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91-2147�RK3INAl ,-- ✓ , Council File # -o�� 7 ; � ,' , Green Sheet � RESOLUTION CITY NT PAU MINNESOTA r' Presented By Referred To vvs . � w f-�1 c�v» Y���.t (� •�- �Committee: Date /�-��� � �/ RESOLUTION FOR ADOPTING AMENDMENT TO PLAN FOR LAND USE AS A PART OF THE SAINT PAUL COMPREHENSIVE PLAN WHEREAS, the City of Saint Paul is authorized under Minnesota Statutes, Section 462.353, to carry on comprehensive municipal planning activities for guiding the future development and improvement of the city; and WHEREAS, the City of Saint Paul as a local government unit within the metropolitan area is required under Minnesota Statutes, Section 473.858, to prepare a Comprehensive Plan in accordance with Laws of 1976; and WHEREAS, the Council of the City of Saint Paul is authorized under Minnesota Statutes, Section 462.355, to adopt or amend a Comprehensive Plan or portion thereof after a recommendation by the Planning Commission; and WHEREAS, the Council of the City of Saint Paul acting under such authority has, by Resolution Number C.F. 275971, adopted on November 20, 1980, adopted a Plan for Land Use as part of the Saint Paul Comprehensive Plan, subject to such review by the Metropolitan Council as raay be required by law; and WHEREAS, Planning staff and members of the North End community have worked to create a plan for redevelopment of the Jackson/Arlington area, resulting in the Jackson/Arlington Small Area Plan Amendment to the Plan for Land Use for consideration by the Planning Commission; and WHEREAS, the Planning Commission has, after a public hearing held on October 25, 1991, recommended the adoption of the Jackson/Arlington Small Area Plan to the Plan for Land Use by its resolution, file number 91-79, adopted November 8, 1991; and WHEREAS, the Council of the City of Saint Paul has reviewed the Jackson/Arlington Small Area Plan Amendment to the Plan for Land Use, including other elements of the Comprehensive Plan as previously adopted, and the health, safety, and welfare needs of the residents of the City of Saint Paul and the metropolitan area; ����0�`1��, � �qi�a�y�� . � NOW, THEREFORE, BE IT RESOLVED, that the Council of the City of Saint Paul hereby adopts the Jackson/Arlington Small Area Plan Amendment to the Plan for Land Use as a part of the Comprehensive Plan, as recommended by the Planning Commission, subject to such review by the Metropolitan Council as may be required by law. Y__eas Navs Absent Requested by Department of: imon T onw� � Planning and Economic Development acca ee �_ e tman _7� un e i son —T- BY� Adopted by Council: Date � � -f � � I Form r ed by City Attorney � � ) Adoption Certifie Council cr ary gy: , 1 � � / By� Appro by Mayor for Submission to Council Approved by ayor: Dat �!`� "9 B y: 6�d��4�4.-���'t// By: PiI�USNEO DEC � 1'91 � ��r"a�y� DEPARTMENTlOFFICE/COUNCIL DATE INITIATED NOi 17 5 4 3 PED 11-15-91 GREEN ET - CONTACT PERSON 8 PHONE INI E INITIAUDATE �DEPARTMENT DIRECTOR �CITY COUNCIL Aa ro n Ru b e n s te i n 3 315 ASSI(iN CITY ATTORNEY �CITY CLERK MUST BE ON COUNCIL AGENDA BY(DATE) NUNBER FOR �BUDGET DIRECTOR �FIN.&MGT.SERVICES DIR. ROUTING 11—Z6-91 ORDER �MAYOR(ORASSISTANn O �j TOTAL#OF SIGNATURE PAGES Z (CLIP ALL LOCATIONS FOR SIGNATURE) ACTtON REQUESTED: Adont Jackson/Arlington Small Area Plan as an amendment to the land use chapter of the Comprehensive Plan. RECOMMENDATIONS:Approve(A)a Re�ect(R) PERSONAL SERVICE CONTRACTS MUST ANSWER THE FOLLOWING QUESTIONS: A pLANNINCi COMMISSION _CIVIL SERVICE COMMISSION �• Has this person/firm ever worked under a contraat for this department? _CIB COMMITfEE _ YES NO 2. Has this person/firm ever been a city employee? �STAFF — YES NO _DtSTRICT COURT _ 3. Does this person/firm possess a skill not normally possessed by any current ciry employee? SUPPORT8 WHICH COUNCIL OBJECTIVE7 YES NO Explain all yes answers on separate sheet end attach to groen sheet Economic Develooment INITIATINO PROBLEM,ISSUE.OPPORTUNITY(Who,What,When,Where,Why): This 95 acre, underutilized site is currently occu�ied b,y six auto salvage .yards and some other businesses. The existing land uses generate relatively few jobs and taxes. This plan is based on a redevelopment feasibility study authorized by the Cit:y Council in 1988. ADVANTACiES IF APPROVED: The plan establishes a vision and framework for redevelopment of the site and indicates additional ste�s necessar.y for implementation. DISADVANTAGES IF APPROVED: None. RECEIVED Nov 191991 CITY CLERK DISADVANTAGES IF NOTAPPROVED: A detailed plan for redevelopment of this site is not in place and redevelonment may be slowed or unlikely to occur. Councii R�saarch Ce�ter NOV 1 � 199t TOTAL AMOUNT OF TRANSACTION S COST/REVENUE BUDGETEp(CIRCLE ONE) YES NO FUNDIN(i SOURCE ACTIVITY NUMBER FINANCIAI INFORMATION:(EXPLAIN) �� NOTE: COMPLETE DIRECTIONS ARE INCLUDED IN THE GREEN SHEET INSTRUCTIONAL MANUAL AVAILABLE IN THE PURCHASING OFFICE(PHONE NO. 298-4225). ROUTING ORDER: Below are correct routings for the five most frequent types of documents: CONTRACTS(assumes authorized budget exists) COUNCIL RESOLUTION (Amend Budgets/Accept.Grants) 1. Outside Agency 1. Department Director 2. Department Director 2. City Attorney 3. Ciry Attorney 3. Budget Director 4. Mayor(for contracts over$15,000) 4. Mayor/Assistant 5. Human Rights(for contracts over$50,000) 5. City Council � 6. Finance and Management Services Director 6. Chief Accountant, Finance and Management Services 7. Finance Accounting ADMINISTRATIVE ORDERS(Budget Revision) COUNCIL RESOLUTION (all others, and Ordinences) 1. Activity Manager 1. Department Director 2. Department Accountant 2. City Attorney 3. Department Director 3. Mayor Assistant 4. Budget Director 4. Ciry Council 5. City Clerk 6. Chief Accountant, Finance and Management Services ADMINISTRATIVE ORDERS(all others) 1. Department Director 2. City Attorney 3. Finance and Management Services Director 4. City Clerk TOTAL NUMBER OF SIGNATURE PAGES Indicate the#of pages on which signatures are required and paperclip or flag each of these pages. ACTION REQUESTED Describe what the projecUrequest seeks to accomplish in either chronologi- cal order or order of importance,whichever is most appropriate for the issue.Do not write complete sentences. Begin each item in your list with a verb. RECOMMENDATIONS Complete if the issue in question has been presented before any body, pubiic or private. SUPPORTS WHICH COUNCIL OBJECTIVE? Indicate which Council objective(s)your projecVrequest supports by listing the key word(s) (HOUSING, RECREATION, NEIGHBORHOODS, ECONOMIC DEVELOPMENT, BUDGET, SEWER SEPARATION). (SEE COMPLETE LIST IN INSTRUCTIONAL MANUAL.) PERSONAL SERVICE CONTRACTS: This information will be used to determine the ciry's liability for workers compensation claims,taxes and proper civil service hiring rules. INITIATING PROBLEM, ISSUE,OPPORTUNITY ` Explain the situation or conditions that created a need for your project or request. ADVANTAGES IF APPROVED I�dicate whether this is simply an annual budget procedure required by law/ charter or whether there are specific ways in which the City of Saint Paul and its citizens will benefit from this projecUaction. DISADVANTAGES IF APPROVED What negative effects or major changes to existing or past processes might this projecVrequest produce if it is passed (e.g.,traffic delays, noise, tax increases or assessments)?To Whom?When?For how long? DISADVANTAGES IF NOT APPROVED What will be the negative consequences if the promised action is not approved? Inability to deliver service?Continued high traffic,noise, accident rate? Loss of revenue? FINANCIAL IMPACT Although you must tailor the information you provide here to the issue you are addressing, in general you must answer two questions: How much is it going to cost?Who is going to pay? �y�a�y� ✓ CITY OF SAINT PAUL �Gt1Y OF o` '�� OFFICE OF THE MAYOR vuuu mn �e m� �un ^� � � 347 CITY HALL JAMEB BCHEIBEL SAINT PAUL, MINNE80TA 55102 MAYOR (612) 295-4323 November 18, 1991 City Council President William Wilson 719 City Hall Saint Paul, 1�T 55102 Dear Council President Wilson and Members of the City Council: I would like to transmit to you the Jackson/Arlington Small Area Plan which was approved by the Planning Commission on November 8, 1991. The plan calls for the redevelopment of this underutilized area, bounded by Jackson Street, Arlington and Maryland avenues, and I-35E, as a business park with light industrial and office-service uses. Most of the area is currently occupied by six auto salvage yards. The plan calls for the existing K Mart store to remain. The fundamental goals of the plan and proposed redevelopment are to facilitate optimal use of the site by increasing both employment in and the tax base of the area as well as to improve its visual image. The Jackson/Arlington Small Area Plan is based on a redevelopment feasibility study of the site conducted by a consultant in 1989 at the request of the City Council and the District Six Planning Council. The plan's primary recommendations include: 1. Redevelop the majority of the site as a business park consisting of up to four phases. 2. Continue efforts to locate sources of funding necessary for redevelopment. 3. Conduct environmental testing to evaluate natural soil conditions as well as potential hazardous contamination of soils and groundwater. 4. Designate the area as a redevelopment district. 5. Rezone the I-2 property to I-1 for light industrial use. (Adoption of the plan does not result in rezoning, however. ) 6. Relocate existing salvage yards, correct soils problems, and complete infrastructure improvements. 7. Incorporate the Munger Trail into redevelopment of the site. Attached are the plan and a resolution adopting the plan as an amendment to the land use chapter of the City's comprehensive plan. Sincerely, � ,�.�,� James Scheibel Mayor Printed on Recycled Paper ae c�.s ���y�i�� JACKSON ARLINGTON SMALL AREA PLAN As adopted by the Saint Paul Planning Commission 8 November 1991 CITY OF SAINT PAUL DEPARTMENT OF PLANNING &ECONOMIC DEVELOPMENT i ��i d i�� � ✓ JACKSON ARLINGTON SMALL AREA PLAN CONTENTS I. INTRODUCTTON 1 Purpose 1 Background 1 Location 1 Goals 1 II. DEVELOPMENT ANALYSIS 2 Existing Land Use 2 Existing Zoning 2 � Comprehensive Plan 3 Topography and Easements 3 Assets and Constraints for Development 3 Market Overview 4 Employment 4 III. RECOMMENDATIONS 5 Concept Plan 5 Land Use and Zoning 5 Soils S Redevelopment Financing 6 Environmental Review 6 Street Systems and Utilities 6 Acquistion and Relocation 7 FIGURES 1. REGIONAL LOCATION 2. EXISTTNG LAND USE 3. EXISTTNG ZONING 4. COMPREHENSIVE PLAN 5. TOPOGRAPHY 6. SLOPE ANALYSIS 7. ASSETS 8. CONTRAINTS 9. ACCESS 10. CONCEPT PLAN ; Ir-���J I. INTRODUCTION Purpose The purpose of this small area plan is to: 1. Analyze the current situation in the study area; - 2. Assess the problems and opportunities for redevelopment; and 3. Identify necessary changes and development strategy steps. Background Concerns about the area were identified in the District Six Plan (1979) and 1981 Plan Ammendment. The concerns include the low tax base from underutilized industrial land, the negative image to neighboring residential properties, and truck traffic along Arlington Avenue. In 1987, the District Six Land Use Task Force determined that industrial development best met their goals for the area, and a study was deemed necessary. The District Six Planning Council requested that the Department of Planning and Economic Development (PED) conduct a study of the area. The study was funded and started in January 1989. PED selected Dahlgren, Shardlow, and Uban (planning) , Maxfield Research Group (market research) , and Braun Engineering (soils engineering) as the consulting team to conduct the study. The report identified the redevelopment potential of the area based on adjacent land uses, topography, soil conditions, and analysis of market opportunities. The final report identified a concept plan for the area which is used as a basis for this ammendment to the City's comprehensive plan. Location The 95-acre study area, located two miles north of downtown Saint Paul, is illustrated on Figure 1, Regional Location. The site is bounded by I-35E on the east, Maryland Avenue on the south, Jackson Street on the west, and Arlington Avenue on the north. Landmarks near the study area include McDonough Homes and Mississippi School to the north and the Oakland Cemetary to the south. Goals The District Six Planning Council, with the input of area residents and property owners, formed a vision for the area. 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'�_ - �'L�i�:����t'���', �� �� �%1`dr��'`- �'ii/l1 "'�: __. �y .n.i� _��''"�: � �.���_ i���'t:�r�a��[��\!`�`j/f��� 4- L'J�v'r��1_ i-�'.�� -;�'�` , � �9.��tCY�►~ _ �S �' -�C��" " �.���1 ��r�r} ����%!�r�--�""��.fl���^'� .°--- � �[���,�' - ; r��� r�• ��---�; f� 7r�,y,,`���`��.�� .�M���i7�-`��a��n�-�`�i�.'-_ ` - �� ���� �p � t ��i�,�.��c��a� � � •���� �'��. �''�� - -- * ' ����rZ'!!q"'���'i�r,'�1.�. _ ,,,,-:� y'��c:,``�, _ ! � .��;,� ����� ;' ` ��11��=�.�� i��.��� r-,.�^_ -- �.;:�l�:.►;l'2;!�'j�\ ��,�>, .���_t�� �' t.'`�',-- .��-��1I� ""''` - ,� .. ����i[i-',Fa�.�?�.1�r�y�1;i.�'���,�:�•��7•+�.:��Y ';��I��', ') _ � ��-i,i,►, ��'�r� `\_��:,''/����� ��� �!�if ����� � I � �r• �-f`�tr,t p i"� ,, ( � � i� O��r �'!1� i� i� ���,��� l �lk, c •������_L�',�..�_ -r r„-- L ��I�, < �,,•- �, c � ` ♦ �/► ■��l � � � � � [,,�� + ���`� ?yk•` µ��FW� �El--�-�1��:�.,i��� �i[��01,«L�� l�� � II � i . ��i��%� ����,�`� �►� _, ., � - ��,r_��'��,1 � ���r , .r� ,wr,. � _ �, _ ;,!�.�. �� �, �► •�� `f�, � ��� �;���.�,�..�.�i�►i�.-�� _<. � �r���. ��� , ���;r��,���. � . �. � ,� � ►--� -���r-r'����� ��`� � , � �.. -�` ���.����:�"�����L�� i�7�T`��;R^;�.r.,_*�`_��•�..J`-- �� L-..�,[t�,y�l,s� , ��C� `��,� �-��'J ,x q� +�> � '�� �. LVrf,-.�J ��,�t3�� ..,���+��G' �f��.\\ ��� �� �� C � ` � � � � � �1�r ��� � � :� ],. � �°� \ �^"ti�''�� �-. ��!.'��T � _��� � •'I�`�� ` �`l ��� 'F,����� .ii ,,�� _ �� ��� _+_'y� �� + . i.J f r -•.-•pl`,�i'� �� ����'�`i�� � '_r�',, ���� �� � ,����-\`. �'� _�.:�... �`,✓ —= '�'tLT„� �.�y�, ��iJv'������'��,v�� 'r �: r �,:�_ �C' \,_�\�... "_"_ '[T – Y �i� ' t��"� �� -�,��i�l%���������r�sd���•�����t���•�e�., l' =� ���_:�.--�\��.�, �t �,j r w c`.��t.�.c!.�.�r,,,..�-_,-���� � . � . � � • . - • . � � . � � 1 , � • ������7✓ II. DEVELOPMENT ANALYSIS Existing Land Use The pattern of existing land use is shown in Figure 2. The predominant land use in the study area is industrial and primarily salvage yards (Wilson Auto Salvage, Bauer Brothers Building Salvage, Allstate Salvage, Brac's Auto Parts, Twin Cities Salvage) . There is one large construction equipment business (Advance Shoring/Equipment) and a smaller construction office (Gilbert Construction) as well. Commercial land use is also present in the study area, with a K-Mart store and a Savers thrift store. Also in area are a Wendy's restaurant and a vacant gas station. There is also a substantial amount of vacant land in the study area, both publicly and privately held. The public land includes the 60 foot wide Saint Paul Water Utility owned right of way that crosses the study area from northwest to southeast, splitting into two branches at the north edge of the Advanced Shoring property. The Minnesota Department of Natural Resources (DNR) owns a portion of a 100 foot wide abandoned railroad corridor which crosses from northeast to southwest into the middle of the study area. This segment is the western end of a seven mile corridor which is being developed as a bike and pedestrian trail. The Minnesota Department of Transportation (MnDOT) owns the right of way for I-35E at the eastern edge of the study area, and the City of Saint Paul owns, or has permanent easement over, the widened Maryland Avenue right-of-way at the south edge of the study area. Both the Burlington Northern and Soo Line railroads have active rail lines and own right-of-way in the southern portion of the study area. In addition to the above uses, which are consistent with the commercial/ industrial character of the area, there are two land uses that are inconsistent with the general character of the area: the Norhaven Home for retarded women and the Balian homestead. The adjoining land use to the north is McDonough Homes, a large public housing pro�ect. The land use to the west of the study area includes significant open space with scattered industrial uses. Existing Zonin� Four zoning districts are represented in the study area: B-2, Community Business District; B-3, General Business District; and I-1 and I-2 industrial � districts (see Figure 3, Existing Zoning) . K-Mart and Wendy's occupy most of the B-2 zoning district. The vacant gas station occupies the B-3 zoning district in the southwest corner of the study area and is consistent with it. Gilbert Construction, Brac's Auto Parts; and Twin Cities Salvage occupy most of the I-2 zoning district and are consistent with permitted and special condition uses within that district. 2 . . � �• �� �, C� -i �►�.. , `�__ ...�� ��� ���� 7 / ....�;� � „ , s� r� � � �r�._ .� � . , t ✓ + ���i��i'C�Z ti���T��£.��•►�~�`"�,�. ��� i~•�M �l 'i! 1 . � : � ��.d�'r.':`�" � ��� ����-�. ��� ��fi./,l,,, � ►iW'' . � .�� �;.r. � \ v��.� 1��'\ i���_` ��I�•��'t� • �' �'�: ' i ;,,:i'"'���'✓ i��� ����`� `�a.��` ��.��� �i �' .�.'��f�. �•L � �, � �^� �rl',��� \ �/ ,i $���������� �����_zt� �.J� �i '%�.I.y . �:��. `�. 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FIGURE 2 0 0� � . ��T� 1 INDUSTRIAL rnws wu��� � EAIVAGE • AR L I N GTO N � CONSTRUCTtON mm IN WS7ITUTIONAL JACKSON �+ PR RAILROAD Q v vacarn� P PUBU�•i • r r w ro�+w MARYLAND � �„R,� 3 5 E S T U DY °"B�"{o �i ooT nrw CITY OF ST.PAUL.MINNESOTA � WATER UTL�TY $�1Y .t : :; �_____, ��-,�iv���7 •��fwi[ �� :� ' :�� .r^ � �. .i. ... • _ . r _t T�i:l�� ��_ ::.� �CT::�1. .�.;:: .�. ,. . :: ; ; . .1 : ,k_�. _ .� �r' 1 ''' ' I.I I.� ' ^T l t '�� .� ' .�.• ��. -� u -4• '� w' ' e �•� 1 � ,;�.. .; a �� p p �� p p p� i 1, � � ;� � ; �:�:`�: � .: O�N � ,� I�AMO�'�'�'�= IwE. • NECIOCR ��»I'� :�. I W6 Nt�■ 0. 1= � ; ' ( . � ���t' �• ��� . � �� ��` � 1�• � :; j �� N: 0 O O � 1 N f � '�(' { !� O %, 4S \ 5 :.r _ OOO OO . N....... ^ _� . � O _-;• �� ..;�: - o � 1 -! � .:�.:� � ::� , � F��:;� �==� _ : � - o 0 0 0 �� � � . � ,, r=: = , - �:.�. 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J � • I•1 - R� M1�TM011M .,,�: , �:,; '. + g.2 R •2� �-2 ,+� � � 1•3 �. . .� ~ ,�' ' . . •� b�,. - _; _%�--' .- Special � +%� � �'—^---,--.� '�� p.� �� � �����_�� �'� .:' ' ,• � : ': i: .... p.p �'s � .•-;. �p� �� : �� �� �' _ �� • • i:;i.. _ I : �� �•, p�. • � :. � If si:s: Ind�x Humb�r ol O r7 Y.�.....f� ::�?,I- .1_. _�(��. , '��f �at,' !_i�:\ '� Ad�oininp M�p �'� � �` ` f 19�1., = 1, \� �• ,•N ,!' � „ •�i.•I� �' •:• ' ��, '�L�f 4.. � �: i= =r . /\ . . , •! . ._! �1 •� ,I.i. �.� .��'y l�• � �' � S00 . " �• '� � � rC . �• �: R � . �••S�YIM • �� � , '�� � •� �IA I��{I . .�• •� 't' • .w 13 Revised 3-85 � EXISTING ZONING � . � �FIGUR� 3 . ARLINGTON � � � JACKSON MARYLAND � . 35E STU DY crrY oF sT.PAUI..NUNNESOTA �,�cq�-a��7 ✓ Adjoining zoning districts include a RM-1 district to the north and a I-1 district to the west: Land use in these areas is consistent with the zoning. Based on the City's zoning code, there are a number of nonconforming uses in the study area. The Wendy's restaurant is a legal nonconforming use in a B-2 zoning district. Within the I-1 district, only Advance Shoring (construction equipment) and A-1 Cycle (retail auto parts) are permitted uses. The other salvage yards (Allstate, Bauer Brothers, Wilson) are special condition uses allowed in the I-2 District. The Balian homestead and the Norhaven facility do not violate the zoning code and are not nonconforming uses. Comvrehensive Plan The District 6 Plan (as amended 9/10/81) designates the study area for industrial and business uses. That plan is illustrated on Figure 4, Comprehensive Plan. Among the ma�or issues that are noted in the plan are the screening and buffering of the industrial areas, both along Jackson Street and Arlington Avenue. Topographv and Easements The existing land conditions are shown in Figure 5, Topography, and Figure 6, Slope Analysis. The steepest slopes in the study area are along I-35E, Maryland Avenue, and the southern segment of Jackson Street. The northern portion of Jackson Street and all of Arlington Avenue are in flat areas. The topography within the site makes access difficult and will need to be altered for redevelopment of the area. Assets and Contraints for Redevelopment The assets of the site are illustrated on Figure 7, Assets. Assets for development include the existing successful K-Mart and Savers stores, access to I-35E from both north and south, good visibility into the study area from three sides and particularly from I-35E, existing access easements which might be extended, and publicly-owned land that might be acquired and used for streets or additional development. The constraints of the site are shown on Figure 8, Constraints. The most basic constraint of the study area is the soil conditions. The natural soil conditions in the majority of the study area are not suitable for normal construction. Deep foundations and other corrective work, such as excavation and backfilling, would be required for construction on the site. In addition, the potential for manmade soil contamination in the area could cause problems in cleanup and redevelopment. The second constraint is the barrier to development posed by the railroads, the Water Utility right of way, and the DNR trail corridor. The railroads � effectively isolate the land in the southwestern corner of the study area from the rest of the area and do not offer the kind of image many higher quality � developments would want. 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' �;':�r:�•+• _� � '' ��ii �� rt I •Jll{.�} Tl��A�Y..�,J \ \ � ��° ° � 0 � . . I l�� i ���„11 � �� �. � /,� CON STRAI NTS ,� �.°o"""E"5►�'E"SE'�"TS == ;,,�,"` FIGURE 8 ,�,r SI�PES c��+��a a�tasu w►asH rrous�u►�Enc� .�.�:�a..�� ARLINGTON �� "°�'"`�SS Q FRAGMEHTED PARCELS JACKSON � ��� . MARYLAND � ���p�� • ` �' '" °'" o ��g� _ : 3 5 E S T U DY * roT�ru�M„2��an CITY OF ST.PAUL MINNESOTA w�s�s L��i-���� ✓ A third constraint is posed by the lay of the land, i.e. , the steep slopes along Maryland Avenue and much of Jackson Street. These areas do not provide easy access or large flat parcels for development. The above factors combine to prevent the real key to successful commercial and industrial development: access (See Figure 9, Access) . Currently, there are no public streets through the area. Without streets, large parcels of interior land in the study area will never develop beyond what they are today. Market Overview The conclusion of the Maxfield Research Group is that retail, office-showroom, � office-warehouse, and light industrial uses are the most appropriate for the study area. The research shows strong potential for office-warehouse and office-showroom space but little demand for additional retail development. Approximately 500,000 to 650,000 square feet of space could be absorbed in a period of ten years. Office-warehouse and office-showroom are distinguished by their differing structural characteristics and attract a wide variety of tenant types. Office-warehouse buildings generally have less than 20 percent finished space, 18 to 20 foot clear ceiling heights and above-grade docks. They are generally more industrial in appearance and usually attract light manufacturing companies. Acess and visibility are generally not as important to office- warehouse space as compared to office-showroom �space. Office-showroom building have a higher proportion of finished space (30 to 50 percent) , at- grade docks, 12 to 16 foot ceiling clear height, and better visibility than office-warehouse buildings. Emp l o�ent Under the proposed redevelopment plan, employment in the area would increase greatly. Estimated current employment in the area is less than 200. Future employment at full development, based on 2.3 employees per 1,000 square feet of building area, would be about 1,500. These jobs would include a variety of professional, sales, service, manufacturing, and clerical positions. 4 ,..., ��� ���� `�..'�`;``' --',-_ � T LQ=:`:� , Access To� , �-•�`i i:�ti��' :��� 0��� �` �;` 35E NORTM � 'I I ' �. � ` = ' r,:rf%'NrDOt�+�d�ES.�`�� �-� , 1�'��� �ii/'q �/����� I �� L ;.�. yy���� � � �������. 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Efs::i;'f;�Pi;�'�:i•�i�:�;'.:f'iii.•`i'•'"";.::r`r'. _��-- I � � � - .l. I� • .:::::::;:::�::::�:::e:::;;:s;�;�•'';;��;:rr��''.;::_�.' -`r`_ STREEZ�A�CESS � w � Ml�� � _[.] � I�: -t��.��---- S ::''`;`;,;.�., ::: :�.__�;_- _.��- � BY-EASEMEPI�T ONL�i I N �b1r- ��� ' . }�:.c°:�:;`n;r=�..f;..::?;: •:a:r _.�:�_�'�s - /_ . I• � 1`1'- I ' I W ' --f �y����� ✓ III. RECOI�Il�tENDATIONS Concept Plan 1. Redevelop the land according to the Concept Plan in Fipure 10. The proposed redevelopment concept for the study area is a business park with light industrial and office-service uses. 2. Development should occur in four phases (See FiAUre 10) . The concept plan divides the study area into four sub-areas which can be developed in four separate phases. Developing the plan in phases will allow the most attractive areas to be developed first and will increase the marketablity of the later phases. Land Use and Zonine 3. Designate the studv area as a Redevelopment District. This designation will allow the City to exercise the right of condemnation and will enable the City to purchase the land necessary for redevelopment. 4. Rezone the I-2 area in the eastern part of the studv area and the B-2 triangle in the northeastern corner of the studv area to I-1. Rezoning to I-1 will make the redevelopment area uniform in zoning and is consistent with the proposed light industrial and office-service uses. Rezoning of these particular parcels cannot be done by a forty-acre study because, given the limited number of surrounding property owners, a consent petition would be practical. However, rezoning could be done as part of a larger zoning and land use study. 5. Rezone the B-2 area Wendy's now occupies to B-3. Currently the restaurant is a legal nonconforming use. Rezoning to B-3 would make the zoning conform to the use and allow possible future expansion of the building. Soils 6. Comvlete further studies on both the natural characteristics (for buildin�`vurposes) and the chemical characteristics (hazardous waste possibility) of soils in the study area. A study done by Braun Engineering indicates that the soils in the study area present two kinds of problems, both potentially severe. The first problem is the presence of poor soil and the second problem is the potential for manmade soil contamination in the study area. These two problems are the biggest obstacles to redevelopment in the area (See Figure 8, Constraints) . More soil borings are needed to determine what soil problems exist and how extensive they are. Foundation and soil work can solve the poor soil condition problems, but at a cost. Hazardous waste testing, including groundwater testing, may also force the City to take on some liability for the cleanup. If the land is acquired by the HRA, funding sources for the cleanup will be necessary. 5 ,. , ������� -`' �''` ' '-- `' ` ✓ �. �� " y � a�����9���� .`1 � � �Q ♦ � , � '�.• �— ��'� •�s S -. � �r+�"�� �. f'.�.��\ j�/ '� h , v-• ..�� �� i `...IrMr.�DONOLcJ��►'�ONf7�\�\\ .1��`.� `�.• � " 1�� \�fin�,y ���:, � �:� 1 � � � _ \ ��1 ., 44+• \ i�• � � }1�• �'.q; � 'II;�x�y� `�i.����� '�'�^..Q �a�+�` " �1�\�i'r�'�� �f;� �M��MJI ��� `�NIM� I� 1_'� ^�y� '`+�/j�,� ��.i�=�=�"'�'.�.� •�.•�1 � a? \` - �y, ��L��I�//: :�1;� ��1I ���; /�.j;/� . ti� i ,.�/� .. �'_ � \� �♦ � .;�:Z��:L �� y� =�L��� I �.���.� �,W�1 ; t ' L�'_�...._� — '�� ��-• �=�= _ �`;�_^:'� •r�;25L"' :�i gj a # ���;/':(�� _���•�t">L� .., ----_ r-- ���.� �-!- ':L . :. � z. ",w�'�4�R.. .�.+,. �:�, �� ..,..:..�. ,...: ������:i . •. ,.�'---- � T �: ..,...e:.e. , v' 1 _.;� �� ;� ::` �� f � �'�!�i�,�'=�_ �. '� :,, � L_ �, �c, ``x+ yn.��',, '`/� � l.1 .�a. ti � �`aa«� � r�s�.:�4:.«.��;�'t'a �{�� �t�,yL�,`�,+y .S/��/��(/� ._� •aaa, ..��?;,q..?�.`� _' �`�,� � `" .•? ( ,t/' '�'� �� �� A�°. . � �,� f�� ��F:: : �n• - �� -•- �.' �.� "u � • �fF �`�i'�z= • . �j� .� _� 'ti'. .. � :� ;PHASE I '. �`� kik t r `��� 1 .i- � ' � � -!' , 4A ��-'�;,,f�' / ' ��� . il r�;�� ::.i��. _�+�f�1 `���✓Ci•. }�.'; ♦f �'� si wr :,. "&' ' "' •��. . � . • _''h� . � ���l `�. � .. • ' , ,M .: ��,r���-�l -�t:' :, •,-� HASE II ��' � 's• '� .,o;,'� �,-�� :�_• ..s`� ���71�.�;, � .r'7) . � i \ � h ��. ;/ '^ � �.��ll', �1 . - �� � £ � ' �� �. ' �• •�~'� -'��� k I =�,� �� ' /j� � i� '� ��:.x�»�.xc :-�aa• ' '~�i C ��'i�t`I.�� . ' • .,� I ry �w _'_ � ' ( .�� 1' `'�;.r .� , >.,.»n:.v `� r�:�{ i `���^�� � . � � �, vl t I µ.?� "�C\;�'ti� t�'' � •Q" �A� � � . �E j � ii�{� ' .� • . � , �..: : i I � 2 � ,� �,� � ;_r � c�l� : I a� �. a � / .. .� � �T� �� . •�� ""'� = L b ` l t • 1 ' ' t��'� •i,� . � _ ' ��` " PHASE. _ ' `� ;�`•-�'r I.' ; ���:f ' � ,�� - ----- ,. ` :� . K � —E=-�,' i ' IV �/�; ' ,_ 1': `t,l�.-= ; •� !r kI �" �>;. 'o { �. . :�� `, \a -r���'�, c���=�1 � �� . �' .� � 1 �.���+; �`��t` � � J�;. ., � � , .—�. .�� .r. , . •�., :.,.���� . ���J� �° ;< .-, i' ':T��= I `,�. ,. c - ► :;;�.:.�,, ,;x::— , , .` r�u ��:' ' Iq�a�w , � +. 1 � � Y � ♦'��r'` `.. I . a. +:. .. . 1 .; '�� � . � /�, '>~ ;iT�e.:sn ,f ' / � �� ,`�_ y .:h��`•J'� . �---�-c�( '�� � , w,�'� -• ;' , , , •, - „ r ,. / ' 1• � ` `.� � � ��"��� •` '•�•', �`�� �I / '�' j':Y+-,t`�\�� :L ,1 ( '" ��`i `:i i \, ; �� �l• � _�k' � K-MART � 'q' 7�i� �'.�_�/ fR � � •!!� ���: lk � \ � � .' � 1 I+�eww+! �}2'�-� �Fr i�♦ �`E . �,, ' ,. .•� " . �*rno��.�r 1� � �"�'� � �� ..•.' . �\•` � / • . ^` �,��.�� 1 � �'\� � � . 7 �' ,� i � �� � ��i� � !�'��!'..�.ly�+,�� I� ,�\ ' l� •� � 1• • . ; � ' r�-1 . I ,� '� �� ',: `Q_� � � 1 1 .'//:� � � `.a� "'�� `� ` ��—W �� ,. r----� r � i �..-- ^�_�; _�� i ��'•' �,:�� '�:,, •,\ . ` .i' , e� «�;- . �:�-�� I ���� ':' �`�,�y�` `� .. � ` ' Q\ r-+.-y-- i;��„� i p' • i; '�-+.4 :{{ -_+ �. � ( �,f1• I•S�•. ' i� 'r E �"_� �(� •nPHASE� � •'\� ,�"s�=.:a.�._a.�� �;'r. -� Ik� .��:'•;.�,,,� �! t�/�� � � �;��' .III: I 1� � `\i;=z—�:��;;' � . ��; ';I. '�`���; ••''' � r•,:� � � .� � �� .� � �.� \ :� ( „ � ; �i. .•,�.;� � � �b r\y � '� ��I'� it�oe.N �\`''� ���'_��`:` `�'��'� :M1'.:i��?� !;;''` •! , . .. � \; ' ' a,'� �''�" �ry � -- --, .,'�� �'�. �i —— �;`;"�'."�..�"'"'�F 'w:`r �S. .,�,�.�,:�r J " •��'•:- •-•-} "��;=�-: 17�C:_�'-. �� ;,% ''��',�;,1. . ''T�' � '�' ��� ^�``, �j�,� i r�.� •V\.r � V��� ���-_, �I �_• ` _ -�` .�fCi '�\ �J . -�.�I �a.� j � .�'.�: �•,..:.is.:rrs_s;: !� 1! ---Jt �sf . � �r . ---� •�f:;�r��.�-.".�s�1 __ 1; n ,�" � �_ �. � FI�E ��a ` � !� i: �1-.—L��— � . � LAND USE SUMMARY w�v.....r • . . � a..r. u.wn . . � �nsr�+ens r� �� � /wNt Yay V. MO��1C Y�. �O� 4Y�. In YL COw�w01Y��CC�M � CONCEPTPLAN ; �; ,';;K ;K �K i K ',;;K "�"'"""�'"' ARLINGTON � »= �� '" y� •� �y� JACKSON .,......� ,�K �a.� .a.� �,�. �,K MARYLAND � . "r " �'" �W M»�s 3 5 E S T U DY cRV oF sT.PAUL.MINNESOTA ��r a��7 ✓ Redevelopment Financin� 7. PED staff should continue efforts to find new sources of funding and to revise TIF le�?islation to make redevelopment feasible. Existing Tax Increment Financing legislation makes it difficult to establish a TIF district. Until financing laws change or� other sources of funding appear, it is not feasible to develop this site. If there are problems with the soil in the area, the creation of a new type of environmental district separate from an economic development district could result in a viable source of funding for this area. Environmental Review 8. Prepare an environmental assessment worksheet (EAW) . The preparation of an EAW by the City of Saint Paul is required for any office/service project with over 600,000 square feet of building. The full development estimate for the Arlington - Jackson plan is 675,000 square feet. An EAW is a succinct statement of the affects a project would have on a variety of issues regulated by government agencies, such as traffic, air � and water quality, land use, etc. , Street Systems and Utilities 9. Complete a traffic study for the area to analyze the possible affects of redevelopment. Vehicular access into the study area presents a contradiction: where regional access is best, local access is limited; where local access is best, regional access is limited. Some areas within the study area have no access at all. The study area enjoys regional access at I-35E with a full interchange at Maryland Avenue. Local access is limited on Maryland Avenue and the south part of Jackson Street because of a large grade separation. The north part of Jackson Street and all of Arlington are roughly at the same grade level and therefore offer good local access (see Figure 9, Access) . Several pareels within the study area have limited or no access to the street system. Advance Shoring has access to Jackson Street through an easement across a private parcel. The property north of K-Mart only has access through a stubbed private road past K-Mart from Maryland Avenue. The DeSoto parcel and the DNR right-of-way appear to have no public . street access at all. . The most important proposed access improvement is a new frontage road along I-35E connecting Maryland and Arlington Avenues. It would serve the entire development, which may raise concerns about the capacity of the intersection at Maryland. Traffic projections on the affects , of redevelopment need to be made to accurately plan for the future of the area. 6 �q�`°���7 ✓ 10. Complete the new local streets required for each phase of the development. Access to the site will increase demand for development. The three frontage roads proposed include a north-south road from Maryland Avenue to Arlington Avenue, an east-west road connecting Jackson Street to the north-south frontage road, and completing the existing Norpac Road in the southwest corner of the study area. 11. Complete additional water and sewer lines as each phase of develovment proceeds. 12. Encoura�e the Minnesota Department of Natural Resources to complete the Munger Trail from the east side of I-35E into downtown Saint Paul. The metro/gateway portion of the trail currently ends just east of I-35E across from the Jackson/Arlington site. The Munger Trail will ultimately connect downtown Saint Paul and the Capitol with Pine Point Park in Washington County and continue to Duluth. The exact route of the trail from its current terminus at I-35E to downtown and the Capitol is uncertain at this point; it is likely that it will pass through the Jackson/Arlington site. The trail should be accommodated in redevelopment of the site. It will provide an attractive amenity for the business park and an important regional recreation route. Acquisition and Relocation 13. Acquire all land necessary for redevelovment in the study area. Either the Port Authority or the HRA should acquire all the land, public and private, necessary for redevelopment of the area. This will likely include all properties except those with K-Mart, Savers, and Wendy's in the southeast corner of the site and gas station and construction company in the southwest corner of the site. Cost estimates of relocating the salvage yards need to be comp.leted. Very rough preliminary estimates for relocation, done in 1989, run around two million dollars for the entire study area. 7 �-y���y�✓ CREDITS The Jackson/Arlington Small Area Plan is based on a redevelopment feasibility study commissioned by the City of Saint Paul and conducted by the consulting firm of Dahlgren Shardlow & Uban. The consultant worked with a task force comprised of the following people: Mike Temali, North End Area Revitalization Inc. Skip Sajevic, area property owner Shelly Van Kampen, District Six Planning Council Sharon Voyda, District Six Planning Council Donna Datsko, Department of Planning and Economic Development Peggy Lexau, Department of Planning and Economic Development Department of Planning and Economic Development: Robert Sprague, Director Dan Cornejo, Deputy Director for Planning Larry Soderholm, Principal Planner, Planning Division Aaron Rubenstein, Planner, Planning Division Paul Jansen, Intern, Planning Division C����a��7 f , �,a����9�� ' . CITY OF SAINT PAUL La�s��_��� , . ; OFFICE OF THE CITY COUNCIL CITY HALL-7th FLOOR-SAINT PAUL, MINNESOTA 55102 ' 612-298-5506 TOM DIMOND COUNCILMEMBER kECEIVED Members: � �g9� Tom Dimond, Chair ��U Z+ 7 Paula Maccabee Dave Thune ��lTY CI.ERK % �� Date: November 27, 1991 COMMITTEE REPORT �Z/s� �� HOUSING AND ECONOMIC DEVELOPMENT COMMITTEE � � 1. Discussion of the HRA B �get (Referred from Finance Committee 11-18-91) . THIS ISSUE WAS LAID OVERrTO THE DECEMBER 5, 1991, MEETING OF THE HOUSING AND REDEVELOPMENT AUTHORITY 2. Resolutio 91-2147 - adopting amendment to Plan for Land Use as a part of the Saint Paul ensive Plan - Jackson/Arlington Small Area Plan (Referred from Council 11-26-91) COMMITTEE RECOMMEND�ED APPROVAL, 4-0 3. Update Report on Lease Purchase Program Guidelines (Referred from HRA 11-26-91) . THIS ISSUE WAS LAID OYER TO THE DECEMBER 10, 1991, MEETING OF THE HOUSING AND REDEVELOPMENT AUTHORITY (HRA) 4. Authorization for Subordinate Loan for Lowry Square Apartments, District 17 (Referred from HRA 11-26-91) . COMMITTEE RECOMMENDED APPROVAL AS AMENDED, 3-0 (HRA) . 5. Guidelines for Strategic Investment Funds, Citywide (Referred from HRA 11-26-91) . COMMITTEE RECOMMENDED APPROVAL, 3-0 (HRA) — � CHAIR: Housing and Redevelopment Authority&Housing and Economic Development Committee COMMITTEES: Public Works&Intergovernmental Relations ,��S Printed on Recycled Paper �y����y� city of saint paul planning commission resolution file number 91-�� (�te November 8, 1991 JACKSON/ARLINGTON SMALL AREA PLAN RECOMMENDATION WHEREAS, the Planning Commission is authorized under Minnesota Statutes Section 462.355(2) and Chapter 107 of the Saint Paul Administrative Code to recommend to the mayor and City Council amendments to the comprehensive plan; and WHEREAS, the City Council suthorized the hiring of a consultant in 1989 to complete a redevelopment feasibility study of the Jackson/Arlington area; and WHEREAS, the consultant worked with the City and a group of North End community members and developed a redevelopment concept involving creation of a business park on the majority of the site; and WHEREAS, the redevelopment concept plan was endorsed by the District Six Planning Council; and WHEREAS, the Departraent of Planning and Economic Development prepared a small area plan, based on the redevelopment feasibility study, which establishes a framework for redevelopment of this underutilized area; and WHEREAS, the District Six Planning Council reviewed and recommended adoption of the small area plan at its October l, 1991 meeting; and WHEREAS, the Planning Commission released the small area plan for public review on October 11, 1991 and held a public hearing on October 25, 1991; and WHEREAS, notice of the public hearing was duly given in the Saint Paul Legal Ledger and in the Saint Paul Pioneer Press on October 15, 1991; and WHEREAS, the Planning Commission considered public testimony and reviewed the plan's conformance with the comprehensive plan; NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission recommends adoption by the City Council of the Jackson/Arlington Small Area Plan as amended, which is attached hereto, as an amendment to the citywide land use plan which is a chapter of the comprehensive plan. moved by TREICHEL seconded by rF I��FR in favor 1� against � � � � 1 PUBLIC HEARING NOTICE G�'/ — � Saint Paul City Council Housing and Economic Development Committee T� property owners within 350 feet . Representatives of Planning District 6 APPLICANT PURPOSE ,; To consider adoption of the Jackson Arlington Small Area Plan as part of the City's Comprehensive Plan. The plan calls for RECEIV ED creation of a business park on much of the site. �vov 2 01991 CITY CLERK LOCATION OF PROPERTY The plan boundaries are Arlington and Maryland Avenues, Jackson Street, and I-35E. TIME OF HEARING � Wednesday, November 27, 1991 at 2:00 p.m. PLACE OF HEARING City Council Chamber, 3rd floor City Hall-Court House 15 West Kello Boulevard, Saint Paul HOW TO PARTICIPATE 1. You may attend the public hearing and testify. 2. You ^ay send a letter be�ore the -hearing to the Planning Division, Department of Planriing and Econorlic t Saint Paul PMI 55102 ANY QUESTIONS Call Aaron Rubenstein-in the Planning Division at 228-3315 or Shelly VanKampen, District Six Planning Council at 488-4485. -