HomeMy WebLinkAboutVIII-07 1st Reading - Amend City Code Chapter 155.01 - Rezoning - Mint Development - SW Corner of Pleasant Drive and South Frontage Road
City Council Memorandum
To: Mayor Fasbender and City Council
From: John Hinzman, Community Development Director
Date: May 20, 2024
Item: 1st Reading – Rezoning – Mint Development – Pleasant Drive and South Frontage
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Council Action Requested:
Consider 1st Reading of an amendment to Hastings City Code Chapter 155.01 - Official
Zoning Map to Rezone property from R-1 Low Density Residence to C-4 – Regional
Shopping Center. Upon action by the Council, the 2nd reading, and final adoption would
be scheduled for the June 3, 2024 City Council Meeting along with the Comprehensive
Plan Amendment.
Approval for a rezoning from residential to commercial requires five of seven
Councilmembers
Background Information:
HEDRA and Mint Development executed a Purchase Agreement for sale of the property
on March 14, 2024. Mint must obtain all land use approvals from the City prior to the
December 31, 2024 deadline for closing. Site Plan and Plat applications providing
specific site development details will need to be reviewed by Planning Commission and
approved by City Council before the end of 2024.
Financial Impact:
Future commercial development of the site will increase the tax base.
Advisory Commission Discussion:
The Planning Commission voted 5-1 (Teiken nay) to recommend approval of the
Rezoning along with the Comprehensive Plan Amendment at the May 13, 2024 meeting.
No one spoke during the public hearing. Commissioners discussed the effect of the
change on adjacent residential homes, screening of trees, and lighting from new
development.
Attachments:
• Ordinance Amendment
• Planning Commission Staff Report – May 13, 2024
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1st READING DRAFT
ORDINANCE NO. 2024-____, THIRD SERIES
AN ORDINANCE OF THE CITY OF HASTINGS, MINNESOTA AMENDING
SECTION 155.01, ZONING CODE OF THE CITY CODE HAVING TO DO
WITH:
OFFICIAL ZONING MAP
BE IT ORDAINED by the City Council of the City of Hastings that approximately 3.94
acres of property generally located southwest of Pleasant Drive and South Frontage Road
is rezoned from R-1 Low Density Residence to C-4 Regional Shopping Center. The
property is legally described as Public Land identified in BAUERS 2ND ADDITION,
Dakota County, Minnesota, except Parcel 259P on MN DOT Right-of-Way Plat 19-89, and
except portion platted at HASTINGS LIBRARY ADDITION.
EFFECTIVE DATE: This Ordinance shall be in full force and effect from and after its
passage and approval and publication, as required by law and/or charter.
ADOPTED by the Hastings City Council on this 3rd day of June, 2024.
_________________________________
Mary Fasbender, Mayor
ATTEST:
____________________________________
Kelly Murtaugh, City Clerk
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I HEREBY CERTIFY that the above is a true and correct copy of an ordinance presented
to and adopted by the City of Hastings, County of Dakota, Minnesota, on the 3rd day of
June, 2024, as disclosed by the records of the City of Hastings on file and of record in the
office.
_____________________________________________
Kelly Murtaugh, City Clerk
(SEAL)
This instrument drafted by:
City of Hastings (JH)
101 4th St. East
Hastings, MN 55033
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To: Planning Commissioners
From: John Hinzman, Community Development Director
Date: May 13, 2024
Item: Mint Development – Comprehensive Plan Amendment and Rezoning – SW Corner of
Pleasant Drive and South Frontage Road
Planning Commission Action Requested
Hold a public hearing and recommend action on the following request of Mint Development
Company on a 3.94-acre property located at the southwest corner of Pleasant Drive and South
Frontage Road owned by the Hastings Economic Development and Redevelopment Authority
(HEDRA):
1) Comprehensive Plan Amendment - Change the Future Land Use Map designation of
“Medium Density Residential” to “Commercial”
2) Rezone property from R-1 Low Density Residence to C-4 Regional Shopping Center
BACKGROUND INFORMATION
Plans for Development
Specific plans for development will be submitted at a later date. A conceptual plan has been
included in the packet to provide context on future development.
Purchase Agreement
HEDRA and Mint Development executed a Purchase Agreement for sale of the property on March
14, 2024. Mint must obtain all land use approvals from the City prior to the December 31, 2024
deadline for closing. Site Plan and Plat applications providing specific site development details will
need to be reviewed by Planning Commission and approved by City Council before the end of
2024.
Comprehensive Plan
The property is currently guided Medium Density Residential within the 2040 Comprehensive
Plan. A request to amend the Comprehensive Plan to reguide the land to Commercial has been
submitted with this application. The proposed amendment would be consistent with the intended
use as a retail facility.
Planning Commission Memorandum
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Zoning
The property is currently zoned R-1 Low Density Residence. A request to rezone the property to
C-4 Regional Shopping Center has been submitted with this application. Retail and service
establishment are a permitted use within the C-4 Zoning District.
Difference between the Comprehensive Plan and Zoning
The Comprehensive Plan serves as a guiding document for future land use for the next 20 years
and includes a Future Land Use Map identifying desired land uses. The Zoning Ordinance is the
legal mechanism for regulating land use and includes the zoning map which identifies zoning
districts and permitted uses. The Future Land Use Map of the Comprehensive Plan is used to guide
decisions on rezonings.
Existing Condition
The existing site sits approximately 15-25 feet below the elevation of surrounding properties and
contains a stormwater basin. Existing stormwater flow and future stormwater needs established
through development would both need to be accommodated as part of the future site plan
application. Trees buffer the site to the west and south.
Adjacent Zoning and Land Use
The following land uses abut the property:
Direction Use Comp Plan District Zoning District
North South Frontage Road
- Vacant Land
- Pleasant Hill Library
Commercial
Institutional
PI Public Institution
PI Public Institution
East Pleasant Drive
- Westview Mall
Commercial C-4 Regional
Shopping Center
South 12th Street
- Twin Homes
Medium Density
Residential
R-3 Medium High-
Density Residence
Southwest McAuliffe Elementary School Institutional R-1 Low Density
Residence
West Marketplace Townhomes Medium Residential
Commercial
R-4 High Density
Residence
History
The property was deeded as public land to the City of Hastings in 1968. On February 5, 2024 the
City Council determined that it did not require the land for public use and transferred the
property to HEDRA for future sale and development.
Notification of Adjacent Owners
All property owners within 350 feet of the site were provided notification of the meeting. No
comments or concerns have been received by City Staff at the time of this report.
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COMPREHENSIVE PLAN AMENDMENT
Request
Change the Future Land Use Map designation from “Medium Density Residential” to
“Commercial”. The Future Land Use Map is located on page 4-39, Chapter 4 - Land Use.
Commercial
Commercial is defined within the Comprehensive Plan as:
Businesses providing retail trade or service for individuals or businesses. Also includes office
buildings.
Analysis
• The site is undeveloped and abuts Westview Mall
• Areas to the east and north are designated for commercial use.
• The site is near the TH 55 and Pleasant Drive, a controlled intersection.
RECOMMENDATION - Comprehensive Plan Amendment
Approval of the Comprehensive Plan Amendment is recommended subject to the following
conditions:
1) Conformance with the plans submitted with the Planning Commission Staff Report dated
May 13, 2024.
2) Approval of the Comprehensive Plan Amendment by Metropolitan Council.
2040 Comprehensive Plan
TH Hwy 55
South Frontage Rd
12th Street
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REZONING REVIEW
Request
Rezone property from R-1 Low Density Residence to C-4 – Regional Shopping Center. The action
serves as an amendment to Hastings City Code Chapter 155.01 - Official Zoning Map.
Uses - C-4 Zoning District
Hastings City Code Chapter 155.32 establishes the following requirements for the C-4 Zoning
District:
155.32 C-4 Regional Shopping Center
1. Intent. The intent of this chapter in establishing a regional shopping center district is in recognition
of future needs for one or more large commercial areas to serve the city and surrounding areas.
2. Uses Permitted. All uses permitted in C-3 Community Regional Commerce District.
3. Uses By Special Permit.
1. All uses permitted by special use in the C-3 Community Regional Commerce District and the
following.
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2. Adult Establishments and Accessory Adult Establishments (as defined in Chapter 114)
subject to the following minimum requirements:
1. Adult Establishments and Accessory Adult Establishments shall be located at least
500 feet away from any residential property;
2. Adult Establishments and Accessory Adult Establishments shall be located at least
500 feet away from any church, school, library, park and public recreation area;
3. Adult Establishments and Accessory Adult Establishments shall be located at least
500 feet away from any other Adult Establishment or Accessory Adult
Establishments; and
4. Adult Establishments and Accessory Adult Establishments shall obtain all city
licenses required in Chapter 114 before commencing operation.
3. Towers as regulated by §155.07.
4. Temporary auto sales may be allowed to support the activities of a non-profit community
organization (such as a fund-raiser for a sports team or school). Each auto dealership may
be allowed 1 sale per year, with the sale not to exceed 14 calendar days per year. Each parcel
of land in the C-4 District is allowed 1 sale per year. If a business consists of more than 1
parcel, only 1 sale may be allowed.
1. The following shall be considered in granting a special use permit:
1. The effect on the total number of parking spaces at the business the sale is
held.
2. The effect of the ingress and egress at the parking lot.
3. The effect on accessibility of emergency services.
4. The effect on neighboring businesses or residential areas from an increase
in traffic. (Prior Code, § 10.21) Penalty, see §10.99
5. Climate Controlled Storage Facility.
1. All storage activity must be conducted within a building. Exterior storage, or use of
accessory buildings, pods, trailers, and the like shall be prohibited.
2. No more than 20,000 s.f. of any building shall be utilized for Climate Controlled
Storage.
6. Cannabis retailer, edible retailer, medical retailer, and medical cannabis distribution facility
that comply with the requirements of city Code Chapter 155.07.J.
155.30 C-3 Community Regional Commerce
1. Intent. The intent of this chapter in establishing a community-regional commerce district is in
recognition of the existing downtown commercial development and of the need for its future
expansions, rehabilitation and redevelopment.
2. Uses Permitted.
1. Commercial establishments including, but not limited to, the following:
1. Retail and service establishments excluding automobile repair;
2. Offices;
3. Entertainment and amusement services; and
4. Lodging services including hotel and motel.
2. Public and semi-public buildings;
3. Private clubs;
4. Residential dwellings provided they are located above the first-floor level;
5. Automobile parking lots;
6. Churches; and
7. Accessory uses incidental to the foregoing principal uses.
3. Uses By Special Permit.
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1. Automobile service stations and motor vehicle repair and wash;
2. Small animal clinics, excluding establishments with outside runs and non-patient overnight
boarding;
3. Towers as regulated by § 155.07; and
4. Residential dwellings on the first-floor level provided the dwelling is accessory to a
commercial use, less than 50% of the first level floor area and is located in the rear of the
building with a separate outside entrance. (Prior Code, § 10.20A) Penalty, see § 10.99
5. Dairies and Creameries
6. Brew Pub
7. Brewery Taproom, provided that a minimum 20 percent of the floor area devoted to use as
retail sales and a brewery production and distribution area up to 7,500 square feet.
8. Microdistillery with Cocktail Room, provided that a minimum 20 percent of the floor area is
devoted to use as retail sales and a microdistillery production and distribution area up to
7,500 square feet.
9. Conversion of existing building space of no greater than 10,000 s.f. into a restaurant, tavern,
or lounge per Section 155.09, Subd. F.6.
10. Cannabis retailer, edible retailer, medical retailer, and medical cannabis distribution facility
that comply with the requirements in City Code Section 155.07.J.
Analysis
• Rezoning conforms with the proposed Commercial Land Use District of the Comprehensive
Plan.
• Westview Mall abuts the property to the east and is also zoned C-4
• The property is near the stoplight of TH 55 and Pleasant Drive a major traffic intersection
within the City.
RECOMMENDATION - Rezoning
Approval of the rezoning is recommended subject to the following conditions
1) Conformance with the plans submitted with the Planning Commission Staff Report dated
May 13, 2024.
2) Approval of the Comprehensive Plan Amendment changing the Future Land Use Map
designation from “Medium Density Residential” to “Commercial”.
ATTACHMENTS
• Site Location Map
• Site Pictures
• Conceptual Plan for Development
• Application
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LOCATION MAP
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Site Pictures
Looking South from South Frontage Rd
Looking West from Pleasant Dr
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