate 151 units in the area of Grotto and Front
Avenue, 151 units in the near loop in proximity to Miller and St. Joseph Hos-
pitals, and 187 units in the area of Hudson Road and Johnson Parkway. Each will
mix building complexes to be designed in keeping with the site as ultimately
selected and its neighborhood. All multiple storied buildings will be served
by elevators.
The Public Housing Administration has tendered the Authority an amendment to the
Annual Contributions Contract making provision for construction financing in the
amount of $10,512,767.00. The Authority Commissioners have approved execution
of this amendment which upon Council approval of the provision for Project Minn.
1 -11 will be returned to the Public Housing Administration for its execution of
the amendatory documents prior to the Federal government's fiscal year ending
June 30, 1966.
The Authority respectfully requests approval of your Honorable Body of the
Development Program and provision for Low Rent Housing Project Minn. 1 -11.
Yours very truly,
B. [darner Shippee
Executive Director
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B. WARNER eHI FEE
n �
AUMORRY
AND
HOUSIN PAUL, MI %HESOTA
T
J
Of THE CITY Of SHIN
55 EAST FIFTH STREET
55101
Mr. William E. Bergeron
Regional Director
Public Housing Administration
185 North Wabash Avenue
Chicago, Illinois 60601
May 12, 1966
Re: Project No.
Minn. 1 -11
Lev e!
Pro ram
SAINT PAUL, MINN•
223.5218
EUGENE R. LAMBERT
cholrman
HARRY P. STRONG JR.
G® N6MAN
JOHN
ORVILLE E ANDERSON
JAMES J. DALGLISH
FRANK L. LOSS
Bergeron: project No. Minn.
Dear 14r. Bergeron: respect to
Enclosed find the following material
1 -11:
Igo. of Program'
Go��es Q� 1 thxQ��h 5 9f the Develop
1� Report (Pik• °325)
29 one copy of the Land Summary
esolution adopting this program
Two copies of Authority r Contracts for each
3. into separate Architectural
We anticipate entering
sites. for approval
These sites will be wi thin
of these four City Council
submitted to the
the next few weeks, to enter into
program and authorization
Approval of the Develop went Contract is hereby requested.
an Annual Contributions Sincerely,
V `
/
B, Warner Shippee
Executive Director
I
I
II
1
a 0
INDEX
Page
PART I
101. Low -Rent Program Under ACC ....................... 1
102. Low -Rent Program Not Under ACC 1
PART II
201.
City Land Use Map .. ...............................
2
202.
Long -Range Program of Project Location............
2
203.
City Planning Considerations in Relation to Pro-
posed Site ...... ...............................
3
204.
Main Concentration of Employment Opportunities....
8
205.
Transportation .... ...............................
8
206.
Project Neighborhood Map ..........................
10
207.
Character of the Neighborhood ....................
10
208.
Adverse Neighborhood Influences ...................
15
209.
Relationship of Site to Neighborhood Redevelop-
ment and Renewal ..................................
18
210.
Zoning ............. ...............................
20
211.
Schools ........... ...............................
24
212.
Shopping Facilities ..............................
24
213.
Neighborhood Community Facilities .................
26
214.
Preliminary Property Line Map of Proposed Site,,,,
31
215.
Topography of Site and Subsoil Conditions.........
32
216.
Site Photographs ...............................
35
217.
Condition of Streets .............................
35
218.
Easements, Franchise Rights, and Rights of Way....
39
219.
Utilities ........ ...............................
39
220.
Necessary Site Services ...........................
40
221.
Existing Structures on Site .......................
40
222.
Is Site a Slum? .. ............................... .
41
223.
Number and Characteristics of Site Occupants and Demon-
stration of Adequacy of Relocation Resources.,,,.
42
224.
Relocation Plan ..................................
42
225.
Interest of Members of Local Authority or Others in the
Proposed Site ..... ...............................
42
226.
Probable Acquisition Difficulties .................
42
PART III
301. Preliminary Site Plan ............................ 44
302. Density .......... ............................... 44
303. Unbuildable Land or Excess Land .................. 45
304. Outline Specifications of Site Improvements ...... 46
305. Vacation and Dedication of Streets, Roads and Alleys 48
306. Dwelling Buildings . ............................... 48
307. Type of Building Construction ..................... 49
308. Administration Buildings or Spaces ............... 49
309. Maintenance Buildings or Spaces .................. 50
310. Community Buildings or Spaces ..................... 50
PART IV
401. Estimate of Total Development Cost ............... 51
Supplement Sheet to Section 401 ............... 52
402. Supporting Data for Accounts 1410.1, 1410.2, 1410.19,
1430.2, 1430.7, 1465 and 1475 ................... 53
403. Estimate of Dwelling Construction and Equip. Cost 55
404. Estimate of Nondwelling Construction Cost ........ 55
405. Basis for Estimate of Site Improvement Costs ..... 55
406. Schedule for Project Development ................. 55
PART V
501. Lowest Private Rents (Gap Determination) 57
502. Estimate of Lowest Possible Contract and Gross
Rents of the Proposed Project ................... 57
503. Estimate of Gross Rent of the Proposed Project..: 58
504. Estimate of Project and Tenant Utility Costs for
Determination of Lowest Possible Contract & Gross Rents 58
(i)
PROJECT NO. MINN. 1 -11
St. Paul, Minnesota
PART I
OVERALL PROGRAM OF LOCAL AUTHORITY
101. Low -Rent Program Under ACC
102. Low -Rent Program Not Under ACC
a. In this project, No. Minn. 1- 11.....
630
Units Designed
for
Total
Elderly
General
Units
Occupancy
Occupancy
a. Completed for occupancy .............
2190
982
1208
b.r Under ACC but not completed for K
170 0
(3) Line b(1) plus line b(2) .......
370
occupancy ...........................
21
-
-
C. Total ...............................
2211
-
-
102. Low -Rent Program Not Under ACC
a. In this project, No. Minn. 1- 11.....
630
630 0
b. Other
(1) Formulated into projects,
No. Minn. 1 -12 (Leased Prog.)..
200
200 0
(2) Not yet formulated into ,
projects .......................
170
170 0
(3) Line b(1) plus line b(2) .......
370
370 0
C. Line a plus line b(3) ...............
1000
1000 0
(1)
PROJECT NO. MINN. 1 -11
St. Paul, Minnesota
PART II
PROJECT SITE
201. CITY LAND USE MAP - See Exhibit 201A
202. LONG RANGE PROGRAM OF PROJECT LOCATION (Al 1 Sites)
The Authority attempts to adhere to a policy of locating low -rent
housing for the elderly in many portions of the City rather than con-
centrating such housing in just certain selected areas. An additional
factor is the various concentrations of the elderly that exist within
the City. An attempt is made to locate public housing for the elderly
in areas which contain a relatively high proportion of elderly individ-
uals. The Authority presently has under management, five hi -rise build-
ings for the elderly containing about 800 units. On file are 1491
applications from apparently eligible elderly individuals or families
for housing in the Authority's buildings for the elderly. The program
reservation approved by the Public Housing Administration on December 6,
1965, contemplates tte construction of 800 units of which 630 are in-
cluded in this Development Program. The 630 units are divided into four
projects located in four distinct portions of the City. None of these
areas or neighborhoods of the City presently contain any public housing
• for the elderly. The four projects are to be constructed on basically
vacant land with only Site Nos. 2 and 3 each containing several existing
buildings. None of these sites are within Urban Renewal areas nor is
Urban Renewal contemplated in the immediate future for any of the areas.
The Authority is considering locating the balance of the program reserva-
tion (170 units) within the Summit- University Urban Renewal Project
Area. The Summit- University project is a residential rehabilitation area
covering some 1000 acres, and the area population includes the largest
concentration of elderly of any comparable area in the City. The project
is presently in the Survey and Planning stage and it is expected that a
- suitable site, probably on` developed land with deteriorated structures,
will be identified as a result of more detailed survey and planning
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activities. The Summit- University area presently contains two buildings
for the elderly operated by the Authority - Central Apartments with 143
units and Neill Apartments with 139 units. Additionally, the Authority
presently has pending an application for the leased housing program
which would involve the leasing of 200 units for the elderly within o
private housing. Many of these leased units may be within the Summit-
University area. Therefore, the Authority may give further considera-
tion to the location of the remaining 170 units in an area other than
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the Summit - University area, depending upon the experience gathered
from the leased housing program and further detailed urban renewal
planning in the area.
203. CITY PLANNING CONSIDERATIONS IN RELATION TO PROPOSED SITE
a. Exhibits - All Sites
203A - Building Codes, submitted with previous Development Pro- ,
grams - up -to -date.
203B - One copy City Zoning regulations (Attached to Copy No. 1).
203C - Two copies of City Zoning Map (Attached to Copies No. 1
and 2) .
Maps
203D - Two copies of Comprehensive Plan /(Community Plan Report 15)
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(Included for attachment with Copies No. 1 and 2).
203E - One copy each attached to copies 1 and 2 of maps of Concord
Terrace and Summit- University Urban Renewal Areas.
203F - Preliminary Federal approval of Community Renewal Program
received - implementation of Community Renewal Program
planning activities not yet underway.
b. Site No. 1: 0
The area in which the project is located is extensively developed.
Major development has occurred since the end of the second world
war and very little vacant land remains. Future land uses can be
assumed to be an extension and continuation of the existing land use
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patterns within the area. The proposed use of the site for multi-
family housing will be consistent with the adjoining land uses to
the north, east and south of the site. Further, the proposed use of
the site will provide an essential protection for existing land uses
against what could become a blighting industrial use in the area.
Site No. 2•
The area in which the proposed site is located is an older developed
area. Little vacant land remains in the area except for that area
immediately south and east of the intersection of Dale and Maryland.
The vacant land in this area (known as the Loeb Lake Area) is a low
lying peat bog. Future development of what developable vacant land
remains wiTthin the area is anticipated to be generally in accord
with existing land uses. The Comprehensive Plan of the City of St.
Paul proposes a realignment of Dale Street from a point approximately
a quarter of a mile south of the proposed site to a point approximately
three- quarters of a mile north of the proposed site. Realigned Dale
Street would form a positive barrier between the residential develop-
ment immediately adjacent to the proposed site and the industrial
development located approximately one - quarter of a mile east of the
proposed site.
Site No. 3•
The proposed site is located on the edge of the Central Business
District, an area which is in a state of major transition. The
area is one of a typical downtown fringe area containing a mixture
of land uses. The impetus of the Downtown Urban Renewal Project
located approximately five blocks from the proposed site and the
Interstate Freeway construction located immediately adjacent to
the site is having a marked influence on the future development
of the area. Many older structures including numerous large old
apartment houses housing, for the most part, elderly people, are
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being demolished to make way for the freeway construction. Addition-
ally, as the Downtown Urban Renewal Project proceeds, the fringe
areas of the downtown are becoming an increasingly desirable loca-
tion for close -in residential use. The Comprehensive Plan of the
City of St. Paul indicates future redevelopment of this portion of the
downtown fringe area should be for housing and therefore, the pro-
posed use of the site is completely in accord with the objectives of
the Comprehensive Plan.
Site No. 4•
While the general neighborhood of the proposed site is largely de-
veloped, extensive development of the immediate vicinity has occurred
only recently. Certain amounts of vacant land remain in the vicinity
of the proposed site. Some of this vacant land would be difficult
to develop because of topographic considerations. Future land uses
in the general vicinity of the proposed site are anticipated to be
for housing as shown in the Comprehensive Plan of the City of St.
Paul. It is expected that the Interstate Freeway proposed for the
area immediately south of the site will have the effect of solidify-
ing the development pattern for the remaining vacant land in the
area.
c. Site No. 1•
No major highway developments or street widenings are contemplated
for the area of the site.
Site No. 2•
The only proposed street and highway developments in the area of the
.proposed site is that of the realignment of Dale Street as noted in
Section 203., b., above. Such realignment would have a positive
effect upon the residential character of the proposed site by greatly
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defining and separating the different land uses occurring in the
general vicinity. The proposed realignment of Dale Street is,
at this point, a proposal contained within the Comprehensive Plan
and no commitment by the City or financing to accomplish the re-
alignment has, as yet, been made.
Site No. 3:
Highway and street proposed developments include the Interstate
Freeway and a realignment of local street necessitated by freeway
construction. The net effect of the street and highway construction
should be extremely favorable to the proposed use of the site. The
freeway adjacent to the site will be depressed and bridged by local
streets; therefore, the freeway itself will constitute an open
space providing vistas and air and light to the proposed improve-
ments on the site.
Site No. 4•
Proposed highway developments in the immediate vicinity of the
site includes Interstate Highway No. 94 which will be located
within the present right -of -way of Hudson Road. In effect, Hudson
Road will be up- graded to Interstate Highway standards. This will
result in an elimination of through traffic in and adjacent to the
proposed site due to the limited access nature of Interstate High-
way construction. Additional proposed highway construction includes
the construction of a connector arterial extending from Highway 61
northward. This highway will be located between Etna and Birmingham
Streets. It is anticipated that this highway construction would have
little effect on the proposed site.
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d. Site No. 1•
Preliminary conferences with the staff of the City Planning Board
have indicated they feel that the proposed use of the site would
be satisfactory. Because of the current ownership of the site,
the comprehensive plan for the City of St. Paul indicates industrial
use for the site. However, this proposed use is predicated on the
ownership of the land by the Ford Motor Company, the only industry
in the area. Ford expansion is unlikely and in view of the resi-
dential character of all other adjacent development, the proposed
use of the site for housing is not felt to be inconsistent with the
Comprehensive Plan.
Exhibit 203G will be submitted at a later date.
Site No. 2•
Preliminary conferneces with the staff of the City Planning Board
have indicated they feel that the proposed use of the site would
be satisfactory. The southwest corner of the proposed site is
indicated for commercial development on the Comprehensive Plan with
the balance of the site indicated for medium density residential.
The commercial portion would be a part -of a small neighborhood
shopping strip along Front Avenue. However, it is felt that the
proposed improvements for the site will be in general conformance
with the uses proposed in the Comprehensive Plan.
Exhibit 203G will be.submitted at a later date.
Site No. 3:
The staff of the City Planning Board in preliminary conferences has
indicated their favorable reaction toward the concept of a public
housing hi -rise located in or near the downtown area.
Exhibit 203G will be submitted at a later date.
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Site No. 4:
Preliminary conferences with the staff of the City Planning Board
have indicated they feel that the proposed use of the site would
be satisfactory. The Comprehensive Plan of the City of St. Paul
indicates proposed use of this site for commercial purposes.
This proposed use is quite probably a reflection of the current
zoning of the site which is for commercial use. However, if such
use were developed on the site, it would be an extension of an
already developed comae rcial center adjacent to the proposed site.
Since all other adjacent land uses are for housing, including mul
tiple housing, it seems quite reasonable to consider the use of the
site for multiple family housing as appropriate.
Exhibit 203G will be submitted at a later date.
204. MAIN CONCENTRATION OF EMPLOYMENT OPPORTUNITIES - All Sites
Since this is housing for the elderly, the relationship of the site to
employment centers is not considered to be an important factor. Past
experience in public housing for the elderly within St. Paul indicates
that fewer than 5% of the residents are employed. Most of those that
are holding jobs do so on a part -time basis, presumably as domestics
within private housing in the area.
205. TRANSPORTATION
a. Site No. 1•
Public transportation is by means of the privately -owned bus company
that serves the Twin Cities area. The cost per trip is 25�. The
length of the bus ride to the Central Business District from the pro-
posed site is approximately 25 minutes.
Site No. 2•
Public transportation is by means of the privately -owned bus company
that serves the Twin Cities area. The cost per trip is 25(�. The length
of the bus ride to the Central Business District from the proposed
site is approximately 10 minutes.
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Site No. 3•
Public transportation is by means of the privately -owned bus company
that serves the Twin Cities area. The cost per trip is 25.1,. The
Central Business District is within easy walking distance of the pro-
posed site.
Site No. 4•
Public transportation is by means of the privately -owned bus company
that serves the Twin Cities area. The cost per trip is 25(,k. The
length of the bus ride to the Central Business District from the pro-
posed site is approximately 10 minutes.
b. All Sites:
Present service is deemed to be adequate.
c. Site No. 1•
Traffic arteries in terms of access to employment centers is not an
important factor because of the nature of the proposed housing, that
is, for the elderly. Shopping is within easy walking distance
(approximately 1000 feet) from the proposed site.
Site No. 2•
Traffic arteries in terms of access to employment centers is not an
" important factor because of the nature of the proposed housing, that
is, for the elderly. Convenience shopping including a neighborhood
food store, drug store and several others, is located at the inter-
section of Como, Front and Dale, and is within walking distance of
the proposed site. Como Avenue, Dale Street, and Front Street, are
all arterial streets and give adequate access from the site to any
portion of the City. The only contemplated street change is the
realignment of Dale Street, as noted in Sections 203., b. and 203.,c.
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Site No. 3•
Because of the location of the proposed site on the fringe of the
downtown, nearly all of the adjacent streets can be considered to
be major traffic arteries. From the downtown, access to any part
of the City is excellent. Access to convenience shopping centers
is available withim two or three blocks of the proposed site.
Several retail stores are concentrated in the Seven Corners area
(C -2). The core area of the Central Business District contains
shops providing all necessary shopping facilities and is within
easy walking distance.
Site No. 4:
Traffic arteries in terms of access to employment centers is
not an important factor because of the nature of the proposed
housing, that is, for the elderly. Importance of traffic arteries
in terms of access to shopping is of minimal importance. Conven-
ience shopping including a super market and drug store is within
600 feet of the proposed site (C -2) with additional convenience
shopping located approximately 1400 feet from the proposed site
(C -3). The existing and proposed traffic arteries, including
Hudson Road and Third Street within the immediiate vicinity of the
site, provide excellent access into the downtown area for whatever
additional shopping is required.
206. PROJECT NEIGHBORHOOD MAP
See Project Neighborhood Map (Exhibit 206A)
207. CHARACTER OF'THE NEIGHBORHOOD
a. Site No. 1•
The general character of the neighborhood is that of a medium to high
quality residential area. Principal development of the area has
occurred within the last twenty -five years. Multiple - dwellings in
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the area are numerous along Ford Parkway and Cleveland Avenue
in the vicinity of the proposed site. A new luxury high -rise
apartment is located on the River Boulevard at Highland Parkway,
approximately a half -mile from the site. The balance of the neigh-
borhood is generally developed with single- family homes. An ex-
tensive shopping center is located at Ford Parkway and Cleveland
Avenue. Immediately north of the proposed site is an older 2k
story multi - family housing development. This development is ex-
tensively landscaped with a moderate density of about 25 units
per acre. Immediately east of the site are numerous apartment
buildings generally of the 22 story type. The apartments are well -
maintained and have few vacancies. Approximately 200 feet south of
the proposed site is a Little League sports field which has been
developed on property ox•med by the Ford Motor Company with the in-
tervening property being vacant Ford land. The balance of the
Ford Motor land south of the proposed site is vacant, as is the
proposed site itself. Immediately to the west of the proposed
site is the Ford Motor Company Assembly Plant. The plant building
itself is located approximately 1100 feet to the west of the west
boundary of the proposed site and the intervening land is vacant.
Site No. 2•
The immediate neighborhood is the edge of an established residential
area. Residential development to the west and the north has been
established for many years. To the east and the south residential
development has been spottier and in some instances, has been inter-
spersed with industrial development. Poor soil conditions in the
Loeb Lake area have hindered the development of this area. Immediately
to the north and west of the proposed site is a predominantly single
family residence district, although several apartment buildings have
recently been built including one on Grotto Avenue, several along
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Como Avenue and another on Front Street. Immediately to the east
of the proposed site are single family and duplex residences, the new
apartment building and the small commercial district at the inter-
section of Front, Como and Dale. Immediately to the south of the
proposed site is the Calvary Cemetery.
Cite TTn '2.
The immediate neighborhood to the east of the proposed site contains
a variety of land uses. Several wholesale automobile parts firms are
located within the area. Additionally, service firms of various
types, an automobile sales agency, University of Minnesota Extension
Center, a hotel, church and parochial school and various other land
uses associated with the downtown are located within the area.
Immediately to the south of the proposed site are several institu-
tional buildings including the Masonic Temple and the Catholic Youth
Center. Across the proposed freeway to the west of the site is
located several large apartment buildings, the Cathedral High School,
a church and the Miller Hospital. It is anticipated that within the
next several years, many of the wholesale parts firms and automobile
associated businesses that are within the area will move from the
area. Because of the extensive redevelopment that is taking place
in the central area of the downtown, it is anticipated that the
fringe areas of downtown, including that portion immediately adja-
cent to the proposed site, will appreciate in value and a higher in-
tensity of redevelopment will occur.
Q t-c V^ A.
The general character of the neighborhood is that of medium quality
residential area. Housing types are generally single family or dup-
lexes with several recent multi- family developments of a 2'k story
type occurring in several locations. Many of the homes, particularly
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those south of Hudson Road are of quite recent construction, Imme-
diately to the north of the proposed site along English and Conway
Streets are a series of recently constructed apartment buildings.
To the east and south of these apartments is a new convenience
shopping center. To the south of the proposed site is the right-
of-way of Interstate Highway 94. Vacant land lies immediately west
of the proposed site. Preliminary indications are that this land
may be utilized for the development of a motel.
b. Site No. 1:
The neighborhood in which the proposed site is located is a high
sloping plateau. The plateau slopes downward from-east to west.
Within one -half mile of the proposed site is the bluff line of the
Mississippi River which'is located at an elevation well below that
of the plateau.
Site No. 2•
The topography of the general neighborhood is relatively flat with
a depression occurring in the Loeb Lake Area.
The general topography of the neighborhood slopes from the downtown
area upwards toward the west and the top of the hill approximately
at the location of the St. Paul Cathedral.
The topography of the general area is moderately hilly though no
severe ravines occur in the general neighborhood.
c. Site No. 1•
The apartments north of the proposed site constitute one of the
most pleasant developments to be found in the City. Well sited and
generously landscaped, the buildings are well maintained and their age
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of 25 years is no hindrance in their competition with new buildings
for tenants. Many of the occupants are elderly, having moved in
when the buildings were new. Over the years, this elderly occupancy
is becoming increasingly pronounced. The other apartment develop-
ments to the east and south are newer, some as recent as three years
ago. They are well- maintained and have few vacancies.
Site No. 2•
The dwellings in the neighborhood are modest. They are, for the
most part, reasonably well- maintained. Those along Como Avenue
and generally to the north of the proposed site are slightly above
average in character and are well - maintained. Many buildings of
fairly recent construction are contained within the area as develop-
ment of properties that were passed over in the first wave of dev-
elopment is now occurring.
Site No.3•
The dwellings located to the west of the proposed site that will
remain after freeway acquisition, are generally in good condition.
Adjacent to the Cathedral of St. Paul and west of it, the area
is within the Summit- University Urban Renewal Project. Project
activities will be that of rehabilitation of existing structures.
Therefore, it is anticipated that the condition and character of
the dwellings in this area will be substantially improved through
urban renewal activities. There are a few other dwellings in the
other areas immediately adjacent to the proposed site.
The homes within the general neighborhood are for the most part,
of fairly recent construction and are well- maintained. The multi-
family housing within the area is all new.
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208. ADVERSE NEIGHBORHOOD INFLUENCES
a. Site No. 1•
Traffic hazards adjacent to the proposed site are negligible.
The intersection of Cleveland Avenue and Ford Parkway, around
which the shopping district is located, is controlled with traffic
signals and, during the rush hour periods, a policeman is on duty
at the intersection.
Site No. 2:
Front Street, Como and Dale, are all major traffic arteries.
The intersection of all three streets is controlled with traffic
signals thereby allowing relatively safe pedestrian crossing of
any of the streets. Access to Como Park and the shopping facili-
ties along Front Street is possible without encountering any traffic
hazards. No situation exists that could be considered a major traffic
hazard.
Site No. 3•
There are no traffic hazards above and beyond those that would
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normally be associated with -such an area of the downtown.
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Traffic hazards in the immediate vicinity of the proposed site are
negligible. The Interstate Highway will be fenced. The street
that would provide access to the proposed site is a local traffic
artery carrying no through traffic. Pedestrian access to conven-
ience shopping facilities would not entail crossing any major streets.
b. Site No. 1•
.The only adjacent industry is the Ford Motor Company Assembly Plant.
No manufacturing takes place at the plant. Industrial activities
are confined to the assembly of automobiles and, therefore, no smoke,
dust, fumes or odors, are emitted from the plant. Noise associated
with the plant and the railroad siding serving the plant, is minimal.
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Because of the distance of the proposed site from the plant and rail
siding, and the.possibilities for landscaped buffering on the site,
any noise emitted by the plant should not constitute a serious ad-
verse influence. Further expansion of the plant toward the proposed
site is extremely unlikely because of the extensive high value non-
industrial development that has occurred within the area since the
Ford plant opened.
Site No. 2•
Several large industries are located within the general neighborhood
of the proposed site. The principal industry of these is the St.
Paul Structural Steel Company. This is a steel fabricating firm.
Because of the nature of the operations of this firm, its distance
from the proposed site and the location of the cemetery between the
proposed site and the industry, the adverse effects of the industry
on the proposed use of the site are considered to be minimal. The
other industries located to the east of the proposed site (east of
Kent Street) are at a distance so as not to cause an adverse effect
on the proposed improvements. Further, the proposed realignment
of Dale Street, as discussed in Section 203., b., would have the
further positive effect of greatly delineating the residential char-
acter of the neighborhood immediately adjacent to the proposed site.
Site No. 3:
Nearby industries are not those of a type that create smoke, dust,
fumes, odors or excessive noise. For the most part, they are of
a service -type of industry providing services to downtown core firms.
Site No. 4•
There are no industries within the immediate area of the proposed
site.
c. Site No. 1:
Because of the topography of the site and its being located on a high,
sloping plateau, flooding of creeks or rivers will not occur on the
site.
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Site No. 2:
There are no creeks or rivers in the vicinity of the proposed site
that would constitute any hazard of flooding. Portions of the pro-
posed site including lots 20 through 27 of Block 5, may need fill to
prevent water accumulation; however, it is anticipated that proper
drainage of the proposed site can be achieved without undue expense.
Site No. 3:
There are no creeks or rivers in the neighborhood that would con=
stitute any hazard to the proposed site.
Site No. 4•
There are no creeks or rivers within the immediate vicinity of the
proposed site.
d. Site No. 1•
There are no steep ravines or steep slopes in the immediate vicinity
of the site.
Site No. 2:
Certain filling as noted in Section 208., c., above, may be necessary
on the proposed site. There are no other ravines or steep slopes
within the area that are of a critical enough nature so as to con-
stitute a hazard.
Site No. 3•
There are no ravines or steep slopes constituting topographic haz-
ards in the neighborhood of the site.
Site No. 4•
There are no ravines within the general neighborhood of the site.
e. Sites No. 1, 2 and 3:
Other adverse influences - NONE.
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It is not likely that the adjacent Interstate Highway would pose
an adverse influence upon the proposed site. The site is at a
higher elevation than the Interstate Highway and therefore, any
adverse effects of the highway such as fumes, glare or traffic
noise should have little effect upon the proposed improvements.
209. RELATIONSHIP OF SITE TO NEIGHBORHOOD REDEVELOPMENT AND RENEWAL
a. Sites No. 1 and 4:
There are no plans for redevelopment or renewal in the area in
which the site is located.
Site No. 2:
It is possible that renewal may occur within the foreseeable future
in the area generally adjacent to Loeb Lake. What development there
is in the area is of a substandard nature. Because of the poor soil
conditions, development has been minimal. The Loeb Lake area is not
served by sewer. Because of the topography, the development patterns,
and the distance involved, relationship between the Loeb Lake area and
the proposed site is negligible.
Site No. 3•
An Urban Renewal Project is proposed for the area to the west of the
proposed site. This is the Summit- University Rehabilitation -type
project. The project covers a residential area and should enhance
the general neighborhood of the site. The Cathedral Urban Renewal
Project is located immediately to the north of the proposed Summit-
University Urban Renewal Project. Project activities within the
Cathedral Project are nearing completion. The principal redevelop-
ment in the Cathedral Project has been for the new Technical -Voca-
tional High School. Preliminary consideration is being given to the
extension eastward of the Cathedral Urban Renewal Project to include
that area containing Miller Hospital (W -1), the Cathedral School (S -1)
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and the Christ Episcopal Church (Ch -6). Proposed renewal activities
in the Cathedral Project extension would consolidate parcels of pro-
perty for expansiaiof Miller hospital, remove several dilapidated
apartment dwellings and achieve rehabilitation of the several other
apartment dwellings within the area. This proposed extension of the
Cathedral Project will enhance the general neighborhood of the pro-
posed site.
Currently in execution is the Downtown Urban Renewal Project located
approximately five blocks east of the proposed site. The Downtown
Project is within the core area of the Central Business District
and is bringing about complete redevelopment of the core area:
Peripheral effects of the Downtown Urban Renewal Project is result-
ing in numerous building projects in the fringe of the downtown area.
While no formal urban renewal project is proposed or contemplated
for the immediate future in the fringe of the downtown area, this
area is gradually renewing itself through the efforts of the private
market. Institutional expansion and housing is expected to consti-
tute a major portion of this renewal.
b. Site No. 1•
There is no known major private development contemplated in the
vicinity of the site.
Site No. 2:
There is no known major private housing development contemplated
for the immediate vicinity of the proposed site.,
Site No. 3•
Privately financed•major housing development is contemplated for the
remaining land within the Western Urban Renewal Area loacted to the
northwest of the proposed site. Such housing should have a positive
effect upon the proposed use of the site by furthering the concept of
locating housing immediately adjacent to or on the edge of the Down-
town area.
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Site No. 4•
There are no known major private housing developments contemplated
in the immediate vicinity of the site.
210. ZONING
a. Site No. 1•
The'site is presently zoned for heavy industry. Multiple residence
is permitted within a heavy industry zone. Height restrictions would
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limit proposed construction to 40 feet although the Zoning Ordinance
makes provision for increased height with suitable setbacks as pro-
vided for in Sections 61.02 and 61.06 of the Legislative Zoning Code
of the City of St. Paul. Density restrictions in a "C" residence
zone (multiple dwelling units) call for the provision of 1000 square
feet of land per dwelling unit, a maximum of 43 dwelling units per
acre. The proposed development of this site would meet this criteria.
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The bulk of the proposed site is zoned for light industry. The
northeast portion is zoned for "C" residence and the northwest
portion including Lots 20 through 27 of Block 5, is zoned for "B"
residence. Multi - family housing is permitted in a light industry
zone and in a "C" residential zone although it is prohibited in a
"B" residential zone. Height restrictions would limit the height
of proposed construction to 40' although the Zoning Ordinance makes
provision for increased height with suitable setbakcs as provided
for in Section 61.02 and 61.06 of the Legislative Zoning Code of
St. Paul. Density in a "C" residence zone is limited to 1000 square
feet per dwelling unit, a maximum of 43 dwelling units per acre.
The proposed improvement would meet this density requirement.
The site is presently zoned for commercial development which would not
prohibit its use for multi - family housing. It is in height district
IV which imposes no height limitations. Density restrictions for
any multi - family housing under the existing Zoning Ordinance, requires
the provision of 1,000 square feet of land per dwelling unit. The
proposed improvements would exceed this density limitation.
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Site No. 4•
The site is presently zoned for commercial development. Multiple
residence is permitted within a commercial zone. Height restric-
tions would limit the proposed construction to 40 feet although
the Zoning Ordinance makes provision for increased height with
suitable setbacks, as provided for in Section 61.02 and 61.06 of
the Legislative Zoning Code of the City of St. Paul. Density
restrictions for multi - family residences call for the provision of
1000 square feet of land per dwelling unit, a maximum density of
43 dwelling units per acre.
b. Site No. 1:
The developed land immediately to the north of the proposed site
is zoned heavy industry. However, the development is for multiple-
residence and it appears likely that this use will continue into the
foreseeable future. Immediately to the east of the proposed site the
current zoning is "C" residence. The use of this land is for mul-
tiple housing. Immediately to the south and the west of the proposed
site the zoning is for heavy industry. The likelihood of'this pro-
perty being utilized for industry is alight. The only industrial
concern in the area is the Ford Motor Company and it does not appear
likely that the present facilities will be expanded to include addi-
tional land.
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Site No. 2:
The properties immediately to the north of the proposed site and front-
ing on Como Avenue to a�depth of 150 feet, are zoned "C" residence.
The development of these properties is a mixture of single and mul-
tiple family residences (with three new apartments adjoining the site)
and the continued use ofthe properties in this manner would be com-
patible with the proposed use of the site. The properties fronting on
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Como, Front and Dale Streets and at the intersection of those streets,
are zoned for commercial use. Such zoning would constitute no hazard
to the proposed use of this site. Immediately to the south of the
proposed site, across Front Avenue, is the Calvary Cemetery which
is in an "unclassified" zoning category. To-the west of the pro-
posed site and fronting on Front Avenue, the properties are zoned
for commercial use. The balance of the properties to the west are
zoned "B" residential. Such zoning will cause no hazard to the pro-
posed use of the site.
f
Site No. 3•
All of the area immediately adjacent to the proposed site on the north-
east and south,,is zoned for commercial development. It is anticipa-
ted that future land uses in this area will be a combination of
institutional, commercial and residential development. The present
zoning would allow for such development and would prohibit develop-
ment of any other uses that would be an adverse influence upon the pro.-
posed use of the site. Immediately to the west of the proposed site,
the property is zoned for "C" residence.'-"This type of development
would be a desirable adjunct to the proposed use of the site.
Site No. 4:
The area immediately north of the proposed site and west of English
Streetis zoned "A" residence for single family and duplex homes.
Immediately east of the site and south of Wilson Street is also "A"
residence. Immediately north is "C'1 residence, and north -east and
west is commercial. All zones fall within the same height limitations
governing the proposed site. Development of these lands in accord
with their zoning classifications should not constitute any adverse
effect upon the proposed use of the.site.
(22)
i�
c. Site No. 1•
No changes in the present zoning of the proposed site would be re-
quired in order to build the proposed housing. However, it might be
desirable for the Authority to apply for rezoning of the site from
heavy industry to "C" residence so that the zoning would be in con-
formance with the development.
Site No. 2•
The Comprehensive Plan of the City of St. Paul indicates projected
use of the site for medium density residential. The proposed use of
the site is completely in accord with this provision of the Compre-
hensive Plan. A change in zoning from "B" residence to "C" residence
would be necessary for the northwest portion of the site in order to
accomplish the proposed improvements on the site. Since these pro-
perties are abutted by new multi - family buildings, it is considered
that such change would constitute a desirable delineation of a multi-
family area and would not constitute any encroachment or adverse
effect upon adjoining development. The Authority would also propose
to rezone those portions of the site presently zoned light industry to
"C" zone so as to bring the zoning in conformance with the proposed
improvements and also with the adjoining developm nt along Como Avenue
immediately to the north of the proposed site.
Site No. 3•
The only proposed change in the zoning would apply to the density
restrictions. In the past the City Council has allowed development
of hi -rise apartments in outlying areas of the City at a density of
500 square feet per dwelling unit. Recent church - sponsored hi -rise
construction within the downtown area, has been at an even higher
density and it is anticipated that because of the location of the
site in the downtown area, the Council will have no objection to per-
mitting a high density of development on the site.
r
(23)
Site No. 4•
Because of the location of the site adjacent to the Interstate High-
way and the generally moderate intensity of development immediately
adjacent to the proposed site, the Authority proposes to request a
waiver of the height restirctions. It is felt that from a design
standpoint, the proposed site is an excellent one for the develops
ment of a hi -rise tower -type building. Such a building would have
a very desirable design effect on the area and would create no ad-
verse effect upon the adjacent development.
In the past the City Council of St. Paul has allowed the construction
of hi -rise buildings at a density of 87 dwelling units per acre, as
recommended for this type of construction in the Comprehensive Plan.
Therefore, the Authority proposes to request of the City Council a
waiver of the density restrictions of 1000 square feet per dwelling
unit and proposes to develop the site at a density of 500 square feet
per dwelling unit.
211. SCHOOLS
a. All Sites:
Since the proposed development is to be for occupancy by the elderly,
data related to schools is not considered to be pertinent.
b. All Sites:
Not applicable.
212. SHOPPING FACILITIES
Site No. 1•
Approximately 1000 feet to the north of the proposed site is located the
Highland Village Shopping Center. The center includes a full -line
department store (C -5). Other portions of the shopping center include
several super markets (C -1, C -2 and C -3) and three drug stores (C -1,
C -2 and C -3). Also included wlthin the shopping district are numerous
apparel stores, flower shops, a bank and several restaurants. A motion
picture theater (RC -1) is also located within the center.
(24)
0
Site No. 2•
An extensive shopping center is not available within easy walking dis-
tance of the proposed site. However, many small neighborhood type re-
tail and service shops are available throughout the area and are within
easy walking distance. A concentration of such shops exists around the
intersection of Como, Front and Dale Streets (C -1) and includes such
shops as a drug store, liquor store, grocery, hardware, sporting goods
store, jewelry store, barber and restaurant. Additionally, located
along Front Avenue immediately to the west of the proposed site, is a
drug store and doctor's and dentist's offices (C -3), a hardware and
paint store and a grocery store (C -4), a Laundromat (C -5) and a beauty
shop (C -6). An additional grocery store is located at Como and Jessa-
mine Avenue (C -7). A super market is located at Dale and Minnehaha
Streets (C -2) and is readily accessible on the Dale Street bus. Rice
Street, located approximately one mile east of the proposed site, is an
extensively developed strip commercial street.. Access to Rice Street
is available by means of the Como Avenue bus line which passes adjacent
to the site on Front Avenue.
Site No. 3•
The main retail shopping district of the City is located within five
blocks of the proposed site within the Central Business District.
The northwest portion of the retail district contains several food
stores and a super market. Additionally, the retail development along
St. Peter Street contains many specialty and apparel shops. The three
major department stores within St. Paul are located along East Seventh
Street, between Wabasha, and Robert Streets, and all are available within
1800 feet walking distance. A second shopping concentration is located
around the Seven Corners area (C -2), two blocks away from the proposed
site. Located here are many smaller shops including grocery stores,
food and vegetable markets, a meat market, antique shop, etc.
(25)
0
Site No. 4:
C�
J A recently opened convenience shopping center is located immediately
to the north of the proposed site (C -2). The land area within the
shopping center is such that it appears that expansion of the center
to include additional stores is likely. The other shopping facilities
available to the site includes a food store located at Hudson Road and
Johnson Parkway (C -3) and an additional concentration at Earl Street and
Hudson Road (C -1). This latter center includes a drug store, bakery,
restaurant, shoe repair and barber shops, a bar, doctors and dentists
offices, and a theater.
213. NEIGHBORHOOD COIZ=ITY FACILITIES
a.; _Site No. 1:
Outdoor recreation facilities include the Hillcrest Playground (RO -1)
which is located, approximately 1600 feet from the proposed site.
The playground is developed with ball diamonds, a football field,
hockey rink, skating rink, play apparatus and.miscellaneous facili-
ties. 'Additionally, the bluff area along the Mississippi is developed
as a passive scenic park area and containing picnic facilities. Access
to the bluff would involve a walk of approximately one -half mile.
04, _ TT.. 7 .
Como Park (RO -3), a sub - regional scale park, is located within 1500
feet of the proposed site. Como Park contains such facilities as
picnic grounds, conservatory, zoo, golf course, walking paths
surrounding the lake, and during the summer, concessions for boat-
ing on the lake are available. Additionally, concerts during the
summer months are presented in the Como Park Pavilion. Orchard
Playground (RO -1) is a small neighborhood playground area located
1500 feet from the proposed site, developed with a ball diamond and
play apparatus. Minnehaha Playground (RO -2) is a little over a half -
mile from the site and is developed with ball diamonds, a football .
field, hockey rinks and tennis courts, play apparatus.
(26)
U
Site No. 3•
Outdoor recreation facilities include several parks. Most of these
are passive park areas affording space for outdoor relaxation and
walking. These include the Kellogg Mall area in the Downtown (RO -2),
Rice Park (RO -3) and the extensively landscaped grounds of the State
i
Capitol area (RO -4). A park area developed with recreation facili-
ties, has been recently opened in the Western Redevelopment Area j
f
(RO -5). Several other smaller parks and playgrounds are developed 1
li
within the area (RO -1 and RO -6). j
Site No. 4•
Outdoor recreation facilities include the athletic fields at the new
Harding High School (2), located approximately one -half mile from
the proposed site. The Margaret Playground (RO -3) is also about one -
half mile from the site. The Indian Mounds Park, an extensive pass-
ive park area overlooking the Mississippi Valley, is located less
than half a mile from the site with access along Johnson Parkway
passing under the freeway. Johnson Parkway itself is a scenic
walking area, extensively landscaped. The Indian Mounds Park con-
tains a ball diamond, tennis courts, picnic area and play apparatus.
The Municipal Forest (RO -1) and the Fish Hatchery (RO -1) provides
additional passive recreation area for hiking and is located less
than a half -mile from the proposed site.
b. Site No. 1•
Within the neighborhood and available for use by occupants of the
proposed site (though not within walking distance) is the Jewish
Community Center. Additi
and schools within the ne
commercial recreation act
•
Site No. 3•
Outdoor recreation facilities include several parks. Most of these
are passive park areas affording space for outdoor relaxation and
walking. These include the Kellogg Mall area in the Downtown (RO -2),
Rice Park (RO -3) and the extensively landscaped grounds of the State
Capitol area (RO -4). A park area developed with recreation facili-
ties, has been recently opened in the Western Redevelopment Area
(RO -5). Several other smaller parks and playgrounds are developed
within the area (RO -1 and RO -6).
Outdoor recreation facilities include the athletic fields at the new
Harding High School (2), located approximately one -half mile from
the proposed szLte. The Margaret Playground (RO -3) is also about one -
half mile from the site. The Indian Mounds Park, an extensive pass-
ive park area overlooking the Mississippi Valley, is located less
than half a mile from the site with access along Johnson Parkway
passing under the 'freeway. Johnson Parkway itself is a scenic
walking area, extensively landscaped. The Indian Mounds Park con-
tains a ball diamond, tennis courts, picnic area and play apparatus.
The Municipal Forest (RO -1) and the Fish Hatchery (RO -1) provides
additional passive recreation area for hiking and is located less
than a half -mile from the proposed site.
b. Site No. 1:
Within the neighborhood and available for use by occupants of the
proposed site (though not within walking distance) is the Jewish
Community Center. Additionally, various auditoriums of the churches
and schools within the neighborhood are available for indoor non-
commercial recreation activities.
a f
(27)
• •
The Como Park Junior High School (1) contains school auditorium and
gymnasium facilities that are available for recreation and meeting
activities. The Minnehaha Playground (RO -2) includes a building
housing a multi - purpose room, a craft shop, kitchen and miscellan-
eous other rooms.
Site No. 3°
Indoor non - commercial recreation facilities include the Downtown
YMCA (RI -2) and the YWCA (RI -3). Each of these buildings contains
complete facilities including gymnasiums, swimming pools, programs
of arts and crafts, etc. In addition, several community agencies
are actively interested in jointly sponsoring a downtown center for
the elderly. It is proposed to investigate the possibility of loca-
ting such center on the site of the proposed hi -rise building for the
elderly. Such a facility would become the center for activities for
the elderly housed in the proposed building and also for all other
elderly within the City of St. Paul. Additional non - commercial indoor
recreation facilities are provided in the recently opened St. Paul
Arts and Science Center located approximately three blocks from the
proposed site (RI -1). Housed within the Arts and Science Center is
the St. Paul Gallery of Art, the Science Museum and a theater.
Musical, theatrical and cultural programs, as well as numerous
classes, are presented in the building.
J
Site No. 4•
The indoor non - commercial recreation facilities of the Harding High
School, including gymnasiums and auditorium, are available within
the neighborhood.
c. Site No. 1•
Indoor commercial recreation facilities include a motion picture
theater which is located approximately 1200 feet from the proposed
site and a bowling alley which is located approximately 2200 feet from
the proposed site.
(28)
•
Site No. 2:
Indoor commercial recreation facilities including motion picture
theaters, bowling alleys, etc., are available in the Central Busin-
ess District, an approximately ten minute bus ride from the proposed
site. Additional indoor commercial recreation facilities are ex-
tensively developed along Rice Street located approximately'one mile
east of the proposed site and accessible by public transit.
Site No. 3•
In the Central Business District; five motion picture theaters are
concentrated around the intersection of Wabasha and Seventh Street
within four blocks of the proposed site (RC -1). Other commercial
recreation programs are presented in the Municipal Auditorium
(RC -2) approximately three blocks from the proposed site. Presen-
tations here include stage plays, travelogue programs, sports events,
including hockey and basketball, pop concerts and classical concerts,
the circus and many other events of community -wide appeal.
Site No. 4•
A motion picture theather is located along Hudson Road at Earl Street
approximately a half -mile from the proposed site.
d. Site No. 1:
No welfare organizations catering to the needs of the elderly, are
located within the immediate neighborhood. Private doctors offices
are located at various points throughout the general neighborhood.
Site No. 2•
While no health clinics as such are located within the immediate
vicinity of the proposed site, several concentrations of doctors
offices are located within walking distance (C -1 and C -3).
Site No. 3•
The Public Health Center is located approximately four blocks from
the proposed site (W -4) and offers complete facilities for public
(29)
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health programs. In addition, the St. Paul Ramsey County Hospital
(W -5), is located approximately ten blocks from the proposed site
and operates an extensive out - patient clinic program. Several
hospitals are located within the immediate vicinity of the site in-
cluding Miller Hospital (W -1), St. Josephs Hospital (W -2) and St.
Lukes Hospital (W -3), all of which offer out - patient services.
Additionally, the Lowry Medical Arts Building (W -4), approximately
five blocks from the proposed site, houses numerous doctors and
dentists offices.
Site No. 4•
The Mounds Park Hospital is located at Burns and Earl Street (W -1),
approximately 3/4 mile from the proposed site and offers out - patient
clinic services.
e. Site No. 1•
Several churches are located within the immediate vicinity of the
proposed site including those at Cleveland Avenue and Bohland
(Ch -1) and another at Highland Parkway and the Mississippi River
Boulevard (Ch -3). Several other churches are located along Ford
Parkway including one at Ford Parkway and Howell (Ch -2) and several
others further east on Ford Parkway.
J
Access to churches within the neighborhood would require the use of
public transit. Several churches are located along North Victoria
Street.
r
Site No. 3:
Numerous churches are located within the downtown and all are within
relatively easy walking distance of the proposed site. These include
the Cathedral of St. Paul (Ch -1), St. Louis Church (Ch -2), Central
Presbyterian Church (Ch -3), the Assumption Church (Ch -4), the Central
Baptist Church (Ch -5) and several others.
(30)
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Site No. 4•
Several churches are located within the vicinity of the proposed
site including a church at Euclid and Earl (Ch -1). Several other
churches are within the vicinity along Third Street and are access-
ible by public transit.
f. Site No. 1:
A branch of the St. Paul Public Library is located on Ford Park-
way between Kenneth and Howell Streets (L -1). This library is
approximately 2500 feet from the proposed site.
Site No. 2:
Library services are available at the main public library in the
Central Business District, a ten minute bus ride from the proposed
site. Additionally, the bookmobile of the St. Paul Public Library
makes weekly stops at the Como Park Elementary School (L -1).
Site No. 3•
The main library is located five blocks from the proposed site
(L -1) .
Site No. 4•
A branch library is located on White Bear Avenue and is accessible
by public transit. Additionally, the main library located within the
downtown area, is accessible by an approximately fifteen minute bus
ride. The bookmobile of the St. Paul Public Library makes weekly
stops at the shopping area at Johnson Parkway and Hudson Road (C -3).
g. All Sites:
Not applicable.
214. PRELIMINARY PROPERTY LINE MAP OF PROPOSED SITE (All Sites)
See Exhibit No. 214A.
(31)
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215. TOPOGRAPHY OF SITE AND SUBSOIL CONDITIONS
a. Site No. 1•
The Cleveland Avenue or east side of the site is quite level and
varies from about 2 feet -at the north end to about 6 feet at the
south end above the Cleveland Avenue boulevard grade. Progressing
westerly the land slopes quite gently to drain to the west until
near the third point where the slope increases. The southwest
corner is at a lower level and is- approximately 30 feet below
the easterly and the northerly sides. This difference in elevation
develops because of a gradual slope through the middle of the site
which becomes about a 2:1 slope down to the southwest corner of the
site. The entire north side of the site is at approximately the
same elevation as the east end. The southwest corner and a ditch on
the west side has trees vctrving =n size. The southwesterly end of
the site is about 10 feet below a private road along the west side
of the site. All land lying southerly of the site lies generally
below the site. All of the land on the site is buildable. No
topography surveying has been obtained for this site.
Site No. 2:
The topography of the site is such that fill will be required in
the northeast and the northwest portions of the site. These por-
tions of the site have remained undeveloped because of the topo-
graphic conditions. It is proposed that the improvements would be
located generally on the southwest and central portions of the site.
Little topographic change will be necessary in these portions.
The site has a slope to it, with drainage from the high point at
the northern most point to the southeast corner which is about
fifteen feet lower. There is about a 2 to 5 foot drop at the bank
which runs in an east -west direction at about the middle of the site.
No survey of topography has been made of the site. The site grades
match the adjacent street grades.
(32)
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•
This site is generally a hill with 1:1 bank which rises to about 30
feet high along much of Wilson Street except for the west end near
Wilson Street, which has been excavated and is only several feet
above the street grade. At the east end of the site in the north one -
half is a 6 foot high ridge which is the highest part of the site.
The general drainage is toward the southwest corner of the site. The
areas lying south, west and north of the site are all lower than the
site. The northwest corner amounting to about one - fourth of the
site, has had part of the hill excavated so that this portion is
only 2 to 6 feet above Wilson Street with drainage generally toward
Wilson Street. The sides of this excavation are steep and vary in
height. Without grading work, about one - fourth of the site is
unbuildable. No topography surveying has been done on the site.
b. Site No. 1•
It is not anticipated that extensive filling or grading of the site
will be necessary. Some fill may be necessary in the southwest
corner of the site although it is quite likely that much of this
fill material can be obtained from other portions of the site which
may require leveling. There is no evidence of past or potential
earth movement on the proposed site.
Site No. 2• L
As noted in Section 215., a., above, filling will be required on
certain portions of the site. It is proposed to include these
portions as a part of the site in order to eliminate the holes
that exist in these portions. These holes in their present state,
constitute an adverse effect upon the utilization of the balance
of the site. It is felt that the expense of filling these holes
and landscaping them would be justified in order to remove the ad-
verse influence. These holes are the result of natural topographic
features and fill on some of the adjacent developed land, rather than
the result of any past or possible future earth movement.
(33)
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Site No. 3•
No extensive filling or grz__ing wcrk is expected, except that
needed due to basement holes. Some of the smaller buildings on the
site have had foundation problems which is not evident in the larger
buildings. This seems to indicate that no movement of buildings will
occur if proper foundations are placed.
Site No. 4•
Proper development of the site should preclude any extensive grad-
ing of the site. Excess material can be readily disposed of in
low areas near the site. There is no evidence of noted or potential
earth movement as adjacent buildings are sound.
e. Site No. 1•
Although extensive investigation of subsoil conditions has not as
yet been made, it does not appear that conditions require piling,
rock removal or excess foundation or excavation costs.
Site No. 2•
Soil borings taken by others along the alley in Block 6, indicate
that there is fill for about 15 feet and poor bearing material to
about 25 feet below the surface. If these conditions prevail in the
area south of the alley where the structure or structures will most
likely be placed, it will necessitate some removal and replacement
of material. It appears likely that pilings or excess foundation
costs will be necessary in order to accommodate the proposed improve-
ments if removal of poor material and placement of suitable material
cannot be accomplished.
Site No. 3:
No unusual subsoil conditions are expected. Bedrock should be ex-
petted not over 20 -30 feet below the surface over most of the site.
No additional foundation costs are expected.
(34)
• •
Site No. 4•
The subsoil appears to be generally gravel which should not cause
any additional foundation costs.
216. SITE PHOTOGRAPHS
See Exhibit 216b.
217. CONDITION OF STREETS
Site No. 1•
a. Access and Boundary Streets
1. Cleveland Avenue is an excellent thoroughfare, adjacent to and
located along the east side of the parcel. This is a 50'
wide concrete street with concrete curb and gutter on both
sides. There is no sidewalk on Cleveland adjacent to the site
but there is sidewalk on the east side of Cleveland and on the
west side of Cleveland north of Village Lane. There are 2
street lights on the west side of Cleveland Avenue adjacent
to the site.
2. Village Lane is a 30' wide oiled private street, adjacent to the
north property line of the site. There is no curb or sidewalk on
the south side of Village Lane, adjacent to the site; however,
there is a 4' wide sidewalk and integral curb on the north
side of Village Lane. Village Lane has no street lights.
Site No. 2•
a. Access and Boundary Streets
1. Front Avenue is a 40 foot wide paved thoroughfare, located
adjacent to the south side of the site. The bituminous sur-
face is in good condition with good concrete curb and a fair
6 foot sidewalk adjacent to the site. There is one street
light at the corner of Front Avenue and Grotto Street.
(35)
i
•
2. Grotto Street from Front Avenue to Hatch Avenue is a bituminous
street with stabilized base, located adjacent to the west side
of the site. This street has bituminous curbing on both sides
that is in fair to poor condition. There are no sidewalks or
street lights on Grotto Street adjacent to the site, but there
is partial sidewalk on the west side of this street.
3. Grotto Street from Hatch Avenue to Como Avenue is a graded
street, located on the west side of the site, with oiled sur-
face that is in poor condition. This section of Grotto Street
has no curbs, no sidewalks and no street lights.
4. St. Albans Street is an ungraded street with no improvements on
that portion which is located east of the site.
5. Hatch Avenue is unimproved between Grotto and St. Albans and
that portion within the project would be vacated.
a. Access and Boundary Streets
1. Sixth Street is a 40' wide, one -way thoroughfare located adjacent
to the south side of this site. The bituminous surface of this
paved street is in fair condition and the granite curbs are
also in fair condition. The ten foot wide sidewalk adjacent to
the site is in very poor condition. There are two street lights
on the north side of Sixth Street, adjacent to the site and there
are three street lights at the corner of Sixth Street and Main
Street.
2. Main Street is a 40 foot wide, paved street located adjacent to
the east property line of the site. The bituminous surface of
the street is in fair condition. The condition of the granite
curb and 10 foot wide sidewalk adjacent to the site, is poor.
There is one poor street light at the mid -block point.
(36)
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3. Ninth Street is a 40 foot wide, paved street located adjacent
to the north side of the site. The bituminous street surface
and the granite curb is in fair condition. The 10 foot wide
sidewalk adjacent to the site is in poor condition. There is
one street light at the corner of Ninth Street and Main Street.
Site No. 4:
a. Access and Boundary Streets
1. Wilson Avenue is a bituminous street with stabilized base located
adjacent to the north side of site no. 4. Approximately one
block west of the site, Wilson Avenue intersects Johnson Park-
way, which is amain thoroughfare. Wilson Avenue terminates
approximately one block east of the site, but is intersected
from the south at this point by,Clarence Street, a feeder street
from Hudson Road thoroughfare to the south of the site. The
street surface is in good condition with good bituminous curb-
ing on both sides of the street. There are no sidewalks on
Wilson Avenue adjacent to the site; there are two good street
lights on Wilson Avenue adjacent to the site.
2. English Street joins Wilson Avenue at a perpendicular from the
north. It is therefore, not a boundary street but an access
street since the point of intersection is approximately at the
mid -point in the site. English Street has a bituminous surface
with stabilized base and bituminous curbs. The surface is in
good condition.
b. Site No. 1:
There are no streets within the site.
Site No. 2•
There is a 20 foot wide, unimproved'alley that runs east and west at
the mid -block point between Front and Hatch. This unimproved alley
within the site, would be vacated as part of the project.
(37)
Site No. 3•
There are no streets within the site.
There are no streets and alleys within the site which have not
already been vacated.
c. Site No. 1:
Widening of existing Village Lane is proposed. The Authority anti-
cipates the necessity of providing 30` of additional street right-
of-way along the north portion of the site so that Village Lane can
become a dedicated City street.
Sites No. 2, 3 and 4:
No widening or relocation of existing streets is proposed for these
sites.
d. Site No. 1:
No substantial amount of boundary or access street improvements will
be necessary other than improvement work on Village Lane. Exhibit
217A will be provided at a future date.
Sites No. 2 and 4:
No substantial amount of boundary or access street improvements will
be necessary.
i
Site No. 3:
No substantial amount of boundary or access street improvements will
.be necessary. It is expected that some improvements will be made to
Sixth and Ninth Streets as part of the Highway program and Smith
Street, to which the project will not have access, will be completely
obliterated by the Highway as shown on Exhibit 214A, Drawing No. 3.
(38)
Y
218. EASEMENTS, FRANCHISE RIGHTS, AND RIGHTS OF WAY (All Sites)
There is no evidence of existing easements for any underground utili-
ties except in streets or alleys which are to remain (Refer to Exhibit
214A for location of existing utilities). An overhead electric system
crosses Site No. 2 and also Site No. 3, but these lines present no serious
or costly problems in developing the site.
219. UTILITIES (All Sites)
a. Refer to Exhibit 214A which shows the existing utilities for each
site. The size of main is shown for sewers and for water. The
local utility company is obliged to serve the'site with an adequate
overhead electrical distribution system and with gas mains, without
cost to the project, except for Site No. 4, which has no large gas
main near to serve the site and an estimated $1,000 may be charged
to the project to bring ._equate service to the site.
b. A preliminary analysis of existing water mains, storm sewers and
sanitary sewers on boundary streets indicates no new off -site
public utilities will be required. Extensions of electric lines or
gas mains are made by the local private utility company without
charge to the owner, except as,noted in paragraph a., above, for
Site No. 4. Underground electrical distribution lines required on
site must be paid for by the property owner. It is proposed to pro-
vide underground electrical distribution system for all service re-
quired on the site.
(39)
220. NECESSARY SITE SERVICES (Applicable to all sites)
Munic. Serv. Munic. Serv.
Non - Munic.
Type of Service
Without Charge With Charge
Service
1.
Street repair
x
2.
Street cleaning
x
3.
Snow removal
x
4.
Street lighting current
x
5.
Street lighting maintenance
x
6.
Garbage removal
x
7.
Domestic trash removal
r -r
x
8.
Domestic ash removal
x
9.
Central heating plant ash
.
removal
x
10. Sewerage service x
11. Project sewer maintenance x
12. Fire protection- x
13. Police protection x
221. EXISTING STRUCTURES ON SITE
Sites No. 1 and 4•
There are no existing structures on these sites.
a. Site No. 2•
There are five one -story structures on the site thht are all in
very poor condition. Two of the structures are wood frame commer-
cial structures that are presently being used for storage. A
third structure is of concrete block construction, intended for
light industrial use but vacant at the present time. The fourth
structure is brick with attached wood frame shed. It is intended
for commercial use but is vacant at the present time. The fifth
structure is a single dwelling unit with detached garage. The
exact age of these structures is unknown.
(40)
0 0
After acquisition and demolition of the two apartment buildings in
this block by the Minnesota Highway Department, there are five re-
maining structures on the site that are all in very poor condition.
One of the five structures is a vacated fire station built before
1900. This structure is a two -story building of brick construction.
The remaining four buildings are all one - story, commercial build-
ings. The two smaller structures are concrete block construction.
One of the commercial structures was built before 1916; the other
three commercial structures were built after 1916 but the specific
year is unknown.
b. Site No. 2:
As mentioned in a., there is one single family dwelling unit and
four commercial structures.
Site No. 3•
There are no housing units in any of the five structures.
c: Sites No. 2 and 3:
The Local Authority does not propose to retain any of the structures
on site.
d. Sites No. 2 and 3:
None of the structures are proposed to be removed intact from the
site due to poor structural condition.
e. Sites No. 2 and 3:
None of the structures are proposed for rehabilitation.
222. IS SITE A SLUM? (All Sites)
These sites are not classified as slums.
T
(41)
223. NUMBER AND CHARACTERISTICS OF SITE 0
OF
N RESOURCES (All Sites
AND DEMONSTRATION OF
There are no families or individuals on any of the sites except Site
No. 2 which has one family. It is expected that this family would
not be displaced until the completion of,the Working Drawings. Since
this Authority has a full -time relocation office and staff, we antici-
pate no problems in providing suitable housing for this one family.
Furthermore, with a turn -over of approximately one -third annually
in our public housing program, we should experience no difficulty in
making a public housing unit available should this family be eligible.
224. RELOCATION PLAN
See Section 223, above.
225. INTEREST OF NEMBERS-OF LOCAL AUTHORITY OR OTHERS IN THE PROPOSED SITE
_(Al 1 Sites)
No member, officer or employee of the Local Authority or former member,
officer, or employee of the Local Authority who ceased to be a member,
officer, or employee within one year, has any interest, direct or in-
direct, in any property planned to be included in the project.
226. PROBABLE ACQUISITION DIFFICULTIES
All Sites:
Site acquisition will be completed shortly before the completion of
Construction Documents. Condemnation proceedings will be instituted
in timely fashion if attempts to option these properties are not
successful.
Site No. 1•
The site is owned by the Ford Motor Company and a negotiated purchase
will be attempted. We anticipate no acquisition problems as the site
appears to be in excess of the needs of the Ford Motor Company.
(42)
Site No. 2•
All land is in the ownership of private individuals, companies or cor-
porations and acquisition should not :)e difficult.
Refer to Exhibit 214A, Drawing No. 3. The Authority expects to acquire
Lots 1, 2, 3, 7, 8, 9 and 10 directly from the present owner and then
sell the portions of Lots 1, 3, 7 and 8 required for highway purposes
to the Minnesota Highway Department on a prorata basis of our land,
improvement and clearance costs. This is necessary since it appears
acquisition by the Minnesota Highway Department and subsequent purchase
of excess lands from the Minnesota Highway Department by the Authority
would delay our construction schedule. The portion of Lot 4 remaining
after highway acquisition will be acquired from the present owner as
cleared land and will most likely be a landscaped area only, so delays
in acquisition will not affect our construction schedule.
Site No. 4•
All land is owned by one individual and he has indicated an interest
in selling the land to the Authority.
i
r
E1
(43)
(44)
• 0
blighting influence upon the remainder of the site. Because of
the topographic nature of the excess land in question, it is not
likely that private improvement of the land would occur within
the foreseeable future. Therefore, the proposed improvement of the
land by necessary filling and landscaping is considered to be
essential to the proper development and protection of the improve-
ments proposed for the site.
304. OUTLINE SPECIFICATIONS OF SITE IMPROVEMENTS
a. Applicable to all sites:
1. Public Streets: Bituminous surfacing with integral concrete'
curb and gutter in conformance with City of St. Paul standards.
2. Roads and Parking Lots: 6" crushed rock and 2" bituminous mat
using dished street section with integral curb and sidewalk
where sidewalks occur and standard (non - gutter) curb at all
other points.
3. Utilities: Sewers - Cast iron, clay or concrete pipe; Water
Services - copper; Gas Services - by Utility Company; Electric
Service - overhead distribution system by Utility Company to
property lines and underground to buildings and to yard lighting.
4. Fencing: 42" high cyclone fence along interior property lines.
b. Grading:
Some grading and filling along the west and southwest boundary
of the project may be required in order to develop slopes which
can be more easily maintained. No extensive grading is antici-
pated and the material required for filling may be available
on the site and appears to be a sandy -loam material. No build-
ing construction should be required on fill material.
(46)
0 0
Site No. 2:
Some rather extensive grading will be required on some of the
land north of Hatch Street; however, no major site improvements
or buildings are contemplated for this area and, for this reason,
the fill material need not be select material nor need it be
well - compacted (refer to Section 303., a. and b.).
Sites No. 3 and 4:
No extensive grading should be required and buildings will be
placed on undisturbed subsoils.
c. Foundation Soils: (Applicable to all sites)
No unusual subsoil 'conditions are anticipated, particularly at the
level of footings which is generally 10 to 12 feet below finished
surface elevations, except on Site No. 2. (Refer to Section 215., c.).
Existing buildings on and near the sites appear to have no major
structural deficiencies caused by adverse subsoil conditions. It
is anticipated that buildings can be set on spread or strip foot-
ings without piling, except at Site No. 2 where piling or removal
of poor soils and placing of compacted fill may be required.
d. Demolition of Existing Improvements:
Sites No. 2 and 3:
To avoid State of Minnesota requirements for either filling or
fencing of basements after completion of demolition work, the
Authority proposes to demolish structures as part of the general
construction work and thereby reduce site improvement costs. The
buildings will be removed to grade and foundation walls will be
removed to a depth of 3' below proposed finished grades except
in areas where new building construction is anticipated where
more extensive removal of existing foundations will be required
Sites No. 1 and 4:
No demolition of existing improvements is required.
(47)
305. VACATION AND DEDICATION OF STREETS, ROADS AND ALLEYS
a. All Sites:
Discussions with representatives of the City Planning Board and the
Department of Public Works of the City of St. Paul indicates a
willingness on the part of the City to permit the vacation of streets
and alleys in accordance with Exhibits 214A and 301A
b. All Sites:
The only dedication for streets presently contemplated is the northerly
30' of Site No. 1 which may or may not become a public street. If
adequate access can be developed directly off Cleveland Avenue, no
street dedication may be required. There are no other dedications
for streets or recreation areas contemplated.
306. D14ELLING BUILDINGS (All Sites)
a.
Type AE Totals
Stories 4 to 18 Units Bedrooms
Units:
1- Bedroom 626 626 626
2- Bedrooms 4 4 8
Totals 630 630 634
Total Rooms: Designed for elderly 2209 Room Ratio (Rooms per unit) 3.51
For general occupancy ----.q
Total 2209
b. All of the dwelling units included in this program should be ready for
occupancy by the end of 1968. The Authority is in the planning stage
on two urban renewal projects comprising about 1300 acres of predomin-
antly residential property. It is conceivable that a large number of
the units included in this program will be used for relocating site
occupants from these renewal projects. The Authority has a preference
(48)
• •
rating system which it uses in selecting tenants from the list of
eligible applicants. This rating system gives highest priority to .
families displaced by a low -rent or urban renewal project.
All of the units included in this project are designed for the
elderly.
307. TYPE OF BUILDING CONSTRUCTION (All Sites
Foundations Poured concrete footings
and Foundation Walls
Ground floor Reinforced concrete pan
construction and joist or flat slab
Second floor
construction
Upper floors
Structural system
Roof
Construction
Exterior walls
Same as above
Same as above
Reinforced concrete columns
and beams
Reinforced concrete pan
and joists or flat slab
Face brick with masonry back -up
Roofing Built -up pitch and gravel
Interior Concrete block and plaster
Partitions or dry wall
Floor Finish Composition flooring
Windows Aluminum with self - storing
storms and screens
Ceilings Exposed concrete, spray- textured,
plaster and acoustical tile
Door Frames Hollow metal
Heating System Low pressure steam or circulating
hot water
308. ADMINISTRATION BUILDINGS OR SPACES (All Sites)
For budget purposes, we have assumed the area of management space per-
mitted by Section 207.1 of the Low -Rent Housing Manual will be included
at each of the sites. However, the Authority expects to set up management
(49)
units comprising two or more of the sites and administering these two
or more sites from one location. The Authority is not in a position
to determine which Site might be the best for the management unit and
will be giving this further study prior to commencing the preparation
of Schematic Design Documents. The approximate total area for all four
sites will most likely be between 1500 and 2000 square feet. The
Administrative offices will most likely be on the ground floor of the
structure.
! 309. MAINTENANCE BUILDINGS
OR
SPACES
(All Sites)
The Authority expects
to
set up
maintenance units which are correlated
with the management units as described in Section 308. For budget
purposes, we have assumed maintenance space would be provided at each
site in accordance with maximums allowed in Section 207.1 of the Low
Rent Housing Manual. After management units have been established for
1
the sites, maintenance space will be concentrated within the building
which will house the management unit which is to serve two or more ,
sites. Generally speaking, if basement space proves to be economical
as'has been the case on some of the more recent hi- rises, such areas
will be used for maintenance space. It is expected that the total
maintenance space to be provided will be between 3500 and 4000 square
feet.
310. COMMUNITY
BUILDINGS
OR
SPACES (All
Sites)
Community
space will
be
provided at
Sites No. 1, 2 and 4 in accordance
with maximums permitted by Section 207.3 of the Low -Rent Housing Manual.
The Authority is considering the possibility of constructing a Senior
Citizen's Center on Site No. 3 which would be financed jointly with
other community agencies. This facility would service the entire comm-
unity and the Authority's participation would be limited to the provi-
sion of space permitted by Section 207.3 of the Low -Rent Housing Manual.
(50)
402.
i
SUPPORTING DATA FOR ACCOUNTS 1410.1, 1410.2, 1410.19, 1430.2, 1430.7
1465 and 1475
1410.1 - Non - Technical Salaries
Administrative Staff
Position
Annual Salary
Executive Director
$ 18,800
Finance Officer
12,744
Accountant
8,196
Jr. Accountant
7,452
Secy. to Executive Director
6,700
Administrative Aide
6,508
Cashier Bookkeeper
5,464
Clerk Stenographer
4,300
Clerk Stenographer
4,696
Switchboard Operator
4,468
File Clerk & Switchboard Operator
4,643
Senior Stenographer - Legal
5,620
Clerk Stenographer - Legal
4,487
94,078
31% - 22 years
$ 72,910
1410.2 - Technical Salaries
Development Staff
Director of Development
$ 15,000
Senior Civil Engineer
111400
Assistant Civil Engineer
8,760
Assistant Civil Engirae-er
9,240
Construction Coordinator
9,000
Renewal Specialist III
8,300
Inspector- Estimator
7,964
Senior Steno. - Technical Clerk
6,200
Clerk Stenographer
4,220
80,084
38% - 22 years
76,080
1410.19 - Sundry
Office rent, stationery and printing,
postage, insurance, advertising and
securing bids. 34,870 34,870
1430.2 - Consultant Fees: None
(53)
1430.7 - Inspection Costs
4 Chief Inspectors
$8,400 /yr x 1.5 yrs.
$
50,400
3 Mech. & Elec. Inspectors
$8,400 /yr x 1.5 yrs.
37,800
1 Construction Coordinator
$9,000 /yr x 22 yrs. x 30%
6,750
1 Assistant Civil Engineer
$8,760/yr x 2k yrs x 10%
2,190
Salaries Sub -Total
$
97,140
Tests on Materials
9,960
Total
$107,100
1465 - Dwelling Equipment
Ranges $95.00 /Ea x 630 D.U.
$
59,850
Refrigerators $100 /Ea x 630 D.U.
63,000
Total
$122,850
1475 - Non - Dwelling Equipment
1475.1 Office Furniture and Equipment
Desks, chairs, file cabinets, adding
machines
bookkeeping machines, typewriters,
tables, and mist. office equip.
$
26,000
1475.2 Maintenance Equipment
Lawn mowers, shop tools, shovels,
rakes, hoses, Graveley tractor,
with attachments, etc.
20,000
1475.3 Community Space Equipment
Furniture,I dishes and other
equipment
24,000
1475.7 Automotive Equipment
a. Automotive 0
b. 4 Jeep Trucks wif:h
Hyd. Hoist @ 3,500 = 14,000
4 Scooters /Boxes = 4,000
c. Snow Plow Attach-
ments for Trucks = 6,500_
24,500
Total F
$ 94,500
(54)
U!
403. ESTIMATE OF DWELLING CONSTRUCTION AND EQUIPMENT COST
a. Designed
for Elderly Occupancy: 630 Units
2,209 Rooms
Total Cost per Total
Sq. Ft. Sq. Ft. Amount
Per Unit
Per Room
Account 1460
447,991 $ 15.68 $ 7,024,500
$ 11,150
$ 3,180•
Account 1465
x x x x x x x 122,850
195
56
Subtotal
447,991 15.68 7,147,350
11,345
3,236
Contingency
357,368
567
162
TOTAL
$ 7,504,718
$ 11,912
$ 3,398
b. Designed
for General Occupancy: None
C. Combined-
Elderly and General Occupancy: None
d. Heating
and hot water will be provided by a project operated
system
to serve the entire building. Electricity will
be metered on a
project
basis and no check meters are to be provided.
404. ESTIMATE OF NONDWELLING CONSTRUCTION COST
Based on costs experienced at Minn. 1 -9 for management, maintenance and
community space and adjusting these costs to the anticipated time of
construction by use of Engi«aering News Record Indexes (684/600) for
this locality results in an estimated cost of $16.30 per square foot.
Non - Dwelling Construction CDst: 23,988 S.F. @ $16.30 /S.F. = $472,500
405. BASIS FOR ESTIMATE OF SITE IMPROVEMENT COSTS
The basis used for estimating site improvement costs shown on
Supplement Sheet to Section 401, was estimating the quantities in-
volved times the applicable unit prices to determine each item's cost.
406. SCHEDULE FOR PROJECT DEVELOPMENT: (Applicable to All sites)_
1. Acquisition of Site and Relocation of Site Occupants 270 Days
from Approval of Development Program.
2. Submission of Schematic Design Documents 45 days from execution
of Annual Contributions Contract
• (55)
LJ
PART V
MAN1SG);IIEN DATA
PROJECT NO. MINN. 1 -11
St. Paul, Minnesota
501. LOWEST PRIVATE RENTS (GAP DFH IO1dSTR.'.TION)
Not Applicable - All units cre for Elderly families.
502. ESTIMATE OF LOWEST POSSIBLE CONTRACT AND GROSS RENTS OF THE PROPOSED
PROJECT
Estimated Amount
Per Unit Per Month
1. ADMINISTRATIVE EXPENSE
Administrative Salaries (including maintenance
supervision); Legal, Employee Benefit, and other
Administrative Expenses
TOTAL ADMINISTRATIVE EXPENSE $ 8.58
2. UTILITIES SUPPLIED BY PROJECT
Water, Electricity, Gas, Fuel, Labor for Heating
and other Utilities, Sewer Charges, and other
Utilities (from Item 504, below)
TOTAL PROJECT SUPPLIED UTILITIES 13.41
3. OPERATION AND MAINTENANCE
(57)
Labor, Materials, and Contract Costs for all
operation and maintenance including janitorial
and watchman services
TOTAL OPERATION AND MAINTENAIC E
9.97
4.
INSURANCE
Fire and Extended Coverage; Public Liability;
Workmen's Compensation; Employers' Liability;
Boiler; Automobile; Burglary, Theft and
Robbery; and Fidelity Bonds
TOTAL INSURANCE
.73
5.
SUB -TOTAL (1 through 4)
32.69
6.
PAYMENT IN LIEU OF TAXES (10% of 5 minus 2)
1.93
7.
SUB -TOTAL (5 and 6)
34.62
8.
VACANCY AND COLLECTION LOSSES (3% of 7)
1.04
9.
CREATION OF OPERATING RESERVE (5% of 7)
1.73
10.
LOWEST POSSIBLE CONTRACT RENT (7 + 8 + 9)
37.39
11.
UTILITIES SUPPLIED BY TENANTS (Item 504 below)
None
12:.,
LOWEST POSSIBLE GROSS RENT BEFORE ELDERLY SUBSIDY
37.39
13.
ANNUAL LOWEST POSSIBLE GROSS RENT BEFORE
ELDERLY SUBSIDY $ 448.68
(57)
503. ESTIMATE OF GROSS RENT OF THE PROPOSED PROJECT
Size
Type
Occupancy
No.
of D.U.
Average Gross
Rent in Present
Projects
Estimated Gross Rent
of the Proposed Project
Per Unit Month Total Per year
1 -BR
Elderly
626
37.96
38.00
$
285,456
2 -BR
Elderly
4
37.96
38.00
1,824
Total
From Elderly
630
$
287,280
TOTAL
ESTIMATED GROSS
RENT FROM ALL
UNITS
$
287,280
504. ESTIMATE OF PROJECT AND TENANT UTILITY COSTS FOR DETERMINATION OF LOWEST
POSSIBLE CONTRACT AND GROSS RENTS
(All Utilities are supplied by the Project)
Estimated Amount Per Unit Per Month
Project Supplied
Type of Utility or Fuel Quantity Cost
1. Water Service $ 1.64
2. Sewage Disposal (Incl. in #1, above) 0
3. Electricity (Uses: Lighting, 4.86
Refrig., Cooking)
4. Gas (Space Heating) 2.69
5. Coal 0
6. Oil 1.43
7. Heating Labor 2.79
8. Other Utilities 0'
TOTAL PROJECT SUPPLIED UTILITIES $ 13.41
Type of System
1. Space Heating:
2. Domestic Hot Water:
I
Type of Installation
1. Space Heating
2. Domestic Hot Water
L
Low Pressure Steam or Hot Water
Automatic Storage
Building
Building
(58)
1