..._ Cornell University Library NAC 6827 .S138B47 Plan of Sairit PauMhe capital city of M 3 1924 024 421 152 Cornell University Library The original of this book is in the Cornell University Library. There are no known copyright restrictions in the United States on the use of the text. http://www.archive.org/details/cu31924024421152 '7 think that the existence of plans known to everybody wilt give just enough direction to the movement of the multitude of separate impulses to lead the growth of the city along the right lines."'— elihu ROOT. from plan of new york and its environs The meeting of May 10, 1922. t- CI 3 CQ "o '5. « PLAN of Saint Paul The Capital City of Minnesota EDWARD H. BENNETT and WM. E. PARSONS Consultant City Planner s . GEORGE H. HERROLD City Plan Engineer. Submitted to the Citizens of Saint Paul By the City Planning Board PUBLISHED BY THE COMMISSIONER OF PUBLIC WORKS 1922 THE PIONEER COMPANY, ST. PAUL, MIH*(. A -r ^h 5 n B 3 O '5. O s o tn u> e o J THE CITY PLANNING BOARD of Saint Paul, Minnesota. WM. J. PETER, Com. of Public Works. J. H. McDonald, Com. of Public Utilities. O. CLAUSSEN, City Engineer. ARTHUR E. NELSON, Mayor. Chairman. L. R. S. FERGUSON, Com. of Education. J. M. CLANCY, Com. of Finance. C. F. McNALLY, Corporation Counsel. JESSE FOOT, City Comptroller. F. W. MATSON, Com. of Public Safety. H. C. WENZEL, Com. of Parks, Play- grounds and Public Bldgs. EARL FINNEY, Supt. of Parks. LOUIS BETZ, Vice Chairman. H. J. HADLICH THOS. SPENCE J. CLAIR STONE P. M. REAGAN CITIZEN MEMBERS A. C. FLOAN A. H. STEM ISAAC SUMMERFIELD P. E. STEVENS J. A. SEEGER H. VON DER WEYER MRS. P. N. CARDOZO MISS BESSIE PEARSON GILBERT GUTTERSEN E. L. McADAM NOTE: L. C. Hodgson, Mayor and Chairman of the Board for two years, was succeeded by Arthur E. Nelson, Mayor-elect, June 7th, 1922. Fred Nussbaumer, Supt. of Parks, was succeeded by Earl Finney in June 1922. F. H. Ellerbe, deceased July 22nd, 1921, was succeeded by A. H. Stem. Cornelius Guiney, Mrs. T. T. Quinlan and A. J. Newgren, whose terms expired, were succeeded by Gilbert Guttersen, Mrs. W. D. Hurley and E. L. McAdam in July 1922. Mrs. W. D. Hurley was succeeded by Miss Bessie Pearson in November, 1922. « I II 1 1- OT ^ Pi !f If i!^ Courtesy Minne5ota State Historical Society. Historical MILITARY post was established by the U. S. Government in 1819 at the junc- tion of the Mississippi and Minnesota Rivers. This w^ag called Fort St. An- thony, but was changed to Fort Snelling about four years later. The first settlement was around this Fort. In 1837 the Chippewa Indians ceded to the government a portion of their lands east of the Mississippi River, which includes the present site of Saint Paul. The government then compelled settlers around the Fort to move off from the reser- vation. It is said that Abraham Perry, a Swiss watchmak- er, was one of the first to move from the military reservation to this new ceded land, and therefore became the first settler of Saint Paul. Shortly after this came Roberts, Irvine, Cluse, Freeborn, Sibley, Larpenteur, Kittson, Dayton, Hoyt, Brunson, Boal, McCann and Leech. Land holdings were then tak- en by staked claims. In 1 847, however, the site of the town was sur- veyed and in 1 849 incorporated as the town of St. Paul and in 1 854 as a city. In 1 850 real navigation began, one hundred and two boats came up the river during the year, some of them carrying as high as five hundred passen- gers. In 1854 the Rock Island Railroad reached Rock Island, Illinois, and steamers between Rock Island and Saint Paul gave connection with the East and the great Northwest. The railroad building era out of Saint Paul began in 1 862 with the con- struction of the St. Paul and Pacific Ry. to St. An- thony now North Minneapolis, a distance of ten miles. Saint Paul became the territorial capitol in 1 85 1 and the permanent capitol in 1872. On November I st, 1 84 1 , a little log chapel erect- ed by Father Lucian Gaultier on the bluff overlook- ing the Mississippi River near Second and Cedar Streets was dedicated to Saint Paul the Apostle, and this w^as the origin of the name. Saint Paul began as a trading post for Indians and trappers, being the head of navigation. It gradually became the great distributing point and trading mart betw^een the East and the great North- west Territory. It still holds its supremacy as a great wholesale mart. City Planning In Saint Paul. jT ABOUT the time of the completion of the State Capitol Building in 1 905 Cass Gilbert, the Architect, prepared some sketches for Capitol Approaches, which later were detailed and elaborated and became the first plan for beautifying Saint Paul. Mr. Gilbert first presented his ideas as to these approaches at a public meeting at the old Com- mercial Club, December 12th, 1903. They were offered for the purpose of preseniting an ideal rather than with any serious expectation that they would be adopted in their entirety. February 9th, 1 906, the Capitol Approach Com- mission was appointed by the Common Council to report a plan for the acquisition of suitable ap- proaches to the State Capitol Building together with an estimate of cost and the legislation neces- sary to carry out the plan. This Commission con- sisted of: Louis Betz, Chairman, Pierce Butler, O. Claussen, Geo. Tibbs and Cass Gilbert. No action was taken by the Common Council. In November 1910, Fred Nussbaumer, Supt. of the Saint Paul Park System, submitted a Civic Center Plan, w^hich provided for Capitol Ap- proaches similar to the Gilbert Plan, but extended the, park system to the north of the Capitol Build- ing w^ith a semi-circular boulevard or mall around the Capitol as a center. In 1911 A. B. Stickney, of the Park Board, brought out his Forest Park Plan, publishing it at his own expense. Mr. Stickney's slogan was "Nature has made the parks, let the city discover and take possession." He stated "that no human artist could plan or no expenditure of money could produce such a park as the Supreme Archi- tect had planned and made within the city's boundaries." In 191 I the City Club of Saint Paul presented their plan for the Central Retail District as pre- pared by John Nolen and Arthur C. Comey. This plan adopted in part the Cass Gilbert Plan for Capitol Approaches and recommended the widen- ing of Robert Street from the river to Seventh St. ; also Broadway, Jackson and Wabasha ; Third Street from Seven Corners to Broadway and also Seventh St. and Fourteenth St. The plans of Nolen and his report were prepared for publica- tion but no appropriation could be secured. The widening of Robert St. was carried out in 1913. In August 1913 the City Planning Conference of Saint Paul w^as organized. Chapter member- ship in the conference consisted of, the Gargoyle Club, Engineers' Society of Saint Paul, Women's Civic League, Men's Garden Club and the Real Estate Exchange. It w^as the purpose of the con- ference to obtain permanent exhibit rooms where all city plans could be placed on exhibit. This organization died because of lack of interest of citizens. i December 1st, 1914, the City Council by ordi- nance created a City Planning Board of fifteen citizens with the Mayor and Council ex-oflicio members having no vote. It provided that ques- tions of w^hich the Council had jurisdiction such as platting, opening and vacation of streets, loca- tion and ornamentation of public buildings, parks, bridges, monuments, etc., might be referred to the City Planning Board by the Common Council. Citizens refused to give of their time to serve on a Board under a condition so indefinite and work on a City Plan was again delayed. In 1915 the plan for the proposed new^ Union Depot on Third Street called attention to the neces- sity of adequate approaches. The Engineers' So- ciety of Saint Paul made a study of this and sub- mitted a street plan for the downtown section. They adopted the Third St. Mall Plan and pro- posed the widening and extension of Sibley St. to E^st Tenth St., Cedar St. from the river to the Capitol Building; the widening and extension of Smith Avenue, Pleasant Avenue, Summit Avenue to Park Place, and the w^idening of Tenth St. This eliminated the part of the Cass Gilbert Plan extending from Seven Corners to Park Place. On March 8th, 1918, the City Council passed a City Planning ordinance, making the Mayor Chairman of the City Planning Board, with the City Council (Commission Form), Chief En- gineer, Corporation Council, Supt. of Parks, ex- officio members with full and equal powers and fifteen citizen members. The word "may" of the ordinance of 1914 was changed to "shall" and it was „„o further provided that the Board shall, with the consent of the Council, have power to employ assistants, and cause to be made such drawmgs, models, etc., as may be necessary for the presenta- tion of plans to the general public. This Board was appointed by the retiring Mayor, but did not function until sometime after election and after taking office of the new mayor. The passage of this ordinance was brought about through the or- ganization of the "Greater Saint Paul Committee in December 1917, consisting of three delegates from nineteen civic organizations, and the mem- bership of the City Planning Board was selected from this committee. During 1919 several meetings were held and an educational campaign started. Mr. John Nolen of Cambridge, Mass., addressed the Open Forum of the Saint Paul Association on City Planning. Early in ,1920 Mr. Edward H. Bennett ,and Henry P. Chandler, consulting architect and coun- cil for the Chicago Plan Commission, addressed a joint meeting of the Rotary Club, the Saint Paul Association and other civic bodies on the same subject. A careful survey w^as made to determine what appropriation would be necessary to carry out a City Planning Program and the length of time required. Information was obtained from various cities on this matter. In March 1920 the Board with the consent of the Council appointed George H. Herrold Man- aging Director and Engineer and ^secured the serv- ices of Messrs. Bennett & Parsons, of Chicago, as consultants. Offices were opened at 705 Com- merce Building in April. These few^ details are the milestones or land- marks showing failures and progress. Any his- tory of City Planning would be incomplete that did not recount the earnest work and the civic enthusiasm of those broad minded citizens and City Officials who have worked with persistent diligence to make of Saint Paul a fairer city. The following report covers the work of the last two and one-half years. Full use has been made of plans and reports that have gone before. r^. -:\^ L'#'i-T>ic^^. :X37VP^cf HYh- %* '\ ' -'"1 \ i \ J. en I ■ CO nni MCZM ioDDOoanL_ #1 223F. S^KuLDC2SauQ[KpDtf£3! "finr :fcj kJi.- « CZ. — C I ion irciu« sinsoDffiaiapop L.atet3sl } — 1 ^ocr If f 1 Jr '4 -J J -J-JLJ ^JmDifCUULQLi.JUlJUiJMyV"'^ '^ It ■^ — T^ 7/ /or^^arjnoij ■7/ Jang Of If f, /'-iqi a\ WWf V T3 s Q Q. IS u a> o a H Survey and Preliminary City Plan For Saint Paul. I HE first work on a city plan is necessarily and properly of a preliminary character; necessarily, because the future city must grow out of the present city and we must first know all of the essential existing conditions before any intelligent action can be taken ; proper- ly, because a comprehensive plan must be broadly conceived both as to time and to space and must look far into the future. A review^ of the w^ork may be made under these headings; (1) Survey, (2) Preliminary and Gen- eral Plans, including some specific recommenda- tions. THE SURVEY. It is recognized that fully to serve its purpose the survey must include much more information than any city can furnish from its ow^n records. The conditions involved are not engineering facts alone, but include economic, sociologic, sanitary and scenic conditions, in fact, all phases of city life and welfare. The data having been collected must then be tabulated and recorded on data maps, so that conditions may be clearly visualized. These maps have been draw^n on the same scale in order that they might be more readily superimposed and compared. 1. TOPOGRAPHY, shown on the RELIEF MAP OF THE CITY. The darker shades indi- cate the lower levels. Observe the three main levels: the "bottom lands" just above the river level; the middle level including the business sec- tion and extending west along 7th Street, and the plateau or higher levels. The middle level is about 1 00 feet above the bottom lands, and the plateau 100 to 200 feet higher than the middle level. A comparison of the Relief Map with the pres- ent occupancy map shows how^ closely the three main use classifications, industry, business and resi- dence, occupy the lower, the middle and upper lev- els respectively, except in the Midway district and in the northeastern district where the railw^ays have climbed to the higher levels. These conditions are in some respects ideal for the modern city; but carry with them some physi- cal drawbacks and weaknesses which are revealed in examination of existing streets. The higher lev- els are not adequately connected with the lower lev- els and ravines form barriers which must be bridg- ed over in order that the city may be in good posi- tion to compare with other cities of flat topography. 2. MAP OF EXISTING STREETS, RAIL- WAYS AND PUBLIC LANDS. This map is used as a ground for recording the data contained in the surveys. 3. MAP OF EXISTING MAIN THOROUGH- FARES. Observe in this diagram the limited num- ber of approaches to the central business district. This is due to the presence of the river and wide ravines on the south and east and to the hills on the north and west. Observe also the lack of east and west lines immediately north of the Central Business District, forcing all cross-town traffic to pass through the congested area. 4. MAP OF EXISTING STREET GRADI- ENTS. The first plat of Saint Paul was laid parallel with the river. Third Street following the bluff line westward to the upper plateau in a curved line. Cross streets, excepting where the rectilineal sys- tem held, followed the ravines to the river. The ownership of land in the 40's was held by staked claims and this is the cause of some breaks in the alignment of streets even in the very first plat, causing a somewhat mixed situation. In 1 852 the Government subdivided this land in- to sections and quarter sections and land owner- ship thereafter foUow^ed these lines, as also the County Roads w^hich afterw^ard% became streets. This street system on the upper plateau laid to the cardinal points w^as never properly connected w^ith the street system on the first and second plateaus. The result is, there are many streets of inconveni- ent and impossible grades. This map show^s where they exist, classified as follows: Level to IViJo. ■ 21/2% to 41/2%. 4.6% to 7% inclusive. 7.1% to 10% inclusive, over 10%. 5. MAP OF EXISTING RAILROAD AND STREET CROSSINGS, showing the present inter- ference of railroad and street traffic. 6. MAP OF PRESENT OCCUPANCY. The use of all private property is indicated under the following general classifications: Residence, sin- gle and dual or multiple; business, light industry and heavy industry, including railway lines and yards. Parks, playgrounds and public and semi- public properties also are shown. This map provides the fundamental basis for City Planning for it represents graphically where the people live, work and do their business, and, 12 therefore, what thoroughfares are called upon for heavy service. It forms the basis of a general zoning plan. This nnap reveals how the heavy industry (ex- cept for the Midway district) is generally limited to the lower lands following the railway lines, and how^ the lighter industries, which are not dependent upon railway connections, tend to penetrate into the business and residential areas. It shows how retail business has expanded from the Central Dis- trict extending along the lines of heaviest travel, usually those carrying street cars — as, for instance, east on 7th Street, north on Arcade, Payne Ave. and Rice Streets, and west on University Avenue, Selby Avenue, Grand Avenue and 7th Street. It shows vv^here local business centers are developing in the Midway District on Snelling Avenue and Raymond Avenue, in Riverview along Concord Street and on Dayton's Bluff along East 3rd Street, Maria and Hastings Avenues. Also it shows how isolated businesses and light industries are scattered apparently at random along residential streets to the great detriment of the adjoining property. The mixed occupancy of the fringe of the Central Busi- ness District is apparent from this map. A reason- able and effective zoning plan would help restore much "blighted" area. 7. POPULATION MAP, showing the distribu- tion and density of the population, each dot rep- resenting the residence of 1 00 persons. Compared with other cities, the distribution is remarkably even. The maximum density is in the section south and west of the Capitol, but here it does not exceed 42,000 for the square mile. The thing of greatest interest to Saint Paul and its business in- terests is the fact that the north and south median line of population lies between Virginia and Far- rington or one mile to the west of the retail busi- ness center. In the Housing Survey prepared for the St. Paul Association it is shown "that poor housing condi- tions are created more by physical surroundings than by congestion of population." 8. TRAFFIC SURVEY, consisting of a flow map and diagrams of street intersections according to an actual count. This shows the density of traffic at the approaches to and within the down- town district. It is of great value in studying means for the relief of traffic congestion. 9. MAP OF PUBLIC RECREATION. Parks and Playgrounds are shown. Included in this map are the public school grounds on the principle that a more effective use of both the City Playgrounds and Public School Playgrounds may be gained 13 through co-operation between the PubUc Schools and the Park Department. It is reasonable that the playgrounds of the Public Schools should con- tinue in use during the summer months, and that areas of the Park Department should be adapted and equipped for winter use. The information collected covers the location, size and present con- dition of all playgrounds in the city and forms the ground work of a plan for future development, by showing what districts are now not properly served with recreational facilities and just what kind are needed. Maps to be made in 1921 to support the pre- liminary plan: 1. Population chart for 1900 and 1910 for comparison w^ith the 1 920 chart. 2. Industrial to show industries only. 3. Property valuation map. 4. Transit time map, showing isochronal zones. 5. Working population map. 6. Railroad traffic map, showing flow of passenger travel and freight traffic. 7. Existing highways, one inch to the mile. Preliminary and General Plans With Specific Recommendations. The preliminary and tentative character of the suggestions contained in the plans must be em- phasized. They represent in a general way the im- provements required to give the City an adequate major street system which, coupled with regula- tions as to the use of private properties, would be of enormous benefit to the city. It must be re- membered that a comprehensive plan should look far into the future for its gradual and complete accomplishment and therefore cannot be intend- ed to be final. It is not possible to foresee all the changes which years may bring in a growing city, although it is possible to observe the tendencies at work, to gauge their results, and in a very large measure direct them into proper channels. There- fore, a degree of flexibility in a comprehensive plan 15 is greatly desired, as it makes possible the adoption of the plan as a whole, subject to later revision as to details. It is convenient to consider the general plans under the following headings: Major Streets, Zones, Railways, Parks and Play- grounds and finally the Central Business District, with some specific recommendations. MAJOR STREETS. Streets which by reason of their direction, character and importance of the; areas served by them, are called upon to bear heavy traffic, are know^n as Major Streets. Taken togeth- er, they form the framework on w^hich the city is built, and from w^hich it expands. The composi- Saint Paul are less than standard width. University Avenue, Snelling Avenue, Summit Avenue and the Edgcumbe, Wheelock and Johnson Parkways being notable exceptions. Major Streets should be spaced not more than a half mile apart; as they converge toward the center, or where they fall directly in line with the center, they naturally should be closer. The General Plan aims to establish a complete system of major streets, so that all parts of the city, both those built up and those undeveloped, shall be properly served. The following are regarded as major streets : List "A" including major streets which are now wholly or in part 100 feet or more in width and /r/ac ~3 t SAINT fAUL ciTYFLAmma board a/ mfsrjectfon Umyerjit^ Wai>asha-Rice i//i//i'ie/fs/7-f VNIVERSirV AVE tion of this framework is therefore of prime im- portance. Major Streets include the Radials, those streets w^hich lead out from the business center to the residential and industrial areas and are subject to the heaviest travel. Radials also connect with the highways of the surrounding country, leading to other cities and towns. Intersecting these radials are the cross-town lines or circuits which also fall into the class of major streets, although they usual- ly carry lighter trafficc than the radials. Radials should be 1 08 feet wide if they carry car lines, and cross-town lines should be at least 84 feet wde. It is apparent that most of the major streets in those which should be widened to 1 08 feet with the exception of University Avenue, which between Dale Street and Rice Street should be made 120 feet wide. University Avenue (now 120 feet wide except Dale to Rice which is 80 feet wide). Marshall Avenue (now 1 00 feet wide, Victoria Street to Mississippi River). Summit Avenue : Cathedral to Lexington Ave- nue — 100 feet. Summit Avenue: Lexington Avenue to the Mississippi River — 200 feet. Snelling Avenue (now mostly 100 feet wide). 16 West Seventh Street (varies from 60 to 80 feet). East Seventh Street 66 feet except Earl to Johnson Parkway 60 feet. Como Avenue (80 feet Rice to G. N. R. R. Viaduct; 100 feet Viaduct to Union Street ; 1 00 feet Hamline to Snelling; 83 feet to Raymond; 66 feet to Commonwealth Avenue and 80 feet to City Limits.) Lexington Parkway — 160 feet. Edgcumbe Road — 1 20, Wheelock Parkway — 1 20, Johnson Parkway — 180, River Boulevard. List "B" Including major streets to be widened to 85 feet: Elast Seventh Street Maryland Avenue Minnehaha Street Rondo St. — St. Anthony Avenue St. Clair Street Randolph Street Montreal Avenue Hudson Road Cleveland Avenue Raymond Avenue Prior Avenue Fairview^ Avenue Hamline Avenue Lexington (Grand to Otto) Dale Street (north of University Avenue) Western Avenue Rice Street Cortland and Jackson Mississippi Street White Bear Avenue Smith Avenue — Dodd Road South Robert Street State Street — Oakdale Avenue Concord Street Pleasant Avenue Brainerd Avenue Prosperity Avenue Stillwater Avenue Pt. Douglas Road Upper Afton Road Hastings Avenue (from Bates to Johnson Parkway). Arcade Street (Fauquier to Sixth Street) Traffic Flouo Diagram 7^fo 9/^ foulards the city. 4'-^fo6^„fromttie city. Width of Bdnd proportional to numberof vehicles. I I Scaler ^f£Sir iOOO uehicles. Traffic fo cindfromlheHill D,5tr,cr byway of Summit /ive ^nd <}kh^rf ^v^ ha°^^ce fJinO rour/h. S,M.N,n/h ^nd R.ce Streets. iTNmtft J favorite for eyentn^ f"ZZ- lr.l^r,r,rr/)re Tt,l5 IS a growim) traffic street, and no* Nelson Uve. and 27% n^ire than Daff^r, ^-,c 17 List "C" Including major streets, which although only 60-66 feet in width are deemed sufficient be- ing closely paralleled by other streets : Thomas Street Selby Avenue Grand Avenue Sixth Street Winifred Street Payne Avenue Earl Street, Arcade Street (North of Fauquier Street) Edgerton Street Dale Street (South of University Avenue) Stryker Avenue (80) For streets in the central business district and the approaches thereto see the special recommen- dations under that heading. Parkways are classed with major streets al- though restricted to special use. town line between Seventh Street and Maryland Street, an interval of nearly two miles. Three connections are proposed: Connect the dead ends of Minnehaha Street by means of a bridge over the railroads and thence by improvmg Pennsylvania Avenue and Arch Street to connect with the other break at Como Avenue. This would serve for generaF traffic including trucking as it connects industrial areas. Connect Como Avenue with Jackson Street by way of Arch and the diagonal part of Winter Streets extended and improved; also by way of Como Avenue itself. Extend Valley Street, to Fourteenth Street, reducing the grade between Jackon and Broadway from 7 to 4%. Lerpenteuf- S'te^^^rP ,36 838 — 1 i ! 1 V ^22.1 .s-m") Q Unions. Broken topography has caused the lack of con- tinuity in the major streets. This is the natural result of a rigid rectilineal system, but in many portions of the city it is not too late to correct and connect up pieces of streets w^hich may make val- uable major arteries. It is interesting to note that this rectilineal street system has cost the City of Saint Paul in grading over $6,000,000.00. The most conspicuous gap in the street system is north of the Capitol as may be seen at a glance on the map of existing streets. There is at present no direct east or west street serving as a cross- Extend University Avenue eastward by eliminat- ing the heavy grade at Cedar Street and cutting through to Fourteenth Street. Thence by widen- ing, connect with Lafayette Street. As a part of the project for future realization, connect this point with Hopkins Street by means of a bridge over the railroads, thence by way of Hopkins Street with another bridge to reach Seventh Street at Mounds Boulevard. This route will afford a complete cir- cuit around the northern side of the business dis- trict, forming the logical extension of University Avenue. )8 V. ]U 1 IIP or. m tMIl .^ClDQIJLin \ ::jcar.. 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' JOOf !^ -?5a3l^ 5^5 1IZZII iL—jnzia [:rJ i ]CZID(ZZII CTD en ir3" czDcncn^ I ]i ihjD lur .11 Dr iLJL Sr DDrjntii. ic UDDor UDDODOl UPDEOD nonSu. nnrifj omoDD pDDDDn UPPER \AFTO *SAINT PAUL CITY PLANNING BOARD STREET WID Parkways GEORGE H Cilij Plon HERROLD Engineer/' Streets 55 feet and over 60 feet 66 feet 7oto75teet aotoBsleet loofeef and over Como&River BlVa \zofeef Edbcumbe Road iZOfeet Fort Snellin^ Brld^eheaol SOOfett, FortSncllin^ Brlc^^r oM approach lOOie: Johnson Pai-kway ieot«et Lexington Parkway ISOfeef Midway Parkway SOO feet River Drive 300feef more or less Summli Ave west of Lexindton 200 f »ef Whfelock Parkway 120 fee*- I ii_j CZICZI , DCZJ CU ^DDDDDDDI QDDDDDl /A W 1 Ji- 1 1 1 r r 1 1 , ' 1 , " 1 nj i 1 ; ' 1 i '"- ^ 1 - -^ -< --.^. c ? d M . S *. e V 0) SOS « » a bo oj ;B >^ -CJ V 0! en ■2 J3 H a; if >• V cd o Ssa3 is ii s .2 ■>< TJ « V <-^ 0) s. M ? cH 'S . ^-« si to ^ .ti (0 (2, ao B X " ^•^ (Q -M -5 I j:^ B Q 3 s OQ B V o J3 19 The districts north and northeast of the business district are at present reached only by turning from one street into another, so that the street cars really travel a zigzag line. It is proposed to im- prove these conditions by forming diagonal cut- offs between Jackson Street and Cortland Street and from Mississippi Street at Geranium to Brain- ard Avenue. Connect Arlington Hills with Day- ton's Bluff by a bridge on Payne Avenue across the Northern Pacific R. R. to Bates Avenue. Ex- tend Brainard Avenue through to the corner of Arcade Street and Wheelock Parkway so as to form a direct line to Phalen Park. In cases where major streets carrying street-car lines are closely paralleled by other streets suit- able for light vehicle traffic, a widening is not pro- posed as the dual artery may serve the purpose Thus Grand Avenue with Summit Avenue and Selby with Marshall work together as dual arteries. However in the cases of Rice Street, Cortland Street, Mississippi Street, Seventh Street and oth- ers, no parallel street exists, and widening is the only solution. The widening of University Avenue from Dale Street to Rice Street to its width of 120 feet is recommended. East of Rice Street a width of 1 06 SAtHTPAUL CITY fLAffNIffG MOAXD ifrKif"// Corne:rs iSc^i.^ — f /ncfi m yriiith •.'»oo Veliicl&5 ^er i£ /irj. Jcprenac/t ■ /*<"' ■ ■ /nsi/z-M jf. The tortuous lines are the cause of constant in- convenience to those who have to use them. They hold back the development of the districts they badly serve. The plan suggests several extensions of major streets beyond the city limits to afford better con- nections with existing or future highways. These include the extension of Prosperity Avenue north- east to connect directly with the North Saint Paul Road; and of Osage Avenue or Quincy Street northwest to serve the New Brighton territory and that westward to Anoka. feet is recommended as desirable, or at least 84 feet if the greater width is not obtainable. An artery should be developed leading off from University Avenue to connect with the new Frank- lin Avenue bridge in Minneapolis. The widening of St. Anthony Avenue and its extension parallel- ing the C, M. & St. P. Railroad as far as Selby Avenue is recommended. The linking up of Saint Paul with Minneapolis will be of increasing importance with the expan- sion of each city. They will inevitably tend to become one great metropolis. An additional bridge 20 across the Mississippi River on the Hne of Otto Street to connect with the Minnehaha Parkway of Minneapolis is suggested. There is evident need of a route for general traf- fic through Como Park connecting the portion of Como Avenue east of the Park with that on the west. Such a route, which includes Union Street and Cross Avenue, is suggested in the plan. Widen Smith Avenue on the east side as far as Seventh Street so that traffic coming from southern Minnesota on the Jefferson Highway can be brought conveniently into the business center. Widen St. Clair Street to Cliff Street. Cliff Street should be widened and improved from St. Clair Street to the High Bridge and extended eastward as far as Wilkin Street, thus forming with Wilkin and Third Street extended a route parallel to Sev- enth Street. From its position on the bluff Cliff Street commands fine views of the Mississippi River. Widen South Robert Street from the river to the bridge over the Chicago and Great Western R. R. by taking 25 feet on the east side; also re- duce the grade at George Street. This together w^ith the new^ Robert Street Bridge and its improv- ed connection with University Avenue would form the logical completion of the Robert Street devel- opment. The shifting of the harbor lines of the river so as to afford for the City a leVee on the north bank connecting the upper levee at Chestnut Street and that at Sibley Street has already been proposed and adopted in connection with the Union Depot proj- ect; although the formation of a levee of greater wdth extending to a point south of Indian Mounds Park did not at that time meet with the approval of the Government, its economic value is recog- nized and it is, therefore, shown on the plans as a project for future accomplishment. As indicated in the preliminary zoning plan, the Riverview^ flats are assigned to industrial purposes. When this area is developed, there will be need of a connection by means of a bridge with Dayton's Bluff. A location for the future bridge is sug- gested in the plans. Parkw^ays, w^here well located, assume the func- tions of major streets, although restricted to special use. A rare opportunity exists in Saint Paul in the form of parkways along the edges of bluffs whence fine views are afforded. These parkways already exist in sections, but are incomplete and need connections and extensions both into the out- skirts and into the heart of the City itself. Edgcumbe Road should be extended westward from Fairview Avenue to connect with the Mis- sissippi Boulevard at Mount Curve. It should be extended northward from Jefferson Avenue to con- nect with Summit Avenue at the Milwaukee short line crossing. This serves to connect up the Park- way System, and for a future accomplishment we suggest the extension of this road along the hill- side eastward from its present terminus at Lexing- ton Avenue passing Linwood Park and reaching Summit Avenue near Western Avenue. This will link up the parkways with the Capitol Approach, and taking it into consideration with the extension of University Avenue above described will permit another approach from Dayton's Bluff by way of Mounds Boulevard. Another opportunity is offered along the top of the bluffs overlooking the Mississippi River in West and South St. Paul. The location of such a parkway is suggested in the plan. Its usefulness as a convenient artery to South St. Paul is ap- parent, especially w^ith the development of an east and west street to give a connection with the High Bridge. The extension of the Como-River Boulevard through Pelham Street and then cutting through to form a parallel street to Raymond Avenue and con- necting w^ith the State Fair Grounds and Como Park is recommended. TRUCKING ROUTES. Rapidly increasing use of motor trucks has show^n the value of thorough- fares especially located and constructed for their use. Unless such thoroughfares of easy grades and directness are provided for them, they vvfill continue to mix with the lighter traffic of business and resi- dential streets to the great detriment especially of the latter. Several such motor truck routes are proposed in Saint Paul. Second Street can be improved as to grade, passing under Wabasha Street as it does now with Robert Street connecting with Eagle Street. Front Street from Rice Street to Lexington Park- w^ay and Fauquier Street from Earl Street to De Soto Street may also be mentioned, making possi- ble the distribution of freight, coal, ice, building material, over trucking routes. A trucking route connecting freight terminals with the Midway District by way of Arch Street, Pennsylvania Avenue and paralleling the Great Northern Railway is also proposed. RAILROADS. While the interests of the rail- roads and the city are concurrent in many respects, in others they are in conflict. It is a function of a comprehensive city plan to harmonize the points of interference where possible. In principle, the only changes that can be brought about are those in which it can be shown that the railroads as well as the city will benefit. A thorough investigation and analysis is recom- mended as a part of next year's program. At pres- ent it can be stated that improvements can be hoped for along the following lines. Improve the existing lines by revision of grades, etc., so that separation of grades with city streets can be effected. 21 Minimize the objectionable noise and smoke by improving the motive power, ultimately by the electrification of certain lines. Detour freight not consigned to Saint Paul around the city, as is now the policy of the C, M. & St. P. R. R. The proposed Twin City Belt Line would be a part of this program, and is in harmony with the city's interests, provided that separation of grades with the city streets are assured and pro- vided that industry is not brought into residential sections. A brief statement on the railroad situation pre- pared by John F. Wallace and Edward J. Noonan, Consulting Engineers, follows this report. AVIATION FIELD. A large area in the bend of the river near the foot of West Seventh Street is proposed for an aviation landing station. Its ad- vantages are the level site, accessibility from the City and visibility from airplanes. Another site north of the State Fair Grounds is suggested, also the old speedway grounds near Fort Snelling. PARKS AND PLAYGROUNDS. The areas which are not at present adequately served with facilities for recreation are shown by the recreation- al survey. A study based on that survey should be made for the purpose of selecting approximate locations and types of park and playground areas required to serve the present and future needs. These questions are closely related to the subject of zoning and should be considered therewith. The preliminary city plan indicates in a general way the location of several major parks. These are: Along the hillside between Edgcumbe Road and Lexington Parkway, extending south from Watson Avenue to Montreal Avenue, and thence the nar- row^ strip of hillside along Seventh Street. This area, including two small existing parks, will serve the southwest portion of the City, corresponding to Como and Phalen Parks in the northwest and northeast respectively. The area is well wooded and affords fine distant view^s. A parkw^ay connecting Johnson Parkway with Phalen Park, following generally the suggestion of Mr. Nussbaumer, is indicated in the plan. The ravine leading up from the Point Douglas Road, known as Battle Creek, including the hill- sides and extending up the ravine so as to form ultimately a parkway connection by way of Ruth Avenue and Harvester Avenue with Phalen Park should be included in the park system. This park is intended to serve the future needs of the south- east district. These suggestions for the exterior parks are made without overlooking immediate needs for playgrounds in the populated sections, the exact locations of which of course can be recommended only after thorough investigation. The admirable suggestions of Mr. A. B. Stickney for a comprehensive Park Scheme mclude the ac- quisition of most of river lands as Forest l^arks. While considerable areas adjacent to the rai road lines should be made available for mdustrial ex- pansion, the remaining parts as forest preserve would afford the people of Saint Paul ample rec- reation grounds close at hand and would pre- serve the beauty of the Mississippi River views. The fact that the lowlands are flooded at times would impair neither their usefulness nor their beauty. Many American cities are acquiring forest lands and places of scenic beauty with wise foresight. Chicago has acquired 1 7,000 acres in Cook County of a total of 45,000 in its program. Akron has re- cently- voted to acquire 1 ,200 acres of the Cay- ahoga River Valley about four miles north of the city at a cost of nearly $2,000,000. JoHet, Illinois, has acquired the Forest of Arden, a tract of 400 acres, three miles from the center of the city. CENTRAL BUSINESS DISTRICT. The down- town area is sharply defined by its surrounding topography: The river on the south; Phalen Creek on the east ; the hills on the north and west. Tow^ard the southwest along West Seventh Street, Smith Avenue and Pleasant Avenue, the land is level, and toward the northw^est the ground rises gently. On the east the retail center is further hemmed in by the railway yards and terminals, which w^ith the w^holesale business tends to push the retail business tow^ard the west; at the same time, there is a westw^ard pull acting toward the great residential districts. For these reasons the trend of retail business is westw^ard. The retail area bounded by Third, Jackson, Eighth and Washington Streets covers 87 acres, counting to the center lines of these streets. Ex- tending toward the north and west as far as Twelfth Street, the proposed Capitol approach, Smith Avenue, Pleasant Avenue, and Third Street, the natural limits of the area, 140.3 acres will be available for future expansion — nearly twice the present area. The factors tending to restrain business expan- sion are generally accepted as being the relative narrowness of the streets, inconvenient approaches and the resulting traffic congestion and confusion. The lack of sidewalk space causes much annoyance for the pedestrians and exerts a limitation on the business capacity of the adjacent blocks. In the retail center the street area is 29% as compared with the total area considered. Compar- ed with other cities this is below normal. Minne- apoHs has 37%; Chicago 35%, Washington 45%- 50%. THE PROPOSED CIRCUIT. Obviously it would not be feasible to bring the street area up to the desired average by widening many of those 22 within the present retail district. It is proposed in- stead to go outside the region on high values and form a circuit of wide streets completely surround- ing the business center. The proposed streets are Third, Wacouta, Twelfth and Main Avenue. DETOURING OF THROUGH TRAFFIC. Al- though the traffic counts do not show the number of vehicles which pass through the central business district to destinations beyond, there is reason to believe that the number is large. The Ia;rge freight terminals east of the district are the origin of heavy traffic w^hich to reach points west of the center must pass through it because there is no way to go around. There are also local yards and large roadway to be widened from its present width of 40 feet to 55 feet. East of Jackson and west of St. Peter Streets, Seventh Street to be widened to 106 feet. Ultimately the street cars on Seventh Street may be carried through the retail district in a subway. EIGHTH STREET to be widened between Wa- basha and Broadway by taking 25 feet from the north side Wabasha to Jackson, and 25 feet on the south side Wabasha to Franklin Street. TWELFTH STREET to be widened between Jackson and Wabasha Streets by taking 50 feet from the south side. Extend it through to St. Peter Defai/ for I^iaponal Cuf ouer 3'^ht 4^ Street /9Sf SeaU f/neh'30Jt Third Street Approach to Depot wholesale and storage houses. The traffic to and from the passenger station also would pass through circuits around the congested center if these ex- isted ; even to reach the downtown hotels the inner circuit (Third Street and Wacouta) would be con- venient. RECOMMENDATIONS as to the improvement of the Central Business District are as follows : Widen Wabasha Street 25 feet on the west side, making it 85 feet wide. Widen Seventh Street be- tween St. Peter and Jackson by means of arcaded sidewalks, having each a width of 25 feet. The Street so as to connect with Summit Avenue. And from Jackson and Broadway via Norris Street, so as to form an artery from east to west. UNION DEPOT PLAZA : During the prepara- tion of the general plans, much detailed study has been given to the problem of attaining proper open traffic spaces and architectural approaches at the new Union Depot. Various means of increasing the open space which the Depot faces have been considered. One of these includes the parking of the entire block bounded by Fourth, Wacouta, Fifth and Sibley Streets and another merely the setting back of the building opposite the Depot. 23 Seven Corners to the Capitol, Axis of the Proposed Boulevard 24 Proposed Boulevard — Cass Gilbert Plan. 25 The parking of the entire block, dupHcating Smith Park, would give a space which in addition to the great expense is really undesirably large, and which on account of the sloping ground would not be fa- vorable to successful architectural treatment. The recommendation which has met the approv- al of the City Planning Board is indicated on the Plan. It provides for the cutting through the cen- ter of the block of a strip 90 feet in width to serve as an esplanade connecting the Union Depot with Smith Park. PROPOiED APPRiDACHES TO Union Depot StPavlCitt Planmtng Board George. H. Herrold Crry Planning Eng- Edward H Bennrt tW"E.RiPS(nl^ Consulting Architects DEC ta4 Scale lin&h- 3ff Normal width 0/ roadwai^ /tfr major strccf wirnc, Two 15 /oot sidewalks on flS/oof strffe* Two (Bfoof sidewflllison eOjoof street SOff street AOft- Pavement I Off Sidewalks CJhich Street uoulol you rather clriue on, %%% Va^^tnt This This ^ \5H Sidewalks Saint Pdul Citq Planning Board 84ft Streef in Section - 54 ft roaduan Scale I inch = 3 ft. Normal wirtrh of roadwatj /or major street without carjine Two (5 Joot sidstvalks on 04 foot street Two I3foot siiyewdlks onSDfoot strett Saint Paul Citij Planning Board^ Arterial Street ■'4ft Roadway for 8 Lines of Traflic Scale i.nch 3 ft i\ ROADWAY REQUIREMENTS. The Saint Paul problem is, therefore, to provide circulation for the future needs of the truck. This will auto- matically increase the street capacity for passenger vehicles at such times as the maximum capacity of the streets is not required by trucks. It is inevita- ble that the use of busy streets by private passen- ger vehicles must sooner or later be restricted as a matter of public expediency. Since in dealing with the problem of ultimate street capacity a condition approaching congestion is assumed, it is taken for granted that intersec- tions are policed. There is then waiting time at each intersection which when totalled with max- imum safe speed between stops will give an aver- age speed. Average speed has a definite bearing on capacity, and the length of block being closely related to waiting time makes length of block second to street width as a factor controlling street capacity. Other factors which tend to decrease or increase the theoretical capacity of a street are: (a) The use of the space at the curb. This space is here assumed to be occupied by standing vehicles, and is not considered as being available for moving vehicles. Under certain conditions it is available wholly or in part. (b) Lack of uniformity in rows of traffic, par- ticularly in wide streets. (c) Flexibility in use of the street. A street which has no car tracks may be required to carry more traffic in one direction than in the other at certain times, and w^here this happens during the peak load, the greater part of the road may be devoted to traffic in the direction of the heavier load — even to the extent of using mov- able islands or markers. Such questions as operating one way streets, inconveni- ence the user of the thoroughfare and should be resorted to only under the pres- sure of necessity. (c) Car movements at intersections. It is recognized that capacities of streets are largely governed by the prevailing movement of vehicles and cars at intersections. For example, street cars routed around the outside turn — that is turning to the left — are a much greater factor of congestion than those making the inside or right turn. It is probable that some streets should soon be limited to motor driven vehicles. A theory upon which street capacities is based is subject to many modifications. Each case must be judged on its merits. On a street offering room for one line of vehicles a heavy horse truck will place all light speedy vehicles following it in its own cleiss and there would be intense congestion from the point of view of the motor vehicle. This simply means that a one line street should be restricted to one kind of traffic. It also means that where there is room for two or more lines the fast and slow should be separated. This is another problem of traffic regulation. We are experiencing a transition in street traffic due to the rapid replacement of horse drawn wag- ons by motor trucks. A truck is not as great a factor of congestion as a wagon. And to further accentuate the effect on traffic volume it takes fewer trucks than wagons to do a given amount of work. A truck is equal to about 3 wagons. The number of commercial vehicles that are re- quired per capita is decreasing, due probably to the rapid change from horse drawn to the more effi- cient motor vehicles as w^ell as due to more ex- peditious freight handling and package delivery operations. It will be seen that traffic density should not in- crease materially until the rate of decrease in num- ber of horse drawn vehicles falls off — that is to say, until there are no longer any horse drawn trucks. From that time on, traffic density will begin to show an increase. That condition will begin to be felt before 1 930. BASIS OF RECOMMENDATIONS. The rec- ommendations for improving the dow^ntown street circulation have been made in the light of the fol- lowing assumptions and findings based on avail- able data, estimates and observations: Cars and car tracks limit the capacity of a street more than any other element, primarily because flexibility of general traffic movement is limited by them. Street capacities may be increased by widen- ing the street space or by closing crossings. In the first instance running time is not short- ened, while in the second it is. Elimination of left hand turns have this effect in a measure. If the running time is shortened, that is if a vehicle can be made to reduce the time requir- ed to make a trip say 50%, that vehicle will be less as a factor of congestion by one half. In other words, it makes room on the street for one more vehicle of a similar character. The routing of the bulk of the traffic at inter- sections is a leading element in determining the capacity of a street. For this reason, ca- pacities can be theoretically determined only in a general way. Regulating traffic is a lead- ing factor. The number of commercial vehicles per per- son is decreasing. This will continue until horse drawn vehicles have disappeared, and may continue afterward, but not to such an extent. Speed limits in congested areas should not be arbitrarily limited. 32 It is on the basis of the foregoing analysis and conclusions that the improvement plan for the busi- ness district has been prepared. If we classify the downtown streets and the ar- teries leading into them we should provide : 1 . Wide streets along the outer edge a short distance from the center. 2. Through traffic streets across the central district to carry vehicles quickly to within a block or tw^o of their destination. 3. Purely local streets with enlarged intersec- tions would constitute the remainder. In- to these vehicles would go with some crowding, complete their errand and leave, soon reaching one of the main streets along which they will be able to move away from the congested area leaving room for others. in this district at one time. If each trip consumed 30 minutes this number would be reduced to 500. The need of avenues of quick egress and the need for vigorous enforcement of reasonable traffic regulations is apparent. The recommendations are: 1 . Widen and connect up Twelfth Street ; to serve as the north distributing artery for east, northeast, north, northwest and west traffic. 2. Widen and completely develop Third Street and its connections east and west ; to serve the east, southeast, south, southwest and w^est traffic. 3. Widen Eighth Street and completely devel- op its connections at either end; to serve as the central east and west artery. Proposed cut back of corner of 60 foot streets with 40 foot roadway, to increase sidewalk area and give greater freedom of traffic movemetjt Cutting back corners or arcad- ing the first floor at corners and set- ting back the curb will improve the view, prevent ac- cidents and lessen congestion at in- tersections. If it can be made possible for a vehicle to go into and leave the downtown district in half the time that is now required for the same errand, obviously congestion will be reduced 50%. The completed trip of each motor vehicle to and away from the congested center of Saint Paul is a cycle completed some 22,700 times each day in Saint Paul. The real measure of congestion is not only how many trips (or cars) but how many and how much time is required by each one. If each of the 22,700 trips made today in 1 2 hours requires one hour in the crowded area including the parking time, there would be an average of 1 ,000 vehicles rea of property taken 394. 19 sq, ft 'Proposed cut DacKat corner 'of 60 foot streets w it h40 foot road way topermita curvatureof track Qf50footradi us and tomake room for a vehic/e between streetcar and curb Till s will relie ve trajfic con^stion by speeding up car movements on the c urve and permit vehides to move freely arounda corner without waiting as now for a car to round the curve Develop the connections to these principal east and west streets from Seven Corners as indicated. Widen Wabasha Street, either by arcading the sidewalks or by acquiring the land; to serve the same purpose for north and south traffic. Widen Wacouta Street as the principal east cross-town connection. Widen Broadway as the marginal street along the line of intensive wholesale devel- opment. It will function also as a north 33 and south distributor in conjunction with Wacouta Street. Restrict Cedar Street to northbound traffic between Tw^elfth Street and Third Street and restrict Minnesota Street to south- bound traffic to serve jointly as the main central cross-town line. Widen Seventh Street by setting the curbs back 7 feet on each side^arcading the sidew^alks betw^een St. Peter Street and Jackson Street and by acquiring property west of and east of these streets respective- ly. This street will serve for local traffic in the congested hours and as a main distrib- utor at other times as it does in conjunction with Sixth Street today. a complete circuit around the business center, and will serve to relieve congestion in the center itself. It will afford a quick means of going froni one corner of the district to another. It will afford ade- quate approaches to the Union Depot from the north and west and to the State Capitol from the south and east. It will enable traffic which has its origin and destination both outside the business dis- trict to pass around it instead of going through it as such traffic is compelled to do now. The result of these improvements will be the elimination of a chaotic condition and will result in orderly traffic movement along well defined routes. Habits of travel in city streets are soon formed. Cedar Street for example will have a carrying capacity of 3,000 passenger automobiles per hour (^ Sa/efy ■ tsU ( So/eft/ /s/e ) University Ave. SUGGESTED IMPROVEMENT FORSNELLING UNIVERSITYAVE INTERSECTION 10. Widen Jackson Street south to Twelfth Street, to connect the Twelfth Street dis- tributor with streets to the north. 1 I . Eliminate left-hand turns at points where congestion develops, carrying out this prin- ciple in the routing of street cars where practicable. THE DOWNTOWN CIRCUIT. Third Street, Wacouta Street, University Avenue extension, and the Capitol approach, all taken together will form with a line of vehicles standing at each curb. The same is true of Minnesota Street. Crossing inter- ruptions will reduce this number somewhat, but with proper regulations traffic across them should not be great. The ultimate capacity of the group of downtown streets should be greatly increased by the improve- ments suggested, but traffic regulations will have a bearing on the extent of this increase. 34 Sidewalk and Business Development lELATION BETWEEN ROADWAY AND SIDEWALK: In a retail district, the es- sential elements of a street are roadway space and sidewalk space. Of these, the sidewalk space is the most important. Streets which are the main arteries of traffic into and through a business district are in another class and the question of their roadway width is not here con- sidered. Such streets as Fifth Avenue, New York ; Michigan Avenue, Chicago ; Hennepin Street, Min- neapolis; Seventh Street, Saint Paul; Broadway, Gary; Central Avenue, Phoenix; belong in the through-artery class. But the width of sidewalks in a strictly retail sec- tion must be such as to accommodate the pedes- trians doing business at the stores whether the street is local in its roadway character or of the through type. There is in other w^ords no close re- lation between sidewalk widths and roadway widths in a business district. Their functions are differ- ent and the required capacity of the one has little bearing on the required capacity of the other. In the same way that corridors and lobbies in build- ings and aisles in theatres are gauged in area and width to accommodate the number of people who may be required to use them, so sidew^alks must be made to harmonize with the floor area of the abutting shops. Sidewalk capacity for general use is inflexible. In this respect they are unlike roadways whose ca- pacities change with every change in t5T3e of trans- portation. Since the sidewalk space requirements are entire- ly independent of roadway requirements, they are here discussed independently. SIDEWALK AREA AND FLOOR SPACE. The sidewalk width has a close relation to height of buildings, to area of floor space and to character of occupancy. In the central business district of Saint Paul, en- closed by the center lines of Jackson Street, Third Street, St. Peter Street and Eighth Street: Jackson Street has 1 2 foot sidewalks Robert Street has 1 3 foot sidewalks All other Streets have 1 foot sidewalks The total area of district is 75.4 acres or 1 00%. The ground floor building and alley space is 52.7 " '' 70%. The roadway space is 15.5 " " 21%. The sidewalk space is 7.2 " " 9%. The ground floor space built up — is 45.0 acres. The average building height is 2.3 stories. The approximate total floor space is 90.0 acres. It is seen from the above that the present ground floor building space is about six times the sidewalk space, and when all available land area is built up- on that the ground floor building space will be seven times the sidewalk space. The total ground floor space occupied by retail business should not exceed four and one half times the sidewalk space, nor should it be as great as this where buildings will be built to heights in excess of five stories. When a smaller and more intensively occupied area, and one wherein the sidewalks are overtaxed is considered, the following relations are found: The area considered is that tributary to Seventh Street and extending one half block north and south of Seventh Street and from one half block east of Robert Street to one half block west of Cedar Street. This is a strip three blocks long. Ground floor building space is 8.35 acres. Sidewalk space is 0.65 Total built-up floor space is 22.00 Average height of buildings is 3.25 stories. The ground floor building space is 1 3 times the sidewalk space, while the built-up floor space is 34 times the sidewalk space. The sidewalk space is too restricted in its rela- tion to not only the built-up ground floor space, but also to the present total floor space, and the aver- age number of stories is slightly in excess of three. The sidewalk space should not be less than 1 /25 of the total floor space (all floors) when the aver- age development is twice the present height. A general statement of the proper relations is that the sidewalk area should be not less than 1 /25 of the total built-up floor space in a retail and of- fice district, but that it should not be smaller in any case than 1 /5 of the ground floor building space. SIDEWALK SPACE AND SHOPPING: With- in a large retail and office center, there are two classes of pedestrians — those working in the stores and offices, and shoppers. Generally, the peak shopping crowd is during the middle of the after- noon, while the workers are at the maximum in the street at mid-day. This is the most congested hour due to the presence of both classes. Since the larger area above discussed — that be- tween Jackson Street and St. Peter Street — is not entirely devoted to retail business and since it is not intensively developed in places, it is best to analyze the smaller Seventh Street section; for conditions found here today will be typical of a much larger area in the near future. 35 Sidewalks have a fairly well defined maximum capacity. For example, counts show^ that on busy shopping days between I 2 M. and 4 P. M., State Street, Chicago, sidewalks near Madison Street accommodate 2,400 people per foot of sidewalk width per hour (average) moving past a given point in both directions. The congestion at such times leads us to believe that sidew^alk capacity should be considered as 1,800 people accommodated as before or 75% of the State Street counts. In the Chicago example, the ground floor building space is only 3.75 times as large as the sidew^alk space (Seventh Street, Saint Paul, ground floor building space is 1 3 times the sidewalk space). In the Chicago example the to tal building floor space (all floors) is 50 times the sidewalk space. But this sidew^alk is congested to such a point that (comparison having been made with streets a block away where the pedestrian movement is also heavy) State Street sidewalks should be 40 feet wide or 20 feet wider than they are at present. The absence of actual counts of pedestrians on Seventh Street will not minimize the deductions and conclusions w^hich were made from a study of conditions elsewhere. TTiey are: The Seventh Street sidewalk area is less than 1/12 the ground floor building space. On Seventh Street the sidewalk area is about 1 /34 of the total building floor space and the average building height is 3 1/^ stories. The building height can be expected to increase to eight stories. Seventh Street sidewalks are 1 feet wide. To meet present needs, the Seventh Street sidewalks should be 25 feet wide. This will give about 1/5 of the present ground floor building area. This w^idth should be adequate to serve the frontage when the buildings have reached an average of eight stories. The 25 foot w^alks w^ould then be about 1/25 of the total floor space. SIDEWALK SPACE AND LAND VALUES: Value of lands in the retail district are based upon earning power due to location and accessibility. The life of a city (to quote R. M. Hurd) involves continual travel day and night through its entire area, the most notable feature of which and the basis of its effect on the city's structure is its reg- ularity. The inhabitants of a city do not inter- mingle at random, but go from one place to anoth- er by the quickest, shortest or most agreeable route. So it is with the retail district. Streams of travel lead to and from the central area. In addition to the regular currents of travel of workers, there are others just as regular and reliable seeking recreation and bent on shopping. The display of goods is vital for shops, and in or- der to display goods sidewalk capacity and shade are necessary. It is noteworthy that the shady side of a retail shopping street is worth 20% to 40% ^ more than the sunny side. This is not always true j because of the powerful influence of other factors | In the case of department stores to which special ; trips are made, the side of the street does not have so strong an influence. The fluidity of daily pedestrian travel is its most striking feature. Obstructions check and turn it aside. In flowing down a street, it backs up at the crossings, influencing shops at some distance back from the principal street. The stronger the cur- rent, or rather the greater the volume, in relation to space available which in this case is sidewalk width, the farther back it spreads. It is some measure of this relation which is intended in the discussion of the relation of sidewalk width to building height ! (or total building floor space). The relation is be- tween the volume of pedestrians and not the side- walks themselves, since a sidewalk, no matter how w^ide, will not induce traffic — except as a detour. To summarize this argument, the outstanding axioms as applied to Seventh Street are : 1 . When with 1 foot sidewalks, the streams of traffic become so impeded by congestion as to have reached the limit of sidewalk capacity, these streams back up into the cross streets or rather, they are no longer fed from the cross streets and pedestrians in the interest of comfort are diverted to a parallel street. 2. There is a close relation between property val- ue for retail use and the number of people that pass along the street upon w^hich it fronts. Obviously, when the ultimate sidewalk capacity is small and when it has been reached, the values will be slow to rise. 3. An example of the close relation between vol- ume of pedestrian travel and values is shown by the example of State Street, Chicago, with 20 and 25 foot sidewalks. As compared with Dearborn Street with 1 6 foot sidewalks near Madison Street, the State Street values in 1916 were estimated at $20,000 per front foot (depth basis 1 00 feet) while on Dearborn Street they were $7,000. In both cases, 1 ,000 persons per hour of after- noon shopping period have a value of about $330.00 per front foot. The counts (four hours, both directions) on a characteristic day were: State Street 475,000 people— $20,000 per foot Dearborn Street 1 60,000 " — 7,000 " " While this example may not prove a rule as to actual values, there is nevertheless a close relation. Other factors may in some Saint Paul instances have a strong counter influence. There are no sidewalks in the strictly retail sec- tion of Saint Paul that have adequate width. Since roadways are also inadequate in some instances, methods for correcting these defects must be found. 36 A I'-^bniK'tmcadc^a, 'mriday mom ii„^. sp.,re », th,. r..ta,I distnct and ai«c^o,„eiric4 tot I ■ Irom ,la,-kson fo .St.Potrr. Duaninp Athletic Field y9acn>\ii'pi\tiu\ hwh ykhoul ui l^i«k 'T>>/^/>^/3.^Mm^v/MM^.^Mh^*?M}yy^Mr/f7^^^^ Wj^A h//»> >mv>, s^: ^ ^M WM \ r 1 'II . 3r fc-s 6 lHl~3|: .^,lJi l^ « ?g^- 3BG FiFil^Jl'' "'^i^< ■■ ':i:::i::::iiJ& nriF^r-i Li i" ^-^ ■■ ?:i:::(:::::::ai f Mr-''~-T' "■'-^ '/''-% ^ 1..::: :::::::g yi,;,;^£^b„. --^,^> fj. ^ '''''^ ^ ' '• :::'::::U:g ^^gF5!5'mi^i¥N\'^SJ«if5ssa "gj p^ -::::;; :::;,: :::::• _J]5' JT - ' r t ^^ vy//ft^ " •;; " — ^- -It L ■ y/y/yA^y,. '•:..,.. tzmi •s^-x-" ^' 'I II 0Sl4;^ 1'.. iV ULlLJ,!! I li^ «»» I ][ l( yWI^S :.::2IM. ■(Si-^. ih iiai Dii7~]r ■)( B» »f»^r r-,47B)r I3HD 9E r:s3[gx oSSe.3^ ■mPBHT^ »yr. ^ j: It-—" I 'I u L. _ir_ irTirrnt ii 31 _JL 3E qc :i 'pMiir ,a^^ E-rt !&gMM ^3BP ^fe;^^^ L . ,j t H— f-r-^ m /;- IT, ■ ••Mil P SB Da s ^^^-=1 '\J. h. »:t;::: iiattiiuitsu i:.':::t:»::: ;:««:i ::::»» i;t:M:i!!i <•••«•••• <••••••*■ »•••••* •••••• >••••>• D y^c u ja E:;;y MINNESOTA \ CHILDHSNS _JI ^ -i[,.Tnc:i|^ irnmr" ir \r^i. ir ^r ralL a //: E3 ^ 3 / ^^ -t. *a:^ IDE 31 JE. ^ifL_:3j: ][1--J ¥-C^Hi::;::?.^E^^-taib=:3i -sc itii4dh_^-]nrig^ife 1[^K-JC| era L.d c j[ ■r; ;; ^ '±3CL~ZZl\ ,..::s::... . mm WK-"'' '-- Y . '*-, // ni 3E3E JE 3ij-L _j LL_ J t ri J I .JEH[^^ r ]E^t-3tJ3E J-Jr T£-3S sr ~^^-^ czriL— II ' ir II ■ " I --' V iHeaL J^S^dBC J[ -8— 3^ ]□[: '., ??:»: ^v 3v*v5yngjjijjjjjjiiii|jiiji!ti nnnmn nnoJ CITY OF SAINT P/ Districts. Thefellowlnd notes mexpunataru of fheora.nance anddrenorapart thereof. 0/ o™ Jootfor Mchfoot fhaf buildmj is sel bick H such fi.4htriKnrtM3fre.M1n HelShf limit 73 JeetattlKstrMtline. with provision )i»r increased tieijht ofen ;eet ftjreach/oof that building rss«t6.dursuchh«ijht/n>mthistrMt li "???' .'"n'', ""' '"l'* ''" ='■■«' ""«. "I"! prow'sion far incrMsed heiOht opji feet /or Mch foot that txddinj it s«t tuchat si/ch h«iJht/TOn fhtstreellir H«l|ht ;i>TliMJOfc.tat the sfre.t line, withprowiion for increased heiant 0/4 /ee»A>r each (oof that buildinj is eet bach af such heijht /rem the jtw< GEORGE H. HERROLD CITY Pl^N ENOIMBUI EOWAROH.BENNETT and WM.E. PARSONS consuuVants on city plan ZONING MA To accompany the Building Zone Ordini Approved July 7-1922 Elective Aug.i Scale. PREPARED BY CITY PLANNING B( Map amended; 0ctl4-l92S StClairSt./rwnMllfi Nov.8- 19a 2 Wesrern Ave.pt)mDayt: ni^^M. m}^^v?^\\■m\\•:i•.. m-^. Vf5« "^ -V, m i-*;i:i \mi Dffl KKY> ■icts »" Residence District and public fromrties 'B" Residence District "C Residence District. Commcrtial District. l-i$ht Industry District. Heauy Industry District. Unassi^ned District. he following notes areeipianatoru of theora.nonc» inderenofaparf r/i«r«o/. xtaithe stnetlme, wirDprmnion tor increased heJOht /Mtthsr boildinJissedwkateudihei^hffnimrtMstreeMin* Mtaf the streef line, with pionsion tor incneased heiiht Hfixt that building la jtt bK*er!>uefi(nijht/i»m the street line nt at the street Ime, n'lth provision tor mcreased heiotut fi foot Miol buiUlnJ !• set bediot eucb beijht/rom fheStreelliVu 9tat the street line, with provision ^r increejed heiOht 1 foot that bi/ildinf it tot bacK atiuch height /mm the alnel line GEORGE H. HERROLO CITY PLAN BNOtMBftff EDWARD RBCNNETT am WM.E. PARSONS CONSULTANTS ON CITY PLAN B ^ 3E}pl:j[ii ,iin[m]C]nnDSSai pQ[|[ni]QnaM[#5- in 'n^i ra IBGC :):::;:<:: nnnno □[DQin r"¥"Ti '^-' [ — 1 !t»:.^:i:::^:::::::::;:.>HtiMmt ::;;:: 'V'\^-':j:|:!::;;!::;::::::::|jn:::::: I^&^-^' p;;;j Dp 1 giSBepesE^pii a wmc^Q ffl EI] ^ — j« iE3E :rdi jaLi: TO B^c~S^ ^^5»S •^§ IJJ CITY SAINT PAUL ; " ■■■ ZONING MAP To accompany the Building Zone Ordinance. Approved Ju\y7-\982 Effeciive Aug.22-I92a. Scale. > I r ^ .1.'^ -ife=^ PREPARED BY CITY PLANNING BOARD Map amended: 0ctl4-l92S StClalrSt./romMIITDn to Oakfarovc Place. NOV.8-I02S VVesrernAve.^mDaytonylve.toNe/sonandMorehaiMro. IB m Q] ff] rrm >^ Uy \ \ -X Building Zone SAINT P 1 C. p. No. 39341— Ordinance No. 5840— By H. C. Wenzel — An ordinance for the purpose of pro- moting the public health, safety, or der, convenience, prosperity and general welfare by providing for the classification, regulation and re- striction of the location of trades and industries and of buildings used for human habitation and for speci- fied purposes and the height and "bulk of buildings hereafter erected or altered; and regulating and de termining the minimum size of lot line courts and other open spaces and establishing the boundaries of districts for said purposes. The Council of the City of St. Paul does ordain: ARTICLE I. XJSB DISTRICTS. Section 1. For the purpose of regu- lating the location of trades and in dustries and the location of buildings for specified uses, the City of St. Paul is hereby divided into six classes of districts: "A" residence district, "B" residence district, "C" residence dis- trict, commercial district, light indus- try district, and heavy industry dis- trict; as shown on the zoning map which accompanies this Ordinance and Is heret>y declared to be part hereof. The use districts designated on said map are hereby established. No building or premises shall be erected or used for any purpose other than a purpose permitted in the use district in which such building or premises is located. Section 2. "A" Residence Districts. In an "A" residence district no building shall be erected other than a building, with its usual accessories, arranged, intended or designed exclu- sively for one or more of the follow- ing specified uses: a. Houses for not more than two families. Public buildings. Public libraries, public museums, memorial buildings. Public parks, playgrounds or recre- ation buildings. Schools, colleges. ■Churches and parish houses. Clubs, social, recreational and com niunity center buildings except those the chief activity of which is a service customarily carried on as a business such as a public dance hall or a public bowling alley. Farming, truck farm, nursery and greenhouse. Passenger railway stations. Transportation rights-of-way. Inconspicuous real estate and rent- ing signs. Office of a professional man, acces- sory to his dwelling, customary home occupations, boarding and renting of rooms to not more than 5 persons, provided there is no display or ad- vertising. b. No house shall be erected or altered to be used as a dwell- ing on any lot whose width at the front building line is less than 40 ft. and whose area is less than 5000 square feet for each family housed in the dwelling provided that any lot of record at time of passage of this ordinance may be occupied by one family; no home shall be erected or altered to be used by two families on any lot whose width at the front building line is less than 60 ft. and whose area is less than 7500 sq. ft. provided that any lot of record at the time of passage of this ordinance hav- ing a width at the front building Ime of not less than 50 ft. and an area of not less than 7500 sq. ft. may be occu- pied by two families, and further pro- vided that the lot areas enumerated in this paragraph shall be exclusive of any area occupied for other purposes than housing and uses accessory thereto. Section 3. "B" Residence Districts. In a "B" residence district no build- ing shall be erected other than a building, with its usual accessories, arranged, intended or designed exclu- sively for one or more of the follow- ing specified uses: All iiBBB RTieclfled as permitted Boiler making. Brewing or distilling of liquors. Building material storage except where materials stored are for sale for local building operations. Car barn or repair shop, except a car barn used solely for storage of electric cars. Carbonic gas manufacture. Carpet cleaning. Clay products manufacture. Coal or coke storage except where consumed on premises, or for sale at retail for local consumption. Cooperage. Dextrine, glucose and starch manu- facture. Disinfectants manufacture. Dry cleaning at v/holesale. Dye works employing more than 2 dyers. Electric central station or sub-sta- tion or power plant. Emery or emery cloth manufacture Ammonia manufacturing. Ammunition manufacturing. Asphalt manufacturing or refining. Blast furnace. Bleaching powder and chlorine man- ufacturing. cellulose products or plaster of paris Celluloid or manufacturing. Cement, lime manufacturing. Crematory (not including those in cemeteries) creosote treatment, or manufacture. Dye stuffs manufacturing. Explosives manufacturing or stor- age. Extraction of minerals. Fertilizer manufacturing and potash refining. Fireworks manufacturing. Fuel manufacturing. Gas manufacturing and storage in excess of 10000 cu. ft. Glue size or gelatine manufacturing Enameling, japanning or lacquering, or recovery from fish or animal offal. except where the liquid is applied by hand brush and where not over one employee is engaged at this work. Excelsior and fibre manufacture. Fat rendering. Fish packing, smoking or curing. Flour milling. Foundry products manufacture. Glass products manufacture. Ice manufacture or cold storage plant from which ice is sold for de- livery away from the premises. Insect poison and exterminator manufacturing. Iron, steel, brass, copper or other metal works, mills or shops, employ- ing or more mechanics or skilled workers. Junk, scrap paper or rag baling where mechanically operated presses are used except plants where baling is purely accessory. Lamp black manufacture. Live stock barns or corrals. Liquors (malt) manufacturing. Milk bottling or distributing sta- t'on. Ore dumps or elevators. Paint, oil, varnish or turpentine manufacturing. Paper and pulp manufacturing. Poultry killing, dressing or live storage except for retail sale on prem- ises. Printers ink manufacture. Railroad freight or other yards, or shops. Raw hides or skins, storage curing cr tanning. Repair shop for motor vehicles ex- cept as provided in this article in con- nection with a public garage. Rock crusher. Salt works. 'Saw and planing mill. Shoddy manufacturing or wool scouring. Shoe blackening and stove polish manufacturing. Slaughtering. Soap, soda or washing powder man- ufacturing. Stable for more than 1 horse for each 500 sq. ft. area of the lot. Sugar refining. Stone and monument works except where all materials are stored and all work is executed in a studio. Stamped and enameled ware manu- facturing. Yeast manufacturing. All uses specifically prohibited in the light industrial districts. b. No premises shall be used wholly or in part for the stor- age of any material whatsoever e:;cept where such materials are stored in a building and where the character of such building con- forms with the general develop- ment of a commercial district, provid- ed that 25% of the area of premises at the rear may be used for the open or shed storage of building material or fuel, except as provided in section S paragraph f of this ordinance. c. No building or premises shall be used for any kind of manufacture, re- pairing, alteration, converting or fin- ishing which uses mechanical power aggregating more than 5 Horse Power per 2000 sq. ft. of ground area. d. No building or premises shall be used and no building shall be erected Iron, steel manufacturing, (blast furnace, rolling, mill, tin plate, etc.). Lime manufacturing. Match manufacturing. Mining. Oil cloth or linoleum manufactur- ing. Oiled, rubber or leather cloth_ tieatment. Ore reduction. Petroleum refining. Potash works. Pyroxyline manufacturing. Rolling mill. Roofing materials and building pa- per (tar and asphalt manufacturing.) Rubber (crude) manufacturing. Stockyards. Smelting. Sugar refining. Tallow and grease refining. Tar distillation or manufacturing. Tanning, curing or storage of leather, rawhides or skins. Turpentine distillation. Wood and bones distillation. b. No premises shall be used in excess of 25% of the area of said premises as a yard or shed for the storage of Jnaterials manufactured, in the process of manufacturing or as- sembling, or raw materials or of junk, paper, rags, refuse of fuel, except as provided by Section 8, paragraph f of this ordinance. c. No use permitted in "A" resi- dence, "B" residence or "C" residence districts or in commercial districts shall be excluded from a light indus- try district. Section 7. Heavy Industry Districts. The term "Heavy Industry Dis- trict" is used to designate the district for which no regulations or restric- tions are provided by this article, pro- vided that no industry, or use noxious by reason of emission of odor, dust, smoke, noise or gas shall be located at a point where it would unreason- ably interfere with any industrial use of property previously established in the vicinity, or with any permitted use of property in a more restricted district. Section S. Use District Limitations and Exceptions. In any buildings or premises any lawful use existing therein at the time of the passage of this ordinance may be continued therein although nonconforming to the regulations of the use district in which it is main- tained, or any such use may be changed or converted or extended throughout the building, provided in either case that no structural altera- tions, except as required by existing laws and ordinances, are made there- in and no new building is erected and provided further that: a. In any district no building or premises although not conforming to the regulations of the use district in which it is maintained shall be con- verted to a use that would not con- form to the regulations of the use dis- trict in which the original non-con- fcrming use would be permitted. b. In "A" residence and "B" resi- dence or "C" residence districts and commercial district no building or premises devoted to a use at the time of the passage of this ordinance that Hfiin ill' — irir ■4i a ii-j>rnhihited»to>. » ^ ^Ft r 1i- ^ ll-all of a building or por part of a fence or othei nearest the street exter than 3' 6" above the fini provided that cornices, bi and an entrance canopy more than 20 sq. ft. of roc steps below the level of th and provided that fences n ing vision to an extent ii 40% above a height of 3' exempt from the restrict! ed by this section. c. Where a block is ( partially occupied by bu; average of the distances o v/alls of buildings, as ci linear feet frontage of th exclusive of side street wa ings on corner lots, exis block at the time of the this ordinance, measured est foot, from the street 1 the established building 11 Provided, that buildii building lines are distan street line in excess of thi of paragraph "a" of this si hi deemed to exactly con provisions of said paragrj purpose of this paragraph iug the building line; and vided that the provisions ( grapli shall be not more than paragraph "a" of this d. Where any existii erected prior to the time age of this ordinance ha wall nearer to the street li building lines as establis' section, then the street ' building hereafter erected Oil that 75% of the front; in excess of 30 ft., except in paragraph "f" of this se ured to the nearest foot, ceDt lot adjoining the prei said existing building maj not nearer the street lii street wall of the existin e. Lots occupied by b signed for uses permitted dence districts shall not ered where located in a "1 district, and lots occupie ings designed for uses r an "A" residence and "I district shall not be consi located in a "C" residence the purpose of establishir ins line of structures er tered after the passage ( nance. f. Where a commercia industrial district or dist part of a block with s dcnce, "B" residence or " district, all street wall lin of tills section shall ap part of each commercial each industrial district block, except that the p paragrapli "d" of this s apply to the entire fronta niercial or industrial die block; otherwise the p l.iis section apply only dence, "B" residence an dence districts. g. Lots separated by a be deemed adjoining, ar buildings, temporary builc retaining walls, or simiU ne Ordinance r PAUL 3 sides of ' ets or ad- r anv pur- permitted district on jmises fac- ; a alley or I )f-w"ay, and , semi-pub- ; ;s or uses 3f the area snd nearer designated )ve restric- . i provided I contained ises in an idence dis- 5d storage prohibited nercial dis- ilstrict tbe irovided by d or modi- Ded in Sec- !, provided ietrimental ing proper- spaces are by a build- ce or ■wall, deemed a e of street Etion 16 of at the time nance shall its intend- :ts. )Ose of reg- height and ;r, The City ided into 4 ;ht District ght District oning Map linance and part there- designated established. a building conformity in prescrib- t in which trict I. In [ng shall be ■ss of 40 ft., he building ick fron: all dded to the ing or such ich building 36 set back than A and ipt where a B residence irict II. In ing shall be scess of 75 t the build- back from 11 be added building or rict III. In ilding shall xcess of 100 irhe building k from the le added to building or rict IV. In ing shall be cess of 150 :he building k from the dded to the ing or such rict Llmita- hereof may •ovided that ; above the in Sees. 10, !e shall not t limit mul- remises and et-back pro- t be waived I paragraph ister of Deeds or Registrar of Titles, ' and which is in the same block with a lot or lots whose street line is the front line, no building shall be erect- ed whose street wall is nearer the street line than a distance equal to % of the distance of the established building line from the street line in the block, measured to the nearest foot in an "A" and "B" residence dis- trict and said street wall shall be ex- empt in a "C" residence district from ■ the provisions of this section; And further provided, that where a street wall line adjoins a less restrict- ed or a street wall line exempt from the provisions of this section, the ad- joining street wall line for the near- est 7.S% of the frontage and not in excess of 30 ft. in any case, may con- form to the provisions of this section a= they apply to the less restricted or exempt street wall line which it ad- joins. b. The street wall, for the purpose of this section, shall be deemed the wall of a building or porch, or that part of a fence or other structure, nearest the street extending more taan 3' 6" above the finished grade, provided that cornices, belt courses, and an entrance canopy having not more than 20 sq. ft. of roof area, and steps below the level of the first floor and provided that fences not obstruct- ing vision to an extent in excess of 40"^c above a height of 3' 6" shall be exempt from the restrictions provid- ed by this section. c. Where a block is occupied or j partially occupied by buildings, the I average of the distances of the street walls of buildings, as computed in i iLuear feet frontage of the premises, exclusive of side street walls of build- ings on corner lots, existing in the block at the time of the passage of this ordinance, measured to the near- est foot, from the street line shall be the established building line; Provided, that buildings whose building lines are distant from the street line in excess of the provisions of paragraph "a" of this section, shall bj deemed to exactly conform to the provisions of said paragraph, for the purpose of this paragraph in establish- ing the building line; and further pro- vided that the provisions of this para- ; graph shall be not more restrictive j than paragraph "a" of this section. I d. Where any existing building I erected prior to the time of the pass- age of this ordinance has its street wall nearer to the street line than the I building lines as established by this i section, then the street wall of any ! building hereafter erected or altered on that 75% of the frontage and not in excess of 30 ft., except as provided in paragraph "L" of this section, meas- ' ured to the nearest foot, of the adja- j cent lot adjoining the premises of the ' said existing building may be erected I not nearer the street line than the I street wall of the existing building. i e. Lots occupied by buildings de- ' signed for uses permitted in "A" resi- dence districts shall not be consid- I ered where located in a "B" residence I district, and lots occupied by build- [ ings designed for uses permitted in i an "A" residence and "B" residence j district shall not be considered where ' located in a "C" residence district for ; the purpose of establishing the build- 1 ins line of structures erected or al ! tered after the passage of this ordi- j nance. I f. Where a commercial district or ! industrial district or districts occupy I part of a block with an "A" resi- dence, "B" residence or "C" residence district, all street wall line provisions ' of this section shall apply to that I part of each commercial district and I each industrial district within that i block, except that the provisions of paragraph "d" of this section shall ': apply to the entire frontage of a com- i mercial or industrial district in the I Hock; otherwise the provisions of i t.iis section apply only to "A" resi- ': dence, "B" residence and "C" resl- ; dence districts. \ g. Lots separated by an alley shall i be deemed adjoining, and accessory I buildings, temporary buildings, fences, i retaining walls, or similar structures lihall not he considered for the pur- c. Alley — Any public throughfare \ less than thirty (30) feet in width. d. Building — Any construction for the support, shelter or enclosure of persons, chattels or property of any kind. When a building is separated by party or division walls without openings, and extending from founda- tion through roof, then each portion of such building, so separated, shall : be deemed a separate building. | e. Block — A block shall be deemed to be that property abutting on a street on one side of said street and lying between the two nearest inter- secting or intercepting railroad rights-of-way or streets. f. Building Line — The line beyond which no building or part thereof : may extend without special permis- 1 sion and approval of the proper authorities. g. Curb Level — The "curb level" } is the level of the established curb in front of the building measured at ' the center of such front. Where no curb level has been established the City Engineer shall establish such curb level or its equivalent for the ' purpose of this ordinance. h. Grade — The surface of the ' ground, court, lawns, yard, or side- '■ walks adjoining the building. The established grade is the grade of the street curb lines, fixed by the City of St. Paul. The natural grade is the , undisturbed natural surface of the I ground, and the finished grade is the ' surface of the ground, court, lawn or yards, after filling or grading to de- sired elevation, or elevations, around a building or structure, but where the finished grade is below the level of the adjoining street the established grade shall be deemed the finished I grade. I 1. Height of Building — The j "height" of a building or structure is the perpendicular distance meas- j ured in a straight line from the fin- I ished grade line of the lot to the I highest point of the roof beams at the front wall. The measurements in ' all cases to he taken through the center of the facade of the building or structure. When a building is on a lot abut- ting on more than one street and I there is more than one grade or level, the measurements shall be taken through the center of the facade on the street having the highest eleva- tion, provided, hov.-ever, that where a lot runs through from street to street and the depth of the lot ex- I ceeds 100 ft. the height of building on the street permitting the greater h'jiaht shall not apply to a depth greater than 100 ft. In arriving at the height of any structure without :oof, measurements shall be taken from the highest point to lowest elevations. 1 j. House — One Family. A one familv house is a building which is i rented, leased, let or hired out to be I occupied or is occupied or is intend- : ed, arranged or designed to be occu- ; pied as the home or residence of ' not more than one family. All such buildings whether built singly, or m conjunction with others as double houses or terraces or attached or 1 semi-detached rows, shall be deemed ' one familv houses when each such 1 house complies with the definition of ! "Building" of this article. 1 k Two Family House — A two fam- ily house is a building which is rent- ed, leased, let or hired out to be occupied or is occupied or is intend- ' ed, arranged or designed to be occu- '• pied as the home or residence of not i more than tv.-o families. All such I buildings whether built singly, or In ; conjunction with others as double houses or terraces or attached or . semi-detached rows, shall be deemed ■ two family houses when each such house complies with the definition ol "Building" of this article. 1. Lot Line— The line of demarca- tion between either public or private properties. A party line Is the lot line between adjoining properties When a lot line abuts on a street, ave- i_ ^iu^f »Mi>^li/« nrnTiertv Section 20. Meetings and Proced- ) effect that the building or premises ure of the Board. — Meetings of the i or the part thereof so created, erect- Board shall be held upon notice from the Commissioner of Parks, Play- grounds and Public Buildings of St. Paul hereinafter referred to as the Commissioner and at such other times as the Commissioner or the Council may determine. The presence of four members shall be necessary for a quorum. All the meetings of the Board shall be public. The Board shall keep minutes of its proceedings, showing the vote of each member upon every question. Any person dissatisfied with the de- cision or application of the provisions of this ordinance by the Commission- er of Parks, Playgrounds and Public Buildings, may appeal to the Council by filing notice of appeal with the City Clerk. This appeal shall be subb- ed, changed or converted and the proposed use thereof conform to the provisions of this ordinance shall have been issued by the Commis- sioner. In the case of such buildings or premises it shall be the duty of the Commissioner to issue a certifi- cate of occupancy within ten days after a request for the same shall be filed in his office by any owner of a building or premises affected by this ordinance, provided such build- ing or premises or any part thereof so created, erected, changed or con- verted and the proposed use thereof conforms with all the requirements herein and in the building code set forth. Under rules and regulations of the Board of Zoning a temporary certificate of occupancy for a part mitted to the Board of Zoning, who i of a building may be issued by the within ten days thereafter shall hear j Commissioner. Upon written request the appellant, and shall transmit in i from the owner, the Commissioner writing its recommendations to the shall issue a certificate of occupancy Council, together with the reasons for any building or premises existing therefor. The Council, by publishing ^ at the time of the passage of this notice of a date for hearing the appel- 1 ordinance certifying after inspection lant in the official paper at least one the use of the building or premises week before such hearing, may in a | and whether such use conforms to specific case by resolution passed by a ! the provisions of this ordinance, majority vote, after considering the i c.»,.t:„_ '>'> « j . recommendation of the Board and af- .f„^=*'°." 23. Amendme.nts and Alter- ter such hearing, determine and vary i f *'°"^^ '" D'stnct Lines.— Whenever the application of the provisons of : the oivners of o0% or more of the this ordinance in harmony with the , t.^'t,^^^® °^ ^°f street in any district general intent and purpose as fol- ' ?! J''"} ,tliereof shall present a peti lows; a. Where a use district boundary line divides a lot in a single owner- siiip at the time of the passage of tton, duly signed and acknowledged to the City Council amendment requesting an supplement, change or repeal of the regulations prescribed ..,. 1 ^o'' such district or part tnereof it this ordmance, permit a use author- i ^j^^n ^^ ^^^ P ^ ^^^^^ ^t ized on either portion of such lot to ^ ^„te upon said petition within n^ety extend to the entire lot, but not more j f. ^. ^,. "i<.iuu uuiaiy :han twenty-five feet ^^roni ^^-jtal\lmonerl^^l °^^^^^^^ boundary 1 ne of the district in which , jj^J ^^^ ,3,,^ '^^f ^^^^ petftion the such use IS authorized. | Council shall consider same and refer b. Permit the extension of a non- ^ it together with all of the informa- conforming use or building upon the | tion they may have on the matter to lot occupied by such use or building I the Board of Zoning, who shall make at the time of the passage of this - - . ordinance. c. Permit the erection of an addi- tional building upon a lot occupied at the time of the passage of this ordinance by an industrial establish- i City Council their report upon same ,_,.,. --='--•--- v.Uhin thirty days. The Council shall thereupon again consider the matter and fix a date for hearing and the a careful investigation of the pro- posed change and view the district in which the change is proposed, pass upon the evidence obtained through such investigation and file with the raent and which additional building is a part of such establishment. d. Grant in undeveloped sections of the city temporary and condition- al permits for not more than two years for structures and uses in contravention of the requirements of article one of this ordinance. e. Where the street layout actually Commissioner of Finance not less than ten days prior to the time set for such hearing shall mail to every known owner at his last known ad- dress, or to the agent of property, included within the district to be changed a post card notice stating on the ground_vari_es^from the^street | the time and the place for such hea^ , . __ _,.. .V. ._ I .^g ^_.^j^ ^^^^^ information as the Council may direct, and shall cause to be published in the official paper at least one week preceding such hearing a notice setting forth the pur- pose, time and place of said hearing. At the time and place fixed in such layout as shown on the zoning map, apply the designations shown on the I mapped streets in such a way as to carry out the intent and purpose of the plan for the particular section in question. i f. Permit the erection in a com- mercial district or the extension 1 published notice the Council shall thereinto of car barns and electric { hear all persons and all objections central stations, substations or pow- ' and recommendations relative to an er houses where such uses are in the : amendment, supplement, change or judgment of the Board, necessary to | repeal of the regulations existing un- the public convenience. der the terms of this ordinance. Such g. Permit the location in any dis- j amendment shall not be passed ex- trict of a public or community utility building, reservoir or fire station where such building is in the judg- ment of the Board necessary to the public or community convenience. h. Permit the location of an air- drome in any district provided that the use of said air-drome shall be j building for which a building permit cept by a two-thirds vote of the full membership of the Council. Section 24. Completion and Res- toration of Buildings. a. Nothing herein contained shall require any change in the plans, con- struction or designated use of a in harmony with the intent of the i use of that district, and further pro- vided that such permission shall be consistent with regulations, ordin- ances and laws existing or hereafter enacted to control navigation of the air. i. Vary any provision of this or- dinance in harmony with its general purpose and intent, where there are practical difficulties or peculiar hard- ships in the way of carrying out the strict letter of the provisions of this ordinance, so that the public health, safety, and general welfare may be secured and substantial justice done, provided that a change in the bound- has been heretofore issued, or plans for which are on file with the Com- missioner at the time of the passage of this ordinance and a permit for the erection of which is issued within three months of the passage of this ordinance and the construction of which, in either case, shall have been diligently prosecuted within a year of the date of such permit, and the ground story framework of which, including the second tier of beams, shall have been completed within such year, and which entire building shall be completed according to such plans as filed within five years from the date of the passage of this or- niunity center buildings except those tlie cliief activity of wliich is a service customarily carried on as a business such as a public dance hall or a public bowling alley. Farming, truck farm, nursery and greenhouse. Passenger railway stations. Transportation rights-of-way. Inconspicuous real estate and rent- ing signs. Office of a professional man, acces- sory to his dwelling, customary home occupations, boarding and renting of rooms to not more than 5 persons, provided there is no display or ad- vertising. b. No house shall be erected or altered to be used as a dwell- ing on any lot whose width at the front building line is less than 40 ft. and whose area is less than 5000 square feet for each family housed in the dwelling provided that any lot of record at time of passage of this ordinance may be occupied by one family; no home shall be erected or altered to be used by two families on any lot whose width at the front building line is less than 60 ft. and whose area is less than 7500 sq. ft. provided that any lot of record at the time of passage of this ordinance hav- ing a width at the front building line of not less than 50 ft. and an area of not less than 7500 sq. ft. may be occu- pied by two families, and further pro- vided that the lot areas enumerated in this paragraph shall be exclusive of any area occupied for other purposes than housing and uses accessory thereto. Section 3. "B" Residence Districts. In a "B" residence district no build- ing shall be erected other than a building, with its usual accessories, arranged, intended or designed exclu- sively for one or more of the follow- ing specified uses: a. All uses specified as permitted in "A" residence district. Fraternity houses and private clubs. Boarding and lodging houses. Or- phan Asylum and Home for the Aged. b. No house or houses shall hereafter be erected or altered to ac- commodate or make provision for mere than two families nor shall more than two families be housed on any lot whose width at the front building line is less than 40 ft. and whose area Is less than 5000 sq. ft. nor shall any house be erected on any lot whose width at the front building line is less than 40 ft. and whose area is less than 4000 sq. ft. provided that a lot of record at the time of passage of this ordinance of not less than 35 ft. at the front building line and an area of not less than 3500 sq. ft. may be occupied by not more than two fami- lies, and further provided that the lot ai-eas enumerated in this paragraph shall be exclusive of any area occu- pied for other purposes than housing and uses accessory thereto. Section 4. "C" Residence Districts. In a "C" residence district no build- ing shall be erected other than a building, with its usual accessories, arranged, intended or designed exclu- sively for one or more of the follow- ing specified uses: All uses specified as permitted in "A" and "B" residence districts. Houses for more than two families. Flats, apartments, tenements. Hotels in which no business is car- ried on, provided that 25% of the lot area may be devoted to retail busi- ness generally carried on in hotel buildings. Any building occupied or to be oc- cupied to the extent of not more than 25% of the area of one fioor by a re- tail business, provided that the re- maining building area is arranged for and intended to be used for residence purposes. Public and semi-public mstitutions not included in the uses permitted in "A" and "B" residence districts. Section 5. Commercial Districts. In a commercial district no building or premises shall be used and no building shall be erected which is ar- ranged, intended or designed to be used for any trade, industry or use that is noxious or offensive by reason o*" the emission of odor, dust, smoke, gas or noise or by reason of excessive • fire hazard or for any of the followmg specified trades, industries or uses: a. Arsenal. Asbestos manufacturing. Assaying or smelting by the fur nace method, but not including one furnace of a capacity of 2 cu. ft. Babbit metal manufacturing. Blacksmithing and horse shoeing. Printers ink manufacture. Railroad freight or other yards, or shops. Raw hides or skins, storage curing cr tanning. Repair shop for motor vehicles ex- cept as provided in this article in con- nection with a public garage. Rock crusher. ■Salt works. Saw and planing mill. Shoddy manufacturing or wool scouring. Shoe blackening and stove polish manufacturing. Slaughtering. Soap, soda or washing powder man- ufacturing. Stable for more than 1 horse for each 500 sq. ft. area of the lot. Sugar refining. Stone and monument works except where all materials are stored and all work is executed in a studio. Stamped and enameled ware manu- facturing. Yeast manufacturing. All uses specifically prohibited in the light industrial districts. b. No premises shall be used wholly or in part for the stor- age of any material whatsoever except where such materials are stored in a building and where the character of such building con- forms with the general develop- ment of a commercial district, provid- ed that 25% of the area of premises at tlie rear may be used for the open or shed storage of building material or fuel, except as provided in section S paragraph f of this ordinance. c. No building or premises shall be used for any kind of manufacture, re- pairing, alteration, converting or fin- ishing which uses mechanical power aggregating more than 5 Horse Power per 2000 sq. ft. of ground area. d. No building or premises shall be used and no building shall be erected which is arranged, intended or de- signed to be used for any kind of man- ufacture except that any kind of man- ufacture not included within the pro- hibitions of this section may be car- ried on provided that not more than 25% of the total fioor space of the building is so used except where the major portion of the products manu- factured are to be sold at retail on the premises to the ultimate consumer, and provided that no part of the prem- ises is used as yard or shed storage except as provided by section 8, para- graph f of this ordinance. The print- ing of a newspaper shall not be deemed manufacturing. e. No public garage located in a commercial district shall be nearer than 15 ft. to any public street at the street level, excepting that this 15 feet may be used for show rooms or other business purposes, and provided that if the garage is located on a cor- ner lot this provision need apply to one frontage only, nor shall have en- tiance driveways of less than 12 ft. of unobstructed width at the street line, and no automobile repair work shall be carried on in connection with a public garage located in a commercial district except within the garage. There shall be no opening in a wall or roof of such garage within 15 ft. of E.djacent property where such prop- erty is included in a designated resi- dential district. f. That no permit shall be grant- ed for any filling station in the com- mercial district except upon a hearing before the Council ten (10) days alter a written notice to all property owners in the block in which such filing station is proposed to be locat- ed, and the same notice to property owners abutting on the street in the block opposite the proposed filling station, and if said proposed filling station is to be located on a corner, the same notice shall in addition be given to the owners of the opposite corners. g. No. use permitted in "A" resi- dence, "B" residence or "C" residence districts shall be excluded from a business district. Section 6. Light Industry Districts. In a light industry district no build- ing' or premises shall be used and no building shall be erected which is ar- ranged, intended or designed to be used for any trade, industry or use that is noxious or offensive by reason of the emission of odor, smoke, gas, noise, or by reason of excessive fire hazard, or for any of the following specified trades, industries or uses: a. Acetylene gas manufacturing. Acids (sylphurous, sulphuric, nitric and hydro-chloric) manufacturing. of this ordinance. c. No use permitted in "A" resi- dence, "B" residence or "C" residence districts or in commercial districts shall be excluded from a light indus- try district. Section 7. Heavy Industry Districts. The term "Heavy Industry Dis- trict" is used to designate the district for which no regulations or restric- tions are provided by this article, pro- vided that no industry, or use noxious by reason of emission of odor, dust, smoke, noise or gas shall be located at a point where it would unreason- ably interfere with any industrial use of property previously established in the vicinity, or with any permitted use of property in a more restricted district. Section 8. Use District Limitations and Exceptions. iln any buildings or premises any lawful use existing therein at the time of the passage of this ordinance may be continued therein although nonconforming to the regulations of the use district in which it is main- tained, or any such use may be changed or converted or extended throughout the building, provided in either case that no structural altera- tions, except as required by existing laws and ordinances, are made there- in and no new building is erected and provided further that: In any district no building or premises although not conforming to the regulations of the use district in which it is maintained shall be con- verted to a use that would not con- form to the regulations of the use dis- trict in which the original non-con- fcrming use would be permitted. b. In "A" residence and "B" resi- dence or "C" residence districts and commercial district no building or premises devoted to a use at the time of the passage of this ordinance that is prohibited in a light industry dis- trict shall be changed to another use prohibited in a light industry district. c. No existing building designed, arranged, intended or devoted to a use not permitted by this article in the district in which such use is lo- cated shall be enlarged, extended, re- constructed or structurally altered unless such use is changed to a use permitted in the district in which such building is located, except that such building may be reconstructed or structurally altered to an extent not greater than 50% of the value of the building, exclusive of foundations, for the purpose of continuing therein, without any extension thereof, a law- ful use existing therein at the time of the passage of this ordinance, and such use may be continued therein, although not conforming to the regu- lations of the use district in which it is maintained. d. In "A" residence, ."B" residence or "C" residence districts no building or premises shall be used for any other than a use specified for which buildings may be erected and for the accessory uses customarily incident thereto, except as provided by this section. The term "accessory use" shall not include a business nor shall it include any building or use not lo- cated on the same lot with a building or use to which it is accessory. Liv- ing quarters for the family of a care- taker, janitor, watchman, or servant en the premises where such person is employed shall be deemed an acces- sory use. A private garage for more tfcan five motor vehicles in which more than one automobile is stored for other than occupants of the prem- ises or more than one of which is a commercial vehicle shall not be deemed an accessory use. The same regulation as for private garages shall apply to private stables except that one horse and one i-ehicle shall be considered the equivalent of one mo- tor vehicle. e. For the purpose of maintaining the residential character in "A" and "B" residence districts, no public, semi-public or institutional buildings or uses shall hereafter be located in "A" and "B" residence districts, ex- cept as follows: Upon premises fa^j- ing or adjoining along the side line or said premises a public park or play- ground, school ground, college ground, public institution, semi-public institution, parochial school, convent, hospital, church, social center, hotel, railway station or other institutional buildings, or on land at least one side of which is the boundary line of an- other use district other than an "A" or "B" residence district; or on proper- ty entirely surrounded by streets and ea lor tne neignt aistricc in wnicn such building is located. Section 10. Height District I. In Height District I no building shall be erected to a height in excess of 40 ft, but for each 1 foot that the building or a portion of it is set back from all lot lines 1 foot shall be added to the height limit of such building or such part of it provided that such building shall not be required to be set back along a party line in other than A and B residence districts, except where a district adjoins an A or B residence district. Section 11. Height District II. In Height District II no building shall be erected to a height in excess of 75 ft., but for each 1 foot that the build- ing or portion of it sets back from the street line 2% ft. shall be added to the height limit of such building oi- such portion thereof. Section 12. Height District ill. In Height District III no building shall be erected to a height in excess of 100 ft., but for each 1 ft. that the building or portion of it sets back from the street line 3% ft. shall be added to the height limit of such building oi such portion thereof. Section 13. Height District IV. In Height District IV no building shall ba erected to a height in excess of 150 ft., but for each 1 ft. that the building or portion of it sets back from the street line, 4 ft. shall be added to the height limit of such building or such portion thereof. Section 14. Height District Limita- tions and Exceptions. a. A building or part thereof may be erected to any height provided that the volume of the building above the height limits determined in Sees. 10, 11, 12 and 13 of this article shall not exceed 30% of such height limit mul- tiplied by the area of the premises and provided further that the set-back pro- visions of article 3 shall not be waived except in accordance with paragraph "b" of this section. b. Above the height limit at any level for any part of the building a dormer, turret or other structure may be erected. On any given street the frontage length of such structure at the height limit shall not exceed 60% of the street frontage of the lot, and such frontage shall be decreased at the rate of one foot for each addition- al foot of height above the height limit. If there are more than one such structures, their aggregate frontage at any given level shall not exceed the frontage above permitted. In any district where a set back from the street line of the street wall cf a building is required by article HI, Section 16, of this ordinance, the set back line of the said street wall shall be deemed the street lot line for all the purposes of this article. d. Nothing in this article shall pre- vent the projection of a cornice be- yond the street line to an extent not e:£ceeding five per cent of the width of the street nor more than five feet in any case. Nothing in this article stall prevent the erection above the height limit of a roof, parapet wall or cornice solely tor ornament and with- out windows extending above such height limit not more than five per cent of such height limit, but such parapet wall or cornice may in any case extend five feet above such height limit. e. The height limit provisions of this article shall not apply to the erection of church spires, belfries, architectural finials, chimney stacks, flues, gas tanks, cooling towers, eleva- tor bulkheads, fire towers, grain ele- vators, pent houses, water towers, wireless towers or mechanical acces- sories, but shall apply to scenery lofts and other storage spaces, and signs of all kinds. ARTICLE HI. COURTS AND SET BACKS. Section 16. a. In "A" residence, "B" residence and "C" residence dis- tricts, no building shall be erected or altered in any block whose street wall does not conform to the provisions of this section. No building shall be erected whose street wall is nearer the street line than a distance equal to 20% of the average depth of the lot in "A" and "B" residence districts and 10% of the depth of the lot in "C" residence districts measured to the nearest foot. Provided that along the side of a corner lot which is not known as the front line in accordance with the orig- inal plat filed in the office of the Reg- In 11 be ft, Idin^ u all ) the such Iding back L avA ire a Lence . In ill be jf 75 build- from idded ag or I. In shall )f 100 ilding 1 the sd to ig or '. In all ba f 150 ilding 1 the ;o the such imita- ' may 1 that e the s. 10, U not ; mul- ls and k pro- 'aived graph t any Ing a 5 may 3t the ire at 1 60% t, and ed at litlon- ieight I one negate II not litted. t back t wall article e, the t wall ne for 11 pre- ce be nt not width e feet article ire the ?all or I with- such re per t such in any such ons of to the elfries, stacks, eleva- in ele- ;owers, acces- ■y lofts igns of than paragraph "a" of this section.. - d. Where any existing building erect-ed prior to the time of the pass- age of this ordinance has its street wall nearer to the street line than the building lines as established by this section, then the street wall of any building hereafter erected or altered on that 75% of the frontage and not in excess of 30 ft., except as provided in paragraph "f" of this section, meas- ured to the nearest foot, of the adja- cent lot adjoining the premises of the said existing building may be erected not nearer the street line than the street wall of the existing building. e. Lots occupied by buildings de- signed for uses permitted in "A" resi- dence districts shall not be consid- ered where located in a "B" residence district, and lots occupied by build- ings designed for uses permitted in an "A" residence and "B" residence district shall not be considered where located in a "■C" residence district for the purpose of establishing the build- ing line of structures erected or al tered after the passage of this ordi- nance. f. Where a commercial district or industrial district or districts occupy part of a block with an "A" resi- dence, "B" residence or "C" residence district, all street wall line provisions of this section shall apply to that part of each commercial district and each industrial district within that block, except that the provisions of paragrapli "d" of this section shall apply to the entire frontage of a com- mercial or industrial district in the block; otherwise the provisions of tills section apply only to "A" resi- dence, "B" residence and "'C" resi- dence districts. g. Lots separated by an alley shall be deemed adjoining, and accessory buildings, temporary buildings, fences, retaining walls, or similar structures shall not be considered for the pur- pose of establishing the average of the distances of the street walls from the street line. h. The premises of each building existing at the time of the passage of this ordinance, a premises or part thereof which may hereafter be occu- pied by buildings, or additions to ex- isting buildings, and a vacant prem- ises shall be deemed a lot for the pur- pose of this section. i. Where in any block or portion of a block there are lots not of uni- form depths, of irregular shapes or peculiar proportions, forms or topog- raphy, or fronting on more than one street, and when clearly the general purpose and intent thereof will be bet- ter served thereby, the provisions of this section shall be relaxed to the ex- tent necessary to prevent undue or peculiar hardship. Where owners of all properties in a block petition in writing for the es- tablishment of a building line within that block, which building line dif- fers from that which would otherwise be established by the provisions of this section, the board of zoning may, after due notice and hearings, recom- mend to the Council the adoption of the building line proposed by the peti- tioners. The form of the petition sl'-all be prepared by the corporation counsel and upon it shall be dia- grammed by the petitioners, the building line of the buildings existing in the block at the time of the pas- sage of this ordinance and which are in existence at the time of the peti- tion; the building line proposed by the petitioners and the building line as established by the provisions of this section; all measurements being to the nearest foot. ARTICLE IV. DEFINITIONS AND TERMS USED. Section 17. Certain words in this jS. idence, ce dis- cted or et wall ions of whose et line of the \" and .0% of 3idence st foot, e of a as the le orig- le Reg- ordinance are defined for the purpose thereof as follows: a. Words used in the present tense include the future; words in the masculine gender include the fem- inine; the singular number includes the plural and the plural the singular; the word "lot" includes the word "plot"; the word "building" includes the word "structure." The word "per- son" Includes a corporation or other organization. b. Accessory Building — ^A subordi- nate building or portion of main building for use customarily incident »:o the main use of the premises lo- cated on the same premises with the main building to whose use it is in- cidental. HUg UIX IIIUIC 1,iAM.lA V&4U ,jv*ww« .. there is more than one grade or level, the measurements shall be taken through the center of the facade on the street having the highest eleva- tion, provided, however, that where a lot runs through from street to street and the depth of the lot ex- ceeds 100 ft. the height of buildiag on the street permitting the greater height shall not apply to a depth greater than 100 ft. In arriving at the height of any structure without loof, measurements shall be taken from the highest point to lowest elevations. j. House— 'One Family. A one family house is a building which is rented, leased, let or hired out to be occupied or is occupied or is intend- ed, arranged or designed to be occu- pied as the home or residence of not more than one family. All such buildings whether built singly, or in condunction with .others as double 'houses or terraces or attached or semi-detached rows, shall be deemed one family houses when each such house complies with the definition of "Building" of this article. k. Two Family House— A two fam- ily house is a building which is rent- ed, leased, let or hired out to be occupied or is occupied or is intend- ed, arranged or designed to be occu- pied as the home or residence of not more than two families. All such buildings whether built singly, or In conjunction with others as double houses of terraces or attached or semi-detached rows, shall be deemed two family houses when each such house complies with the definition of "Building" of this article. 1. Lot Line— The line of demarca- tion between either public or private properties. A party line Is the lot line between adjoining properties. When a lot line abuts on a street, ave- nue, park or other public property except an alley, it shall be known as a street line; when a lot line abuts on an alley it shall be known as an alley line. m. Non-conforming use — A use of a building or premises occupied by, or if vacant, intended for, a use that does not conform with the regulations of the use district in which such building or premises is located. n. Street — Wherever the word "street" is used in this ordinance it shall be construed as including any public throughfare thirty (30) feet or more in width. o Words not defined in this article or defined elsewhere in this ordm- ance shall be construed as defined an the building code. ARTICLE V. GENERAL PROVISIONS. Section 18. In interpreting and ap- plying the provisions of this ordin- ance they shall be held to the mini- mum requirements adopted for tne promotion of the public health, safety, order convenience, prosperity and general welfare. It is not intended by this ordinance to repeal, abrogate, annul or in any way to impair or interfere with any existing provision of laws or ordinance or any rules, regulations or permits previously ad- opted or issued or which shall be adopted or issued pursuant to law re- lating to the use of buildings or premises; nor is it intended by this ordinance to interfere with or abro- gate or annul any easements, covenants or other agreements be- tween parties; provided, however, that where this ordinance imposes a greater restriction upon the use of buildings or premises or upon height of buildings or requires larger courts or open spaces than are imposed or required by such existing provision of law or ordinance or by such rules or regulations or by such easements, covenants or agreements, the pro- visions of this ordinance shall control. Section 19. Board of Zoning Estab- lished.— A Board of Zoning is hereby established that shall consist of the Zoning Committee of the City Plan- ning Board of five members and the City Architect. The Board shall an- nually designate one of its members as presiding ofiicer, and members of the Board shall take the usual oath of office before entering upon the performances of their duty. No mem- ber of the Board shall pass upon any question in which he is directly or indirectly interested. is a part of such establishment. d. Grant in undeveloped sections of the city temporary and condition- al permits for not more than two years for structures and uses in contravention of the requirements of article one of this ordinance. e. Where the street layout actually on the ground varies from the street layout as shown on the zoning map, apply the designations shown on the mapped streets in such a way as to carry out the intent and purpose of the plan for the particular section in question. f. Permit the erection in a com- mercial district or the extension thereinto of car barns and electric central stations, substations or pow- er houses where such uses are in the judgment of the Board, necessary to the' public convenience. g. Permit the location in any dis- trict of a public or community utility building, reservoir or fire station where such building is in the judg- ment of the Board necessary to the public or community convenience. h. Permit the location of an air- drome in any district provided that the use of said air-drome shall be in harmony with the intent of the use of that district, and further pro- vided that such permission shall be consistent with regulations, ordin- ances and laws existing or hereafter enacted to control navigation of the air. i. Vary any provision of this or- dinance in harmony with its general purpose and intent, where there are practical difficulties or peculiar hard- ships in the way of carrying out the strict letter of the provisions of this ordinance, so that the public health, safety, and general welfare may be secured and substantial justice done, provided that a change in the bound- ary of any district except as permit- ted in this section or a modification of the height limits or buildings in- tended to increase said limits shall not be construed as being modifica- tions permitted by this section. j. Establish a building line which differs from the provision of Section 16. k. Recommend for adoption from time to time such rules and regula- tions as may be deemed necessary for the administration of the provi- sions of this ordinance. Section 21. Administration of Or- dinance. — This ordinance shall be en- forced by the Commissioner of Parks, )Playgrounds and Public Buildings. It is the intent of this ordinance to em- power the Commissioner to administer this ordinance in conjunction with the administration of the building code in such a manner as to facilitate if desired their joint administration. For the purpose of enforcing this or- dinance the authority vested in him under the building code is hereby de- clared to be vested in him under this ordinance. For any and every viola- tion of the provisions of this ordin- ance or of the rules and regulations adopted thereunder the owner, gen- eral agent or contractor of a build- ing or premises where such violation has been committed or shall exist, and the lessee or tenant of an entire building or entire premises where such violation has been committed or shall exist, and the owner, general agent, contractor, lessee or tenant of any part of a building or premises in which part such violation has been committed or shall exist, and the gen- eral agent or contractor of a build- tractor or any other person who com- mits, takes part or assists in such violation or who maintains any build- ing or premises in which any such violations shall exist, shall be liable to the same legal procedure and the same penalties as are prescribed in any lav/, statute or ordinance for vio- lations of the Building Code, and for such violations the same legal rem- edies shall be had and they shall be prosecuted in the same manner as prescribed in any law or ordinance in the case of violations of said Build- ing Code. Section 22. Unlawful Use; Cer- tificate of Occupancy. — ^It shall be un- lawful to use or permit the use of any building or premises or part thereof hereafter created erected, changed or converted wholly or partly until a certificate of occupancy to the Lnereupon again consmer the matter and fix a date for hearing and the Commissioner of Finance not less than ten days prior' to the time set for such hearing shall mall to every known owner at his last known ad- dress, or to the agent of property, included within the district to be changed a post card notice stating the time and the plaQe;for such hear- ing with such information as the 'Council may direct, and- shall cause to be published in the official paper at least one week preceding such hearing a notice setting forth the pur- pose, time and place of said hearing. At the time and place fixed In such published notice the 'Council shall hear all persons and all objections and recommendations relative to an amendment, supplement, change or repeal of the regulations existing un- der the terms of this ordinance. Such amendment shall not be passed ex- cept by a two-thirds vote of the full membership of the Council. Section 24. Completion and Res- toration of Buildings. a. Nothing herein contained shall require any change in the plans, con- struction or designated use of a building for which a building permit has been heretofore issued, or plans for which are on file with the Com- missioner at the time of the passage of this ordinance and a permit for the erection of which is issued within three months of the passage of this ordinance and the construction of which, in either case, shall have been diligently prosecuted within a year of the date of such permit, and the ground story framework of which, including the second tier of beams, shall have been completed within such year, and which entire building shall be completed according to such plans as filed within five years from the date of the passage of this or- dinance. The term "existing building" shall apply to buildings erected under the provisions of this paragraph and buildings completed and in existence at the time of the passage of this ordinance. b. Except for the use limited as to location by section 7, nothing In this ordinance shall prevent the res- toration in any district of a build- ing wholly or partly destroyed by flre, explosion, act of God, or act of the public enemy subsequent to the passage of this ordinance or prevent the continuance of the use of such building or part thereof as such use existed at the time of such destruc- tion of such building or part thereof or prevent a change of such existing use under the limitations provided in Section 8. Nothing in this ordin- ance shall prevent the restoration of a wall declared unsafe 'by the Com- missioner. Section 25. District Boundaries. — The district boundaries are, unless otherwise indicated either street lines or alley lines or lines drawn parallel to one or more of the street lines bounding a block one hundred feet from the frontage street line. Where two or more dis- trict designations ar« shown witMn a block in which block there is no alley approximately parallel to the district boundary line the boundary line of the (less restricted district shall be deemed one hundred feet back from the street line, except where the measured distance of the boundary is clearly indicated on the zoning map to 'be otherwise. Section 26. Invalidity of a part.— The various provisions of this ordin- ance shall be severable, and if any part or provision shall be held to be invalid, it shall not be held to in- validate any other part or provision thereof. This ordinance shall take effect and be in force thirty (30) days after its passage and publication. Adopted by the Council July 7, 1922. Yeas — Councilmen Clancy, Matson, Peter, Wenzel, Mr. President (Nel- son) — 5. Nays — 0. Approved July 7, 1922. ARTHUR E. NELSON. Mayor. Attest: HENRY OLSON, City Clerk. (July 15-1922) i It should also be made possible for a factory to have differential rates on gas and electricity for power, steam heat hot water heat, water supply and other utilities, and this is made easier when districts rather than isolated plants are to be served. A comrnercial district is a better commercial district when the factory is not permitted, for the standards of the commercial or retail districts differ from the stand- ards of the factory district. ^t'?* ^^"^ adopted a comprehensive zoning ordinance on July 7th, 1922. It was given this right of zoning under the police power by the State Legislature, Section 2 I 7 Session Laws of I 92 I . The ordinance became ef- fective thirty days after publication of the maps, or Au- gust 22nd, 1922. The survey for the preparation of the ordinance began in May 1921 by determining the use of every piece of property in the City, the average set-back of buildings, the average height of buildings, ground values, etc., and the platting of this information on specially prepared maps. Messrs. Bennett & Parsons, of Chicago, were employed as Consultants. This Building Zone Ordinance together with the maps has been published by the City and copies are available through the City Clerk. The ordinance divides the city into six zones or dis- tricts: the "A" residence, "B" residence and "C" resi- dence districts, a Commercial District, Light Industry District and Heavy Industry District. In the "A" residence district which is primarily a single family home district, houses for two families may be built only on lots of record of this date having 50 feet frontage and an area of 7,500 square feet, and for all future platting must have 60 feet frontage. Public libraries, churches, colleges and social recreation or com- munity center buildings under certain conditions or an office of a physician accessory to his dwelling are also permitted in this district. Boarding and renting rooms for not more than five persons are permitted providing there is no display or advertising. In the "B" residence district houses for two families may be built upon any lot of record of this date of not less than 35 feet frontage or 3,500 square feet and for future platting 40 feet frontage and 5,000 square feet. Fraternity houses, private clubs, boarding and lodging houses and homes such as for the aged may also be built in this district. Apartment houses, stores, garages and filling stations cannot be built in the "A" and "B" residence districts. The "C" residence district is unrestricted as to any type of residence, it is primarily an apartment house and family hotel district. Hospitals may also be built in this district, and not to exceed 25% of the first floor area of an apartment building may be used for business, such as a delicatessen, drug store, etc. The area which may be built upon in the "C" residence district is as defined in the Building Code. Billboards and public garages are prohibited in the three residence districts. The commercial district is for retail trade, and uses of buildings for certain specified industries is prohibited, such as dye works employing more than two dyers, blacksmithing, etc. Manufacturing may only be carried on in this district where the major portion of the output is to be sold at retail on the premises and power is lim- ited to 5 H. P- per 2,000 square feet of ground area. Filling stations cannot be erected in a commercial dis- trict without a public hearing after ten days' notice in writing to all property owners on each side of the street within the block and to the corners of the opposite blocks. Public garages when permitted by the rules of the Building Code in a commercial district must have entrance driveways twelve feet wide and use their front- age on the street level for other than repair purposes, such as accessory sales shops or display rooms. Where a garage adjoins a residential district, there shall be no opening in a wall or roof within fifteen feet of adjacent residence property. In the light industrial district manufacturing may be carried on that is not of an obnoxious character, certain designated trades and industries are prohibited such as gas or acid manufacturing, blast furnace, etc. In the heavy industrial district, there are no regula- tions or restrictions, excepting that no industry of a nox- ious character can be located where it would unreason- ably interfere with industries already established. In any building or premises the use existing on this date may be continued and this use may be changed within the class in which it falls; for instance, if a build- ing is used for a drug store it may continue as a drug store or it may be remodeled for a grocery store or other uses permitted in a commercial district, but it cannot be remodeled or used for light industry. Non-conforming buildings or uses may be reconstructed or extended not to exceed fifty per cent of their value. In the "A," "B" and "C" residence districts, buildings for accessory purposes may be erected, such as caretakers' or janitors' quarters or private garage for no more than five cars and not more than one of these cars can belong to one who is not an occupant of these premises and not more than one of these cars can be a commercial car. For the purpose of maintaining the residential char- acter of the "A" and "B" residence districts, institution- al buildings which are permitted in these districts must comply with certain restrictions as to location and if they do not wish to comply with these restrictions as to loca- tion then they may occupy no more than thirty per cent of the area of their grounds and cannot extend nearer than twenty- five feet to the adjoining designated resi- dence property. This applies to schools, churches, com- munity center buildings, public libraries, etc. The ordinance provides for height limitations con- forming to the usual type of architecture of the various districts. In the downtown district there is a height lim- itation of 150 feet with the provision that additional height will be permitted if sloped or terraced back from the 150 foot level, one foot in four. There is a Board of Zoning to act as an advisory com- mittee to the Council and to the Building Commissioner on interpretation of the ordinance and proposed amend- ments. Any person dissatisfied with the ordinance may appeal to the Council by filing a notice with the City Clerk and the Board of Zoning will investigate the ap- peal and make a report on it. The Council will then hold a public hearing before voting upon it. The Board of Zoning may recommend interpretations of the ordinance in harmony with its general purpose, where there are practical difficulties or peculiar hardships in carrying out the strict letter of its provisions. Special permits may be issued for structures in un- developed sections of the city which are non-conforming to that district for a period of not more than two years in order that the ground may be put to some use. Building lines are established in all residence districts, based on the average line of existing residences. In blocks unbuilt upon, the set-back line must be 20% of the depth of the lot in the "A" and "B" districts and 1 0% of the depth of the lot in the "C" district, and busi- 43 ness houses built on designated business corners in resi- dence districts must take the set-back of the homes. Building lines differing from the above may be estab- lished by the Council on recommendations of the Board of Zoning through petition of the property owners. The larger number of people prefer to live in single family homes. The zoning ordinance will protect the owner of the home in his equity and also protect the holder of the mortgage. The courts have recognized the necessity of open spaces, side yards, rear yards, light and air around a home. Establishing a building line simply says that part of this open space must be in front. The density of population most desirable is that which will result in the greatest convenience, the most comfort and best service for the least per capita expenditure. The zoning ordinance will prevent overloading the land and compel a reasonable distribution of the population. A city with a zoning ordinance has this advantage over a city without one: Public utilities can determme the probable demand for their service in each district. A large expenditure of Public Utility Companies today is the revising and changing of their distribution system to fit changing conditions brought about by unregulated building and this tends to keep rates up. When one plans a home he decides on the number of rooms wanted and the purpose of each room and furnishes the rooms accordingly. Why not plan a city and assign a purpose to each street and build on each street according to its purpose? One street would spe- cialize in single family homes, another in apartment buildings, another in retail stores and another in man- ufacturing. Zoning is like good industrial management, it plans for an orderly growth of the plant. APPENDIX Saint Paul's Park System. The present park system of Saint Paul was created un- der a Park Board organized in 1887. In 1914 when the City adopted the commission form of government this Board was abolished. Practically no park lands have been acquired since 1914, although the Edgcumbe Road acquired by condemnation proceedings in 1913 was turned over to the Park Board for maintenance in 1918 and the Municipal Forest was given to the City by the State and put under the Park Board in 1915. The total acreage of park lands is 1,111 or an average of 1 acre for each 2 1 3 people. The following table gives the acreage of the various parks and also the acreage of boulevards and parkways: Como Park 427 Acres Indian Mounds Park 77 Merriam Terrace 8 Municipal Forest 21 Phalen Park 487 Linwood Park 20 Langford Park |0 Some 63 small parks 61 Total 1,11 ] Acres Mississippi River Boulevard 177 Acres Johnson Parkway 53 Cherokee Heights Boulevard. 68 Phalen-Gervais Boulevard 53 Edgcumbe Road 54 Como Parkway 8 Como-River Boulevard 9 Lexington Parkway 37 Acres Midway Parkway 12 Mounds Boulevard ._.. 10 Summit Boulevard 68 Wheelock Parkway 68 Total 617 RECOMMENDATIONS BATTLE CREEK PARK. The acquirement of all the lands along this Creek from the Point Douglas Road to Upper Afton Road in commemoration of this famous battle field. WEST END PARK. This should include sufficient lands to provide an 1 8 hole golf course and a 9 hole golf course and a 1 0-acre Athletic Field. RESERVE BOULEVARD. The Reserve Boulevard Project proposed by the old Park Board should be re- vived and carried through. SIBLEY MEMORIAL HIGHWAY. The develop- ment of the Mendota Road and the acquirement of the lands along the river bluff for camp sites. SOUTH ST. PAUL BOULEVARD. This boule- vard skirting the high bluffs overlooking the Mississippi can be made the finest thing in the United States. PROSPECT PARK BOULEVARD. Prospect Park Boulevard should be connected with Cherokee Park Boulevard. $25,000 was set aside for this work undpr Resolution No. 2605— May 22nd, 1914. EDGCUMBE ROAD. Edgcumbe Road does not start anywhere or end anywhere. It should be connected 44 Como/Jvm.W. » \o * \o !^e«^ // ^ -,1;- ••! • . •'• t/yx-^^-- .:^^^-^'' 0- '•'^^^^^':^^^':'yy:zzzd^. WM ' . . • . • •! B • • • T. ■ • Li rhomas Sf « •.•'y.' B'*...' . _--^ • • • # Universtfti ^¥€ • •• •••••• • • •• •D . • •• ..I. BHaSr) K^2 a _, • • •• • • v*« • •* • • • • • Nasi ........ .\.;rr:*7»^...,;. - • • J • • MAfoeM ueietf^ i ,• • • • ••"•ji.j'^.r; rr^ . ••• , !-/-/-;r////X'^yy-- • • • <«fs • •i .. ^. •• ••F^s"«'si. •■• V7// ^/Zyyyx///' ''''"''' ' • • •• • I r^.^.'. .V • > • \ • • • • • J, \*** * *• / • • / • • • e/^^TSltH H£fGMrS • • *« t^ • • . • •• • • .\ • % SfC/air- rSif 1:J Li SAINT PAUL CITY PLANNING BOARD • * • " ■ f M.KS FORr SMELUNS \\ M/LITARY ReSEHVAJIM GEORGE R HERROLD Cify Plan tni^fneer RECREATIONAL SURVEY LEGEND Pap Us Pf aij^rou n ds Athletic Fields School Grounds Instituf lonoiJ Gro\Jnds Privafe Recre fifional Grounds Cemeteries Streetcar Lines — -^^ Railroad Lands V/TTl Ar9a served by Existing Plai^^rounds —""^ Proposed Parks and Forest Reserves * « o Each dot represents ten children, six to sixteen years o(d as determined by 1921 School Census l~A"~! EDWARD H.BENNETT --Mi^ (Consultants onCfty Plan with Summit Avenue at the short line crossing and with the River Boulevard at the south end of Cretin Avenue. EASTERN HEIGHTS GOLF COURSE. A park should be acquired somewhere in the vicinity of Hud- son Road and Johnson Parkway for an 1 8 hole golf course and one 9 hole golf course and a 1 acre Ath- letic Field. FOREST RESERVES. That the recommendations of the late A. B. Stickney in regard to the acquirement of these forest reserves be carried out. This can be done under Chapter 217 Session Laws of 1915, which gives Saint Paul the power to acquire and maintain Municipal Forests and collect an annual tax of not exceeding five mills in addition to all other taxes for such purposes. RECREATIONAL SURVEY There are three general types of recreation: 1 . Public Recreation — Maintained by public taxa- tion. ^ 2. Private Recreation — Supported by private sub- scription. 3. Commercial Recreation — Those owned and op- erated for profit. Public recreation is for the purpose of promoting health, character and wholesome democracy and to counteract the grosser tendencies of commercial recrea- tion. It is essentially a phase of education and a legiti- mate municipal function. Private recreation functions as Country Clubs, Social Clubs, Golf Links, etc., and sometimes for the purpose of trying out new theories, playground laboratories, so to speak, in w^hich some constructive discoveries are made. Commercial recreation is wholly for the purpose of giving the people what they are willing to pay for. It may be high class and elevating or it may be otherwise. This survey deals only with parks and playgrounds, but the necessity of a complete investigation of all forms of recreation, especially commercial recreation that we may know just what is being provided for our citizens, is apparent. The recreational survey chart, page 45, shows by con- vention all parks, playgrounds, athletic fields, school gn^ounds, institutional grounds, private recreational grounds and proposed parks and reserves and other land that will not be built upon by homes, such as railroad land, cemeteries, etc. A fuller use of existing school yards, where they are large, for playfields in desirable, and if so used, would immediately double the play- ground facilities serving many districts not served now. Each dot represents ten children between the ages of 6 and 16 as determined .by the school census of 1921. The circles around existing playgrounds mark the limit of their practical service, i. e. '/a mile radius for larger children and Y^ mile radius for smaller ones. PLAYGROUNDS The following is taken from an address delivered in 1913 by the late Dr. Arthur W. Dunning, for many years Chairman of the City Playground Committee: "My thesis, which is supported by sociologists, educators and close observers, everywhere, is this: The playground for children is the most powerful factor in upbuilding of health, character and the spirituality of the coming generation. In doing this it tends to lessen the need for hospitals and all institutions for defectives; to lessen intemperance and poverty, thereby saving untold cost of almshouse, jail and court. » » * The boys and independence. » » » Any tendency to carry into the playground the dishonest or immoral practices started in the unworthy home is met by the work of the play leader. He is the umpire of the game and the umpire makes cheating unprofit- able. There is soon created in any well organized playground a spirit of sportsmanship, which says that cheating is not sports- manship like, and the children begin to look down upon the child that cheats in his play. * » » fjie ideal provision for playgrounds in a city would place at least one in each grade school district, preferably adjoining the school yard." The playground movement in Saint Paul was started in 1 903 by a joint committee of the old Commercial Club and Civic League and administered by a City Play- ground Committee appointed by the Mayor working un- der the Board of Park Commissioners. Dr. A. W. Dun- ning was first Secretary and later Chairman of this com- mittee, and it was through his sedulous work, study and travel that the playground movement w^as given official recognition in Saint Paul. There are now eleven playgrounds, nine equipped and supervised. These vary in size from 2 J/2 to 6 acres, with the exception of Colorado with less than 1 acre and Ramsey with a little over 1 acre. Dunning Field is an athletic field of 29 acres. The Playgrounds Control under Saint Paul's charter is inadequate. Section 438 places the control and the re- sponsibility for all playgrounds belonging to the city un- der the Commissioner of Parks, Playgrounds and Public Buildings, except playgrounds attached to public schools, and Section 482, the last section of the charter, places all playgrounds attached to public schools or purchased from school funds under the exclusive direction and control of the Commissioner of Education for all pur- poses whatsoever. This will tend to build up two separate organizations and two separate sets of playgrounds. A charter amend- ment should be prepared that would co-ordinate the playground facilities of the city under one head, i. e. there should be a Bureau of Recreation. Playgrounds and all forms of public recreation should be adminis- tered by this agency. This is the plan of Oakland, California, and the plan recommended to the City of Pittsburgh. The Director of Recreation reporting to the Superintendent of Schools and to the Superintendent of Parks. In Saint Paul there are a number of school sites which have entirely inadequate playgrounds, and future pur- chases of land for playgrounds should be in the imme- diate vicinity of these schools. Also there are a num- ber of school sites of 5 -acre tracts, which if used for playground purposes after school hours and during the summer months would make unnecessary the purchase of additional lands for playgrounds in the immediate vicinity. If schools are properly located to serve the district then playgrounds logically fall at the same location, and the happy solution is when they can be one and the same, thus avoiding duplication of grounds, structures, equipment, teachers, leaders and overhead expense, which is no small item in any municipal function. When some co-ordinative plan for the handling of recreation has been worked out it will then be proper to add to our grade school buildings an auditorium for use as a community house for moving pictures, amateur dramatics, concerts, lectures and choral societies. A part of Langford Park and a part of Hampden Park should be set aside for playground purposes. There is now a ball park and tennis court at Langford Park and a tennis court at Hampden Park. Irvine Park and Cen- tral Park, two downtown public squares, should be turn- ed into public playgrounds, with a small field house equipped with showers. The Riverview District and Arlington Hills District have no athletic fields. Land should be acquired in the vicinity of the Johnson High School and in the vicinity of Humboldt High School to provide a 1 0- or 1 2-acre athletic field. 45 Do Small Parks Pay for Themselves? HE following is from an investigation made by Wm. E. Harmon, of Wood-Harmon & Co., Realtors, New York City. Mr. Harmon says: "While I have repeatedly demonstrated to my own satis- faction that small parks give to the surrounding land an increased value sufficient to offset their cost, I realize that my own con- viction may not be shared by others, 1 therefore, concluded to submit a typical park plan to a number of the most competent real estate developers with a hypothetical question as to the influence that such a park would exert on the surrounding land if incorporated in a development of their own. As these men set the price at which the public purchases their real estate and do so through expert kno'wledge of the conditions, and as they are subject to loss if their opinions as to value are in error, it vrould seem that such a consensus of opinion would approximate the truth." Following is the question: Assuming you were about to develop a tract of sub- urban property for residential purposes; that said tract contained from thirty to forty acres; that in the center (0 (g) (e) "Lots fronting on the park advanced 40 per cent." "Under proper conditions increase would be 25 per cent." "Lots in 'A,' "B' and 'C would be increased in value at least 25 per cent." In addition to the estimates of increase shown imme- diately in front of the park a second question was asked as to the effect of such a park over the whole tract of land. The opinions ranged from "definite sentimental value" to fifteen per cent. A successful real estate de- veloper must follow closely the following figures: Cost of land and physical improvements thereon, 40 to 45% of total selling price. Cost of maintenance, carrying charges and profit 25 to 30% of the total selling price. Cost of selling and collection 25% of total selling price. Entire area subdivic/ecf ParH of center of into residence /ots this area and tne lots >y>ntt /yrni^/iMi^ hv it. , ^ ^ k i 1 t^ re Op: K 00 \ o ?^ nS Board the request of the Saint t-aul Uty Railway Company to reroute certain car lines and build certain tracks. On August 25 th the Board recommended the propos- ed double track on Broadway between Fourth and Fifth Streets to connect existing lines. The principle of through routing of cars was approved; and the running Grand Avenue cars out Payne Avenue and Mernam Park cars out Mississippi was recom- mended. 48 In the matter of routing the Cherokee Heights car This would relieve the bridges of those cars which now to South St. Paul by way of Wabasha, Fifth and Robert come across the Wabasha Street bridge, passengers trans- Streets, the Board recommended that three blocks of ferring and going back over the Robert Street bridge, track be constructed in Riverview on Congress Street to It would serve to connect the two street car systems of •STREET CAR SURVEY. DIAGRAM SHOWUfG COMPARISON OF POPULATION SERVED ^~^IOOO Paapk. AREA SERVED Smlbtf-Lake. Mernam-Mia»iaai»i Como-Marntf ona £aaf Merr/am- Aflss/sa/^' F£OPL£ CARR/eO 46B6 our B . 40 PtOpt^ U CARS our S'0o-6'3O .-ICar D /•ao ■ U 113* D n Ramlin»-SoiMi/fohtrflktm/ine-SoijfHlfabert St.fkiuf-Mihimap^m Romlo-Aleria Romio-Mar/a Raone-Srowe/anJ Paant'Srov^an^ SoufhSt/^l WesI East ^ Wmat ' East West East Boeoo moo esoo iOSOO II600 3..Z3 f34* n D .33 D D lO D 2-8^ Z4B6 D 3S □ .7/ D IQOB D 14 D I.S3 99* D 14 n itas D 27 D ISO noz D D 1 lOBB D /7 D /zje. D 13 u Wist Bael- ticst Waf Sn^liyMlm rk Dak-Pholen C Tmhaha West e .sz 605 II n East 4000 .91 476 H le 3 West B .36 D 341 D S n 'esftmJ:. »r ff/ce-S/hfJrtr Cherokee h East l„Ms DIAaffAM smwif/s COMPAKISON OF POPULATiav SERVED \2f>OI>P"'pl' AREA S£ffl^£D PeoPLE CARRIEDOUr S-.OO-S'SO PH. . 40PtopU CAPS our S'OO-6'SOP.M > -ICar 7«W ««» 9400 5300 7000 6300 750O 3400 7200 i.*o .«« 233 1.77 SIS .3Z .97 J7 .95 " D ° D 1 □ 4 ^3 =1 II 3 t %5B u u 3 OBO □ 15 634 H 29 □ 3 n 104 □ 16 □ yo D 10 D lOSO D • IS a OlASRAt^ Como-Ham*f Mbmlihe-SaRoberf SMOWMG 5f.fhitt- Minneapolis Rone/o-Mano 5tlbi/.Lake Ulerriam-tlliisissipp' Paifne Grove/anal SfCfair-Hope 37,355 31,347 TOTAL- f£OfL£ CARRIED IN S-4 HOURS m-^MtPmoja/m ^6.6*8 StOu-Misa S4,5aO a/. 929 i6.eis ■ 14,366 10.97/ MO. CAINHEO OUmNG /fUSH PEtHOD S-OO- G--30PM. m-40PBap/a □ »«6 □ S 34* 731. t 1 □ 1496 West £& D C 008 99 5/ ] t Sis c 4.6Se 113 4 West East D D '485 nae Nest p U \ 885 * asf Sevtnlh'Romdo/ph inellwg-MhijtJtaha a^it-nai^ 7 Wes/enf^tK/tSon Piee- Slri/ier O srnlitf HvjMl So.SfPou Snell/h^-Ran^o/pA. TOTAL PeOPi£ CARRIED IN 34 HOUKS ^•40Pe^i/e NO CARRIED DUR/NG RUSR PERIOD 300-6^30PM m*40 .Peap/» 17,830 I3,S/S I5.04S 11.644 11.601 Mis 6.612 ZS33 Wesf n loao Easf-ComA, n 1634 D en < D L 60S 147 S 1 lest t □ c 104 6 est ] O D 1050 D Z/6 connect the Wabasha Street car line with the Robert Riverview. At the present time they are entirely sep- Street car line and that the Cherokee Heights car be run arated and if cars on either one of the bridges should be over this cut-off during the morning and evening hours blocked then the entire street railway system branching to take people who live in Riverview to South St. Paul, from that line would be blocked. 49 DIAGRAM 3ffOty//YS nuMBtn Of peoPLE esrr/ffs on ^na orr at princip/il DUItmS PCAK t.OAD PSP/OO / CHECK ji/tr e&, ivzi 4.mE- set^£/(r// -JtAftpow/t- H^sjr PROPOSED METHOD FOf? ANALYZING •smCiTS AND STffCCTS BerufCEN ISS I 1 I I _L_ dizl_ QAK Aff^/V£D AT . .4-|^=i-=1= rJps W/T» /03 P£OA f.B ':^AR ARRIVED AT S£VEN'CORN£)fS WITH 1 03 PEOPLE BETWEEN SEVEN CORNERS AND VICTORIA 8i LEFT CAR Z6GOT ON CAR CAR LEFT VICTORIA STREET WITH 46 PASSENSERS. PLATE rVO. TOTAL POPULATION I5.500 TOTAL AREA ■ Z6.S a'-vv-"\ . ,yy/ / !■■ • • • • • I ; >& tf^tcomofVirll ♦ v^' FroM St J..'SS<«How. t l .^jj, • iys^jt^ J|.. . ^>""".".,- |.«°...ia^w.>.?':o> . '• . • • o, *' • • • .•,'■•• ••»•••'•,*•♦«•• • • • „• • o • 'XSl* • •••••to. •••••.• •„. •«•. • • • gi— -~i;vv°.. .' i=> /•ii« •••• • •■■ j!_*.*_*>ljla > •♦v.-.'i:.''.ea^^o 1 • ••?-*„' "•'.'S,8,# j4^^. ^>4r^r^. ; • . ..;. ''"I' #• ; • 8° -/oij^sr^-.' * .; •/• V i • • • • . ••S*r===='»E' 'O'tf-"* •^^ •» ■ • • * ' ' ^•.»••.i. V^""-*".^?* •'• «KS'^"-i^^'"l» • • • . -o » ♦.•^jwoV^^ •*^.»;o..J...» . . . • • . . • ' ' — rTt iM • >?^XsSlt • ^'"'"l* I*"' *• ° • I :^^; . ^' ?#>^s«?n I. . . « 1 • vX.f-: .'^ ■ ... Easfwrn H*i$hl5 Ki7:^^3j • IjHill . . • 'p V • II* -O — • I ♦ gNBill .. . . o . •!, • •.'. ■:•••.••.•.'.• ,.'^. ' • • . • . » • •*••.•..*.• ° »o •; ■ •'! % .••Eo^'. jv-vc**' <,x^;i.-'" : — • '7. — • tt • • i.".»o«i • • o . • ^^•a • W^f 11' .^'.<='°';.> • . % .. ."v"* . • .. »' • ''-■'^•* •l'_j -*si« ° • .*• o .•.•••; V?. J •••.•••,••«:•*/.* '^Vs •.. ♦ o, |S3""asP4'f»» 1 Quinc*f G) Summit Avenue Lighting. At the request of a number of Summit Avenue resi- dents the Planning Board made a study of the Summit Avenue lighting problem. Summit Avenue is 100 feet in width with 25 foot boulevards from the Cathedral to Lexington Avenue, from Lexington to the river it is 200 feet in width. In places there are two roadways with center parking and in others three roadways with two parking strips. The problem was to obtain the best lighting possible with an arrangement of lamps that would be the least confusing considering the different roadways and to se- lect a type of pillar and lantern, that would comport with the character of the street. On September 1 3th the follow^ing report was submit- ted to Commissioner McDonald. ( 1 ) A metal standard is in this case considered preferable to one of concrete, being more in harmony with the character of the avenue. The design of the standard placed at the corner of Lexington Avenue (Euclid Avenue, Cleveland, type) is good and the lantern appropriate. This design of stand- ard could be executed in cast iron instead of pressed steel; the former being advantageous as regards rusting, the latter as regards impact from automobiles. A point in favor of this lantern is that being open at the top the upper branches of the trees are lighted. ( 2 ) The height of this standard ( 1 4 feet 6 inches to center of light) would give an excellent distribution of light, and is also desirable for the reason that it is well above the line of vision. However, in certain blocks where there are linden and hard maple trees, the lower branches will interfere with the lighting. This objection will be minimized by locating the light midway between the trees. The city forester will indicate what branches may be removed without deforming the trees. (3) In general the lights should be placed nearly on a line with the trees, as otherwise there would be shad- ows cast across either the sidewalk or the roadway. Avoid placing them exactly on a line with trees for the effect would be stiff. Place them from 2 to 4 feet off the line of the trees on the side toward the curb, with which they should be parallel. In the section west of Lexington Avenue, it is not ad- visable to place lights in the middle park for the rea- son that lines of light here would add greatly to the cost and would tend to confuse the effect by making several narrow lanes instead of one broad, dignified way. However, there should be special lights at the ends of the middle panels w^here the drive changes from a single drive to double or triple drives. The intersections should be amply lighted. (4) Considering that these lights are very efficient it is believed that a spacing not closer than 150 feet will be necessary. The exact spacing will depend on the length of the blocks and the location of the trees. A survey showing the trees throughout the avenue should be prepared and the lights carefully located with refer- ence to the trees. In case of doubt as to the spacing and intensity it w^ould be well to set up several lights on both sides of the avenue. School and Library Survey. A school bond issue of $3,000,000 having been voted by the people for the erection of new school buildings, the Planning Board were called upon to give such infor- mation as they might have which would aid the Depart- ment of Education in locating new sites. The Board of- fered to prepare a map of the city showing by dots the place of residence of each ten children and separating these by using different conventions for high school, grade school, parochial school and private school chil- dren. Also for those children out of school on permit, provided the School Department would take a block census. This is shown on the School Survey Chart in this publication and together with the zoning map has been made full use of by the Department of Education, not only in the expenditure of money for new buildings during the past two years, but in the preparation of plans for the $5,000,000 bond issue passed November 7th, 1922, by a vote of 37,373 to 15,210. At the request of Dr. Dawson Johnston the Library Survey was made for the use of the Library Advisory Board in locating branch libraries in the city. This con- sisted of a map of the city 32 inches x 44 inches show- ing all public institutions, all industrial areas and the density of population by dots, one dot representing the place of residence of one hundred people. Street Improvements. The following improvements are recommended as projects that will give a freer circulation of traffic, aid in the distribution of commodities and encourage in- dustry : Widen and pave University Avenue, Dale Street to Park Avenue. Pave Minnehaha Street from East City Limits to Payne Avenue. Pave Fauquier from Earl Street to De Soto Street and De Soto Street from Fauquier to Collins. 55 Pave Earl Street from Maryland to Hastings Avenue. Pave Front Street from Lexington Boulevard to Rice Street. Grade, bridge and pave Chatsworth Street from Union Street to St. Clair Street. Connect Como Avenue with Como Avenue West by way of Union Street, Cross Street and a newly construct- ed road across Como Park south of the Workhouse. Open and grade Jefferson Avenue from Lexington Avenue to Pleasant Avenue and pave Jefferson Avenue from the Mississippi Boulevard to Pleasant Avenue and Pleasant Avenue from Victoria to Ramsey Street. Pave Rondo Street from Western to Griggs and St. Anthony Avenue from Griggs to Pelham, separating the grade at the C, M. & St. P. crossing. Cut Robie Street through from Manomin Avenue to Smith Avenue and pave from the High Bridge to Hum- boldt Avenue. Cut Arch Street through from Rice Street to Como Avenue. Re-grade Pennsylvania Avenue to Mississippi Street and pave. Pave Marion Street from Como Avenue to Rondo Street. HOLLY J L PORTLAND AVE. Proposed Extension Of KENT ST INTO OAKLAND AVE V CITY PLANNING BOARD List of Maps, Diagrams and Charts Prepared for the City- Planning Board. Map of Saint Paul — 500 f eet= 1 inch Wall Map 9x7, can be reproduced as blue or white prints. Riverview Manufacturing District 200 feet^l inch with and without contours. Sixth Street and Broadway Reproduction of above on six sheets — Zoning Maps. *Central District of Saint Paul 200 feet=l inch with and without contours. ^Relief Map showing topography 20 foot intervals. Base Map of Saint Paul 1,200 feet= 1 inch with and without contours. 57 Surveys Recorded on Base Map Present Occupancy Map. Railroad Grade Crossings Protected and Unprotected. Gasoline Filling Stations and Garages. ^Industrial Survey. *Industry and Business Survey. ^Population Chart. Ward Boundaries — Proposed Charter 1921. ^Institutional Survey. *School Survey. Library Survey. ^Playground and Recreational Survey. *Street Grades. *Width of Streets. Location of freight stations and traffic streets. *Arterial streets in City. *Street Car Time Zones. *Place of residence of industrial workers in Midway District. Place of residence of industrial workers in Riverview. *Place of residence of industrial workers in Central Business District. ^Relief Map showing topography 20 foot intervals. ^Preliminary City Plan. Street Car Routing December 8, 1920. Restricted Residence Districts. University-Robert-Concord Artery. Width of Lots Survey. Downtown Real Estate Valuation. Z ARCH ST. * MAR.ION 5T. BYPASS ROUTES OPEN AHCn ST FROM HICC ST. TO COMO AVL. AND FAW /imON SL'' Tflu mil lote traffic from Oirrm Ave. am Ifir nortrmesi area h Joaaon St via An^ Sty Winter St ana to t1isilit,ippi s. via Arcn St i. fennsvlvama Ave Mo from University Ave to JocHson St .an? nlssi,s,pf„ SI via nSrian JtiArcn St relieving f^ice St , Wot>ajfia_St ancf ottler cfowntovtn thorofbres. ' Miscellaneous Maps. *Minneapolis & St. Paul Park System. University-Robert Street Alignment and Widening Plan. Plat of land to be acquired for Battle Creek. Third Street Plan. *DiagonaI Cut-Over Third to Fourth Street at Sibley. *Exten8ion of Kent Street to Oakland. Proposed John Street Bridge Location. Proposed Broadway Bridge Profile. Plan and elevation of Third Street for model. Wacouta Street Widening Plan. Eighth Street Widening Plan. Rondo-Rice Intersection. *South Wabasha Street Connection with Concord Street. *Como Avenue — Arch Street Connection. 58 Connection between Come Avenue and Como Avenue West across Como Park. Arcade Street Widening — Sixth Street to the Bridge. Raymonde Avenue Widening — University Avenue to Como Avenue West. Brainerd Avenue Extension to Lake Phalen. *Fourth Street Viaduct Plan. *Street Car routing, Central Business District. *Robie Street Extension to Smith. ^Additions to Saint Paul by Legislative Act — 2,000 feet:= 1 inch. *Traffic Flow on Arterial Streets. 2,000 f eet= 1 inch. Traffic Diagrams various parts of the City. ^University Avenue — Snelling Avenue intersection. Sixth Street Bottleneck — Plan for widening Sixth Street. *Areas more than one-quarter mile from street car lines and their population. Plan and location for Marker at City Limits. *Arterial Streets — County and City. Highway Map 1 inch= 1 mile. Sidewalk Requirement in Central Business District. *Proposed City Hall and Court House. Winifred and Stryker Corner Cut-back. *Width of Streets and Roadways — Diagram. *Traffic on Summit Avenue and distribution to Down- town District. *Traffic at Wabasha, Rice and University. *Traffic at Seven Corners. *Union Depot Plaza and Street Widening. *Published in this report. SanI Paul City Plonninq board WIDENING t. CONNLCTING CONCORD ST -"" S. VVABA5fl4 ST. \ I 1 1 ^ 2 1 1 i /105JE ^T. oecN rnoM manomin me. to snim /wc AND IMPnOVe FMM SMITH ME TO CONCOHD 57. RONL ST AND SMITH AV[ WILL TtlEN rORM OUTLETS TOR TRAmC FROM ThE hl&H 5R\D&L DI5TRI5UTING IT TO LVLBY CROSS STREET ON ThE UPPER PLKTLM OE f}l\/ERV/EW ni is^r 59 Miscellaneous Tables Compiled for the Planning Board. Parking Rules in various cities. Parking Counts in Saint Paul's Business District. Traffic Counts — Saint Paul — 467 locations. Building Permits 1900-1920 — Saint Paul — Comparison of number and values by Wards. Cities in which zoning ordinances are in effect. Building heights in various cities. Playground statistics for thirteen cities having a popu- lation 190,000 to 450,000. Playground statistics for various cities from Govern- ment reports. Population of school districts, school ground areas and size of usable playgrounds in Saint Paul. Fifteen year estimated program of playgrounds in Saint Paul. Size and appraised value of playgrounds donated in various cities in the United States. Methods and program adopted by the cities of Oak- land, California, and Pittsburgh in regard to play- grounds. Existing playgrounds and park showing area and buildings in Saint Paul. History of Saint Paul Park System and statistics. Statistics of leading American cities, area in square miles, paving, sewers, parks, etc. Commercial Garages — statistics. Estimate of cost of remodeling Rice Park. Third Street land values and building cost. Union Depot Plaza — land values and building cost. Land Values — Central Business District. Square feet of floor area per block in Central Business District. Average height of buildings by stories in Central Busi- ness District. Number of non-conforming building permits issued — April 26, 1922 to August 22. 1922. Total existing apartment frontage and total frontage as zoned. Number of stores outside Central Business District. Number of stores in district zoned for residence pur- poses. Total frontage zoned for commercial purposes outside of Central Business District. Population per square mile, cities 200,000 to 400,000. Expenditures for City Planning. 1920 Office Expense — Furniture — Rent and Sup- plies $ 2,447.81 Bennett and Parsons, Consultants 7,000.00 Salaries — Paid from City Planning Item of the Gen- eral Fund 858.33 Paid from Engineers' Fund, Department of Public Works 4,889.22 $15,195.36 1921 Office Expense — Rent and Supplies, Map Reductions, etc $ 4,925.74 Bennett and Parsons, Consultants 7,500.00 Automobile for Zoning. 607.38 Model— Third Street .. 495.00 Smith Park — Location of heirs 500.00 Street Railway Survey 789.15 Salaries — Paid from City Planning Item — General Fund 2,31 7.50 Paid from City Planning Item — Engineers' Fund 6,498.75 $23,633.52 1922 First six months. Office Expense — Rent and Supplies $ 627.45 Salaries — Department of Public Works Fund — City Planning Item 4 350 00 C. F. 38543 Publication of City Plan Report! Commissioner of Public Works Fund City Planning Item 2,200.00 $7,177.45 60 61 62 63 11 'I Saint Fa ul SAi^K^ine-hai- iirl Iclaiid Fl3i^'pe:J in/on- ^7 ound Bi'verview (West Side) manufacturing distnct Saint Paut Commercial (district in background A vie w up theMississifipi/^iver from Third SIreeiwhen widened. m_ TJiis IS thefirstview f/iat the traveller on t/ie Jefferson Bidhwsu 'TrunkNi^hwaijN^JJ getsof tlie State Capitol ' ^ 64 ri U Ifn D ^ DD g nmn IS c -O- O H] JA ]CS] nnDD ODD nnHOD □ □□[ gs 3^ □ [ ^ DC ILZJC V/j4 ^^Vp^jg^ _ >^ a v ^ <£&^ C isi M U B iF ]D[ o nDDDDDDSDODDDr tzuc 'Si'^ e IDQ t[ M ^ \, }^I 1=11: DlZZllZ s ]izzi[ii]^Si II , irzmziE fm ams — ignrcr nnnn DDDDai D etai i 3QS i^ \£ UDL 1CT3CT cSdii;^i;z_i'-J -^ DDDDQ nmc \M^\ iizzigs|ii=zii=i][ D,Ot=dLl] LZ] i=C^i[ cziizzii; JOHC l^;Qn ^Q rapnn ga 'n=i ^ 11/' /I I _ ir^^^ JiaiZZiiiaGS 5 DEz:: DC ^ Tinczirz 5Sfe 0^3£ JCZItZUISDL Oc CZ3 cz: cm czn CZ3CZ1 cz] ^ c g^CZZllZZICZJ CZJE^D ICDnCDC ]CD ]C □cn^ S0§ icx □[ 5 cupel]! 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'm It; /•■"\^ h^ U. t cUi IMJi ^ ^^ LJUD! •^l' ^"^X, JSOAO lA^TON ROAD. ^ii uudQ nf^r>^ LJ,UJ ^CD □ □ c=]5 tP-fnOnnHmbn' — - ;}^3'B[zi] nizzlizzicizicinc 'AD nacDD 33 an ne Be □[ a nnnnn nnaiz] nana ^^.□izziirz]!:!] p/^oposko A y/A T/OA/ glasses i^acziciiiQQCZiDDizzi wia II JLTZiPQi — 1[ — II — ir^TE— ir^^Sr— inni — if sznizEic: tZlCTIZ Bl □□□C ziicriiizziizuc: D IZZI □ □ □ CZ3CZI IZD 1=] [ Qsa iza^ g DCZDIZKZZllni czirtQcziDnDaUl Qi— lanc lir:3^QOt SU'^M iiDnnra iE2n DOC mi ^^^/^prlG D □ Lms a a D 3aa. .^ I ]nnr >^^ jni iiss R SAINT PAU mtc fej 0, K^. CITT PLANNING BOARD PRELIMINAPY CITY PLAlR ^^ ly^^^ULOO wo 4800' CD D EXISTING GEORGE H.HERROLD MANAGING DIRECTOR REVISED JULY 192 Z !•■' -'•'-'•''■'•''I MAJOR STREETS PARKWAYS PARKS RAILROADS FOREST RESERVE PROPOSED EDWARD H. BENNETT AND WM E . PARSON6 Gonjaiiants on 6l6j/ c — I ' i l— ]I-I1 ILJ rtPCyl^ Mmim JCZHCOEI ^,,.6;^ ]l 8 L.- :n[ /vaaj "nnnry (iDD GonsaLictnts on. GLtu c/^czrvFi M,\ / DD UDSB at