HomeMy WebLinkAbout2018-02-20 PC Packet
AGENDA
CITY OF MAPLEWOOD
PLANNING COMMISSION
Tuesday,February 20, 2018
7:00PM
Council Chambers -Maplewood City Hall
1830 County Road B East
1. Call to Order
2. Roll Call
3. Approval of Agenda
4. Approval of Minutes
a.January 16, 2018
5.Public Hearing
a.7:00 p.m. or later: Consider Approval of a Conditional Use Permit, Wakefield Community
Building, 1725 Prosperity Road North
b.7:00 p.m. or later: Consider Approval of a Wetland Buffer Waiver for a Spent Lime Treatment
Structure at Joy Park Neighborhood Preserve
6.New Business
a.Draft Rice-Larpenteur Vision Plan Review
7.Unfinished Business
8.Visitor Presentations
9.Commission Presentations
a.February 26, 2018city council meeting (Commissioner Eads)
Conditional Use Permit, WakefieldCommunity Building, 1725 Prosperity Road North
Wetland Buffer Waiver for a Spent Lime Treatment Structure at Joy Park Neighborhood
Preserve
10.Staff Presentations
11.Adjournment
MINUTESOF THE MAPLEWOOD PLANNING COMMISSION
1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA
TUESDAY, JANUARY 16,2018
7:00 P.M.
1.CALL TO ORDER
A meeting of the Commissionwas held in the City Hall Council Chambers and was called to order
at 7:00p.m.byChairperson Arbuckle.
2.ROLL CALL
Paul Arbuckle, ChairpersonPresent
Frederick Dahm, CommissionerPresent
Tushar Desai,CommissionerAbsent
John Donofrio, CommissionerPresent
John Eads, CommissionerPresent
Allan Ige, CommissionerPresent
Bill Kempe, CommissionerPresent
Staff Present:Michael Martin,Economic Development Coordinator
3.APPROVAL OF AGENDA
CommissionerIgemoved to approve the agenda as submitted.
Seconded by CommissionerDahm.Ayes –All
The motion passed.
4.APPROVAL OF MINUTES
CommissionerKempemoved to approve theNovember 21,2017, PCminutes as submitted.
Seconded by CommissionerDahm.Ayes –Chairperson Arbuckle,
Commissioner’s Dahm, Eads,
Ige & Kempe
Abstention –Commissioner Donofrio
The motion passed.
5.PUBLIC HEARING
a.7:00 p.m. or later: Approval of a Wetland Buffer Variance for a New House at 832
McKnight Road South
i.Economic Development Coordinator, Michael Martin gave the report on the Approval of a
Wetland Buffer Variance for a new house at 832 McKnight Road South and answered
questions of the commission.
ii.Previous landowners, John Mohr, 1283 Holly Avenue North, Oakdale, addressed the
commission.
iii.Applicant, Louis Knippenberg addressed the commission and confirmed the conditions
are ok in the staff report.
January 16, 2018
1
Planning CommissionMeetingMinutes
Chairperson Arbuckle opened the public hearing.
Chairperson Arbuckle closed the public hearing.
Commissioner Kempemoved to approvethe resolution in the staff report authorizing a 67-foot
wetlandbuffer variance for 832 McKnight Road South for the construction of a new single family
house. Approval is based on the following reasons:
1.Strict enforcement of the ordinance would cause the applicant practical difficulties because
complying with the wetland buffer requirement stipulated by the ordinance would prohibit the
building of any permanent structures, substantially diminishing the potential of this lot.
2.Approval of the wetland buffer variance will include mitigation strategies to reduce the impacts
to the wetland. These include restoration of the disturbed portions of the wetland buffer and
the installation of wetland buffer signs.
3.Approval would meet the spirit and intent of the ordinance with the construction of a new
single family house on a vacant lot that is zoned and guided in the city’s comprehensive plan
as residential.
Approval of the wetland buffer variance shall be subject to the following:
1.Prior to issuance of a grading permit for the new single family house the applicants must
submit:
a.A tree plan which shows the location, size, and species of all significant trees located on
the lot, and the trees that will be removed with the construction of the new single family
house. Removal of significant trees with the construction of the single family house must
comply with the city’s tree preservation ordinance and tree replacement requirements.
b.A wetland buffer restoration plan to be approved by city staff. The restoration plan will
reflect native plantings in the areas disturbed by grading that is located north of the 945-
foot elevation to the wetland edge.
c.A wetland buffer sign plan to be approved by city staff. The number and location of
wetland buffer signs to be installed along the edge of the wetland buffer. The signs
indicate that no building, grading, mowing, or cutting is permitted within the buffer.
d.Wetland Buffer Mitigation Surety: Submit a cash escrow or letter of credit to cover 150
percent of estimated cost of the wetland buffer mitigation and wetland signs.
2.Prior to release of the wetland buffer mitigation surety, the wetland buffer native plantings
must be established and the wetland buffer signs must be installed.
Seconded by Commissioner .Ayes –Chairperson Arbuckle,
Commissioner’s Dahm,
Donofrio, Ige & Kempe
Nay –Commissioner Eads
Commissioner Eads voted against the proposal because he did not approve of the wetland buffer
variance.
The motion passed.
January 16, 2018
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Planning CommissionMeetingMinutes
This item goes to the city council February 12, 2018.
6.NEW BUSINESS
a.2040 Comprehensive Plan Update
i.Economic Development Coordinator, Michael Martin gave an update on the 2040
Comprehensive Planand answered questions of the commission.Staff will providea
printed copy of the 2040 Comprehensive Plan for the planning commission.
Noaction is required at this time. For more information on the 2040 Comprehensive Plan please
visit www.maplewoodmn.gov/2040.
b.Planning Commission’s Rules of Procedure –Annual Review
i.Economic Development Coordinator, Michael Martin reviewed the Rules of Procedure for
the Planning Commission.
Commissioner Donofrio asked staff about the possibility of eliminating Visitor Presentations from
the agenda in the Rules of Procedures.
Commissioner Kempe suggested Rules of Civility be added to the Rules of Procedure.
Commissioner Donofrio moved to eliminate Visitor Presentations from the Planning Commission
agenda.
Seconded by Commissioner Dahm.Ayes –3
Nays-3
The vote was tied.
Commissioner Dahm moved to strike Visitor Presentations from the Planning Commission
agenda with the addition that if someone wants to make a presentation tothe commission they
can request that through city staff 2 weeks in advance of the meeting and staff will add the
requestto the agenda.
Seconded by Commissioner Ige.Ayes –Chairperson Arbuckle,
Commissioner’s Dahm,
Donofrio & Ige
Nays–Commissioner Eads & Kempe
The motion passed.
Commissioner Kempe moved that the Rules of Civility be printed on the back of the Planning
Commission Agenda.
Seconded by Chairperson Arbuckle.Ayes –All
The motion passed.
Staff will forward these requeststo the city council. The final decision will be madeby the city
council.
January 16, 2018
3
Planning CommissionMeetingMinutes
c.City Council Meeting Attendance Schedule for Planning Commissioners
i.Economic Development Coordinator, Michael Martindiscussed the city council attendance
schedule for the planning commissioner’s representation.
No action was required.
d.Presentation of Annual Report to City Council –February 12, 2018 (No Report)
i.Economic Development Coordinator, Michael Martin discussed the presentation of the
Annual Report at the city council meeting on February 12, 2018.
No action was required.
7.UNFINISHEDBUSINESS
None.
8.VISITOR PRESENTATIONS
None.
9.COMMISSION PRESENTATIONS
a.December 11, 2017city council meeting (Commissioner Arbuckle)
Conditional Use Permit, Residential Accessory Building, 1788 Kennard Streetwas
approved by the city council.
b.February 12, 2018city council meeting (Commissioner Ige)
Wetland Buffer Variance, New House, 832 McKnight Road South
10.STAFFPRESENTATIONS
None.
11.ADJOURNMENT
Chairperson Arbuckleadjourned the meeting at 8:12p.m.
January 16, 2018
4
Planning CommissionMeetingMinutes
MEMORANDUM
TO: Melinda Coleman, City Manager
FROM:Michael Martin, AICP, Economic Development Coordinator
DATE: February 13, 2018
SUBJECT:Consider Approval of the Wakefield Community Building, 1725 Prosperity
Road North
A.Conditional Use Permit Resolution
B.Design Review
Introduction
Project Description
Audra Robbins, on behalf of the City of Maplewood Parks and Recreation Department, is
seeking city approval to build a 3,300 square foot community use building at Wakefield Park
which is located at 1725 Prosperity Road. This new multi-purpose facility at Wakefield Park
would serve as a local “hub” and gathering place for residents. This facility will also provide
programming space for youth/adult dance classes, artsand education programs, preschool
classes and City Special Events.
Request
The applicant is requesting that the city council approve:
1.A conditional use permit (CUP) amendment for a community building. City code requires
a CUP for public uses.
2.Design review.
Background
April 18, 2017: The planning commission and community design review boardwere introduced
to the Wakefield Community Building project.
October 17, 2017: Joint Board and Commission meeting to discuss the building’s proposed
colors and materials.
December 19, 2017: The community design review board reviewed and made
recommendations regarding the proposed materials and colors
Discussion
Conditional Use Permit
Wakefield is currently guided by the 2030 Comprehensive Plan as park (P). The site is zoned as
open space and parks (OSP). Because the City of Maplewood owns the parks and associated
structures a CUP isrequired because of its public use. The proposed community building and
parkimprovementsare compliant with the city’scomprehensive plan and zoning designation.
Site Plan
The proposed building is well beyond the required setback of 30 feet from the front property line.
Wakefield Lake is classified as a Class III public water in the City’s shoreland ordinanceand
nonresidential developments must maintain a 50-foot setback from the ordinary high water mark
of Wakefield Lake. As proposed the Wakefield Community Building will maintain a 104-foot
setback to the ordinary high water mark of Wakefield Lake. There is a Manage B wetland
located around the edges of Wakefield Lake and the wetland ordinance requires a 50-foot
minimum buffer for Manage B wetlands that are adjacent a lake. The building, grading, and all
stormwater structures will be constructed outside of the required 50-foot wetland buffer.
In addition to the community building, the parking lot will be slightly moved east and expanded,
the hockey and pleasure skating rinks will be rebuilt and an additional picnic shelter will be
added. The existing playground areas will remain in place and unchanged.
Design Review
Architectural
The exterior of the proposed building will be sided with a combination of vertical cedar tongue
and groove boards and cementitious fiberboard siding. The fiberboard siding will be in shades of
green and brown. There will also be a “black mocha” trim added to the building. The roof will be
constructed with grey standing seem metal panels.
Parking
City ordinance requires recreational buildings to have 1 space for every 200 square foot of
building space. For a 3,300 square foot building, this means 17 spaces are required. The
submitted plans show 45 parking spaces being provided withspaces that are nine feet wide.
The existing parking lot’s parking spaces are also nine feet wide and it has been past practice of
the City to allow the continuance of existing nine foot wide spaces in public uses.
Some of the neighborhood comments staff received regarding this project discussed park users
parking on the street. Staff appreciates the neighborhood impact a park can have but believes
there is also a balance of not building a parking lot that will sit empty most of the time.
Landscaping
Seven significant trees will be removed with the development of the Wakefield Park Community
Building. Five of those trees are ash trees. The landscape plan calls for 29 new trees to be
planted with the development: 25 deciduous (2.5 caliper inch trees) and 4 evergreen (8-foot
high trees). The Wakefield Park Community building meets the requirements of the tree
ordinance. In addition to the trees numerous trees and shrubs will be added near the new
building making for an attractive site.
Lighting
The parking lot and trail leading to the community buildingarea willbe lighted. The applicant’s
lighting plan indicates four light poles near the parking lot and four along the trail. City code
limits light pole height to 25 feet. The submitted lightingplan meets ordinancecompliance and
ensuresthat light spillage does not impact nearby residential properties.
Department Comments
Engineering
Please see Jon Jarosch’s engineering report, dated February 13, 2018, attached to this report.
Building Official, Jason Brash
Applicant must meet the City’s green building code and all MinnesotaState Building Code
requirements.
Commission Review
Community Design Review Board
February 20, 2018: The community design review board will reviewthis project.
Planning Commission
February 20, 2018: The planning commission will hold a public hearing and review this project.
Budget Impact
Approval of a CUP and design plans by themselves have no budget impact. The council will
consider approval of the project itself – including the budget impacts – under a separate agenda
item.
Recommendations
A.Approve the attached conditional use permit resolution. This conditional use permit allows
a 3,300square foot community building within the OSP (open space and parks) zoning
district for the property located 1725 Prosperity RoadNorth. This approval shall be subject
to the following conditions:
1.All construction shall follow the project plans as approved by the city. The director of
environmental and economic development may approve minor changes.
2.The proposed construction must be substantially started within one year of council
approval or the permit shall end. The council may extend this deadline for one year.
3.The city council shall review this permit in one year.
4.The use of nine foot wide parking spaces is approved as an expansion of a legal,
nonconforming use.
B.Approve the plans date-stamped January 31, 2018, for the Wakefield Park Community
Building. Approval is subject to the applicantcomplying with the following conditions:
1.This approval is good for two years. After two years, the design-reviewprocess shall
be repeated if the developer has not begun construction.
2.All requirements of the fire marshal and building official must be met.
3.The applicants shall comply with all requirements of the MaplewoodEngineering
Report from Jon Jarosch, dated February 13, 2018.
4.The applicants shall comply with all requirements of the MaplewoodEnvironmental
Report from Shann Finwall,datedFebruary 12, 2018.
5.If a trash dumpster is to be kept outside, build an enclosure for any outside trash
containers for this facility (ordinancerequirement). The enclosures must be 100
percentopaque, match the color of the building and have a closeable gate that
extends to theground.
6.All work shall follow the approved plans. The director of environmental andeconomic
development may approve minor changes.
Citizen Comments
Staff surveyed the 256surrounding property owners within 500 feet of the proposed site for their
opinion about this proposal. Staff received 12responsesas shown below.
For
1.In response to the letter I received concerning the community use building to be built at
the Wakefield Park, I wholeheartedly agree with the plan and urge a “go ahead”. I live
nearby, am retired and am on or near the park a few times a week. It is quite often full of
people and an attractive building would serve the area students and users well. I also
agree that all measures should be taken to improve the water quality and perhaps turn it
into a decent pan fishing fishery. Thank you. (Jon Kalata, 1575 Christie Place)
2.Every suburb has a community center. Let’s have one too. There is lots of trash in the
lake. I can’t keep up to it. (Leonard A. Jablonski, 1763 Maryknoll Avenue)
3.It really looks good! I’m already thinking about arranging a multi-state, multi-national
family reunion at Wakefield! (Lee Egerstrom, 1808 Prosperity Road)
4. My wife Diane and I live 1 block from Wakefield Park. We are both in favor of the
community building, and see the value it adds for community purposes, as well as the
potential opportunities with renting on occasion to families and community groups. I don't
see this as a wasteful use of tax funding, and know that as the construction costs are
paid-off,the annual maintenance costs will have little impact on annual property taxes.
Definitely great for rain or shine events!
On a related issue, we also realize the importance of getting the water condition of
Wakefield Lake cleaned from its current distressed state. It's been a shame that a place
of such beauty has had such treatment of the water over the years. We understand that
some years back, people could safely swim in the lake.One other issue is that we are
baffled at all the tree and bush cutting along the east side of the park -with all the
stumps left behind. Does that serve some purpose?Anyway, thanks for your time!(Bob
Muldoon, 1885 Maryknoll Ave N)
Against
1.I am 100% against the project. (Ricky Stubbs, 1860 Barclay Street)
2.I would rather the city put money into improving water quality in Wakefield Lake. No
need for another community center when there is one less than a mile away. (No name
or address given)
3.I am against this project.* (No name or address given)*Staff could not read the
handwriting on the rest of this letter.
4.I am opposed to the plan for 1725 Prosperity Rd N that is currently written for the
following reasons:
1.) I have been a resident near Wakefield Lake for over 20 years. Over 15 years ago,
Wakefield Park was updatedwith waking paths, the restroom building was taken down
and the lights an the field lights were taken down. The neighborhood was presented a 3
phase plan that included additional walking trails, sand lot volleyball, lighted trails and
other enhancements. None of this was ever completed. The area for the sandlot
volleyball was started and is now just grass grown over sand. The sliding hill was
supposed to have been re-graded for recreational use with lights added. When the street
re-development was done andthe water gardens were added, the existing culverts were
just buried and you can see the exits of them along the north side of the lake, too.
2.) Wakefield Park was also discussed by the city as a neighborhood park. Adding this
large development would change this.
3.) There are issues in the park now with after hours use and things going on at night in
the woods at the southeast end of the lake. A walk through of this area will uncover a lot
of trash and evidence of over night use. The area behind the East Twins ball park is
treated like a yard compost site and also has trash.
4.) The park as it is now is not as well-maintained as I think it should be. The current
paved paths are broken up in places, park benches are sometimes left broken for long
lengths of time, and trash barrels and picnic tables are thrown in the lake. Tree damage
from storms and old age have usually been left un maintained for long lengths of time
and the rock fishing piers have sunken in. The ball fields have been getting over usedfor
volleyball to the extent that the grass gets worn out. The ball field closest to
Hazelwood/Ripley has the recreational ice rink dirt mound as a hazard in right field. The
general condition of the ball fields is bad.
I would prefer that funding be used to clean up the issues that I have mentioned,
remodel the warming house, move the recreation rink away from the Hazelwood/Ripley
ball field, fix up the ball fields and enhance the walking paths and spruce up the area
with more attractive benches, trash containers and better-looking portable bathrooms. I
would like to see the winter accessibility of the warming house increased and
communication of its availability improved (Add signage). I would like to see the
volleyball area completed and maybe add more to offset the over use of the baseball
fields. The boarded ice rink area looks bad in the summer and I could see it being
improved with a concrete surface that could be used in the summer for roller hockey or
other activities.
I think the addition of the building that is being proposed would be a target for vandalism,
too, without proper oversight.Instead of the building as proposed, how about
another/larger picnic area similar to Oakdale's Walton Park? Maybe include an outdoor
entertainment stage... (Tim McKane, 1491 Ripley Avenue)
5.We have lived in our home for 28 years at 1523 Ripley Ave.Unfortunately we will be
unable to attend the meeting on Tues. Feb 20th but would like to have the following
points discussed:
a.When the park was originally redeveloped the main reason of eliminating the 3rd
softball field and parking lot was reduce the traffic and parking issues in the
neighborhood.
b.It was determined back then that the neighborhood roads were not meant to
handle high traffic flow.
c.When there is any event at the park currently -the roads are packed with
vehicles parking in our yards, people walking across our yard, garbage from
them left in our yard.
d.A 3,300 sq foot building is larger than 3 homes in the area.
e.This building would be built right out of our picture window -eliminating our
peaceful view of the rolling hills of the park.
f.If this building is built the park would then have a warming house, Gazebo and
this building.
g.If a place is needed to have exercise classes -why not have them atGladstone
or the YMCA?
h.Another building to encourage vandalism and encourage homeless to seek
shelter (we see them staying in the park on a regular basis during summer
months)
i.Many people also park along Frost Ave and it is very difficult to see oncoming
vehicles when trying to pull out from Hazelwood onto Frost Ave.
j.Overflow parking also happens at Cross Lutheran Church in their parking lot
which should not be happening as that is their private lot.
k.I do not believe having this building will help propertyvalues either -in fact for us
we feel this will cause our home value to decrease. (Tim and Debbie Walker,
1523 Ripley Ave)
Other Comments
1.Before this project goes anywhere, Wakefield Lake needs to be cleaned up. There need
to be a plan to address the asian milfoil in the lake. I have been a resident here for over
30 years and this is as bad as I have ever seen the water quality. Please feel free to
send me an email to let me know how the water quality will be addressed. Thank you.
(Jeffrey C. Brastad, 1887 Dieter Street)
2.Will the ice rink and hockey rink stay? Along with the warming house?
Will the play area stay? – Add more benches and tables
Improve the amount of parking – the lot is too small
I can’t tell if the outside Gazebo is staying
Will the building be for rent and will it have a kitchen?
They need to have at least a side walk going from Frost Avenue to the Park
on the side of the street that the park is on and not the side the houses are
on. This is a very active park in the spring, summer and fall with groups and
families playing volleyball. They park along the street, making it difficult to
walk to the park. I don’t know why it wasn’t done when they did the
Hazelwood of Frost Avenue. John Glenn middle school takes the children
with physicaland intellectual disabilities to the park in the spring and fall.
(Deborah Tschida, 1941 Hazelwood Ave)
3.Before moving forward on the proposed building of a 3,300 square foot building at
Wakefield Park there are several questions we would like to have answered:
a.It appears that the building would displace the two skating rinks as well as the
sand, volley ball area….Is that correct?
b.Is the current Eagle Scout wildflower garden going to be retained?
c.What is being done to improve the quality of the lake? Will it ever be clean
enough to swim in?
d.Is the lake still being stocked with fish by the DNR, and if so, how can the city
encourage fishing from a lake too polluted to swim in as one that’s OK to eat fish
from?
e.Is the increased parking area going to displace one of the ball fields?
f.Are there plans to add a sidewalk on Hazelwood, along the west side of the park,
too?
Other concerns:
a.The shoreline of the lake is not being taken care of…excessive growth and years
of debris.
b.The Boy Scout trail along the southeast part of the lake should be improved.
c.The sliding hill has been fenced off – will the site be cleaned up and improved so
that winter activity will be available for kids again?
These are questions and concerns we feel should be addressed before adding the
community use building, especially the lack of parking and loss of existing facilities
and activities. (Richard and Judith Steenberg 1854 Barclay Street)
Reference Information
Site Description
Site Size: 34.32 Acres
Existing Land Use: Park and associated building and structures
Surrounding Land Uses
North: Frost Avenue and a church
South: Residential properties
East: Residential properties and a church
West: Residential properties
Planning
Existing Land Use: Parks (P)
Existing Zoning:Open Space and Parks (OSP)
Code Requirements
Section 44-1092(1) requires a conditional use permit for any public service or public building
use.
Findings for CUP Approval
Section 44-1097(a) requires that the city council base approval of a CUP on nine findings. Refer
to the findings for approval in the resolution attached to this report.
Application Date
The city deemed the applicant’sapplications complete on January 31, 2018. The initial 60-day
review deadline for a decision isApril 1, 2018. As stated in Minnesota State Statute 15.99, the
city is allowed to take an additional 60 days if necessary in order to complete the review of the
application.
Attachments
1.OverviewMap
2.Land Use Map
3.Zoning Map
4.Applicant’s Letter
5.Applicant’s Site Plan
6.Applicant’s Building Elevations
7.Shann Finwall, Environmentalcomments, dated February 12, 2018
8.Jon Jarosch, Engineering comments, datedFebruary 13, 2018
9.Project Presentation
10.Conditional Use Permit Resolution
11.Applicant’s Plan Set (separate attachment)
Attachment 1
1725 Prosperity Road North
January 31, 2018
City of Maplewood
Legend
!
I
0490
Feet
Source: City of Maplewood, Ramsey County
Attachment 2
Wakefield Park - 1725 Prosperity Road North
February 13, 2018
City of Maplewood
Legend
!
I
Future Land Use
Low Density Residential
High Density Residential
Park
Institution
Government
0490
Feet
Source: City of Maplewood, Ramsey County
Attachment 3
Wakefield Park - 1725 Prosperity Road North
February 13, 2018
City of Maplewood
Legend
!
I
Zoning
Open Space/Park
Single Dwelling (r1)
Double Dwelling (r2)
Multiple Dwelling (r3)
Farm (f)
0490
Feet
Source: City of Maplewood, Ramsey County
Attachment 4
Wakefield Park ImprovementsNarrative
Project Introduction
One of the major recommendations and strategies identified in the Maplewood Parks System
Master Plan was to build a multi-purpose facility at Wakefield Park that would provide needed
space The Parks System Master Plan envisions
The new multi-purpose facility at Wakefield
and gathering
place for residents. This facility will also provide much needed programming space for
youth/adult dance classes, arts and education programs, preschool classes and City Special
Events.
Project Background
In accordance with City strategic priority ofCoordinated Communication, a significant
public engagement process was utilized to help inform the design process for the proposed
improvements as summarized below:
Project kick-off at a City Council work session on March 27, 2017
Community Design Review Board(CDRB)meeting on April 18, 2017
Planning Commission meeting on April 18, 2017
Parks and RecreationCommission(PRC)meeting on April 19, 2017
Environmental and Natural Resources Commission (ENRC)meeting on May 15,
2017
Community Open House on June 28, 2017
Parks and Recreation Commission(PRC)meeting on August 16, 2017
Environmental and Natural Resources Commission(ENRC)meeting on August 21,
2017
To engage stakeholders (residents, businesses, and park users) and ensure thatall had an
opportunity to participate in the process, a survey was made available to residents and park
users in May 2017 to capture the needs of the community and users of the park system.The
survey was mailed to Maplewood residents who live near/around Wakefield Park,wasincluded
in the Maplewood Living Newsletter(both hard copy and an online link) and was promoted on
theCity website, City social media sites,and in the Parks & Recreation brochure.
A Community Open House was held at Wakefieldon June 28, 2017.An invitation to attend was
mailed to over 500 households,promoted in the Parks & Recreation brochure, Maplewood
Living newsletterand on the City website and City social media sites.City staff,along with our
consultants and a member of the Parks and Recreation Commission were on hand to talk about
the project, gather feedback and answer questions.Over 45 people attended the meeting.
Overall, thefeedbackfrom the publicregarding the preliminary park design was positive,
specifically concerningthe proposed building location and its proximity to the lake. However,a
group of residents did raiseconcerns about the water qualityof Wakefield Lake.As a result,
City staff is working in cooperation with the Ramsey-Washington Metro Watershed District
(RWMWD)to develop plans to address these water qualityconcerns.
Attachment 4
Staff also met with representatives from the Police, Fire and Public Works Departmentsto
identify additional design elements that pertainto environmental design standards, crime
prevention and maintenance.That information includes the following:
The Community Building and its related site improvements will be designed to meet the
2012 Green Construction Code (IgCC) which was adopted by the Cityas a Code
requirement. The IgCC includes criteria with respectto the following:
o Material resource conservation and efficiency.
o Energy conservation, efficiency and CO2 emission reduction.
o Water resource conservation, quality and efficiency.
o Indoor environmental quality and comfort.
o Commissioning, operation and maintenance.
Our asset management software, Cartegraph, will be used to track the building condition
andmanage maintenance needs and costs.
We are proposingto use quality and locally sourced building materials that may be more
expensive up front but will result in long-term savings due to reduced maintenance costs
and building longevity. These materials include:
o Real stone veneer
o Prefinished metal roofing
o Sustainably grown wood products
Attachment 5
Attachment 6
Attachment 6
Attachment 6
Attachment 6
Attachment 6
Attachment 7
Environmental Review
Project: Wakefield Park Community Building
Dateof Plans: November 21, 2017 Landscape Plan
January 25, 2018 Wetland and Tree Plan
Date of Review: February 12, 2018
Location:1725 Prosperity Road
Reviewer: Shann Finwall, Environmental Planner
(651) 249-2304;shann.finwall@maplewoodmn.gov
Background
Maplewood Parks and Recreation Department is proposing to build a 3,300 square foot
community buildinginWakefield Park (1725 Prosperity Road North). Theproject will be
constructed near Wakefield Lake, which is a Class III Public Water,and Manage B
wetlands adjacent the lake. There are significant trees that will be impacted by the
development. Theproject must comply with the City’s shoreland, wetland, and tree
preservation ordinance.
Discussion
1.Shoreland Ordinance: Wakefield Lake is classified as a Class III public water in
the City’s shoreland ordinance. Nonresidential developments must maintain a
50-foot setback from the ordinary high water mark of Wakefield Lake.
Shoreland Impacts: As proposed the Wakefield Community Building will
maintain a 104-foot setback to the ordinary high water mark of Wakefield Lake.
TheWakefield Park Community building meets the requirements of the
shoreland ordinance.
2.WetlandOrdinance:There is a Manage B wetland located around the edges of
Wakefield Lake. The wetland ordinance requires a 50-footminimum buffer for
Manage Bwetlandsthat are adjacent a lake. No building, grading, or stormwater
structures can be located within the buffer.
Wetland Impacts:The building, grading, and all stormwater structures will be
constructed outside of the required 50-foot wetland buffer. The Wakefield Park
Community building meets the requirements of the wetland ordinance.
3.TreeOrdinance: Maplewood’s tree preservation ordinance describes a
significant tree as a hardwood tree with a minimum of 6 inches in diameter, an
evergreen tree with a minimum of 8 inches in diameter, and a softwood tree with
a minimum of 12 inches in diameter. A specimen tree is defined as a healthy
tree of any species which is 28 inches in diameter or greater. The ordinance
Attachment 7
does not require tree replacement for public improvement projects. The City
should, however, replant one tree for one tree removed at a minimum.
Tree Impacts:Seven significant trees will be removed with the development of
theWakefield Park Community building. Five of those trees are ash trees. The
landscape plan calls for 29 new trees to be planted with the development: 25
deciduous (2.5 caliper inch trees) and 4 evergreen (8-foot high trees). The
Wakefield Park Community building meets the requirements of the tree
ordinance.
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Attachment 8
Engineering Plan Review
PROJECT: Wakefield Park Community Building
PROJECT NO: 18-04
COMMENTS BY: Jon Jarosch, P.E. – Staff Engineer
DATE: 2-13-2018
PLAN SET: Engineering plansdated 11-21-2017
TheParks and Recreation Departmentis proposing to construct a 3,300 square foot community
building at Wakefield Park.They are requesting review of the current design.
Drainage and Stormwater Management
1) The amount of disturbance on this site is greater than ½acre. As such,the applicant is
required to meet the City’s stormwater volume reduction, rate control, and other
stormwater management requirements.
2)The project shall be submitted to the Ramsey-Washington Metro Watershed District
(RWMWD) for review. All conditions of RWMWD shall be met.
Grading and Erosion Control
3)Inlet protection devices shall be installed on allexistingand proposedonsite storm
seweruntil all exposed soils onsite are stabilized.This includes storm sewer on adjacent
streets that could potentially receive construction related sedimentor debris.
4)Adjacent streetsand parking areasshall be swept as needed to keep the pavement
clear of sediment and construction debris.
5)All pedestrian facilities shall be ADA compliant.
6)The total grading volume (cut/fill) shall be noted on the plans.
7)All areas disturbed within the right-of-way shall be restored per the City’s right-of-way
ordinance.
8)A copy of the project SWPPP and NDPES Permit shall be submitted prior to the
issuance of a grading permit.
9)Two rows of heavy-duty mesh backed silt fencing, or other approved perimeter control
measures shall be installed between any disturbed areas of the site and Wakefield Lake.
Attachment 8
Sanitary Sewer and Potable Water
10)A SAC determination shall be obtained for this project. The applicant shall be
responsible for all SAC and WAC charges associated with this development.
Public Works Permits
The following permits are required by the Maplewood Public Works Department for this project.
The applicant should verify the need for other City permits with the Building Department.
11)Grading and erosion control permit
12)Storm Sewer Permit
-END COMMENTS -
Attachment 9
Attachment 9
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Attachment 9
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Attachment 9
Attachment 9
Attachment 9
Attachment 9
Attachment 9
Attachment 10
CONDITIONAL USE PERMIT RESOLUTION
WHEREAS, Audra Robbins, on behalf of the City of Maplewood Parks and Recreation
Department, hasapplied for a conditional use permit to build a community buildingat 1725
Prosperity Road North.
WHEREAS, conditional use permits are required for any public service or public building
use.
WHEREAS, this permit applies to the 34.32 acre site at 1725 Prosperity Avenue North.
Theproperty identification number is:
15-29-22-43-0022
WHEREAS, the history of this conditional use permit is as follows:
1.On February 20, 2018, the planning commission held a public hearing. The city
staff published a hearing notice in the Maplewood Review and sent notices to the
surrounding property owners. The planning commission gave everyone at the
hearing a chance to speak and present written statements. The planning
commission recommended that the city council ____theconditional use permit.
2.On February 26, 2018,the city council discussed the conditional use permit.
They considered reports and recommendations from the planning commission
and city staff.
NOW, THEREFORE, BE IT RESOLVED that the city council __________ the above-
described conditional use permit because:
1.The use would be located, designed, maintained, constructed and operated to be
in conformity with the City’s Comprehensive Plan and Code of Ordinances.
2.The use would not change the existing or planned character of the surrounding
area.
3.The use would not depreciate property values.
4.The use would not involve any activity, process, materials, equipment or methods
of operation that would be dangerous, hazardous, detrimental, disturbing or
cause a nuisance to any person or property, because of excessive noise, glare,
smoke, dust, odor, fumes, water or air pollution, drainage, water run-off,
vibration, general unsightliness,electrical interference or other nuisances.
5.The use would not exceed the design standards of any affected street.
6.The use would be servedby adequate public facilities and services, including
streets, police and fire protection, drainage structures, water and sewer systems,
schools and parks.
7.The use would not create excessive additional costs for public facilities or
services.
Attachment 10
8.The use would maximize the preservation of and incorporate the site’s natural
and scenic features into the development design.
9.The use would cause minimal adverse environmental effects.
Approval is subject to the following conditions:
1.All construction shall follow the project plans as approved by the city. The
director of environmental and economic development may approve minor
changes.
2.The proposed construction must be substantially started within one year of
council approval or the permit shall end. The council may extend this deadline
for one year.
3.The city council shall review this permit in one year.
4.Theuse of nine foot wide parking spaces is approved as an expansion of a
legal, nonconforming use.
The Maplewood City Council __________this resolution on February 26, 2018.
MEMORANDUM
TO:Melinda Coleman, City Manager
FROM:Ginny Gaynor,Natural Resources Coordinator
Shann Finwall, Environmental Planner
DATE:February 13, 2018
SUBJECT:Consider Approval of a Wetland Buffer Waiver for a Spent Lime Treatment
Structure at Joy Park Neighborhood Preserve
Introduction
Valley Branch Watershed District (VBWD) is proposing to constructa spent lime system at Joy
Park Neighborhood Preserve to treat stormwater entering Silver Lake.The proposal is to
construct the system in the buffer of a Manage B wetland. Maplewood’s wetland ordinance
requires a 75-foot wetland buffer be maintained around a Manage B wetlandadjacent a lake.
The City Council may waive the requirements of the wetland ordinance for construction or
maintenance of public or semi-public streets and utilities through buffers where it determines
there is a greater public need for the project than to meet the requirement of the code.
Request
VBWDis requesting that the City Council waive the wetland buffer requirements for the
construction of a spent lime treatment structure in the wetland bufferlocated in the Joy Park
Neighborhood Preserve.
Discussion
Spent Lime Treatment Structure
The Board of Water and Soil Resources (BWSR) has awarded the VBWD a Clean Water Fund
grant to construct improvements within the Silver Lake watershed. The work plan for this grant
includes several best management practices, including an enhanced filtration systemlocated in
the SLV-10 subwatershed north of Silver Lake in Maplewood.
Water quality modeling indicates that approximately 50 percent of the phosphorus loading to
Silver Lake from the watershed is routedthrough the SLV-10 subwatershed(Attachment 1).
Stormwater from north of Interstate 694flows through pipes and wetlands in Joy Park
Neighborhood Preserve into a wetland northwest of Silver Lake. The proposal is toconstruct a
spent lime basin in the buffer of this city-owned wetland, between the Lake Links Trail and the
wetland (Attachment 2).The proposed basin would capture a significant amount of
phosphorous prior to entering the wetland northwest of Silver Lake, resulting in cleaner water for
the wetland and for Silver Lake.
The existing vegetation in the project area is not of high ecological quality. The east half of the
proposed basin is currentlya monoculture of reed canary grass, a non-native invasive grass.
The west half is comprised primarily of boxelder and ash trees. A tree inventory was prepared
and the majority of the trees being removed are small ash trees that are 8-inches in diameter or
less.
The footprint ofthe proposed basin is approximately 9,500 square feet, with 3,000 square feet
of that containing filter material. The filter material is spent lime, a readily available byproduct of
drinking water treatment. This enhanced filtration practice can provide significant removal of
both particulate and dissolved phosphorus within a small footprint. Because 54 percent of the
stormwater entering Silver Lake goes through this point, it is an ideal location for stormwater
treatment.
The city will not incur any costs for the construction or maintenance of this system.
Construction costs willbe covered by the Clean Water Fund grant awarded to VBWD. In
addition, the City of North St. Paulwillcontribute funding for the constructionto help meet
stormwater requirements for a street improvement project onthe west side of Silver Lake.
VBWD will be responsible for routine and long-term maintenance of the basin.
Maplewood Wetland Ordinance
The City’s wetland ordinance (18-201) states that the City Council “may waive the requirements
of this ordinance for the construction or maintenance of public or semipublic streets and utilities
through buffers where it determines that there is a greater public need for the project than to
meet the requirement of this article.” The following standards must be met:
1.Before the city council acts on the waiver the Environmental and Natural Resources
Commission and the Planning Commission shall make a recommendation to the City
Council. The city shall hold a public hearing for the waiver. The city shall notify the
property owners within 500 feet of the property for which the waiver is being requested
at least ten days before the hearing.
2.Utilities shall not be allowed near endangered or threatened species.
3.Utilities shall be as far from the wetland as possible.
4.Large trees should be avoided to the greatest extent possible during construction of a
utility in the buffer.
5.The city shall not allow the use of pesticides or other hazardous or toxic substances in
buffers orwetlands; however, in some situations the use of herbicides may be used if
prior approval is obtained from the administrator.
6.The owner orcontractor shall replant utility corridors with appropriate native
vegetation, except trees, at preconstruction densities or greater after construction
ends. Trees shall be replaced as required by city ordinance.
7.Any additional corridor access for maintenance shall be provided as much as possible
at specific points rather than to the road which is parallel to thewetland edge. If
parallel roads are necessary they shall be no greater than 15 feet wide.
8.The City Council, upon recommendation of the administrator, may require additional
mitigation actions as a condition of granting the waiver.
Mitigation Strategies
Mitigation activities will include replanting the area disturbed with native plants (except for
the bottom of the basin which will consist of the filter material). City Code does not require
replacement of trees removed as part of a public improvement project. However, staff is
looking for opportunities for planting additional trees in this neighborhood. In addition, the
grant supporting this project funded four interpretive signs educating visitors about
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watersheds, water quality, buffers, and habitats.These signs were installed at Joy Park in
late 2018.
Department Comments
Staff from three departments –Engineering, Parks and Recreation, and Environmental and
Economic Development Department –have reviewed the project and support it. We concur the
water quality benefits for Silver Lake will outweigh any negative impacts from locating a
treatment basin in the buffer.
Citizen Comments
The City of Maplewood mailed notices to property owners within 500 feet of this site. No
comments have been received.
Commission Review
November 20, 2017:The Environmental and Natural Resources Commission recommended
approval of the waiver and proceeding with the project.
January 17, 2018: The Parks and Recreation Commission recommended approval of the
project.
February 20, 2018: The Planning Commission will hold a public hearing toreview, take
comments, and make a recommendation on waiving the requirement for a public utility.
Budget Impact
None.
Recommendation
Approve the wetland buffer waiver to construct aspent lime treatment facility within the buffer of
a Manage B wetland located in the Joy Park Neighborhood Preserve.
Attachments
1.Map of Silver Lake Subwatershed
2.Location of Proposed Basin
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Attachment 1
Attachment 2
MEMORANDUM
TO:Melinda Coleman,City Manager
FROM:Shann Finwall, AICP, Environmental Planner
DATE:February 14, 2018
SUBJECT:Draft Rice-Larpenteur Gateway Area Vision PlanReview
Introduction
The creation of the Rice-Larpenteur Gateway Area Vision Plan was a collaborative effort of the
Cities of Maplewood, Roseville, St.Paul and Ramsey County. The primary purpose of the
planning process was to create a strategy to manage future growth within the corridor in a
manner that will foster an attractive destination with strong businesses, vibrant neighborhoods,
and beautiful places. The study area includes the intersection of Rice Street and Larpenteur
Avenue, and extending along Rice Street north to County Road B in Maplewood/Roseville and
south to Sylvan Street in St. Paul.
Background
February 2017: The three cities entered into a Cooperative Funding Agreement to hire a
consulting firm to assist in the planning process. Request for proposals were released, and the
consulting firm of Perkins + Will were hired to manage and facilitate the planning process, and
draft a vision plan for the gateway area.
March2017 through February 2018: The Gateway Planning Committee (GPC) and Community
Advisory Group(CAG) were established to guide the Vision Plan.
GPC: The GPC developedand evaluatedthe Vision Plan alternativesand made
recommendations on a preferred plan, they also appointed members to serve on the
CAG.The GPC wasmade up of elected officials from each city and staff from each city
and Ramsey County. Mayor Slawik, Councilmember Juenemann, Economic
Development Coordinator Michael Martin, and Environmental Planner Shann Finwall
represented the City of Maplewood on the GPC. The GPC met seven times during the
planning process.
CAG: The charge of the CAG was to provide community input to help shape the
development of plans for the Rice Street-Larpenteur study area. The CAG was made up
of a planning commissioner from each city, residents, businessowners, and other
stakeholders in the area. Planning Commissioner Ige, residents Joseph Gould and Joan
Phillips, and business owners Dennis Prachl and Ty Haschig represented the City of
Maplewood on the CAG.The CAG met six times during the planning process.
June through October 2018: Three public workshops and three pop up meetings were held to
provide opportunities for the community to be involved in creative and practical ways that will
help shape the future of the Rice-Larpenteur corridor.
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November 2017: The Urban Land Institute (ULI) conducted a Healthy Corridors review of the
study area. Healthy Corridors is an initiative that developsapproaches to create commercial
corridors that improve physical, social, environmental, and economic healthfor all who work,
live, and travel along the corridors, as well as identifying approaches that can spur real
changes.The ULI Healthy Corridors national experts visited the project area in November 2017
tohold a series of focus group conversations and public forums. Key recommendations from
the study are identifiedin the vision plan.
Discussion
Market Analysis
The market analysis evaluated the socio-economic conditions of the study area, the market
condition of various real estate sectors, including housing (both rental and for-sale), retail, and
office, as well as a number of development indicators. The study identified the following
conclusions from the data:
Many of the County’s poorest families and new immigrant populations reside in this area
because of the concentration of naturally occurring affordable housing.
There is a strong market opportunity to capitalize on the growing population of the study
area.
Children are an important component to the local market, and new housing and retail
development should consider how children will drive market demand.
Diverse cultural mix of area residents is an opportunity for entrepreneurial activity, which
is currently emerging but not fully leveraged.
Strong demand for housing of all types; however, supportable rents/prices will likely
require new construction subsidies, though key sites could support market rate product.
Market rate housing is most likely to occur north of Larpenteur Avenue in closer
proximity to Lake McCarrons and possibly on the Rice Street Garden site.
Lack of small retail spaces is a barrier to start-ups/mom-and-pop businesses.
Office demand is limited to local services because the core of the study area is too
distant from major highways to appeal to large office users.
The market potential of the study area will be expanded if the amenities are focused
around water and open space.
Retail opportunities are constrained as much by competition, parcel sizes, and building
stock as they are by trade area incomes. Potential retail services that could be
accommodated along the corridorinclude home furnishing stores, sporting goods/bike
shop, appliance store, uniform shop, daycare, fitness center, salon/barber shop, tailor,
mailing/packaging store, martial arts/dance studio, veterinarian, dry cleaner.
Transportation
Throughout 2017 Ramsey County conducted a Rice Street Transportation Study. The study
area included Rice Street from University Avenue to Larpenteur Avenue in St. Paul. The
primary purpose of the study was to identify future investments, design a corridor that enhances
safety for all modes of traffic, promote economic growth and community investment. The key
findings include:
It is estimated that there are over 2,800 daily pedestrian crossings along the length of
the corridor.
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There have been 12 documented pedestrian collisions along the corridor between 2011
and 2015.
There are an estimated 140 daily bicycle crossings of Rice Street.
There have been 4 documented bicycle collisions along the corridor between 2011 and
2015.
The Gateway planning process also reviewed the bus routes in the area and found that the bus
route 62 runs 15-20 minutes during the rush hour. However, the route runs less frequentlynorth
of Larpenteur Avenue during the morning and evening.
Vision Plan
Purpose: The Rice-Larpenteur Gateway area will be a safe, engaging andinviting
neighborhood center that includes common spaces, a high quality pedestrian environment and
robust reinvestment for the diverse people of the surrounding communities to live, conduct
business, and play together.
Urban Design Principles:
Develop a livable design
Strive for land use diversity
Promote neighborhood compatibility and character
Create a sustainable and resilient gateway area
Goals and Objectives:
Provide safe connections for walking and biking to and through the area.
Create a walkable and bike-able center that feels safe and inviting for users of the
commercial spaces.
Improve the aesthetic quality of street design to improve the quality and condition of
streetscape elements (lighting, benches, bus stops, etc.) and sidewalks.
Capitalize on development and redevelopment opportunities associated with the
revitalization of the corridor.
Provide opportunities and support (education, financing support, etc.) for local residents
to develop unique eating opportunities.
Develop a marketing and branding strategy for the area to reinforce a desired identity.
Encourage supportive retail and commercial businesses that contribute to the wellbeing
of the community.
Create an environment for people first, and the automobile last.
Design Concept: The intersection of Rice Street and Larpenteur Avenue (the Gateway) is
envisioned as ahigh energy mixed-use area that serves the neighborhoods and broader
community. The Gateway will be linked by a continuous multi-modal transportation network with
streetscape improvements and access to natural features/amenities. Design and
redevelopment will promote pedestrian activity, support business vitality and create a greater
sense of place in a compact, connected walkable built environment.
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Big Ideas:
Connect McCarron’s Lake to the Gateway
Enhance Streetscape and Lighting
Develop the Marion Greenway
Make it Walkable
A Park at the Heart
Tame the Streets
Recommendations:
Short Term
1.Adopt the Vision Plan Into theCities’ Comprehensive Plans
2.Create “Rice-Larpenteur Development Collaborative”
3.Develop a Public Gathering Space at Southwest Corner of Rice-Larpenteur
4.Define Opportunities to Enhance Recreational Programming
5.Help People Bike and Walk to the Rice-Larpenteur Gateway
6.Work with Metro Transit to Provide More Frequent Bus Routes north of Larpentuer
7.Reconstruct Rice Street from Maryland Avenue to Larpenteur Avenue
8.Enhanced Pedestrian Crossings
9.Create a Demonstration Area for Landscape Improvements
10.Create Comprehensive Design Standards
11.Sustainable/Green Energy Building Standards
12.Create aZoning Overlay District
13.Redevelopment in the Catalyst Sites
Long Term
1.Reconfigure McCarron’s Lake Regional Park to Relocate the Parking Lot and Expand
Recreational Activities
2.Park Redesign for the Rice and Arlington Field
3.Reconstruct Rice Street from Larpentuer Avenue to County Road B
4.Reconstruct Larpenteur Avenue from Galtier Street to Sylvan Street
5.Connect Marion Street to South McCarron’s Boulevard (Defined as Marion Greenway)
6.Redevelopment in Remaining Catalyst Sites
Implementation
The Gateway Vision Plan recommends short and long term implementation strategies.
Strategies for the next one to two years include:
1.Each of the partner citiesshould adopt the Rice-Larpenteur Gateway Area Vision Plan in
its entirety as part of their overall comprehensive plan.
2.Partner cities and Ramsey County should form a Rice-Larpenteur Alliance that will
continue to meet and guide future decisions along the corridor related to redevelopment
and public realm improvements.
3.The partner cities should develop a cohesive set of design standards for the corridor to
support the recommendations of this plan. The design standards can be part of a
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cohesive set of zoning recommendations that can be adopted by all cities or a special
set of standards that can be included as part of an overlay district.
4.The partner cities should coordinate infrastructure and pedestrian improvement projects
with Ramsey County to ensure future projects meet and exceed the vision and
recommendations outlined in this plan.
5.Define a series of interim improvements to enhance the corridor. Examples include, but
are not limited to,temporary wayfinding signs, parklets, moveable planters,
additional/relocated pavement marking, or an organized open street event.
6.Develop a streetscape framework plan to ensure coordination between partner cities and
the county prior to the design and reconstruction of Rice Street in the near future.
7.Provide additional seating nodes and benchesat key locations along the corridor.
8.Provide additional landscaping along the corridor.
9.Define opportunities to incorporate public art created by local artists.
Next Steps
February 20, 2018
Community Design Review Board -Review
Planning Commission -Review
February 26, 2018
City Council –Review and Adopt Rice-Larpenteur Vision Plan
April 2018
City Council –Review and Adopt Comprehensive Plan –Rice-Larpenteur Vision Plan
Addendum and Land Use Change From Business Commercial to Mixed Use
Recommendation
Recommend approval of the Rice-Larpenteur Gateway Area Vision Plan.
Attachments
1.Rice-Larpenteur Gateway Area Vision Plan Presentation
2.Rice-Larpenteur Gateway Area Vision Plan (Draft)
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St. Paul
,
SPRW Meeting// February 13, 2018
GATEWAY
Cities of Maplewood, RosevilleFebruary 20, 2018
LARPENTEUR
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RICEAREA VISION PLAN
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ENGAGEMENT
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(GPC)
Up Meetings
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Gateway Planning CommitteeCommunity Advisory Group (CAG)Three PopThree Public WorkshopsInterviews with property owners/developersULI Healthy Corridor Initiative
ENGAGEMENT
••••••
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DESIGN CONCEPT
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modal
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use area
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mixed
streetscape
and create a greater
improved
to natural features/amenities.
vitality
high energy
access
be linked by a continuous multi
in a compact, connected walkable built
, support business
and redevelopment will promote pedestrian
The intersection of Rice Street and Larpenteur Avenue (the Gateway) is envisioned as that serves the neighborhoods and broader community. The Gateway will Design activitysense of place
environment.
transportation network with improvements and
DESIGN CONCEPT•••
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FRAMEWORK VISION PLAN
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Public Realm + Open SpaceRedevelopment + ReinvestmentMovement + AccessCharacter + Built Form
FRAMEWORK PLAN
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CONNECT THE GATEWAY AND THE LAKE
FRAMEWORK PLAN
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ENHANCE STREETSCAPE AND LIGHTING
FRAMEWORK PLAN
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MARION GREENWAY
FRAMEWORK PLAN
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TAME THE STREETS
FRAMEWORKPLAN
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MAKE IT WALKABLE
FRAMEWORKPLAN
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PARK AT THE HEART
FRAMEWORKPLAN
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PUBLIC REALM + OPEN SPACE
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PUBLIC REALM + OPEN SPACE
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use
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Expand trail system
Enhance natural features/incorporate stormwater management
Create multilawn area
Relocate parking area to north.
Provide more picnic shelters and restrooms Provide passive recreation amenities
Provide
area and
expanded
accessibility
and facilities
enhance ADA
fishing access
Expand beach
LAKE MCCARRONS REGIONAL PARK
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REDEVELOPMENT + REINVESTMENT
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REDEVELOPMENT REDEVELOPMENT SITES
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MARGOLIS NURSERY SITE
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LAKE MCCARRON'SSITE
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ARMORY SITE
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RICE STREET GARDENS SITE
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NE VIEW
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RICE STREET GARDENS SITE
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LAKE MCCARRON'SEAST SITE
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CROWN PLAZA
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NE VIEW
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RICE AND LARPENTEUR
TEXT
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RICE STREET
LARPENTEUR AVENUE
SETZER’S SITE
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RICE STREET
MY THRIFT STORE SITE(AREA SOUTH OF LARPENTEUR)
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RICE STREET
LARPENTEUR AVENUE
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MY THRIFT STORE SITE(SOUTHWEST CORNER OF RICELARPENTEUR)
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graphic
RICE STREET
LONGS’ AUTO PLACE SITE
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MOVEMENT + ACCESS
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FRAMEWORKPLAN
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LARPENTEUR AVENUE100’ ROW west of Rice Street
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LARPENTEUR AVENUE100’ ROW west of Rice Street
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LARPENTEUR AVENUE75’ ROW east of Rice Street
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RICE STREET100’ ROW north of Larpenteur
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RICE STREET100’ ROW north of Larpenteur
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80’ ROW south of Larpenteur
RICE STREET
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RICE STREET80’ ROW south of Larpenteur
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RICE STREET
60’ ROW south of Larpenteur
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CHARACTER + BUILT FORM
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RICE AND LARPENTEUR AVENUE
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pedestrian amenities
street trees, lighting and
Improved public realm with
Parking lot edge treatments
street trees
Landscaped
median with
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BLVD
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MCCARRON’S
RICE AND
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with street trees
Landscaped median
Stormwater
management
Landscaped boulevard with street trees and stormwater management
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RICE AND WHEELOCK PKWY
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amenities
with street trees,
Improved public realm
lighting and pedestrian
Landscaped median with street trees
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RECOMMENDATIONS
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Plans
Plan Into the Cities’ Comprehensive
TERM RECOMMENDATIONS
–
1. Adopt
SHORT
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Maplewood Draft 2040 Comprehensive Plan Land Use Chapter
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Development Collaborative”
Crossings
Larpenteur
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TERM RECOMMENDATIONS
–
Larpenteur
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Create “RiceDevelop a Public Gathering Space at Southwest Corner of RiceDefine Opportunities to Enhance Recreational Programming Enhanced Pedestrian
SHORT
2.3.4.5.
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Larpenteur
Larpenteur Gateway
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Larpentuer
TERM RECOMMENDATIONS
People Bike and Walk to the Rice
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Help Work with Metro Transit to Provide More Frequent Bus Routes north of Reconstruct Rice Street from Maryland Avenue to Avenue
SHORT 6.7.8.
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Term Landscape Improvements
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District
Comprehensive Design Standards
TERM RECOMMENDATIONS
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Demonstration Area for LongCreate Sustainable/Green Energy Building StandardsCreate Zoning Overlay Redevelopment in the Catalyst Sites
SHORT 9.10.11.12.13.
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FRAMEWORK PLAN Long term
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TERM RECOMMENDATIONS
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Reconfigure McCarron’s Lake Regional Park to Relocate Parking Lot and Expand Recreational ActivitiesPark Redesign for the Rice and Arlington Field Reconstruct Rice Street from Larpentuer
Avenue to County Road B
LONG 1.2.3.
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TERM RECOMMENDATIONS
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Reconstruct Larpenteur Avenue from Galtier Street to Sylvan Street Connect Marion Street to South McCarron’s Boulevard (Defined as Marion Greenway)Redevelopment in Remaining Catalyst
Sites
LONG
4.5.6.
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Vision
Larpenteur
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Review
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Vision Plan Addendum and Land Use
Review and Adopt RiceReview and Adopt Comprehensive Plan
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Larpenteur
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Community Design Review Board Planning Commission City Council PlanCity Council RiceChange From Business Commercial to Mixed Use
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February 20, 2018February 26, 2018April 2018
NEXT STEPS•••
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Table of ContentsTable of ContentsTable of ContentsTable of Contents
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Goals and ObjectivesBig Ideas Plan Recommendations Vision PlanPublic Realm ImprovementsUrban ForestStormwater ManagementTransportation RecommendationsRedevelopment concepts Implementation
Short-term RecommendationsLong-term RecommendationsPossible Funding Programs/Resources
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VISION PLAN
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RICE-LARPENTEUR
TABLE OF CONTENTSExecutive Summary PurposeCommunity engagementVision, Goals + ObjectivesMarket Conclusions......................................................................................10Imple
mentationShort-term Recommendations.......................................................................11Long-term Recommendations..................................................................
.....13 Background Summary of Existing ConditionsMarket analysis Community Engagement CommitteesFirst public workshopSecond public workshopThird public workshop Corridor Vision, Goals
+ Objectives VisionUrban Design Principles
CITIES OF MAPLEWOOD/ROSEVILLE/SAINT PAUL
Joseph GouldTy HaschingAlan Ige, Maplewood Planning CommissionJulie Kimble, Roseville Planning CommissionerEthan OstenJoan PhillipsDennis PrchalShawn RinkeMikayla SmithJean StrommerGreg
WisherRonna WooleryDavid Yang
City of Saint Paul Amy Brendmoen, City Council, Ward 5Donna Drummond, Director of PlanningAndrew Hestness, Principal ED Project ManagerKim O’Brien, Legislative Aide Ramsey County Joseph
Lux, Senior PlannerNicklaus Fischer, PW EngineerJosh Olson, Planning SpecialistHeather Worthington, former Deputy County ManagerCOMMUNITY ADVISORY GROUP (CAG)Frank AlarconAndrea CaldwellDan
Edgerton, Saint Paul Planning CommissionerJane ForlitiFeven Gerezgiher
A special thanks to all those, not named on this page, who gave their time and energy to this important planning effort. This document would not have been possible without the dedication
of the following individuals who defined a vision for the Rice and Larpenteur corridor:PROJECT MANAGEMENT TEAM (PMT)Kari Collins, Community Development DirectorShann Finwall, Environmental
PlannerJamie Radel, Senior Planner GATEWAY AREA PLANNING COMMITTEE (GPC) City of Maplewood Melinda Coleman, City ManagerKathleen Juenemann, City Council MemberMichael Martin, Economic
Development CoordinatorNora Slawik, Mayor City of Roseville Jason Etten, City Council MemberDan Roe, MayorPat Trudgeon, City Manager
AcknowledgmentsAcknowledgmentsAcknowledgmentsAcknowledgments
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VISION PLAN
RICE-LARPENTEUR
CONSULTANT TEAM Perkins + Will John Slack, ASLA, LEED AP, Spec. ND, RELi APJay Demma, AICPBridget Ayers-Looby, SITES APRebecca Ramsey, LEED GA LHB, Inc.Mike Lamb, AICPLydia Major, PLA,
LEED AP
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Executive SummaryExecutive SummaryExecutive SummaryExecutive Summary
EXECUTIVE SUMMARY
Offers a guide for reinvestment that is flexible and will respond to fluctuating market conditions.Ensures that potential growth of both private redevelopment and improvements to the
public realm will be orderly, predictable, and sustainable, as well as integrated into a mutually supportive plan for the Rice and Larpenteur gateway. Gentrification and affordable
housing are significant corridor issues, so future redevelopment should be reviewed through and equity lens to ensure supportive outcomes.Responds to community needs and desires to
ensure equitable outcomes to support current residents.Maximizes the potential for market synergy and reinforces urban design, redevelopment, economic development and resilience objectives.
Will improve the experience within the area by creating pedestrian-friendly streetscapes and by strengthening the connections with nearby points of interest.Promotes design excellence
in all aspects of the corridor.Outlines implementation strategies for amenities and infrastructure improvements.
•••••••
PURPOSE The purpose of this plan is to create a revitalization strategy to bring renewed public and private sector investment within the Rice and Larpenteur corridor. The plan will
also foster an attractive destination with strong businesses, vibrant neighborhoods, a “Heart” to the district with streets that are safe and comfortable for pedestrians. The plan
will also inform Ramsey County’s transportation planning efforts for work that is expected to take place in the next 5 to 10 years. To this end, the plan:
VISION PLAN
EXECUTIVE SUMMARY The creation of the Rice-Larpenteur Vision plan was a collaborative effort of the Cities of Maplewood, Roseville, Saint Paul and Ramsey County. Two committees helped
guide this planning effort: The Gateway Planning Committee (GPC), which was comprised of elected officials from each of the cities and County Staff, City Staff, and the Community Advisory,
which included residents, business owners, and other stakeholders. The overarching importance of this corridor and adjacent neighborhoods cannot be overstated: many of the County’s
poorest families and new immigrant populations reside in this area because of the concentration of naturally occurring affordable housing. The corridor plan includes analyses of land
use, market conditions, natural resources, sidewalk width, transportation and traffic, community health indicators, resiliency, bicycle and pedestrian circulation. The primary purpose
of this plan is to create a strategy to manage future growth within the corridor in a manner that will foster an attractive destination with strong businesses, vibrant neighborhoods,
and beautiful places. The plan will focus on a corridor that is safe, comfortable, with access to the natural amenities offered by Lake McCarrons, Lake McCarrons regional park, Trout
Brook Trail, Wheelock Parkway and the Rice Street community gardens, and convenient for motorists, pedestrians, bicyclists and transit users.Outlined in this summary are key findings
that were based on significant input from the project’s GPC, CAG and the community:• The need to create a safe, pedestrian friendly environment • Redevelopment scenarios for the key
opportunity sites along the corridor • The need to improve the street network along the corridor to improve multi-modal access and circulation• Improve connections to amenities and
open spaces along the corridor RICE-LARPENTEUR
CITIES OF MAPLEWOOD/ROSEVILLE/SAINT PAUL
PLANNING PROCESS TIMELINE The planning process was initiated in March of 2017 and continued through February of 2018. There were approximately five separate meetings with the CAG, seven
meetings with the GPC and two joint meetings with both groups. There were also three public workshops and an additional three pop-up meetins held in each of the partner communities.
The planning process was extended beyond the originally defined nine months to better coordination with the on-going Ramsey County Transportation Safety study for Rice Street and the
ULI Healthy Corridors study for the Rice Street Corridor. COMMUNITY PARTICIPATIONAs the report will detail, the vision created for this place was assembled with community input. The
major forces, issues, and opportunities associated with the corridor have been defined through a series of interactive committee meetings, business owner interviews, community workshops,
and interviews with developers. Two standing project committees were formed to help guide and inform the planning process. The Gateway Area Planning Committee (GPC) was comprised of
City and County staffs and elected officials from Roseville, Saint Paul and Maplewood. The Citizens Advisory Group (CPG) was appointed by the GPC and was comprised of residents, property/business
owners and other community advocates. The general public was invited to community workshops to engage in design conversations and exercises to define what currently exists and to imagine
what they would like it to become. What resulted was a connected corridor, with an identified “Heart” for activities- the central area with increased intense compact development, pedestrian-
friendly and designed to provide places for residents and visitors to meet, socialize, and find the goods and services they need for daily living. Enhanced transportation modes were
envisioned that include narrowed streets, new sidewalks, streetscape improvements, and improved public transit. OVERALL VISION, DESIGN PRINCIPLES, GOALS AND OBJECTIVESThe goals and
objectives have been refined and adopted by the Rice and Larpenteur GPC and have driven the creation of the Framework Plan.A. Provide safe connections for walking and biking to and
through the area.
Map of Study Area Executive Summary Executive Summary Executive Summary Executive Summary
STUDY AREAThe corridor planning project area is generally bordered on the north by County Road B, on the east by Sylvan Street, on the west by Galtier Street, and on the south by Cottage
Avenue. The Rice-Larpenteur Gateway serves as a common boundary for the cities of Saint Paul, Roseville and Maplewood. The project area boundary for the cities of Saint Paul, Roseville
and Maplewood. The project area boundary for the cities of Saint Paul, Roseville and Maplewood. The project area boundary for the cities of Saint Paul, Roseville and Maplewood. The
project area contains a variety of commercial, office, residential, hospitality, and public uses.contains a variety of commercial, office, residential, hospitality, and public uses.contains
a variety of commercial, office, residential, hospitality, and public uses.contains a variety of commercial, office, residential, hospitality, and public uses.
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Executive SummaryExecutive SummaryExecutive SummaryExecutive Summary
View north along Rice Street at Lake McCarrons Regional Park
Creating a distinctive entrance to the corridor and the three partner cities of Saint Paul, Roseville and Maplewood.Clearly defining edges and transitions to existing neighborhoods.Calming
traffic while improving mobility.Balancing vehicular needs with pedestrian safety and comfort, inclusive of all modes of transportation.Improving the climate for reinvestment
•••••
PLACE MAKINGThis vision plan responds to the unique qualities of the setting and addresses land uses, open spaces, building massing, pedestrian and bicycle connections, parking, and
transportation systems to foster a genuine and memorable place. This plan illustrates how to capitalize on numerous redevelopment opportunities while simultaneously:
VISION PLAN
Create Safe Routes to Schools, with a complete sidewalk network and pedestrian crossings.Connect parks and green spaces with inviting and safe green trail systems.Create a walkable and
bikeable center that feels safe and inviting for users of the commercial spaces.Catalyze positive redevelopment and reinvestment focusing on food as the uniting factor.Develop smaller
scale, neighborhood retail and office uses as appropriate to provide neighborhood residents with necessary services. Provide opportunities and support (education, financing support,
etc.) for local residents to develop unique eating opportunities.Develop a Special Service District (SSD) to encourage a cooperative approach to district-wide decision making.Encourage
supportive retail and commercial businesses that contribute to the wellbeing of the community.Right-size traffic lanes to reduce speeds and crossing widths for other users.Provide refuge
islands where pedestrians must cross large roads or parking lots.Consolidate curb cuts.Right-size and consolidate parking lots.
••••••••••••
RICE-LARPENTEUR
B. Improve the aesthetic quality of street design to improve the quality and condition of streetscape elements (lighting, benches, bus stops, etc.) and sidewalks.C. Capitalize on development
and redevelopment opportunities associated with the revitalization of the corridor.D. Create an environment for people first, and the automobile last.E. Develop a “Village by the Lake”
using McCarrons and other blue/green infrastructure to create identity and increase sustainability.
Each of the partner cities should adopt this plan in its entirety as part of their overall comprehensive city plan processes.Partner cities and Ramsey County should form a Rice-Larpenteur
Alliance that will continue to meet and guide future decisions along the corridor related to redevelopment and public realm improvements.The partner cities should develop a cohesive
set of design standards for the corridor to support the recommendations of this plan. The design standards can be part of a cohesive set of zoning recommendations that can be adopted
by all cities or a special set of standards that can be included as part of an overlay district.The partner cities should coordinate infrastructure and pedestrian improvement projects
with Ramsey County to ensure future projects meet and exceed the vision and recommendations outlined in this plan.Define a series of interim improvements to enhance the corridor. Examples
include, but are not limited to temporary wayfinding signs, parklets, moveable planters, additional/relocated pavement marking, or an organized open street event.Develop a streetscape
framework plan to ensure coordination between partner Cities and the County prior to the design and reconstruction of Rice Street in the near future.Provide additional seating nodes
and benches at key locations along the corridor.Provide additional landscaping along the corridor. Define opportunities to incorporate public art created by local artists.
IMPLEMENTATIONThe rate at which this plan’s recommendations are implemented depends on political will and funding availability. The report details a great many things that can and ought
to be done but there are four specific items that need to be mentioned here that can and should happen soon. Implementation recommendations for the upcoming one to two years are as
follows:1.2.3.4.•••••
Market rate housing is most likely to occur north of Larpenteur Avenue in closer proximity to Lake McCarrons and possibly on the Rice Street Gardens (Saint Paul Water Works owned) site.
There is a strong market opportunity to capitalize on the growing population of the study areaChildren are an important component to the local market, and new housing and retail development
should consider how children will drive market demandDiverse cultural mix of area residents is an opportunity for entrepreneurial activity, which is currently emerging but not fully
leveragedStrong demand for housing of all types; however, supportable rents/prices will likely require new construction subsidies, though key sites could support market rate productRetail
opportunities are constrained as much by competition, parcel sizes, and building stock as they are by trade area incomesLack of small retail spaces is a barrier to start-ups/mom-and-pop
businessesOffice demand is limited to local services because the core of the study area is too distant from major highways to appeal to large office usersIf the existing amenities focused
around water and open space can be better connected to study area households and worker this will expand the market potential and reach of the study area.
•
MARKET CONCLUSIONSThe previous sections of the market analysis evaluated the socio-economic conditions of the Gateway study area, the market condition of various real estate sectors,
including housing (both rental and for-sale), retail, and office, as well as a number of development indicators. Based on a synthesis of these analyses, the following are key conclusions
from the data:••••••••
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IntroductionIntroductionIntroductionIntroduction
Rice-Larpenteur Corridor Vision Plan. See Page 55 for additional detail regarding the Vision PlanRice-Larpenteur Corridor Vision Plan. See Page 55 for additional detail regarding the
Vision PlanRice-Larpenteur Corridor Vision Plan. See Page 55 for additional detail regarding the Vision PlanRice-Larpenteur Corridor Vision Plan. See Page 55 for additional detail regarding
the Vision Plan
VISION PLAN
Develop a public gathering space at the south-west corner of Rice and Larpenteur adjacent to the MyThrift Store site (northeast corner of site).Define opportunities to enhance recreational
programming and opportunities to create more youth focused activities and after-school programming.Enhanced pedestrian crossings (signal timing, pedestrian count-down timers, enhanced
striping/pavement markings, and pedestrian ramps) along Rice Street at: Roselawn Avenue, Larpenteur Avenue, Hoyt Avenue, Arlington Avenue, and Nebraska Avenue.Study opportunity to create
mid-block pedestrian crossings (to include pedestrian rapid-flashing beacons, enhanced striping/pavement markings, and pedestrian ramps) at: N. McCarrons Boulevard/Rice Street and S.
McCarrons Boulevard/Rice Street.Study opportunity to create new traffic controlled intersections (to include pedestrian crossing improvements) along Marion Street at Larpenteur Avenue
and Wheelock Parkway and at Elmer Street/Rice Street. Create a wayfinding system for directing bicycle traffic to the key destinations along the corridor. Create pedestrian connection
through Saint Paul Regional Water Services site to connect to Kingston Avenue and N. Beaumont Street.Work with Metro Transit to provide more frequent bus route service north of Larpenteur
Avenue.Reconstruct Rice Street from Larpenteur Avenue to Maryland Avenue
SHORT-TERM RECOMMENDATIONSIn addition to the more immediate design interventions and process recommendations identified on the previous page, the items below identify the additional
short-term design recommendations that should occur within the next 2 to 4 years. PUBLIC REALM + OPEN SPACE••MOVEMENT + ACCESS•••••••RICE-LARPENTEUR
CITIES OF MAPLEWOOD/ROSEVILLE/SAINT PAUL
Photo of catalyst site #4 (Long-term redevelopment recommendation)
Photo of catalyst site #7 (Short-term redevelopment recommendation)
Catalyst Site #1: Infill commercial development on the south-west corner of the Rice-Larpenteur intersection in front of the Lamplighter lounge and the MyThrift Store site.Catalyst Site
#2: Infill commercial development on the north-east corner (Crown Plaza) of the Rice-Larpenteur intersection north of the Burger King fronting along Rice Street.Catalyst Site #3: Infill
commercial development on the south-east corner of the Rice-Larpenteur intersection east of the Taco Bell (directly west of the RR tracks) fronting Larpenteur Avenue.Catalyst Site #4:
Infill residential on the former Roseville Armory site located along N McCarrons Boulevard. Catalyst Site #5: Infill residential on the Margolis site located along Larpenteur Avenue.Catalyst
Site #6: Infill senior residential development along S. McCarrons Blvd at new connection of Marion Street greenway.Catalyst Site #7: Infill mixed-use development on the St. Paul Water
works site located at the corner of Rice Street and Roselawn Avenue W. (this includes the Affordable Used Cars - Maplewood site).Create comprehensive design standards/guidelinesCreate
zoning overlay district
IntroductionIntroductionIntroductionIntroduction
REDEVELOPMENT + REINVESTMENT•••••••CHARACTER + BUILT FORM•ORGANIZATION + REGULATORY•
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intersection of Rice Street and McCarrons Street.Catalyst Site #9: Infill residential development on the Best Car Wash and Auto Care site at the intersection of Rice Street and W. Montana
Avenue.Catalyst Site #10: Infill residential development on the Auto Zone site at the intersection of Rice Street and W. Nebraska Avenue.
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VISION PLAN
Reconfigure McCarrons Lake Regional Park to relocate parking lot and expand recreational amenities.Park redesign for the Rice and Arlington Field.Reconstruct Rice Street from Larpenteur
Avenue to County Road B.Reconstruct Larpenteur Avenue from Galtier Street to Sylvan Street.Connect Marion Street (defined as Marion greenway) to S. McCarrons Boulevard.Catalyst Site
#1: Infill mixed-use development on the south-west corner of the Rice-Larpenteur intersection on the entire MyThrift Store site (including the Super America site).Catalyst Site #2:
Infill residential development on Woodbridge Court (Marion Street-Brittany Apartments) and Marion Street.Catalyst Site #3: Infill Mixed-use development on the Long’s Auto Site.Catalyst
Site #4: Infill Mixed-use development on the McCarron Hills Shopping Center site.Catalyst Site #5: Infill Mixed-use development on the Dairy Queen Site.Catalyst Site #6: Infill Mixed-use
development on the Family Dollar (Burger King, Walgreen’s, TGK Auto, Rice Street Car Wash) while maintaining Western Bank building. Catalyst Site #7: Infill Mixed-use development on
Centerline Bus Charter Site (including the Car Hop site).Catalyst Site #8: Infill residential development on the Mobil site at the
RICE-LARPENTEUR
LONG TERM RECOMMENDATIONS (4-15 YEARS)Identified below is a sumary of the long-term recommendations identified in this planning process.PUBLIC REALM + OPEN SPACE••MOVEMENT + ACCESS•••REDEVELOPMENT
+ REINVESTMENT••••••••
CBDLHSPVOE
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BackgroundBackgroundBackgroundBackground
ULI Health Corridors Implementation TimelineULI Health Corridors Implementation TimelineULI Health Corridors Implementation TimelineULI Health Corridors Implementation Timeline
Form an interjurisdictional Rice-Larpenteur Gateway Collaborative (RLGC)Embrace holistic community engagementStudy branding of the Rice-Larpenteur corridorPursue short-term winsPlan
ahead for displacement mitigation strategies - includes both commercial and residentialPlan for Implementation
ULI HEALTHY CORRIDORS INITIATIVE The overarching goals of the ULI Healthy Corridors project include developing and refining approaches to create commercial corridors that improve physical,
social, environmental, and economic health for all who work, live, and travel along the corridors, as well as identifying approaches that can spur real changes. The ULI Healthy Corridors
national experts visited the project area on November 8-10, 2017 to hold a series of focus group conversations and public forums. The goal of this visit was to provide a set of recommendations
to questions that had been developed by the Rice-Larpenteur Gateway Corridor Local Leadership Group and community stakeholders. Key recommendations from the study are identified below:••••••
VISION PLAN
City of Maplewood 2030 Comprehensive PlanCity of Roseville 2030 Comprehensive Plan City of Roseville Comprehensive Plan Update - On-GoingImagine Roseville 2016City of Roseville Pathway
Master Plan - 2008City of Roseville Parks and Recreation Master Plan - 2010City of Saint Paul Comprehensive Plan - 2010District 6 Natural Resource Inventory Plan - 2015Rice Street Small
Area Plan and Fourty-Acre Study - 2005North End District 6 Plan - 2012 (amended 2016)Rice Street Transportation Study
BACKGROUND All previously prepared reports, studies, and other documents having a bearing on the Rice and Larpenteur area have been assembled and reviewed to gain an understanding of
key findings, objectives, and policies that inform this planning effort. The key findings have been incorporated into the overall project analysis and are represented graphically on
the urban design analysis graphics. The studies include: CITY OF MAPLEWOOD •CITY OF ROSEVILLE•••••CITY OF SAINT PAUL••••RAMSEY COUNTY•
RICE-LARPENTEUR
CITIES OF MAPLEWOOD/ROSEVILLE/SAINT PAUL
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BackgroundBackgroundBackground
A summary of the process and recommendations will be compiled by ULI staff and included in the Appendix of this document when available.
SUMMARY OF EXISTING CONDITIONS This chapter provides an analysis of current conditions along the Rice and Larpenteur area and summarizes pertinent information regarding development patterns,
districts, land use and zoning, pedestrian and bicycle circulation, opportunity sites, and transportation.Development Pattern The Rice and Larpenteur planning project area consists
primarily of post world war auto-oriented development patterns with a couple of short blocks of traditional compact urban development patterns. The area along Rice and Larpenteur between
Arlington and Cottage Avenues is characterized as a more traditional development pattern, which includes more closely -spaced buildings that collectively shape the street corridors
and create a more compact, pedestrian-friendly environment.The remainder of the project area is characterized by widely spaced buildings set back and isolated from the street in order
to accommodate highly visible parking lots. In these areas, the land uses are compartmentalized. As a result, streets and signs have been designed to accommodate the motorists, creating
a cluttered environment lacking a distinct sense of place. The ultimate challenge for these areas is to balance the functional needs of vehicles with those of pedestrians, to create
a sense of personal safety and comfort while also nurturing a memorable image.
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BackgroundBackgroundBackgroundBackground
VISION PLAN
Districts The Rice and Larpenteur corridor area is divided into four main districts, each possessing its own distinct character defined by the development patterns, mix of land uses,
architecture, and open spaces. The four districts include the gateway commercial district, central open space district, core commercial district and the residential commercial district.
The character and unique aspects that define each of the three districts is outlined below.The gateway commercial district is generally located between Highway 36 on the north to N.
McCarrons Boulevard on the south. This district is characterized by a mix of single-family residential, auto-oriented commercial uses and a larger commercial/ retail center. Cub foods
is located in this district that is an important source of food and personal goods for many of the residents along the corridor.The central open space district is located between N.
McCarrons Boulevard and S. McCarrons Boulevard. This district includes the Rice Street Gardens, Lake McCarrons Regional Park and the Saint Paul Regional Water Services properties.
Each of these individual open space amenities are in close proximity and contain many natural resource amenities. Trout Brook creek and the regional bike trail are located adjacent
to the aint Paul Regional Water Services site that is connected to Lake McCarrons Park.The core commercial district is located between S. McCarrons Boulevard and Nebraska Avenue. This
district is focused around the primary intersection of Rice Street and Larpenteur Avenue. The district is characterized by the numerous auto-oriented commercial land uses and extensive
surface parking lots. The Rice and Larpenteur intersection creates numerous pedestrian/bicycle/vehicular conflicts, and the public realm is fragmented making it difficult for pedestrians
to move through the district. The residential commercial district is located between Nebraska Avenue and College Avenue. This is the most southerly district along the corridor and
is characterized by a more compact development pattern and a mix of commercial and residential uses. The right-of-way along this section of the corridor is much narrower than other
areas resulting in less sidewalk and boulevard areas. Buildings in this section also tend to be closer to the street with a majority of the buildings being 1-2 total stories.RICE-LARPENTEUR
CITIES OF MAPLEWOOD/ROSEVILLE/SAINT PAUL
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Most flexible of the business zoning catagories that allows for a mix of office, commercial, convenience retail, hotel/motel, restaurants and some limited multi-family housing as part
of mixed-use buildings. This district is designed for shopping areas with moderately scaled retail and service uses, including shopping centers, freestanding businesses, and mixed-use
buildings with upper-story residential uses. This district is located in areas with visibility and access to the arterial street system.Allows for a mix of one and two-family dwelling
units along with related uses such as public services and utilities that serve the residents in the districtDistrict provide an environment of predominantly high-density housing types,
including manufactured-home communities, large and small multi-family buildings, and single-family attached dwellings, at an overall density exceeding 12 units per acre, along with
related uses such as public services and utilities that serve the residents in the district.
Primary zoning categories for commercial uses include CB (Community Business) Primary residential zoning is LDR-2 (Low Density Residential -2) Primary multi-family zoning is HDR-1 (High
Density Residential -1)
•••
Roseville (West of Rice Street and North of Larpenteur Avenue) •••https://www.cityofroseville.com/622/Zoning-Code
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code_of_ordinances
https://library.municode
com/mn/maplewood/codes/
This distirct allows for a wide variety of landuse types including: single dwelling unit with a business, hotel/motel, retail/commercial buildings, laundry, bakery, theater, auto repair
shops, and natural/petroleum gas facilities.
This district allows for any permitted uses in the R-1 district which includes:single family homes, public parks/playgrounds, or one manufactured homeAllows for Commercial farming or
gardening, commercial green house and sale of agricultural products on the premises.Much of the Farm zoned property is owned and operated by the St. Paul Much of the Farm zoned property
is owned and operated by the St. Paul Regional Water Services which operates its public utilities operation with a Regional Water Services which operates its public utilities operation
with a Regional Water Services which operates its public utilities operation with a Regional Water Services which operates its public utilities operation with a conditional use permit.conditional
use permit.conditional use permit.conditional use permit.
Primary zoning categories along Rice Street is BC (Business Commercial) and F (farm residence district). Business CommercialFarm Residential District
•••••
Land Use and Zoning Generally, the existing land uses reflect the corresponding zoning designations. The zoning designations vary greatly City by City. The defined zoning districts
are identified below :Maplewood (East of Rice Street and north of Larpenteur Avenue) ••BackgroundBackgroundBackground
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District allows for one-family dwellings to townhome dwellings with a maximum height of three stories.District also allows some congregational living options (many require CUP), limited
educational and civic uses, all religious institutions, and minimal commercial uses with a CUPDistrict allows for one-family dwellings up to multiple-family buildings. to townhome
dwellings with a maximum height of three stories. Distirct allows heights up to 5 stories for RM2 and no maximum heights for RM3.District also allows for most congregational living
options (many require CUP), most educational, all religious institutions, some civic/institutional, some public service and many commercial uses with a CUP.
https://library.municode.com/mn/st._paul/codes/code_of_ordinances?nodeId=PTIILECO_
Primary multi-family zoning is RT2 (Townhouse) RM2/RM3 (Multiple-family)
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VISION PLAN
This district is larger than a more traditional local business district and is intended to serve the needs of a larger consumer population. The district is characterized by a cluster
of establishments generating large volumes of vehicular and pedestrian traffic.District includes mixed residential/commercial uses, supportive housing, education facilities, religious
institutions, all office uses, limited medical and most retail services. This district does not allow for adult entertainment and auto related services without a conditional use permit.Allows
for a mix of one-family dwelling units along with some congregational living options, limited educational and civic uses, and all religious institutions
Primary zoning categories for commercial uses is B2 (Community Business) and B3 (General Business) along Rice StreetPrimary residential zoning is R3 (One-Family)
•••
Saint Paul (South of Larpenteur Avenue along Rice Street)••
RICE-LARPENTEUR
CITIES OF MAPLEWOOD/ROSEVILLE/SAINT PAUL
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Open Space and Natural Resources There are a few open space and natural resource areas that occur along the corridor. Trout Creek and Lake McCarrons are part of a larger sub-watershed
that includes drainage from areas north of the corridor. Numerous parks and open spaces add to the livability in the corridor and provide recreational opportunities. These amenities
include; Lake McCarrons Park, the Waldorf School site, the Saint Paul Regional Water Services site, Trout Creek, Tamarack Park, Rice Street gardens, Woodview off-leash Dog area, the
Rice and Arlington field, and two school sites. There exists great opportunity to better connect these resources and improve stormwater management along the corridor.BackgroundBackgroundBackground
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Pedestrian Circulation Within the current Rice and Larpenteur area there are limited facilities for pedestrians. Most of the sidewalks along either Rice Street or Larpenteur Avenue
are narrow and not conducive to the creation of a friendly, walkable street corridor or have important missing links. There are also numerouse sidewalk gaps that make walking a challenge
along the corridor. The Rice and Larpenteur Corridor is also characterized by long continuous street blocks without any designated pedestrian crossings resultings in many conflict
areas where pedestrians will cross mid-block along the corridor.
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Bicycle Circulation Within the current Rice and Larpenteur area there are limited facilities for bicyclists. There are currently no existing or planned on-street bicycle lanes along
Rice Street. Bicyclists can be seen utilizing the outside drive lanes along Rice Street to commute along the corridor. Ramsey County plans identify a future bicycle route along Larpenteur
Avenue. Wheelock Parkway is part of Saint Paul’s Grand Round and portions are slated for reconstruction in 2019. There exists two other east-west bicycle connections along both Wheelock
Parkway and Arlington Avenue. The closest designated north-south bicycle connection is along Jackson Street and Trout Creek Trail.BackgroundBackgroundBackground
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Approximately 16,500 ADT north of Roselawn Avenue along Rice StreetApproximately 14,200 ADT along Rice Street between Larpenteur Avenue and Roselawn Avenue Approximately 15,400 ADT along
Rice Street between Larpenteur Avenue and Nebraska StreetApproximately 13,000 ADT along Larpenteur Avenue west of Rice StreetApproximately 16,500 ADT along Larpenteur Avenue east of
Rice Street
Identify future investments.Design a corridor that will enhance the safety for all modes of transportation.Promote economic growth and community investment.It is estimated there are
over 2800 daily pedestrian crossings along the length of the corridor.There have been 12 documented pedestrian collisions along the corridor between 2011 and 2015.There are an estimated
140 daily bicycle crossings of Rice Street.There have been 4 documented bicycle collisions along the corridor between 2011 and 2015.
Average Daily Traffic•••••
Summary Transportation and Traffic The majority of background information for the transportation and traffic section of this document is information created and presented as part of
the recently completed Rice Street Transportation Safety Study, which is contained in the Appendix. The Rice Street Transportation Safety Study area includes Rice Street from University
Avenue to Larpenteur Avenue in Saint Paul. The primary purpose of the Rice Street transportation safety study is to:•••Some of the key findings from the Rice Street Transportation
Safety Study include:••••
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Metro Transit Bus heading north along Rice Street
15 minutes during the midday15-60 minutes during the evening15-30 minutes on Saturday and 20-60 minutes on Sundays/Holidays
Route 62 is the primary bus route along Rice Street Approximate frequency of the route is 15-20 minutes during rush hourThe primary concern with Route 62 is that it is less frequent
north of Larpenteur Avenue during the AM and PM.
••••
Bus Routes •••
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HIA Layer: Community Institutions
Community Institutions This category identifies key community institutions and amenities. The category identifies key community services (libraries, public art and other civic services),
education (resources and facilities) and housing (location, quality, density and affordability).
HIA Layer: Context and Connectivity
VISION PLAN
Health Impact Assessment (HIA)Perkins+Will has been utilizing a comprehensive health impact analysis tool that can define the unique assets and opportunities of any given project to
improve the overall health equity. The six categories analyzed as part of the process are community + context, community institutions, economic stability, environmental resilience,
health + safety and social cohesion + engagement.
Context and Connectivity This category focuses the analysis on broader connectivity within the project area and along the corridor. This category emphasizes access to goods and services,
incompatible land uses, proximity to mixed land uses and dense areas of the community, access to parks/open spaces and transportation (safety, active transportation, mode of travel
and traffic volumes).
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HIA Layer: Environmental Resilience
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Environmental Resilience This category focuses the analysis on opportunities for enhanced environmental quality within the project area and along the corridor. The key indicators that
were identified in this analysis include; opportunities for improved air quality, opportunities for enhanced environmental quality (conservation of natural resources, preservation of
habitats, and water quality), and sustainable building design.
HIA Layer: Economic Stability
Economic Stability This category identifies opportunities for development/redevelopment along the corridor and opportunities for increased access to jobs/living wages and employment
benefits.BackgroundBackgroundBackground
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HIA Layer: Social Cohesion + Engagement
Social Cohesion + Engagement This category focuses on identifying opportunities to improve social cohesion and engagement opportunities within the project area. The key indicators that
were identified in this analysis include; improved social equity (equitable treatment of disadvantaged populations and equitable processes that influence displacement of residents)
and improved social capital (strengthening relationships in the community, reducing inequality, integration, and community empowerment).
HIA Layer: Health + Safety
VISION PLAN
Health + Safety This category focuses the analysis on opportunities to improve overall health and well-being within the project area. The key indicators that were identified in this
analysis include; the promotion of opportunities for recreation and active living, enhanced safety (and reduction of perceived crime), enhanced emotional well-being and access to improved
food systems (retail services, restaurants, and community agriculture).RICE-LARPENTEUR
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There are significant opportunities to enhance community health related to potential improvements at Lake McCarrons Regional Park. Potential improvements should focus on enhanced programming,
improved recreational amenities, improved natural features/elements, additional community gathering areas and improved access and connectivity to adjacent neighbohoods.A second focus
area is the Washington Technology Magnet School. Potential improvements should focus on enhanced access to the broader community, improved recreational amenities (focused on the outdoor
athletic fields), improved natural features/elements, and improved access and connectivity to adjacent neighbohoods.A third focus area is the existing residential areas adjacent to
the intersection of Rice and Larpenteur. Potential improvements in these areas should focus on an expanded and improved housing stock, additional affordable housing, enhanced access
to recreational amenities, and improved access and connectivity to adjacent neighbohoods and the core commercial area.
Health Impact Composite The composite HIA incorporates findings from the analysis of the six categories including; community + context, community institutions, economic stability, environmental
resilience, health + safety and social cohesion + engagement. Key findings of the analysis identify three key areas for improvements to imact community health. The findings are identified
below:•••
Composite HIA Layers BackgroundBackgroundBackground
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Margolis Bros. SchlosserG+G Management LLCHillaway Investments OsborneMEK PropertiesSt. Paul WKrausAldrich FranklinRedevelopment Opportunity Sites
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Potential redevelopment site along Rice Street
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Redevelopment Opportunity Sites The potential redevelopment opportunity sites were evaluated and determined by utilizing information derived from the market study, knowledge of potential
redevelopment opportunities and opportunities that reinforce the desired goals and objectives of the project. The opportunity sites are mapped to show those parcels that have short-term
redevelopment potential and those parcels that have long- term redevelopment potential.
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a sharp increase in the number of young children. For example, the number of children under the age of five increased by 30% from 2000 to 2015, which was more than four times the metro
area growth rate for young children.Much of this growth has been concentrated west of Rice Street and south of Lake McCarrons in an area dominated by older, affordably-priced apartments.
Not surprisingly, an influx of families from other countries has also meant an increase in the number of people who do not speak English well or not at all. As of 2015, roughly one
out of every seven adults in the Gateway study area met this definition. Across the metro area, it is only one out of every 32 adults. Figure 1: Census Tract Boundaries Used to Analyze
Socio-Economic Data in the Rice-Larpenteur Gateway Area
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MARKET ANALYSIS A market analysis was prepared that provides a high-level understanding of the key market drivers impacting the Rice-Larpenteur study area and its ability to attract
investment and support future development. Findings from the analysis were used to inform project stakeholders throughout the planning process of the potential to prioritize and/or
implement elements of the Rice-Larpenteur Gateway Plan based on their market and economic feasibility. Key findings and conclusions from the analysis are presented below. The appendix
includes detailed market and demographic data that was gathered and presented during the planning process.LOCATION The intersection of Rice Street and Larpenteur Avenue, the heart of
the Gateway area, is centrally located within the Twin Cities Metropolitan area. It is approximately three miles from downtown St. Paul and eight miles from downtown Minneapolis. The
Gateway area is also well connected to both local and distant destinations in the region. Rice Street and Larpenteur Avenue are important north-south and east-west arterials that each
carry over 14,000 vehicles per day and provide connections to both Highway 36 and Interstate 35E. Moreover, there are two transit lines that serve the Gateway area that connect it to
both downtown St. Paul and downtown Minneapolis. The Gateway area’s central location and connectedness to the region is a critical element in its ability to support new development.
SOCIO-ECONOMIC CONDITIONS A variety of different socio-economic variables were gathered and analyzed to gauge current and forecasted demand for housing, retail, office, and other commercial
uses in and near the Gateway area. For purposes of analyzing socio-economic data, a study area was defined as the following four census tracts: Tract 304, Tract 305, Tract 416.02,
and Tract 422.01. These four tracts are roughly bounded by Highway 36 on the north, Interstate 35E on the east, the BNSF rail line on the south, and Dale Street on the west. As of
2015, the Gateway study area has an estimated population of 17,599 people. Despite minimal new housing development, the area has added over 2,100 people since 2000, which is a growth
rate of nearly 14%. An important source people since 2000, which is a growth rate of nearly 14%. An important source of this growth has been the influx of families from Myanmar and
several other of this growth has been the influx of families from Myanmar and several other of this growth has been the influx of families from Myanmar and several other of this growth
has been the influx of families from Myanmar and several other countries. As more families have moved into the study area this has resulted in countries. As more families have moved
into the study area this has resulted in countries. As more families have moved into the study area this has resulted in countries. As more families have moved into the study area this
has resulted in
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840 more households. This level of growth will fuel demand for more multifamily housing and will support more neighborhood focused commercial businesses.HOUSING MARKET The Gateway study
area contains a variety of housing types and styles of varying ages and conditions. In the southern portion of the study area, the housing stock consists primarily of older, pre-WWII,
one and two-story single-family homes. In the central portion of the study area within 3-4 blocks of the Rice and Larpenteur intersection, the dominant housing type is apartment buildings
built between 1960 and 1980. In the periphery of the study area to the west and north, the most prevalent housing type are post-WWII one story rambler and ranch style homes and 1½-story
single-family homes.RENTAL HOUSING Throughout the Twin Cities metro area the rental housing market has been extremely tight for many years. This is true of the study area as well. The
average vacancy rate in the study area is under 3%. This is well below equilibrium (considered 5%) and there is a very high demand for existing units. High demand typically means landlords
can raise rents without increasing their number of vacant units, which can lead to displacement of households who are not experiencing commensurate increases in wages. Because almost
all of the rental housing stock in the study area are older apartment buildings that lack features and amenities found in newer buildings, data was gathered on average asking rents
for buildings built between 1960 and 1980. The study area average is currently just over $800 per month. This is about $150 less than comparably aged buildings throughout the metro
area. Although this means rental housing in the study area is affordably priced, the average asking rent has been increasing rapidly since 2012. Therefore, given the lower incomes of
many households, this is undoubtedly placing a great deal of pressure on existing households to remain in their current homes.
VISION PLAN
The concentration of affordably-priced apartments is also reflected in the incomes of residents and other characteristics. As of 2015, the median income of study area households was
just under $36,000. This is significantly below the metro area median income of roughly $69,000. With a lot of apartments in the study area, a strong majority of households (62%) rent
their housing. Across the metro area, only 32% of households rent their housing. Lower incomes also correlates with lower access to vehicles. More than twice the proportion of study
area households (17%) than metro area households (8%) do not have access to a motor vehicle. This means more households are dependent on walking, biking, or transit to access, goods,
services, and employment opportunities. Source: US CensusTable 1: 2015 Socio-Economic Data Comparison for the Gateway Study Area and Twin Cities Metro Area Forecasting future socio-economic
change can be very difficult for a study area so small in size. However, it should be noted that the cities of Maplewood, Roseville, and Saint Paul, which make up the Gateway study
area, are forecasted to add a combined total of 36,200 people and 16,800 households between 2020 and 2040 according to the Metropolitan Council. This is a significant increase in population
and households for communities that have been essentially fully developed for many decades. Most of the forecasted growth in each of the three cities will occur outside the Gateway
study area. Nevertheless, this amount of forecasted growth, if realized, will place pressure on the study area to grow as well. If the study area captures 5% of the growth forecasted
for all three cities (it currently accounts for 4.7% of the three cities’ total population), this will amount to 1,800 more people and
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FOR-SALE HOUSING The for-sale housing market endured a significant bust in the late 2000s. In many areas, home prices actually dropped for the first time in decades. It has taken years
for prices to rise back to pre-bust levels. Currently, the for-sale market is very healthy in terms of price appreciation. However, supply remains very low, which is inhibiting first-time
homebuyers to enter the market. This is pushing more prospective buyers into affordable neighborhoods, such as the North End of Saint Paul. This is certainly helping existing homeowners
realize strong gains in their property values. However, it is also resulting in rapidly rising prices, which is ultimately reducing housing options for many lower incomes households.Figure
4: Median Home Sales Price
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Figure 2: Average Vacancy Rate (Market Rate Apartments Built Between1960-1980)Figure 3: Average Monthly Asking Rent (Market Rate Apartments Built Between 1960-1980)Figure 3: Average
Monthly Asking Rent (Market Rate Apartments Built Between 1960-1980)Figure 3: Average Monthly Asking Rent (Market Rate Apartments Built Between 1960-1980)Figure 3: Average Monthly Asking
Rent (Market Rate Apartments Built Between 1960-1980)
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Figure 6: Average Quoted Retail Rent per Sq. Ft.
VISION PLAN
RETAIL MARKET Macro TrendsAcross the metro area and Ramsey County, the vacancy rate for retail space has declined in recent years due in large part to the recovery from the recession.
However, this has not translated into increased asking rents. This is likely a result of increasing uncertainty in the retail sector due to increased on-line sales. Broad region-wide
trends suggest that retail vacancies have declined in recent years, but rents have struggled to rise in part due to the uncertain long-range impact of on-line shopping.Figure 5: Average
Retail Vacancy Rate
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Figure 8: Rice-Larpenteur Study Area Business Ownership
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STUDY AREA RETAIL SITUATION Based on a visual inventory, there are 63 businesses located along Rice Street in the study area, most of which are independently-owned businesses versus
chain stores. Important stores that anchor the district are Setzers Pharmacy, Walgreens, and myThriftStore. There is no major anchor, such as a grocery store or large discount merchandiser
(e.g., Target or Walmart) that attracts customers to the study area from beyond a 1-2 mile radius. Therefore, most of the businesses rely on the local household base to support their
operations. Figure 7: Rice-Larpenteur Study Area Business Mix
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COMPETITIVE RETAIL DISTRICTS Despite the relative amount of commercial space within the study area, it is surrounded by a number of even larger commercial districts with a broader complement
of retail offerings. These districts, some of which are located just beyond the study area’s boundaries, serve to limit the size of the study area’s “catchment” or “trade area.” Moreover,
several of these districts have a larger, more affluent household base that is the foundation of their customer base. Figure 9: Competitive Retail Districts with their Overall Amount
of Commercial Square Footage and Important Anchor Businesses
VISION PLAN
Many of the businesses are focused on price-conscious shoppers due to the lower incomes of study area households. For example, there are two pawn shops, two used car dealerships, a thrift
clothing store, a laundromat, and numerous fast food restaurants. The study area contains approximately 250,000 square feet of commercial space in a mix of older commercial buildings
that directly front Rice Street, especially south of Larpenteur Avenue, as well as several strip malls set back from Rice Street. Roughly 40% of the study area businesses are located
in these three strip malls. The visual inventory also identified only three vacant storefronts, which is a small amount of vacant space given the overall size of the district. Due to
a limited amount of available space, it is difficult to compare current asking rents in the study area to Ramsey County or the Metro Area. Historically, average retail rents in the
study area have been below the Ramsey County and Metro Area average and have ranged between $11 and $13 per square foot. A new retail building under development in the study area has
a current asking rent of $25 per square foot, which is typically on the low end for newly constructed properties.
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OFFICE MARKETMacro Trends The overall office market has strengthened in recent years with declining vacancies and increasing rents. This improvement in the office market is a direct
result of the recovery from the economic recession between 2008 and 2011. Despite improved office market conditions, there are some broader trends that are impacting the long-term demand
for office space. Of most note is the trend toward less square feet per worker as well as interest to be located in vibrant, transit accessible districts. Less square feet needed per
office worker has a direct impact on the overall space needs of office users. Less direct, but still important is the impact of office demand concentrating around key districts and
nodes. This is having the impact of rapidly increasing rents at these highly amenitized locations while at the same time vacancies climb and rents drop at less desirable locations.Figure
11: Average Office Vacancy Rate
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Figure 10: Competitive Retail Districts with their Number of Households and Median Household Income within a 1-mile Radius
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study area; a rate of about one building every 2.4 years. Most of this development was packed into a seven-year period between 2001 and 2008. In 2017, however, after a nine-year drought
in new development, there were two buildings under development; a new retail center located at the NW corner of Rice and Larpenteur on the site of a former gas station and a new charter
school on the site of a former nursery located three blocks west of the Rice and Larpenteur intersection. There was also a building permit issued for Boaters Outlet (located at 2000
Rice Street) in 2017.Building Condition Older buildings are often costly to maintain and, therefore, are at risk of deferred maintenance. Many old buildings also no longer serve the
purpose they were built for and have become obsolete. In both cases, such buildings can attract developers who are looking for redevelopment opportunities. The study area has numerous
properties that more than 40 years old. In particular are two of the three strip retail centers located at the intersection of Rice and Larpenteur. Depending on their overall condition
and level of maintenance, these properties are good examples of sites in which a developer may take interest in them because of their size, visibility, and prominent location.Property
Values The analysis also reviewed the estimated market value of properties in the study area per the Ramsey County Assessor. Developers looking for opportunities are many times attracted
to properties with low values that are along high traffic roadways, near amenities (e.g., lakes, parks, or trails), and are sizable. In some instances, if larger parcels are not available,
smaller properties adjacent to one another with low values per square foot may also be candidates for acquisition and assembly into a larger potential site.
VISION PLAN
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Figure 12: Average Office Asking Rent per Square Foot STUDY AREA OFFICE SITUATION There are very few traditional office options in the study area. Most of the competitive space is concentrated
along Rice Street north of Lake McCarrons, closer to Highway 36. Overall space is about 150,000 square feet, most of which is occupied by small professional firms that serve nearby
households (e.g., insurance agents, chiropractors, etc.). Therefore, demand for any office space is more tied to the growth in the number of study area households than it is the expansion
of the regional economy.Development Assessment The market analysis also included a review of development indicators that would provide insight on market activity as well as where particular
parcels may be ripe for redevelopment. Development Momentum Data was gathered on the number and location of newer buildings in the study area to see if there has been a clear pattern
of increased commercial investment in recent years. Between 1990 and 2016, there were 11 new buildings built in the
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Home furnishings storeSporting goods/bike shopAppliance storeUniform shopDaycareFitness centerSalon/BarberTailorMailing/packaging storeBankMartial arts/dance studioVeterinarianDry cleaner
If the existing amenities focused around water and open space they can be better connected to study area households and worker. This will expand the market potential and reach of the
study areaRetail opportunities are constrained as much by competition, parcel sizes, and building stock as they are by trade area incomes. Below is a list of potential retail services
that could be accommodated along the corridor;
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Market rate housing is most likely to occur north of Larpenteur Avenue in closer proximity to Lake McCarrons and possibly on the Rice Street Gardens (Saint Paul Water Works owned) site.
There is a strong market opportunity to capitalize on the growing population of the study areaChildren are an important component to the local market, and new housing and retail development
should consider how children will drive market demandDiverse cultural mix of area residents is an opportunity for entrepreneurial activity, which is currently emerging but not fully
leveragedStrong demand for housing of all types; however, supportable rents/prices will likely require new construction subsidies, though key sites could support market rate productLack
of small retail spaces is a barrier to start-ups/mom-and-pop businessesOffice demand is limited to local services because the core of the study area is too distant from major highways
to appeal to large office users
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MARKET CONCLUSIONSThe previous sections of the market analysis evaluated the socio-economic conditions of the Gateway study area, the market condition of various real estate sectors,
including housing (both rental and for-sale), retail, and office, as well as a number of development indicators. Based on a synthesis of these analyses, the following are key conclusions
from the data:••••••BackgroundBackgroundBackground
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Members of the Community Advisory Group
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Community Advisory Group (CAG)The charge of the CAG was to provide community input to help shape the development of plans for the Rice Street-Larpenteur Avenue Gateway study area. The
CAG was appointed by the GPC and was comprised of residents, property/business owners and other community advocates. The CAG met approximately six times during the planning process.
Community ParticipationCommunity ParticipationCommunity ParticipationCommunity Participation
COMMUNITY ENGAGEMENT Collaborative, Community-Based Planning Some of the community’s greatest assets for this plan are the knowledge, interest, and contributions that its citizens, businesses,
local officials, and advisory commissions made to the development of the community’s vision and next-generation plan. The planning process provided opportunities for community involvement
in creative and practical ways to help shape the future of the Rice-Larpenteur Corridor. The major forces, issues, and opportunities associated with the corridor have been defined through
a series of interactive committee meetings, business owner interviews, community workshops and open houses, and interviews with developers. The results of the community interactions
have been synthesized into goals, objectives, policies, and implementation programs to shape the vision for the corridor and guide the creation of the Vision Framework Plan.Gateway
Planning Committee (GPC)The Gateway Area Planning Committee (GPC) was comprised of City and County staffs and elected officials from Maplewood, Roseville and Saint Paul. The GPC worked
closely with the consultant team to develop and evaluate Rice Street/Larpenteur Avenue Gateway Area Master Plan alternatives, and make recommendations on a preferred plan. Members of
the GPC provided advice and assistance to the project team for broader community outreach to residents and businesses in the study area. The GPC met approximately seven different times
during the planning process.
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Setzer Pharmacy, Lake McCarron's/Beach, Cub, Washington Technology Magnet School, Caribou, Walgreens, Family Dollar, and Hearthside restaurant.New bike facilities, intersection improvements,
new sidewalks, new parks/open space(keep) Green space, Lake McCarron’s/beach, Setzer and DQ(change) Safety, crime, undesirable businesses(heart) DQ, Setzer’s, schools, currently lacks
a heart(future) promising, potential, destination, better place to raise a familyMore sidewalks to better connect areaPhysical and perceived safety (police sub-station will help), lighting,
appropriate businessesMore bike facilitiesSlow trafficImproved intersections and crossings(beneficial buildings) DQ, Setzer, Friends Café, Washington Magnet School(non-beneficial buildings)
auto dealerships, poorly maintained apartments, adult businesses, pawn shops(desired businesses) grocery, natural food, salon, family restaurants, bakery, daycare and kids retailMore
housing options (senior, condo, SF, more density)Places for kids, parks, open spaces, gardens
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Key AssetsPotential ImprovementsStation 6Station 7Station 8
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Public Workshop #1 The first public workshop was held on June 14, 2017 at Washington Technology Magnet School. The meeting consisted of a brief presentation introducing the project
and a round robin of three facilitated breakout sessions focused on “Our Identify”, Safety/Movement and Buildings/Uses. There were six other topic area stations (Each topic area station
included a facilitator and recorder, background plans, topic questions and questionnaires, a comment map/aerial photo, and drawing and writing utensils.) The six topic area stations
were: Urban Design Analysis, “walkable” corridor map, market analysis, Rice Street traffic Study, visual preference survey and the Roseville, Maplewood and St. Paul Comprehensive Plan
Updates. A summary of feedback from the six topic stations is provided on the adjacent page.
Large scale mapping exercise during Workshop #1
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Summary VPS: Preferred Streetscape
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Survey of visual preferences exercise during workshop #1
Survey of Visual Preferences One of the stations was dedicated to a survey of visual preferences. The purpose of the survey is to identify development characteristics the community
feels are positive and should be encouraged, and characteristics that should be avoided. This information informed the creation of strategies to encourage positive development. Images
of existing conditions in the Corridor were contrasted with those from other areas highlighting general image and character, building types, and streetscape treatments.The workshop
provided an informal forum for stakeholders to share concerns, hopes, and opportunities regarding the future of the Rice and Larpenteur Corridor. Participants were informed that the
information gathered from the workshop would be used to augment the background analysis, to assist with defining issues and opportunities, and to shape goals and policies, as well as
to drive alternative plans and strategies for the Rice and Larpenteur Corridor.Community ParticipationCommunity ParticipationCommunity ParticipationCommunity Participation
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VISION PLAN
Summary VPS: Preferred Open Space/AmenitiesSummary VPS: Preferred Buildings
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Seen as a positive that we should embrace and celebrate….strengthen corridor identityImprove cultural connections through public realm……..Art, wayfinding, infrastructure design elementsOpportunity
for cultural based events and festivals…..food is a linking elementMore SIDEWALKS!Street trees and other “green” elements along street edges, create green “networks”…..streets and open
space linkagesImproved crossings at intersectionsMore lighting and amenities…..seating, trash receptacles, etc.Create multi-functional space in underutilized parking lotsCreate sense
of pride thru a well maintained and clean environmentEnhanced connectivity for all modesCapture the underutilized open space along the corridor and enhance quality of open space and
improve access….Lake McCarrons, trails, wetlandsMore activities for children and teensCreate facilities to support populations…larger picnic shelters, recreational opportunities, bandshellNeed
a place for gathering + eventsFacilities to support families and residents….community centerCreate a destination in this area for the City and regionBuild off of strengths……schools,
natural systems, Rice Street gardensDesign guidelines to improve corridor aesthetics…..provide resources to businesses
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DiversityPublic RealmOpen SpaceCommunity
Public Workshop #2 The second public workshop was held on June 21, 2017 at the Washington Technology Magnet School. The format of the workshop consisted of breakout sessions focused
on the over-arching themes of “HEARTH”, “GREEN + BLUE”, and “LEGACY”. Attendees were encouraged to develop design ideas and draw concepts that responded to each of these themes. There
were three other topic area stations (Each topic area station included a facilitator and recorder, background plans, topic questions and questionnaires, a comment map/aerial photo,
and drawing and writing utensils.) The three topic area stations were: Market analysis, Rice Street traffic Study, and urban design analysis. Attendees were encouraged to visit each
board and engage with staff and consultants regarding any questions or concerns. A summary of feedback from the workshop is provided on the adjacent page.
Break-out session during Public Workshop #2Break-out session during Public Workshop #2Break-out session during Public Workshop #2Break-out session during Public Workshop #2
Community ParticipationCommunity ParticipationCommunity ParticipationCommunity Participation
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International Gardener Pot Luck LunchInternational Gardener Pot Luck LunchInternational Gardener Pot Luck LunchInternational Gardener Pot Luck Lunch
Marion Park Event, June 10, 2017Lamplighter Village Safety Fair, June 20, 2017Rice Street Community Garden – International Gardener Pot Luck Lunch, July 7, 2017
Community Pop-Up Events In addition to the organized stakeholder groups and periodic public meetings, there were three community pop-up events that were held during the course of the
planning process. These targeted pop-up events coincided with previously scheduled community events and were directed at specific constituents and stakeholders who normally are unable
to attend traditional public meetings. The three events were the annual safety fair in Saint Paul, the Marion Park event in Roseville, and the International pot luck at the Rice Street
garden in Maplewood.•••
Public Workshop #3
VISION PLAN
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Public Workshop #3 The third public workshop was held at the Community School of Excellence on October 26, 2017. This meeting presented the final plan to the community and provided opportunities
for attendees to weigh in on which plan recommendations they would personally like to become involved in during plan implementation. The format for the community workshop included four
topic area stations (Each topic area station included a facilitator and recorder, background plans, topic questions and questionnaires, a comment map/aerial photo, and drawing and writing
utensils.) The three topic area stations were: Goals + Objectives, redevelopment, roadway and public realm design and implementation strategies.
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VISION The Rice/Larpenteur Gateway area will be a safe, engaging and inviting neighborhood center that includes common spaces, a high quality pedestrian environment and robust reinvestment
for the diverse people of the surrounding communities to live, conduct business, and play together.
VISION PLAN
CORRIDOR VISION, GOALS AND OBJECTIVES The purpose of the Rice-Larpenteur Vision Plan is to illustrate the intent of the design principles, goals and objectives to foster an attractive
destination with strong businesses, vibrant neighborhoods, and a safe street that is safe and comfortable for pedestrians. This section outlines the primary vision for the area, overall
project goals and coordinating objectives.
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Looking south along Rice Street near Larpenteur Avenue
CITIES OF MAPLEWOOD/ROSEVILLE/SAINT PAUL
Looking north along Rice Street at Arlington Avenue
Design the corridor for people; an environment designed to accommodate the pedestrian, improves the human experience and reinforces the true sense of place. Celebrate the authenticity
and promote the cultural, social and environmental history of the Rice-Larpenteur CorridorEnsure linkages and prioritize walking as the preferred mode of travel for trips beginning
in the corridor and nearby neighborhoods, and as a defining component of well-being and a healthy quality of life.Create a public realm that is well connected and enclosed by attractive
building frontages. The public realm should be attractive, safe, well-maintained, welcoming and accessible to everyone.Encourage a compatible mix of uses at the neighborhood scale
and a cohesive architectural style within the public realm.Enhance social interactions by bringing people together with activities and a mix of self-supporting uses that contributes
to unique urban experiences.Promote a more inclusive corridor that promotes cultural and economic diversity, and affordable housing options. Enhance the existing neighborhood character
to create a sense of identity. Enhance the existing neighborhood character to create a sense of identity. Enhance the existing neighborhood character to create a sense of identity.
Relate new developments to the physical scale, character, and pattern of the Relate new developments to the physical scale, character, and pattern of the Relate new developments to
the physical scale, character, and pattern of the Relate new developments to the physical scale, character, and pattern of the surrounding neighborhood context to ensure compatibility.surrounding
neighborhood context to ensure compatibility.surrounding neighborhood context to ensure compatibility.surrounding neighborhood context to ensure compatibility.
URBAN DESIGN PRINCIPLES A series of urban design principles was defined early in the planning process to inform the development of designs and recommendations and to assist in the prioritization
of potential implementation strategies and projects. The approved design principles are listed below:Principle #1: Develop a livable design••••Principle #2: Strive for land use diversity•••Principl
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Follow recommendations of the Washington Safe Routes to Schools reports, and develop similar safe connectivity for the new Community School of Excellence (CSE).Every intersection will
have an ADA-compliant crosswalk.Enhance the Trout Brook Regional trail experience where it crosses through the Gateway area, highlighting its presence with landscaping and signage.Add
pocket parks, parklets, and parking-spots-to-park conversions to add micro-green spaces wherever possible.Clearly mark pedestrian routes through existing parking lots, including adding
Clearly mark pedestrian routes through existing parking lots, including adding Clearly mark pedestrian routes through existing parking lots, including adding Clearly mark pedestrian
routes through existing parking lots, including adding
pedestrian crossings.
Create Safe Routes to Schools, with a complete sidewalk network and Connect parks and green spaces with inviting and safe green trail systems.
Focus energy and resources on conserving, enhancing, and creating strong vibrant neighborhoods.Create a social, economic and environmentally sustainable Rice-Larpenteur corridor.Conserve
and enhance the health of natural systems and areas of environmental significance.Create a corridor that focuses on the attraction and retention of residents and businesses.Ensure a
safe crossing from the Marion St. area to the CSE.
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•Principle #4: Create a sustainable and resilient gateway area•••GOALS+OBJECTIVESProvide safe connections for walking and biking to and through the area.•Create a walkable and bikable
center that feels safe and inviting for users of the commercial spaces.
VISION PLAN
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plans sensitive to the needs of those whose properties will undergo reuse activities. Encourage partnerships among the property owners, the private sector, and the public sector in order
to implement proposed redevelopment projects that will achieve public goals.Preserve small independent office and commercial developments within the project area Provide a food truck
start-up program in partnership with Chameleon Concessions.Consider a branding plan like the “Minnehaha Mile” approach.Develop a complete set of design guidelines, similar to Excelsior
Boulevard in St. Louis Park.Use zoning and landuse regulations to reduce the prevalence of businesses which are detrimental to the desired uses of the area.Support the redevelopment
of catalytic sites.3-lane section with 10-11’ lanes and limited shoulders (convert shoulders for bike lanes)
program held by the Saint Paul Chamber of Commerce in December 2016.
Host a “Food Truck 101” and a “Restaurant 101” event in this area like the Right-size traffic lanes to reduce speeds and crossing widths for other users.
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Provide opportunities and support (education, financing support, etc.) for local residents to develop unique eating opportunities.Develop a marketing and branding strategy for the area
to reinforce a desired identity.Encourage supportive retail and commercial businesses that contribute to the wellbeing of the community.Create an environment for people first, and the
automobile last.
refuge islands where possible.Encourage pedestrian-oriented redevelopment.Provide bike parking at regular intervals.Add bike-awareness signage and sharrows throughout the Gateway area.Create
a streetscape along Rice Street that complements community character and enhances community Pride. Add landscaped boulevards between sidewalks and roads wherever possible.Improve and
diversify landscaping and tree canopy along the corridor with new trees that offer biodiversity and visual interest.Promote the installation of stormwater management BMP strategies
in the areaSupport healthy community food options with local markets, community gardens, and healthy restaurants.Consider leasing an underutilized parking area for use as a farmer’s
market or food-truck site.Work creatively to provide incentives for private sector participation in redevelopment projects and programs. Facilitate redevelopment transitions by developing
appropriate relocation Facilitate redevelopment transitions by developing appropriate relocation Facilitate redevelopment transitions by developing appropriate relocation
factor.provide neighborhood residents with necessary services.
Catalyze positive redevelopment and reinvestment focusing on food as a uniting Develop smaller scale, neighborhood retail and office uses as appropriate to
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Improve the aesthetic quality of street design to improve the quality and condition of streetscape elements (lighting, benches, bus stops, etc.) and sidewalks.Capitalize on development
and redevelopment opportunities associated with the revitalization of the corridor.
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Preserve and enhance the quality of air, water, sensitive species habitat, and other natural resources within the Rice-Larpenteur corridor to promote its long-term sustainability of
the neighborhoods.
Attract pedestrian-oriented land uses such as restaurants, cafes, markets and neighborhood services. Support existing auto-oriented uses that provide valuable services to our community.
•
•DESIGN CONCEPT An overall design concept statement was crafted to drive the creation of public realm and redevelopment concepts for the Rice and Larpenteur gateway area. This design
concept serves as the idea behind the overall design, and serves as a guide to solve the design problems highlighted as part of the Rice and Larpenteur corridor planning process.The
intersection of Rice Street and Larpenteur Avenue (the Gateway) is envisioned as high energy mixed-use area that serves the neighborhoods and broader community. The Gateway will be
linked by a continuous multi-modal transportation network with improved streetscape improvements and access to natural features/amenities. Design and redevelopment will promote pedestrian
activity, support business vitality and create a greater sense of place in a compact, connected walkable built environment.
VISION PLAN
One curb-cut per super-blockUse the excess paved areas for uses like a market, food trucks, and landscaping.Improve public access and connectivity to the Lake McCarrons ParkReconstruct
Rice and Larpenteur as “greenways” with strong landscaping including boulevards and medians.Develop a complete streetscaping plan, including pavements, plantings, furnishings, lighting,
etc.Enhance the Dairy Queen site’s relationship to McCarrons (especially using the north part of the lot which appears to be in the ROW). Coordinate with the County to consider additional
programming or an enterprise such as rentals or food.Guide new developments in a manner that conserves natural features and environmentally sensitive areas and meets the long-term needs
of the community.Preserve, protect, and enhance existing property values and investment along the corridor.
Larpenteur with street trees and landscaping.services they provide with the recreational and green aspects of the space.corridor to foster mixed-use walkable developments.
Provide refuge islands where pedestrians must cross large roads or parking lots.Consolidate curb cuts.Right-size and consolidate parking lots. Pull the green experience of McCarrons
Lake south down Rice and east down Integrate the commercial businesses both aesthetically and in terms of the Foster the creation of new housing of varying types and densities along
the
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Develop a “Village by the Lake” using McCarrons and other blue/green infrastructure to create identity and increase sustainability.
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Big Idea: Create a Marion Street greenway connection
the Washington Technology Magnet School. This connection will require improved (above standard) crossings at Wheelock Parkway and at Larpenteur Avenue.
Enhance the connection from McCarrons Lake to
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Marion Greenway
pedestrian amenities and enhanced lighting. The enhanced streetscaping will occur primarily along Rice Street and Larpenteur Avenue. Secondary streetscape treatments can occur along
Marion Street and Wheelock Parkway
Enhance the public realm streetscape with
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Enhance streetscape and lighting Big Idea: Enhance the streetscape along primary routes
Lake and the heart of the commercial district at Rice Street and Larpenteur Avenue.
Strengthen the connection between McCarrons
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BIG IDEAS Connect the Lake to the Gateway Big Idea: Connect the Lake to Gateway
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Big Idea: Privde shorter blocks, reduce curb cuts and
improve the connectivity of streets in the gateway area
motorists, bicyclists and pedestrians within the defined area below. This would include adding additional streets, improving street crossings and improving intersections.
Slow traffic to create a safer environment for
•
Tame the Streets
intersection of Rice Street and Larpenteur Avenue.
Create a central community gathering space at the
The gathering space should include broader connections to other regional open space amenities through an enhanced public realm.
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A Park @ the Heart•
Big Idea: Develope a park at the Heart of the gateway
VISION PLAN
street crossings, eliminating alleys/driveways, improving intersections, creating shorter street blocks and defining future design guidelines for building placement.
Enhance pedestrian connectivity by improving
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Make it Walkable
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Provide a minimum of 8-foot-wide sidewalks (8 feet is preferred) throughout the corridor where feasibleIn the core commercial areas near the Rice and Larpenteur intersection, provide
a minimum of 12-foot-wide sidewalks (15 feet is preferred) where feasibleProvide improved visual and physical connection to Lake McCarrons Regional ParkImprove pedestrian cross walks
(could be more artistic crosswalks) to enhance safetySidewalk curb extensions are also recommended on adjacent side streets where possible to decrease crosswalk distances, moderate
vehicular speeds, provide more sidewalk space, and to define on-street parking baysEnhance crossings at high volume locations including the crossings of Rice Enhance crossings at high
volume locations including the crossings of Rice Enhance crossings at high volume locations including the crossings of Rice Street at Arlington, Nebraska, Hoyt, Wheelock Parkway, Larpenteur,
and Street at Arlington, Nebraska, Hoyt, Wheelock Parkway, Larpenteur, and
ENHANCE PEDESTRIAN EXPERIENCE••••••
VISION PLAN
CORRIDOR PLAN RECOMMENDATIONS The Project Team was charged with creating a vision for the Rice and Larpenteur corridor that focused on making recommendations for improving the public
realm environment, improving multi-modal connectivity, enhancing automobile circulation, defining strategic redevelopment opportunities and improving the overall character of the corridor
to reinforce as a gateway to the district.This section outlines the primary project recommendations, identifies plans and designs that were created during the planning process.
Looking south along Rice Street near Larpnteur Avenue
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corrals) at convenient locations for bicyclists to park their bikes and walk to places along Rice Street within the core commercial areaUse signs/wayfinding strategies to direct multi-modal
traffic between neighborhoods and the corridor and highlight access to the parallel and perpendicular bicycle routesCreate safe and visible connections between Rice Street and Larpenteur
Avenue and alternative bicycle routesInstall more bikeways on parallel and perpendicular routes to work towards completing the networkInstall pedestrian-scale wayfinding to highlight
access to parallel/perpendicular routes and places of interest.Add public bike racks and other necessities and amenitiesContinue comprehensive bicycle system planningImprove intersections
to provide safe and accessible areas for pedestrian and bicycle crossings - Improvements could include enhanced crosswalks, improved signalization, signage and design techniques that
encourage drivers to operate at an appropriate speedEvaluate Metro Transit routes along Rice Street and Larpenteur Avenue. This should include the improvement of current routes and
creation of more frequent bus routes north of Larpenteur Avenue and new routes along Larpenteur Avenue.Improve transit stop and shelter locations along the corridors (include additional
lighting and covered shelters)
••IMPROVE PUBLIC INFRASTRUCTURE•••••ENHANCED TRANSIT USER EXPERIENCE••
Roselawn.Incorporate streetscape elements such as monuments, public art, kiosks and benches to create a more inviting and comfortable sidewalk environment and promote sidewalk activityConsider
times and locations to program “open streets” events along the corridorDevelop programming within the area that could include a farmers market, food truck days, sidewalk sales and other
community events.Extend pedestrian lights along the Rice Street corridorEliminate obstructions and gaps in the sidewalk systemReplace failed pavements within the areaImprove snow removal
expectations and enforcement in the areaCreate frequent safer crossing opportunities of Rice Street and Larpenteur AvenueEncourage and facilitate community education classes to educate
current and potential bicyclists and build confidence in the accessibility, reliability, and safety of the systemWork with community partners to encourage bicycling as a larger mode
share by providing bicycling facilities in public and private locations and bicycling equipment to disenfranchised groupsUse signs/wayfinding strategies to direct multi-modal traffic
between neighborhoods and the corridor and highlight access to the parallel and perpendicular bicycle routesCreate safe and visible connections between Rice Street and Larpenteur Avenue
and alternative bicycle routesProvide centralized, easy to access bicycle parking (such as on-street bicycle Provide centralized, easy to access bicycle parking (such as on-street bicycle
Provide centralized, easy to access bicycle parking (such as on-street bicycle Provide centralized, easy to access bicycle parking (such as on-street bicycle
IntroductionIntroductionIntroductionIntroduction
•••••••ENHANCED BICYCLIST EXPERIENCE•••••••
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Streetscape Zones Sidewalks should enable active public space and accessible pedestrian travel. Amenities such as landscaping, lighting, seating, and merchandise displays work to activate
the street. These amenities should be properly organized to ensure safe and accessible travel. To accomplish this balance, a sidewalk must simultaneously be viewed holistically and
through the organizing logic of a set of zones.The five streetscape zones, from property line to curb, are:Frontage Zone: The area adjacent to the property line where transitions between
the public sidewalk and the space within buildings occurWalk/Throughway Zone: The portion of the sidewalk for pedestrian travel along the streetPlanting/Furnishing Zone: The portion
of the sidewalk used for street trees, landscaping, transit stops, street lights, and site furnishingsParking/Extension Zone: The area used by people getting in and out of vehicles
parked at the curbsideExtension Zone: The area where pedestrian space may be extended into the parking lane, via features such as bump-outs with mid-block plazas
Define program, theme, components and how the elements will reinforce the brandCreate an advisory group or sub-committee to guide the creation of a streetscape plan and the design of
each componentDefine costs, budget, and funding sourcesDefine maintenance expectations, strategy and funding sourcesDesign components to meet budgets, phasing, and maintenance requirementsPrepare
interim and long term plans and “Kit of Parts” or design manual to guide future phasesCoordinate with the three cities or County public works projects and with future redevelopment
projects along the corridor.
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PUBLIC REALM IMPROVEMENTS: STREETSCAPE Streetscape refers to the area outside of the travel lanes that contributes to the appearance of the street, serves the street users and improves
the environment. Streetscaping lends a great deal to the character of a roadway and can make the difference between a road that feels like a highway or a road that feels like a pedestrian
main street. It includes the street furniture, trees, rainwater gardens, signs, boulevard plantings, special paving, art, wayfinding, pedestrian lighting, trash and recycling receptacles.
Good design of these elements creates a comfortable, inviting, memorable space and celebrates the diversity and history of the area. The combination, quality, function and scale of
the streetscape and public realm elements have a great deal to do with shaping the character and identity of the Rice and Larpenteur corridors. Prior to defining specific streetscape
elements, consideration should be given to the following streetscape design & implementation steps:
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Streetscape Theme A streetscape designed around a theme has an aesthetic with identifiable characteristics, style, form, colors, textures and patterns. Customizing the streetscape with
a theme can honor the corridor’s history, uniqueness and its people.During community meetings, stakeholders stated a preference for a consistent visual identity or style throughout
the corridor with opportunity for the insertion of unique elements. The design team studied the cultural make-up of the Rice-Larpenteur area to help define an identity. The varied
minority groups in the area, including the Karen, Hmong, African American and Somali communities call this place home. The patterns and colors from these cultural communities can be
incorporated into the detailing of the fences, wall-faces, sidewalks, street furniture, and storefronts.
Sidewalk Treatments Several options exist for sidewalk paving materials, decorative concrete treatments, concrete pavers, exposed aggregate concrete, brick and stone and/or several combinations
of these materials. One approach is to use a simple, economical pattern and material in the less traveled areas and a more intense use of decorative materials and patterns in special
gathering areas, entry points, and bus stops.Streetscape Concepts The images on the following pages represent possible streetscape improvements along Rice Street and Larpenteur Avenue.
Karen pattern
Karen patternAfrican pattern
Laotian pattern
Karen pattern
Ghana patternAfrican pattern
Hmong pattern
VISION PLAN
Thai patternHmong pattern
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Hmong pattern
Representative cultural images and patterns could inform a streetscape theme.
African pattern
Enhanced public realm paving
Seating
Landscaped parking lot edge
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Landscaped median with public art/lighting
Lighting and identity banners
Street tree plantings
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Existing view south of Larpenteur Avenue along Rice Street
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Landscaped median with public art/lighting
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Stormwater management in public ROW
Enhanced paving and seating
Street tree plantings in boulevard
VISION PLAN
Existing view north of Larpenteur Avenue along Rice Street
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Lighting and identity banners
Street tree plantings in boulevard
Enhanced paving and seating
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Landscaped center median
Existing view south along Rice Street at Wheelock Parkway
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Example of bus stop and transit amenities along Larpenteur Avenue in Roseville
VISION PLAN
Existing View
Transit stops are among the most active pedestrian gathering spaces and can provide identifying elements within the streetscape. Stops should be designed to be more comfortable and dignified
to attract more users and to better serve existing users. Bus stops along Rice Street should be well connected to the sidewalk network and bicycle facilities to allow convenient connections
to neighborhoods, commercial nodes, schools, Lake McCarrons Regional Park and places of employment and shopping.The stops can be enhanced with the use of new shelters, kiosks, monument
signs, decorative paving, newspaper corrals, and public art. Existing and new transit stops should be located in active and visible places and designed to maximize personal security.
Bus Stops••
Example of bus stop and transit amenities
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Several options exist for sidewalk paving materials, decorative concrete treatments, concrete pavers, exposed aggregate concrete, brick and stone and/or several combinations of these
materials. One approach is to use a simple, economical pattern and material in the less traveled areas and a more intense use of decorative materials and patterns in special gathering
areas, entry points, and bus stops.Landscaped medians are proposed as part of future road reconstruction (narrowing to three lane road sections with center medians and turn lanes) projects
to:Reduce the perceived scale of the street, and reinforce the corridor as a gateway to the three cities.Provide a safe refuge for pedestrians attempting to cross Rice Street or Larpenteur
Avenue.Provide a traffic calming effect by reducing the perceived width of the street.The landscape design of the medians should be cost effective and low maintenance.The treatment
must also be able to withstand the extreme urban conditions posed by road salt, sandblasting from snow plows, and drought. The medians should be equipped with both irrigation, drain
tile and an un-compacted planting soil mix. Each City should consider reuse of captured stormwater to irrigate landscaped medians throughout the gateway area.The recommended treatment
is to utilize overstory trees as the main component to provide a sense of enclosure to the street and allow for visibility underneath the canopies. Entry areas to the corridor should
be planted more intensively with native perennials and low growing shrubs.Several options exist for ground layer treatments ranging from low maintenance materials such as stone mulches
and decorative paving to higher maintenance treatments like ground covers, perennials, shrub massings and grass. The final selection of materials will depend on the commitment the city
is willing to make toward maintenance and initial installation costs.
Sidewalk Treatments•Landscaped Medians••••••••
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- Make it cohesive throughout the corridor, yet unique to each context- Must be multi-purpose and have several scales (cars, pedestrians, visitors)
Prepare a corridor wide wayfinding planProvide corridor gateway monumentation/signage at the following locations:
A cohesive system of wayfinding signs and kiosks should be considered to help direct visitors to parks/trails, public parking, amenities, and other places of interest throughout the
corridor as well as to inform them about community events, history, and other items of interest. The designs of elements, directing people to key destinations and transit stops along
the corridor should be integrated into streetscape elements (e.g. light poles, transit shelters, monuments, signs) and reinforce a desired streetscape theme. Since there are no dedicated
bike facilities recommended on Rice Street, wayfinding to alternate bikeways is particularly important. The bikeway wayfinding system that can be enhanced to provide wayfinding to the
existing bikeways on Larpenteur Avenue, Jackson Street and the Trout Creek Trail. Primary recommendations for a wayfinding system are identified below:
••
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VISION PLAN
It is important to have a clear message to express the core values of the Rice-Larpenteur area. The message should be consistent, unique and memorable, and resonating with a wide audience.
Developing a core brand for the corridor is a great first step—and one that will provide consistency and clarity of message for commercial district businesses, visitors and the general
public. A consistent logo, typography, color and naming developed should serve as a the foundation for use in all media, ensuring consistency of message for print, websites and mobile
communications, for local and regional outreach, and investor relations.
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areas.
distinct streetcape elements
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Custom parking lot railings can be designed to create
Landscaped parking lot edging with stormwater management
Option A:Combination landscape and decorative railing at parking lot edge. Railing located approximately 2’ setback from existing property line. Current parking lot layout and parking
stalls to remain. Option B:Combination landscape and decorative railing at parking lot edge. Railing located approximately 4’ setback from existing property line. Current parking
lot layout and parking stalls to remain. Add wheel stops to protect railing from automobile damage.
- The intersection of Rice and Larpenteur- The intersection of Rice and Arlington- The intersection of Rice and County Road B
Consider the addition of ornamental lighting, public art, kiosks, and visitors guides and determine which community partners could take ownership
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Avenue. These monuments should also be located at prominent transit stops to reinforce corridor Identity and branding.Site furnishings provide important amenities for pedestrians by
adding functionality and vitality to the pedestrian realm. They include: benches and seating, bicycle racks, bollards, public art, trash and recycling receptacles, wayfinding signage,
and other elements.Site furnishings define the public realm as an area for pedestrians and create a more comfortable and visually interesting environment. Site furnishings should be
focused on areas with a large amount of pedestrian activity and in areas where pedestrians may linger and enjoy the public realm. Site furnishings should be considered secondary to
street trees and lighting. Street tree and lighting placement should define the major rhythm of design
Site Furnishings•••
VISION PLAN
Gateway monuments are typically larger structures that denote an entrance into a special area, neighborhood or district. These monuments should function as a major visual element that
can be designed to reinforce a desired character or image of a district or neighborhood. Gateway monuments should be located within the amenity area of the public realm. The primary
locations within the study area recommended for gateway monuments include the Rice Street intersections with County Road B, Larpenteur Avenue, and Arlington
District Monuments•
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Trees in urban areas should be planted to support tree growth
plantings. Medians, islands, and curb extensions can provide space for trees and landscaping. Where boulevard areas or planting strips of sufficient width occur between sidewalks and
streets, it is not necessary to create independent cut-outs for trees. existing width is sufficient to accommodate tree growth and still provide the recommended pedestrian sidewalk
width boulevard area planting strips if they are of minimum of 6’ depending on tree size. conditions that allow them to thrive, including adequate un-compacted soil (minimum of 3’-0”
of soil depth), water, and air. these smaller areas below the surface to form larger effective areas for the these smaller areas below the surface to form larger effective areas for
the these smaller areas below the surface to form larger effective areas for the these smaller areas below the surface to form larger effective areas for the
Look for opportunities to reclaim space in the urban environment for street tree Street trees are typically planted in sidewalk cut outs or in boulevard areas. Trees and/or other landscaping
should be added to existing sidewalks wherever In addition to landscaping, street trees are strongly encouraged in sidewalk As an important element along sidewalks, street trees must
be provided with If trees are planted in constrained areas, provisions should be made to connect
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URBAN FOREST The urban forest includes all trees, shrubs, and other understory plantings within the public right-of-way, public spaces and on private property. They contribute to the
overall improvement of the urban environment by providing natural beauty, shading, stormwater management and air purification. Street TreesStreet trees are the most important organizing
element of the public realm environment. Appropriate tree species selection, tree location and design of the planting areas within the amenity zone will ensure the healthy growth and
longevity of trees, enhance streetscape character, and maximize the County and partner Cities investment. Principles for Street Tree plantings:
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VISION PLAN
movement of air, root systems, and water through the soil. Space for roots and above ground growth is the main constraint to the urban forest achieving the maximum growth potential.
from car doors and overhangs and allow pedestrians to access their vehicles without conflict. utilities is important.tree health while protecting paved surfaces from root damage. The
design of planting areas should consider including appropriate conditions for improved stormwater detention and infiltration.should be coordinated with the partner Cities. Appropriate
tree species selection should be consider: Form, mature size, color, and texture to reflect the urban design goals of the corridor.tree. Generally, trees along Rice Street should be
planted at a spacing of 25 feet to a maximum of 30 feet on-center. It is recommended that trees be planted in clusters of 3 to 5 trees to create a continuous tree canopy along the
street. The recommended spacing should be considered a general target to allow for trees to adjusted to local street conditions such as set backs utilities, driveways, bus/transit
stops, and building entrances. visibility to shops and signs and to avoid a regimented appearance. Clustering also facilitates the creation of large beds of un-compacted modified soil
to promote plant vitality. Where possible, trees should be located between the curb and sidewalk to create an edge between pedestrian and vehicular zones and to help create a sense
of enclosure to the street and sidewalks. pruning, so that canopies do not sit directly below street lighting. and building fronts.
Trees and landscaping should be kept out of the Edge Zone to protect them Careful siting of trees and landscaping around existing above and below-grade Engineered soils such as ‘Swedish”
soils should be utilized to promote better The selection of tree species and their placement in the public right-of-way Street tree spacing should be determined by the expected mature
size of the In the commercial areas, overstory trees could be clustered to maintain Street lighting should be coordinated with tree selection, placement, and Consider how a mature tree
canopy will affect street lighting or views of signage
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Examples of ground level plantings
CITIES OF MAPLEWOOD/ROSEVILLE/SAINT PAUL
Extension zones.and within the Frontage Zone of buildings.corridors and intersection within the planning study area. ability to survive the urban conditions of snow, salt, drought,
and in some areas, compacted and alkaline soils. Seasonal interest, form and texture are also considerations. to be planted. Narrower planting strips less than 4’ wide may be used for
other types of plants (e.g., shrubs, ground cover, and grass). The same planting strips used for plants can also be designed to detain, cleanse, and infiltrate stormwater.level/ understory
landscaping projects are implemented.
The planting strips should be located along sidewalks in the Amenity zone and Planting strips can also be located at street corners, in on-street parking areas More formal ground level
plantings are recommended for the primary street Landscape elements and plant materials should be selected based on their Planting strips should be a minimum of 5’ wide along a street
where trees are Native or drought tolerant landscaping should be considered anywhere ground
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Ground Level/ Understory Landscaping Ground level and understory landscaping includes sidewalk planting strips, raised planters and landscaping in stormwater management areas. This simple
and inexpensive addition of green space to the public realm area adds aesthetic, habitat, stormwater management and ecological value to the city’s right of way. Ground level/ understory
planting strips and sidewalk landscaping are suitable for Rice Street. These ground level planting areas, also known as “Blooming Boulevards” should be coordinated with the partner
cities to define cost sharing opportunities and agreements for future upkeep and maintenance.Principles for Ground level plantings:Planting Along the Frontage Zone (private property)On
streets where there is not enough sidewalk space to install sidewalk landscaping in the Amenity Zone or where sidewalk width allows, planting in the landscaping in the Amenity Zone
or where sidewalk width allows, planting in the landscaping in the Amenity Zone or where sidewalk width allows, planting in the Frontage Zone should be considered.Frontage Zone should
be considered.Frontage Zone should be considered.Frontage Zone should be considered.
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could be possible along Rice Street
Example of a landscape frontage zone that incorporates green infrastructure BMP‘s that
VISION PLAN
Landscaped medians are proposed as part of future road reconstruction (narrowing to three lane road sections with center medians and turn lanes) projects to:Reduce the perceived scale
of the street, and reinforce the corridor as a gateway to the three cities.Provide a safe refuge for pedestrians attempting to cross Rice Street or Larpenteur Avenue.Provide a traffic
calming effect by reducing the perceived width of the street.The landscape design of the medians should be cost effective and low maintenance.The treatment must also be able to withstand
the extreme urban conditions posed by road salt, sandblasting from snow plows, and drought. The medians should be equipped with both irrigation, drain tile and an un-compacted planting
soil mixThe recommended treatment is to utilize overstory trees as the main component to provide a sense of enclosure to the street and allow for visibility underneath the canopies.
Entry areas to the corridor should be planted more intensively with native perennials and low growing shrubs.Several options exist for ground layer treatments ranging from low maintenance
materials such as stone mulches and decorative paving to higher maintenance treatments like ground covers, perennials, shrub massings and grass. The final selection of materials will
depend on the commitment the city is willing to make toward maintenance and initial installation costs.
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• Larger building setbacks from the property line will allow for planting strips that may contain ground level plantings and trees. • Where the adjacent land use is a parking lot, shrub
hedges, grasses or other tall perennial plantings should be used to screen these uses from sidewalk view.• Create urban gardens (large potted plants and hanging baskets) should be used
in the areas where ROW restrictions occur.Landscaped Medians••••••••
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Street lighting is a key organizing streetscape element that defines the nighttime visual environment in urban settings. Quality streetscape lighting helps define a positive urban character
and support nighttime activities. The quality of visual information is critical for both traffic safety and pedestrian safety and security. Lighting should be designed not only for
vehicular traffic on the roadways, but also for pedestrians on sidewalks and pedestrian paths.Street lighting includes roadway and pedestrian level lighting in the public right-of-way.
Street lighting fixtures illuminate both roadway and sidewalk and are typically 20’ to 30’ high. Pedestrian-scale lighting fixtures, typically 12 feet to 15 feet high, illuminate pedestrian-only
walkways and provide supplemental light for the sidewalk. Pedestrian-scale fixtures should be installed along the entire length of Rice Street and sections of Larpenteur Avenue leading
up to Rice Street. Pedestrian and street lighting poles should be located within the Amenity Zone, adjacent to sidewalks and close to the street curb edge. In public realm areas with
wider sidewalks, the pedestrian level lighting poles can be located closer to sidewalk areas and street lighting can remain closer to the curb. Pedestrian level lighting poles should
be located between street lighting poles. Light poles should have a consistent spacing with regard to trees and other street poles. Light fixtures should not be located directly adjacent
to street tree canopies that may block the light. The rhythm of the lighting poles should be consistent along each roadway. All lighting poles should be coordinated with other streetscape
elements.
Street Lighting ••••Solar Powered Lights, Signs and Signals Electricity to traffic signals and lights is a drain on public budgets. Two ways to lower these costs are the use of LED lighting
and the use of solar as the power source. LED signals and lights consume 90 percent less energy than their incandescent counterparts and last several times longer. Solar powering signals
and lighting is another reliable, cost-effective and eco-friendly option for the Lowry Avenue NE corridor. Lowry Avenue NE corridor. Lowry Avenue NE corridor. Lowry Avenue NE corridor.
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Example of “Living Street” in Maplewood
Examples of green infrastructure BMP that could be possible along Rice StreetExamples of green infrastructure BMP that could be possible along Rice StreetExamples of green infrastructure
BMP that could be possible along Rice StreetExamples of green infrastructure BMP that could be possible along Rice Street
the entire roadway, corner and mid-block curb extensions, on-street parking-lane and sidewalk planter areas and strips, pocket parks/ plazas, along roadway and edges of open spaces,
integrated into the front building edge, street trees, and even a simple stand-alone raised planter. Stormwater can also be used within
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STORMWATER MANAGEMENT Impervious surfaces throughout the Rice-Larpenteur project area prevents rainfall from absorbing into the ground. Instead, this rainfall collects into runoff, accumulating
chemicals, oil, metals, bacteria and other by-products of urban life. Left untreated, this polluted runoff contaminates the ecosystems of surrounding waterways.Additionally, the hardening
of a city’s surfaces keeps water from recharging groundwater aquifers, causing subsidence and other problems. In addition, high quantities of runoff may also cause flooding and contribute
to combined sewer discharges during large storm events. The tools presented in this section can help mitigate these environmental problems by removing or delaying the runoff stream
and treating associated pollutants before stormwater is discharged into sewers and storm drains and, ultimately, to the Mississippi River. For these reasons, wherever it is possible
to do so, water should be directed to stormwater features first, before entering catch basins. In addition to the ecological benefits that stormwater management tools can provide, these
tools can be used to make the city’s streets more beautiful and enjoyable places to be.This section presents stormwater management tools. These facilities have stormwater management
benefits and contribute to streetscape aesthetics. The facilities are classified into broad types to help the user identify appropriate stormwater mitigation strategies for use within
the range of public realm recommendations.Choice of stormwater management BMP’s should be based on the context of the surrounding public realm. In addition to its impact on stormwater
quality and quantity, the recommended stormwater facilities can improve the urban ecology, can add aesthetic value to the area by providing additional landscaping, create a visually
appealing streetscape design, enhance community spaces on streets and create a more sustainable and attractive urban environment.The stormwater management BMP’s identified in this Chapter
are flexible and can be integrated into a variety of different locations and types of spaces along and adjacent to Rice Street and Larpenteur Avenue. Opportunity sites include:
CITIES OF MAPLEWOOD/ROSEVILLE/SAINT PAUL
Examples of infiltration and flow-through planters
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landscaping or educational and art features. The designers of these facilities should look for opportunities to combine artistic elements, public art, and educational opportunities with
stormwater management.The following sections describe in more detail many opportunities to place, construct, and retrofit systems to include stormwater management tools into existing
streets. When integrating a stormwater treatment into a new or existing streetscape, designers should consider the objective of the installation. Where streetscape conditions allow,
stormwater measures can be designed for conveyance, detention (peak rate control), retention (volume reduction), infiltration (groundwater recharge), and nutrient and sediment removal.
Streetscape geometry, topography, and climate determine the types of controls that can be implemented. The initial step in selecting a stormwater tool is determining the available open
space and constraints. Although the size of a selected stormwater facility is typically controlled by the available area of opportunity, the standard design stormwater structure should
be used to determine the appropriate size, slope, and materials of each facility.After identifying the appropriate stormwater facilities for a site, an integrated approach using several
stormwater tools is encouraged. To increase water quality and functional hydrologic benefits, several stormwater management tools can be used in succession—called a treatment train
approach. Landscaping should be chosen to fit the specific type of stormwater facility and should be appropriate for the local climate and soils. In general, all landscape-based stormwater
facilities should be planted with hearty, drought-resistant and water tolerant plantings that can survive periodic drought and inundation. Native, deep-rooted plantings have been proven
most effective.Subsurface utility locations and building laterals are critical in determining the appropriateness of a particular facility, and must be factored into design considerations.
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Infiltration and Flow-through Planters Flow-through and infiltration planters are stormwater facilities that double as landscape features, but are designed to combine stormwater runoff
control and treatment with aesthetic landscaping and architectural detail. These systems reduce the downstream potential for combined sewer overflows as well as improve water quality.
Infiltration planters provide on-site retention and volume reduction through infiltration and groundwater recharge. Flow through planters provide runoff attenuation and rate control
by delaying peak flows. Flow through and infiltration planters are generally distinguished from rain gardens by having engineered soil and an under drain.Infiltration planters are landscaped
reservoirs used to collect, filter, and infiltrate runoff from roofs, streets, and sidewalks. This is achieved by allowing pollutants to settle or filter out as the water percolates
through the planter soil media and into the ground. In addition to providing pollution reduction, flow rates and volumes can also be managed with infiltration planters. Planters should
be integrated into streetscape design. Numerous design variations of shape, wall treatment, and planting can be used to fit the character of a particular streetscape. Flow-through
planters are identical to infiltration planters, except that water is discharged through an outflow device instead of being infiltrated into the ground. They are particularly valuable
as receiving bodies for roof runoff from downspouts when placed adjacent to buildings. Filtration and stormwater attenuation are the main design functions of the flow through planter.
Because they include a waterproof lining, flow-through planters are extremely versatile and can be incorporated into foundation walls along a building frontage. They may also be placed
in the Amenity Zone to receive runoff from streets and sidewalks through curb breaks.Swales Street swales are long narrow landscaped depressions primarily used to collect and convey
stormwater and improve water quality. They remove sediment and reduce nutrient concentrations within runoff though natural treatment prior to discharge into another stormwater management
facility or the sewer network. In addition to providing pollution reduction, swales also reduce runoff volumes and addition to providing pollution reduction, swales also reduce runoff
volumes and peak flow rates by detaining stormwater.
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Example of grass swale in a public boulevardExample of vegetated swale in Maplewood
Example of a boulevard rain garden
CITIES OF MAPLEWOOD/ROSEVILLE/SAINT PAUL
Example of a tree trench that buffers parking lot from a public sidewalk
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Swales add significant landscaping to street corridors and reduce impervious surface. Under some circumstances, rainwater infiltrates into the ground while being conveyed along the length
of a swale.Bio infiltration swales (or bio retention swales) typically include a subsurface infiltration trench below amended soil. Filtration benefits of swales can be substantially
improved by planting deep-rooted grasses and forbs and by minimizing the slope. Appropriately selected vegetation can improve infiltration functions, protect the swale from rain and
wind erosion and enhance overall aesthetics. Species should be selected that will not require irrigation after establishment.Rain Gardens and Tree Trenches Rain gardens are landscaped
detention or bio-retention features in a street designed to provide initial treatment of stormwater runoff. Rain gardens are similar to flow through and infiltration planters, but generally
do not have engineered soils or under drains.Surface runoff is directed into shallow, landscaped depressions to infiltrate into the soil instead of being discharged to the city collection
system. These planted areas are designed to incorporate many of the pollutant removal and infiltration functions that operate in natural ecosystems, and can provide any or all of the
major stormwater management functions: detention, retention, infiltration, and pollutant filtration.Rain gardens improve water quality by reducing sediment, nutrient runoff, and temperature
impacts through natural treatment. Rain gardens can slow down the runoff and delay discharge, thus reducing and attenuating peak runoff rate within the city sewer. Furthermore, they
can increase infiltration potential of a site and can provide retention through infiltration for groundwater recharge, thereby reducing total runoff volume.The use of proper plantings
combines landscaping with effective stormwater treatment, thereby reducing runoff rates and improving runoff water quality while contributing to neighborhood aesthetics and habitat
value.Rain gardens can be implemented in a sidewalk furnishings zone of at least 4 feet Rain gardens can be implemented in a sidewalk furnishings zone of at least 4 feet Rain gardens
can be implemented in a sidewalk furnishings zone of at least 4 feet Rain gardens can be implemented in a sidewalk furnishings zone of at least 4 feet Rain gardens can be implemented
in a sidewalk furnishings zone of at least 4 feet in width and in a variety of streetscape configurations including: curb extensions, in width and in a variety of streetscape configurations
including: curb extensions, in width and in a variety of streetscape configurations including: curb extensions, in width and in a variety of streetscape configurations including: curb
extensions,
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medians, pork chops, traffic circles and roundabout center islands, parking lane planters, and other geometries that create space for landscaping. Rain gardens can also be used within
various land use contexts in front of a home or building to capture rooftop runoff from downspouts.Permeable Pavers Permeable pavement is a type of hard surface with large spaces that
allows stormwater runoff to infiltrate into drainage layers and the underlying soils below. This water either replenishes groundwater sources or is removed by a subdrain placed in
the drainage layer that connects to the existing stormwater system.Permeable pavers are solid individual units typically made of precast concrete, brick, stone, or cobbles. The pavers
are set with gaps between individual pavers, which allow water to flow between them and into the drainage soil below. Permeable pavers are typically laid over a uniform gravel subgrade
of several feet in depth, which is used to store and treat the runoff as it moves through the subgrade.Permeable pavers have the advantage of being able to be placed in parking or drive
lanes. They can be located within a dense urban space such as the Lowry Avenue NE corridor and allow for continued vehicle use.
CITIES OF MAPLEWOOD/ROSEVILLE/SAINT PAUL
Existing Rice Street 60’ ROW (south of Arlington Avenue)
Proposed Rice Street 60’ ROW - With center landscape median
Primary short-term recommendation is to reconfigure Rice Street from a four-lane road section to a three-lane road section. Turn-lanes at the intersection of Rice and Larpentuer should
be maintained. Larpenteur Avenue should also be converted from a four-lane street section to a three-lane section near the intersection of Rice and Larpenteur. See following street
sections for recommended improvements.Improve the bus system service for those living, working, and traveling in and through the corridor, safely manage the movement of vehicles to
destinations in and through the corridor, improve pedestrian and bicycle facilities, and set the stage for creating an urban village at the Rice Street and Larpenteur Avenue intersection
with appropriate land uses and densities as well as create a more appealing streetscape environment. Specific transportation recommendations are outlined for each district in the following
sections.The long-term strategy, is to transition Rice and Larpenteur into a multi-modal corridor serving this enhanced commercial district with transportation choices including improved
bus facilities, pedestrian and bicycle facilities (focused on Larpenteur Avenue and connector routes), and improved access control and vehicular movements.Create a direct “express”
route from the Rice and Larpenteur area to shopping, Downtown Saint Paul, employment, and services to encourage transit oriented Downtown Saint Paul, employment, and services to encourage
transit oriented Downtown Saint Paul, employment, and services to encourage transit oriented Downtown Saint Paul, employment, and services to encourage transit oriented development
along the route and make transit a more attractive option for more development along the route and make transit a more attractive option for more development along the route and make
transit a more attractive option for more development along the route and make transit a more attractive option for more people.people.people.people.
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TRANSPORTATION RECOMMENDATIONS An efficient transit system is a fundamental need for the long-term viability and economic development of the area. Current transportation issues include
conflicts between vehicles (left turns, right turn lanes, bus stops, etc.), conflicts between various modes of transportation, excessive driveway curb cuts and through traffic in neighborhoods
and sidewalk congestion in the immediate vicinity of the intersection of Rice Street and Larpenteur Avenue. The Vision Plan begins the transition away from single car usage and encourages
alternate modes of transportation such as improved walkability, bicycle, and transit. The plan does provide some increased efficiency to the traffic lanes by consolidating access points,
providing interconnected parking areas for rear access and elimination of several conflict points.•••••
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Proposed Rice Street 80’ ROW - With center landscape median
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Proposed Rice Street 80’ ROW - With center turn-lane
Existing Rice Street 80’ ROW (south of Larpenteur Avenue)
Avenue)
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80’ ROW
Photo of existing Rice Street 100’ ROW (north of Larpenteur
100’ ROW
Photo of existing Rice Street 80’ ROW (south of Larpenteur Avenue)
Proposed Rice Street 100’ ROW - With center landscape medianProposed Rice Street 100’ ROW - With center landscape medianProposed Rice Street 100’ ROW - With center landscape medianProposed
Rice Street 100’ ROW - With center landscape median
Existing Rice Street 100’ ROW (north of Larpenteur Avenue)
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Existing Larpenteur Avenue 75’ ROW (East of Rice Street)
Proposed Larpenteur Avenue 75’ ROW - With center landscape median
VISION PLAN
Proposed Marion Street 60’ ROW
Existing Marion Street 60’ ROW RICE-LARPENTEUR
median
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Proposed Larpenteur Avenue 100 ROW - With center lturn-lane
Proposed Larpenteur Avenue 100 ROW - With center landscape
lanes and narrowed travel lanes
Existing Larpenteur Avenue 100’ ROW (west of Rice Street)
Proposed Larpenteur Avenue 100 ROW - With on-street bicycle
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A hierarchy of crossing treatments should be applied to intersections based on the location and the volume of pedestrians and bicyclists. Special intersection paving treatments can break
the visual uniformity of streets, highlight pedestrian and bicycle crossings as an extension of the public realm, and announce key locations. The hierarchy and appropriate locations
include the following applications:Standard Markings — All crossings should be identified with parallel lines;Enhanced Markings — Ladder striping should be added for crossings of streets
in the edge and edge zone;Special intersection paving treatments include integrated colors, textures, and scoring patterns. A dark gray or other appropriate color may be applied to
the paving in crosswalks.Stop bar markings extend across all approach lanes to indicate where vehicles must stop in compliance with a pedestrian crosswalk at an intersection. These
markings reduce vehicle encroachment into the crosswalk and improve visibility of pedestrians.
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INTERSECTION IMPROVEMENTS The intersections within the Rice and Larpenteur corridor have the opportunity to blend safety and aesthetics to create an improved corridor for its users and
the environment. Following are recommendations for making these intersections safer and more accessible for people walking, biking and driving. Paving and crossing treatments••••Advanced
stop bar markings•
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The County should review signal timing of key pedestrian intersections along Rice Street to define potential improvements to pedestrian lead crossing times. A Leading Pedestrian Interval
(LPI) typically gives pedestrians a 3–7 second head start when entering an intersection with a corresponding green signal in the same direction of travel. LPIs enhance the visibility
of pedestrians in the intersection and reinforce their right-of-way over turning vehicles, especially in locations with a history of conflict.LPIs have been shown to reduce pedestrian-vehicle
collisions as much as 60% at treated intersections.LPI’s should be considered at the following intersections along Rice Street at: Roselawn Avenue, Larpenteur Avenue, Arlington
Avenue, and Nebraska Avenue. To limit the number of utility poles that obstruct the pedestrian environment and to improve the aesthetics of the corridor, it is recommended that the
overhead utilities along Rice Street and Larpenteur Avenue be buried.
Lead Pedestrian Intervals•••Underground utilities•
Advance stop bars should be considered at all primary signal-controlled intersections with marked crosswalks. The opportunity to locate the stop bars a maximum of 10 feet from the crosswalk
locations should be considered at the critical intersections along Rice Street at: Roselawn Avenue, Larpenteur Avenue, Hoyt Avenue, Arlington Avenue, and Nebraska Avenue. Curb extensions
(also called bump-outs) should extend the sidewalk into the parking lane to narrow the roadway and provide additional pedestrian space at intersections along defined secondary cross-streets.
Curb extensions should be considered at most of the side streets (east-west oriented streets) connecting to Rice Street. Curb extensions often are no larger than the crosswalk width,
but can be widened to increase pedestrian visibility or to create public spaces, landscaped areas, or transit waiting areas. When on-street parking is provided, curb extensions should
be provided at intersections where they do not interfere with bus pull-offs. Accessible pedestrian signals (APS) provide information in non-visual format (such as audible tones, verbal
messages, and/or vibrating surfaces). Pedestrian countdown signals tell people the time remaining to clear the crosswalk before the signal change. Their installation at all new signalized
intersections is mandated by the 2009 Minnesota Manual on Uniform Traffic Control Devices guidelines, which require countdown signals at all signalized pedestrian crosswalks. The APS
should be considered at the following intersections along Rice Street at: Roselawn Avenue, Larpenteur Avenue, Hoyt Avenue, Arlington Avenue, and Nebraska Avenue.
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SFEFWFMPQNFOU!DPODFQUT RICE-LARPENTEUR
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Armory Site Located between N. McCarrons Blvd. and Elmer Street, the existing armory parcel offers a unique redevelopment opportunity located within an established Roseville neighborhood.
The proposed redevelopment of this site is as a mixed-income low density residential neighborhood. Significant grades and existing natural features on the site will limit some of
the redevelopment opportunities. The mix of housing is proposed as traditional single family on smaller lots and a form of smaller single family housing in a cluster type of development.
This cluster development
Single-fmily housing on smaller lotsCottage housing located on central open spaceSingle-family homes
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REDEVELOPMENT Proposed development on a few catalytic sites can begin to spur a transformation along the corridor that brings more of the elements of great urbanism: a human-scale public
realm, pedestrian friendly streets and sidewalks, diverse residential options, focused retail streets, new hospitality, green spaces, and areas that encourage collaborative partnerships.
The design and urban form of development along the corridor will be tailored to the specific uses and context of each area, and shaped to convey each district’s unique strategy for
open space and the public realm.All scenarios are thought to be long term — taking up to 20 years to see the recommended changes. Whether the scenarios are pursued is dependent on the
ability to purchase land from willing sellers. Private investment in the corridor can be spurred by an attractive destination with a strong sense of place, human scale, architectural
cohesion and vibrant neighborhoods. Scale, character, massing and ethos of the corridor’s buildings contribute significantly to these elements. A project initiative is to promote sustainable
design excellence in new development so that new buildings architecturally fit into the surroundings, are energy and water efficient, and respond to neighborhood transitions with building
massing. Specific recommendations for the key redevelopment sites along the corridor are identified below:
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Single-family housingCentral greenway/boulevardNew road accessMixed-income rental housing with seperate garages
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and assisted senior living) multi-story buildings.residential developments. and assisted senior living) multi-story buildings.residential developments.
Provide mixed residential (affordable, market rate Provide public open spaces connected to Provide mixed residential (affordable, market rate Provide public open spaces connected to
Create new mixed-use development area.Create a new mixed-use development area.
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will focus on smaller single family houses oriented towards a central public open space. The housing will be accessed through the central courtyard and via garages located along a rear
alley.•Margolis Nursery Site The concept for the existing landscape nursery site is to redevelop the site focused on a mix of residential typologies. A central greenway and boulevard
will connect the project site to Larpenteur Avenue and organize the site. Proposed fronting Larpenteur Avenue will be higher density mixed-income rental housing with separate garages.
North of the higher density housing is proposed low-density owner-occupied housing. A central park/open space/community garden should be incorporated to recall the historic truck
farming and nursery aspects of the site.•
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Single-family cluster housingMedium density residnetial buildings
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New access roadCommunity garden area
ROSELAWN AVE.
RICE ST.
buildings
structures
residnetial
Rice Street
Farmers Market
Medium density
Provide mixed residential (affordable, market rate and assisted senior living) multi-story buildings.Provide public open spaces connected to residential developments.Provide mixed commercial
buildings with shared parking opportunities along Rice Street.Provide mixed-use and multi-story buildings with first floor uses that activate Rice Street.
Create new mixed-use development area.
••••
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Rice Street Gardens Site (also referred to as the Waterworks)This site owned by the Saint Paul Regional Water Services and is the current location of the Rice Street Community Garden.
The development concept for the site focuses on creating a new mixed-income neighborhood with a community garden as the central feature. The community garden would be structured and
oriented towards Rice Street and offer the opportunity to create an active urban market along the street frontage for the sale of produce. This would allow for more a more organized
farmers market and future programming focused on the garden and related activities. The proposed housing would provide a mix of income and residential types ranging from mid-density
multifamily housing and low density townhomes/single-family housing. A trail system will connect the gardens to the housing areas and naturalized areas with stormwater functions will
be improved.•
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Medium density residential buildings
Illustration of Water Works RedevelopmentIllustration of Water Works RedevelopmentIllustration of Water Works RedevelopmentIllustration of Water Works Redevelopment
Medium density residential buildings
Community garden area
structures
Rice Street
Farmers Market
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Enhanced Lake accessMarion Street road connection to S McCarrons Blvd.Medium density apartments or senior livingWetland areas and open space
The redevelopment of this site is proposed as
story buildings.development and Lake front.
Provide market rate or assisted senior living multi-Provide public open space connected to residential
Create a new residential development area to maximize views and access to Lake McCarrons.
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Lake McCarrons Site The redevelopment concept for this site is contingent on the extension of Marion Street to Lake McCarrons Boulevard. This connection will realize the “Big Idea”
of the Marion Street greenway identified on page49.senior housing/assisted living with the buildings and site features oriented towards Lake McCarrons. This housing type fills a desired
need within the district and allows for unique lakefront living. •Corridor Plan RecommendationsCorridor Plan RecommendationsCorridor Plan RecommendationsCorridor Plan Recommendations
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Single-family lots adjacent ot Water Works property
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Mixed use commercial/residential building w/ shared parking fronting Rice StreetMulti-family residential buildingsEnhanced Rice Street with landscaped boulevards and public realm improvementsNew
boulevard connection across Rice StreetNew internal public street connection
VISION PLAN
Provide mixed residential (affordable, market rate and assisted senior living) multi-story buildings along Rice Street.Provide public open spaces connected to residential developments
.Provide mixed commercial buildings with shared parking opportunities along Rice Street.Provide mixed-use and multi-story buildings with first floor uses that activate Rice Street.Provide
enhanced streetscape and public realm amenities along boulevard.
Create new mixed-use development area fronting Rice Street and Roselawn Ave.Define new east-west boulevard connecting to Rice Street and Shady Beach Ave. to allow for enhanced connectivity
within the mixed-use development area.
•••••
Lake McCarrons East Site This site is the current location of the Centerline Charter Corporation bus company. The proposed redevelopment of this site will allow for a mix of uses, including
commercial/office and residential to front along Rice Street. The proposed residential uses fronting Rice Street would be a range of mixed-income apartments with a variety of family
oriented unit sizes. Small lot single family housing would be located along the eastern edge of the site oriented along new internal neighborhood streets. A new boulevard will connect
the development to the west across Rice Street to improve the connection to Lake McCarrons.••
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LARPENTEUR AVE
RICE ST.
Maintain existing commercial buildingProposed mixed use commercial/residential buildings fronting Rice StreetNew internal street connection from Larpenteur AvenueShared parking deck
for commercial areaNew stret connection to Rice StreetNew green space connection to creekProposed high density residential buildings fronting creekProposed commercal buildings with
shared parkingEnhanced public realm and streetscape improvements
Provide mixed residential (affordable and market rate) multi-story buildings oriented towards the creek.Provide public open spaces connected to creek edge.Provide shared parking opportunities.Provide
mixed-use and multi-story buildings with first floor uses that activate Rice Street.Provide enhanced streetscape and public realm amenities.
Create new mixed-use development area.Define new east-west commercial street connecting to Rice Street to allow for enhanced connectivity within the mixed-use development area.Extend
new north-south street from Larpenteur Avenue to create new internal street.Provide “green” links from Rice Street along new Provide “green” links from Rice Street along new Provide
“green” links from Rice Street along new Provide “green” links from Rice Street along new east-west commercial street connecting to Rice east-west commercial street connecting to Rice
east-west commercial street connecting to Rice east-west commercial street connecting to Rice Street to allow for enhanced connectivity.Street to allow for enhanced connectivity.Street
to allow for enhanced connectivity.Street to allow for enhanced connectivity.
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Crown Plaza This is the current site of the Crown Plaza Mall at the north-east corner of the Rice Street and Larpenteur Avenue intersection. The proposed redevelopment is oriented to
a new street grid network that will reduce the scale of the site and create smaller compact walkable street blocks. Higher density residential is proposed on the eastern edge of the
site with mixed commercial and office uses fronting Rice Street. A centralized parking structure is proposed to allow for district parking, and a series of open spaces and pocket parks
are proposed to allow for programmed events and connections to adjacent green spaces.•••••
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High density residential buildings
View of long-term redevelopment potential at Crown PlazaView of long-term redevelopment potential at Crown PlazaView of long-term redevelopment potential at Crown PlazaView of long-term
redevelopment potential at Crown Plaza
Mixed use commercial/residential
Commercial buildings w/ shared parking
High density residential buildings
Mixed use commercial/residential w/ shared parking
VISION PLAN
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Reconfigure Dairy Queen site to re-orient building towards Rice Street with parking behind Proposed mixed-use commercial/residential buildings fronting Rice StreetNew internal street
connection from Larpenteur AvenueNew stret connection to Rice StreetNew green space connectionProposed mixed-use commercial/residential building fronting Rice StreetEnhanced public
realm and streetscape improvements
Provide public open spaces connect to the neigborhoods to the west of the site.Provide shared parking opportunities along new internal streets.Provide two new mixed-use and multi-story
buildings with first floor uses that activate Rice Street.Provide enhanced streetscape and public realm amenities.
Create new mixed-use development area. Define new east-west commercial street connecting to Rice Street to allow for enhanced connectivity within the mixed-use development area.Extend
new north-south street from Larpenteur Avenue to create new internal street.
••••
Setzer’s Block This is the current site of the Setzer’s Pharmacy at the north-west corner of the Rice Street and Larpenteur Avenue intersection. The proposed redevelopment is oriented
to a new street grid network that will reduce the scale of the site and create smaller compact walkable street blocks. The two proposd new buildings will be mixed commercial and office
uses fronting onto Rice Street. A centralized centralized green space will cnnect Rice Street through the development to the west. The existing Dairy Queen will be reconfigured to
front Rice Street with parking in the rear of the building.•••Corridor Plan RecommendationsCorridor Plan RecommendationsCorridor Plan RecommendationsCorridor Plan Recommendations
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Proposed mixed use commercial/residential buildings fronting LarpenteurPropose Civic space at Rice and LarpenteurMaintain portion of existing commercial buildingNew street connection
to Rice StreetProposed mixed use commercial/residential buildings fronting Rice StreetEnhanced public realm and streetscape improvements
Improved connections to neighborhoodsLow-density housing with garages along Wheelock Parkway
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VISION PLAN
Provide a new mixed residential multi-story building along Larpenteur Avenue while maintaining portions of existing My Thrift Store building.Provide a new public plaza at the corner
of Rice and Larpenteur. Future phases of the project define opportunities to infill mixed use residential and commercial buildings along Rice Street.Provide mixed-use and multi-story
buildings with first floor active uses on east side of Rice Street.
Create a phased mixed-use development area on the site. Define new east-west commercial street connecting across Rice Street to allow for enhanced connectivity within the mixed-use development
area.Provide low density housing along Wheelock Parkway to transition to adjacent neighborhoods.
••••
My Thrift Store Site This redevelopment area is generally identified as the area on the south west corner of the Rice-Larpenteur intersection. This is the current location of the My
Thrift Store and the Lamplighter Lounge. The proposed redevelopment is oriented to a new street grid network that will reduce the scale of the site and create smaller compact walkable
street blocks. Higher density residential is proposed on the eastern edge of the site with mixed commercial and office uses fronting Rice Street. Alternative A - Phased Development•••RICE-LARPENTE
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Provide a new public plaza at the corner of Rice and Larpenteur. Future phases of the project define opportunities to infill mixed use residential and commercial buildings along Rice
Street.Provide mixed-use and multi-story buildings with first floor active uses on east side of Rice Street.Provide enhanced streetscape and public realm amenities.
Define new east-west commercial street connecting across Rice Street to allow for enhanced connectivity within the mixed-use development area.Provide low desnity housing along Wheelock
Parkway to transition to adjacent neighborhoods.
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Alternative B - Full Build-out Proposed full build-out development of the site.Provide a new mixed residential multi-story building along Larpenteur Avenue.••
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Proposed mixed use commercial/residential buildings fronting LarpenteurPropose Civic space at Rice and LarpenteurProposed mixed use commercial/residential buildings fronting Rice StreetEnhanced
public realm and streetscape improvements New street connection to Rice StreetLow-density housing fronting California Street connection
Improved connections to neighborhoodsMedium-density multi-story housing along Wheelock Parkway
RICE ST.
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Replace 3D Image
VISION PLAN
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Commercial / RetailMixed UseResidential
LEGEND
Proposed multi-family buildingsProposed mixed use commercial/residential buildings fronting Rice StreetEnhanced public realm and streetscape improvements
Improved Rice Street Fields with reconfigured parking and new multi-use fields and community service building
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enhanced park amenities.
Create new mixed-use development area.
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Long’s Auto Place This redevelopment area is generally identified as the area east of Rice Street located between Iowa Avenue and Nebraska Street. This area includes Iowa Avenue to
the Rice Street Fields. The proposed redevelopment along this section of the corridor is proposed as a mix of different residential types and some commercial uses. A variety of mid-density
residential types are proposed to be located fronting Rice Street with parking and public open spaces located to the rear of the buildings. At the Rice Street Fields, the recommendation
is to build a new community center focused on programming and community services and a reconfiguration of the athletic fields and parking to maximize the use of the site. Additional
passive recreational space/fields is also being recommended to allow for non-organized athletics, community programming and flexible recreation space.•
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Plan view of proposed improvements at Lake McCarrons Regional ParkPlan view of proposed improvements at Lake McCarrons Regional ParkPlan view of proposed improvements at Lake McCarrons
Regional ParkPlan view of proposed improvements at Lake McCarrons Regional ParkPlan view of proposed improvements at Lake McCarrons Regional Park
LAKEMCCARRONS
Relocate existing parking to north of park siteEnhanced trail system within ParkProposed new picnic sheltersProposed multi purpose fieldEnhanced beach areaEnhanced trail ssytem thru
wetland area with boardwalk
VISION PLAN
Existing View
Lake McCarrons Park The proposed improvements to Lake McCarrons Regional County Park are focused on reconfigured parking, additional recreational amenities, the creation of multi-functional
open spaces and enhanced natural features. Parking: The proposed improvements identify the opportunity to relocate parking to the north of the existing park site. This would allow
for increased parking to service the existing park and the opportunity to reuse the current parking lot to provide additional recreational greenspace for programmed activities/amenities.
Recreational Amenities: The proposed plan identifies additional picnic shelters, expanded beach area, additional fishing piers, and improved sidewalks.Multi-functional open space:
A new multi-functional open space is proposed on the location of the existing parking lot. This open space will allow for informal play and organized active recreation. The space
could also support organized events such as farmers markets and community festivals.Natural Features: The proposed plan identifies additional landscape improvements including overstory
trees, native landscaping and stormwater improvements. The proposed improvements would also include enhancement of the wetland areas on the south edge of the park which will include
enhanced landscaping and new boardwalks. The native landscaping will include areas for wildlife (animals and insects) and improved plantings at the edge of the lake.
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recommendations of the planning process.
Define a series of interim improvements to enhance the corridor. Examples include, but are not limited to temporary wayfinding signs, parklets, moveable planters, additional/relocated
pavement marking, or an organized open street event.Develop a streetscape framework plan to ensure coordination between partner Cities and the County prior to the design and reconstruction
of Rice Street in the near future.Provide additional seating nodes and benches at key locations along the corridor.Provide additional landscaping along the corridor. Define opportunities
to incorporate public art created by local artists or area students.Add banners and additional flower plantings where feasible along the corridorAdd banners and additional flower plantings
where feasible along the corridorAdd banners and additional flower plantings where feasible along the corridorAdd banners and additional flower plantings where feasible along the corridor
Reinvestment at Rice and Larpenteur and corridor-wide pedestrian improvements are primary
the corridor. The interim strategies are identified below:••••••
VISION PLAN
IMPLEMENTATION The best plans are of little value if they are not implemented. Implementation of the corridor plan requires the proactive leadership and collaboration of public agencies
at multiple jurisdictional levels, including the Cities Maplewood, Roseville, Saint Paul and Ramsey County. Implementation of the plan is also dependent on the full support and participation
of landowners, residents, businesses and the development community. A concerted effort has been made throughout this project to involve a broad cross-section of the community. Business
owners, neighborhood residents, and community leaders have provided input and guidance. Their participation has improved the study and their continued participation and support will
be critical in sustaining the community’s vision for the corridor over time. Even with a strong commitment, it will take several years before many of these recommendations take full
shape. The magnitude of redevelopment may seem daunting; however change is constant and the vision for the corridor will be the product of individual site redevelopments and street
improvements where, ultimately, the whole will be greater than the sum of its parts. Every project is important and should help build toward the long-term vision. The three cities have
an important role to play in this process, but the success of this effort will not be possible without the full support and participation of landowners and the development community.The
public improvements associated with the Rice-Larpenteur Vision Plan will act as a catalyst for reinvestment and represent a positive step toward ensuring a vibrant long-term business
climate and livability for the corridor. This section includes actions that should be considered to integrate the improvements into an ongoing and community building strategy and to
gain the most benefit from streetscape and other public improvements. INTERIM STRATEGIES: PILOT-TO-PERMANENT OR LIGHTER, QUICKER, CHEAPER (LQC)Defined below are short-term design interventions
which should happen within the next year. These interventions are intended to be immediate projects to continue momentum from the planning process and to highlight on-going efforts
to improve
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County plans
CITIES OF MAPLEWOOD/ROSEVILLE/SAINT PAUL
Future Rice Street improvements should be coordinated with partner cities and Ramsey
Individuals from the ULI Healthy Corridors leadership group.Business/property owners.Other local non-profits with similar development related mission (e.g. East Metro Strong or the Saint
Paul Port Authority or the Chamber or East Side Neighborhood Development Company).Renters Associations or groups representing renters in the gateway area.Foundation community, such
as St. Paul Foundation, Wilder, Knight, Bush, Pohlad, and McKnight.Alliance could be initially “funded” by the three cities and community foundations to implement the vision of this
plan. Develop programming of public spaces (festivals, cultural events, etc.) along the corridor. Establish annual special events such as a farmers’ market, arts and music festivals,
and fundraisers for improvements or maintenance.Coordinate objectives with Ramsey County and departments from all three Cities. The planning and engineering departments from Ramsey
County and the three cities should refer to this document when considering public realm improvement projects and development proposals along Rice Street and
••••••••
Alliance Tasks
Short-term Alliance will be comprised of the GPC and an implementation committee.Long-term Alliance membership would be comprised of staff and elected City Long-term Alliance membership
would be comprised of staff and elected City and County officials from the three cities. Other possible members should and County officials from the three cities. Other possible members
should and County officials from the three cities. Other possible members should include:include:include:include:
Create a “Rice-Larpenteur Development Alliance”
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SHORT-TERM RECOMMENDATIONS Identified in this section are the short-term design recommendations that should occur within the next 1 to 2 years. Organization + Regulatory •Currently,
no civic organization and/or public bodies are involved in the management, promotion and development of the Rice and Larpenteur Gateway area as a whole. Organizing a diverse group of
people to achieve the work tasks, build public/private partnerships, foster ongoing leadership, and provide a unified voice for the area will be the key to whether this plan succeeds
or fails. An initial strategy to consider is to bring on an existing organization with experience and some capacity instead of creating a new Alliance completely. This section outlines
a strategy for organizing elected officials, residents and business owners into an effective Alliance whose mission is to see that improvement projects and redevelopment is implemented
according to the goals and objectives of the plan, to act as an advocacy group for the corridor, and to coordinate promotional campaigns and small projects.Alliance Membership A group
should be formed to see that public realm improvements and redevelopment occurs according to the goals and objectives of the plan, to act as an advocacy group for the area on behalf
of the three partner cities, and to coordinate promotional campaigns, redevelopment, and public improvement projects. The “Alliance” could be a public/private nonprofit corporation
composed of a broad range of people representing property owners, business leaders, bordering neighborhoods, City elected officials, and others with a direct stake in enhanced business
and economic development conditions within the Rice and Larpenteur Corridor. Ultimately, the Rice and Larpenteur Alliance could be a membership organization with a paid executive director
and a special services district to help meet its goals.ImplementationImplementationImplementationImplementation
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financing many of the recommendations in this plan will not be implemented. Therefore, it is imperative that the Alliance, the cities of Saint Paul, Roseville, Maplewood and Ramsey County,
along with the local business community, research and develop practical financing options to facilitate real change. Financing projects can be done by qualifying for grant money, borrowing,
or bonding. The three cities and County should create a master schedule outlining when grant cycles start and are awarded and their relationship to agency capital budget cycles. The
funding strategy should be flexible to take advantage of any unexpected opportunities.Assemble land. The Alliance should pursue the acquisition of tax forfeit, foreclosed, or for sale
properties identified as necessary to pursue the redevelopment vision created in this plan for the Rice and Larpenteur corridor. The land could be acquired by any of the three cities
or by Ramsey County. Any of these entities will be cognizant of the corridor vision plan and the additional right-of-way needs along the corridor. Solicit Development Proposals: Staff
from the partner cities, working with the Rice-Larpenteur Alliance, should begin the process of soliciting proposals from developers for key sites. This will entail defining each City’s
role in the redevelopment of key sites, writing a request for proposals, selecting a preferred list of developers to submit proposals, and defining a process for final selection of
the developers and preparing development agreements.Define business retention and recruitment issues. Provide current businesses along the corridor with tools and the environment to
sharpen their competitiveness. The alliance should also focus on recruitment of new businesses and institutions to diversify and promote a solid economic base.Consider including incentives
for developers to meet the design criteria such as a streamlined review process and/or reduced parking requirements if public parking is available, shared parking agreements are in
place, on-street parking is available, or transit passes are provided to employees.Build public private partnershipsCreate a website, newsletter or column in a local newspaper, and/or
poster to Create a website, newsletter or column in a local newspaper, and/or poster to educate and promote the framework plan and overall objectives.
••••••
VISION PLAN
Larpenteur Avenue in the project area. Any proposed redevelopment should comply with the guidelines, reinforce the desired character of development, and contribute to creating a cohesive,
pedestrian-friendly, memorable, and economically viable place.Partner City and County departments should refer to the components in this manual to coordinate, design, and budget for
capital improvements and to define public/private partnerships to finance and maintain public realm projects. City departments should refer to the designs for the individual areas as
a basis from which to develop more detailed plans.Help lead development and redevelopment efforts along the corridor and review all development proposals for the project area. The Alliance
will need to determine its role in redevelopment (possibly in conjunction with the Cities or County), such as offering financial incentives, assembling properties, soliciting development
proposals and marketing each site. Developers should work with the Alliance and all three Cities/ County staff and refer to the plan when generating design concepts to better understand
how their property fits into the corridor plan and expectations for public/private facilities. Proposed developments should follow the design recommendations in this plan.Work with
the partner cities and Ramsey County to create an affordable housing database.Assist with finding funding to support business start-ups and/or growth of small businesses (financing,
partnerships, leadership, etc.) with an emphasis on food related businesses (restaurants/production/distribution).Develop a private investment incentive fund. Create an incentive program
(low interest loans) that recognizes businesses making voluntary aesthetic improvements to buildings, signs, and sites. Supplements such as painting and landscaping can visually enhance
the appeal of an area and should be encouraged. Coordinate and lead maintenance and operations (public realm areas) of the project area. Develop a maintenance plan and sustainable
funding source to maintain public landscaping and streetscape elementsDevelop a financial plan. A harsh reality of this report is that without viable
••••••••
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LONG-TERM RECOMMENDATIONS
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Surface Transportation Program (STP)Transportation Alternatives Program (TAP)Urbanized Area Formula grantsCapital investment grants & loansTransit Enhancement Activity programZoning
changeForm based codeStrategic placement of new infrastructureCode enforcementDesign guidelinesLand assemblySite preparation such as demolition, grading, platting, rezoningLand write-down
•••••••••••••
F. Federal programsG. Federal Transit ProgramH. Housing programsLow-Income Housing Tax CreditI. Non-Funding Tools:
Philanthropic EndowmentTax increment financing (TIF) districts Tax abatement Special assessmentsLow Income Housing Tax Credits (LIHTC) Community Development Financial Institutions Fund—New
Market Tax Credit ProgramCity and County Allocations from Community Development Block Grants (CDBG)DOT/HUD Partnership for Sustainable Communities, Community Challenge Planning GrantSaint
Paul Neighborhood Star Livable Communities Development Account – Development GrantsTax Base Revitalization AccountDEED Contamination Cleanup and Investigation GrantPCA’s EPA Area Wide
Assessment GrantSaint Paul Neighborhood StarSaint Paul Rice Street Façade Improvement Program
•••••••••••••••
C. Property tax programs D. Grant programsE. Loan programs
VISION PLAN
Small Business Development Loan (SBDL)Current City’s HRA (and Port Authority for Saint Paul)Sale of City owned propertiesPartner City’s or County Capitol Improvement Plan (CIP)Intergovernmental
Revenue SharingLease revenues from City owned propertiesRIFRDAHousing and Economic Development Authority City special service districts Community benefit agreements Parking benefit
districtNeighborhood Development Corporation Land TrustsBusiness Improvement DistrictsTransfer of development rightsBusiness lending or micro-lendingCrowd sourced development equityCorporate
Sponsorship
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POSSIBLE FUNDING PROGRAMS/RESOURCES A. Public capital improvement programs B. Public-private partnership programs
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