THE DRAWINGS

Terry Olsen’s overall plan for the neighborhood illustrated a variety of strategies for strengthening the identity of the neighborhood and improving connections to adjacent areas.
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Ted Lentz’s drawing identified pivotal, contributing and non-contributing structures and recommended building on these assets, creating an energy that would spark owner improvements and boost real estate value in the area.

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Todd Rhoades presented several drawingsthat illustrated a variety of strategies for enhancing the neighborhood, including:



Todd Rhoades also presented options for dealing with the shortage of garages, including tandem garages and tuck-under garages which take advantage of the area’s steep topography.

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Erin McKiel’s drawing indicated a major node at the intersection of Fourth Street and Maria
Avenue, the center of the neighborhood, as well as minor nodes at other intersections. She recommended enhancing intersections with benches, landscaping and signage.

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John Yust advocated taking advantage of the magnificent views from the bluff by utilizing
the rooftops of buildings on both sides of Third Street and on the east side of Sixth Street, across from Metro State University.

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Joel Odens concluded that fourth and fifth streets are the main east/west pedestrian
routes. These pathways terminate in the two cul-de-sac’s that overlook the bluff which is to become a newly defined green space developed as a park and community garden space. The community gardens could be relocated to this area.

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Joel Odens and Julie Goller’s drawings illustrates calming measures such as bump-outs, raised intersections and alternative pavements to help identify and enhance the pedestrian crossings and to create a safer pedestrian experience.

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Julie Goller’s overall plan of the neighborhood locates landscape development along the
bluff, streetscape improvements and mixed use development along Maria Avenue.

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Steve Goltry suggested locating a multipurpose shelter on the bluff at the end of Fourth Street which could serve several purposes. The structure could be a view shed overlooking downtown with interpretive components, but it could also be a place to tell children stories, a place just to sit, a place to have a picnic and a place to meet.

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Steve Goltry’s drawing of a gateway sign and a wayfinding sign is an example of a theme for the neighborhood. A palette of plant and hardscape materials, color and shapes should be indentified and repeated throughout the neighborhood to strengthen the sense of place and community
pride. Creating a strong community identity will help reduce unwanted activities that currently occur in the neighborhood.

THE PIN UP

Terry Olsen presented a masterplan for the neighborhood that built on a variety of ideas that emerged from the brainstorming session. She saw an opportunity for Maria to become a smaller
scale version of Grand Avenue. Retail/coffee shop/wine bar/café development at the west end of Maria would connect the Metro State campus to the neighborhood. These venues could host poetry readings and live music giving opportunities for "cross pollination." Commuter students would likely linger longer in the neighborhood, spending money locally and mingling with embers
of the community. A crosswalk would be provided at Sixth Street and Maria for the safety of the students. She observed that there were also missing pedestrian connections to the neighborhood at Third and Seventh Streets. Terry suggested expanding the public realm along the bluff with pervious pavers in the cul de sacs and streets that approach them. She also suggested a Gateway at the southeast corner of the neighborhood and other identity devices such as lighting and signage.
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Diane Trout-Oertel suggested that the bluff could be developed into a linear park that links
Metro State’s campus on the west to the Kellogg Street Bridge at the southeast corner of
the neighborhood. The bridge, which connects the neighborhood to downtown Saint Paul,
could be enhanced and developed into a pedestrian-friendly, bicycle-friendly mass-transit access
to downtown. Streetscape improvements could include special paving, decorative light
fixtures and plantings. Under this scenario, the bridge would be closed to truck traffic, which
would be diverted via Mounds Blvd. to the nearby 7th Street access to downtown. Bike lanes would be provided in both directions and sidewalks would be widened. Automobile traffic could be reduced to a single lane, which would likely require some improvements to 7th Street, which would now become the primary automobile access to downtown from Dayton’s Bluff. She also recommended that the City purchase property adjacent to the linear park along the bluff, widening this green space so that it could accommodate more activity.

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Ken Koense presented a series of overlaid mapping studies that analyzed the mix of current uses
in the neighborhood. He suggested that the current mix of single family, multifamily and services
is a positive feature of the neighborhood. He recommended encouraging the mix of uses because
it suits modern lifestyles. Increasingly, urban families want to have restaurants and stores within walking distance. Ken saw a need for increased services in the neighborhood, better connections between services and residential properties, and traffic control devices aimed at safer street crossings.

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Ted Lentz suggested building on the neighborhood’s considerable assets. He presented a plan
that identified several pivotal structures that have architectural merit in their own right and many others that contribute to the historic fabric of the neighborhood. He suggested that developers be made aware of the irreplaceable architectural details that make many of the houses in the neighborhood worthy candidates for restoration. He also recommended increasing the public’s awareness and the resident’s pride in these assets. Based on past experience in other historic neighborhoods, these strategies would create an energy that would spark owner improvements and boost real estate value in the area. As improvements are completed by property owners, their successes should be celebrated.

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Todd Rhoades presented several drawings that mapped a variety of strategies for enhancing the
neighborhood including making a connection to the Bruce Vento Nature Sanctuary, capitalizing on the presence of the bluff and encouraging green development throughout the area. He envisions Maria Street as the heart of the community and recommended special streetscape improvements. Todd observed that the community already has good boundaries and saw potential for strengthening these edges. He suggested marking the four corners of the neighborhood to further emphasize neighborhood’s identity. He pointed out that the neighborhood has the advantage of several good "urban windows," which could be emphasized. Todd presented options for dealing with the shortage of garages, including tandem garages and tuck-under garages which take advantage of the area’s steep topography.

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Erin McKiel felt that Fourth Street and Maria Avenue is the center of the neighborhood and suggested creating a major node at this intersection as well as minor nodes at other intersections. She recommended enhancing intersections with benches, landscaping and signage. Other neighborhood beautification strategies could include a program to stimulate owner improvement of front porches and yards. Existing themes should be reinforced. For example, many existing stone walls form terraces between properties along Third, Fourth and Fifth Streets, which slope dramatically from east to west. Building additional stone walls would strengthen the identity of the area. Other opportunities related to the area’s steep topography should be taken advantage of. Fourth and Fifth Streets have excellent views toward the bluff and the downtown beyond, which should be emphasized. Erin pointed out that the neighborhood already enjoys
tree-lined streets; which could be infilled and pruned to form arches that frame these views.

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John Yust advocated taking advantage of the magnificent views from the bluff by utilizing the rooftops of buildings on both sides of Third Street and on the east side of Sixth Street, across from Metro State University. Here, where some two and three flat-roofed story buildings step down the hill, a series of roof terraces could be developed. Venues such as coffee shops and other gathering places could serve up views of downtown and the river valley. Decorative lighting
could lend ambiance to these establishment and create a sense of place. Fourth and Fifth Streets
could also take better advantage of views from the bluff by developing the existing cul de sacs into landscaped overlooks. John also suggested creating gateways to Dayton’s Bluff where Seventh and Third streets enter Dayton’s Bluff from downtown.

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Joel Odens concluded that Fourth and Fifth Streets are the main east/west pedestrian
routes. These pathways terminate in the two cul-de-sac’s that overlook the bluff which is
to become a newly defined green space developed as a park and community garden space. Sustainability could be addressed in the green space with permeable pavements, rainwater gardens and exposed storm water channels. This would be in combination with native plant species and interpretive signage to help visitors understand what they are looking at. The prominent white house overlooking the bluff could be converted into a community center or a venue for an other non-profit use, perhaps in partnership with Metro State College or an other institution. The community gardens could be relocated to this area, possibly through a land swap with current property owners. One block to the east running north/south, Maria could become a mixed use corridor with retail/commercial on the street level and housing above. Joel recommended that Maria and possibly 3rd Street have traffic calming measures such as bump-outs, raised intersections and alternative pavements to help identify and enhance the pedestrian crossings and to create a safer pedestrian experience.

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Steve Goltry suggested locating a multi-purpose shelter on the bluff at the end of Fourth
Street which could serve several purposes. The structure could be a view shed overlooking
downtown with interpretive components; it could also be a place to tell children stories, a place
to sit, to have a picnic or meet. Sensitively sited and well designed, it would be a segue to
proceed to other areas such as the bike/walkway along the bluff and connect the blocks. The
structure’s architectural details could recall and respond to the area’s historic homes and structures capturing "the personality" of Dayton’s Bluff. Though expensive if executed properly,
the cost of the structure would be a good value as it would bring to the neighborhood "a sense of place" and serve to demonstrate Dayton’s Bluff is changing! Used and seen by many, the shelter should be accessible to all, including handicapped, seniors and young mothers w/ strollers. Key features of the shelter might include both functional and architectural lighting, drinking fountains, benches, possibly tables, sculpture and a well designed hardscape, with special paving patterns for walkways, bike racks, and seating areas.

THE BRAINSTORMING

The development principles were introduced by Historic Saint Paul’s consultant, Mary deLaittre, facilitator for ongoing neighborhood workshops associated with this project.

By this time others had joined the group. A list of attendees is included in team member. All had an opportunity to give their first reactions and additional thoughts as the discussion made its second and third trip around the room.

Broad themes included the need to capitalize on the neighborhood’s considerable assets, such
as, its late 19th century housing stock, tree-lined streets and unique features, such as, its high-profile location on the bluff, its steeply sloped topography and its dramatic views of downtown Saint Paul. Strategies for overcoming the neighborhood’s drawbacks were also discussed. While several properties are carefully maintained, many houses are in disrepair and/or require restoration. Many houses do not have garages, which makes them less marketable. Rental properties and unsupervised places attract unwanted activities. Safety is a issue. The consensus seemed to be that these problems are not insurmountable and toward the end on the discussion, the group had identified several possible strategies for sparking this neighborhood’s recovery, including the following:

• 
  Commercial along the primary traffic routes on 7th
  and 3rd Streets should be reinforced and enhanced.
  
• Mixed-use secondary commercial and residential
  should be encouraged along Maria, which could
  serve as a link between these two commercial streets.
  
• A mixed use development at the west end of Maria
  could bridge the separation currently experienced
  between Metro State campus and the neighborhood.
  
• Streetscape features such as decorative pavers, light
  fixtures, signage, etc. could be repeated throughout
  the neighborhood strengthening its identity.
  
• The bluff overlooking downtown should be become
  a green space and accommodate a parklike
  pedestrian way and/or community gardens.
  
• The adjacent house at 334 Mounds could become a community gathering space. This prominent white house is a highly-
  visible marker of the neighborhood suitable for a public
  use. Its ample yard could be developed into a small park.

THE CHARRETTE

The tour, the presentation and the discussion had taken the better part of the morning and there wasn’t much time left, but several concepts for turning around this endangered neighborhood were illustrated by the charrette participants, who included local architects Ken Koense, AIA, Ted Lentz, AIA, Erin McKiel, AIA, Terry Olsen, AIA, Todd Rhoades, AIA, Diane Trout-Oertel, AIA, John Yust, AIA and landscape architects Steve Goltry, ASLA, ACP, Joel Odens, ASLA, and Julie Goller, ASLA. A good deal of work was generated in a short amount of time. See Appendix 3 for some of the drawings that were generated.

John Yust (left) and Ken Koense (center) got down to
work while Ellen Biales, Assistant to City Council President
Kathy Lantry, (right) discussed ideas generated
during the brainstorming session with a local resident.

Julie Goller (left), Joel Odens (center) and Steve Goltry
(right) began their investigation by identifying the
key pedestrian routes through the neighborhood.

Charrette participants worked through lunch. From left to
right in the foreground are Todd Rhoades, Erin McKiel and
Ted Lentz. From left to right in the background are Ken
Koense, Terry Olsen and Andy Zhang, who has offered
to set up a blog for the Fourth street Preservation Project.

All too soon it was time for participants to wrap
up their presentations in preparation for the pin-up.

APPENDIX 1 DEVELOPMENT PRINCIPLES

Get APPENDIX 1 DEVELOPMENT PRINCIPLES in PDF format

THE FIELD TRIP on Sept. 27, 2008

Tour participants met at the corner of East 4th
Street and Maria Avenue at 9:00 am. Carol
Carey, Executive Director of Historic Saint Paul,
described the status quo of the neighborhood.

Carol and Becca Hine, also of HSP, led the group
on a tour of the neighborhood. One of the first
stops was the Children’s Garden which occupies
publicly-owned land on Third Street East.



The group explored Third Street, which has a
mix of residential and commercial and services.
Businesses appeared to be struggling and the
discussion revolved around the need to upgrade
existing enterprises and encourage new ones.


The tour proceeded south on Third Street
and participants noted opportunities for
further development. Third Street leads to the leads to the Kellogg
Bridge, which is located at the southeast
corner of neighborhood and provides
immediate access to downtown.

The next stop on the tour was one of the
three houses that have been purchased by
the HRA on Fourth Street. The HRA plans to
issue an RFP for rehabilitating these houses.

Fourth and Fifth Streets terminate in cul de
sacs overlooking downtown. The group discussed
development options for the narrow
strip of public land along the edge of the
bluff, where a sweeping panorama of the city
and the river valley beyond is unobstructed.

The group saw great potential for a large
piece of property adjacent to the strip of public
land along the bluff. This property is occupied
by the highly visible, prominent white house
that is a familiar sight from the freeway below.

The house, which has been vacant for a long
time, is for sale. Discussion revolved around potential
uses for this strategically located property
which could become a symbol for Dayton’s Bluff.


After the tour, the group reconvened at Metropolitan State University Library for a presentation of the development principles identified in recent neighborhood workshops
that preceded this event. A summary of the Development Principles that have been selected
to guide the revival of Dayton’s Bluff neighborhoods is included in Appendix 1.