The URL can be used to link to this page

06-472Council File # Q(o — �-{ 7 �� Green Sheet # ,3p 3L�L�L 3--j RESOLUTION GlTY fJF SAINT PAUL, MINNESOTA a� Presented by �j[�-- l{�� 1 RESOLUTION ADOPTING TI-IE SUMMARY OF THE LOEB LA%E SMALL AREA PLAN 2 AS AN ADDENDUM TO THE SAINT PAUL COMPREHENSIVE PLAN 4 WI3EREAS, the City of Saint Paul is authorized under Minnesota Statutes, Section 462353, to cany on 5 comprehensive municipal planning activities for guiding the future development and improvement of the 6 city; and 8 WHEREAS, the City of Saint Paul, as a local government unit within the metropolitan area, is required 9 under Minnesota Statutes, Section 473.858, to prepaze a comprehensive plan; and l0 i I WHEREAS, the Saint Paul City Council is authorized under Minnesota Statutes, Section 462355, to adopt 12 or amend a comprehensive plan or por[ion thereof after a recommendation by the Planning Commission; 13 and 14 �5 WHEREAS, the Saint Paul City Council adopted, by Council File 98-1133 on March 3, 1999, the Land 1 b Use Plan as a chapter of the Saint PauZ Comprehensive Plan; and 17 1s WHEREAS, the Land Use Plan provided for the adoption of summaries of area plans as addenda to the 19 comprehensive plan; and 20 21 WHEREAS, the Loeb Lake Smutl Areu Plan was prepared by a task force established by the Saint Paui 22 Planning Commission consisting of representatives from residents, local businesses, community groups, 23 religious institutions, environmental organizations, and developers, under an inclusive 10-month process 24 with assistance from Landform Engineering, Maxfield Reseazch, Peer Engineering, and the Saint Paul on 25 the Mississippi Design Center with funding from the Metropolitan Council's Livable Communities 26 Demonstration Account; and 27 28 WHEREAS, a summary of the Loeb Lake Small Area Plan was presented to the Planning Commission for 29 its review; and 30 31 WHEREAS, the Planning Commission, after a public hearing on Mazch 10, 2006 and consideration of 32 public testimony, reaommended, by its Resolution 06-42 approved on Apri17, 2006, adoption of the 33 summary by the City Council with amendments. 34 35 NOW, THEREFORE, BE IT RESOLVED, that the swnmary of the Loeb Lake Small Area Plan is adopted 36 as an area plan addendum to the Saint Paul Comprehensive Plan contingent upon review by the 37 Metropolitan Council of the Twin Cities. D�-y7�-- � Adopted by Council: Date /� �s p� Adoption Certified by Council Secreta BY� ' S/]iL- Approved y . Date ,'S - �..-(�[a BY� ' il Reque d by Departm_ ent of: d ` � Form By: �oved by City Attorney �d✓• t✓gnn-a— Y-2d-ot 0 Form pprove y By: � to Council � Green �heet Green Sheet Green Sheet Green Sheet Green Sheet Green Sheet � Departmentloffice/COUncil: Datelnitiated: `�° _�� PE – Plamiv8&EconomkDeve]opment 17-APR-06 Green Sheet NO: 3030437 ConWM Person & Phone: Yang 7}�a�g 68659 Must Be on Council Agenda 17-MAY-06 Contract RE-RESQlUT10N Total#oi5ignatUrePages � (qipAllLocationsfor5ignature) Action Requested: Approva] of a City Council reso3ution adopting a summary of the Loeb Lake Small Area Plan as part of [he City�s Comprehensive Plan. itlati0ns: Appro�e (A) or R Planning Commission CIB Committee Citil Sertice Commission Initiating Problem, tssues, 6pportunity (VJho, Wha; Wheo, Where, Why): The Loeb Lake Small Area Plan addresses the azea acound Marydale Pazk and Willow Reserve, including the intersection of Maryland and BaLe, in the North EndlDistrict 6 area. The sNdy was completed under the guidance of a community-based task force, consisting of neighborhood business owners, residents, organizations, interested developers, the Capitol Region Watershed District, an azea school, and re(igious institutions. A summary of the Loeb lake Small Area Plan has been recommended by the Planning Commission, �,., y,.,,,,., „�a,,,,g, ,o. o��y�,.,n a, u, auuc��uu,n w u,c oa�u� rau, wn,pce❑ens�ve nan. i ne �mpaememanon or me pian memoes a vv- Acre remning study, which is being routed under a separate greenshee[ and will also be presented to the City Counci] for adoption. AdvanWges IfApproved: This plan establishes a eommunity vision and provides recommendations for deve]opment and public improvement foa the next five to ten years for the Loeb Lake area. '-' �� ' Disadvantages If Approved: None Disadvantages If Not Approved: Plan could not be implemented and properties could not be rezoned to match the communiry vision. , uepaitment SentTOPerson fnitiallDate - 0 la nin & n mi Dev 1 ao Au Assign 1 la in & ca �c ev 1 De a eot i ec r Number 2 ' Att me �k ' �L For n ,� — Rou6ng - 3 a r's ffic a or ssi tan _��__ pbgr 4 oa c' 5 lerk rk Personal Service Contracts Must Mswer the 1. Has this person(firtn e�er v�mrked under a contract for this depaRment? Yes No 2. Has this person/firtn e�er been a city employee? Yes No 3. Dces this persorJfirm possess a skill not normally possessed by any current city empioyee? Yes No Ezplain alI yes answers on separate sheet and attach to green sheet s• : }1i � ' ',�. _��_ �, TotaiAmountof $p Transaction: Funding Source: CostlRevenue Badgeted: ActiVRy Number. MAYOR'S OF�{CE Fi�anciaf lnformation: (Explainj Apri! 17, 2006 6:25 PM Page 1 J � DEPARTMENT OF PLANNING & �\ ECONOMICDEVELOPMENT LI Tomy Schertler, Ixterim Drrector °��'�"�'� �� CTTY OF SAINT PAUL Christopher B. Colem¢n, Mayor ; � April 28, 2006 Council President Kathy Lantry and Members of the City Council 320 B City Hall Saint Paul, MN 55102 25 PYest FourthStreel Tetephone: b51-26b-6626 SamtPaul,MNSSIO2 Facsimde:651-218-334I Dear Council President Lantry and City Council Members: It is my pleasure to transmit to you the Loeb Lake Small Area Plan suuunary and recommend its adoption as an addendum to the Saint Paul Comprehensive Plan. Prepared by a Task Farce appointed by the Planning Commissian with extensive community participation, the Plan includes four main components: 1)Introduction, 2) Goals, 3) Market conditions, 4) Strategies and action program, and 5) Zoning recommendations. As you know, we now prepare summaries of area plans of all kinds to be considered for inclusion in the comprehensive plan. While the entire document, Loeb Lake Smttll Area Plan, will be auailable, adopting a shorter summary as part of the comprehensive plan makes that plan more accessible for all those who want to understand Saint Paul's development agenda, The Planning Commission has held a public heazing and reviewed this summary for consistency with other elements of the comprehensive plan and City policy. They recommend the adoption of the summary with amendments. I concur with their recommendation. If you have questions, please call Yang Zhang (651.266.6659), who is the PED planner coordinating this plan review. Sincerely, ��_�/`-^' ,� ^ V� / Christopher B. Coleman Mayor Enclosure o�-��a� cify of saint paul planning commission.resolution file nur��-b�r _ „�-�, date - :. ��. LOEB LAiCE SIVIALL AftEA FLAN ANQ FORTY-ACRE STUDY SllMiVIARY WHEREAS, the City of Saint Paul applied for a Livable Communifies Demonstration Grant from the Mefropolifan Council to study the area near Marydafe Park and Wiilow Reserve in 2003; and = WHEftEAS, the Metropolitan Council granted $62,OOQ to the Gity to fund the planning effort for the Loeb Lake area, ittcluding creating development scenarios and conducfing a market sfudy; and , WHEREAS, the Saint Paul Pianning Commission 'tnitiated a small area plan in February 2005 to study the Loeb Lake area, appointing a task force co-chaired by a Planning Commission member and a neighborhood resident, and consisting of representatives from neighborhood-based organ�zations, a local school, a re(igious tnstti#ution, property owners, local businesses, prospecfive developers, and environmenfal organizations; and WHEREAS, fhe task force worY,ed with the Cify of Saint Paui Department of Pianning and Economic Development, fhe Saint Paui on the Mississippi Design Center, Landform Engineering, Peer Engineering, and Maxfield Research; and WHEREAS, the task force mei monthly between March and December 2005 and hosted four communify meetings with active neighborhood participakion; and WHEREAS, the task force, after hearing from various'stakehoiders and considering market, environmental, socia4 conditions, praduced a smali area {�lan and forty-acre study in December 2005; and WHEREAS, fhe task force.requested that the Planning Commission and fhe Cify Council review the Loeb Lake Smafl Area Plan and Forty-Acre Study summary, consider its adopfion as an addendum to fhe comprehensive pian, and amend the zoning code accordingly; and WHEREAS, the Planning Commission held a public hearing on the Loeb Lake Smali Area Plan and Forty-Acre Study surrtmary on March 10, 2006, nofice of which was sent to al{ affected property owners and published in the Sf. Pa.ul Pioneer Press on February 17, 24, and March 3, 2006; and maved by _ M �� a „ seconded by in favor „ � - us against Loeb Lake Smail Area Plan and Forty Acre Study Page Two of Resolution 06 - �7a- WHEREAS, the Planning Commiss'fon reviewed puo{ic tesiimony on the Loeb Lake Smail Area Plan and Foriy-Acre Study sumrriary and made severai amendments. NOW, THEREFORE, BE IT RESOLVED, that the Saini Paui Plann'ing Commission hereby finds the Loeb Lake 5mall Area Plan and Forty-Acre Study summary consistent with the Saint Paul Comprehensive Plan and the Disfrict 6 North EndlSouth Como Districf Plan; and BE !T TURTH�R RESOLVED, thaf fhe Pianning Commission recommends to the City Council adopfion of the Loeb Lake Small Area Plan and Forty-Acre Study summary as an addendum to the Saint Pauf Comprehensive Plan, and amendments to the zoning code in accordance to fhe Forty-Acre Study. ° D�-�7� Area Plan Loeb Lake Small Area Plan and Forty-Acre Study Addendum to The Comprehensive Plan for Saint Paul Recommended by the Planning Commission — Apri17, 2006 Adopted by the City Councii -[date] This summary appends to the Safnt Paul Comprehensive Plan the vision and strategies of the Loeb Lake Small Area Plan. The Loeb Lake Small Area Plan consists offive major areas of focus, ineluding (1)Introduction, (2)Goals for the Plan, (3)Market Conditions, (4)Strategies and Action Programs (housing, commercial, and public realm and amenities), and (5)Zoning Recommendations. Copies of the fudl-Zength plan are available for review at the Saint Paul Department of Planning and Economic Development and the office of the District 6 Planning Council. Location The Loeb Lake study area is located approximately four miles northwest of downtown Saint Paul, in District 6. The study area is bounded by several distinct features - Burlington Northern railroad tracts to the northwest, Willow Reserve on the northeast end, and the former Union Brass site (now owned by Shiloh Missionary Baptist Church) to the south. Dale Street acts as the Study Area's western border, and the parcels west of Dale at the Maryland and Dale intersection are also included. Loeb Lake Small Area Plan Summary Page 1 D� Loeb Lake will be a safe, attractive and vibrant community that retains its distinctive character with a focus on preservation and enhancement of the azea's existing natural amenities. Residents will have a diverse choice of housing options that are affordable to a range of income levels and family types. The commerciai base along Maryland Avenue will be enhanced through increased investment in the azea and an increasing population base. Natural amenities such as Loeb Lake and Willow Reserve will be enhanced to provide more recreational and bird and wildlife observation opporituiities. Residents in the community will have improved access to parks, schools, and jobs. Specific Strategies and Action Programs The natural environment is an integral part of the assets and identity of the neighborhood. All new development should closely observe the Capitol Region Watershed DistricYs regulations and storm water requirements. Housins 1. Explore new housing development on the 5.5-acre Jefferson Smurfit site. Complete environmental remediation to meet the necessary government requirements on pollution cleanup for housing. Encourage owner-occupied housing in the forms of single-family development, cluster development, townhomes, or condominiums to provide housing options to a variety of lifestyles, ages, and incomes. The designs of the buildings should be attractive and create a sense of neighborhood. The developer should consider the District 6 Residential Design Guidelines, green building technology, and energy efficiency in the desia of the buildings. 2. Develop new housing on the Larson Nursery site along Maryland south of Willow Reserve. Due to its prominent location on Mazyland, this site can be redeveloped into owner-occupied townhomes or low- to medium-density condominiums. The development should consider sensitive wetland soil conditions and be non-intrusive to the wetland. A walking path from the development to Willow Reserve would provide a highly desirable amenity. 3. Explore redevelopment of the area bounded by Maryland, Arunde] and the railroad tracks. The triangular azea is host to a mix of industrial, commercial, and residential uses. Much of the area is underutilized. In the long-term, this area could potentially be developed into a mixed housingJcommercial building with a publiclprivate park or recreational uses. 4. The vacant lots along Mackubin east of the Jefferson Smurfit site should be redeveloped into single-family homes, townhomes, or low-intensity condominiums that are compatible with the rest of the neighborhood. Loeb Lake Smadl Area Plan Summary Page 2 D�-�7� 5. Encourage neighborhood residents to take advantage of low-interest rehabilitation loans and grants made available through the City of Saint Paul and Spazc. The District 6 North End-South Como Plan identified an azea for concentrated improvements to the south and east of Marydale Park. 6. Mazket the area to prospective buyers. The community identity of "Marydale Park" can be used as an effective branding tool. Commercial 1. Redevelop the southeast corner of the Maryland and Dale intersection into commercial, housing, or a mix of the two. The new building(s), preferably two to three stories, shouid "hold the corner" with parking on the side or in the back. The design and scale should be oriented towards the street, relate to pedestrians and bicycles, reduce the number of driveways, and enhance the intersection. The size of the development will depend on land availability, but would ideally be at least one acre to provide efficient usable space, parking and driveway. If housing is included, its design must consider the proximity of the railroad tracks and their impact on the land use. 2. The business currently occupying the southwest corner, Conny's Creamy Cone, has overwhelming popularity among nefghborhood residents. Redevelopment of this corner is not likely in the near fuhue. If Conny's Cream� Cone were to go away in the future the site could be rezoned to TN2 to allow for a mix of uses. There aze no immediate pians for this comer. Any redevelopment should seek to keep Conny's Creamy Cone and incorporate it into the new development. 3. The northeast corner is occupied by an auto repair shop. Redevelopment of this corner is unlikely in the near future due to the small parcel size and recent investments to improve the building, The plan encourages the property owner to improve the appearance of the building and the lot with the possibility of grants or low-interest loans from the City or Sparc. In the long-term, the site could be developed into general commercial or a mix of commercial and housing. 4. Redevelopment should take into consideration intersection improvements, including turn lanes, lighting and new sidewalks and curbs. More landscaping and planting is encouraged. 5. The community has identified a number of service, restaurant, or retail businesses desired in the neighborhood. These uses should be incorporated into the new developments to the extent supported by the mazket. 6. The study area, and the North End to a larger extent, has high number of automobile- oriented uses. The plan encourages existing, viable auto businesses to stay, upgrade their appearance, and continue to serve the neighborhood, but discourages the growth of new auto businesses. Loeb Lake Small Area Plan Summary Page 3 o�-�� Public Realm and Amenities Streets, Sidewalks and Public Rights-of-Way 1, The plan recommends improving the Maryland and Dale intersection by installing right tum lanes, a left turn signal on Dale, cleazly marked crossings, center medians, and traffic calming devices to slow down traffic. 2. Improve the pedestrian environment along major streets by adding pedestrian-level lighting, planting more trees and hedges, and repaving sidewalks. Reduce the number of curb cuts on the southeast corner of Maryland and Dale if the pucels are redeveloped. Increase bus stop amenities. 3. Tncrease pedestrian connections across the neighborhood, especially connections to Marydale Park. New developments, including the Jefferson-Smurfit site, the Shiloh Missionary Baptist Church site, and the vacant parcels along Mackubin, should include sidewalks as a part of the development. Traffic calming devices and stop signs should be considered on Norton, Arundel and Cumberland to reduce vehicular speed. 4. Encourage planting, such as hedges or flower boxes, near outdoor seating areas for commercial establishments. 5. Create pedestrian paths between Norton and Mackubin on the Cook Street right-of-way, and at Jessamine if land can be acquired. The paths a11ow a large number of neighborhood residents to access Marydale Pazk on foot. 6. Improve pedestrian crossings on Maryland at Mackubin and Arundel, especially if the industrial/commercial parcels along Maryland are to be redeveloped. Cut back overgrown vegetation and remove buckthorn on the railroad berm. Renovate the raiiroad bridges on Maryland and Dale and improve lighting under the bridges. The bridges should appear safe and pleasant to pedestrians. 8. Study the potential of bike lanes along or on Maryland that connect Como Pazk to the Gateway trail and fiiture Trillium trail. Marydale Pazk 9. Improve the walking path, picnic tables, playground equipment, and lighting at Mazydale Park. Expand the playground area. Determine the need for or use of a community center at the park. 10. Complete a Loeb Lake and Willow Reserve management plan, and research strategies to improve the water quality and plant health in Loeb Lake. Loeb Lake Small Area Plan Summary Page 4 o�-�� 11. Add directional signs along Maryland Avenue and Dale Street to provide better access to the pazk. 12. Install interpretive boards in the pazk to educate visitors and school pupiis about the history and ecological system. 13. Work with Crossroads Elementary and other area schools to better utilize the park for school programming. Willow Reserve 13. Protect the natural environment at Willow Reserve. Preserve it as a habitat for bird and other urban wildlife by improving the pedestrian paths, or providin�other non-intrusive equipment for human activities. Preserve the wetland for stormwater retention and surface water filtration. 14. Make Willow TZeserve a low-intensity, non-programmed bird and wildlife observation azea. Limit pedestrian activities to designated paths. Preserve the habitat and quietness of Willow Reserve. 15. Provide directionai signs to Willow Reserve along Maryland, Arnndel and Virginia. 16. Provide educational signs about the flora, fauna, geology and ecology of the area. Park Connections � A park and greenspace connection between Marydale Park and Willow Reserve would enhance both amenities. The most logical place to provide this connection wouid be the triangular area bounded by the railroad tracks, Maryland, and Arundel, which hosts a mix of commercial,lndustrial, and multiple-family residential buildings. A historic wetland map from 1940s indicates that the Willow Reserve wetland was much bigger than it is today. The public space in this area couid include parkland, restored wetland, andlor partially day-lighted stream with water from the storm sewer lines that lead to Willow Reserve (See Recommendation 3 under "Housing"). Schools and Institutions 18. Encourage 5hiloh Missionary Baptist Church to provide sidewalks on Mackubin and Kent as a part of the Church development. 19. The Church and the neighborhood should work together to mitigate potential parking problems. Loeb Lake Small Area Plan Summary Page � ob Zonine Recommendations 21. The Plan recommends reZOning the former 3efferson-Smurfit and Union Brass (purchased by Shiloh Missionary Baptist Church) sites on the south side of Loeb Lake from industrial (Il and I2) to RM2 (multiple-family residential) to facilitate redevelopment into housing. The Plan also recommends rezoning all four comers of Maryland and Dale from B3 General Business to Traditional Neighborhood (TN2) to encourage greater flexibility of uses and allows for a mix of residentiai and commercial businesses. The northeast corner of Arundel and Maryland should be rezoned to RM2 to allow new housing consCruction. Please see the attached map for details. Priori .ty Actions for City Participation The following actions have been identified as pxiorities of the community that requixe leadership or significant participation by city government. Community groups and city departrnents should implement the projects identified in this summary by applying for city resources in competitive processes such as the Capital Improvement Budget (CIB) and Sales Tax Revitalization program (STAR), and working though the regular operating programs of relevant city departments. Planning and Economic Development 1. Rezone properties in the study azea as recommended by the Loeb Lake Small Area Plan. 2. Work closely with developers and the community to redevelop the Jefferson-Smurfit site, the southeast corner of Mazyland and Dale, and the nursery site near Wiilow Reserves with particular attention to surface water management. 3. Encourage neighborhood residents to take advantage of low-interest rehabilitation loans and grants made available through the City of Saint Paul and Sparc. 4. Assist in the development of other parcels, including the vacant lots on the east side of Mackubin, through site plan review andJor public financing. Public Works 5. Improve the Maryland and Dale intersection by installing right turn lanes, a left turn signal on Da1e, clearly mazked crossings, center medians, and traffic calming devices. 6. Improve the pedestrian environment along major streets by adding pedestrian-level lighting, planting more trees and hedges, and repaving sidewalks. Reduce the number of curb cuts on the southeast comer if the parcels are redeveloped. 7. Create pedestrian paths between Norton and Mackubin on tl�e Cook Street right-of-way, and at Jessamine if land can be acquired. The paths allow a lazge number of neighborhood residents to access Marydale Pazk on foot. 8. Study the potential of bike lanes along or on Maryland that connect Como Park ta the Gateway trail and future Trillium trail. Loeb Lake Small Area Plan Summary Page b b� �<f7d 9. Explore an improved pedestrian connection across Dale to provide better access to Marydale Pazk. Parks and Recreation 10. Improve the walking path, picnic tables, playground equipment, and lighting at Marydale Pazk. Expand the playground area. Determine the need for or use of a community center at the park. I 1. Add directional signs along Maryland Avenue and Dale Street to provide better access to the park. Install interpretive boards in the pazk to educate visitors and school pupils about the history and ecological system. 12. Work with Crossroads Elementary and other area schools to better utilize the park for school programining. 13. Protect the natural environment at Willow Reserve and make it a low-intensity, non- progranuned recreational area. Preserve it as a habitat for bird and other urban wildlife by providing pedestrian paths, or other non-intrusive equipment for human activities. Limit pedestrian activities to designated paths. 14. Provide directional signs to Willow Reserve along Mazyland, Aruudel and Virginia. Provide educational signs on the flora, fauna, geology and ecology of the azea. Licensing, Inspection, and Environmental Protecrion 15. Encourage the inclusion of sidewalks in all new development and outdoor/sidewalk seating for commercial establishments during site plan review. 16. Actively enforce conditions attached to licenses and conditional use permits. Commission consistent with the Saint Paul Comprehensdve Plan and North End/South Como District Plan. The Planning Commission initiated the Loeb Lake Small Area Plan in February 2005 and appointed a task force for the plan, consisting of representatives from community organizations, a school, a religious institution, the Capitol Region Watershed District, azea businesses, residents, and developers. The plan also received a grant from the MeYropolitan Council's Livable Communities Demonstration Account and obtained consultant services from Landform Engineering, Peer Engineering, Maacfield Research, and the St. Paul on the Mississippi Design Center. The Task Force met monthly between March and December of 2005 and held four large community meetings. Loeb Lake Small Area Plan Summary Page 7 �� 7 a-- Loeb Lake Smafi Area Plan & 40-Acre Study �14� 1 (� :��; ,� , 1 � i � o� � �i� �'� ; `�� ;-----,-, � . �1 ' x. �� ❑{_.{�U% / , � �� ri �, c« � 4 � � � �� ;�� r r �� x � �� `�','��e�,.��,�� . �a�;�r�`��,�"_ � ��-��,,�� x. �� .:��s�� ,„ n � �a��`�;� I� I� I � ., �� Jefferson-Smu�t Shiloh Baptist Chi (Union Brass) � I � Larsen ,__ j Nursery � �� i l �f� i i j �� I�i � �--'� � �—� � � � 1 I r-- � i I � r= I{ �I �� i �' �� i � i �I � �— 1 1 _ � I I � � -, ,, � ; , � �- � � �� a� ��r- D� -�f7 � Saint Paul Planning Commission City Aall Conference Center 15 Kellogg Boulevard West Minutes March 10, 2006 A meeting of the Planning Commission of the City of Saint Paul was held Friday, March 10, 2006, at 830 a.m. in the Conference Center of City Hall. Commissioners Mmes. Donnelly-Cohen, Faricy, Zimmer Lonetti, Morton, and Trevino. Present: and; and Messrs. Aligada, Aiton, Anfang, Bellus, Coletta, Goodlow, Gordon, Johnson, and Kramer. Commissioners Mmes. *Lu, * McCa11, and *Porter, and Messrs. *Dandrea, Kong, *Meija and Scott. Absent: *Excused Also Present: Allan Torstenson, for the Planning Administrator; County Commissioner Rettman; Tom Beach, and Wendy Lane from LIEP; Patricia James, Shawntera Hardy, Yang Zhang, Casey MacCallum (intern), and Kate Fleming, Departmenf of Planning and Economic Development staff. I. Approval of minutes February 24, 2006. MOTTOlY: Commissioner Tohnson moved approvat of the minutes of February 24, 2006. Commissioner Trevino secorxded the motion. The motron carried urxanimously nn a voice vote. II. Chair's Announcements Chair Alton stated Mayor Coleman has requested that the Planning Commission establish a community-based task force to prepare a Central Conidor Developsnent Strategy. Chair Alton reminded the Commissioners that at the next meeting, the committee preference sheets will be avaflable to fill out. Chair Alton reminded everyone of the fundraiser far The Jeremiah Program,which will take place March 19, 2006, 8:00 a.m. — 4:00 p.m., at the Great Harvest Bread Co. ��,^ �� III. Planning Administrator's Announcements Allan Torstenson announced that a panel of demographers will speak at the Plaunin.g Commission meeting on Mazch 24, 2006, so the meeting will start at 8:00 a.m. and Commission members should block out time for a three-hour meeting. Allaa Torstenson reported on the planning related City Council action. Allan Torstenson stated the Planning Commission's decision on the airport levee has been appealed. TV. PTJBLIC HEARING: Amendment to 5ummarv of Aistrict 6fNorth End-South Como District Plan (Wheelock BlufflRice Street Plan Ttem from the Neighborhood and Current Pianning Committee. (Yang Zhang, 651/266-6659) Chair Alton read the rules of procedure for the public hearing and announced the notice of the public hearing was published in the Legal Ledger on Februazy 16, 2Q06, and mailed or emailed to the citywide Early Notification System list of recipients and other interested parties. Yang Zhang gave a staff report. The following people spoke: Kerry Antrim, 213 Front Avenue, Saint Paul, Mn 55117. District 6 Planning Council requests that the language regarding Wheelock Bluff be incorporated into the North End- South Como District Plan summary. Preserving and enhancing the natural environments referenced in the District 6 Large Area Plan page 49, "Open space constitutes parks, cemeteries, bluff lands, lakes and other underdeveloped area that provide a sense of beauty, serenity and recreational opportunities." Because District 6 if fully developed and has a limited and somewhat uneven distribution of open space, local citizens wish to protect and enhance e�sting areas. These areas serve important roles in shaping community character and improving the qualiry of life for area residents. A recommended action to preserve our natural amenities is to buffer bluffs from development. As glaciers that once covered District 6 melted, ihey formed the Mississippi river, whicb once followed the Trout Brook V alley and carved bluffs, ridges and valleys that characterized the District today. Citizens wish to protect the bluffs from future development to preserve views for the public to enjoy, increase soil stability and retain the identiry of District 6. The dastrict has few open natural azeas and the neighborhood wishes to retain what open space that is here, and not a71ow development on the biuffs or with our natural lands for development. Therefore, District 6 requests that the additional language referencing the bluff area, which discourages disturbance of environmentally sen'sitive azeas, the preservation andlor restoration of open areas, cooperation with Capitol Region Watershed to shore up erosion, and the street layout design be incorporated into the Large Area Plan Summary. MOTION: Commissioner Trevino moved to close fhe hearing bttt leave fhe record open for written testimony unti14:3D p.m., March I3, 2006. The motion car�ied unanimously on a voice vo2e. o� -�7a-- � PUBLIC HEARING: Summarv of Loeb Lake Small Area and Fortv-Acre Studv Item from the Neighborhood and Current Planning Committee. (Yang Zhang, 651/266-6659) Chair Alton read the rules of procedure for the public heazing and announced the notice of the public hearing was published in the Pioneer Press on February 17, 24 and Mazch 3, 2006, and mailed or emailed to the citywide Early Notification System list of recipients and other interested parties. 1. Mr. Jonathon Sage-Martinson, Executive Director of SPARC, 843 Rice Street, Saint Paul, Mn, 55117. Mr. Sage-Martinson served as a representative of SPARC on the task force that was part of the nine month planning process and is in support of adopting the plan. SPARC is also the owner of two and three quarter acres of land, which was the former Larson Nursery, wheze the plan is to build 36 town homes. This is one of the sites that aze being recommended to be rezoned and is part of the Forty-Acre Study. The plan matches the goals set forth in the District 6 Lazge Area Plan Summary that was adopted a couple of years ago. Commissioner Faricy asked Mr. Sage Martinson if SPARC would be the developers. Mr. Sage Martinson answered that SPARC would develop some of the units but also will work with other developers such as Habitat for Humanities. Most of the units will be developed by SPARC. 2. Mr. David Sullivan-Nighfingale, 1132 Norton, Saint Paul, Mn 55117. Mr. Sullivan- Nightingale stated that the notices sent out in the mail did not include rental properties. He also stated that he noticed is a lot of pollution mentioned in the area which is being considered for develppment. There was an undocumented dump site from 1132 to 1136 Norton that was used by a brass making company and there is still brass on the property today. He wou3d like to see some clarification on the plan for the parks. The plan to put a path in the Willow Reserve was a very good idea. Mr. Sullivan-Nightingale would like to see the City publize that SPARC loans are available and one model that could be used is the Neighborhoods House on the West Side of Saint Paul. He mentioned ways on how to slow the traffiq such as the ways that were implemented on the East Side, and that the hus stops should be maintainad. The ideas &om the Jefferson Smurfit site should include removing po]lution from the area. He suggested that while making the railway more attractive, it is important to keep in mind the need to keep it safe and not appealing to children or others to walk atong the tracks. Loeb Lake has a lot of glass; it should be better maintained. He also suggested a fence around the playground area. Chair Alton thanked Mr. Sullivan-Nightingaie and suggested that he send any comments in wtiting from himself and also the people who didn't get notified by mail by 430 p.m., Mazch 13, 200b. 0�-�7� Ms. Katherine Levin, 1125 Norton Street, Saint Paul, MN >Sl l7. Ms.Levin is very happy that the plans for the eartension of 3essamine through to Norton have been taken out of the original p1an. Ms.'Levin is interested in calming the tsaffic on Norton. There are no stop signs, and people drive 40 or 50 mph and go straight through. Around her house there aze fourteen children under the age of fifteen. She is requesting some speed bumps, traffic stop signs, something to slow the traffic down. She supports any improvements to Marydale Park because the azea is deteriorafing with broken glass and illegal dumping. She said along the railway tracks, there is a stretch of sidewalk that is not maintained and is very dangerous to walk along. 4. Lynn Belgea, 445 W. VJheelock Pazkway, Saint Paul, Mn 55117. Ms. Belgea is on the District 6 Planning Council Boazd, the District 6 Pianning Council Land Use Task Force and was the District 6 representative to the Loeb Lake Task Force. Ms. Belgea is currently chair of the District 6 Large Area Plan Lnplementation Committee, and is in favor of the adoption of the Loeb Lake Small Area Plan and Forry-Acre Study. They have three specific azeas of concem. Fu�st, housing challenges. With the opening of the Great Northem Business Center, they aze trying to get the industrial uses out of the residential azeas and move them to the business center. Second, transportation challenges, specifically related to high speeds on the roads, and the lack of a left turn lane on the corner of Dale and Maryland. Third, the corner of Dale and Maryland changed from commercial to traditional neighborhood. In addition, Marydale Park's water quality is in question and the facilities need to be upgraded. Willow Reserve Park has poor access and because it is a bird sanctuary, a boardwalk or viewing platform could be used for the enjoyment of the wild life. Commissioner Gordon asked if a pedestrian overpass over the railroad tracks was build, would that create access to the Willow Reserve. Ms. Belgea stated there is no vote as yeC from District 6 for this. It is difficult to provide access to the Reserve. On the north, there is a path to get into the wetland area, but there's no place to park; there are no directional signs to even locate it. Chair Alton asked if everyone was included an the mailings and meetings. Ms. Belgea aaswered yes, and that meeting notices were published in the North End News. S. Mr. Howard Menill, 1872 Merrill Street, Saint Paul, MN SS 113. Mr. Merrill owns properties across the Jefferson Smurfit site and is interested in possibly having a senior condominium building with indoor parking. He spoke to SPARC regarding this idea. Mr. Menill also wants to vacate that part of Cook StTeet and to not have a walkway through it. 6. Mr. Thomas Dunne, 1095 Jessamine Court, Saint Paul, 55117. Mr, Dunne was on the Task Force and complemented Yang and fimily for their hard work and interest in area. He thanked the city for the new path around Loeb Lake, but there still needs to be better lighting and better patrol. He also suggests putting in a pedestrian cross walk ]ight cross Maryland to provide safer access to Willow Reserve. The sign/light alerts drivers there are pedestrians crossing. 0�,�7� 7. County Commissioner Tanice Rettman, 682 W. Iowa Avenue, Saint Paul, Mn 55117. Commissioner Kettman was on the Saint Paul City Council when the Willow Reserve was bought for a bird sanctuary and it was not intended for the public. The Audubon Society brought it to the attenrion of the Council that the azea was in a migratory pattem and a nesting site. The reason there have been no paths or walkv✓ays is to protect the habitat. Please consider this when making this decision. 8. A letter was received from Ms. Kiki Sonnen regazding the Willow Reserve and the protection of the natural area and wildlife habitat. 4. Mr. Steve Haney, 549 Maryland Avenue, Saint Paul, Mn 55117. Mr. Heney has his business and also lives at this residence. He has been in the area for many years and his concerns aze the proposed changes in the TN2 zoning and eminent domain. He has put esthetically pleasing signage and made his properiy blend in well with the neighborhood. He has invested a lot of money on his property and believes that with the railroad and the noise level from that, this would not be a pleasant place for a senior citizen building. Mr. Heney hopes that any changes do not include his property and he can continue to live and work where he is located now. MOTION: Commissioner Faricy moved tn close the hearing but leave the record open for written testimony unti14:30 p.m., March I3, 2006. The motzon carried unanimously ore a voice vote. Recognition of Out-Going Members Chair A►ton read the Resolution Honoring Anthony "Tony" Coletta Anthony "Tony" Coletta served as a member of the Saint Paul Planning Commission from his appointment by Mayor Randy Kelly in October 2003 until Mazch 2006; Tony brought his experience as an environmental consultant to the Commission at a time when the Planning Commission was reviewing proposals for the redevelopment of industrial BrownField sites, including the aonversion of tbe Koch-Mobil tank fazm site into a major residential urban village; Tony served on the Comprehensive Planning Committee as it worked on river issues, transit, and preparation for the next routtd of citywide comprehensive planning; NOW, THEREFORE, BE IT RESOLVED, that the Saint Paul Planning Commission thanks Tony Coletta for his service to the Commission and the citizens of 5aint Paul and wishes him all the best for his family, professional life, and future volunteer community activities. MOTTON: Commissioner Alton moved approval of the resolution honoring Anthony Coletta. Commissioner Johnson seconded the motion. The motion carried on a unanimous vote. 0� -�7�-- Saint Paul Planning Commission City Aall Conference Center 15 Kellogg Boulevard West Minutes Apri17, 2006 A meefing of the Planning Commission of the City of Saint Paul was held Friday, Agril 7, 2006, at 8:30 a.m. an the Conference Center of City Hall. Commissioners Mmes. Lu, McCall, Morton, Smitten, Trevino Present: and; and Messrs. Aligada, Alton, Bellus, Commers, Cudahy, Goodlow, Gordon, Johnson, Kong, Kramer, and Nelson. Commissioners Mmes. * Donnelly-Cohen, *Faricy, and *Porter, and Messrs. *Dandrea, and *Mejia Absent: *Excused Aiso Present: Larry Soderholm, Planning Administrator; Patricia James, Shawntera Hardy, Yang Zhang Tom Beach from LIEP, and Kate Fleming, Department of Planning and Economic Development staff. l Approval of minutes March 24, 2006. Commissioners Nelson and Bellus said the draft minutes didn't record their votes conectly on the Target Store zoning cases and asked for corrections. MOTION: Commissioner Johnson moved approval of the rninutes of March 24, 2006, as correctecL Commissioner Lu seconded the motron. The motion carried unanimously on a voice vote. II. Chair's Announcements Chair Alton announced he received a lot of applications and nominations for the Central Conidor Development Task Force, and he is in the process of selecting a membership that will be representative of the cammunity. III. Planning Administrator's Announcements Larry Soderholm reported that Mayor Coleman vetoed the Sign Ordinance change that prohibited roof signs. The appeal of the Planning Commission's decision on the airport dike was laid over. Two large HRA pro}ects that the Planning Commission has been involved were approved to move forward: Lander-Sherman on the West Side Flats, and the redevelopment of the Public Safery block by Alatus Partners. Ol� PED hired a market consultant, Bwcton Inc., to do an analysis for the Payne/Arcade/East Seventh and Rice Sh azeas. $uxton matches market area spending power to actual consumer spending pattems based on credit cazd usage to idenfify types of businesses that can be successful in the study area. Their conclusions will be presented at a large public meeting on April 20, 2006, 8:00- 930 a.m. at the Hmong American Parinership building, 1075 Arcade Street. Penny Simison has sent out invitations mainly tp business owners, and she would also like Planning Commission members to attend. Larry Soderholm reminded the Commissioners of the Millazd Fillmore Dinner, Thursday, May 11, 2006. IV. Zoning Committee NEW BUSINESS # OS-184-188 Amherst H. Wilder — Review of Modified Site Plan and Variance for parking ramp height (40' reGuested, 30' permitted). 451 Lexingtott Pkwy N. (Tom Beach, 651/266-9086) MOTION: Commissioner Morton moved the Zoning Commiitee's recommendation to approve the site plan and variance with canditions. The motion carried unnnimousZy on a voice vote. Commissioner Bellus abstained Larry Soderholm stated he had a confZ'ut of interest and had not particzpated in staff discussion on the recommendation on this case. # 06-002-637 JPI DeveloQment Services — Site Plan review far a new student housing development. 2b69 Territoria] Road. (Tom Beach, 651/266-9D86) MOTION: Comnzissioner Morton moved the Zoning Commzttee's recommendation to approve the site plan review. The motion carried unmzimously on a voice vote. V. Comprehensive Planning Committee On behalf of Chair ponnelty-Cohen, Latt Soderholm gave a brief update on the committee's recent work to gear up for the Comprehensive Plan of 2008. VI. ATeighborhood and Cprrent Planning Committee Amendments to Summarv of District 6/North-South Como District Plan (WheelockB]ufflP�ice Street PIanZ — Recommend final adoption by the Planning Commission. (Yang, Zhang, 651/266-6659) MOTION: Commissioner McCad[ moved the Neighborhood and Current Planning Committee recommendation to approve the plan and resolution. The mofion carried unanimously on a voice vote. o�-�� ummary oi Loeb Lake Small Area Ylan and Fort-Acre Stu� — Recommend final adoprion by the Planning Commission. (Yang Zhang, S51/266-6b�9) MOTION: Co�nmi.ssioner McCall moved the Nezghborhood and Current Planning Committee's recommendation to fznd the Loeb Lake Small Area Plan and Forty Acre Study consistent with the Comprehensive Plan and to forward u to the City Council forjnal adoption. The motwn carried unanimously on a voice vote. There was discussion a6out the B3 zoning on the NE and S W corners of Maryland and Dale. The Commissioners thought rezoning to TN2 would be consistent with the direcfion in which the neighborhood is moving and recent Planning Commission decisions. ANIENDMENT TO MOTTQN: Commissioner ICramer moved all faur corners at Maryland and Date Avenues be rezoned to TN2. The motion carried unanimously on a voice vote. MOTION: Commissioner McCall moved the Neighborhood and Current Planning Committee's recommendation to approve the final adoption with the modifictttions. The motion carried unanimously on a voice vote. Strvker Geor�e Precinct Plan SummarX — Recommend adopfion of the Planning Commission resolution. (Lucy Thompson, 651/266-6578) MOTION: Comrnissioner McCall moved the Neighborhnod and Current Planning Committee's recommendation to find the Precinct Plan Summary consistent with the Comprehensive Plan and to forward it to the Cify Counczl for finat adoption. The motion carried unanimously on a voice vote. VII. Long-range Planning Committee A draft of the committee's report will be presented at the next Planning Commission meeting. VIIL Communications Committee No report IX. Task Force Reports Commissioner Goodlow gave a report on the Lesington Park Design Advisory Group. Next meeting is Thursday, April 20, 2006. Commissioner Gordon gave a report on the Star Board. Their next grant cycle is just starting. Larry Soderholm gave a report on the Mississippi River Critical Area Task Force, and thanked former Commissfoner Anfang for all of the time and effort he is putting into this project Commissioner Kramer gave a zeport on the joint Planning Commission-CTB Committee. The next meeting is on Wednesday, April 19, 2006. �'� �� _�;"� �:� 0� -� 7� Acknowledgement Task Force members Plauning Commission Staff from the Departrnent of Planning and Economic Development b(o Table of Content Chapter 1. Introduction • Study Area • Vision • Planning Process • Citywide and District Plans •, Overarching Planning Principles • Area History and Development Trends • Main Issues • Current Land Uses • Amenities • Access and Visibility • Overarching Planning Principles Chapter 2. Goals • Housing • Commercial • Public Realm and Amenities Chapter 3. Market Conditions • Commercial • Housing Chapter 4. Strategies and Action Program • Housing - 3efferson Smurfit, Willow Reserve and other housing sites • Commercial - Maryland Avenue (including Maryland and Dale Intersection) • Public Realm and Amenities Ghapter 5. Zoning Recommendations D� - �f 7�L Chapter 1. Introduction The purpose of the Loeb Lake Small Area Plan is to create a community that is safe and stable with a cohesive land use pattern and enhanced natural amenities. Studv Area The Loeb Lake study area is located approxunately four miles northwest of downtown Saint Paul, in District 6. The study area is bounded by several distinct features--Burlington Northern railroad tracts to the northwest, Willow Reserve on the northeast end, Marydale Park in the centex of the study azea and the former Union Brass site to the south. Dale Street acts as the Study Area's western border, although the pazcels west of Dale at the Maryland and Dale intersection aze also included. (Figure 1-1) The area is predominantly residential with an equal mix of owner occupied and rental housing. The primary retail area is located along Maryland Avenue and Dale Street. One of the key features of the area is the substantial amount of open space including Willow Reserve, Loeb Lake and Marydale Pazk. Vision Loeb Lake will be a safe, attractive and vibrant community that retains its distinctive character with a focus on preservation and enhancement of the area's existing natural amenities. Residents will have a diverse choice of housing options that are affordabYe to a range of income levels and family types. The commercial base along Maryland Avenue will be enhanced through increased investment in the area and an increasing population base. Natural amenities such as Loeb Lake and Willow Reserve wiil have better access and provide more recreational opportunities to residents in the area. Residents in the community will have improved access to parks, schools, and }obs which will help to strengthen and maintain this thriving community. Planning Process The Loeb Lake Small Area P1an and Porty-Acre Study was a collaborative planning effort between residents of the Loeb Lake area, the City of Saint Paul's Aepartment of Planning and Economic Development (PED), Landform Engineering, MaYfield Reseazch, Peer Engineering, the Saint Paul on the Mississippi Design Center, Councilmember Lee Helgen's office, property owners, and community organizations. Funding was partly provided by the Metropolitan Council's Livable Communities Demonstration Grant. The City Council created the Loeb Lake Task Force on Februazy 11, 2005, to develop recommendations for future land use changes and redevelopment in the area. The Loeb Lake Task Force included representatives from the District 6 Planning Councit, residents from the study area, SPARC, Shiloh Baptist Missionary Church, the Capitol Region Watershed District, Ramsey Countil Soil and Water Board, Great Northern Conidor, Crossroads Elementazy SchQOI, property owners, local businesses, and the Saint Paul Planning Commission. The task force was Loeb Lake Small Area Plan and Forty-Acre Study Page 1-1 ��o�i,i.►`e, l - { . Loeb Lake Smal1 Area Plan & 40-Acre Study ��u:�� ; � � � � ��U�U� � � � D�-�f 7a-- � � 4 � Jefferson-Smurfit Shiioh Baptist Chi (Unio� Brass) � �� '• Larsen � � � �� I �� Nursery � � i _..... ... � �a�:a � �—� ---- a, , ��;C � � i �� j f g1 �---- � -� � � , , f : i � � i w� ti --� � a � _� �; ;_� � i E � � ' ' �' t � ` � � — 's.�..__ , �; ��❑��i� �, i ao� ° ' � y�'� �� ; �n� 0/ - �7a-- created in response to proposed changes on three major development sites in the azea, Jefferson- Smurfit, Lazson Nursery and tlnion Brass. The Loeb Lake Task Force met 10 times from March 4, 2005 through December 15, 2005. The siunmary of the Loeb Lake Small Area Plan was approved by the Saint Paul Planning Commission on ??? and by the Cify Council on ???. The reZOning recommendations were adopted on ??. City and District Plans The City's Comprehensive Plan provides guidance far the City decasion makers and establishes citywide frameworks within which plans for specific neighborhoods or areas in the city can be developed. The land use and housing chapters of the Comprehensive Plan provide relevant guidance for the development of the Loeb Lake Small Area Plan. In general, the Housing Plan and the Land Use Plan both support developing new mixed-use, higher-density housing options, strengthening commercial corridors, and enhancing natural amenities. The District 6 North End-South Como Plan, the sununary of which was adopted as an addendum of the Comprehensive Plan, provides the basis for the proposals outiined by the Loeb Lake Task Force. The District 6 Plan supports the development of new housing units with a variety of types and costs, better use of vacant and underused commercial or industrial land, and enhancing the natural environment. Area Historv and Develonment Trends Loeb Lake is located in District 6, one of the oldest'communities in the Twin Cities Metropolitan Area. District 6 has been a mix of commercaal, industrial and residential uses. The first Comprehensive Plan for this area was adopted in 1979, and laid out a framework to prepare for future growth and development in the azea. The 1979 Plan addressed land use conflicts south of Loeb Lake, on the former Jefferson Smurfit site, and Union Brass factory. These two sites are now azeas of major redevelopment in the district. Twenty years ago the area south of Loeb Lake was a mix of manufacturing plants, lumber yards, asphalt and road oil plants, and railroad tracts, surrounded by busy city streets and residential uses (District 6 Plan, 1979). This ,azea is now undergoing substantial redevelopment. The Union Brass site is being transformed into a large church, with a variety of services. Jefferson-Smurfit is in the process of being purchased and redeveloped. Crossroads Elementazy School was built in 2002 on formerly contaminated industrial land just souCh of Lawson. Loeb Lake is a dynamic community that will continue to benefit from the renewed interest in the area's history and future. Loeb Lake was named after Loeb Street, which was platted by the Louis S. and Samuel Loeb real estate company of Duluth in 1907. The following aerial photos from 1940 through the present show the changes that have taken place in the Loeb Lake area over the last six decades. Up through the 1950s the azea south of Loeb Lake was prirnaril}� undeveloped farm land. In the 1970s there was a significant amount of new residential construction along Mackubin, Norton and Arundel. By 1985 the Loeb Lake area was fully developed with only a few vacant parcels remaining. ke Small Area Plan and For; 1-2 f? Figures Z— 6: Aerial photos from 1440, 1553, 1974, 1985, 2005 Main Issues The Loeb Lake azea is currently undergoing active redevelopment. Many opportuniry sites exist in the area, and it is unportant to look at the development opportunities holistically. Three azeas have been highlighted as particularly important in creating long-term impacts on the neighborhood: 1) Jefferson-Smurfit and Union Brass sites; 2) the intersection of Maryland and Dale; 3) Redevelopment sites along Maryland, especially between Anxndel and Western. The Jefferson-Smurfit and Union Brass sites have been in industrial use for decades, and soil correction and remediation is critical. The Union Brass site was purchased by Shiloh Baptist Church in 2003 for a new church. Conshuction has not yet begun. A purchase agreement is pending for the Jefferson-Smurfit site, and the prospective owner, Dick Kedrowski, would like to explore The potential a of housing development on the site. The redevelopment of these sites can signify an important transformation in the neighborhood. The Loeb Lake study area is part of the North End Neighborhood, although it does not have a name for the community. As part of the planning process, residents expressed preference for naming the area "Marydale". A name for the area would help to strengthen community identity, and even give the neighborhood a"brand 'adentity" that will improve the mazketing power of fuhxre development projects. Current Land Uses The Loeb Lake Study Area consists of predominately residential uses with one main commercial node and scattered industrial uses. The residential uses aze mostly older single-family homes on 40-foot lots and several two-and three-story apartments along Maryland, Dale and Mackubin. The degree of required housing maintenance varies by block. A significant number of blocks contain homes ��ith exteriors that require substantial rehabilitation, particularly in the area south of Jessamine Street. The housing stock is generally in better condition north of Jessamine. Neighborhood retail goods and services are situated at the intersection of Maryland Avenue and Dale Street. A Chinese restaurant, ice cxeam shop, automotive repair businesses, a new senior rental facility, and a small corner grocery store operate within the Loeb Lake shidy area. Commercial uses are also located in close proximity to the Study Area along both Dale Street and Rice Street. For example, the Como-Front-Dale intersection contains an animal hospital, realtor office, hardware store, and pizza restaurant. Rice Street and Mazyland Avenue host a Walgreen's, ethnic grocery, automotive repair, and sporting goods store. A satellite office of the Ramsey County Sheriff, neighborhood professional services, restaurants, and hardware store operate on Rice Street between Geranium and Jessamine avenues. A longstanding butchez and grocery store are also located on Western and Cook avenues. Loeb Lake Small Area Plan and Forty-Acre Study Page 1-3 � �� > y} "� - ... % ' � . >E u 1 ' � � ' . . �" . � L � � � � . . { � � � � � .. :• .. �::�- ..' . .�_,- .!...: '...__.. _.. . , j.. F : — .- ! , � _ . . .. . . . . .. . . '!'. _ . .. . � _ _� �, �� _ . �. � � - 3 � � ' " � �� ; - _ � :, f x � � �� . '� ; . � � . t� �� _-� �� -� �� }� � � �' � �� , „ �� , � � � : �; '� � � �` G �;s �,� , � t � ' , , , —�� m �; v �� ,� � ': � r ,,,,,�—�` =�'<, + �` � . o :�: � � � y '" ` �t �� .` �� ' �' d � � ,;� �; . � , ; .x 6 � � � . ( � 1 , �� _ �: . ,v' ��" A^-'..:. . I ' .. . � � . ' ". x t c..: » a � � W ` � ' i'_ , ` �` i �.&a� s ' .� i , . j � q � � I � ' � � �' , �.E i � . � ''. 3 s� � � � 3 � '� '.� � ..4 . � V d � ._ � 1 ' � Q � �, a i"�` 3 l ! ,r _� , � .F� . :4� ti' � � u ^ + H : R .S - t '��" ' ..; m� ,� � @sY;�,„ �� .�5 � t T ✓ �Ax b� � . " � � it 3 � � 4 ° .� ' �. " "; r - *.�' , 4 : +'t t� $ 'o- i � I ._ 1 :,:. ��v`.. ��.� k 2 ,� �^ '' kT h � .: � � i � � A+�^A4� . � � � � " �.T� 1X � `w � .1 ` � .".& � S 3� +"L�- � �R �` i k I } 5 �,.� ' � G � i s �� .� . f `�, ,� Y y r 3 �¢ g,�' � �, j w 1.,; s t i ,..«� �',.'� � ml � k � e �s a ? � a r, r�� J �� f i .e'�� . � �P � � � Y " � *� £ � i tro .'x a»y � } ��s� ..t - s`� :$ �. ...b:2 's' k' � r s ,. �. �' � ,� £ n �xi , b, '. � � � -e �' x ,. ,. 3 }s �, �1,3, ,_ � ? ^s^� s. .� F v µ u x , w ` s ^�r-:�-. 9 �`�'." � 4 �,'4 , ti t y E � n t 3 �' f .- r � c�,� c 4 i�� :� �., s � 3. .r�a p4 "�...-� _ +i ?i,.? . � ,.. "��..�� t. `".'., ' =�� Ef x�,«.� s a., °, ., .x .� t�` °� � � � 1 ..� _ . . . _ . - . . . ; � ,_� �� . �r ' �i ir - � � � � � St{� . . . .. ' - . . _ � "€. .�.' �,'.. ._� ; .. . . f . . < � . • � . _ .t . . . . r 'r . . � " : ...i . .. .r '.� _. . " �. .�- � .: . ..., . ... . __.�r' . � . .. .. e �. , _ ___ ' _ _... — - .._. .." . . . . � " 2 f . i �. �� F S . � .. � . _ . l . . ..� .. . _ �. y ,� } . _ _ . �. . . r' " . � . - -. . .. —_ � " . �.. . . -.. . . �. _{ . , . Y . _ , , .. _ : . ..,. . t'_ , .., � a- ' - , . . ' .' � " _" -_' . _ ' _ - [_ , '�.. .;6 =. . __. .,a.�� ::I . .: '{�' : - f � .F..� ' 1 F� = _— _ . _ ' . 'g : � � � �� .n; "< . < _+ � ; ' +Y ' "I , #4'�� 3 1� "� � _ �':`�' L'e`i �: — „. z � � _, } � � .:� : ,� � . � :; _ � �t �-x �� -;, _. ? �-# .� _ -� � � � �._ � :. »�:;. _ _ ,r ' . �, � ` r _ � _,,:° � , . '�t� . . . . �Loeb Lake �.. . Ji' i . : . . . �.. . y + r *, " ' t'. �- . _ �� Y ..w. '..I .�.� �' ;�[ .yt� , - � . -� t :�,; . T# 'S, _ , � ti ... 1 la ' . f 't�� .#' s - ; , .ras.! . � . E _ � - . .�.g i � . _a ;•�' - r._ .t's T�� . . - b.. �,+�',,.: +L � li3 �if : � � . iS� .� _ _ � � '� Y <� .! irri � �t� � _ �' - � s i t £ .. : • �. r '. ' _ , �. . f � ` _ . _... ' L p.. ; � __- . , .,� � . .�� ._�:_ _ ...____ � .. .:_, - _ - -.c " h.� r�. _ � Y•1" i ' � �.. +.Z� �` �� 'a 4 ��-; � � � "��- � _ Js .. 3` a � - f � . 9 �3"'� � . �_ fi T � ,k,_ � x . � ' - � 3 .. ��,'#_ � � _ TSy .. #� "` . � ,� �� '�' �� ' ,a � �. f a-. . .. � . ' �t # i-� - v .� ,� s �. - �'> ' � . .� �.. � !t � _+rc � s t t �iF , `_�� g � � .. � a-,' "� � '':- lF �+f : ! . , .t } . ' � ' . `� 3 . . .t �.' - � � �� -. + v —� �� ' 4 '. ", ce..+ � � � , s `!'� � ti `°:Wyr : - -r�e _ .i _ � r�.:�;: 3 � �•` � - '4 �. � �7rx , `.i'�,. � . -' � . � 3�'` �i _ e+ j � _ � s �_ _ .F � � •y;a. f � `� �. `�` .y....� � �'� � � .. � I � : �¢ y3 � �� Y � � 2 �.{y� � I � ` �� , i�, � . � � �� : � � � � .g {�� ;l r � � � , � � u �[ � �S M ._ � v `i / � aA .iG Y � . tr � � � �'ri�' '�M � i 4` •� P � � � � S� A � �t:# �r5r` : i � . M.� . � ., v.' L n' , y$ e s �_ _ 3 1 .�'. , � ..aa��.: .x�liP � €M_ �` a�, si � ,R �c . ��e� �, . i _ i �r�� x� `��. � . } dFZ '�_ , - �.ae ` 7 y � . .,� � �dw� .x� ' `�s '�'�. i��f ,'�r � � y �` o ♦ � � � .�'6 r�,�YYE� k'.a*s` _ �� 1_ e .. '2 JY�� ._ � . � . r .� � � SY rd.3�� '-�� j A . ,. t g,�, i.'' c . _.. ��- . '. . ';E_ �' .. �.:�_ � �� -�� Y S� . L i�.- i 1t" " � +wR -. ; � � t - �-. 31 ' i' Y !. '� a � t +.,s �- '�. . � . . � � ? y j Y �+ E r.7�;_ �, �� 4. s �.,, �c �i AT.� +1S Y � ;��... � � x . . �S ( ._ �� .��: ��. -�S �� ._ i • �- s #„ z ; � _� s ' ,i - � G � ' a i• � T 3E,_ � ls : � A r� • - � - , � � � � . 5. r y +: e °' . s � -_ '�. # s �. � � � . �' - Y�` it.. � -. � s E i' ,` � Y i� • .--.. i • '�. � � _ y _ s �. -Y. � .. �: `� ;: - --1�i�Yi � �Y��: �� .:��' 1rl �� ' " ��:�'� � . - � R Y� _' � .. � .!- � . �� ..R�� F s�� , _._ � �i , � � �,:� �� !i� `• � * ' . . � � _. � ��" � �'w ~ � � �� F� �� L � � '. �z . � 4 �. � ? �.i� S _ � � � e �; � `Es , E � �' �'' z ` �-} � =: : , � x � � �- — i .- �.: �. � s .� yt'� '!' . �^C. � '�.-� � �. � °' � i ' � � h �- '� '. � , �`�! � � } � �32'� 9 � � �{� � . ' � 3 ' 3 + �£? �� f . �.� { e! S t {.� t CS 3, ^.1 �. ; �� , x 'L - - � i . .�rsN, �. .h' '� 4 j `� .,._1 �; , $ �!F � _ aI rY. #'. Y ' ' . - �e _ ` _ 1-. �,il. � F �.. _ .. . : . . -' " � . �..,'"� � � ! � #a� i _ -: ,c. a � a �si(.� �� r- �_ � � > :�. - .� ' � �� ,_i,� � o � � ' . f "` - � ,. ,.f. ,� � � � � � � 6 � ,� � � �, �� :' s .� ; � - � � �� . �g a"�` � �, f�. y 'f 7` � '� � �S ' x � �-. ° " a.- .. � � � �i a�. � � � � ' �* � � , � . � � I'� �1� '. � � � � T � ` T {}, �� i �l' . �: . �av�: Y�t� �� E } ��.:, �.. :, �g�es .i. � . � '� �. ,_ i � � �' �.��x � '" �_� �-•- ' - . � -° �" ' ,. ia�j! a�: � z . .u . r°j ti'_._;_ �.�.� �+!^' _ �.: . 'S s . �� - � r � �_ o • � � :m � <.�','�'� i, , ,. . �� 6 -�7a. Conny's Creamy Cone at the southwest corner ofMaryland and Dale. In the background is Arbor Point, a new senior apartment building Vie� Park Industrial uses are scattered within and near the Loeb Lake Study Area. Light industrial facilities are situated across from Marydale Park and next to the Willow Reserve on Maryland Avenue between Mackubin and Norton streets. Industrial facilities are also located south of Marydale Park on Front Street between Kent and Arundel streets. A primazy ecological and financial concem in the Study Area is contaminated soil from the scattered industrial sites. New construction might need soil remediation, which in turn elevates unit prices or rents. Loeb Lake Small Area Plan and Forty-Acre Study Page 1-4 at Maryland Avefaue and Mackubin Street. o� - �7 a� A number of industrial sites aze undergoing redevelopment. Construction is already in progress on the former Union Brass site on Lawson Avenue between Kent and Mackubin streets. Shiloh Baptist Missionary Church is redeveloping the site for a new church campus. The adjacent Jefferson-Smurfit industrial building between Cook and Mackubin streets is also poised to undergo redevelopment. In addition, Crossroads Elementary School opened in 2002 just south of the Loeb Lake Study Area. The schooi is a vibrant cultural and colorful aesthetic addition to the neighborhood. The public investment in the new school, when joined with the new church building on Lawson and possible redeve3opment of the Jefferson Smurfit site, provide tangible momentum for redevelopment on the southern end of the Study Area. Saint Bemard's K-12 School, Como Park High School, and Arlington High School are also located neaz the Study Area. Loeb Lake Small Area Plan and View of the .7efferson Smurfzt site (currently vacant). Proposed new church at S01 Lawson (source: Shiloh Baptist Church) o� ��7d-� Amenities The Loeb Lake area contains several unique natural and ecological amenities. Loeb Lake, which is situated in the 23-acre Marydale Park, is the area's most visible natural amenity. The east side of the lake has a small dock that is used to for fishing. Every year the Department of Natural Resources stocks the lake with fish. The rest of Marydale Pazk is an open green space with mature trees, shoreline foliage, a small playground, picnic tables, and benches. The less-known Willow Reserve is located across from Marydale Pazk on the north side of Maryland Avenue. It is a large bog/seasonal wetland currently used as a storm water retention pond by the City of Saint Paul and the Metropolitan CounciL It is surrounded by dense trees and foliage. Historic data shows the azeas with wetland soil has been significantly reduced in the last 50 years, mostly due to filling and urban development. The azea has limited public access and no Loeb Lake Small Area Plan and Forry-Acre Study Page 1-6 View of Crossroads Elementary School View ofMarydale Parkfrom Jessamine Street D�-�7� maintained trails. Willow Reserve is largely underutilized because it is not visible from Maryland and access points aze not signed. In addition, the azea is also close to Como Pazk, a regional attraction that provides a family- friendly amenity. Recreational fields and facilities aze located north and south of Maryland Avenue on Dale Sh at the southeast corner of Front and Mackubin, as well as at the North End Mulfi-Service Center on Marion Street. View of Willow Reserve from Conservatory Court north of the railroad tracks , � /( w�ua�� RE6FFRRVE 1 I � � ' �EB �� t��e# �Lc��'. 1= _; na �»ET4W0 �� c�;,�R��o� ,wxe.st+rd D�si,+'cY Historic Wet Areas Map (Source: Capital Region Watershed District) � �o� N � ste�� c. r,ir�E� St�iOs Loeb Lake Small Ar^ea Plan and Page 1-7 (��-�f 7� Access and Visibilitv The Study Area offers several well-traveled access points. Three minor arterial routes border the Study Area. Dale and Rice streets are north-south thoroughfares, while Maryland Avenue carries an east-west traffic flow. Additional minor arterial routes are located just outside the Study Area. Located a little over one mile away, Larpenteur Avenue is a significant four-lane thoroughfare that serves as a gateway between St. Paul and northern suburbs such as Falcon Heights, Roseville, and Maplewood. Less than one-half mile from Loeb Lake, Como and Front avenues provide northwest-southeast and east-west routes. Two principal highway routes are also located nearby. Interstate 94 is 1.4 miles to the south and Interstate I-35E is 1.7 miles to the east. Both interstates are major regional transportation routes. However, access to the Study Area from the north is restricted to Dale and Rice streets. Willow Reserve and the adj oining properties are separated from the neighborhoods on Conservatory Court and Wheelock Pazkway by railroad tracks. The local streets between Dale and Rice are cut off by the railroad tracks. Traffic in the Study Area will need to be mitigated in order to foster residential development on arterial routes. Dale Street and Maryland Avenue show average daily traffic counts of 15,775 and 9,675 vehicles respectively in 2004. In community meetings, residents frequently expressed concern about the high-speed traffic along Dale. Pedestrian-friendly interventions along each corridor would likely enhance the potential for residential development, particulazly settior housing. Transit access is excellent in the Study Area. The 3A bus route runs east and west on Maryland Avenue, and the 3B Bus Route runs east and west just south of the Study Area on Front Street. The M-65 bus route runs north and south on Dale Street. A nwnber of transit expansions would further strengthen access. The proposed Central Carridor light rail transit line and the Red Rock commuter rail line would improve access between the Study Area, Minneapolis, and the northwest suburbs. Ready access to high-quality transit will encourage multifamily development in the Study Area. Different parts of the Study Area offer varying degrees of visibility. Marydale Pazk is a visible community landmark situated neaz a busy intersection. It is most visible from Maryland Avenue, but hidden by the railroad berm east of Dale and the apartment buildings on Dale. Views around Marydale Park are largely unobstructed because the housing stock is comprised of single-family homes and two- to three-story multifamily rental properties. At the same time, views from the Study Area looking north are obscured by Willow Reserve and the bluff along Wheelock Parkway. A critical step in revitalizing the area is to enhance Marydale Park, because of its visibility. Area Plan and 1 �� f7� Overarching Plannin� Principles L Increase housing diversity with a variety of owner occupied housing options, and improve and maintain the existing housing in the area. • Develop new mixed-density housing that takes advantage of the area's natural amenities. • Create owner-occupied life-cycle housing that provides a variety of housing options to a range of income levels and age groups. 2. Provide a pedestrian circulation system around Loeb Lake, Willow Reserve and Maryland Avenue that is safer for pedestrians and bicyclists as well as cars. • Install traffic calming devices along Maryland Avenue between Dale and Fanington. • Create pedestrian trails that complement the areas natural amenities. • Restore a connection between Loeb Lake and the Willow Reserve by creating a pedestrian walk way across Maryland Avenue. 3. Improve the design and quality of the built environment to improve the safety, image, and economic vitality of the area. • Support the use of the existing District 6 design guidelines in all new single-family and duplex construction. • Foster a safe community through improved design and lighting. A perception of safety in the area will increase investor confidence and attract new residents. 4. Create an identity for the area that is centered around Loeb Lake, Willow Reserve and the Maryland and Aale intersection as a source of neighborhood identity. • Market the residential and commercia] community with the name "Marydale," which captures natural amenities and the Maryland and Dale intersection. Loeb Lake Smald Area Plan and Forty-Acre Study Page 1-9 Chapter 2. Goals o� - �7� The general goal of the Loeb Lake Small Area Plan is to provide future direction to the transformation of the azea. More specifically, the goals are detailed in the following three categories: Housing, commercial, and public realm and ecology. Housin� 1. Study the potential for new owner-occupied housing to replace the vacant Jefferson Smurfit building and properties 2. Develop new owner-occupied housing on the Larson Nursery site south of Willow Reserve 3. Explore other multi-family housing opportunities throughout the study azea, especially along Maryland 4. Improve the existing housing stock Commercial I. Strengthen the land uses near the Mazyland and Dale intersection 2. Encourage new commercial buildings that relate to the street and use the land efficiently 3. Enhance the area's image by improving the streetscape around the Maryland and Dale intersection, which serves as a gateway to the North End and Como neighborhoods 4. Create better transition between commercial/industrial and residential uses along Maryland 5. Improve the appearance of existing businesses, including building, parking lot, and landscaping 6. Reduce the number of driveways on the southeast corner of Maryland and Dale 7. Create an"urban village" feeling by adding restaurants, shops, and service busJnesses for local residents at Maryland and Dale. Public Reaim and Amenities 1. Improve pedestrian and vehicular safety at the Maryland and Dale intersection 2. Improve the pedestrian environment throughout the study area, particularly near the Maryland and Dale intersection, apartment buildings, and Crossroads Elementary 3. Improve equipment, water quality, and access for Marydale Park 4. Protect the natural environment at Willow Reserve 5. Make Willow Reserve a low-intensity recreation area 6. Provide better signage for both Willow Reserve and Marydale Park 7. Develop better connection between Willow Reserve and Mazydale Park 8. Use the natural amenities as educational opportunities 9. Work with area schools to better utilize Marydale Park for programming 06-�7� Chapter 3. Market Conditions This chapter is a sununary of "A Mazket Feasibility Study for the Loeb Lake Small Area PIan in St. Paul, Minnesota" by Ma�cfield Reseazch Inc. In this chapter, the Loeb Lake Market Area ("Mazket Area") is defined as the area generally bounded by Lazpenteur, Edgerton, Mazshall, and Snelling. Maxfield Research considers persons currently residing in this geographic azea to be the largest potential market segment for multifamily housing in the Loeb Lake Study Area. Commerical Development at Maryland and Dale The intersection of Dale Street and Maryland Avenue consists of a variety of commercial uses. The following describes the four intersection quadrants: � Northwest — Arbor Pointe, a new senior rental development completed in 2004. � Southwest — Conny's Cxeamy Cone, a populaz neighborhood ice-cream shop. � Northeast — MC Auto Repair and tire service � Southeast — New Hong Kong Kitchen (restaurant), a commercial/house mixed use, an electronic repair business, an auto repair business, and an auto convenience mazket, Access to the intersection is excellent as both Maryland Avenue and Dale Street are classified as minor arterials which intersect with major interstates. Maryland Avenue (an east/west roadway) intersects with Interstate 35E 1.7 miles east, while Dale Street (a north/south roadway) intersects with Interstate 94 approximately 1'/4 miles south. The intersection has the potential to capitalize on its high visibility and good regional access. Based on the local speed limits of Dale and Maryland, a motorist shoutd be able to locate the commercial entrances while driving along Maryland Avenue and for the southbound motorists on Dale Street. The northbound motorist on Dale Street will have a harder time because of the shorter sightline visibility to the southeast property due to the railroad bridge. Traffic counts on Dale Street increase from 14,300 "AADT" (Average Annual Daily Traffic) north of Mazyland Avenue to 1�,775 AADT south of Maryland Avenue. Maryland Avenue east of Dale Street had AADT of 9,675, while Maryland Avenue west of Kice Street had AADT of 12,225. Most small neighborhood centers look for a minimum traffic count of 9,000 to 12,000 vehicle trips per day. Many businesses would consider locating to the Dale and Maryland intersection based on the traffic counts alone. In addition to vehicular traffic, the Maryland and Dale intersection is served by three public transit bus routes. Route 3A travels east and west along Maryland Avenue, the 3B travels east and west along Front Street, while the M-65 bus runs north and south along Dale Street. D�o -�{7 � There aze other immediate land uses in the Loeb Lake azea that generate traffic that a new commercial establishment could capture. Traffic generators can include existing businesses, government agencies, schools, pazks, community centers, and churches. Traffic generators neaz the Dale Street and Maryland Avenue intersection include Conny's Creamy Cones (seasonal), Marydale Pazk, the Crosszoad Elementary School, Como High School, and Como Pazk. Commuter tr�c, or traffic generated from persons going to and retuming from work, likely accounts for a high percentage of the tra�c counts on Dale Street. In general, retail and service businesses aze supported by the surrounding population base. The Loeb Lake Study Area already has an existing dense population base. Household growth in the Loeb Lake area will support more commercial development in the Study Area, because the travel patterns of new residents will most likely take them on either of the roadways. An increased commercial presence at the Maryland Avenue and Dale Street intersection could attract some consumers from the Rice Street corridar and increase spending in the Loeb Lake Study Area. Potential for retail sales at the Dale Street and Maryland Avenue intersection may be greater than what the median household income in the Market Area would indicate, since this intersection would be close to a much greater number of households than many shopping centers in suburban locations. Consumer expendirixre data indicated that approximately ��74 million was spent within a one-mile radius of the Dale Street and Maryland Avenue. The following categories accounted for the majority of neighborhood expenditures: � Transportation expenses: 15% � Food at home: 12% � Food away from home: I 1% � Appazel: 9% � Health care: 8% The types of stores and businesses that will be most successful at the Dale Street and Maryland Avenue intersection will be neighborhood oriented or professional service businesses. It may be difficult for the Study Area to attract nationa] retailers because they typically require high profile sites or larger store sizes than can be accommodated at the intersection. 06 ��7� Southeast and southwest corners ofMaryland and Dale (1�iewed from the northwest corner) Of the four corners, the property on the southeast corner of the Dale Street and Maryland Avenue intersection has the greatest potential for commercial redevelopment. The property can maximize the visibility of the two roadways, and incorporate an access point on Maryland Avenue as well as Da1e Street. The Housin� Market in the Loeb Lake Area Currently, the Loeb Lake area is a mix of owner occupied and rental properties. However, changes in the neighborhood and market require a variety of housing options to accommodate different family types. Arbor Pointe, a new senior housing option on the corner of Maryland and Dale, has been an asset to the community by allowing senior residents to stay in their neighborhood. However, there is still a need for more low- maintenance options for young professionals and aging residents. The goal is to create desirable, well-maintained housing that supports stable, long-term residents rvith a mix of housing types, price ranges and ownership options for a variety of ages, incomes and household sizes. The improvement and development of housing in the area will require the involvement of current owners in maintaining the quality of existing housing in the neighborhood, non-profit groups, and private developers working in partnership �vith the public sector and neighborhood organizations. The Loeb Lake Study Area has many favorable attributes that would support additional residential development. Loeb Lake, Marydale Park, and the Willow Reserve offer green spaces that add value to residents' quality-of-life and would attract new renters and homeowners. Access to the Study Area is readily available through principal arterial routes, such as T-44 and I-35E, and minor arterial routes like Maryland Avenue and Dale Street. However, the intermittent lack of housing maintenance and concerns about public safety are potential baniers to redevelopment. b6 The vast maj ority of housing in the Loeb Lake azea is single family homes and apartments older than 35 years old. Approximately 42% of the Loeb Lake Mazket Area's housing stock was built prior to 1940, and 37% was built between the 1940 and 1970. The older homes in the Loeb Lake area make up an established neighborhood dating back to the previous century. In community workshops, residents frequently commented on the continuity of families in the neighborhood. A multi-generational presence in the neighborhood provides an important base for enhancing community identity and future development. Multiple Family Housing Demand The Loeb Lake Market Area is expected to grow by 527-hause�iolds between 2,005 and 20Y0. Based on current homeownership rates, pending far-sale projects, and interest rates, it is estimated that 65% of demand over the next five years will seek for-sale housing, resulting in an estimated demand for 343 new for-sale units and 184 rental units. An estimated 75% of Mazket Area home buyers will look for multifamily units. Because higher-density multifamily projects cost less to build and sell at lower prices. The prevalence of single-family homes in the Market Area caps the estimated demand for multifamily housing at 75% because residen.ts may be less familiar with new for-sale multifamily products. The result is an overall estimated demand for 257 for-sale multifamily units. All af the demand for rental housing will be multifamily units, or an estimated 184 rental units. An additiona120°l0 of demand is expected to come from outside the Loeb Lake Market Area, so overall estimated demand is increased to 321 for-sale units and 231 rental units. A significant portion of these households will remain in the Loeb Lake Market Area. Of the homeowners moving, 75% or 4,380 households are presumed to stay within the l�iarket Area. Of the renters moving, 60% or 5,139 households are expected to continue living in the Market Area. Loeb Lake residents frequently mention the long-standing continuity of home-owning families in the neighborhood. In recent years there has been very little new constnxction of multiple-family housing in the Study Area. The most significant housing change has been the Arbor Pointe senior rental project on the corner of Maryland and Dale. Life-cycle housing is essential for a community to retain existing residents as household needs change and residents age. In the coming years there will be an increasing need for options that can accommodate individuals who would like to remain in the community as they age. Between 2000 and 2009, the senior population in the area is expected to increase. The number of residents in the 55 to 64, 65 to 74, and 7� to 84 age group is forecast to rise by +47.7%, +12.4%, and +4.2% respectively. The 85 and over group is expected to increase by +31%. This increasing population wiil require housing choices such as senior apartments, townhomes and condos which require less maintenance and often provide services. D��7� The Role of Public Financing Public financing will likely be critical in achieving absorption of new housing in the Loeb Lake market. On the demand side, first-time homebuyer assistance would increase the financial ability of Loeb Lake Market Area residents to purchase units. The City of St. Paul operates the City Living Home Program, which provides low-interest financing and down payment assistance to first-rime homebuyers. A public awareness campaign about the City Living Home Program, and other law-income homebuyer assistance/education programs, might serve to help more Loeb Lake Market Area residents buy new housing product in the Study Area. On the supply side, public gap financing tools such as tas-increment financing and bonding may be needed to address expensive land and soil remediation costs, especially for redevelopment of industrial sites. Market Deraand by Housing Type Condominiums Maxfield Research recommend that condominium units range from $145,000 to $165,000 for a one-bedroom unit and $1&5,000 to $200,000 for a two-bedroom unit. One-bedroom units should occupy 750 to 850 square feet and two-bedroom units should encompass 1,175 and 1,250 square feet. As such, the suggested pricing and sizing leads to a price per squaze foot of $193-$194 for a one-bedroom unit and $185-$186 for a two-bedroom unit. The recommended unit sizes are somewhat smal.ler than the average size of units in the Loeb Lake Market Area. The average size of one-bedroom units in the Mazket Area is 900 square feet, while the average size of two-bedroom units is 1,250 square feet. The suggested one- and two-bedroom unit sizes contain less space in order to obtain slightly lower price points. Phalen Crossing is the most comparable mazket-rate project profiled in the competitive market analysis and provides an instructive example of cunent market pricing. Phalen Crossing is located near a transitional neighborhood and offers attractive natural amenities. Condominium units at Phalen Crossing cost between $142,000 and $238,000, or $155 to $187 per square foot. At $185-$193 per square foot, the recommended price points are higher than the price per square foot of units at Phaten Crossirzg. This higher price per square foot is appropriate because of the potential premium achieved through enhancements to Marydale Park and Willow Reserve and better access to Downtown St. Paul. Interviews with realtors in the Loeb Lake Market Area confirm that buyers will purchase units between $145,000 and $165,000 for one-bedroom units and $185,000 to $200,000 for two-bedroom units ($185- $193 per square foot). Dfo - �f 7� Townhomes Townhome units developed in the I,oeb Lake Study Area should range from $200,000 to $215,0�0 for two-bedroom units and $225,000 to $245,000 for three-bedroom units. Unit sizes should fall within a 1,175-1,250 squaze foot range for two-bedroom units and 1,325- 1,450 squaze foot range for three-bedroom units. As such, the price per square foot � would range from $169 to $172. The most recent and comparable townhome project neaz the Loeb Lake Study Area is the Homes of Farrington, which was built in 2004 across the railroad track from the Willow Reserve. Townhomes at Homes ofFarrington sold in the $172,900-$183,500 range. All of the homes aze three-bedroom units with 1,260 square feet, which is $134 to $147 per squaze foot. The recommended price per square foot is slightly higher than the price per square foot at Homes ofFarrington because the marketplace is demanding two-bedroom units and larger three-bedroom townhomes. Over half of the Cownhome units inventoried in the competitive mazket analysis aze two-bedroom units. For this reason, and in light of the potential appeal to a first-time homebuyer market segment, future townhome developments in the Loeb Lake Study Area should include two-bedroom units at $170- $172 per square foot. In addition, the market is absorbing lazger three-bedroom units. Average unit sizes within and near the Loeb Lake Market Area suggest that buyer segments prefer units around 1,500 square feet. The average unit size among inventoried projects in the Loeb Lake Study Area is 1,832 fox two-bedroom units and 1,610 square feet for three-bedxoom units. At a price per square foot of $169-$170, three-bedroom units between 1,325 and 1,455 square feet maintain competitive sizes and avoid pricing out potential Market Area buyer segments. Multifamily Rental Housing If any new rental units are developed, rents should closely follow current market-rate rents. Participants in the land use planning process may seek to discourage rental construction because only 50% of Market Area residents aze homeowners. However, the following guidelines for pricing and sizing will still be informative if a multifamily rental project eventually proceeds in the Loeb Lake Study Area. Two-bedroom units with 900 to 1,100 square feet of space should rent for $850-$1,030 per month. Three-bedroom units with 1,300 to 1,400 square feet of space should rent for $1,365-$1,470 per month. These rents and units sizes aze influenced by the unit mix and rents at Forest Place and Victoria Place, both of which are rental buildings in and near the Loeb Lake Market Area. Residents of a proposed project should pay for gas heat, water, sewer, electricity and covered parking. The newest rental properties in the marketplace require their tenants to �6��7� pay for heat as well. Water and sewer chazges are typically incorporated into the monthly rent as is the monthly chazge for one covered pazking stall. Active Adult Senior Housing A moderately priced age-restricted condominium project would be positioned to capture the excess 43-45 units of active adult senior demand in the Loeb Lake Study Area. One- bedroom condominiums should cost between $140,000 and $159,000. Two-bedroom condominiums prices should range between $189,000 and $198,000. Unit sizes should be within a range of 725-825 square feet for one-bedroom units and 1,075-1,125 squaze foot range for two-bedroom units. As such, the price per square foot would be $193 for a one-bedroom unit and $176 for a two-bedroom unit. The pricing and sizing reflect the average price per squaze foot among the senior condominium buildings profiled in the competitive market analysis. In particular, the pricing is informed by the unit prices at Arundel Condominiums, which is located within the Mazket Area. The average price per square foot of one-and two-bedroom active adult ownership units is $174 and $156, which is lower than our suggested price points. However, decreasing the unit price of a condominium below $140,000 is exceedingly rare. The recommended unit sizes are closely aligned to the unit sizes at Arundel Condominiums. One- and two-bedroom units at Arundel Condominiums aze 740 and 1,125-1,144 square feet respectively. An ownership project would complement rather than compete with Arbor Pointe, the newly constructed active adult senior rental building in the Loeb Lake Study Area. The buyer segment attracted to condominiums might have a slightly higher income with different consumer preferences than a renter at Arbor Pointe. It is unlikely that demand could support a stand-alone senior cooperative building. Senior cooperatives traditionally contain upwards of 50 units, and demand exists for 36-45 units. o� -��a--� Chapter 4. 5trategies and Action Program xousin� Several housing opportwuty sites exist within the study azea. Redevelopment of these sites will increase the vitality of the azea and serve as catalysts for further investment in the neighborhood. The nahual environment is an integral part of the assets and identity of the neighborhood. All new development should closely observe the Capitol Region Watershed DistricYs regulations and storm water requirements. Recommendations 1. Explore new housing development on the Jefferson Smurfit site. The vacant industrial parcel formerly used by the Jefferson Smurfit Corporation is 5.5 acres and zoned Il Industrial. Complete environmental remediation to meet the necessary government requirements on pollution cleanup for housing. Encourage owner-occupied housing in the forms of single-family zero-lot line development, cluster development, townhomes, or condominiums to provide housing options to a variety of lifestyles, ages, and incomes. The designs of the buildings should be attractive and create a sense of neighborhood. The developer should consider the District 6 Residential Design Guidelines, green building technology, and energy efficiency in the design of the buildings. Market research for the study area indicates a steady demand for housing other than single-family homes. The housing development should be phased to allow the market some time to absorb the new units. Jessamine Couft, Kent and Mackubin are a11 public streets and should be used to provide access to the Jefferson Smurfit site, both for pedestrians and vehicles. Encourage underground parking and tucked-under garages in addition to surface parking to use the land efficiently. Implementation: Developers (lead), property owners, City of Saint Paul Planning and Economic Development, Sparc (potentially), District 6 Planning Council 2. Develop new housing on the Larson Nursery site along Mazyland south of Willow Reserve. Due to its prominent location on Maryland, the site can be redeveloped into owner-occupied townhomes or low- to medium-density condominiums.. The development should consider sensitive wetland soil conditions and be non- intrusive to the wetland. A walking path from the development to Willow Reserve would provide a highly desirable amenity. Loeb Lake Small Area Plan and Forty-Acre Study Page 4-1 r��-��a-� Implementafion: Spazc/Developers (lead), City of Saint Paul Planning and Economic Development, property owners, Capitol Region Watershed District 3. Explore redevelopment of the azea bounded by Maryland, An.mdel and the railroad tracks. The triangulaz area is host to a mix of industrial, commercial, and residenfial uses. Much of the area is underutilized. In the long-term, this azea could potentially be developed into a mixed housing/commercial building with public/private pazk or recreational uses. The project would most likely take five to ten yeazs to materialize, depending on the condition of the mazket and the City's ability to support additional pazk space. If such redevelopment occurs, the existing businesses and industrial uses are encouraged to stay in the neighborhood on other appropriately zoned pazcels. The transformation of this area, particulazly the public amenities and reclamation of a former wetland, would be a significant improvement to the entire neighborhood. (See also Recommendation 17 under Public l2ealm and Amenities) Implementation: Developers (lead), property owners, City of Saint Paul Department of Parks and Recreation, City of Saint Paul Department of Planning and Economic Development 4. The vacant lots along Mackubin east of the Jefferson Smurfit site should be redeveloped into single-family homes, townhomes, or low-intensity condominiums that aze compatible with the rest of the neighborhood. No rezoning for these parcels is proposed, although future rezoning is conceivable and should be evaluated based on the development proposal. Implementation: Developers (lead), propertp owners, City of Saint Paul Department of Planning and Economic Development 5. Encourage neighborhood residents to take advantage of low-interest rehabilitation loans and grants made available through the City of Saint Paul and Sparc. The District 6 North End-South Como Plan identified an area far concentrated improvements south and east of Marydale Park. Implementation: Property owners (lead), City of Saint Paul Department of Planning and Economic Development, Sparc Market the area to prospective buyers. The community identity of "Marydale Park" can be used as an effective branding tool. Implementation: Developers (lead), Sparc, District 6 Plannang Council, area realtors, North End News Loeb Lake Smatl Area Plan and Page 4-2 0�-�7� Commercial This section of the plan focuses on redevelopment opporhxnities and recommended improvements of commercially zoned, used, or planned pazcels. Tl�ese sites aze concentrated at the Maryland and Dale intersection. If housing is considered, its design must consider the proximity of the railroad tracks and their impact on the land use. Recommendations Redevelop the southeast corner of the Maryland and Dale intersection into commercial, housing, or a mix of the two. The new building(s), preferably two to three stories, should "hold the comer" with pazking on the side or from the back. The design and scale should be oriented towards the street, relate to pedestrians and bicycles, reduce the number of driveways, and enhance the intersection. The size of the development will depend on land availability, but would ideally be at least one acre to provide efficient usable space, parking and driveway. Implementation: Developers (lead), Sparc, property owners, City of Saint Paul Department of Planning and Economic Development 2. The southwest comer is also underutilized. The business currently occupying the site (Conny's Creamy Cone) has overwhelming popularity among neighborhood residents. Redevelopment of this comer is not likely in the near future. If Conny's Cones were to go away in the future the site could be rezoned to TN2 to allow for a mix of uses. There are no immediate plans for this corner. Any redevelopment should seek to keep Conny's Creamy Cone and incorporate it into the new development. Implementation: Developers (lead), property owners, City of Saint Paul Department of Planning and Economic Development The northeast corner is occupied by MC Auto Repair. Redevelopment of this comex is unlikely in the near future due to the small parcel size and xecent inveshnents to improve the building. The plan encourages the property owner to improve tHe appearance of the building and the lot with the possibility of grants or low-interest loans from the City or Sparc. In the long-term, the site could be developed into commercial or a mix of commercial and housing. Implementation: Property owners (lead), City of Saint Paul Department of Planning and Economic Development, Spazc, developers 4. Redevelopment should take into consideration intersection improvements, including turn lanes, lighting and new sidewalks and curbs. More landscaping and planting is encouraged. Loeb Lake Small Area Plan and Forty-Acre Study Page 4-3 SOOZ'8Z�itldV �� c m a ma F Q= • �� ' : �& 'mmc' 3 ��i� �� {¢ =` ?s'3$��'�#� 3 �o ��- 3f�2� a3..i7't �t�ts �i �aN �3EdE&E i33:, s_ �asct"s3z �' mo saeea€€�3 nseII>£ ._�iaT � �'!-_�� ,t1� _i��_ m 0 J c m a cC T it 9 Q « $ . C — N y a w E 3 m m J = = = 2 ya� 9 Ua� ° ��§��%�' Ya � � �� J� ;fI11II �� a m 0 J � U C U � � � � � z 0 � � w ti q � V C U ..�. � � � O � � ti Q w � U z 0 U � � � z 0 � � w n � � �� 0 ___� �_ -^� � —�_ _�_. c m 'a �a g � m m c � if€li� 33_ �a��i N UO ��t 3i��Ff��a°aa3��i �: < N a€bdat :'se. ��i€a;s;I$c y o �ee�zzas€a$€s%8;-s-�-•s, =s='i$ �w . �_��`�1f�:��1� ��f�� a m J `m a R A i 9 Q� _ j� m Wv� � V C N F Y o � R J e6 s m 0 �.1 __ ; _'-� c�� s 5� g� s 8�� J IIIIII ¢ ll:m � � — SOOZ�SZ�Itldy �z a } � � &� N . W � � U � a a i a p a o V a > �v � , w � J F m Q w Q J � 'G a � a � � � � w U z 0 U w � Ga � Z 4 a d � � �: Q: �' v Y/ I "I /� 4��7� � ? � r � w _1 \ .� N "� � C � � ti Qt � � � � ti � � "� � d O � 00000000000000 0000000000a000 �O �D O'S O O O O O O� O N N i3 Vi vi vi oo O� vi Vi O t� O� 00 p O� l� O<}' vi oo N N V1 N N.-� � H � ~ C � O U �o ° o ° o o ° o ° o ° o 0 ^� M W N M O '� 7 O .-i O� 00 �D h d� �. N � 00 'h r^ N � .-. N N 00 � � U ' � O O O O O O O O O O O O O O O O O O O O O O O O O O O O CJ cn o0 00 �--� O O O O O O O O N N �� O M Vl [� m O'n Vi �n O O O 7 V U r� oo V1 �O � 7 V1 � N N v1 �n N'+ � � b O � O a N � � � v .� � .� ..'�. ..'-. o w Rs at m ro m a a a a a � �� o an � a� m ai a� m i. 0.�. FL F1. Ri N—� c 3 � U • � � N �, �`a � c�d � .�c � m ,� � � . a a. U � � v � � � � � �a A m m � � � � � � p�� p� �� O O O O O v� � O O..� N CJ N aJ ��'� ? adUUvsw�r4a'a'QQ4�Q C. � W � a b � � R �, � 00 ��D O oo O N O� O� o0 0� M N h o M[� O O� O M V Ch O� Q� � V O ul cV 7 O o? �o o O o O �O l C N O�O o0 N l0 � N Nl rl �O �D N'+ � y '. � a � �� w w °J q � + o o � d C C C/-+ � • w ' A• �a ro m a �a � a� o a� v a� o� � ro m m � � � c3 � c m ^ m � � „ � � � � � v Ca m Ca Ca Ca �, ,� a> boo c��oe�v g o �p l� oo rn o m R� Vl V� Vl Vl �D �.� O�--� .-r '+ O O F v�l b N -�+ � O � A a. w Y � 0 � Q 00 0000 v� t � t � N l� .+ on N O O b O N h N N� N 0 0 0 0 0 0 0 0 0 0 0 0 �O M V N 7 00 o� �O N oo O M N O� O O l� � h _ w � � � r O � O O O O O O O O �+t O M Nt � M Vl �D O 01 O� o0 � m m v U L. N N � m O � �� .c .� .� x i. � T T w w w w N N N N � .� .� .� �� + O M O d�' � O d vt �O O oo .� N s ri � oo c� o� r 0 U � � W w° .`t'i � b �a F a� � .d � o w � j � ~ O "' q m � m x m vLa ¢� c y�� y R t�d N� a� QQ v � � o o � � � � � � W � .�-� � v � v v` 0 0 a N r �-�i 0 � N H N rl � � c� h � « F o�-�7a— Implementation: Developers (lead), City of Saint Paul Deparhnent of Planning and Economic Development, City of Saint Paul Public Works 5. The community has identified a number of service, restaurant, or retail businesses desired in the neighborhood. These uses should be incorporated into the new developments to the extent supported by the mazket. Implementation: Developers (lead), City of Saint Paul Department of Planning and Economic Development, North End Business Association 6. The study area, and the North End to a larger extent, has high number of automobile-oriented uses. The plan encourages existing, viable auto businesses to stay, to upgrade their appearance, and continue to serve the neighborhood, but discourages the growth of new auto businesses. Implementation: City of Saint Paul Department of Planning and Economic Development (Iead), City of Saint Paul Department of Licensing, Inspection and Environmental Protection, District 6 Planning Council blic Realm and Amenities This section of the plan addresses streets, sidewalks, other publio-rights-of-way, privately-owned spaces for semi-public use such as outdoor eating areas, schools and institutions, Marydale Park, Willow Reserve, and potential future park or recreational connections between Willow Reserve and Marydale Park. Preservation and restoration of natural amenities, including wetland planting and restoration, is an important component of the future of the azea. Recommendations Streets, Sidewalks and Public Rights-of-Wav The plan recommends improving the Maryland and Dale intersection by installing right turn lanes, a left turn signal on Dale, cleazly mazked crossings, center medians, and traffic calming devices. Implementation: City of Saint Paul Public Warks (lead), Ramsey County Public Works, District 6 Planning Council 2. Improve the pedestrian environment along major streets by adding pedestrian- level lighting, planting more trees and hedges, and repaving sidewalks. Reduce the number of curb cuts on the southeast corner if the pazcels are redeveloped. Increase bus stop amenities. Implementation: City of Saint Paul Public Works (lead), Ramsey County Public Works, Tree Trust, District 6 Planning Council, Crossroads Elementary Loeb Lake Small Area Plan and Forty-Acre Page 4-4 a� -�� a� 3. Increase pedestrian connections across the neighborhood, especially connection to Marydale Pazk. New development, especiaily on the Jefferson-Smurfit site; the Shiloh Baptist Missionary Church site, and the vacant parcels along Mackubin, should include sidewalks as a part of the development. Implementation: Properiy owners and developers (lead), City of Saint Paul Licensing, Inspection and Environmental Protections (LIEP), City of St. Paul Public Works 4. Encourage planting such as hedges and flower pots neaz outdoor seating azeas for commercial establishments. Implementation: Property owners and developers (lead), City of Saint Paul Licensing, Inspection and Environmental Protectlons (LIEP) 5. Create pedestrian paths between Norton and Mackubin on the Cook Street right- of-way, and at Jessamine if land can be acquired. The paths allow a large number of neighborhood residents to access Marydale Park on fooi. Implementation: City of Saint Paul Public Warks (lead), City of Saint Paul Parks and Recreation, private property owners 6. Improve pedestrian crossings on Maryland at Mackubin and Arundel, especially if the industrial/commercial parcels along Maryland are to be redeveloped. Impiementation: City of Saint Paul Public Works (lead), District 6 Planning Council 7. Cut back overgrown vegetation and remove buck thorn on the railroad berm. Renovate the railroad bridges on Maryland and Dale and improve lighting under the bridges. The bridges should appear inviting to pedestrians. Implementation: Burlington Northern Railroad (lead), City of Saint Paul Public Works, District 6 Planning Council 8. Study the potential of bike lanes along or on Maryland that connect Como Park to the Gateway trail and future Trillium trail. Implementation: District 6 Planning Council, City of Saint Paul Public Works, City of Saint Paul Parks and Recreation, City of Saint Paul Department of Planning and Economic Development Marvdale Park Loeb Lake Small Area Plan and Page 4-S Dt�- �f � d� 9. Improve the wallcing path, picnic tables, and expand playground equipment azea at the pazk. Implementation: City of Saint Paul Pazks and Recreation (lead), District 6 Planning Council 10. Complete a Loeb Lake and Willow Reserve management plan, and research strategies to unprove water quality and plant health of Loeb Lake. Implementation: Capitol Region Watershed District (lead), City of Saint Paul Pazks and Recreation, Ramsey County Soil and Water Board, District 6 Planning Council, neighborhood volunteers 11. Add directional signs along Maryland Avenue and Dale Street to provide better access to the pazk. Implementation: City of Saint Paui Public Works (lead), District 6 Planning Council 12. Install interpretive boards in the park to educate visitors and school pupils about the history and ecological system. Implementation: City of Saint Paul Parks and Recreation (lead), Ramsey County Soil and Water Board, Capitol Region Watershed District, Crossroads Elementary, District 6 Planning Council, neighborhood volunteers 13. Work with Crossroads Elementary and Como High School to better utilize the park for school programming. Implementation: City of Saint Paul Parks and Recreation, Crossroads Elementary, Como High School, neighborhood volunteers Willow Reserve 14. Protect the natural environment at Willow Reserve. Preserve it as a habitat for bird and other urban wildlife by providing pedestrian path, boardwalks, observation platforms, or other non-intrusive equipment for human activities. Implementation: City of Saint Paul Parks and Recreation, Ramsey County Soii and Water Board, Capitol Region Watershed District, neighborhood volunteers, District 6 Planning Council, Audubon Society 15. Make Willow Reserve a low-intensity, non-programmed recreational area. Limit pedestrian activities to designated paths. Preserve the wild feeling and quietness of Willow Reserve. Loeb Lake SmaZl Area Plan• and Forry-Acre Study Page 4-6 f96��7 � Implementafion: Ciry of Saint Paul Parks and Recreation, Ramsey County Soil and Water Boazd, Capitol Region Watershed District, Audubon Society, District 6 Planning Council 16. Provide directional signs to Willow Reserve along Maryland, Arundel and Virginia. Implemenfation: City of Saint Paul Parks and Recreation, City of Saint Paul Public Works, District 6 Planning Council 17. Provide educational signs on the flora, fauna, geology and ecology of the azea. Implementation: City of Saint Paul Parks and Recreation, Ramsey County Soil and Water Boazd, Capitol Region Watershed District, District 6 Planning Council Pazk Connections 18. A park and greenspace connection between Marydale Pazk and Willow Reserve would enhance both amenities. The most logical place to provide this connection would be the triangular azea bounded by the railroad tracks, Mazyland, and Arundel, which hosts a mix of commercial, industrial, and multiple-family residential buildings. A historic wetland map from 1940s indicates that the Willow Reserve wetland was much bigger than it is today. The public space in this area could include parkland, restored wetland, and/or partially day-lighted stream with water fxom the storm sewer lines that lead to Willow Reserve. (See also Recommendation 3 under "Housing.") Implementation: City of Saint Paul Parks and Recreation, Ramsey County Soil and Water Board, Capitol Region Watershed District, City of Saint Paul Planning and Economic Development, private property owners, developers 19. A pedestrian bridge over the railroad tracks linking Willow Reserve with Wheelock Pazkway may provide access to and from the area north of the Study Area while maintaining the environmental integrity of the Willow Reserve. Implementation: City of Saint Paul Parks and Recreation, City of Saint Paul Planning and Economic Devetopment, City of Saint Paul Public Works Schools and Institutions 20. Encourage Shiloh Baptist Missionary Church to provide sidewalks on Mackubin and Kent as a part of the Church development. Implementation: Shiloh Baptist Missionary Church, City of Saint Paul Licensing, Inspections, and Environmental Protection, City of Saint Paul Planning and Economic Development Loeb Lake Small Area Plan and Page 4-7 �-�f 7� 21. The Church and the neighborhood should work together to mitigate potential parking problems Implementation: Shiloh Baptist Missionary Church, District 6 Planning Council, City of Saint Paul Licensing, Inspections, and Environmental Protection Loeb Lake Small Area Plan and Forry-Acre Study Page 4-8 '�iii�� :_: _ o�- �� a� Commercial This section of the plan focuses on redevelopment opportunities and recommended improvements of commercially zoned, used, or planned pazcels. These sites are concentrated at the Maryland and Dale intersection. If housing is considered, its design must consider the proxunity of the railroad tracks and their impact on the land use. Recommendations 1. Redevelop the southeast corner of the Maryland and Da1e intersection into commercial, housing, or a mix of the two. The new building(s), preferably two to three stories, should "hold the corner" with pazking on the side oz from the back. The design and scale should be oriented towards the street, relate to pedestrians and bicycles, reduce the number of driveways, and enhance the intersection. The size of the development will depend on land availability, but would ideally be at least one acre to provide efficient usable space, pazking and driveway. Implementation: Developers (lead), Sparc, properiy owners, City of Saint Paul Department of Planning and Economic Development 2. The southwest corner is also underutilized. The business currently occupying the site (Conny's Creamy Cone) has overwhelming popularity among neighborhood residents. Redevelopment of this corner is not likely in the near future. If Conny's Cones were to go away in the future the site could be rezoned to TTI2 to allow for a mix of uses. There aze no immediate plans for this corner. Any redevelopment should seek to keep Conny's Creamy Cone and incotporate it into the new development. Implementation: Developers (lead), property owners, City of Saint Paul Department of Planning and Economic Development 3. The northeast corner is occupied by MC Auto Repair. Redevelopment of this conner is unlikely in the near future due to the small pazcel size and recent investments to improve the building. The plan encourages the property owner to improve the appearance of the building and the lot with the possibility of grants or low-interest loans from the City or Sparc. In the long-term, the site could be developed into commercial or a mix of commercial and housing. Implementation: Property owners (lead), City of Saint Paul Department of Planning and Economic Deveiopment, Sparc, developers 4. Redevelopment should take into consideration intersection improvements, including turn lanes, lighting and new sidewalks and curbs. More landscaping and planting is encouraged. Loeb Lake Small Area Plan and Forty-Acre Study Page 4-3 o�-��a� Chapter 5. Zoning Recommendations The land uses and zoning in the Loeb Lake azea aze diverse, including extensive residential azeas, industrial and commercial uses off of Maryland and Dale, and significant green space and pazkland. A review of zoning and land uses in the Loeb Lake study area reveals several conflicts that exist or could exist if the zoning is not changed to address the evolving land uses. Rezoning several key development azeas could help to eliminate some of the land use conflicts and help to stimulate further reinvestment in the area. The largest sites that aze recommended for rezoning are the former Jefferson-Smurfit and Union Brass (purchased by Shiloh Baptist Missionary Chwch) sites on the south side of Loeb Lake. The two sites represent 8 acres of former industrial land zoned I1 and I2. After reviewing the possible zoning options for the 3efferson-SmurFit site, the task force has concluded that RM2 zoning is appropriate for the area and would accommodate future development on the Jefferson Smurfit site. The corner of Mazyland and Dale and the azea between Maryland, the railroad tracks and Arundel is zoned B3 General Business. The proposals outlined by the Loeb Lake task force show the possibility of changing this azea to a Traditional Neighborhood (TN) zone. Changing to TN zoning encourages greater flexibility of uses and allows for a mix of residential and commercial businesses, while enabling the existing businesses to stay. Figure 5-l. Land Use Map Figure 5-2. Current Zoning Map Figure 5-3. Proposed Zoning Changes Loeb � � a �a � � °� Q, � ^^ , � � Vd \ W � � �J y �a G> �' J �� .� �� 0 J a _ O � R � = � c m a � y � � g � � - 3 r 3 . Y C C JIIIIII mm � L > j N 0 � m m m ° m .� � "� � m � m � a a a � y � � � � � � � �(�-�7� o�-��a� � tC d � � � � 'a C a � �_ — cn o � �N � L V � � {' � ,Y O tn _ � �x o� W N ..Q O J � N - N � � � � N N T >. T LL C N i � 3 � � �ry� p] N '6 � � @ � � (6 N fl. N N � � m � � N C C � � p N p� N � � N J � J � d' Q' K d' 0] 0] = N N �� `�� , C?��7J1 �. � � � �€ N = � � >. T T LL � N i � � � � � (p � j m 3 � C Lia lL LL � m � C (i •� O 3 [6 � 0 C C � � p � � � Iv O O N J C� J C7 � N N � K K� K tn m- N O K i N � df �� a �� o �r� o� o 0 ? ° _ n O n � e� !'( � xI � i'f efe:R{ L'! i( i e E � o �TS:;., . i � � f '9 Q � 'L . O � ., ;:::c �t�. A".:.::::::. ..� � 5 i! q g!e; € L! {+ f � r? f! i� � f �.�...�..�.:. n n? � .•i� 6f �J 9l �'.i y i �i fi r�i � ...._�-..,; ' ( f n q� n � ^::��:i •j.;.'� S � i�! 3 4 i 1 S fi `•:::�:: r:.y..:�:::r d' (� S (, d !�6 tttSY�"�:t.4 ? o {�6a{, �r,ida{�6a�, 1{,iSa{�6.f. / � o �f�rB� _ ° o �?[ ��1 ,j� t�a' ,j(�d ',+�e�c`+.��c �jrda �+�a :ir i ::. �wm �� `�"�{`i' 1. � � ! ` � d ��' � (0� 1v3�/ o� � '4 ::::::::..:�:: :�: t t t' c �� ::: :': �:} ' Q�c,a{'c,'�`� �°��'s;��s;�fE� c �,at 4 �' � g � I13.I.:I:..E.I.I.3_1::::: ; d��g�tlf�,a�:sg;ap,fqrf,f4;s P�i:c 'ia _ i; � (�f i'!d iQ .iQ i! iQ � �::��:.:.. i� i�:�ta��6l'��{;� �� ":� b 6 3 ii�li �!! xS 3 �ib 'i = a f � r - (> t 6�t d� t � t °e � � '� 'f�a d �� :[ �' `�' : :. � Q � � ,� (; t+ ` , ai ; 3 � ; „ ++ � _.. .... _ � � ' �1 9�� i i (� Q N 3 ,Y � Q. O � � � �Z �°i�a .Q 0 � CTTY OF SAINI' PAUL Ch�istopher B. Coleman, Mayor To; From Date: Re: D6-�7y DEPARI'NIEN'I' OF PLANNING & � ECONOMIC DEVELOPMENT TorrySchertler,lnterrm Direcior '"�"'� 25 West Fourth Street Telephone: 651-266fi655 SaintPaul, MIJSSIO2 Facsimite. 651-228-3374 Brian Alton, Chair, and Members of the Saint Paul Planning Commission Neighborhood and Current Planning Committee Mazch 31, 2006 Review of Public Aearing Comments on Summary of Loeb Lake Small Area Plan and 40-Acre Study BACKGROUND The Planning Commission held a public hearing on the summary of the Loeb Lake Small Area Plan and 40-Acre Study on March 10, 2006. Eight people spoke, most an support to the plan, although they also expressed concern on the proposed rezoning, Mazydale Park improvements, City right-of-ways, and the future use of Willow Reserve. This memo summazizes the issues raised during the public hearing and in written comments and presents recommendations from the Neighborhood and Cunent Planning Committee for the full Planning Commission to consider. ISSUES Rezoning of 594 Maryland from B3 to TN2 The plan recommends rezoning 594 Maryland Avenue from B3 to TN2. The property is currently occupied by an auto repair business. The property owner testified before the Planning Commission in opposition of the rezoning, citing a number of concerns mostly focusing on the effect the rezoning will have on property values and the prospect of the use becoming a legal non-conforming use. His written testimony is attached. The southeast corner of Maryland and Dale presents a unique opportunity. The New Hong Kong Kitchen occupies the comer and largest parcel, and has entered into a purchase agreement with a potential developer. In recommending rezoning to "I`N2, the task force was interested in creating a lazger development on the southeast corner. Rezoning would also impede the expansion and increase of auto-oriented businesses, a change the neighborhood would like to see. �6 Recommendation: The Committee recommends that the Plaruiing Commission recommend the rezoning as proposed by the Loeb Lake SAP Task Force. Zoning of northeast and southwest corner of Maryland and Dale The District 6 Planning Council representative told the Placuiuig Commission that the Planning Council would like to see the northeast and southwest corners of Maryland and Dale be rezoned to TN2 from B3 to be consistent with the other two comers recommended for rezoning. It appeazs as though that neither comer would see significant changes in the neaz future. If the rezoning is approved, the auto repair business on the northeast comer will become a non-conforming use. Recommendation: The Committee recommends that the northeast and southwest corners retain B3 zoning. The Committee is concerned about creating an additional nonconforming use on the northeast comer when no land use change appears likely in the near future. Different visions for W illow Reserve Acquired as a bird sanctuary, the Willow Reserve is a wonderful natural reserve in the middle of a dense, developed city. There is consent among all parties that have spoken that the reserve should remain a quiet, wild area, without programmed activities. However, there is disagreement as to how that goal should be accomplished. The task force has recommended a walking trail (better maintained than the current trail), better signage, a boardwalk over the wetland areas, and an observation piatform for wildlife viewing. They believe that by providing better guidance and surveillance, there will be much less littering, loitering, and fewer "spontaneous" paths that deviate from the main trail and create a disturbance to the natural environment. The parties on the opposing side staYe that the reserve should be exclusive of all human activities. There should be no public access and maintained trails. They want the azea to be kept for wild birds as a nesting place. Recommendation: The Committee considered the fact that there is currently a trail through Willow Reserve and human activities aze present in the azea. They agreed that the path should be improved, yet believed that a boardwalk and observation platform may be excessive. The Committee recommends eliminating the language pertaining to boardwalks and observation platforms. Extending Jessamine east of Loeb Lake When the land was platted, several north-south streets in the area east of Loeb Lake were laid out to have very long blocks that aze the length of four or five average city blocks. This uncommon anangement cut off much of fhe neighborhood from having good access to Marydale Park. In addition, the long blocks with no stop signs encourage automobiles c� ��f 7a� to speed through the neighborhood. The plan summary recommends extending Jessamine as a walking path east of Loeb Lake if land can be acquired. One property owner testified against the extension, stating that it would cause her to lose her home. At the same time, she expressed her concerns over the high traffic speed on Norton, precisely a result of the long, uninterrupted blocks. Recommendation: The Committee believes that the language in the plan is general enough that it does not pose a threat to azea property owners. However, if land can be acquired in the future, opening up the long blocks would be an improvement to the neighborhood. Vacation of Cook Right-of-Way Along Mackubin Street, one property owner owns several pazcels on both sides of the Cook Street Right-of-Way, which has never been paved. The property owner spoke before the Planning Commission, asking for support for vacating the ROW so he can develop all his parcels in one bigger development. Although new development is needed in the area, vacating Cook Street would further exacerbate the problems created by the long north-south blocks, as discussed in the last pazagraph. Recommendation: The Committee recommends keeping the language proposed by the Loeb Lake Small Area Plan Task Force, enabling a connection in the Cook Right-of-Way when funding becomes available. Pedestrian bridge over railroad tracks north of Willow Reserve The plan summazy recommends a pedestrian bridge over the railroad tracks to the north, linking Willow Reserve with Wheelock Pazkway to provide better access to Willow Reserve. There is concern that this bridge, if built, would become too intrusive to Willow Reserve because of the height needed over the railroad tracks, which are already located on the bluff, and the length and location of a handicapped-accessible ramp. Recommendation: The Committee shares the concerns over the height of the pedestrian bridge and its environmental impact, and recommends deletion of this language. RECOMMENDATION That the Planning Commission adopt of the summary of the Loeb Lake Small Area Plan and 40-Acre Study as submitted by the Loeb Lake Sma11 Area Plan Task Force with amendments recommended by the Neighborhood and Current Planning Committee. Please feel free to contact PED staff Yang Zhang at 266-6659 with any questions. K:\WordU.,oeb Lake SAP�Plarming Commission�lVCPC memo for PH.doc AA-ADA-EEO EMPLOYER rtC-1C eIb:VJbM rRUri• Ob�� STEVE'S AUTO SERVICE.ETC STEVEN A. HANEY 8� FAMILY 594 MARYLAND AVE. W. SAINT PAUL MN. 551'�7-4208 651-487-7775 MAiZCH 11, 2006 RE: PROPOSED 20N1NG CHANGES TO CITY COUNCIL, PLAPINING COMMISSION, FRIENDS 8� NEIGHBORS: We are the Haney family 7 in all. Steve & Lissa: our children Jackie T. (16), David T. ('13), Ashleigh (11), Mikaela (3), Mackensie (2). 1(Steve) have been a resident of Saint Paui 41 years 8 have operated my auto business and have residect @ 594 Maryland Ave_ W. Since Nov. 301995 ( nearly 13 years). We embrace change and realize that it is needed and inevitabie. When 1 sought to locate on Maryland Ave. in 1993, it involved a special use permit, LIEP inspections and city counciis approvals. Over the tast 12+ years I have had some good & bad things chatlenge me personaify & professionally. I AM HERE AND HAVE OVERCOME!! Our concerns to the praposed changes to TN -2 are as follows: 1) My neighbors (Auto Care System, Super Serve 8� Twin City industrial) and I have been Continualty tald by the PED staff this is a better thing for our property values. We ask, how so? About 1/3 of the possible uses available ta us right now are removed or at best would �equire a special use permit. VUe are people of moral values so a depraved use would never be sought! 2j When 1 acquired this �a:cel nobaly v,ranter! it! 4t had $12 in back taxes and had become a neighborhood dump sife. At the time { was operating my auto business on the west side near my childhood home without permit, I sought to be legal and this property would accommodate this use. rtC e�o�r�on rRUi�i. D��f7d� 3) At a recent neighborhood meeting, the financier of Arbor Pointe {attorney 8� develapes) ir�formed me tfiat he wou{d be taking my property by eminant domain. This was latter that same evening boistered by a person of some poiiticai position. That stated (You have had enough time here...status quo' and something about °TIF #unds °. With two people of some power this incitetl some spirded discussion that both parties wanted in pr+vate 1 continued in the public venue knowing that was spoken would not be forgotten easiry when 50+ people heard it! This was a poinl of distress for future business and living arrangements. After so long at this properry (job & home), thousands of highly skilled hours and efforts woufd be lost for the profit of an extremely rich private investors use. Particulariy that most of these TN — 2 changes are sought to accommodate fhe inv�stors profit motivated intentions & extra tax base #or the city. 4) They aet as if this commercial property (abutting 2 Burlington Northem right of way tracks) is prime residential real estate. With 35+ trains a day 8� night (some times 2 at a time). 3— 7 times a day I have to wait for B8�N to drive by, we just can not hear on the phone. This is extenuated in the warmer weather. The noise level is at times over 110+ decibels (gearing down or powering up). I do not care how good the construction is, the proposed new occupants (IeYs say someone's Grandma), would not appreciate or want any windows open for the sounds of the railfoad industry at it best! 5) Additional restrictions. on paricing & signage. 1 have purchased 2 back lighted signs I intended to use for advertisement, according to ths TN -2 code would not be encouraged or at best another speciai use permit and then maybe?! li not it would be more wasted materia{s and time. 4 have waited to install for the cause of $ and wanting aesthetically pleasing outer ta�ade blend with other structures on site. To be kind to the eyes of the neighbors and to attract potential customers. I acknowledge the need for tasteful displays of business advertisement & no� irrtrusive outdoor accessories. 6) After some personal & business struggles, we are on the cusp of a big move. With $ 750,000.00 in paid for equipment, a favorable mortgage position, a reputation of problem solver (other shops in the neighborhood seeking technical advice and or my diagnostic / eiectronic repairs etc.). We near readiness far a building expansion and hiring outside help. 7) !f new zoning is implemented it would unnecessarily hinder our long over due expansion project. More special use permit5, restrictions & uncertain outcomes are not conduetive to commercial uses. We acknowledge the need for order, safety & harmony with the community, We wifl not seek to install pole barns 8 the like. Even the new storage buildings buift last year are of premium 50 year + materials, all color mafched with an eye on style and design. FEB-1F3-�db� bb:brH rKUrr. o� - N7a� 8) We all agree a quality buifding wifh the integrity of the occupants is good for Saint Paul and our futures? We see a need for change in our living space. We wouid welcome any new TN — 2 neighbors. BUT.,. for obvious reasons DO NOT want them to STEAL our hard worlc through questionable legal but not MORAL means. We anticipate change in our living 8� working space we pray that it does not involve a change of address!! Thank you for your consideration is this matter Sincerely � Mr. STEVEN A. HANEY & Famil 63/13/2606 12:13 6514889367 _. � � V � . �� I�j !� �� ! :' ;,i ---_--:�--- �N__.Z.LL Q_4�_I _ `�_F S � �� ---- T �. :;; , . . – ' --;;�--�_ ��__..�A �..I. _. _.� (rc. �r�. �.� _�o..�t_.�-L_�ss! d�_-- -- �!! �° , �-•' , __;T:._ 'l.uY��_.� �r�..eex�. ,�.� � �I,a.�� .Sc�.�.��f��.P�--- ;;, . __.___�.___�.__._.— ------- �- - � -_____-------- -- ........... .. ... ..... .-----..__. . ^.._ �.�� Ci � S �._� t..� .�� ..�� . �. _. -�- rs�. �_ � �. ��__-�°�-�—�`�'--- . -----------..::�__.Q�_�Qc�.—_ S?�... ��Z��, a .�...12� fztz�___� a ---------- --- -�--- -��.,.�.__...__...._.._.._... __._.. . . ... . ... _. _. ..__ ._._ �---_._.—__.__—_-----�-�-----, -- ------...�;i.�-.__ �?_o:Y-_c4_... � �..S2..r -e-.__. .r��.s___s�S��.�1�------- ----__ ,.: _ .�;��.:�czs.�� . ��-� ,� �.e .c� ' -- - ---� -_....._. --- — - . ___....__....--� -4�.�:s. -��c��.� .�.�� I.c�acS,—_r�_�.�.�s..n_rA..�!l_`��- — - - , _ --._ . .. _ _... .,_�;+_.�D �§-�a. ... • ._.. { � e � �v �_��--e� ..� �=._-1z�.,.s�-�- - -- _ - � -- �:. ;. JJ �d , i : a, ('"� e �. 2Y u...�. � V Q t! � r_ .._. �.. __. _.. .S�1.S,� !2_.. . �Sd ._. __._...., ._ .._ -- --�------' -- -..___ -'---........ � � ' - �..--- - .. ..._..�a_ �?--°-�.�.t_.�. _-4� s-�-�-�. _G �� _. .o..._. � Q._. �?�.�1� � --a cc �S s-1---- -- - � - - - - �-. ....:.�- n o ..:.�I1�C-� _. �- -�~ c�. n -� . �'�o, : � S r .__ �x�t �.. !�'Zu_S`� _. o �,. .- � -- _ - ----- __ _ _:. �— 0. �_�. .. S. �.._ .1�/�. S.d �_'�' � . . . . .,. .. ' i � � 1_�- 2�. .i ----. - ._ _ _ _... -�-a� . S�r1�I.,S?y .._ _. . .�.:1 . ..... .... . . . . .. _ .__. .. __ . .----�'----�----'---..._�------." � _..__ ._ . _. _._,;.�`'L=.�.n..._e_� -�� z � � s.. �yr _- �� l.�1o_Y�._ � n c�i... - ---• ---- ... .. . I � '; .cs.�.�e.. ar� _ c�/1 `iwz C _�a.�✓Jrij�__�oi?�l�(SSSra��_ . . . .. _ .. _,. _ - � E'�c �� e�� .. � P.!-e ._� r�c�._.. Cc�L(.2�4 _. - �-cQn ,�' _.. , .... - ;lt�-r-�_;`-�)v�,,� ��sC�r�e �'�_C�rrrmc��Q.2. _ �/�l -. _ �_�- _ Vl�� -4-2� � .� d . .✓t e �� L� _I� u_�- s t %�. . ._�. (�. � _ f q�.._r�.� . �. ---- - . ._.._. - . - . � ii � _a.V �� .r�s�.., . .----- _ - - .. _ .... _.�,_..� �?_Y_�- _ v',_�L.� � n � . _ ___ . ;. u I� (� p ......._..-- - --- --=;�- ��`�.f�.T'. .. �'D r � b�.rc4 S._.1 ..._ ;: _ _ . _ - °- --- ' _. .,,. . . _ . . . I ' � 2 � oS-�- 2 �-� -� t� �-P n c9-PSr_r. S -- -�—��._ �._M,..�.� _._._..,._. _ ,._. , ...,_..... . _ -..X_._.✓Yl.... _ _ -'r 2�' V ev1.� _. --- � � - �� - . . � . ..._. I, `` � �12. � r �, _ _ '-- `� l`1.r2 S -P v'./ e. �C> �C _. .. � .»S- r?.�_ U� - ... ��.. �.1 �.. �? `-'.-' ` -��e � �r �1't � e s a ,�� w � s l� -es a �2 � � ,. it c� . .. � .., -� . _.. , , --�-- --- ----- --�:. ;, ;;. ;i ��'�f �� ,. � _._... _. G._ ,.�- �.-�_ � Q( �o G S � L�l.+'1 �!!1/l �__ e� r S_ ... � (� ��/ � � t � -- _.L! ��.-1'tz r e .�� J - T l/� �S CR 1! 2.� _C�!1i S_. _�_!2.G�"?Zi r-4 t - i: ��; , -.� _lac� r -�-G:� � ._.. , ' �' d D -. . !�l � q r� �--i n� _! c--c�s.__. r2 S�--i,�7� . J ` — - _ ... . .. � . `�t/ � Ur �`--. CJ�` SC,� c.i —�L.�_- - L � "�C. ::: Q S � t r" �:� - �=: f � _.... ki: _..__. . C-"�a.,•� c�. t rt � S PcC S o.�z . S. i!: r J 1 __ _ - - - - - ''' r ��2 ✓'1 t� cv w _. .. ;+� , c�Ytcc ny_ � c rcQs_ ,a re r'� e�-},h� .: ,'� �r� _... _ ..: ... . a !'! (.Q (.,LS � �I . t � O� S T 1�2. ` c� 'f � r- 4'� -- eSPx �.Q _ . -. . , .` � r. . `Y'�i�-ti � � f'�{ .S � . i � ,.--__ —� ..--� . ... . . . _ -. . - - - - - - - - . _ �-- 7 � PCLS �. (QO Y7 l � C�l /'� Gk�G . W �a.T T `� S '� }+. �..1..� 6✓1 OI�Q r-�i� � �JG r-�'�A � n� F� �,�„ � �l. � b V 5 , r. :� GLCCv ��Q t� �"� �`��aS - - . ,,. �.. ��.� k � � _ ;_,._ t�-��,..5 �,.� ,.a ,;. ;._ �_ �:. ;; a;. ; �.. �. !i: ; ;�_ ;;� j;. I, �:. � ,� -� � �, �, � -�-- � .rv� � -� . . �� --�c��.., �� °°. ,_ by/1J/Lbnb 1[:1� ooiYOOwar MRR-1�-2006 16:36 RRMSEV CQUNTY BOARD 65126685�0 P,02�0� db - �7�- nec�inbar I, zoos To: Capitoi Region Waterahed Dissrict From: Msrylyn Denxn Re: My commenu concemii�g thc area oakcd Willow Roso+ve, �vhich is being studied s1on� wit2� ihe Loeb Lake Sme11,A,rra Plan. My hopa is that thc City Plans�as will ooneidcr kccping �illow Reserve a resr,rve for naturo — espcciallY in rogazd t.o the bird population. 'Ihe scudy couid incluQe ha,lp from DNR Cazo1e Heuderson faz the propor desig� standards in kecpin� thc area for birdtng, P!ease IeCs not cUange the arcn from tvhaE it was planned for in 1969. 36 years ago! Tn 1969 Mrs. Alioa Johnson calted me, asking if I would onair a n�ighborhood committec fr�r the yu�ose of saving the wecland in ha� noi�lzborho�d. S12e heard abouc my being a m�znba of tl�e Lcakue of Women Vorers of Sc. Yau1 working on our Water/Environmentcl Committea. She thought T might halp, T said yes righl away. Not oeing from the ncrigh6orhood she al�o thoughr I would be oP �n•eat help for the Reighborhood in the North Lnd — aavi:xg lhis apecial bird migrsttanJwatIand. We met many times planning our sVate�y. Thc committcd felt it iinpbn�nt to seve this ar�a as s reservd. ,4,t thac �ime, Chate Izad b¢ea a nuntber of builJing pro�psai3. The commictcc found it difficult raising man�y fnr this project of buying 4hie land. \Na tumed co tha St. Pavl City Council far help! Counci! person Ruby l�funt (A member of the L.eaguc of Vi'amen Votees of St. Paul & friend) took the chal(cnga, a�td xfter lnany more mon(hs -� the city money wus found tp purchese th� propany. One of tho solling points was — the Norih End needed W keap a natvraf wild-Siftlwetluid lo break up denscly populateti nrea. But what rrally sold chem waa h1rs. lohnson's informa6on shc had doeumcnred an thQ aree. It was that the aren was a rcating place fo� Itundreds of birds on thcir mig�•arion flywa,y in both spring az�d fall. 7h�t ecea wes a speciat piaea in thE North End af St. Paul 'I'he Ciry Council gavs their approval and Willow Resorve was now an oasis for mibrrating bird� and iliose who just scay around in thc neighborl�aoci. This fs not nn a�•cA for peoplc ±o wmlk, da9h or slosh tht'oughl It'S for the birds! Revises3 romment #4 fox I.o�b Lake Small Area Plan 4j 'Che su�utcd trails, access and connections to the WilIow Reserve should I�e oonsistmt with the original acquisition of the prcrperty. , a�css-�+-t�b�t'-»e� �ae�a-�t}� �The Cicv Uf Sai� t Paul a�stuirad tl�e�illow RescrYe inl9�for rho �uild trail� and nath f�,gg�>h t}�js are� and even providin�'nassi�m. nnn- m'agrammcd" recreation vlp�a the pri�ina i�xtc�it. W:\OOPrvjoolS\WillowRqweVAarylynOwoutCurtwnaU ]2.t.O3,Joe ' TOTqL P.O< Mazch 7, 2006 St. Paul Plauving Commission 15 Kellogg Boulevard St. Paul, MN 55102 Re: Loeb Lake Small Area Plan Dear Commissioners, � 7�/ ' � �v I am writing to ask you to increase protection for the natural area and wildlife habitat of the Willow Preserve in the Loeb Lake area. In the 1980's an Audubon member Alice 7ohnson showed city officials this gem and told how she studied birds and other wildlife there. Willow Preserve provides important breathing space for the built-up city and crowded neighborhoods. Willow Preserve provides nesting space for important bird species hying to eek out a living in St. Paul. It also provides resting space for birds in migration, including many warblers, orioles and vireos. Neighbors have told me that development around the Preserve and plans to develop a series of trails through the Preserve will have a very nega6ve unpact on the natural habitat there. Please review this closely so that tYus important pocket park can be saued as a natural area. Sincerely, �' " KikiSonnen 1758 Hewitt St. Paul, MN 55104 D�-�� To: I,oeb Lake Small Area Plan Task Force District 6 Planning CouncillLUTF St. Paul Planning Commission From: Tri Area Block Club Date: December 14, 2005 The Tri Area $lock Ciub wishes to recognize the time and effort Task Force members have contributed to the Loeb Lake pian. Improvements to the North End/South Como community are greatly appreciated. Even though our block club boundaries do not fall within the study area, we would like to take this opportunity to submit comment on that portion of the plan related to the Willow Reserve. It is important to protect this area from intrusion. We do not want to see desUuction, or even disruption of this valuable and fragile habitat. Willow Reserve is not a"recreational" area in the traditional sense; nearby Loeb Lake, Marydale Park, and Como Park serve that purpose. It is a natural wetland azea that serves as one of the rare habitats for birds in this community. Paths into the reserve should not be allowed. Multiple accesses should be discouraged. Excessive visibility/promotion will bring excessive use which would adversely affect nesting, etc. A birding platform located a reasonable distance would be an acceptable amenity. Additionally, one must be cognizant of the impacts the planned development and resutting density may have on the Reserve. To assure protection, care must be taken to create a natural buffer zone in the azea between any development or pathway and the Reserve. We need to temper our enthusiasm for Willow Reserve so as not to destroy what we value aboat the area in the first place. Willow Reserve is a raze gem - an urban Walden - and it mnst be protected. Page 1 of 2 Yang Zhang - Re: Reminder: Loeb Lake Public Hearing on March 10 Q� -� 7�� From: Lynn Belgea <imbelgea489@yahoo.com> To: Yang Zhang <Yang.Zhang@ci.stpaul.mn.us> Date: 2/23/2006 5:57:51 PM Subject: Re: Reminder: Loeb Lake Public Hearing on March 10 Hi Yang--I've been meaning to call you. District 6 voied to approve the change in the Study to TN for Arbor Pointe as you described in your last e-mail. Also, we discussed the whole intersection and voted thatthe Planning Commission and City should consider changing the other 2 corners to TN at this time, IF that does not make Connie's a non-conforming use. (Connie's is a restaurant, not a"fast-food" restaurant, right?) We taiked about making that whole intersection one consistent classification to avoid any impression of spot-zoning and also to place the auto repair on the NE corner on the same footing as the auto repair on the south side (Steve's). it seems to use this would be more fair. Also our large area plan identifies that intersection as one of our commercial nodes, so it seems it would be more efficient and consistent to have that pianning change at this same time.--Lynn YangZhang <Yang.Zhang@ci.sfpaul.mn.us>!; wrote: Dear Task Force Members, This is a reminder that the first public hearing for the Loeb Lake Small Area Plan summary and Forty-Acre Study is scheduled for Friday, March 10 at 8:30 a.m. at the Planning Gommission. The location will be Room 40 of City Hall/Court House (basement). You are invited to attend and address the Planning Commission. Comments are limited to 3 minutes per person and you're advised to sign in before the meeting. Public hearing notices are published in the Pioneer Press (three times total). There will be another public hearing on the plan and Forty-Acre 5tudy at the City Council in late April or May. I'll let you know when we set a date. Thanks a lot for the great work! file://C:\Documents and Settings�Zhang\Local Settings\Temp\GW}00001.HTM 3/2/2006 - - --.. ._ __ _ _ . .. ' Yang Zhang - Loeb Lake Exec Summa comments _ Page 1 From: "Amy Fredregill" <amy.fredregill@wfcmac.coop> To: ryang.zhang@ci.stpaul.mn.us> Date: 1/12/2006 4:45:29 PM Subject: Loeb Lake Exec Summary comments Yang: Thanks so much for all the hard work you have put into the Loeb Lake Plan! The draft looks great. I just had a few small questions/comments. The map on the first page - it is a bit unclear whaf area you are looking at. Is this map to be shaded? Can you add a few street names for clarification? Under Housing, #1: what is zero-lot line development? This term seemed more technical than many others in the plan. Would it be useful to define it here or use a more lay-person's term? I recog�ize this plan is not necessarily written for a lay audience, though. Under Zoning recommendations, #21, I think there is a typo -"recommend" in the first line needs an "s". Under Priority Actions for City Participation: The first paragraph, 2nd line, I think there is a typo - I don't believe "signification" is a word. I think you mean "significanY'? Thanks again for allowing this opportunity to review and comment on your draft! Amy Fredregill D6 Board Amy Fredregill Managing Director Minnesota Association of Cooperatives 400 Selby Avenue, Suite Y, St. Paul, MN 55102 651-228-0213, 651-228-1184 (fax) amy.fredregill@wfcmac.coop, www.wfcmac.coop p�-�� CC: "'Lynn Belgea'" <Lmbelgea489@yahoo.com>, "'District 6"' <district6@popp.net>