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218207 � . , �� .!t '/ (� ('� ' ORIGINAL TO GITY CLERK • � r VDLLSIIL'D � �� '�/ /�('y�0� N � i pw� `s � -• CITY OF �ST.'PAUL- � couNCi� ' OFFICE OF THE CITY CLERK FILE •�'. NO. _ < < , Council Fyle No. 218207—By� � • --- OUNCIL S _LU ION—GENERAL FORM � na��sh—Bernara T: Hollana—�enk{ ` - L. Loss--Severin A. Mortinson-1 PRESENTED BY ��Z 'o}.ert F. Peterson—Milton Rosen J COMMISSIONE �� DATE �C.�:�;r.r. J. VavouHs— .:�- ., „-,•�. _,f.rti ' 3 0 R2;.2)t J..::s�F C��: c 4i > "il� �— �--- - ------ -- — $kw�;.tn-:liA•�:JfT.�lEs3anP�-?, < � r n �f1iO�0�� eT..0=_'., r{ ;ir J�� RESOLUTION OF COUNCIL OF CITY OF SAINT PAUL, N�INNESOTA , APPROVING THE URBAN RENEWAL PLAN AND THE FEASIBILITY OF RELOCATION FOR PROJECT 1V0. MINN. R-26 RESOLVID, by the Council of the City of Saint Paul, upon public hearing pursuant to said Council's prior Resolution, C. F. No. 217871, approved May 1, 196�+, and upon due consideration of the Application of Housing and Redevelopment Authority of the City of Saint Paul, P�innesota, for said' Council's . approval of said Authority's Redevelopment Plan for that certain axea within � . the City of Saint Paul, County of Ramsey, and State of Minnesota, commonly , designated as Riverview Industrial Pro3ect I�iinn. R-26, undated, and for said Council's approval of said pro�ect; WHEREAS, under the provisions of Title I of the Housing Act of 19�+9, ' as amended, the Housing and Home Finance Administrator is authorized to provide financial.assistance to Local Public Agencies for undertaking and carrying out urban renewal pro,jects; and , . WI�REAS, it is provided in such Act that contracts for financial aid thereunder shall require that the Urban Renewal Plan for the respective pro�ect area be approved by the governing bod.y of the locality in which the pro�ject is ' " situatecl��and that such approval include findings t�yj the governing body that; (1) the financial aid to be provided in`the contract is necessary to enable the • pro,ject to be undertaken in accorlance with the Urban Renewal Plan; (2) the Urban Renewal Plan will afford maximum opportunity, consistent with the sound needs ,of the locality as a whole, for the rehabilitation or 'redevelopment of the urban � renewal area by private enterprise; (3) the Urban �Renewal Plan conforms to a general pla.n for the development of the locality as a whole; and (�+) the Urban Renewal Plan gives due consideratiori to the provision of adequate park and • recreational areas and facilities, as may be desirable for neighborhood � i.mprovement, with special consideration for the health, safety, and welfare of chil.dren residing in the general vicinity of theAsite covered by the Plan; and � r_. . _ . . . - _ . COUNCILMEN � Adopted by the Council 19_— Yeas DAL�I.IS�-I Nays �B"eGe�� ' ,� Holland �� . Approved 19._ LosB i , � ` n Favor Mortinson ��l , ��G�O� CJF �.�I , Peterson ' � , Mayor Rosen A gairist Mr. President, Vavoulis 5M 0-Iil , �--.,�,,, • , ' ' � �� . . I - . WHERF�S, the Housing and Redevelopment Authority of the City of Saint Paul, Minnesota (herein called the "Local Public Agency") has entered into a planning contract for financial assistance under such Act with the United States of America, acting by and through the Housing a,nd Home Finance Administrator, pursuant to which Federal funds were provided for the urban renewal pro�ect (herein called the "Pro,ject") identified as "Riverview Industrial Project, Mi.nn. R-26" and encompassing the axea bounded by the following described boundary lines: Beginning at the point of intersection of the northwesterly right-of-way line of East Fillmore Street with the northeasterly right-of-way line of South Robert Street, then southeasterly along, said line of South Robert Street to the point of intersec- tion with the northern right-of-way line of Wood Street, then westerly along said line to the point of intersection wi.th the easterly right-of-way line of Staxkey Street, then southeasterly along said line to the point of intersection with a lot li.ne 100 feet south , of the southern right-of-way line of Wood Street, then westerly to .. the point of intersection with a lot line 17�+.75 feet north of the southern right-of-way li.ne of Colorado Street (extended) and the southwestern right-of-way line of Wabasha Street, then north- westerly along said line of Wabasha Street to the point of inter- section with the easterly right-of-way line of Hall Avenue, then southerly along said line to the point of intersection with the � northern right-of-way line of Prospect Boul��rard, then westerly ' - ' along said line to the point of intersection with the eastern right-of-way line of Bidwell Street, then northerly along said line to the point of intersection with the southern right-of-wa.y line of Prospect Boulevard (extended), then_wes�exly along said line to the point of intersection with the eastern� right-of-way linecof - �- Bellows Street, then southerly along said line to the point of , intersection with the southeast corner of Lot 1 (extended) Block � 197, Irvine's Addition,. then northwesterly along the southwesterly +,; property line of Lot 1 (extended), to the center line of vacated_.-• --�� --� ' Bellows Street, then southerly along said center line to the point of intersection with the southeasterly lot� line (extended) of Lot 3 through 6, inclusive, to the �joint of intersection with . . the northeastern righ`t;of wa liue of Ethel Street, then south- ��I easterly along said lirie to the point of intersection with the northern right-of-way line of Delos Street, then westerly along said line to the point of intersection with the western lot line of Lot 16 (extended)�; Block 198, Irvi.ne�s Addition, then southerly along said line for 80 feet, then westerly at a right angle to said line to the point of interseetion with the center line of Ohio Street, then westerly along said line to the point of intersection with the southeast lot line of Lot 4 (e�tended), Block 20�+, Rosen's Addition, then northwesterly 87 feet along said line to the point of ± intersection with the southern lot line of said Lot �+, thentawesterly �+39•23 feet along the southern lot line o� Lots �+ through 10, inclusive, ' Block 20�+, Rosen's Addition, to the point of intersection with the westerly lot line of Lot l0,then northwesterly along said lot line to the point of ' int er sect ion . =2= , • } /'��V�� with the property line of the Corps of Army En�ineers' Flood Wall, then northeasterly along said line to the point _ of intersection with the northeasterly line of Wabasha Street, then southeasterly along said line to the poi.nt of intersection with the northwesterlyright-of-way line of East Fillmore Avenue, then northeasterly along said line to the point of intersection with the northeasterly right-of-way line of South Robert Street, which is the point of beginning; in the City of Saint Paul and State of Minnesota (herein called the "Locality"); and� WHEREAS, the Local Public Agency has applied for a.d.ditional financial assi'stance under �such Act and proposes to enter into an additional contract or contracts with the Housing and Home Finance Agency for the undertaking of, and for making available additional financial assistance for, the Pro�ect; and WHEREAS, the Local Public Agency has mac�ei&etailed�.s�udies of the location, physical condition of structures, land use, environmental influ- ences, and social, cultural, and economic conditions of the Pro�ect area and has determined �that the axea is a blighted axea and that it is detrimental and a menace to the safety, health, and welfaxe of the. inhabitants and users thereof and of the Locality at large, because of d��apidation, obsoleacence, faulty arrangement and design, deleterious land use and obsolete layout, and the members of this Governing-Bod.y have been fully apprised by the Local Public Agency and are aware of these facts and conditions; and WHEREAS, there has beerit,prepared and referred to the Council of the City of Saint Paul, Minnesota, of the Locality (herein called the "Governing Body") for review and approval an iJrban Renewal Plan for the Pro�ect axea, undated, and consisting of nine pages and three exhibits supported by the following supplementaxy material, data, and recommendations, which material, date,and recommendations axe not a paxt of said' Urban Renewal Plan: l. Final Pro,ject Report, Part I; Riverview Industrial �' Pro3ect, Minn. R-26; 2. Method Proposed for Financing Riverview Industrial Renewal Pro�ect, Minn. R-26; � 3. Relocation Program for the Raverview Industrial Urban Renewal Pro3ect, Minn. R-26; '�`" � �+. Land Utilization and Ma.rlsetabili�y Study, Riverview Industrial Pro�ect, Minn. R-26; �� and WHEREAS, the Pro�ect area, which is predominantly nonresidential in chaxacter, is to be redeveloped for predominantly nonresidential uses under said Urban Renewal Plan; and � � WIiEREAS, said Urban Renewal Plan has been approved by the Governing Body of the Local Public Agency, as evidenced by the copy of said Body's ' duly certified resolution approving said Urban Renewal Plan, which is attached thereto; and -3- � - - ��'�J� �1HEREAS, a general plan has been prepaxed and is recognized and used as a guide for the general development of the Locality as a whole; and � WHEREAS, the Planning Boaxd of the City of Saint Paul, which is the duly designated and acting official planning body for the Locality, has submitted to the Governing Boc�y its report and recommendations respecting said Urban Renewal Plan for the Pro�ect axea and has certified that said Urban Renewal.Plan con�orms to the said general plan for the Locality as a whole, and the Governing Body has duly considered said report, recommendations, and certification of the planning body; and WHE�REAS, said Urban Renewal Plan for the Pro�ject axea prescribes . certain land uses for the Pro�ect axea anr� �rill require, among other things, changes in zoning, ,the vacating and removal of streets, alleys, and other public ways, the establishment of new street patterns, the location and relocation of sewer a,nd water ma,ins and other public facilities, and other public _action; and . s: . . . , � � WHEREAS, the Local Public Agency has prepaxed and submitted a program. for the relocation of families that ma,y be displaced as a result of caxrying out the Pro�ect in accordance with said Urban Renewal Plan; and WHEREAS, there have also been presented to the Governing Body � information and data respecting the relocation-program which has been pre- �-"-'- paxed by the Local. Public Agency as a result of studies, surveys, and inspections in the Pro�ect axea and the assemblin� and analysis of the data and information obtained from such studies, surveys, and inspections; and WHEREAS, the members of the Governing Body have general knowledge of the conditions prevailing in the Pro�ect �rea and of the availability of proper housing in the Locality for the relocation of families that ma.y be dis- placed from the Pro�ect axea and, in the light of such knowled�e of local housing conditions, have caxefully considered and reviewed such proposals for ,_ relocation; and ' ,` WHEREAS, it is necessary that the Governing Body take appropriate official action respecting the relocation program and said Urban Renewal -� Plan for the Pro�ect, in conformity with the contracts for financial assistance between the Local Public Agency and the United States of America, acting by and through the Housing and Home Finance Administrator; and WHEREAS, the Governing Body is cognizant of the conditions that axe imposed in the undertaking and caxrying out af--ur�ba� renewal pro�ects with Federal financial assistance under Title I, including those prohibiting discrimination because of race, color, creed, or national origin with respect to housing, facilities related to residential use, and all public facilities within a pro3ect area; public facilities proposed as noncash local granfts-in-aid; and employment; NOW, THEREFORE, BE IT RESOLVID, by the Council of the City of Saint Paul: =4= , r „ . , ��r-.al�� •� 1. That it is hereby found and determined that the Pro�ect is a . blighted axea and qtal.ifies as an eligib�e Pro3ect area under Minnesota Municipal • Housing and Redevelopment Act. , • 2. That said Urban Renewal Plan for the Pro�ect aforementioned, having been duly reviewed and considered,is hereby approved, and the City Clerk be and is hereby directed to file said cszpy=of said Urban Renewal Plan wi.th the minutes of this meeting. _ ".-. 3. That it� is hereby found and determined that said Urban Renewal Plan for the Pro�ect area conforms to said general plan of the Locality. �+. That it is hereby found and determined that the financial aid provided and to be provided pursuant to said contracts for Federal financial assistance pertaining, to the Pro�ect is necessaxy to enable the Pro�ect to be undertaken in accordance with the Urban Renewal Plan for the Pro�ect axea. , 5. That the redevelopment of the Urban Renewal Area for predomi- nantly nonresidential uses is necessaxy for the proper development of the community'. - '� '� "" 6. That it is hereby found and determined that the above-mentioned Urban Renewa,l Plan for the Urban Renewal Area will afford maximum opportunity, consistent wi.th the sound needs of the Locality as a whole, for the urban renewal of such areas by private enterprise. _ 7. That it is hereby found and determined that the Urban Renewal Plan for the Urban Renewal Area gives due consideration to the provision of ', adequate park and recreational areas and facilities, as may be desirable for neighborhood improvement, with special consideration for the health, safety, and welfare of children residing in the general vicinity of the site covered by the Plan.. 8. That it is hereby found and determined that the program for the proper relocation of the families displaced in carrying out the Pro�ect in decent, safe, and sanitary dwellings in conformity with acceptable standaxds is feasible and can be reasonably and timely effected to permit the proper - prosecution and completion of the Pro�ect; and tha,t such dwellings or k: dwelling units available or to be mac�e available to such displaced families ' are at least equal in number to the number of displaced families, are not - '� generally-less desirable in regaxd to public utilities and public and com- � � mercial�facili�ies than the dwellings of the displaced families in the Pro�ect area, axe available at rents or prices within the financial means of the displaced families, and are reasonably accessible to their places of employment. 9. That in order to implement and facilitate the effectuation of the Urban Renewal Plan hereby approved it is found and determined that certain official action must be taken by this Body with reference, among other things, to changes in zoning, the vacating and removal of streets, alleys, and other - n -5- ^ � . . , ORIGINAL TO CITY GLERK .. •• ' ��r�9�� ' � CITY OF ST. PAUL couNCi� � `'° �' � - FILE NO. � • OFFICE OF THE CITY CLERK - �� • COUNCIL RESOLUTION—GENERAL FORM PRESENTED BY • COMMISSIONEa DATF public ways, the establishment of new street patterns, the location and relocation of sewer and water ma.ins and other public facilities, and other public action, and, accordingly, this Body hereby (a) pledges its cooperation in helping to caxry out such Urban Renewal Plan; (b) requests the various officials, departments, boards, and agencies of the Locality having adminis- trative responsibilities in the premises likewise to cooperate to such end � and to exercise their respective functions and powers in a manner consistent with said Urban Renewal Plan; and (c) stands ready to consider and take appropriate act�ion upon proposals and measures designed to effectuate said Urban Renewal Plan. 10. That additional financial assistance under the provisions of Titie I of the Housing Act of 1949, as amended, is necessary to enable the . land in the Project area to be renewed in accordance with the Urban Renewal � Plan for the Project area and, accordingly, the filing by the Local Pu�lic Agency of an application or applications for such financial assistance • under said Title I is hereby approved. � � 11. That said hereby approved Urban Renewal Plan constitutes �- " the Redevelopment Plan for said Riverview Industrial Pro�ect Minn. R-26. MAY 2 � 196� � COUNCILMEN . � � Adopted by the Council 19— YeasDALGLISH Nays � ecour� . �AY 2 � 19fi-�� Holland prove 19.— Loss In Favor . Mortinson Peterson � � . Mayor Rosen - A gainst Mr. President, Vavoulis aM G-cit -6- . � � �-�-� WARHEN MOONEY, Proaid�nt HICHARD C. BADMAN�JR., Sacretary �t. �auC BUILDI� G fl �D CO�ST� UC�TIO �I 1�flDf S COU � CI � AFL- CIO _ , CApital 4-9445 LABOB TEMPLE - 418 AIIDITOENM STAEET SAII1T PAIIL 2,MINNESOTA ASBESTOS WORKEAS NO. 34 ��j,� Z 9� 1964 BOILER MAI�AS NO. 697 R E C E I V E D b ,IN"f PAUL. MINN. BRICKLAYERS NO. 1 �n iVl A Y Q R'S O F�F 1 C E BRICKLAYERS, �oNS & ti1 AY 2 0 1964 �M PLASTERERS NO. 9 A M CARPENTERS NO. 87 �J$.{�1101u1�1�I�I�I'�I RI� _.. _ CARPENTEAS NO. 957 ' � CABINET MAKERS G MILLMEN NO. 1252 CEMENT MASONS NO. 560 • ELECTRICAL WORKERS NO. 110 ELEVATOR CONSTRUCTORS �ay o r Vcz voul i s � � e rs o f t h e rro. s Saint Pdu City_ CounciZ City Ha1Z an �Court House � GENERAL DRIVERS NO. 120 Sa i nt P'auZ, 1�i nnes o t cz GLAZIERS NO. 1324 HOD CARRIERS �LABORERS Gent1 emen: NO. 132 " " IRON WORKERS NO. 512 �t_ thei r regular meet ing held on �onddy, d�az� Z8, 1964, the Sczint Pau1 Building cznd Construction Trades Council r.�z�xs xo. ae� voted to endorse the Hous ing and Re-development Authority's LINOLEUM WORKERS NO. 598 R i ve rv i ew Indus t r i cz1 Pro j e c t. � MILLWRIGHTS NO. 548 _ Sinc e y, OPERATING ENGINEERS NO. 49 PAINTERS NO. 61 � // ' 4 /f �_ ,t �.�-�— PIPEFITTERS NO. 455 ,r C. R . Jr'. PLASTERERS NO. 20 C�06ZZG:16 ,S6C etary PLUMBERS NO. 34 • ROOFERS NO. 9& , SHEET METAL WORKERS NO. 76 � SIGN WRITERS NO. 880 SPRINKLER FITTERS NO. 917 TERRAZZO WORKERS NO. 5 TERRAZZO WORKERS HELPERS NO. 107 TILE LAYERS NO. 18 TILE LAYER HELPERS NO. 34 �� \ , .� �/ _. __ ,_� _ � N,.w ' � A � o �^ M " ~ - � HOUSING AND REDEVELOPMENT^- AUTHORITY G cv�to�.v` y, �� , OP THE CITY OF SAINT PAUL � � � � p � ' � 55 EAST FIFTH STREE r�ri � April 30, 1964 SAINT PAUL 1, MINN. � � �� '. � 4r �O��'�'r �p4� CApital 7-7523 � �IUI..M�N �/ O v � � HAROLD J. MORIARTY • Chairman B. WARNER SHIPPEE CARL CUMMINS, JR. Executive Director PATRICK J. TOWLE JOHN W. GREENMAN EUGENE R. LAMBERT ' Honorable Mayor and City Council ' . c/o City Clerk Room 356 City Hall and Court House • Saint Paul, Minnesota Gentlemen: There is herewith submitted the Redevelopment Plan for the Riverview Industrial Pro.ject, Minn. R-26, together with the Final Project Report, Relocation Program, a statement of Method Proposed For Financing Riverview Industrial Project, Minn. R-26, Resolution of the City Planning Board embodying its written opinion of the Plan, and a Resolution of the Housing and Redevelopment Authority approving the Redevelopment Plan. The Authority requests that your Honorable Body set a date for public hearing on said Redevelopment Project and Plan and cause a notice of the hearing to be published in the Saint Paul Dispatch-Pioneer Press twice, the first of said publications to be not less than 10 days prior to the date of such hearing an.d the second to be seven (7) days thereeEter, all in conformity wi.th the provisions of Minnesota Statutes, Section 462.521. The Authority further requests approval of the Plan following the public hearing. � . , Respectfully submitted, , . . � 4 1;��,�1� _ , ° B. Warner Shippee Executive Director Enc. , � S �C� �Z. �� ..:-, j' " 1 1 1r1� �• �f . ;1 � 1 ,�,n � 1 �� ,�. ,.l C�-��•�" 1 1 1 1 i 11 ii I;M4, � � �� •�' ti "v;iF�t:�? ��, 1 � � �' ii e:2• . 1�' 1;� � �."t',��• .r; ..��,,.:. , � �� i��ii 'n•'.,Y4� ,:�:.�ti,.; t�' y Y1 •'� �' � �,1 ,.� .tr 1� ��;�,��u'ti ;� i7��iilii � � A7J� a � `" ;'.' '- ?! ni � 1�� 11�+ ,_(!� 'I,pn.� „��,�� -- - - �T�.�— __�F.r_ . _- _;�.1 _ 'T- r - '��'�li 11 �1lll,ll � .- �, � � ^ i . (-_ ' �� a� o�''9�_'^„` I, 1�� 11 11Wk11111��11 l� '` .�a � •9:.9 .l^. i � —��L1�".�� 1'1 �l� ` f.h 7� F �Z �.��y; � � 't�.-..:� / — . �� • -. . } : . _ - . - • „ - . ' � ' I ` ', , ' '. ,Y� - s ~ " �r' ' ,•� -.T�/� ` - � -.. - .�., : . _"' _ - . , ' -. .� - . ' ' . , ` Y- '. . . . , - r • y . .. - ., . ' ^ ' ' . . - + • ` _ . - - -_ ' ' - - _ ' - r? ' ' -° '_, _ � . . — • � _ ' ' Y •Y . h ' • _ _ � ` .. _. . � •_ _ - .. j � ` - ' • ' '' - ' ' + ' ' � � ' - . , y ' _ . ` ' _ ' ' . `� • �-� .. - - fi . "_ - g . ' , . " . 1 " ° _ - ' . . . � `, CERTIFICAT$ OF. RECORDTNiG OFFICER-�- - �i� - _ � - - , - � .� - - . *. . • .�. - ; - - _ _ - _ .-- - �, - � _ - . _ - _ '_ ` . The uadexe3,gnqd�he�eby certifi�s_`thati : ' . .,� - � . - , _ , . - ' � , '. -.. � . . . .- .. - -:� . - , - _ - - - _ - •. ' 1. "fle�i.s the duly,quelif ied 'a�i acti� Secretary of the -Housimg_ aac1� - -¢`. -• � ° =; Redevelo�ment- Authority of th� City of Saint� P�uT, MinnesQta (hereinafter �A1i�a - ' " the."Local Public Agency") a� ttie �custodian-=of tt�e reaorda of Ch� Local ,Public � �� . � � ; Agency, �cluding the miautea .of the proceedin,gs_of the_ 8oard of Commi.asionera, - _ _ � of t�ie Housing and-+�edevelopmanC Authority pf the City"of Saiut Paul,_ Minneebta - , - - . _ - (here�inaftex cailad: the._"Gavera�ng Body"}; and ie_duly authori�e� ro eacecuta - _ .� " � � _ ' _ ti� this cerCificate. - ��-- � . _ � ; �_ - r _• .. ' . . - � . `. - � = ' " -2. �ttaGhe�lY�hareCo is.e,-, trua �itcl_ correat copy' of ,a �reso�ution,� ina,lucling _'- - the WHEREAS cl�s�s�sz_�edaptec�. �t•a mee��.ng ot tha C�overaing Body -held o�n the 29th � � , � � . - � day ;of April,, 1964.� � _ � .' _ - -- , - _- " : • f _ . - _ ' ' _ . _� • . '- , _ - -� _ . , ,_ . - - -. - - � ,, , - _ � _ ., - - � . �- ' 3: � Also attached hereto is a tru� aud cQrract 'copy.-o€ the_ Urban Renewal. `- ��__ � �� : ' Pl�n_p�eaented at �aid. .mee�i�g, arid apprav�ed.=by said, resolu��.on. - J _. ' . ' � r -`� , `- �- � ° 4• � 'Said zesalutio� lias beeii du1�_r�corded .i� the. m�.nutea of 'said �eeting, =:' • - -- � ��: and is �now� in �t��:l forGe ��xt`�f€ent. � ' __ ° . � � - . '. . . . ,-. - . � . - . t . - - ' _ = ' ' - - .- - . . -, .' , 'T� '" � _ _ .,'''� ' - r :` -- - . ,- � , � - : •� 5-: .- Saic� meettng�_wae 'duly crn�ven�d �ir� held in-�a1l� respects in�accordancer'- � - _ . ` -_wi�h la�a and the bjr],aws .of, ttie�Local Publtc .�g�nc�: ,'T.o the e�ctent zequired b�r law' .= - ._ T - - . ` ox eaid byl$ws,- clue a�l �roper notics o� said �y�eeti�g was given.�_ A 1ega1�quentm of ' ;- � , members of the�Gav�rning"$od�was� presen�,thrdughout "`said'meet;ing, and•a =legally . ;': � - ` � - _ -. auffiaient. numb�r o�� members -o�=the Gwerning �odp Tvoted it�-the proper��uiannex ��or ' - �+ � . : - ; 'the adQp��,on of: sa�c�, �asolution:. A1T "other;requiremente a�d proaeedings. under law, °- _-.. - . said b lawa ' or 'ot�er� se -. inc�.dent..to the -� �"�= � . __ Y , � , proper�adoption :o�-�aid reso�.ution, _ _ : t � _ _ -- � . -� 3acluding anq pub7,icmtion.-;= if required by: �aw,` I�ave been duly �f�l�illed; carried . = - _� .ou�',' �nd otherc�is� .obs�rv�c�. - _ . - _ �. -_ - . . • � ; - � - .+`- , : - --- - _ ; . t : , ' __" • - , r := :'-'. ' _ '= ;'i' � _' '; _ ` . � . . �,- . T :• _F < _ - ; ` .- , 6. � tf a �seal~�ppeare balow, it.�cor�atitu.tes theu�official seal o��the - , : " � Local�1'ub1i.��Agency,a�xl��ae d�tly a£fixed�by the �er�i$aed at -the"tima tliib - _ - ' �- - ' -. - . - cert�ftcaCe wap.: eiti�c�ted. =-`If-ao seal appears`�el.�w, the I�oca� Put�).ic Agency does--��"-:� . " _ • - _, �n�ot have and is �no�. legally �eq�f,�eci �fl have�an b�fic.iel scal.�"- • - ` `�_ • -_ = - - - - - _r _ .. , , , .,, ¢_ .: .- r .- `- � = � - ; - .: ._ . " - � . 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T = _' ._, , �` .. _ `' - -_ - ' ' _ . . - - _ ' -- - -- _ - -'_ t- , ' - ' ' ' ' ¢ I '- - � x� 4 CITY PLANNING BOARD OF SAY�T PAUL 1315 CITY HAI,L AND COURT HOUSE RESOLUTION CQNCERNING REDEVELOPMEIdT PLAN FOR RYVERVIE4! II�DUST1uAL PR0.7�CT PART I - FINAI� PRO�ECT REPORT, RIVERVIE4J IN1?USTRIAL PROJECT, HIIdNESO'PA R-26 W�lEl2EA5, I�innesota S�a�tues �953, Section 462a5�5 provid� that the planning agency ot the mun�cipality 3n wh3.ch an area is to be redeve].oped shall provide a �aritt�n opinfon as to a redevel�gmen� plan for such an areaa NO�I, THEREFORE, BE I'T RE50LVED BY TFiE CITY PLEINNING BOARD OF THE CITY 0£ SAINT PAUL that having considered the dncumen�t entitlEed "Part I - Fina1. Pro�ect Report - Riverv3ew Industrial Project, t9innesota R-26," clated h9�eh 13� 196►4s ancl fur�her, haaing gs.ven de�ai7.ed review and cnnsideration to Sec�tion R 213 of said F'i.�eal Project Report, which Sectiion R-2.13 3s entitled "Redevelopmeri�t Plan fur Riverview Industria3 Project;" T1�e City P1�nnin� Ba�rd �aw advises the Sain� Pau1 City Council, the Housing and Rede�e].opmeraY Auichori�Ly of the Ct�ty of Saint Paul �nd all o�:hers �that s� is th� apin3on of �th� City P�.anning Board of �the Ci�y of Saint Paul, rf3nnesota that the objectives and purposes af said Rede�elopmEnt P1an for R3.verview �ndustrial Pro-- jec� (R-213) conforen ta �he general p3.an objectiaes of the Ci�y of Safnt Paul and that �he proposed land uses, str.ee�s �nd other proposals Q� the Redevelopmen� Plan are consis�ten� iai�;h the Com- . pr�hensive Plan for Sair�t P�ul prepared by the Ci�y P].anning Board and adopted by said Baard on April 1,9, 1963. Ayes � Nayes V Mo�tion � Date - April 24� 1964 1 I hereby certify this is a true and correct copy of the resolution passed by the Pl.anning Board at its meeting of April 24, 1964 � r B. R. Teig DWCJmm -423/54 (30) Acting Dire tor of City Planning , ' ' . 1 1 ' r�y, 19G4 . Iiousi�g and Redevelonmen� An�kZOr�.ty of the City uf Sri.nt Paul, ;�innesata � METHOD PROPOSED rOR FINANCING RI�TERVI�•1 IIQDL'SZR� REIVEL�AL PROJECT � MII�TN. R-26 The IIousing and Redevelopment Authority proposes to finance the Rivervie�•� Industrial i Renewal Project w3.th a combination of Federal and 1oca1 funds. The cost of the . project is estimated aC $6,503,415. It is planned ro finance this cost as follows: Sale of Pro3ect L and $ 1,270 190 � � Federal Granti 2,�G2,26B Loca1 �rant 2,699,143 No local cash granC _is anticipated for the pro�ect. All of the �ocal g�'ant wi11 consist of non-cash contributions to the project including various I�inds of site improvements and public facilities. ' These non-cash grants-in-aid are item3zed as follows; 1. Demolition of buildings and removal of streets . and utilities $ 491,651 2. Land donatio�s 60,000 � 3. Site Improvements (streets and utilities) 1,7�7,7G1 4. Flood G�all 273,742 , 5. Fire SCaCion 32,500 � 6. Other non-cash 53,4�9 , Of this total, $2,279,000 is estimated to come from urban renewal bond funds. ,� Over $950,000 will be creditable as local contributions to other pro�scts ; (Downtown, Cathedral, Selby-Dale, etc.) r�.t ., May, 1964 HOUSIr7G AND REDEVr�,OPMENT AUT'.F;�JR7�Y OF TflE CITY OF SAINT PAUL, MINNESOTA RELOCATION PROGRATMi FOR THE RIVERVIEW INAUSTRIAL URBAN RENEWAL PROJECT, MINN. R-26 The Housing and Redevelopment Authority is charged with the responsibility for determining in advance of engaging in an urban renewal project that housing resources are or will be available to meet the needs of families to be displaced by the pro�ect. After property has been acquired the Authority is further res- ponsible for assisting families and individuals to find auitable standard housing within their means. This report summarizes information concerning the families and individuals within the Riverview Industrial IIrban Renewal Project based ,on a 100� survey conducted by the Authority. It also contains estimates of the resources available to meet the need and briefly describes the organiza- tion and procedure established to assist displaced families and individuals. This data is based on the Relocation Report which constitutes part of the Final Project Report approved by Resolution No. 64-3/11-2 of the Housing and Redevelop- ment Authority of the City of Saint Paul, Minnesota which has been submitted to the Council of the City of Saint Paul. The Relocation Report demonstrates that there are available or will be provided in the project or in other areas not less desirable in regard to public utilities and public and commercial facilities and at rents or prices within the financial means of families displaced from the project area, decent, safe and sanitary dwellings equal in number to such displaced families. Number of Families and Individuals to be Displaced The Riverview Industrial Urban Renewal Project I will displace 131 families with two or more members, 30 individuals living in separate dwelling units and r � ..z.. 2 roomers. These families and indi:iduals �re di�•idcd �etween white and non- white as fol�.ovs: Total Wh3.tP Non�Wh3te Families 131 131 -0- Individual Householders 30 28 2 Roomers 2 2 -0- Fifty-four of the famili�s otail their own hames a�3 77 'rent. Most of the families and individuals are of middle dr low incbme. Etghty- two qualify for low-rent public housing operated by the Authority. The follow- img table clasaifies families' estimated annual income: Total _ Under $3600 57 $3600 to $4800 29 ' $4800 to $6000 21 Over $6000 24 Of the 131 familiea of one or more persons 42 are couples, 42 are families of 3 or 4 pereons, 27 are families of 5 or 6 persons while 20 are families of 7 or more peraons. Housin� Resouxces The Authoritq's schedule calls for the beginning of land ac�uisition and relocation in June, 1964 and their c�mpletion bq June, 1967. The attached Table ahows the estimated number of fami�ies and individuals to be displaced by this pro�ecC and other renewal and p�.xblic housing projects between now and the end of 1967. These figures are subject to change and proba- bly are high as some may have moved out before the land is acquired. r � -3� A maximum of 135 femi�ies and in3ividuals wi�1 need to �� relocat�d through . the end of ��64, 2?7 in 3465, 460 in 1g66 and 240 ia 1"57 becEUSe of Authority pro�ects. `To meet this need C:�s comnunity has thP fol2�uri.ng resaurces: A. Turnover in exiating public housing apartments B. New puhlic �oueing to become availabl.e C. Exieting pr3vate ro�ising D. New private houeing. Public Housin� The Housing and Redevelopment Authoritq now o�,rae and op2rates 1,869 apart- ments for law-income families and elderly couplea and iadividuals. During the past year 486 apartmenta have become available thxough turnQVer. By 1965 turnover may increase with the availability of 307 additional units. Aa families displaced by urban renewal and other government action have first priority for theae apartments, Riverview Industrial Pra3ect familiea will have the additional reaonrce of t:►e following new apartments which wi11 become available during 1365 and 1966: Whe� Available Elderly Fami•ly McDonough Addition 1965 -0- 54 Mt. Airq Addition 1965 -0- 22 Dunedin Terrace (West Side} 1966 144 88 New Private Housiat� Real Estate Research Corporation has estimated that 1050 new apartments and houses will be privately built in St. Paul annuaily on an average between 1960 and 1968. Among these will be 140 reatial uaita in Catliedral pro�ect I 1 -4- built at mbderat� renCals with �'IiA mortgage asaistaace und�r FHA Title 2�1-D-3 and a number of ap�rtmen.ts for the elderly �ponsored b;� chyrcnes and other non- profit organizatiar_s. Existing Priv2te Aousia.g Based on Federal Census data it ie estimated that over 15,000 families move each year in St. Paul. Of these about 12,000 move to apartments or houses they rent whi�e over 3,000 buy houses. At any one time between 2,500 and 3,000 housing units are vacant. Most of the families displaced bq the Riverview Industrial Pro�ect will most probably be rehoused in existing private housing. Relocation Organization and Procedure The Housing and Redevelopment Authority attempts to mobilize all available community reaources to assist in relocating families to be displaced by an urban renewal project. These include public agenciea, real estate offices, builders, social agencies and settlement houses and churches serving the area, among others. The Authority has a Relocation Advisorq Committee of citizen leaders representing these and other community resources. The Coumaittee has met regu- larly with the staff of the Authority to advise it on problems and procedures. The Authority has an experienced full time Relocation staff ( 5 professional and I clerical position) which will serve the Pro3ect. The staff is headed by a Rel.ocation Officer who reporCs to the Authority's Director of Community Services. Detailed data oa each family and individual in the project area including information on size of family, place of work, income and housing preference, has already been gathered. Aa each property is acquired the families living in the structures are visited by a representative of the Relocation Office and informed of the relocation service available. Many families have already m�de their own � o „ -5- plans to move. If not they are given listings of available houses for sale or rental uaits. If eligible for public housing they are given rhe opportunity to applq and their priority explained to them. Where need be, families are taken to available apartments or houses by Relocation staff inembers. The Relocation staff also makes and maintains contact with real estate firms, builders snd financial institutions keeping listings of available rentals and houses for sale and assisting families with houae financia� problema. Families are given as much time as possible to find relocation housing with staff assistance. Each family is offered a number of standard houses or apart- ments before they are asked to move. If any family moves to substandard housing the Relocation staff continues to give it aesistance until it can find standard housing. The Authority pays the moving expenses for families and individual house- holders in the pro�ect area in accordance with a fixed relocation payment schedule or actual moving expenses up to $ZQ0.00. Business Relocation Approximately 78 businesaes, industrial and coffiercial concerns of various sizes and types will be dislocated bq the project. The Authority has discussed their future plana with most ot these companies. Between one-third and one�half of them hope to relocate in new buildings within the project area. Every effort will be made to satisfy their needs. The Authority will offer a continuing relocation service through its Business Relocation Section to all businesses in the area which must move whether they relocate within the Riverview Industrial Pro�ect or not. The Authority will =6- call upon all of the real estatie r�sources in Saint Pau1 to assist th�. Federal legislation authorizes the Authority to reiim�urse busineas and iadustrial concerne forced to tnov2 because of a Federa�ly-assi:sted urban renewal project. This reimbursement may be for moving expensea; direct loss of personal property caused by the move or a combinarion of the two� For the �urpo�� of dbtaining a re�ocatiot� payment, � concern is def�.r►ed a� a cor�oration, firm� partnership, individual or other entity engaged iri soule type of busineas or pro- fession necessitating fixtures, equipment, stock-in-trade, or other tangible property for carrying on a businese or professioa. Non-profit organizations aad ins�titutions such as churches are included ae buaiaesa coacerns under this defin- ition. The maximum relocation payment to a business concern, for which reimburae- meat or compensation is not otherwise made, ahall be the total of such actual moving expenses or $25,000, whichever is lesa. If a business concern movea 100 miles beyond Che Citq limits, a relocation payment for its moving expenaes will not be anade in excess of the reaeonable and necessary expensea for moving auch distaace of 100 milea. No relocation paqment in excess of $10,000 ahall be made without approval of the Federal Houaiag and Home Finance Agency. April, 1954 ESTIMATED NUi�ER OF FA.NaLIES AND INDIVIDUAL HOUSE- HOLDERS TO SE D�S°LACED BY �[:BAN R�1£WAs., FROJECTS, __ � . J[TLY. .1964 THROUGH DECEI�ER, 1967 1964 1965 1966 1967 (July-Dec) tTRBAN,RE{�iEWAL Cathedral I 50 162 - _ Cathedral II - - 200 100 Riverview I 30 80 31 20 Riverview II - 35 140 70 Downtown 55 - - - Selby-Dale - - 100 50 TOTAL 135 277 471 240 l � �. r, .- ,,, , . RE S OLUT ION N0. 64-4/29- 2 RESOLUTION OF THE HOUSING AND REDEVELOP- MENT AiTrHORITY OF THE CITY OF SAINT PAUL, � MINNESOTA APPROVING AN URBAN RENEWAL PLAN AND CONDITIONS UNDER WHICH RELOCATION PAYMENTS WILL BE MADE FOR PROJECT N0. MINN. R-26 • WHEREAS, in connection wi.th an application of the Housing and Redevelopment Authority of the City of Saint Paul, Minnesota to the Housing and Home Finance Administrator for financial assistance under Title I of the Housing Act of 1949, as amended, the approval by the Gaverning B aly of the Housing and Redevelopment Authority of the City of Saint Paul, Minnesota of an Urban Renewal Plan for the project area ' involved in such application is required by the Federal .Government before it will enter ,into a contract for loan or grant with the Housing and Redevelopment Authority of the City of Saint Paul, Minnesota under said Title I; and WHEREAS the rules and regulations prescribed by the Federal Gw ernment pursuant to Section 106(f) of said Title I require that�'the conditions under which the Housing and Redevelopment Authority of the City of Saint Paul, Minnesota wi.11 make Relocation Payments in connection with the Urban Renewal Project contemplated by said application be officially approved by the Governing Body of the Housing and Redevelopment Authority of the City of Saint Paul, Minnesota; and WHEREAS there was presented to this meeting of the Governing Body of the Housing and Redevelopment Authority of the City of Saint Paul, Minnesota, for its consideration and approval, a copy of an Urban Renewal Plan for said project area, undated, which. plan is entitled "Redevelopment Plan For Riverview Industrial Project", and consists of 9 pages and 3 exhibits and a set of conditions under which the Housing and Redevelopment Authority of the City of Saint Paul, Minnesota will make ' Relocation Payments, which set of conditions is set forth in the Relocation Program attached hereto and marked for the Urban Renewal Project contemplated by said application; and � WHEREAS the project area, which is predominantly nonresidential in character, is to be redeveloped for predominantly nonresidential uses under said Urban Renewal Plan; and WF�REAS the Urban Renewal Plan and the conditions under which the Local Public Agency will make Relocation Payments were reviewed and considered at said meeting; and WHEREAS the Governing Body of the Housing and Redevelopment Authority of the City of Saint Paul, Minnesota is cognizant of the conditions that are imposed in the undertaking and carrying out of urban renewal projects with Federal financial assistance under Title I, including those prohibiting discrimination because of race, color, creed, or national origin with respect to housing, facilities related to residential use, and all public facilities within a project area; public facilities proposed as noncash local grants-in-aid; and employment: NOW, THEREFORE, BE IT RESOLVED BY THE GOVERNING BODY OF THE HOUSING AND REDEVELOPMENT AUTHORITY OF THE CITY OF SAINT PAUL, MINNESOTA: 1, That the conditions under which the Local Public Agency will make Relocation Payments are hereby in all respects approved. 2. That the Urban Renewal Plan is hereby in all respects approved and the Secretary is hereby directed to file a certified copy of said Urban Renewal Plan with the minutes of this meeting. 3, That the redevelopment of the project area for predominantly nonresidential uses is necessary for the proper development of the community. . ` , � « � _ . ��i� 1 , � . : �, rTABL'E 'OF'CONTENTS' � C. I� ' ' Page Nurriber - �� I. Nature of Assignment � � � , II . Summary of Conclusions and Recommendations 3 - �, , I9 � III . ,Bases of Deduction 12 �� A. Recorded Experience and Library Data 12 _ j: B. Original Research 12 �" � ' IV. Description and Characteristics of the Riverview Industrial !� Project Area .and Its Environs 15 � A. The Riverview Industrial Project Area 15 � B. The Env i rons �8 . ��, • i, I V. Analysis of (ndustrial Land Market Factors 20 �; A. Description and Characteristics of the _ Twin Cities Metropolitan Area 20 � I' B. The City of Saint Paul 21 � C. Population Dynamics 22 I� D. Employment Trends • 25 �� E. Industrialization of the Twin Cities Area 27 . � VI . Marketability Analysis of the Riverview Industrial Project Area 38 � � A. Survey of Existing Industry in Project Area 38 ; B. Anticipated Land Absorption Rates 39 � VII . Recommended Land Utilization of the Riverview Industrial • - Project Area 41 , . ' ILLUSTRATIONS ; Aerial.�f.iew,of Riverview. It�dustrial� ProFect . Frontispiece ' Map of Riverview Industrial Project Area 2 A � Project Area Map 15 A Views of Existing Uses in the Subject Area 16�A, , 16 B, and 16 C Map of Planned Industrial Parks and Districts:, , ' Metropol itan�Saint'Ea:irl - Minneapol is Area Facing 35 Views of Existing Industrial Structures 41 A and � 41 B � REA.L ESTATE RESEARCH CORPORATION U -'�� 1 ' 1� lV I t TABL'ES �� ; � Page' Number ' ;, C : , Table 1 . Major Metropolitan Areas in Geographic Proximity v I� � to the Twin Cities Metropol itan Area 22 �j : I' Table 2. Population Growth: Minnesota, Twin Cities Metropolitan ;; � Area and Ma jor Components - 1950 and 1960 24 . (: � Table 3. Labor Force and Employment in the Twin Cities . I� � Metropolitan Area: Annual Averages (in thousands), ' �' 1954 through 1963 26 � I � '� �< � Table 4. Manufacturing Establ ishments, Value Added by Manu- � �; factur,e�,�:and_ Nev� Capital Expenditures: Minnesota, Twin Cities Metropol itan Area and Ma jor Components, `' � 1954 and 1958 28 + '� = L � � 1; Table 5. Value Added by Manufacture in the Twin Cities, � Milwaukee�-and Chicago Metropolitan Areas, - �' - 1958-1961 (in billions of dollars) 29 �� i° , Table 6. Manufiacturers in the Saint Paul and Minneapolis Area: '�' 1957, 1961-62 and 1963-64 3� !� I� � Table 7. New Industrial Plants ancl Expansions in the Saint Paul `; and Minneapolis Area: by Year, 1959-1962 33 = i; � i, Table 8. Major Planned Industrial Subdivisions in the Twin Cities `; � Metropolitan.Area - February 1964 35 I; ' . , ` Table 9. 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' .,.�iy�j„S_�k-`'\.��l� ��.+'-".'' r��7 !a'�.� t:•,�i�:��.�� s .�S X � ?l.�o\� �� i �io 1 ;� , � 1 . . . . , � Rivervie'w Indust'ri'a'I'Project - Saint Paul, Minnesota �I; , I�, ' I . NATURE' OF 'aSSIGNMENT ; , �� The present assignment of Real Estate Research Corporation is to prepare a Land �' ' � Utilization and Mprketability Study of the Riverview Industrial Project (Minn. �' - R-26) for the Housing and Redevelopment Authority of the City of Saint Paul, �� Minnesota. The assignment cal Is for Real Estate Research Corporation to: � � � 1 . �, Consult with and advise the Housing and Redevelopment Authority of �v , � � the City of Saint Paul and the Project Planning Consultant, at such - i' � time or times as may be mutually convenient for the parties to the �` contnact� regarding the functions performed and to be performed and I. -�' � the real estate aspects of the Housing and Redevelopment Authority's ''' plans and programs which are related to the reports prepared and to �' be prepared by Real Estate Research Corporation under the contract. �� ii 2. Furnish the Housing and Redevelopment Authority with a land util iza- i; � tion and marketabil ity study which shall conform with the following ;� �. outl ine. 4 �� `�• The report of this study shall include the conclusions and recommenda- i: ' , tions of Real Estate Research Corporation together with the data and �� analysis on which they are based as to: �� , a. Type and character of the redevelopment use or uses for which �' � the land is best suited. I� _ 4 b. Appropriate allocation of land to each recommended use. I" ' c. Any alternative uses or variations of the recommended uses that I� -� would also be suitable, including suggested allocations of land " !' to such uses if selected. j�� I ' d. Marketability and probable rate of absorption of the land for ' each use for which the land is found to be suitable. � ,• e. Suitability and marketability of the land forany use or uses identified by the Housing and Redevelopment Authority as being ' desirable. ' f. Need forany further studies of the feasibili of achievin the tY 9 objectives of urban renewal by conservation and rehabilitation , efforts in any part or parts of the project area . � � � REA.L ESTATE RESEARCH CORPORATION � ,:i, , _2_ ;: � ' Riverviev�i Industrial'Project = Saint Paul; Nlinnesota ' ' ' ' ' ' ' ' � �: � , g . Identification of any obstacles to land disposal or redevelopment ': that should be overcome in formulai'ing the Urban Renewal Plan. �' , h. Identification of any special studies, detailed market analysis, '° �i or engineering investigation of subsoil conditions needed for the �; ' appraisal of the land or refinement of the land-use proposals. �i i . Consult with the Housing and Redevelopment Authority and �, Planning Consultant following completion and delivery of the � , report as necessary relative to the information presented. � � � 3. Furnish the Housing and Redevelopment Authority with evidence of ' marketability sufficient to justify a conclusion that the type and amount " of land re-uses recommended in the land util ization and marketabil ity ' study can be disposed of within a reasonable period of time, in ac- . j� ' cordance with the "Plan, " after the land is ready for redevelopment, �� if the study findings justify this conclusion. Otherwise, Real Estate �'. 1 Research Corporation will make recommendaYi;ons as to appropriate ;; modifications of the plan or special studies which may be required in order to achieve the objectives of the plan. �' 1 l: The aerial photograph which serves as the frontispiece of this report indicates �; the general boundaries of the Riverview Industrial Project Area and reveals a �; , number of the significant existing land uses in the surrounding area. On the (', following page is a map of the Twin Cities area which shows the geographic re- lationship of the Riverview Industrial Project to the important features of its region. � �� , �� {� I " � � ;: 1 !� �: i� 1 ;: ,� � ►� �� J I' I � I , - REA.L ESTATE RESEARCH CORPORATION � I �I i I , , � � ' � i � 9 I RIVERVIEW INDIiSTRIAL PROJECT AREA ° METROPOLITAN SAINT PAUL - MINNEAPOLIS AREA � ' , � � � � � �SUN9ET � 52 �69 10 6� LAKE ` , '' � • � wL�ve� � BROOKLYN NORTH OAK3� P/NE PARK � �THEE � �SNf(�) . • : CAKE d LAK41•:��• � • ' �^� '• F IDLEY . `� ��ROOKLYNQ NEW ' : WN/TE!AR . .. � LAK£E CENTER�� RIGH N�• L�KE WHITE a9a�e�ss CO••MBIA w 6y4 BEAR LAKE __ HTS. LANE ' � I —— • NEWCRYSTAL � ,•t••• ••••. � PLYMOUTH• HOPE � ' ` I • ••• �oE � ROBBINS— N � e � CANADA � ••• KE . DALe • :• e I : ROSEVILLE YG.YTNEY/LLE MEO/C/NE 1 I • ST.PAUL. 3 , : c�,re 52 � . — q ; � '"� MAPLEWOOD � LAKE � �� • i------- c�,re---� � LAK�' j • 0 I — �NALEN �EABLE ELYO � ��Ke� OOLDEN VALLE � I _ I � I � \'�K^� , 12 ' I . . .• I . 17LA ' 12 ST PA L LAWN�A� ' STPARK'S ��F scMINNEAPOLIS� �'.. �Z �� •.::.. . ..r��...... ... 94 ... �Z .... � M/NNET a I � � � � I ' � I ___ _ MINNETONK HOPKINS MORNINO— ' �'••• � I SIDE u •� � � ea ^ � � [.�KE ; WEST IO OLAME Y � �_ no,roris i — 61 � N/STYA.! ( ss ' —� ' PAUL SOUTH N I ' �KE I — T�— ; . PAUL = � EDINA �cosus •.. Nr1ENDOTA � LAKE 494 ;HEIOHT3 RICHFIE � , p 9 � ' 62• INVER Q � Ml�+`��7N EHSON �,� a ; • OROVE i ' ( LjAA'ES �� . i �OE/LLY g " " u'T KE � ST.PAU �, /�-�LAKE PARK C� BLOOMINOTON � i o�� :• � ' � _6RAS54KE yINpE5 • • 1 Gr', v � 61 • • 65 �//►� . ��\ 62 � , EAN Z�1'� ^ � u� .•' PINE BEND � � � RIVERVIEW INDUSTRIAL PROJECT AREA ' MAJOR HIGHWAYS g N � �� UNDER CONSTRUCTION p � 2 3 4 5 � , t ••'��• PROPOSED � ' SCALE OF M/LES I � , � � ' REAL ESTATE RESEARCH CORPORATION � . i �o � - ! a ' -3- - �: � Riverv'ie'w Iridust'ri'a'I'Project'- Saint Paul; Minnesota ' ' ' ' ' ' � I' ; ' II . SUMMARY OF CONCLUSIONS AND RE�COMMENDATIONS' I; r The following is a summary of our principal conclusions and recommendations `; ' in connection with our present assignmente Analyses and data upon which these �� findings have been based are to be found in the body of this report. �� 1 . The Twin Citie M ' - � I' � s etropol itan Area is one of the Nation s most im �; portant centers of urbanized economic activity. The Area has ex- �; 1 perienced maturing trends in the major socio-economic forces ' i; affecting a metropolitan area-wide pattern of development. I' ' 2. Measured in terms of population, the Twin Cities Area at the time � of the 1960 Census ranked 14th largest among the metropolitan centers !` of the Nation, The "twin" central cities of Minneapolis and Saint �; Paul ranked 25th and 40th respectively among cities. �� - �� t�. . As a result of the suburbanization trend which characterized the �: ' 1950-1960 deca,de,,the position of th�Twin eities as the dominating center of population in the metropol itan area has decl ined. From I� 1950 to 1960 the Twin Cities Area increased its population by 28.8 �; 1 per cent, Saint Paul remained relatively static with a 0.7 per cent �� gain and Minneapol is had a 7.4 per cent loss of population. �� I� I� � Trends in population development tend to indicate that the Twin Cities I Area will maintain a growth pattern in population. The static popula- ��. tion status of Saint Paul is expected to also be maintained. By 1970, - ' Saint Paul isenvisionedctshavingapopulation of 320,000 and should I; reach the 332,000 level by 1980. Based on these projections, Saint Paul's population wil I i�crease by an estimated 930 persons per average . II� � year over the 1960-1980 period. �; 3. Generally favorable growth trends have been indicated in the develop- �, ' ment of the labor force .and employment base of the Twin Cities Area. �� i In 1963, the labor force of 693,900 persons set an all-time high for the �� Area. Unemployment in the years 1962 and 1963 represented 3.5 per �' ' cent of the labor force, the lowest level since 1956. I � 4. Twin Cities Area manufacturing employment went up 10.7 per cent and � ' nonmanufacturing employment increased by 30.5 per cent in 1963 over I the 19541evels. I ' An expansion of manufacturing employment opportunities was particu- 'I • larly due to jobs provided by the electrical machinery, nonelectrical machinery, fabricated metal products, and paper and al I ied products ' ' industry groups. ' REA,L ESTATE RESEARCH CORPORATION � ° - ' 'n !! I u ( � t -4- 3 tRiverview Industrial Project - Saint Paul, Minnesota ' ' ' ' ' ' : i � ;; Declining employment affected the ordnance and scientific instrument group and the food and kindred products group. Other manufacturing I� employment generators in the Area generally remained at fairly static o ! levels in 1963 when measured against 1954. ; 5. In 1963, the Twin Cities Area had seven industrial groups with 10,000 ' ' or more employees. In 1954 there were five groups in this employment ; category. ` � Leading manufacturing employment generators for 1963 included non- electrical machinery, food and kindred products, ordnance and scientific �; � instruments, printing and publ ishing, paper and all ied products, electrical machinery, and fabricated metal products industries, in that order. ` � , 6. In the nonmanufacturing industrial division, only the transportation and communications-publicutilitiessegments failed to record significant employment increases over the 1954-1963 period. ' � 7. As a manufacturing center, the Twin Cities Area dominates Minnesota. � According to the most recent Census of Manufactures (1958) the Twin 1 Cities Area accounted for 45.8 per cent of al I manufacturing establ ish- - ments counted in the state. Of the state's manufacturing establ ishment total, Saint Paul represented 11 .2 per cent, or 596 establishments. ' � � 8. Value added by manufacture offers a significant measurement of industrial dynamics. In the Twin Cities Area the $1 .7 billion value ac�ded by � manufacture in 1961 represented an increase of 20.6 per cent over the - , 1958 total . By comparison, the Milwaukee Metropol itan Area had a 9.1 per cent rise, and the Chicago Metropol itan A'rea went up by 8,6 ; ' per cent over the same period. , 9. Trends in capital expenditures for new plant and equipment generally , constitute a measurbble indicator of anticipated business vital ity within � a specific industry or geographic area . In 1958, capital investments in � the Twin Cities Area totaled $49.9 million and accounted for 46.0 per cent � ' of the state's total . Of the state's spending total, Saint Paul represented '+, $12.5 million or 11 .5 per cent. Capital expenditures in the Twin Cities Area showed an increase of $800,000 or 1 .6 per cent in 1958 when com- � pared to 1954. This increase reflects a gain of $5.2 mil I ion in Minneapol is I; ' and $3.8 mil I ion in the outer rts of the metro ol itan area less a dro of P° P p $8.2 million recorded by Saint Paul , Saint Paul's capital expenditures 1 for new plantsand equipment in 1958 was 39.6 per cent under the city's �I 1954 mark. ; � � ' ' � REAL ESTATE RESEARCH CORPORATION :: � � , -5- . � _ ; ' Riverview Industrial Project - Saint Paul, Minnesota ' ! . � � 1 � 10. A comparison of data obtained from the State of Minnesota indicates a that the Saint paul-Minneapol is area added 67 new industrial plants and f, ' had 128 industrial plant expansions in the 1959-1962 period. Saint f Paul accounted for 13 or 19.4 per cent of the new plants gained and p , 27 or 21 .1 per cent of the plant expansions. ; � On an annual average basis, the Saint Paul-Minneapolis area gained � ; ' 17 new plants and 32 expansions per year over the four-year span, ' ; with Saint Paul capturing three new plants and seven expansions of ° ' the area's annual average activity. � ' 11 . A comparison of manufacturing firms I isted by the State of Minnesota '. in annual reports covering the years 1957 through 1963-64 indica#es I� that the Saint Paul-Minneapolis area had an est'imated 277 fewer manu- _ 1 facturing firms in 1963-1964 than it had in 1957. In 1957 there were ' 2,289 firms I isted for the area as compare.d with 2,012 in 1963-1964, reflecting a drop of 12.1 per cent. ; � ' Saint Paul, for 1957, was credited with 694 manufacturing firms as • opposed to 583 at the time of the 1963-1964 count. In comparing , these figures it would appear that Saint Paul has decreased by 111 ' firms or 16.0 per cent since 1957. This does not necessarily mean, ' however, that the,city --- nor the Saint Paul-Minneapolis area, for ; � that matter --- has lost all 111 firms, for the method used by the state � to record the annual listings does not easily permit making a clear-cut disti�nction between ab'solute losses due to firms moving out of the city, ; , and other reasons for omission such as mergers, corporate identity t changes, etc. A comparison of the annual listing does, however, offer ; the means by which authoritative source data can be util ized for an ! � empirical estimate of the numerical stability of manufacturing firms - ; over a period of years in Saint Paul and its area . " � 12. Nationally, since the end of World War II, there has been a dramatic : increase in the number of organized industrial subdivisions planned to ' accommodate a community of industries. These are mainly oriented to � , industrial ized metropol itan areas, and usual ly have a competitive ad- � vantage over most individual industr�ial sites in. the available supply. , As of February 1964, there were 16 major industrial (and subdivisions �I on the market in the Twin Cities Area . In total, these subdivisions � ' , represent a resource of an estimated 11,623 acres of industrial sites assumed available for immediate use. To date, approximately 2,533 , acres or 21 .8 per cent of the total resource have been absorbed and 9,090 acres, or 78.2 per cent, remain on the market. The land price '' ' range covering the 16 subdivisions is from two cents to $1 .15 per average , square foot. ' � EAL ESTATE RESEARCH CORPORATION .' � - �F. ;� i 1 -�- � . � , Riverv'iew lndus'trial'Project '= Saint Paul, 'lVlinnesota ' ' ' ' ' ' ' ' � ' 13. Six of the 16 industrial subdivisions in the Twin Cities Area came on the market during the 1950's, and the remaining ten were started in the 1960-1963 period e The earl ier group has disposed of 23.5 per cent ; , its total land supply, and the group developed in the 1960's has 9.5 a per cent of its land in use. ; � � 14. Twelve of the 16 industrial subdivisions in the Twin Cities Area can � be general ly considered as predominantly oriented toward the I ight � , industry segment of the market,,and four are predominantly oriented to heavy industrial users. . _' Of the total 1,848-acre resource represented by the light-industry � oriented subdivisions, an estimated 428 acres or 23.2 per cent have � been absorbed by the market and an estimated 1 ,420 acres remain � available. , ' ' � The four heavy-industry oriented subdivisions have a total of 9,775 ; ' acres, of which 2,105 acres are in use and 7,670 acres are on the current market. � ' 15. Land prices in the 12 light-industry oriented subdivisions range from a low of two cents to a high of $1 .15 per squarefoot. Forth.efourheavy- industryorientedsubdivisionstherange is from five cents to65 cents ; 1 per square�foot. ? 16. Taking all 16 industrial subdivisions into consideration, the average � subdivision land absorption rate is an estimated 19 acres per average ' ; year. The avera ge li ght-indust ry oriented subdivision dis poses of an � estimated eight acres per year, and the average heavy-industry oriented ' subdivision has an annual average absorption rate of approximately 50 ; acres. � i 17. Four of the light-industry oriented subdivisions have bettered the eight- ' ' acre average annual land absorption rate for their group: Minneapol is Industrial Park, 32 acres; the Normandale Center, 22 acres; River Ridge ! ' Center, 21 acres; and the Science Industrial Center, ten acres. Average ; square. foot land prices for these leaders range from nine cents in the ' - River Ridge Center and 16 cents in the Science Industrial Center to 1 50 cents in the Normandale Center and Minneapol is Industrial Park. 18. Two heavy-industry oriented subdivisions have recorded substantially I higher annual average land absorption rates than the 50-acre average for their group: the Roseport Industrial Distr.ict, 116 acres; and the Roseville Industrial District, 69 acres. Land prices range from six cents ' per square foot in the Roseport district to 35 cents per square foot in the � Roseville district. .I REAL ESTATE RESEARCH CORPORATION '' ' Y � 1N I'i � �7� 1 � . . . � � � . � � . . . � . � . . � . � � � � i � i Riverview Industria'I'Project '= Saint Paul, Minnesota � � ' 19. In our opinion, the 147.6-acre Riverview Industrial Project Area of - Saint Paul; in terms of location, environment and development suitabil ity, has the potential for redevelopment as a predominantly industrialized . I' � area . - (� � 20. Most industries currently located within the Project Area are important ; to the industrial base of the city and should be encouraged to participate in the industrial revitalization and redevelopment program envisioned for ' the Project Area . This participation, in a number of instances, can be �I' � expressed mainly by the rehabilitation of existing structures and facilities }' to meet standards acceptable for the improved future character of the Area. ' In most instances, however, participation also involves the acquisition : of additional lands to provide for new or improved facilities; expanded �'- operations, parking, and esthetic improvements to sites. ,: ' We-would recommend, therefore, that wherever feasible, industries now �� in the Riverview Industrial Project Area should be given primary considera- ' tion when phasing the plan for the disposition of land allocations provided by redevelopment measures. � 21 . The Riverview Industrial Project Area contains an estimated �147.6 acres. This total includes 74.5 acres of land in industrial uses,which account for 50.5 per cent of the Area's land resource. Under the present plan ,-� for the Project Area, approximately 36e3 acres of the land in use by _ � industry will not be materially disturbed in the process of redevelopment. ' The proposed re-use for 110 acres of the Project Area is for nonresidential purposes. Of this total, the 3603 acres of existing industrial uses plus 0.6 acre of existing commercial uses will not be acquired, and 12�.6 � ' acres will accrue as a result of a change in street and alley patterns. � The remaining 60.5 acres will become available to the market+ ' It is our recommendation that this 60o5-acre land resource be made available to the industrial marketso � To achieve optimum utilization of the Project Area's land resources, in our opinion it would be advisable to limit redevelopment uses to those types which are industrial ly oriented in character and,�or function. � Consideration of housing, for example, would be precluded inasmuch as this particular type of use would not be. in harmony with the industrialized character of the Project Area and its environment. � Moreover, the interjection of residential uses within the unique con- � fines of the Project Area would, in our opinion, tend to have an adverse . influence relative to maintaining satisfactory levels of demand and space ' ' accommodations in connection with the marketing of the Project's industrial sites. � � REAL ESTATE RESEARCH CORPORATION °� i r � _8_ � � _ � ' Rivervie'w Industri'al'Project = Saint Paul, Minnesotb ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' y , , � , 22. Based on an analysis of trends affecting the industriql land markets of Saint Paul and the Twin Cities Metropolitan Area, in our opinion the , � � 60.5 acres of industrial land supply of the Riverview Industrial Project ; Area can be absorbed by the market over an estimated six-year market- , ing period. This would correspond to an annual average absorption ; � rate of approximately ten acres. ; ; 23. Existing industries within the Project Area constitute a substantial market � ' for the lands which will become available through redevelopment. Our � findings have been based on a survey conducted during the course of ' our assignment. ' ; This survey included 34 industrial �irms and six industrial scrap iron operata.ons. In our opinion, the existing scrap iron operations tend to 3 , �represent a market-depressing factor in the disposal potential of marketable '.• lands which will become available through redevelopment processes in the � - Project Area. We would recomrnend, therefore, that consideration be � , g.iven to providing for these operations at locations removed from the Project Area. In this regard, we would recommend as suitable reloca- tion areas lands similar to that which will ultimately be prepared in � connection with the Pig's Eye Industrial Area plan currently under study by the Port Authority of Saint Paul . ; 24. The 34 firms surveyed indicate a total need foran estimated 29 acres of + ' land. This need includes 1 .6 acres for immediate requirements, 14.8 ; _ acres for future requirements, and 12.9 acres due to intra-Project relo- ' � cation. In our opinion, off-street parking provisions for existing industries � which are proposed to remain in the Project Ar�ea can absorb an additional ' 3 five to six acres. Existing firms, therefore, represent a potential short- � � range and long-term demand for an estimated 35 acres 'of land within the ; Riverview Project Area. This potential demand would absorb 57.9 per cent ; of the 60.5 acres to be prepared for the market in the Project. � r - � 25. Excluding the 35 acres which would be reserved for use by existing firms within the Project Area, in our opinion the remaining 25.5 acres can be , absorbed by the general industrial market over a period of approximately ; two and one-half to three years time. , o ' 26. It is our opinion that the present condition of the industrial land markets influencing the Riverview Industrial Project Area indicate that the dis- posable lands constifute a market for improved sites in the price range � of an 'estimqted 45 cents to 55 cents per average square foot of net salable land. Based on this price range, a prel iminary�estimate of proceeds from the disposal of the 60.5 acres would range from $1;185,921 to $1,449,459. , 1 • • , � '.�� REAL ESTATE RESEARCH CORPORATION �; :� i� i I i _9_ ° . , i . . , o Riverview lndust�ial Project '- Sairif Paul, Ivlinnesota ' 27. We would recommend that the industrial users to be accommodated in the proposed plan for the Riverview Industrial Project Area be governed I , by controls and regulationswhich would'insure a compatible mix of distribution, light indusfirial,and medium-heavy (non-obnoxious) indus- trial users. We assume that all necessary services, storm and sanitary � sewer systems, water, electricity and gas will be provided to the sites. � We also assume that the Project will be developed under a plan which � will provide maximum flexibility of the site sizes wherever feasible. ' In this re ard block lannin of the Pro'ect Area instead of lot lattin 9 . p 9 I P 9 is �ecommended. Adopting a block or "grid" pattem, wherever feasible � and practical, to a significant extent provides flexibility within the de- velopment layout because it offers a preponderance of rectangular sites to the market. ' � � Moreover, we assume that interior streets will be improved and realigned ' wherever required and that all sites wil) have adequate access to Plato � Avenue (improved) and Wabasha and Robert streets. � 28. In our opinion, sites which will become available along Plato Avenue � (improved) and Wabasha and Robert streets indicated a high degree of marketability. We conclude, therefore, that these areas would repre- . sent the most desirable locations for those industries which would tend tto create optimum levels of environmental attractivity for the entire � Project Area. ° y t � We would further recommend that consideration be given to providing � the Area with adequate gree�-space which would tend to enhance the � appearance of the over-all Project. � � , � 29. In our opinion, its proximity to the Riverview Industrial Park currently � ' under development by the Port Authority of Saint Paul is advantageous to the Riverview Industrial Project Area inasmuch as the improvements � planned therein and the uses which will be ul�timately in occupancy - ' will enhance the appearance and dynamic capabilities of the region. e We would recommend, therefore, that locational and environmental ; plans for the Riverview Industrial Project Area be phased, wherever ; � feasible, with those affecting the Riverview Industr,ial Park. The im- 3 provement of Plato Avenue, which will create an integrated character between the two industrialized areas is an example of this planning � � recommendation. � •� � REAL ESTATE RESEARCH CORPORATION . ! ' . -10- j � Rivervie'w Iridust�ial'Project - Sairit Paul, Minnesota ' ' ' ' ' ' ` � ' Because of the similarity of names relative to the two industrial areas, it would be our recommendation that a distinctive name for the Riverview � Industrial Project Area be determined at an early stage in the redevelop- ; ment plan. i � � 30. In our opinion, distribution-type facilities can best be located adjacent to the Wabasha and Robert streets and Plato Avenue frontages in. the Riverview Industrial Project Area e Medium-heavy industrial facil ities ' can, in our opinion, be logically oriented to the railroad trackages and to the northerly portions of the Project Area in the vicinity of the Mississippi River, and to the area adjacent to the base of the bluffs in ; , the southerly parts. Light manufacturing uses can best be accommodated � on sites with maximum accessibility to the improved interior streets in �: the Projecto . ` � 31 . In our o inion, because of the fact that the Riverview Industrial Pro'ect p I ; Area will retain a number of existing industries after redevelopment, it , � would be advisable to consider the individual requirements and charac- ° teristics in each instance before arranging the disposition plan affecting residual lands e � i 32. There is a geographic correlation�between the Riverview Industrial Project Area and the Riverview Industrial Park, which is presently being readied � � for occupancy by the Port Authority of Saint Paul . Enhancing this rela- ? tionship is the mutually shared desire of the Housing and Redevelopment Authority'and the Port Authority to reinforce the socia) and economic ' • structure of Saint Paul . , � i The Port Authority is presently engaged in a marketing�program to secure � � occupants for their Riverview Industrial Park. During the course of this .. � assignment, officials of the Port Authority were most coroperative in our � discussions relative to the diverse aspects of their marketing program. , On.the basis of these discussions and analysis of related information, we conclude that the element of competition which is generally associated � � with two planned industrial areas located in close proximity to each other is mitigated in the case of the Project Area and the Riverview ` Industrial Park. To`a significant extent, this is due to the fact that � I , the market emphasis differs in each instcnce. ' - ' , �� , � � � - REAL ESTATE RESEARCH CORPORATION , " i s � -11- I ' , Riverv'ie'w lndust��ial 'Project'- Saint Paul, Minnesota ' ' ' _ � � � , The Riverview Industrial Park, for example, because of a program of - almost total land clearance and site preparotion, will be in a position to accommodate certain types of industrial uses --- and ancillary uses � j --- which would not tend to be suitably accommodated within the Project Area. On the other hand, the Project Area will tend to be ' particularly attractive to those industries which are less� inclined to ' view a site within a completely new industrial park as vital to the operation and prestige characteristics of their industrial function. - ' It would be our recommendation, however that the marketin ro ram � 9P 9 , undertaken by the Port Authority can be expanded to include the land � � ' resources and poter�tial: markets of the Project Area. For this reason, ' consideration should be given to an exploration of arrangements which would lead to the designation of the Port Authority as the disposition � agency for the residual quantity of industrial land which redevelop- ment will produce within the Project Area. ; 3 . � ' i ' 1 I � � - � � � ; f � � • ' 1 . l 1 ► ' REAL ESTATE RESEARCH CORPORATION '°' �.� ;�; ;: y , -12- � ' Riverview lndustrial Project - Saint Paul, Minnesota ' ' ' � s � III . BASES OF DEDUCTION ; ' In this report, conclusions and recommendations are based on information and data , obtained from the following sources: . ; ' A. Reco�ded E'xperience and Library Data Founded in 1931, Real Estate Research Corporation is the oldest firm in the s �� field of land economics. Since its beginning, the Firm has been engaged in ; the study of real estate markets and in the development and appl ication of marketand ma"rketing research. Providing its clients with consultation ser- �� vices as well as with analytical reports involving special problems of land economics, Real Estate Research Corporation has undertaken assignments in virtually all parts of the United States and in a number of foreign countries. ' '` CI ients include governments and governmental agencies, investors, developers, financial institutions, colleg�es and universities, quasi-public development corporations and industries. ; 1 The analyses and data developed for all consultation and study assignments performed by the Firm have been systematically recorded and form a major ' part of a complex technical library. This'recorded experience constitutes a valuable source of information available only.to Real Estate Research Corporation. � In addition to the material gathered as a direct result of the Firm's efforts on � behalf of its cl ients, the technical I ibrary of Real Estate Research Corporation ? also contains comprehensive data covering all aspects of the socio-economic � forces influencing national and local real estate markets. Obtained from ` private as well as governmental sources, these data include statistics and ' technical material relating to population, employment, housing, commerce � and industry. ; � In the preparation of this particular study, wherever pertinent, the recorded ' ' � experience and I ibrary data resources have been used as a basis of deduction . B. Original Research � I � The nature of the resent assignment called for several ro'ects of research to I P p I be conducted in the Saint Paul area . These projects provided the specific ' � dain necessary to evaluate the utilization and marketability potentials of the � Riverview Industrial Project within the metropol itan area's real estate market . structure. Among the projects of original research were the following: � " ', [.. � ' REA.L ESTATE RESEARCH CORPORATION . _ �� ' -13- ' ' . . , ' � RiJerv'ie'w Iridust"rial Pro'ject - Saint Paul, Minnesota ' ' 1 . A detailed inspection of the Riverview Industrial Project Area . This inspection included a study of such factors as locational and site ad- ' vantages and disadvantages, existing land uses, and topogrdphical charac- � teristics and limitations. t � ' 2. An inspection of the area surrounding the Riverview Industrial Project Area. In.this inspection, information was gathered concerning the type, distribution and characteristics of major land uses which will � � 1 tend to influence the utility and marketability of future developments envisioned for the Riverview Project. 'In this regard, particular emphasis was placed on the relationship of road, rail and water trans- . ; ' portation networks to the Project Area and on the relationship of the � Riverview Industrial Park area (currently under construction by the ; Port Authority of the City of Saint Paul) which lies immediately east � ' of the Riverview Industrial Project. � 3. An inspection of those major organized industrial subdivisions which �i ' are located in competitive proximity to the Riverview Industrial Project. An inspection was also made of numerous individual industrial properties currently on the market and in competitive proximity to the Riverview ` ' Industrial Project. : 4. An inventory of the major organized industrial subdivisions in the Twin -' • Cities Metropol it�an Area o 5. Interviews with responsible public and private local sources. In these ., ' interviews, plans and progrdms which would tend to have an impact on the use and marketability of the Riverview Industrial Project were - d iscussed i n deta i I . �` � � � - 6. Interviews with regional, state and local public officials, local realtors, - builders and developers and other authoritative persons. � � 7. The collection of statistical material and other data relatin to industrial 9 and other (and-use market experiences and trends in Saint Paul, Minneapol is, ' and the Twin Cities.Metropolitan Area . 8. The collection of st�cio-economic data covering state, regional and local ' situations. This information, when correlated with resource data avail- able to Real Estafie Research Corporation, provided the basis for determin- ' ing trends in growth indicators affecting current and future land-use potentials in Saint Paul and the Twin Cities Area. ' � REA,L ESTA� E RESEARCH CO�RPORATION ' -14- ' . . i � ' Riverv'iew lridus't'rial'Project - S4inf Paul, IVlinnesota' ` ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' , 9, An interview-survey of 34 industries presently operating within the , Riverview (ndustrial Project Area. This survey was conducted to determine the characteristics of the existing industries and to obtain ' data relating to the extent of the demand for Riverview Industrial Project Area land which can be generated by the existing firms. �� ' 10. The collection of information and mappings relating to various aspects -- of the Riverview Industrial Project and its metropolitan area . In this ' regard, a quantity of pertinent material --- maps, photographs, etc. -- was made available by the Housing and Redevelopment Authority �� of the City of Saint Paul as well as by other public and quasi-public � agencies of Minnesota and the Twin Cities Metropol itan Area e ; � i � 1 � � � 1 �� ! 1 �� 1 � 1 , � � 1 1 1 ' REA.L ESTATE RESEARCH CORPORATION fp � t -15- ; � RiJeniie'w Indust�i'al Project '- Saint Paul, Nlinnesota ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' , IV. DESCRIPTION AND CHARACTERISTICS OF THE RIVERVIEW INDUSTRIAL PROJECT AREA AND ITS ENVIRONS � � ' ' ' � � - + A. The Riverview Industrial Project Area � . Covering approximately 147.6 acres, the Riverview Industrial Project Area is located adjacent to the south side of the Mississippi River in Saint Paul, Minnesota o The downtown section of the city is situated along the north , side of the river, directly across from the Project, and can be reached in about five minutes by automobile via either the Wabasha Street or. Robert Street bridges, Approximately one-third of the Project lies between these , two streets, and the remaining two-thirds extends westward from Wabasha ; Street. A map of the Project Area follows this page. � ' In general, the boundaries of the Project Area are formed by the Mississippi River flood wall and East Fillmore Avenue on the north; by the contour of bluffs (rising generally west of Wabasha Street) and Wood Street on the -� south; by South Robert Street on the east; and by a narrowing of the b.luffs and the flood wall on the westo ' Flat land is the predominating topographical characteristic of the Riverview Industrial Project Area. In the past, the low, flat land had a tendency toward flooding,whenever the Mississippi rose appreciably. The newly con- , structed flood wal I, however, has greatly reduced the I ikel ihood of extensive future flooding. � At the present time there are 17 local streets in the Riverview Project in I addition to the heavily traveled Wabasha and Robert streets. The area had f been platted for residential uses, and the block pattern establ ished has had ' an adverse effect on the activities of the industrially dominated land-use mix which eventually developed, The local streets, for example, are -�, generally put into iratense use far beyond their capacities. Truck movements • �I � and on-street vehicular parking, loading and unloading standing trucks, plus � movements .of passenger vehicles through the area have all tended to exert an unfavorable impact on the usability of the streets, � , To some extent on rade rail tracka e servin the industrial uses in the • � 9 9 ' Project Area contributes to the over-all congestion which charncterizes the � existing street pattern., Between Wabasha and Robert streets, for example, are three pamlleling spurs and a six-track line which extend from north to . south and converge in the southeasternmost part of the Project Area. A spur ' of the Chicago and. North Westem Railway roughly parallels the� north- ` west border of the Project Area and serves industry. located along the ' river west of Wabasha Street. � REA.L ESTATE RESEARCH CORPORATION � ' . i t . , 1 , -�► � , , '_�_��;� y � � � � � ;�,.i�,r„� ��u�,,`,..�`,.. . .,�nA��,`,, F o 3 � S.ROBERT ST.+ -">•" " W �r ' _ _ .,:.;,` ;� � W � + I I'� '� t, ,'T' ' I ' � • ---' , I .i .• '�,,,`�, ..r. ' ��--i�----��--TT--�� ; 1 i5�n m��i�41 u u i W 1" •• � ;�;�:�,�d:�::^ x � • �a�a > '� >'u p�l!4P�.inuuwunn�� dp•��` i;:\� � . : I Q I i a i - .,`:�. ��a.�i� h � � e � �•'.� '��.'� � � � i LIVINGSTON AVE. .••'��`�•��,, at� � d i ' �� _ p . • •� F' � I i � �.L�1.:1. _1.� ^.��`�.°�'' .c z = _ :� .,. .__.4 ,,, ,S�...,... �,,,. � _ 8 _ � i' iii Q •`I lll�lil'Iillllllllll llll lll lll llll lll lll llll lll�llli 1111�111��IIWl11 1 'L/.�`, F .�1�,,`',� � !A y /� ! � 1 � ! • � 1 � I •�l/; ,�,, .�\_`-�,,\ � • F + _ ' . _ � ?C`�a� , � `� ^ W � ' CU$7'E ,;,.;``•;r�`'. p � � � St l��:�••ti. 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' / \\\\ \/ �� \ y \,� �— � - I � /5�(. ,� ' '' � .� �, LJ { ) :� E�� _ Y� o -� . '„ ,� ��.� �y ,, , . . � � � p. `m�' ,+ - ` i ' � :> � �'•^� P r �c,`''�� , i �+ 111 i f � d '' � ' � . , � �� ,C� . � � ' s d�� . � O �� ,� `.�p , . � OG � � G '� - J I° �f � � ��,[�-�,=2 �, �� \� � W ' G � ` ` — � ,� ' � - ��`� '- �` � > i i 'S ` s`� � . .\ �\ �\ � j , �� , � � . , •� � f I + iO � 3 `` \� ``\ � �_ � �?: � `\ \ – � ' � t ~ . _ c� � s. \\ m � � C "� m /�. • < \\ / � � r�` \ ' _ .7 �� /\ < � ' 1� i� p 11 � j _,6_ � . , wRivervie'w Indust�ial'Froject = Saint Paul, Minnes'ota ' ' ' ' ' ' ' ' ' ' ' ' � ' The east boundary of the Project Area fronts along Robert Street, and uses � �; include a mixture of industrial, retail and commercial� buildings< The east �� side of Robert Street is part of the Riverview Industrial Park being developed . by the Port Authority of Saint Paul and is in the process of being cleared of all but the most physically sound and functionally acceptable structures. . , I: Uses ranged along Wabasha Street include industrial, retail and commercial buildings (some with residential quarters on upper floors) in varying degrees �: � of deterioration. Land uses in the area between Wabasha and Robert streets " include residential, commercial and industrial, with the latter p�edominating. �� Industrial buildings include multi-story types used for manufacturing, ware- � housing, distribution and mill ing. Other industrial land uses are involved in I: scrap metal storage and processing yards, equipment and product open-storage, • and lumber yards e Some of the existing uses in the Project Area are shown in � - the photographs which follow this page o West of Wabasha Street the land-use pattern, while again dominated by in- I 1 dustrial types, includes a significantly large concentration of residential structures in dilapidated and deteriorated condition e A lumber yard is the �• largest land user in this part of the Project. It is interesting to note that - � 1 several tunnels or caves have been drilled into the bluff face ov.er the years, - I� In the past., these excavations have been used as recreational facil ities �, (night clubs and the like) but more recently have been utilized as mushroom i � "farms" because of favorable temperature-control conditions in the caves. i, These caves would tend to be of minimal utility for industrial functions suggested by redevelopment, e � Curren#ly, of the 147.6 acres in the Pro'ect Area 78.9 acres, or 53.5 er I p � cent, are in nonresidential use: industrial uses utilize 74.5 acres (50.5 per � cent); commercial uses account for 4.,3 acres (2.9 per cent); and a fire de- � j partment facility occupies 0.1 �acre (0. 1 per cent). Residential uses repre- :; � sent 18.2 acres, or 12e3 per cent, of the Project land supply. Some 50.5 :_ � � acres, or 34.2 per cent of the area, is in publ ic use --- streets, al leys, etc. ` � - According to the present urban renewal plan, an estimated 93.1 acres, or I63a1 per cent of the 147.6 acres in the Project, will be acquired: This • � breakdown is shown on Page 17. I1 � ' � � • �w , REAL ESTATE RESEARCH CORPORATION a� . � , � � ,�� ,. - r..�;, -� �ot•�!�'J'. ._!�, ,• ��i!?n- ��► j�� l�� :y �-- �� '�`,�.��.[ `�C�� "�i - vr� � qi-� - �1 4�:-:'t�� s1��... 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'. _ _ I: .r�t s!��,'� � �,� � � � 1� ,� � . - • '� :�,, � � \ � ° , _ `��,�.: �_ ; _ [l.[ t�' �. r'�. � \ �`J��C-a �.J `da v _ - �s , ti 1 "��Y i�*. �� - „�!� - `_ -_.� .-'.� �� . � "e - -r.�= ''r'�!_ ��-' `��' e. , �� ^ w � ' - y' "' �Fi.��r � s r�l -;.,k;_ ,��,,��, 9 ��'�'y.� �i '}•� `��S.o�`� . . � f' •1� ••�� . . _.7� • ��s :tr"� 'a �� ..ui�.�1�I �` . r•��C"�ri8�' • .,s. _ ,�.u..L'1!�� +ir+��. !''�=�� --i . , �R :.Y '�li� � . � ,�I+ It ��' '_ . y , ,ie:rnt�`±.c�Q,�-�'e. �. •�� 4; \ ��a.��e!S��_� �- • • • •• • - , � '� I \ r �.�'..• "��i�,., 1'- �� q �� Yt�iy�+ • •• ' z. } '-�: .��i�� a- •- •\7°. —:f � f"i! ._�:$,�� t' �` = :�.�: ,�v� I .,_ -�_' �,��'��..�-�-�� :. i �j�j!wIL'W11A a ' ' �1�. �'L�y�—-.�:.��s=p�� ,, N ' :d .��.IL�� . �7L�� a.:..��' 1 —C � T Tr.., !. _.°.' r� p �; �� c . +!'%� `�� -' '. y,��1 l��!( ' �� f� �,��{'�-�•-`�,~.-•"+.r.^y t��`. i/ .tti�.''�i-1�' -� 1 �� n�w�3.�."'a't'��r hl��i' ,` 4 , y�` [J�51' 3.�17�+ tick�• � ^��'/•��1�� QA � 'y�,�l: . ..- ;.�,�49'.:)�J'+_��{�� .l: .�2� �p;'T��,'��< �y¢� �`��T`�''.;_.:y .'� , A ..F�r�'fL.�.��C.l�}�j�w�.��"�"'�'��.?±��Z ti..: �'TC'3S=F.l.�.\.T6�� _ .± ��{ '�t��Y'� ��.�/�n's.=�•f:i..'F'VI��TiYS\�y�—�r�� ,�i, , -17- '!; I _ I� � Rivervie'w Industrial Project - Saint Paul, Minnesota � — � _ 1 ' Per Cent of � Estimated � Existing Use Acreage Acquisitiori ; i Residential 18.2 19.6% ' � . � Nonresidential 42.0 45.1 Commercial ( 3.7� � � Industrial (38.2) • ? Fire Station ( 0.1) ; 0 � Streets, Alleys 32,9 35.3 � ; 93. 1 100.0% , Th I�� e plan calls for 54.5 acres to remain in their existing use: 36.3 acres of ; industrial; 0.6 acre of commercial ar�d 17.6 acres of streets and alleys. The , ; ' 54.5 acres which will not be acquired account for 36.9 per cent of the Project � � Area's tot�al (and resource. E The proposed re-use of the 147.6�cre Riverview Industrial Project Area is as ; � fol lows: Per Cent � of Tota( Project � Proposed Re-use Acreage Land � � Nonresidential 11 74 °o 0.0 .5/ • �� _ - Streets, alleys 37.6 25.5 � �I , ', � 147.6 • 100.0% :; , � . Of the 110.0 acres proposed for nonresidential rewse, 36.9 acres are exempt � from acquisition and 12.6 acres will accrue as a result of a change in the � ' pattern and function of the land allocation for streets and alleys. The remain- ing 60.5 acres will become available to the nonresidential land markets, pre- _ dominantly industrially flriented. ,' ' � � , � - ' . 1 I 1 REAL ESTATE RESEARCH CORPORATION ; �,, � � ' -18- ; , , . . . , , � Rivervie'w Iridustidl Project - Sa'int Paul, Minnesota � 1 i . e 1 , ' F B. The Env i rons Between the Riverview Industrial Project Area and the Mississippi River I ies { " � - the publicly owned recreational facility, Harriet Island Park, and several � � industrial facil ities. The park, covering about 63 acres of river frontage � west of Wabasha Street, is located outside the flood wall . The industries ' � bordering the north boundary of the Project Area extend from just west of � Wabasha Street to the eastem limits of the Project Area. The flood wall is ' ' positioned to afford protection to these existing uses. : � Immediately east of the Project Area is the 298-acre Riverview Industrial 1 � Park currently being developed by the Port Authority of the City of Saint . Paul . The industrial park-site formerly had been a predominantly residential area in a generally blighted condition. Land acquisition and clearance by � the Port Authority has removed an adverse influence from the neighborhood ` � of the Riverview Industrial Project Area and will ultimately upgrade the land � use and tax-producing capabilities of that part of $aint Paul . It is our under- , , � standing that the Riverview Industrial Park will have approximately 198 acres � of net salable land available for the industrial market. Currently, work is proceeding on preparing the land and improving the potential sites with '• utilities and other serviceso � A significant attribute of the Riverview Industrial Park will be the Lafayette - � � Street Freeway (Trunk Highway 56) which is planned and under construction. �9 This freeway bisects the eastern portion of the Port Authority's development, and a river bridge is currently under construction. Within the Riverview � Industrial Park, a freeway interchange is planned for Plato Avenue. It is ; proposed to have Plato Avenue improved to arterial street standards from the �= ; interchange to the west. An improved Plato Street will I ink the Riverview ;; ; � � Industrial Park and the Riverview Industrial Project Area to the Lafayette �° Freeway and ultimately to the southwest and an interchartge with Interstate 35E, � � via Water Street. a ' t ' It is further proposed to have a new bridge constructed over the Mississippi ' River in the area oriented to the westerly part of Harriet Island Park. This � ' bridge would (ink with Plato Avenue cnd serve the downtown Saint Paul area . When this is accomplished, it is anticipated that the proposed "Riverview" bridge together with the Robert Street and Lafayette Street bridges wil I pro- , vide major vehicular service. The Wabasha Street bridge is expected to func- . tion ds a collector I ink between downtown Saint Paul and the•industrial ized � south side di the river. ' � ' . i . � � � .� {�� . ;r , REAL ESTATE RESEARCH CORPORATION ;i � ,� 1 : � � -19- � � . � R ' Rivervie'w �ndus'tria'I'Project '= Saint Paul, lVlinnesota ' ' ' ' ' ' ' ' s , In addition to downtown Saint Paul, the Riverview Industrial Park and the �� Lafayette Freeway, other significant land uses in the environs of the Riverview " Industrial Project Area include the Holman Municipal Airport, which I ies �� about one mile east of the Project Area. Access to the field is provided by (! Fillmore Avenue-Nagasaki Road and, ultimately, by Plato Avenue (improved). ; , Currently, Holman Field is used predominantly by I ight aircraft in private or � � military use. � On the bluffs adjoining the southwest border of the Project Area west of Wabasha � , Street is a well-maintained residential area of predominantly single-family � � homes. Residential uses are also found in fairly heavy concentration in the ' � municipalities of West Saint Paul and South $aint Paul, which lie south of � the Project Area. � Approximately two miles to the south of the Project Area, Robert Street con- ! 1 ' � tains a significantly large number of retailing and consumer-oriented commer- � cial establishments. The most important of these is the Signal Hills Shopping ' � Center which is situated on Robert Street between Orme and Moreland avenues. ; IR The Minneapolis-Saint Paul International Airport (Wold-Chamberlain Field) is I; � located in the municipality of Bloomington about seven miles southwest of down- � town Saint Paul . At the present time, major access from the Riverview Industrial �_ Project Area to the airport is via West Seventh Street (Minnesota 5). ' � . ' i � � ; 3 ; , . I ; o ' � . � . " ; ' f 's I , � ' ' � " l; � . . � ' _ ! ; i ' REAL ESTATE RESEARCH CORPORATION ''f ' , � .s � ' .� � n � ' ; -20- ; � � � , . , ; Rivervie'w lndustrial Project - Saint Paul, IVlinnesota � - ; V. ANALYSIS OF INDUS'TRIAL LAND' MARKET FACTORS , � � A. Descrip"tion anct C'haracteristics of the Twin Cifies "Nletrop'olifa'n' Area' ' � � The potential util ization and marketabil ity of the Riverview Industrial Project - i � Area depends largely upon the socio-economic conditions prevailing or en- ' visioned for the City of Saint Paul and the Twin Cities Metropol itan Area . ,, p Saint Paul and Minneapolis are the "twin" central cities of the metropolitan , ` � - area formed by the counties of Anoka, Dakota, Hennepin, Ramsey, and � ' Washington. Saint Paul is located in Ramsey County and Minneapol is in '. ; � Hennepin County, ' � � � The five-county metropolitan area covers about 2,111 square miles at the confluence of the Mississippi and Minnesota,rivers in the southeastem part ; � of Nlinnesota. The most important urban concentration in the state, the Twin Cities Metropolitan Area has a generally well-balanced economy in � which distributive and manufacturing functions hold special significance. � Geography and transportation have been significant factors influencing the development of the Twin Cities Metropolitan Area as a distribution center � of national importance. The Twin Cities Metropolitan Area, for example,�is � the northwest point of a triangular metropolitan area complex which also � includes the Milwaukee and Chicago metropolitan areas. Located in a � southeasterly direction from the Twin Cities Area, the Milwaukee Area is ' about 330 miles away, and Chicago is approximately 410 miles distant. q , , � The spatial interrelationship of these three ma jor metropol itan areas to some . ; extent has permitted the Twin Cities Area to develop as a distribution center � � I inked to Chicago but somewhat beyond the influence of Chicago's own �' � � distribution-area delineatione Milwaukee, on the other hand, only 90 . E miles from Chicago, feels a much stronger impact on its distribution market. � � � , �� ; � In terms of transportation, the Twin Cities Area is well served to provide � I distribution services to its region and to the nation. Nine major railroads come into the Twin Cities, and the area is headquarters for four of these. � Five local railroads offer service to the industrial complex of the Twin Cities. One of the most important trucking concentrations in the nation is located in the Midway district between Saint Paul and Minneapolis, and more than 100 � common carrier truck firms serve the area, Air freight and passenger service •is provided by five trunk airlines, several I , air cargo companies and two local service airlines. The Minneapolis-Saint Paul International Airport (Wold-Chamberlain Field) is located in the municipality ' of Bloomington, about seven miles south of the downtown'ar.easof Saint Paul . and Minneapolis. .n :� ' REAL ESTATE RESEARCH CORPORATION i� 11 i . � � -21- ' � � , . . , , , . . , . � Riverview tndust�ia'I'Project = Sairit Paul, Minnesota � , ' The Twin Cities Area has a fairly diversified industrial base. An important ; flo�r-milling and meat-packing region, the Twin Cities Area is also an im- ! � portant producer of electronic equipment, chemicals, textiles, beer, petroleum , products, machinery and cellulose products. The area is also an important � printing and publ ishing center. — ' r � � B. The City of Saint Paul � ; � Saint Paul, capital of Minnesota, is located in Ramsey County. The Mississippi ; River generally shapes the southem and westem boundaries of the city, and the � other "twin" city of the metropolitan area, Minneapolis, lies immediately to ' the west and shares a common boundary with Saint Paul . i � ; In 1854, Saint Paul was chartered as a city and started to develop as a trade � � and transportation centere Manufacturing became an important part of the � city's economy during the 1890's, following the opening of the Saint Paul Union Stockyards in South Soint Paul and the opening of new markets afforded by an expanding railroad network. ' � ; Todqy, Saint Paul is important not only as a trade, trnnsportation and manufac- ; turing city but for its commercial and distribution activities too. Providing a i 1 variety of goods for consumer and industrial markets, $aint Paul is noted for such products as electronic computers and equipment, automobiles, chemicals � and petroleum products, machinery and cellulose, beer, printing and publ ish- ing, and papero ; 1 Saint Paul's amenities include eight accredited colleges and universities, trade ; and professional schools, museums, art gal leries, and numerous recreational :� ; areas. � � � si At the present time, Saint Paul is engaged in an extensive rebuilding program of its downtown area, the high'way and bridge network, the housing supply , � and the commercial and industrial sections of the city. Major highways serving Saint Paul include U.S. 61,leading north to Duluth � and southeast to La Crosse, Wisconsin and Dubu�que, lowa; U.S. 52, which j links Saint Paul with Fargo, North Dakota and Rochester, Minnesota; and U.S. 12, connecting the city with Eau Claire and Madison, Wisconsin and � ' Chicago. � 1 . 1 � �N �� :� ' REAL ESTATE RESEARCH CORPORATION � ,t - e . �� i_ I� , -22- , i , Riverview tndust�ial'Project - Sbint Paul, IVlirinesota ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' Ultimately, an important network of Federal interstate highways will afford �_ greater service to Saint Paul and the metropolitan area. lntet�state highways 494 and 94 will offer a circumferential network around the Twin Cities and �' ' effect controlled�ccess linkage with Interstate 35, which will extend as far south as Laredo, Texas on the Mexican border and as far north as Dulu'th. �• Interstate 94 will extend from North Dakota to the Detroit area, and will �� ' give Saint Paul increased service to Milwaukee and Chicago. � • IS � C. Population Dynamics The five-county* Minneapol is-Sa int Paul Metropol itan Area had a popula- ' tion of 1 ,482,030 persons at the time of the 1960 Census. This figure repre- sented a gain of 330,977 persons�or 28.8 per cent,during the 1950-1960 � decade. In 1950,and again in 1960rthe Twin Cities Metropolitan�Area ranked I" 14th largest in the Nation. �; � Of the 24 metropolitan areas with populations of one million or more persons ' in 1960, the Twin Cities Area recorded the 13th largest absolute increase and the ninth highest growth rate since 1950. The Los Angeles-Long Beach Metropolitan Area, with a gain of 2,374,785 persons, led all other areas in � absolute gains. San Diego's metropolitan area, with a growth rate of 85.5 �, per cent, showed the highest relative increase. - I, , In terms of geographic orientation, there are four major metropolitan areas I. of special importance to the Twin Cities Area (Table 1)e Significantly, the ,. Twin Cities Area:s rate of population increase was higher than any of the , four.neighboring areas, and its absolute gain out-ranked the Milwaukee and ' Kansas City metropolitan areas. ; Table 1 . MAJOR METROPOLITAN AREAS IN GEOGRAPHIC PROXIMITY I ' = � TO THE TWIN CITIES METROPOLITAN AREA :' i , h � � • 1960 Populatidn Ir�crease, 1950-60 , A r e a Population N u m b e r Per Cent ' ' , Chicago, Illtnois 6,220,913 1 ,043,045 20.1% � ; , St.Louis, Missouri- � ' II I inois . 2,060,103 340,815 19.8% '. ! � Milwaukee, Wisconsin 1,194a290 237,342 24.8% ' � ' i Kansas City, Missouri- Ka nsas • 1,039,493 225,136 '27,6% , ' innesota counties o no a, a ota, ennepin, Ramsey an� as ington. � . o ' � REA,L ESTATE RESEARCH CORPORATION � �p � �� ' � -23-, � � � s 1 � y Riverview lridust'rial'Project'- Saint Paul, 'Minnesota , The dominating role played by the Twin Cities Metropol itan Area in Minnesota is clearly illustrnted by the fact that of the 3,413,864 persons living in. the ; • state in 1960 roughly four out of every ten persons were in the Twin Cities - � Area. Moreover, of the 431,381 persons gained by the state during the 1950's, _ about eight out of ten were added to the Twin Cities Ar,ea o ; � Table 2 shows population levels in M6nnesot�a, the Twin Cities Metropolitan • Area and its ma jor subareas according to the censuses of' 1950 and 1960. Ab- solute and relative changes over the teny�ear span are also indicatedo ' P The national trend toward increased suburbanization during the last�decade ' was felt in the Twin Cities Areae The two central cities, Minneapolis and � Saint Paul, contained 72,3 per cent of the area's population in 1950, but I; fell to the 53.7 per cent mark by 1960. Characteristically, the outer parts ' of the central cities' county areas have made the most significant gains as a 'I� ' result of suburbanization. Hennepin County outsic�e of Minneapolis, for ex- . ; ample, wentfrom 154,861 in 1950 to 359,982 in 1960, a gain of 205, 121 - � , persons --- over 40,000 more persons than were added to all other subareas $ comb ined. � Ramsey County, excluding Saint Paulo gained 65,131 persons during the �, 1950's and had a population of 109,114 in 1960 o The Ramsey County ` �. growth rate of 148.1 per cerat was highest of the seven ma jor subareas of � � the Twin Cities Metropolitan Area. �_ The population of the City of Saint Paul remained fairly static in 1960 when � compared with the substantial loss experaenced by Minneapol is, In 1960, i 1 Saint Paul held 313,411 persons and represented 21 e 1 per cent of the Twin �i Cities Area's total population. Sair�t Paul ir�creased its population by 2,062 1 ' persons or 0.7 per cent during the 1950-1960 decade. ' ; i The most recent estimates of Sairit Paul°s future population set the city's 1970 : � � level at 320,000 and expect a gain to the 332,000 mark by 1980*. Accord- , � ing to these estimates the city is projected to increase byabout 930 persons : per averoge year over the 1960�1980 span. By comparison, Saint Paul ' ' actually added slightly more than 200 persons per avetage' year in the 1950- - j i 1960 decade. � ; , , � The projected populations for Saint Paul indicate that the present static condi- ' tion will prevail. In view of trends �n the socio-�conomic factors influencing i, the city's growth potential, these pr�jections appear to be most reasonable. ' � `. *The Com rehensive Plan for Saint Paul, Mi�nesota, Communi Pldn Re rt , Number 15 prepared y t e City P anning Board of Saint Pau , October 1963. � , N 1 REA.L ESTATE RESEARCH CORPORATION ° : � ��. � ; , � � -24- � a � Riverview IridustFial'Project'= Saint Paul; 'Minnesota" ' " ' " " " " " " " " ' ; � � Table 2.. � POPULATION GROWTH: MINNESOTA, TWIN CITIES METRO- POLITAN AREA AND MAJOR COMPONENTS, - 1950 AND 1960' �� :�, . . . ; , . , , , . �, 1950 1 960 Ch'a'ng'e,' 1950=60' ' , � um er Per 'ent' um �r' Pe'r' ��r�t' um eF' Pe'r' �r�t' �'. � Minnesota 2,982,483 3,413;864 431 ,381 14.5% �, Twin Cities • p � Metropol itan Area� 1,151,053 100.0% 1,482,030 100.0% 330,977 28.8% ' �� _ ; Cities ; � � �" M i nnea po l is 521,718 45.3% 482,872 32.6% -38,846 - 7.4% 'I• = I, � Saint Paul 311 ,349 27.0% 313,411 21 .1% 2,062 0.7% ; ; .r � Counties ' ,i Anoka 35,579 3.1% 85,916 5.8% 50,337 141 .5% ; , Dakota 49,019 4.3% 78,303 5.3% 29,284 59.7% t � • 2 0 0 0 Hennepin 154,861 13.5/0 359,982 24.3/0 205,121 132.5/o � � . i Ramsey3 43,983 3.8% 109,114 7e4% 65,131 148.1% ; ! , ; Washington 34,544 300% 52,432 3.5% 17,888 51 .8% ; � � ' � . , � • � ; � Includes counties of Anoka, Dakota, Hennepin, Ramsey and Washington. ' � 2 . Excludes City of Minneapolis. . � r 3 Excludes City of $aint Paul . ; Y � � Source: United States Department of Commerce, Bureau of the Census. � � - � E - � 1 � REAL ESTATE RESEARCH CORPORATION � � �� I �.� r �� ,� � , -25- ' ; ; � . . . . . . . . . . . . . . . . . � , RiJerv'ie'w Iridustfia'1'Project"= Saint Paul, '1Vlirinesota , � , ` D. Employment Trends ? , � - The tota! civil ian labor force in the Twin Cities Labor Market Area* averaged -� 693,900 persons in 1963 (Table 3)e This represented a gain of 127,300 per- ` � sons or 22e5 per cent since 1954. The size of the labor force has been steadily � increasing each year over the last ten years, and the 1963 �level set a new j� � record high. - I; .i In 1963 there were 24,400 unemployed persons in the labor force, constituting �: , 3.5 per cent of the work force. Unemployment in the Twin Cities Area was �� highest in the recession year of 1958 (37,300 workers) and lowest in 1956 �: (18,100 workers) during the 1954-1963 period. The 1963 unemployment �� , figure reflected a drop of 3,500 or 12.5 per cent when compared with the ' 1954 figure e I� f� r Nonfarm employment, which includes workers in both manufacturing and � 3 nonmanufacturing industries, averaged 597,300 in. 1963 and reflected an � increase of 117�700 workers or a gain of 24.5 per cent when compared with � � � 1954. Similar to the trend in the total civilian labor force annual figures, nonfarm employment in the Twin Cities Area has risen every year since 1950. � , Significantly, however, the nonmanufacturing segment has accounted for �` 102�300 new jobs or 86.9 per cent of the 117,700 nonfarm employment gains � made from 1954 to 1963. � _� � Manufacturing employment in the Twin Cities Area averoged 159,300 in !� 1963. This was a new high for the area and amounted to a gain of 15,400 �� I' � workers over 1954, . While this increase corresponded to a 10.7 per cent ex- pansion of manufacturing jobs over the 1954-1963 period, the proportion of manufacturing workers in nonfarm employment continues to decl ine. Manufac- ; � turing accounted for 30.0 per cent of reonfarm employment in 1954, and in ' ; ,' 1963 was at the 26e7 per cent level e � � ` ; , � Of the 15,400 new manufacturir�g jobs gained in the area from 1954 to 1963, � the durable goods endustrses accounted for 7,400 and the nondurable goods � segment represented 80000. � ; � In the durnble goods industcies, the leading employers in 1963 were non- ` , " electrical machinery (27,500 workers), ordnance and scientific instruments (19,100 workers), electrical machinery (15,200 workers), and fabricated , metals (12,000 workers)o In 1954, ordnance and scientific instruments was ' the leader with 24,300 workers; nonelectrical machinery was second with i � 19p700 employees; and, significantly, electrical machinery and fabricated metals only accounted for 7,800 and 9,500 workers, respectively. � � � * oterminous wit Twin ities etropo itan rea. ; � ' REA,L ESTATE RESEARCH CORPORATION ; i � ,� i 1 ' . - - . - - ' . � Labor Force Cate aorv � ..� , . . �. ; ` . - _ , ' ToLal Civiltan Labar Force �:� ^ = _ ` . _ �, Unemployme� , , ,� Unemployment as per cent of labor force , � . - ` ' Agiicnitural and other employment . ,�_ _ _ : .;,;, - ,;� Nonagricultural Employment ' _ '. •�'_ _ ,� _ , ' �_ : �*.� Manufact�tuin8 , _ ' =_ ' . . . - _ ; _ ` - . . ' I?urable Goods = .- ; �.'' : _ ' . _ _ - F : .. Ordnance and scientific instruments ._ . ! j�,� _ _ .,, „ �_ � � � Lumber and wood•groducts = .- : � " - � . _,c 3.� �. ._ ' Furniture and flxtures '? t : . p.; .; _.'' y : Primary metals , ^ > ,fl ; _` . Fabricated metals . . . , : . ,_. . _,' _'' " ._ " . ' � Nonelectrlcal machinery .r :`; ' ,_ _ --' ^. . .�, ?," _ �_ Electcical machinery :I > "� +•.L ' . Transportatlon equipment ". ^ ' . ' � ' � _ _ .,= Other d�able goods ' _ � z,- � . ' : _ , , Nondurable goods � , - ` ' ' �: - � - - - ... . . . . _ �. _ - Food and ldndred products _' .,' ". , , - _' ,� " '" , Textile mill products and apparel -• � ' _. ' J.^ � _ _ .' ' Paper and allied producta _ Printing and publishing . ,. • . _ _ . � . . ;, • ' Chemical and petroleum products _ _ = _.�' ,:._ " . � :.J .,.�. f Rubber and leather products ., _. ,, � '� � ^ � � , ' Nonmanufactarin8 y; '�-__ . 4.. " ' ; " .,; _-y - - ^ ConstctictiOa ' .c Transportation _ i- a , '� r.� �� . . � _� , Communications, public utilities ,- - f •; - • :- - _ a C - _ • "',_ -r ' Retail trade .�� _ . . � ,_ .-,_ — _- • - ^ Wholesale trade r� Finance, insurance, real estate _ _ . '_ .'.. _ - , - � ° � � - ' ; Service and miscellaneoas '. � .__ ' ,.*` ,.= ;,l _ _ .,_ _ y+ i.: . Gavernment � Y 'l � ' ; Source: Minnesota Department of Employm¢rn Seci ' r ' ' . ' - :�� _2,_ - ,: �I� _.' tRiverv'ie'w.lridust�ia'I'Project - $aint Paul, Minnesota ' ' ' ' ' ' ' ' ' ' ;� ,� tSince 1954, the employment base in the nonelectrical and electrical � mcchinery industries has broadened consederably. On.the other hand, °i� employment in the ordnance ond s�ientific instrument industries has been �� reduced substantially, dropping by 5,200 jobs from 1954 to 1963. The ;� 15,200 new employment opportunities in the machinery segment of the .af� durable goods industries have tended to offset losses in ordnance and "'� � ' scientific instruments jobse In general, the other durable goods industries �_i� remained at fairly static levels over the 1954-1963 period. �� „ L = ° SI ightly more than seven out of every ten Twin Cities nonfarm workers are employed in the nonmanufacturing divisior�. In this division, employ- ;� �- ment has risen by 30.5 per cent since 1954. The 1963 employment leaders �� were retail trade (100,900 workers), service and miscellaneous (93,500 ,�� workers), and government (77,800 workers) . Since 1954, the service , �� group gained 34,600 new jobs, retail trade employment increased by 23,400, ,� � and govemment jobs rose by 21,900. ' y ;� Food and kindred products, the 1954 leading generator of manufacturing �'� � employment (28,300 jobs),was down to the 24,200 mark in 1963, reflect- -�� ing a drop of 4,100 workers or 14.5 per cent. Textile mill products and .�� ' apparel industries lost 3,200 jobs or decreased 35.5 per cent from 1954 to I 1963. The leading growth industry in the nondurable goods segment of• " i► - manufacturing has been paper and allied products, gaining 11,300 jobs ' ;` � or 282.5 per cent since 1954a The leading employers in the nondurable ."I goods industries for 1963 are food and kindred products (24,700 workers), �� followed by printing and publishing (15,800 workers) and paper and allied � ; products (15,300 workers). � , E. Industrialization of the Twin Cities Area ei� � ' • '?�� Some of the largest firms in. the Nation center in the Twin Cities Metropolitan -"'�! Area. Important firms located in Minneapolis include Minneapolis-Honeywell ��' �; � RegulatorCompany, General Milis, I,nc., Cargill Inc:;`the�Pillsbury Compariy,. Ralston � Purina Company, Nutrena Mills, Inc., and Munsingwear Inc. Control Data e � � Corpointion is located in the municipality of Bloomington. Armour and ;E � � Company and Swift and Company are in South Saint Paul . Important firms �;Q in the City of Saint Paul include the Minnesota Mining and Manufacturing '�� Company, the Waldorf Paper Products Company, Univac Division of Sperry ;_;' Rand Corporation, the Hamm Brewing Company, American Hoist and Derrick �� Company, and a plant of the Ford Motor Company. :�' .I�� :•;� .�, �iE :i� � ��ii . �ii �X;� �� li � REA.L ESTATE RESEARCH CORPORATION ,, � : � � .i ;� � _ f t f � I � � _2�_ ."I� - �o q � �� . a oo �, � o :� � � $ � � � M �� a � .� ni .� H m � � � , � N _ � .�-i � ln Of [n M .-� pp ��. N q O '� O d�' � N .-�a ,,,�.� i� X Q A � tF} tf! ff} �{} I� W � � !f � � � ~ �6 � ,.'�.� �„ p O h N O tn p F, � O �O �O l� O� It U � a � S � N N .N-� � p" V M ~ M N M �� 3 p � ~ ' I; z 3 � � Fsl ~ � N +y h .-� M � M 00 N N 00 �� Q .�Q"�, N Ci O oo O � t0 00 [A M '�! � ` � � G] ff} � 6N4 6f} b9 A � ff? 6f} fi? tf? 1 •�,11. � � �'. � �'. � � �� Y c F � O ri d' l0 r-I '�E v p 00 M l0 CO .��k � a °• U p l0 N N .-r 6 O � � � ~ �� E"� 01 � � d' l0 [A n eN � p o � � � ~ � � ,y ln 0�1 Ob �d � � : � � O � Q M � �n M � � � � � � A � � �r �r � v� ' '"'j � ° � � i� � � , � I� Q ~ v :� „ � � � � � v � � �: � � � .b .., �, q o o c� o m � ,, a �o ,., rn � •-� �I � E• � Q � �'' C'j S ° NM � f°ja' t3 NN � ° 000o f � p � , � ¢ � � ' � I � H � � � �n oo �o M Q, rn ao rn �r �n � � � a� �c vi � �o � vi oi � .-� ni Vj 0 � � � � � ti ; � N � ti � 1 � � � � (f? H� (R S�} (A 69 b� GH EPr H} (� .� � � N O � li � � � � � � � � � ;� c, q O oo N t� .-+ , F F � °" �° $ �, � N °' cd P � N ao "-� � X W '� � � � o� , ` ��y p; ~ � 00 'd' t0 N �O � ^ � q q � M d' � M eN � � � ii �, � r� � � z In N •-i ' � TJ �Y IE ¢ �b � y � 0 .I I! V NIl � ¢ a � � � � � � � v �: � � � � � i� � (� � � F q O [n tD sN [A q o0 M .-� 01 �D O �j a°I � � � p' U O d' .ti-1 N h � p�,, � [A t0 N .-i N � � �a I � � .-� � d w "r N - � v h 01 d' [� a0 v .-� vf N [A a0 '��I ' . y � O N t�A M M , � N � "'i N O � td ,,�J A � �� z � N .-� z � � ,,I� � �.� � � o �� -- - b � � � � fA . N . �; � � O N � O � � •�' 1 � . 1( ° p`�, �a F y a, � F � : ! � � � � � � � � � °,.�' � .�ii � F v`�i � � � F v'�i � C� �R ' � • � j ,�II -- =;�, --- � REA,L ESTATE RESEARCH CORPORATION �'� � �� i�� Il � � -29- I �� .,i� � Riverview Iridust�i'a'I'Proiect = Sainf Paul, Minnesota ' ' ' ' ' ' ' ' ' � ,; �li , The most recent Census of Manufactures (1958) credited the Twin Cities Area 's with 2,434 manufacturing establishments, or 45.8 per cent of the 5,318 ,� counted in Minnesota. When compared with the 1954 Census figures, the ;,;� ' Twin Cities Area in 1958 had 6.3 per cent more manufacturing establ ish- ;; ments, while the state's increase was 5>8 per cent (Table 4) . ' '�; � . . . .. . �' Of the state's 1958 manufacturing establishment total, 1,352 establishments, , or 25.4 per cent, were in Minneapo9�s; Saint Paul accounted for 596 or 11 .2 � .r per cent; and the outer parts of the metropolitan area contained 486, or � _�,� 9.1 per cent. �;� � From 1954 to 1958, the outer-metropol itan area showed an increase of 108 ' '� establishments, Minneapolis gained 25, and Saint Paul added 12. I; fl Value added by manufacture is generally regarded as the most accurate mea- �. i sure of relative economic importance of manufacturing when comparing vari- '€ ous industries. In determining thes measure, an adjustment is made between various costs and sales figures in order to arrive at a reasonably accurate esti- , �� ' mate of the true value added by mareufacture. '! �°i� , • The 1961 Annual Survey of Manufactures taken by the Bureau of the Census � indicated that the Twin Cities Area that year had $1 .7 billion in value added �;,� by manufacture. Table 5 offers a comparison of value added by manufacture `�` , t in the Twin Cities, Milwaukee and Chicago metropolitan areas for 1958 through ,di� 1961 . The 1958 figures are based on the Census of Manufactures taken that •�'� �:'' year, whereas data for the other years were obtained from the Annual Survey :s�� 1 of Manufactures and represent a sampl ing of industries in each metropol itan area. 1,,� �� . .,„ � Table 5. VALUE ADDED Bl' MANUFACTURE IN THE TWIN CITIES, MILWAUKEE ' � � AND CHlCAGO METROPOLlTAN AREAS, 1958-1961 (in billionsofdollars) � ; Twin �i3 �„ Cities Milwaukee Chicago :j� ' Year SMSA SMSA SMSA � �, � 1958 $1 .4 � $1 .7 $8.3 ' ' 1959 $1 ob $2.0 $9.1 :w' 1960 $1 .6 $2.0 $9.0 1961 $1 .7 $1 .9 $9.0 ° ' Pe r Ce nt Ga i n 9 1958-61 20.6% 9.1% 8.6% ' Sourcesa 1958 - Census of Manufactures; 1959�i1 - Annual Surve of '` y � Manufactures, United States Department of Commerce, Bureau � ' of the Census. � , REA,L ESTATE RESEARCH CORPORATION �� ,i :n .� ell ' � -30- �� tRiverview lndust�ial'Project'= Saint' Paul; 'Minnesota ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' �� .I� � � �� ln 1961 the Twin Cities Area ranked 16th when measured against other metro- -�ii politan areas of the Natian in terms of valu� added by manufacture. ��; � � il 1 . Manufacturers in the Saint Paul-Minneapolis Area �� ► Each year the State of Minnesota's Department of Business Development �� ' publishes a directory of manufacturing firms located within. the state. -�� These directories contain data relating to geographic locations, markets, "�� employment and other pertinent information. In this assignment we have �� L util ized the most recent directories to compile numerical I istings of manu- ��'! facturing firms for the Saint Paul-Minneapolis area and its major subareas ��i ' (Table 6). ��! �� Although the information regarding the manufacturing firms was gathered °�„ ' in a manner which indicates a high degree of reliability in terms of factual �� material, a tabulation of firms by geographic subarea and by year poses �� certain Iimitations. A decline in the number of manufacturing firms in a Ilp � specific subarea, for example, does not necessarily mean that tha.t particular ;E subarea has actually lost ferms due to out-migration. Mergers, corpornte � �` name-changes, etc., would affect the firm count in each instance. �!' � �� - ' � The scope of this study precludes a firm-by-firm check to determine the ;p�i exact causes of a declining trend in the number of firms located within :II� ' , the various subareaso Despite this limiting factor, however, the data :�!�, reveal general trends in the growth pattern of manufacturing firms by sub- "' area, and certain conclusions can be drawn from thas analysis. 'a� :'� ' According to the tabulated dataB there were 2,01�2 manufacturing firms in �I; the Saint Paul-Minnesota area during 1963-1964, This figure represented :�� -, a drop of 277 firms, or 12.1 per cent, when compared with the 1957 count. :�' Saint Paul's subarea lost 92 firmsa oc 12.1 per cento and the city itself ;� ' was,reduced by 111 firms or 1600 per cent. By comparison, the Minneapolis ,: subarea declined by 185 firms, or 12. 1 per cent, and Minneapolis was re- , duced by 31l forms or 2307 per cent since 1957. :" � � b . The 583 manufac#uring firms in Saint Paul during 1963-1964 accounted for �C 29.0 per cent of the Saint Paul-Minneapolis area total . In 1957 Saint Paul � ' represented 30.3 per cent of the area count. Minneapolis, with 999 firms A in 1963-1964, represented 4907 per cent of all manufacturing .firms in the Saint Paul-Minneapol is area durirag that period. The Minneapol is count ' � of 10310 firms in 1957 was 57.2 per cent of that year's total for the area . ;� . '9 � :' 1 �P f ' ', REA,L ESTATE RESEARCH CORPORATION ;i ��II �"IE ' .. -3�- -li i� � Table 6. MANUFACTURERS IN THE SAINT PAiJL AND MINNEAPOLIS x�� AREA: 1957, 1961-62 AND 1963-64 = !� li � I' ManufacturinA Firms � Change p � - 1957 1961-62 1963-64 1957to 1963-64 . Per Per Per Per 'If Number Cent Number Cent Number Cent Number Cent ' • • I; � Total: Saint Paul and Minneapolis . ;; Subareas 2,289 100.046 2,304 100.0% 2,012 100.046 -277 -12.196 is • "�� Subtotal: Saint Paul Subarea 761 33.2% 710 30.896 669 33.296 -92 -12. 1% li Saint Paul (Ramsey Cc.nty) 694 30.3% 630 27.3% 583 29.096 -111 -16.0% � Eagan Township (Dakota County) 0 0.096 5 0.2% 4 0.296 4 0.0% - �i ' Little Canada (Ramsey County) 0 0.0% 1 0.0%_ 1 0.0% 1 0.0% Maplewood (Ramsey County) 2 0.1% 3 0.196 3 0.1% 1 50.0% Mendota Heights (Dakota County) 3 0.196 1 0.0% 1 0.0% -2 -66.7% New Brightoa (Ramsey County) 11 0.5YU 14 0.6% 16 0.8% 5 45.4% � North Saint Paul (Ramsey County) 4 0.2% 6 0.3% 6 0.346 2 50.0% Roseville (Ramsey County) 8 0.396 14 0.6% 18 0.9% 10 125.0% • Saint Paul Park (Washington Cou�.y) 6 0.3% 7 0.3%� 6 0.3% - - � ' Shareview (Ramsey County) 1 0.0% 1 0.096� 1 0.0% - - , South Saint Paul (Dakota County) 22 1.096 18 0.8% 18 0.9% -4 _18.296 '°' West Saint Paul (Dakota County) 1 0.096 3 0.1% 4 0.2% 3 300.0% � ' White Bear Lake (Ramsey County) 9 0.4% 7 0.396 8 0.4% -1 -11.1% ' Subtotal: Minneavolis Subarea 1,528 66.896 1,594 69.296 1,343 66.796 -185 -12.1% � Minneapolis (Hennepin County) 1,310 57.2% 1,243 53.9% 999 49.696 -311 -23.7% Bloomington (Hennepin Courny) 24 1.0% 50 2.2% 62 3.196 38 158.3% Brooklyn Center (I�iennepin County) 7 0.3% 14 0.6% 13 0.6% 6 85.0% � Brooklya Park (Hennepin County) 0 0.0% 3 0.1% 2 0.1% 2 0.0�6 , � Columbia Heights (Hennepin County) 31 1.3% 24 1.0% 20 1.0% -11 -35.59G ; Crystal(Hennepin County) 3 0.1% 10 0.4% 8 0.4% 5 166.7% �p Edina (Hennepin County) 3 0. 1% 11 0.5% 14 0.7% 11 366.7% Excelsior (Hennepin County) 1 0.096 7 0.3% 6 0.3% 5 500.0% . � Fridley (Anoka County) 1 0.0% 12 0.5% 12 0.696 li 1100.090 . Golden Valley (Hennepin County) 3 0.196 19 0.896 21 1.0% 18 600.0% ° � Hopkins (Hennepin County) 29 1.3% 33 1.4% 40 2.0% il 37.9% , Long Lake (Heanepin County) 4 0.2% 4 0.296 3 0.1% -1 -25.0%� Minnetonka (Hennepin County) 0 0.0% 2 0. 1% 3 0.1% 3 0.0% . New Hope (Hennepin•County) 0 0.0% 3 0. 1% 8 0.4% 8 0.0% • � Plymouth (Hennepin County) 0 0.0% 1 0.096 3 0.196 3 0.0% � Richfield (Hennepin County) 26 1.1% 41 1.8% 31 1.5% 5 19.2% Robbinsdale (Hennepin County) � 5 0.2% 2 0.1% 6 0.3% 1 20.0% � Saint Louis Park�(Hennepin County) 74 3.2% 100 4.3% 79 3.996 5 6.7% "n Spring Lake Park (Anoka-Ramsey Counties) 1 0.0% 3 0.196 3 0.1% 2 200.0% Wayzata (Hennepin County) 6 0.3% 12 0.5% 10 0.596 4 66.7% Source: Minnesota Directory of Manufacturers 1957, 1961-62�and 1963-64 editions. ' � �' Prepared by the Research Division, Minaesota Department of Business Development. Note: Some percentages may not total due to rounding. ' ' . REA.L ESTATE RESEARCH CORPORATION I i , . _._._.. - - --- - -• - - . .- -�- - -___�.._.._�-_-__.__---�-�-----_-__ ...------------ -�------... __- - �- -- -if �°i' '�tf t �32� Ir � •I! ��i� 1 " Riverv'ie'w lridust�i'a'I Project - Sair�t Paul, �Nlinnesota ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' , �� , �,� ' Although the t�abulated data indicate that both central cities have ex- �� perieraced a reduction in the number of manufacturing firms since 1957, - � it would appeac that Saint Paul relative to the Saint Paul-Minneapolis '� ' area has maintained about the same proportionate level while Minneapolis �ii has experienced a much more significant drop in its share of the area's �� f irms. -:.I� � r 2. New Industrial Plar�ts and Expansions in the Saint Paul-Minneapolis Ared -,'; 1 . I� Based on an evasuatiora of data released annually by the Research Division of the Mironesota Departmeret of Business Development, the Saint Paul- �{ Minneapolas area had a total of 67 new plants and 128 plant expansions � '` � over the 1959-1962 peraod. The Saint Paul-oriented subarea accounted ;, for 31 e3 per cent of the new plant total and 27.3 per cent of the expan- �� sions, Saint Paul itself represented 19.4 per cent of all new plants in the �� , area and 21 e 1 pe� cent of all expansions (Table �. _.,� i� � Over the four year periodo Sairet Paul has been attracting an annual average �'�E of three new plant� ar�d seven expansions. By comparison, Minneapolis has �� „{I been averagirog five new plarats and nine expansions per average year, and , �� ' the Saint Paul-Monneapolis area has been attractor�g 17 new plants and 32 '"�f expansions on an average annual basis. �'�i � Sigraoficantly, the City of Saint Paul accounted for 61 .9 per cent of all Y�� new plants and 77e1 per cent of all expansions built within the Saint Paul `�r subarea over the four-year period o Minneapol iso on the other hand, has not dominated its subarea; it represented only 47.8 per cent of new plant ,�� growth arad 40.9 per cerat of expansions over the 1959-1962 span, _'�� .'I According to a breakautr of the raew plant and expansion data by major 'N�i ' municipalities withoaa the Saint Paul and Minneapolis subareas, it is !; indicated that the intensefication of industrial exparosion in the outer "�" ' parts of Hennepin County has tended to create sub-centers of industry: �� Bloornington and Saint Louss Parko for examplee These sub-centers have ' had a significarat empact on the new plant and expansion growth potentials ��R ' of Minneapol is. :,;� :�I Saint Paul has not yet expersenced this trend to industrial suburbanization °�� to the degree felt by Minneapolis. As a result, SaintPaul canbeenvisionedas �� remainirag the dominant center of iradustrial ization within its subarea despite �'�� the fact that the�Saint PauE subarea, in terms of absolute new plant and ex- ''E ' pansion projects, tends to remain in a subordinate position relative to the n Minneapol is.roriented subarea e f t 1 • � ;� � , �F ,. � REA.I ESTATE RES'EARCH CORPORATION '�;� ;, , 1j� t.I` a { , ! OI -33- �� ._;E , 1 � N � o � cd � N MN~000�-+OM.-iO.-i.-+O �QO�NON�OOM��O.-iONO000r+0 • '�.� c� ~ ') I �F W w 3 � _ef Zal � N�00��-+MO000� �NGi0000�-+ONNO�O�-+O�-+O�O.-r0 � � .1 � � '°1i O dE � � � 000000��0000 Od'N.-i0000000r+000000N00 - � , � � ' N � ` O�i W ^I`' � , j� z �I rn 1�r+00�-+�.-+Om00000 N�nm000000�0000�0+-�0�00 �.�,E � .-� .-� a "ii :"�( 0 , o000000.-�0�0000o wm�..-�o�•-�000�nc�oo�r000000 ; � N �� .-i m.-i � w " 'li �~ � `� � � °' " - if � � ,�.,�"� y �I .-� �0�0000000000000 �'fcOMO00000�N0000000�-+00 ," ! z� za N ~ � �. O W�„ ' , ��y � i ii aP�1 O � OQO.-i000000000�0 iNnV1NOOti000NeNNOO�000u700 �ol' W Q � •� rn w �� ,,., �� , � p�i � � � � mm000000000000 •-��n--�0000.-�0000•-�00000cv.-�o c�, ,�I� �,o z� � � � �` �� a , a ��I. 0 ~ ,n � a � > .u�� a� °v� � oa0000000-ioo•-�oo ��oc�000000-ac�-a-a00000m.-�o � ul� � q N .-� � � ..II �� d H • x � a � I �a " W � ;jF � � �� Q z M tnM00000.�+00000�-+ �d'NOOOOOOOOOOOOOOONOO NI a a ~ o � � � � � �� f � � � a � ,� �, . . °�A :'� ~ I I � � � �p � � � o �� u '-1 N N N ��' I� � y o C] ;'� � H � . �� a p � � d �a � � � u � � � � pa o ��i � � N �� v � ,b y "�� o j� � � � a, .�a '� ,x '�.. °' � '� x� cj-�� :�S �a �aa" `� a" �� a,,G." a�, a�.,°' yT'Q li � '�� ''r�� a�� 3`��+� � �� °�(°�a�.� � .� �, ,��.� � �;� �f ' � 'n�FU 3 ��sa SNya� � �'q �.P�.�,� � a�, v�� '�x o 01.�'S m a �r�v� _�l � � � � v a� 3 � q �� { �� „ Q N . .:+ o'� c�a. � d o'�.a o °� o• ° °o° Q^' q X•�~ o p 3 a3i,-.M o��a,`� c°1i i ;; p w��z�wv�v,�3� ��aawr�ac��u�wr.z.c�x��z .R�,rzrx��n3 � pli ' H � � N „ �; � �i , REAL ESTATE RESEARCH CORPORATION .�+, �� , i� i �! : � ��.� � ' -34- � i! ;� �� tRiverview Industrial Project - Saint Paul, Minnesota ' ' ' ' ' ' ' ��E ,� ' . 3. Mdjor'Industrial Subdivisions in th'e Twin'�it'ies Areci �� During the course of this assignment, a survey was made to determine the ' �` , number, location and characteristics of the ma jor industrial�subdiv'isions �� ("Parks," "Districts, " "Centers," etco) on the present market in the Twin 'a;� ' Cities Area. The results of this survey can be found in Table 8. �, ,; On the basis of this information, there are now 16 major industrial sub- ! divisions in the metropolitan area. These subdivisions have a total of �' ' 11,623 acres of which approximately 2,533 acres or 21 .8 per cent have !; been absorbed by the market and 9,090 acres or 78.2 per cent are yet to '' � be disposed of. Land prices in these 16 subdivisions range from two cents ,,i� to $1 .15 per average square foot. The annual rate of land absor.ption per �,;; subdivision amounts to approximately 19 acres. ,j� � f I! Of the 16 subdivisions in the Twin Cities Area, 12 can be considered as tll� being closely oriented to a predominantly light industrial market. These �"�� ' 12 subdivisions account for . 1,848 acres or 15.9 per cent of the 16- _�� subdivision total . The light-industry oriented subdivisions have been �a�'• disposing of their lands at the annual average rate of an estimated eight n'! ' acres per subdivision, and the 428 acres absorbed to date by the market �� represents 23.2 per cent of the light-industry oriented 1,848�cre land �,� E supply and accounts for 16.9 per cent of the total land disposed of so far �'�� ' • by all 16 industrial subdivisions. �, � Land prices in the light-industry oriented subdivisions range from a low piE ' of two cents to a high of $1 .15 per average square foot. The two cents '� per square foot price appl ies to the recently entered Eden Prairie Industrial ;; Park southwest of Minneapolis. The $1 .15 per square foot maximum re- '-!� o ; ' lates to the Belt Line Industrial Park. �; �, Four of the 16 industrial subdivisiQns can be considered as being heavy- " , industry oriented. These four subdivisi.ons have a .total of 9,775 acres, �� of wh i ch 2,105 or 21 .5 per �ent hcve been d ispose.d of. The rema in i ng �� 7,670 acres represent 84.4 per cent of the 9,090 acres total unsold land �� , resources of the 16 subdivisions. Land prices for the heavy-industry sub- i� divisions range fro�n five cents to 65 cents per average square foot. The typical heavy-industry oriented subdivision has been clisposing of an esti- :,; ' mated 50 acres of land per average year. . ; � 'IE ,' ,i �if i� ' �'!I �, .i� � � REA.L ESTATE RESEARCH CORPORATION "'' a� -u� :s� ,i � �i � , '� I � ' i, t ; . j ' � ;� il . �� , � � ' ' 1 I l , i t • ; i� :� �� ' 1 I t � ' � i i ! r � � � � :0 � . �� :� t o �o ;, ,, � � , i 1 ' � , i� :, 0 ' �� ,A ( ;1 {� ' �i �� ' ;o .q I ' ,w i � , ' . . . -'.: � - - - � ' '� . ' ' ' ' .. ' . _.*`. . , . - : .- � - I Map ' , �y ' - _ � Number Name i� _ � . ' 1 Riverview Indnstri�l Park ' � - 2 Southport IndnstrIal Puk - - � � . ' 3 Pig's Eye Iadusulal Area - _ - ` - 4 Westv�ew Industrlal Park -�'� �% = � 5 Roseport Industrial Distcict -� - 6 River Ridge Ceater -- • _ ' 7 Bloamington Industrial Park '-- � � - � 8 Sill Puk � 9 Normandale Ce�er - - -- . • •- ' 10 Valley Industrial Park _ - •_ ` - � ' ^ - i l Be lt I,t� Industri al Park ' 12 Minneapolis Industrtal Puk � � , 13 'Science Indnstdal Center _ , i ` .. 14 Advertising Creztive Ceater 15 Roseville Indust�dal Dis�ict - - �'- 16 Nelsoa F�m ' ' - • - - -- ' ' 17 Mid-C'iEy Ind�strl�l Park . : ._ ^ _ :, ". ' j 18 F.cZen Pta�te tu�il Park •' ' (T)=Te�ative . - - Zaning( ' ' � tmx�y e ' ' . sour�e: Aeal Estate Res�a�ch eapaeats , , ' , ...... .. �A ; � -�- � , � . , . ; tRiveniiew lridust�ial'Project = Scint Paut; Minnesotc ' ' ' ' " ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' � ; . � ! Table 9 shows a breakdown of the� 1G industrial subdivisions in: the Twin ; Cities Area by year of market entry. .�� . , � � , , , . , , , , , � � Table 9. A COMPARISON OF 16 MAJOR INDUSTRIAL SUBDIVISIONS ,; ; IN THE TWIN CITIES �° y , ' . � ! Year Number' Acreage Acreage ° � of of Indus- Absorbed Remain- Average per �� Market trial Sub- Tota� . by ing on Square Foot f En� divisions Acreage . Market Market Price Range � ' 1963 3 631 0 631 2� to 65� � 1962 1* 198 0 198 Not determined � t � 1961 2 198 63 135 9t to 50� ' t ; � 1960 4 366 70 296 16� to 64� ° i � � - 1959 2 680 270 410 35� to 50� f ' - - - - - � 1958 � � ! � 1957 1 980 480 500 25� to 35� ,� ; .- 1956 1 2,275 125 2,150 5� to 7� ` 1955 - - - - - ' �� , 1954 1 45 25 20 92� to $1 .15 I� Ip � � � ( 1953 - - - - - � � 1952 - - - - - I { 1951 1 6,250 1,500 4,750 6� �' , � Total 16 ' 11,623 2,533 9,090 ; �, ' � , � I ' � *Riverview Industrial Park presently being constructed by the Port Authority of ,� � Saint Paul . ' , ' REA.L ESTATE RESEARCH CORPORATION i� , �! , :I,I ;i � -37- � � . , . , , . . , , , , , , , , , , , , , , , , , ;s Riverv'ie'w Indust�i'a'I'Project = Saint� Paul, Minriesota , � � , ,In addition to the 16 subdivisions shown in Table 9, there are at least � � two other industrial areas being proposed for tHe Twin Cities Area: the a � '` Southport Industrial Park and the Pig's Eye lndus'trial Area. The land ' � resources are an estimated 120 acres and 1,100 acres,respectively. �' � These two subdivisions will be developed and marketed, according to �� present information, by the Port Authority of Saint Paul . In each instance, �6 tthe marketing emphasis will be directed predominantly to the heavy- : industry oriented markets, and, in the case of the Pig's Eye Industrial ° I Area, to that segment of the market closely oriented to water transporta- � , tion. These two industrial subdivisions will be situated in a northeasterly direction.from the Riverview Industrial Project Area. - � iThe approximate location,of all 18 major industrial subdivisions which - ` are or wi l l be loca te d wi t hin t he Twin Cities Area is s hown on t he map ; � � fac.ing Page, 35�. . � � I � a � � �� I '; � � ' I � � � � � 'I., �i � ; _ : a � �° '� � '; , � '� ' � , ! �� i J � ' ,� , � , I � , � � . REAL ESTATE RESEARCH CORPORATION ; ! �; 4 � : . ii �' !� .� : , -38- s u � t � � . . . . . . . . . . . . . . , � Riverview Iridustfia'I'Project - 56int Paul, Minnesota ' ' ` : � . , : o ` VI . MARKET�►B9L�ITY� �NALYSIS OF THE 'RIVE�RVIEW'INDUSTRIAL' PROJEC'T ARE�A ' �� A. Survey of Existing Industry in Project Area �- � � . , } To a sign�ficant extent, the existing industries in the Project Area will con- � i stitute a market for a substantial amount of the buildable land supplies which " ; ' will become available through redevelopment. To obtain measurable expres- _ sions as to the scope of this on-site market, a confidential survey was conducted � � � during the course of this assignmento � . � The survey included 40 firms located in the area and its immediate vicinity. � � Of this total, six firms were engaged in the scrap iron industry, The presence ! t of these rr�stly open-storage scrap iron facilities tends to create an adverse � ; environmental factor which could well act as a larad market depressant when � ` disposing of industrial sites which will become available through redevelop- � � � ment efforts. ° � � � � � The scrap iron industry is an importarat economic function. In many respects, a however, this particular type of industrial land use imposes certain disadvantages I to the highest and best use of the land resources of its surroundings. This par- � , � ticular land use also, in many instances, const�tutes a less than highest-and- � best use of the land it occupies. Such a situation would tend to exist in the ,, � Project Area after redevelopment. � �I , � • . It would seem, therefore, that consideration should be geven to relocating all � scrap iron facilities prior to the final stages of redevelopment. In thos regard, ;� � . it would appear that a suitable scrnp iron. industry complex could be established as part of the proposed Peg's Eye Industrial Area as a relo�ation .site alterna- � tivee A study relating to the feasibility aspects of such a use of the Pig's Eye ; � subdivision and the practacality of such a use ira terms of socia) and ecoraomic ; � � implications to Saint Paul wo�ld be advisablee � ' f �i I i � According to data resulting f�om our iroterviews with the officials of the 34 industrial firms presently located wifihin the Project AreaB there is a potential �s market for approximately 35 acres of the 60,5 acres which redevelopment will �� .� , produce, This market includes 1 e6 acres indica$�d as immediate need by firms � doing business within the Project Area o It also includes 14.8 acres of antici- ;' � pated future needs and 1209 acres resultrung from the dislocation of firms when :'' ' Plato Avenue is improved. Most firms within the Project Area do not now have � � adequate off-street parkeng areas available for employee and visitor parking, ' nor do the majority of firms have peoper space available for t�uck loading and � � � ' unloading functioe�s. It would be our opinion, therefore, that off-street park- ing areas would constitute a market factor for approxomately five to six acres :� of land within the Project Area e ;) 1 � � �� I � : � � REAL ESTATE RESEARCH CORPORATION ;, � �� l � yl � -39- . � � . . . . . , , , , , , , , , , , , , � � Riverview Iridust'ria'I'Project - Sa int Paul a Minnesota' " ` o � B. Anticipated L'and 'Akisorpti�ori Rates ' � � y� i � Even in.the most dynamic indusfirial ezed metropolitan areas of the Nation, ; i marketing sites is a relatively slow process whe�a compared, for example, with land absorption rates generally associated wit{i the disposition of resi- dential and commerc ial land svppl ies. ° `� ' ' � Usually it takes more time to prepare an industrial subdivision with the ; functional services and facilities required by the market than would be the ! case in a typical residential subdivision or shoppeng center complex, More- ; over, even though indus#ry --- particularly during the 1950's --- has trended � toward increased mobil ity and dispersion, most metropol itan areas tend to ' ; �j increase the supply of industrial sites at a rate which is reot gene�rally in phase � with the rnte of demand for sites e In these situations, howevero it can generally ' , � be determined that, by and large, the bulk of the unsold industrial land suppl ies ` ; can be found in the geographic subsegments of the metropolitan area with minimal demand characteristics. ' E � i Another significant factor influencing the absorptiora rates and marketabil ity I � � potentials of industrial sites associated with a particular metropolitan area ' ' � has.to do with occupation capabalitiese A great many industrial subdivisions, ,i = for example, announce readiness for the market whsn in truth they are not � � physical ly prepared to accommodate users who must take immedsate occupancy �� I � of a site therein. If, as usually happenso a metropolitan area has a number of �E � subdivisions with this occupation encapability, then land absorption rates and I the supply-demand relationship of industraal land resources are somewhat i � distorted and generally appear to reflect an overwhelming oversupply posture 'i for the area . ,� . � Increasingly, on a national bases the industrial subdivision weth a satisfactory s f land absorption rate consestent with pricing levels, socio�-economic aspects � of the area, etc., usually is located in a geographic subarea whi�h affords E i � maximum benefits such as transportation availabilities, topography and demand il orientation. �) � Those industrial subdivisions which are located within the limits of the central � � � . city of the metropolitan area and have available the various serveces associated 0 i with that city are doubly benefited. It therefore follows that an large measure ',` � � the land absorption capabilities of a specofi.c industrial subdivision deperads ' � mainly upon i�ts,geographic relationship to expressway or major highway linkage points, to executive resider�tial areas, to laboa� resources and to the services � and provisions of a central cityo . � � � , ` �� I . � � � � REAL ESTATE RESEARCH CORPORATION ` � � � I � :� 1 I ; � ' � —�— � r . d ' 3 ' Rivervie'w lndust'ri'al'Project'= Scint Paulo .IV'linnesota ' ' ' ' ' ' ' ' ' ' ' ' ' � - c � i ' The Riverview Industrial Project Area can. be considered as possessing the ad- .. ; vantnges described on the.,preceding page e It As wel) oriented to the ameni- 3 ties, services and resources of Saint Paul; it is in a geographi�cally favorable ' ' position to utilize the road, rail and water transportation networks of the , � metropolitan area; and it represents a suitable land resource within an area � : ' which historically has experienced good demand from industry. Assuming � '� that the Project Area will be reinforced with adequate utilities and services � ' and that its physical development will be maintained in phase with the � I ' economic conditions of the Twin Cities Area, it has an excellent potential u � for industrial marketability. ' � On the basis of our evaluation of all related factors influencing the market- � � ability of industrial land within the Twin Cities Metropolitan Area and ° Saint Paul, it can be anticipated that the industrial land which will become ,` available in the Riverview Industrial Project Area following redevelopment � improvements will be absorbed at an estimated rate of approximately ten acres per average year. Of the 60.5 acres of land which will become �� ' , available to, the industrial markets, an estimated 35 acres can. be expected : to be absorbed by the Project Area's existing industries. The remaining , 25.5 acres can be expected to be absorbed by the general industrial market '� over a marketing period of an estimated two and one�half to three years time. ' � On the basis of present market conditions affecting industrial land availabilities � ' within Saint Paul and the Twin Cities Metropolitan Area, it is expected that a range of 45 cents to 55 cents per average square foot of industrial land will be �� competitively real istic. � ;� � ' �� i �' ; � 1 � :; � - � ., � . � 1 f . �� , � i� ' f , E i4 I ' REAL ESTATE RESEARCH CORPORATION ,� p ' � • -41- --- - � ; . P , River.vie'w IndustPia'I'Project'= Sainf Paul, Minnesota ' ' ' ' ' ' ' ' " � ' Vll. RECOMMENDED LAND UTILIZATION OF THE RIVERVIEW INDUSTRIAL � PROJ��'ARE�4' �� ` � ln terms of site and locational characteristics, environmental suitability,service , � availabilities and centrnl city (Saint�Paul) orientation, the Project Area is feasible for redevelopment as a planned industrial subdivision. A study of the socio-economic � � � forces which wili influence the redevelopment plan. indicQtes that as a,planned � ; industrial subdivision, the Riverview Project Area will represent an important re- source for the retention and attraction of industry to Saint Paul . � � a Util ization of the land suppl ies within the Project Area depends to a significant , � extent upon the retention, rehabil itation and expansion of existing industries to � ; establish a favorable environment in which to. phase new industrial and related types of uses. Another import�ant factor influencing the future utilization of the � Project Area as a predominantly industrial development relates to provisions for � ' those services and facilities which will be required by existing and future industrial uses. We assume that all necessary services, storm and sanitary sewer systems, � water, electricity and gas will be provided to the sites. � Realignment of collector streets and the improvement of Plcto Avenue are also � � � � important factors in achieving the redevelopment goal . Block planning of the Project Area is recommended inasmuch as this method of tract layout permits adequate site-size flexibility and offers maximum opportunities to supply an ° optimum quantity of rectangular sites to the market. ' ' , Based on an examination of the type and characteristics of industries attracted to ; ' the Twin Cities Area and after an evaluation of the attractivity projected by the ; Riverview Industrial Project Area for specific types of industries, utilization of , the land can appropriately be keyed to a compatible mixture of distribution type ' � industries, light industrial facilities and medium-heavy (non-obnoxious) industries. , For optimum utilization of the Project Area as an. industrial land resource, clearance ' of all existing noncompatible uses is a recommended redevelopment action. The ,' pockets of mostly dilapidated and deteriorated housing within the Project Area as well as submarginal retailroriented commercial structures located mainly along -' Wabasha Street and to some extent along Robert Street should be clearance ob- jectives. Existing industrial facilities which would not qualify for rehabilitation � plso should besubjectsfor clearance treatment. In the event that the existing sub- 6 ' marginal industrial structures are in use, efforts.should be made to provide suitable � sites within the Project Area for fihe relocation' of the occupantse , i � . . .� � 1 � ° � A . � ' REAL ESTATE RESEARCH CORPORATION ; i � �� a , � 1 '" � �� ,� ' , ,, ,� i • + � �1 1 � '� �� I t .i � � ,, ' + ��; � Waterous Company - � . "� : ;:_ �. - !�" Heavy Machinery Factors, � i ' - n Fi I Imore Avenue and Custer Street � i � �, , ,�� .. � _ I - - � � '� _ -- �. I , , _ - ,� ,s _�. � - _ �� ' � � �� I 1 — _ „ a i � ' � � I - -"�� — _ ��r�==—� � ' �— _- , _ ' � � ,_ � �f 1 I American Hoist and Derrick Company ' ' Portion of Riverview Factory, . _� ._�� . � �_ � � North Side of Fillmore Avenue _ �� • - — � .� _� ' � at South Robert Street � � �a �q , � 1 � � '� � �I� � � ' . � � - - ; �, r � 1 0 � � , _ ' i - --- - ,i � . � � �� ' - _�'�-� �� ' �� _ Minnesota Farm Bureau Service Company ;� � ' � � -�- Feeds and Farm Suppl i es, , ' � ��R� �, 1 � , � Fairfield and Livingston Avenues : � � � � �+ ;� I �.� = s 1 � � , ' � ; - �� .,., - r` \�,�1 r.�JKr' �y'-_.ii.= _ -_ .. _� ` RA�4N M�l11 '. - - - �- � ` �;� T �OICOYMNY ..i�� -' "r ::T��'� ��'.. �� ,� j�' " �... �i> .�€:{� ,� +�'� ' , • .. : -. .�.,. ` , ...,_--- - - ��- ... . . . . . i - . ,.� ��:�„��:�•.._, . � �;��_�..— �,-�,.. _ .,�:_ . " _: =� -.� , - �. T - ' - �'" r�.:�'_'�-�.-_={,;r�`�,, = ° ' . .- .. . .. . . —j, _' ' �MlN6EfOTA ENVE�JPE��•;>:�---�=•-°�- w�ol�ila � �i .u.. --�_.� +�• - • - •�- • •• -�-�--.�' ;:E;;:, ' `� �'f�iE�i��EEE�i'�'R °"� '�� =�� ;:'• i'"';s.1y� _ _.��f ��E��E��,._ � • . .. . - - �... �, ��:: �:.- �: 1 •� E,�� ,,,,.��,;�; �- F".�?C ��. ;'�/��\, . _. '"�• ;;�c-:,.. 1.f�.i=-i,�'�,��. ��' �` � �,.`+='-:�#:- -° -�r'. . s"".g;=='.' ' ';,? • r- ---- ... . n __�. -.-. "---- 1 - - •--.. . �_ �,.�. �'_�_'` �` �.Q -=_.. . ., _,,,_ . _ - .. -. . ,;_..:,:;� _ r;'!�.�►.• � � � •-�•.. . NI� ""` . �� :^x � . � ' f .�� , •�� : � � � �i � � _.�,�=== . — . : . .. �. �� . _ _ � � . — . — . . . — . — . — � � � � � � = � � � � . — — — . . . — — — ; � e� — � ii � . • ; � o � � ;w � _ : :: � �r � J .. � a - - � � _s .'�' -- - - ` �I ' �::;:�_„� _.... _ . . • � . � � � � • � FApWELL. OIMUf� KIRH 6 CO � -• • • • :� i : � � � • Z �rwnc��ous¢i � _ � � ,. • •• • • '• • ' • • • ��' ' - • • • • � � r • • - ' ' ' � ' " � I .. .1' _ ' '.]�.�F.�s.!�i'�a! 'T`� � '�_� �::�� l. 1 _ _ _ �� _ � �. . �. ! � . ' � , -42- � ,� � Riverview Indust'ri'al'Project - Saint Paul, Minnesota ' ' ' ' ' ' � ^ I tl , ! A recommended plan for the utilization of the Project Area would place primary ' emphasis on satisfying the spatial requirements of existing industries and industrial- . ; oriented commercial functions which would be desorable adjuncts to the redeveloped . � Project. The location and acreage of sites to be made available to the generaL ' ' industrial market will depend upon the psacement of residual lands following t{ie � � accommodation of existing industries. Photographs on the preceding pages show � - � several existing industrial structures which tend to indicate continued util ity ' ' within the Project Area. , ' The location of new industrial uses within the Project Area should be phased into . the redeveloped environmerat according to service and site requirements as opposed y � to grouping by industrial types. Users who depend upora water and�or.rail serv�ce$ ; , for efficient operation of their b�sinesses, for example, should be given primary ; consideration when sites with these advantages are made available to the markets. ; � Truck routes are important coresiderations for the majority of the existirag industries ; � and will be vital considerations for new users in the Project. A street pattem ' which will provide maximum accessibility to Robert and Wabasha streets and � � Plato Avenue (improved) would be a paramount planning consideration. � 1 y � It is envisioned that new distributionmtype facil ities can logically be sited adja- � 6 cent to the Wabasha and Robert streets and Plato Avenue (improved)frontages.� . � , New light manufacturing uses can be accommodated throughout the Project Area, � but for improved interior traffic-flow from these sources, sites generally found� � � west of Edward Street and south of Fairfield Avenue would be highly appropriate. ' ' Because of rail availabilities, it can. be anticipated that new medium-heavy (rion- � obnoxious) industrial users can best be sited in good orientation to the area be�ween - Wabasha and Robert streets and in the area adjacent to the north of Fairfield � " ! Avenue, west of Wabasha Street. oF r It would be our opinion.that of the estimated 25.5 acres which wil I become ' t available for the general industrial markets, approximately 5,5 acres can be ' ; • appropriately reserved for d�stributioro uses, an estimated 15 acres can be desig- � � nated for light-industrial oriented industries, and the remaining fove acres ca ' ^ be allocated for meclium=heavy industries, . , � � Based upon our findings wi#h respect to existing market conditioras and an evalua- ; tion of industrial land prices pertaining to improved industrial sites sold or offered for sale in Saint Paul and the Twin Cities Metropolitan Area, in our opinion a � � preliminary,estimate of proceeds from the disposal of industrial land supplies from - � the Project Area can be assumed as being in the $1,185,921 to $1,449,459 range. � � � K S . " i t i • � � � REA.L ESTATE RESEARCH CORPORATION � �I:i , J// ,'' _� . � � Y � . ) � . � � . . . .. � Rivervie'w Indust�ial'Project = Sainf Pcul; Minriesota ' ' ' ' ' ' ' ' ' ' ' ' , �his range is based on an avernge square foot price spread.of 45 cents to 55 c�nts, . � . which is equivalent to an average per-acre range of from �19,602 to �23,958. ., . � . Respectfully submitted, � � REAL ESTA � RCH CORPORATION - � , : . ' William J. now - _ Director of Industrial Analyses � � : iMarch 30, 1964 . � ' , I ' � � . ' � r � ' � I � � ' � � � , .„� , , � ' . - , ' � � . , 6 [ ' � 1 PP � REA,L ESTATE RESEARCH CORPORATION � � ' � � : , ;��I � r , Y �� 1 � � � ' 1 s � ; � •� o I ip „ a �I�a � ` ! ' ' F r ' a i 1 s � � � � � � � � � � � . t � � . � 1 . , � , � A � . � , � . , � � Y , , .: F ¢ '° w � i t , Y 'Y ? � � � �� ' i [ ' I ' ` � 3 i � ` � ' •i E � ` � : � REAL ESTATE RESEARCH CORPORATION =: � , :��