HomeMy WebLinkAboutX-C-01(a,b) Annexation - Best Development Property - Walden at Hastings (TH 316 & Michael Avenue)
City Council Memorandum
To: Mayor Fasbender & City Councilmembers
From: John Hinzman, Community Development Director
Date: March 6, 2023
Item: Ordinance Amendment - Annexation - Best Development (TH 316 & Michael
Avenue)
Council Action Requested
Take the following action related to annexation of a +/-71-acre parcel owned by Best
Development Company located east of TH 316 and Michael Avenue:
1) Remove from the table consideration of the ordinance amendment for annexation.
2) Adopt the ordinance amendment for annexation
The developer submits the annexation application in anticipation of future City Council
approvals to generally allow for the number and types of residential unit within the
conceptual plan. While no official approvals pertaining to residential construction are
included in this application, the Council should be cautious in approving action on the
annexation if it believes future land use changes to accommodate the concept plan are in
question.
Both actions require a simple majority of Council.
BACKGROUND
Annexation
Annexation involves the extension of the City of Hastings corporate limits and is
regulated by Minnesota State Statutes Section 414.033. A city may annex abutting
unincorporated (township) property by ordinance upon petition of the property owner and
a public hearing.
History
An application to annex the property was submitted by the previous developer
Summergate in November 2021 to subdivide the property into 160 single family lots.
The City Council held a public hearing and reviewed the request on January 18, 2022 and
tabled the request on February 7, 2022 until an agreement could be reached for sale of the
property and a new concept plan submitted for development. In late 2022, an agreement
was reached with Land Equity Development for sale of the property and development of
a mixed residential life-cycle community consisting of approximately 450 housing units.
X-C-01(a,b)
Public Hearing Comments – January 18, 2022
During the public hearing questions related to installation of privacy fences for existing
neighbors, displacement of wildlife, roundabout impact, noise, and traffic was received.
Please see the attached meeting minutes for further information.
Neighborhood Meeting – January 26, 2023
Land Equity held a neighborhood meeting on January 26, 2023. The City provided a
mailing list to all property owners within 350 feet of the property. Approximately 15-20
people attended the meeting. Neighbors shared concerns about the number and location
of rental units, project phasing, public vs private amenities, effect on TH 316 traffic, and
effect on South Pines Park
Planning Committee of City Council Review – January 30, 2023
The Planning Committee of City Council (Chair Fox, Folch, and Leifeld) reviewed the
proposal at its January 30, 2023 meeting. Committee Members generally supported the
plan and discussed the following:
• Site access at Highway 316 and Michael; want to ensure problems are not created that
were recently solved with the reconstruction further north.
• Mitigate noise from TH 316 through use of berming or buffering.
• Role of the association in maintenance; which areas and items will the association
maintain.
• Ensure there is adequate parking for guests in the twin and townhome areas.
• Developer seeks to sell land within Sand Coulee to DNR; no development to take place
within it.
• Proposed rental rates are high; is there a market in Hastings?
• Future park needs will need further review.
Planning Commission Review – February 27, 2023
The Planning Commission reviewed the conceptual plan on February 27, 2023.
Commissioners discussed public versus private facilities, park amenities, mixture of
housing types, examples of similar developments in neighboring communities, traffic and
parking, snow removal, impact on TH 316 traffic, and market for the development. No
recommendation was requested from the Commission.
Neighborhood Notification
Notification of the Planning Commission review and City Council consideration of the
annexation was mailed to all owners within 350 feet of the property. Comments received
are attached to this report
Subject Property
The majority of the property is agricultural. The eastern 17 acres contains wooded slopes
and is part of the Sand Coulee and is not planned for development. The property is
guided for Low Density residential development within the 2040 Comprehensive Plan
and is designated for municipal service extension (City Sewer and Water) within the
planned Metropolitan Urban Service Area (MUSA) Plan. The Comprehensive Plan
would need to be amended to change the land use designation from Low Density to
Medium Density to accommodate the proposed development plan.
The following abuts the site
X-C-01(a,b)
Use Zoning Comp Plan
North Single Family Residential
South Pines Development
R-1 - Low Density
Residence
Low Density
Residential
East Marshan Township
Sand Coulee and Rural
Residential
Marshan Township
South Marshan Township
Rural Wooded Land
Marshan Township
West TH 316 - Redwing Blvd
South Pines Development
Hope Lutheran Church
R-1 - Low Density
Residence
Marshan Township
Low Density
Residential &
Institutional
Proposed Improvement
Land Equity proposes the development of Walden at Hastings a life-style residential
development of mixed densities including single family, twin home, townhome, and
apartments. Concept Plans indicate the development of over 450 housing units. The
developer has indicated that many (if not all) of the units are planned to be rented,
however market conditions could change the amount that is eventually rented. Rentals
would be managed professionally to maintain a cohesive and well-maintained
neighborhood.
Environmental Assessment Worksheet (EAW)
The number of residential units triggers completion of an EAW to determine
environmental impacts and whether a more encompassing Environmental Impact
Statement (EIS) should be completed. The applicant will prepare the initial EAW draft
for City review.
The EAW form consists of 20 questions that provide the information needed to determine
if the project will have significant environmental impacts. In addition to the legal purpose
of the EAW in determining the need for an EIS, the EAW also provides permit
information, informs the public about the project, and helps identify ways to protect the
environment. The EAW is not meant to approve or deny a project, but instead act as a
source of information to guide other approvals and permitting decisions.
Traffic Study
The developer has committed to completion of an independent traffic study to determine
the impacts of the proposed development prior to future land use approvals.
Land Use Approvals
Development of Walden at Hastings will include a number of land use actions by the
Planning Commission, Parks and Recreation Commission, and City Council. Most land
use approvals would also include a public hearing mailed to all property owners within
350 feet of the development. In general approvals would include:
• Annexation of Property
• Review of the EAW
• Comprehensive Plan Amendment, Rezoning, and Development Plan
• Preliminary Plat of entire property
X-C-01(a,b)
• Final Plat and Site Plan for individual components
Initial Review Comments
The Development Review Committee (staff committee consisting of Planning,
Engineering, Building, Fire, and Parks) reviewed the concept on December 6, 2022.
Please see the attached review letter for further information.
Staff Analysis
• Site Design - Land Equity has employed the services of the Rick Harrison Design
Studio to master plan the development. Harrison has designed countless
subdivisions throughout the US and is a pioneer in innovative design methods to
provide greater development connectivity, efficiency, and value.
• Comprehensive Plan Amendment. The 2040 Comp Plan would need to be
amended from Low Density Residential to Medium Density Residential to
accommodate development. Does the proposed increase in housing density meet
the needs of Hastings?
• Need for Affordable Housing and Townhome Options. Many of the newly
constructed single family detached homes in Hastings are not affordable to
Hastings residents. It has been over 15 years since a new attached townhome
development has been constructed.
• Rental Housing. Developer proposes most housing units to be rented instead
owner occupied. This is a new concept for Hastings. The Council and public will
likely have questions pertaining to the valuation of the project, effect on
neighboring property owners, overall maintenance, and potential for individual
home ownership in the future.
• Market for Development and Phasing of Construction. What is the market for
this many development units and how will project be phased?
• Existing Abutting Development. The proposal abuts the existing single-family
neighborhood of South Pines. How does the development impact existing
development?
Attachments:
• Ordinance for Annexation
• Location Map
• Concept Plan
• Comments Received
• Minutes – January 18, 2022 City Council – Public Hearing Comments
• Development Review Committee Letter
X-C-01(a,b)
CITY OF HASTINGS, MINNESOTA
ORDINANCE NO. 2023-___
AN ORDINANCE OF THE CITY OF HASTINGS EXTENDING
ITS CORPORATE LIMITS TO INCLUDE CERTAIN LAND ABUTTING
THE CITY WHICH IS OWNED BY BEST DEVELOPMENT COMPANY
LLC
PREAMBLE
WHEREAS, the City of Hastings has received a petition from Best Development
Company, LLC (“Petitioners”) seeking annexation of land to the City of Hastings, and;
WHEREAS, the Petitioners have represented to the City of Hastings that they are the
sole owners of property generally located north and east of TH 316 and
Michael Avenue, and identified as PID 25-00200-51-012 and 25-01100-27-012. The
property is legally described as follows:
That part of the South Half of the Southwest Quarter of Section 2, Township 114, Range
17, Dakota County, Minnesota lying north and east of CSAH #316, except that Parcel 16
MN DOT ROW Plat 19-138.
AND
That part of the west 100 acres of the Northwest Quarter of Section 11, Township 114,
Range 17, Dakota County, Minnesota lying north and east of CSAH #316, except that
Parcel 16 MN DOT ROW Plat 19-138.
WHEREAS, the property is unincorporated; it abuts the limits of the City of Hastings;
is not included within any other municipality; is not included in any area that has
already been designated for orderly annexation pursuant to Minn. Stat. 414.0325; and is
approximately 71.0 acres in size, and;
WHEREAS, the City of Hastings held a public hearing pursuant to Minnesota Statutes
414.033, Subd. 2b, on January 18, 2022, and February 7, 2022, following thirty (30) days
written notice by certified mail to the Town of Marshan (“Township”) and to all
landowners within and contiguous to the area legally described herein to be annexed, and;
WHEREAS, provisions of Minnesota Statutes 414.033, Subd. 13 are not applicable in
that there will be no change in the electric utility service provider resulting from the
annexation of the territory to the municipality.
X-C-01(a,b)
ENACTMENT
Section 1. The City Council hereby determines and finds that the property
described above abuts the City of Hastings; that the area to be annexed is 120 acres or
less, that the property is not included in any area that has already been designated for
orderly annexation pursuant Minn. Stat. 414.0325; that the City of Hastings received a
properly prepared Petition for Annexation signed by all of the owners of the property;
and that the Petition for Annexation complies with all of the provisions of Minn. Stat.
414.033.
Section 2. The property is urban or suburban in character and is in need of City
services which can be provided by the City of Hastings.
Section 3. The corporate limits of the City of Hastings are hereby extended to
include the property described above and that same property is hereby annexed to and
included within the City of Hastings as if the property had originally been a part of the
City.
Section 4. The City Clerk is directed to file a certified copy of this Ordinance
with the Minnesota Office of Administrative Hearings; Marshan Township; Dakota
County and the Minnesota Secretary of State.
Section 5. Property taxes payable on the annexed land shall be paid to Marshan
Township for year 2023, the year in which the annexation becomes effective, in
accordance with Minn. Stat. 414.033, Subd. 12.
Section 6. The City of Hastings, pursuant to Minn. Stat. 414.036, shall provide
reimbursement to Marshan Township to compensate the Township for loss of taxable
property in the amount of eight hundred ninety dollars and forty-six cents ($890.46)
payable in two annual payments: (1) on January 2, 2024 in the amount of $445.23; and
(2) on January 2, 2025 in the amount of $445.23.
Section 7. Pursuant to Minn. Stat. 414.036 with respect to any special assessments
assigned by Marshan Township to the annexed property and any portion of debt incurred
by the Township prior to the annexation and attributable to the property to be annexed,
there are no special assessments or debt incurred by the Township on the subject area for
which reimbursement is required.
Section 8. This Ordinance shall become effective upon its passage, seven days after
its publication, the filing of the certified copies as directed in Section 4 and upon approval
of this Ordinance by the Minnesota Office of Administrative Hearings.
Adopted by the Hastings City Council on March 6, 2023, by the following vote:
X-C-01(a,b)
Ayes:
Nays:
Absent:
ATTEST: __________________________
Mary D. Fasbender, Mayor
________________________________
Kelly Murtaugh, City Clerk
(City Seal)
I HEREBY CERTIFY that the above is a true and correct copy of ordinance
presented to and adopted by the City of Hastings, County of Dakota, Minnesota, on
the 6th day of January 2023 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. E.
Hastings, MN 55033
X-C-01(a,b)
LOCATION MAP
X-C-01(a,b)
2 9 4 .5 1 '
241.48'
2 4 .00 '
2
4
.
0
0
'
2
4
.
0
0
'
2
4
.
0
0
'
2
4
.
0
0
'
2
4
.
0
0
'24 .00 '2 4 .0 0'24 .00 '
2 4.0
0
'
2
4.0
0
'
9 9 .0 0 '
9 9 .0 0 '
2
4
.
0
0
'
9 9 .0 0 '
2
4
.
0
0
'
9 9 .0 0 '
2
4
.
0
0
'
9 9 .0 0 '
2
4
.
0
0
'
9 9 .0 0 '
2
4
.
0
0
'
1 0
6
.
0
0
'
1 0
0
.5
4 '
2 4.0
0
'
9
9
.8
5
'
2 4.0
0
'
1
0 3
.
8 4
'
2
4
.
0
0
'
2
4
.
0
0
'
2
4
.
0
0
'
2
4
.
0
0
'
2
4
.
0
0
'
1 .7 6'2 4.0
0
'
1
1 2
.9
9
'
9
9
.
0
0
'
2 4.0
0
'
9
9
.
0
0
'
2 4.0
0
'2 4.0
0
'
9
9
.
0
0
'
2 4.0
0
'2 4.0
0
'
1
9
0
.
3
3
'
9
9
.
0
0
'
2 4.0
0
'
2 4.0
0
'
3 2 1 .6 3 '
5
1
.
6
3
'
9
9
.
0
0
'
2 4 .0 0 '2 4 .0 0 '
9
9
.
0
0
'
9 9 .0 0 '
9 9 .0 0 '
2
4
.
0
0
'
9 9 .0 0 '
2
4
.
0
0
'
9 9 .0 0 '
2
4
.
0
0
'
9 9 .0 0 '
2
4
.
0
0
'
9 9 .0 0 '
2
4
.
0
0
'2 4 .0 0 '
9
9
.
0
0
'
2 4 .0 0 '
9
9
.
0
0
'
2 4 .0 0 '2 2 .7 6 '
9
9
.
0
0
'
2 4 .0 0 '
9
9
.
0
0
'
2 4 .0 0 '4 3 .8 8 '
9
9
.
0
0
'
2 4 .0 0 '
9
9
.
0
0
'
6 7 .3 3 '25 3 .7 7 '
2 8 8.2 6'
8 9 .8 3 '
7
2 .
9
2 '
2
4
0
.
0
0
'
7 0 7 .0 1 '
7
3
.
8
9
'
8 7 .7 2 '
2 4 .0 0 '
2 3 1 .4 6 '
1
0
4
.
6
2
'
2 4 .0 0 '
1
0
6
.
4
8
'
7
0
.
0
0
'
1
0
1
.
3
2
'2 4 .0 0 '
1
1
0
.
9
4
'
6 0 2 .8 8 '
1
0
0
.
9
0
'
2 4 .0 0 '
19 5 .6 7 '
1
1
2
.
0
7
'
2 4 .0 0 '
3 .64 '
1 2 8 .7 5 '
35 .9 3 '
1
0
3
.
3
4
'
2 4 .0 0 '
1
0
9
.
9
3
'
2 4 .0 0 '
5 .6 3 '
1 3 0 .5 7 '
4 4 6 .6 8 '
7 0 .0 0 '
1
0
6
.
8
2
'
2 4 .0 0 '
2 4 .0 0 '
1
0
6
.
4
1
'
1 66.1 0'
1
0
9
.
4
5
'
2 4 .0 0 '
1
0
3
.
7
2
'
1
1
1
.
2
2
'
2 4 .0 0 '
1
0
1
.
8
5
'
2 4 .0 0 '
6 1 .1 5 '
2 4 .0 0 '
2 4 .0 0 '
11.80'
1
0
2
.
4
7
'
2 4 .0 0 '
1
0
6
.
6
4
'
11.80'
1
0
5
.
1
4
'
2 4 .0 0 '
1
0
3
.
9
1
'
1
0
6
.
9
5
'
41.80'
2 4 .0 0 '
1
0
1
.
9
9
'
9 9 .7 7 '
2 3 7 .6 9 '
1
0
7
.
9
3
'
2 4 .0 0 '
2 4 .0 0 '
1
0
0
.
8
8
'
2 0 .2 6 '
11.80'
1
3
8
.
4
1
'
7 5 .8 3 '
1
0
8
.
0
6
'
2 4 .0 0 '
2 4 .0 0 '
1 4 .6 2 '
1
0
0
.
5
9
'
9
3
.
5
9
'
6 7 .5 3 '
7 0 .6 0 '
2 3 .9 1 '
1
0
7
.
3
6
'
2 4 .0 0 '
2 4 .0 0 '
1
0
1
.
1
0
'
1
0
5
.
8
1
'
2 4 .0 0 '
1
0
2
.
4
2
'
7 0 .0 0 '
1
1
8
.
1
0
'
1
0
3
.
4
2
'
2 4 .0 0 '
1
0
4
.
5
6
'
1
1
8
.
3
9
'
7 5 .8 3 '
2 4 .0 0 '
1
0
0
.
1
7
'
6 6 .1 2 '
2 4 .0 0 '
1
0
7
.
5
2
'
2 4 .0 0 '
1
1
0
.
3
5
'
2 4 .0 0 '
1
0
7
.
8
1
'
2 4 .0 0 '
1
0
6
.
1
0
'
2 4 .0 0 '
7 0 .0 0 '
1
1
2
.
4
7
'
112.15'2 4 .0 0 '
1
0
3
.
4
4
'
125.83'
6 7 .4 7 '
1
1
5
.
4
1
'
7 3 .8 9 '
2 4 .0 0 '
1
0
2
.
3
5
'
2 4 .0 0 '
1
1
6
.
6
6
'
2 4 .0 0 '
1
0
2
.
8
0
'
2 4 .0 0 '
1
1
6
.
2
6
'
7 0 .0 0 '
2 4 .0 0 '
2 4 .0 0 '
1
0
4
.
8
0
'
7 3 .3 5 '
1
1
4
.
1
8
'
1 20.09'
1 9 7 .6 3 '
2 4 .0 0 '
7 0 .0 0 '
116.63'2 4 .0 0 '
1
0
8
.
3
8
'
4
0
.
9
0
'
1
1
0
.
4
0
'
2 4 .0 0 '
1
1
3
.
5
8
'
3 9 .8 4 '
1
0
4
.
8
7
'
2 4 .0 0 '
120.75'
7 2 .9 2 '
4 1 .1 5 '
1
2
0
.
4
8
'
2 4 .0 0 '
106.44'
7 2 .9 6 '
9
7
.
4
9
'
7 0 .0 0 '
6 3 .0 0 '
N 2 3 °0 0 '0 0 " W
N
6
0
°
0
0
'
0
0
"
E
8
5
.
4
4
'
2 4 .0 0 '
S
5
1
°
0
0
'
0
0
"
W
9
6
.
4
9
'
6 1 .8 6'
N
5
0
°
0
0
'
0
0
"
E
9
4
.
4
2
'
7 4 .8 6 '
S
6
6 °
0
0
'
0
0 "
W
1
0
0
.
7
1
'
6 5 .1 7 '117.79'
S
7 2
°0
0
'0
0 "
W
8 9
.
0 7
'
5
5
.
3
1
'
7 5 .4 8 '
51.52'
7 .
5
0 '
5 5 .4 1 '
N
4
4
°
0
0
'
0
0
"
E
8
6
.
1
9
'
7 0 .0 0 '
100.35'4 5 .0 0 '
4
9
.
9
1
'
2
9
.
0
5
'
4 5 .0 0 '
5
4
.
8
2
'
3 3
.
6 1
'
8
2
.
2
5
'
1
1
2
.
2
0
'
1 5 6 .3 8 '
N 8 9 °3 0 '0 0 " E
1 5 1 .6 3 '
4 5 .0 0 '
5
2
.
3
8
'
8 0 .8 3 '8 1 .3 9 '
6 .2 1 '
9
8
.
4
2
'
7 0 .0 0 '
7 2 .8 8 '
3 2 .9 8 '
6
.
9
2
'
1
3
3
.
2
8
'
7
7
.
6
8
'
N
6
3
°
0
0
'
0
0
"
E
1
3
0
.
7
2
'
4 5 .0 0 '
S
2
1
°
0
0
'
0
0
"
W
9
8
.
0
5
'
4 7 .1 3 '
N 5 4 °0 0 '0 0 " W
5
9
.
3
1
'
S 6 1 °0 0 '0 0 " E
1 2 0 .2 7 '
4
1
.
3
8
'
2 9 .4 1 '
1
3
5
.
2
0
'
N
4
7
°
3
0
'
0
0
"
E
1
3
7
.
8
9
'
3 1 .7 4 '
7
8
.
0 1
'
1
7
9
.
2
5
'
2 4 .2 0 '
9 0 .8 9 '
S 6 0 °0 0 '0 0 " E
7 0 .0 0 '
S
8
°
0
0
'
0
0
"
W
3
7
.
0
3
'
S 7 4 °0 0 '0 0 " E
1 0 7 .9 7 '
1 9 .9 9 '1
4
.
9
5
'
1
0
0
.
5
8
'
7 6 .2 5 '
S 6 6 °0 0 '0 0 " E
8 9 .6 9 '
5 1 .5 2 '
S
2
4
°
0
0
'
0
0
"
W
1
1
3
.
1
0
'
9 9 .9 0 '
2
5
.
7
4
'
1 9 .2 5 '
4
9
.
4
3
'
N
3
4
°
3
0
'
0
0
"
E
1
3
7
.
5
4
'
8 7 .6 3 '
8 0 .9 1 '
2
4
.
3
5
'
S
3
8
°
3
5
'
2
2
"
W
1
1
7
.
1
1
'
6 0 .8 8 '
3 .8 1 '
1
0
7
.
2
2
'
1
5
.
7
6
'
N
1
4
°
0
0
'
0
0
"
E
7 0 .0 0 '
6
7
.
9
2
'
1
1
4
.
7
8
'
6
0
.
4
6
'
4 2 .1 4 '
9 2 .1 4 '
3
2
.
6
5
'
3 3 .2 9 '
N
2
0
°
0
0
'
0
0
"
E
1
2
9
.
3
0
'
8 9 .1 5 '
3 1 4 .9 6 '
8
0
.
3
8
'3 4 .8 8 '
S
6
7
°
5
9
'
1
9
"
W
1 1 1 .
5
8 '
7 3 .6 2 '
N 4 9 °0 0 '0 0 " W
3 3 .5 0 '
7 .7 4 '
9
4
.
0
5
'
1 2 .4 5 '
7 0 .0 0 '
1
2
4
.
2
8
'
9
4
.
9
0
'
3 4 .1 9 '
1
3
1 .
1
9
'
3 4 .1 3 '
7 0 .0 0 '
3
5
.
0
7
'
N
6
°
3
0
'
0
0
"
E
1
1
5
.
2
9
'
6
5
.
7
5
'3 5 .3 2 '
1
2
0
.
0
1
'
1 0 1 .3 2 '
1
1
4
.
1
3
'1 1 0 .8 4 '
3 3 .2 8 '
7
0 .
0
0
'
70.00'
3 3 .2 8 '
7
0
.
0
0
'
N 6°00'00" W
117.90'
8 3 .1 1 '
N 5 6 °3 9 '1 0 " W
52.44'
N 6 1 °5 8 '4 8 " W
7 4 .4 1 '
2 6 .2 1 '24.06'
S 8 6 °0 0 '0 0 " W
3 2 .8 8 '
N 7 2 °0 0 '0 0 " W
4 6 .2 7 '
9 .4 7 '
N 6 7 °0 0 '0 0 " W
6 2 .8 0 '
S 4 7 °0 0 '0 0 " E
1 4 3 .4 3 '
45.85'45.00'
N 7 8 °3
0 '0 0 " E
9 9 .2 6 '
3 4 .1 1 '
2 2 .6 5 '
4
5
.
0
0
'
1 5 .0 9 '
4
5
.
0
0
'
3
2
2 .
7
6
'
1
6
1
.
7
6
'
1
4
0 .
4
6
'
1 3 2 .7 5 '
5
4
.
3
2
'
1
6
6
.
1
4
'
3 3 .7 8 '
3
2
.
5
9
'
N 1 9°3 0'00 " W
1 3 8.2 1 '
N
2
4
°
0
0
'
0
0
"
E
3
9
.
8
1
'
1 0 9 .5 6 '
N 3 8 °0 4 '4 2 " W
1 0 3 .2 2 '
58.36'14.00'
N 8 1 °0 0 '0 0 " W
1 1 1 .2 8 '
31.29'57.12'
S 8 5 °3 0 '0 0 " W
9 0 .7 4 '
56.08'
N 8 7 °3 0 '0 0 " W
9 0 .7 7 '
48.87'
9 5 .1 7 '
N 8 5 °0 0 '0 0 " W
342.23'
N 3 8 °0 0 '0 0 " W
1 2 5 .4 6 '
2 3 .3 0 '2 6 .9 5 '
4
6
.0 8
'
N 5 7 °0 0 '0 0 " W
1 0 9 .9 1 '
6
2
.
6
8
'
1 8 0 .4 1 '
4 4 .3 2 '9 4 .6 3 '
N 2 3 °0 0 '0 0 " W34.0 0 '
4
5
.0 0
'
5
7
.
0
2
'
4 2 .4 0 '
3 2 .8 9 '
47 .3 6 '
4 7 .8 6 '
N 2 2 °0 0 '00 " W
11 2 .4 1'
9 .73 '
4 5 .
0 0 '
7 8 .1 7 '
1
8
8
.
2
3
'
4
8
.2
2
'
8 0 .3 7 '
7 0 .5 8 '
4
5
.
0
0
'
4 8 .4 8 '
N 22 °0 0 '0 0 " W
1 2 0 .71 '
4 9 .4 3 '
3
5
.
7
1
'
5 2 .0 6 '
S
7
°
0
0
'
0
0
"
W
8
5
.
4
0
'
4 4
.
8 5
'
4
5
.
0
0
'
S 5 2 °0 0 '0 0 " E
8 9 .2 8 '
3 3 .1 5 '
5
2
.
8
5
'
6 9 .6 0 '
1
3
.
5
3
'
3 1 .3 2 '
N
0
°
3
0
'
0
0
"
E
1
0
6
.
3
1
'
6 0 .7 8 '
3
3 .
7
4 '
4
5
.
0
0
'
S 5 7 °0 0 '0 0 " E
8 6 .2 0 '
N 3 8 °0 0 '0 0 " W
1 0 7 .8 8 '
6
9
.
9
1
'
N
3
4
°
1
7
'
4
0
"
E
6
1
.
3
2
'
7 7 .5 7 '
1 3 6 .8 6 '
2
8
.9
2
'
5
2
.
6
2
'
N
7
0 °
1 1
'4
5 "
E
5
0 .
4
4 '
N 14°0 0'00" W
114.8 0'
6 4 .
5
5 '
2 4.82 '32.71'
5
9
.
3
8
'
1 3 2 .7 6 '
N 11°00'00" W
96.88'
6
5
.8
9 '
N 6 6 °0 0 '0 0 " W
9 3 .4 0 '
2 0 .5 0 '
N
2
1
°
0
0
'
0
0
"
E
1
0
0
.
1
8
'
N 3 1 °5 4 '5 6 " W
1 1 4 .2 8 '
5
0
.
5
8
'
6 4 .0 1 '
3 7 .1 3 '1 0 .7 1 '
5
1
.
8
0
'
4 8 .0 8 '
N 6 6 °0 0 '0 0 " W
N
2
4
°
0
0
'
0
0
"
E
9
4
.
4
4
'
N 3 2 °3 0 '0 0 " W
9 8 .5 3 '
4
5
.
0
0
'
S 2 0°0 0 '00 " E
8 9 .7 1 '
6
8 .4
0 '
4 3 .7 0 '
5 3 .6 2 '
4
1
.
1
0
'
4 1.6 0'
4 5 .0 0 '
5 3 .0 3 '
2 6 .9 8 '
N
4
°
0
0
'
0
0
"
E
9
2
.
3
8
'
1 2 1 .1 9 '
1 0 .9 7 '
4 5 .0 0 '
4
2
.
7
3
'
4
2
.
7
6
'
4 5 .0 0 '
S
0
°
0
0
'
0
0
"
E
9
5
.
7
1
'
S 7 3 °1 1 '0 5 " E
7 8 .8 3 '
4 5 .0 0 '4 2.2 6'
4
2
.
5
9
'
4 5 .0 0 '
7 8 .6 2 '
S 8 3 °0 0 '0 0 " WN 1 7°0 0'00" W
92.0 8'4
5
.
0
0
'
4 2 .0 7 '
S
2
1
°
0
0
'
0
0
"
W
8
7
.
2
9
'
6 7 .5 0 '
2 0 .8 6 '
5
7
.
7
6
'
4
4
.
9
7
'
4 5 .0 0 '
4 1 .4 2 '
4
5
.
0
0
'
4
2
.
6
5
'
45.00'
4 1 .1 5 '
4
5
.
0
0
'
4 1 .3 2 '
4
5
.
0
0
'
N 3 7 °0 0 '0 0 " W
8 7 .9 8 '
7
8
.
7
6
'
N
5
1
°
5
0
'
2
9
"
E
1 2 .6 8 '
S
4
1
°
0
0
'
0
0
"
W
9
5
.
8
5
'
S 3 2 °0 0 '0 0 " E
7 7 .5 5 '
S
6
1
°
0
0
'
0
0
"
W
8
8
.
6
4
'
5 3 .8 3 '
N 5 7 °0 0 '0 0 " W
1 0 1 .0 7 '
2
2
.
5
8
'
N 7 8 °0 0 '0 0 " W
9 0 .9 9 '
6
3
.
9
9
'
S 8 2 °0 0 '0 0 " W
9 2 .3 6 '
7
6
.
8
5
'
S
3
°
0
0
'
0
0
"
W
2
7
.
5
4
'
24.67'24 .0 5 '2 4 .3 6 '2 3 .9 4 '
7
8
.
9
9
'
Δ
=
1
0
°
0
2
'
4
5
"
R
=
5
0
0
.
0
0
'
8
7
.
6
7
'
1
2
4
.
5
1
'
7
7
.
8
0
'
1
6
.7
0 '
7
4 .
3
4
'
4 1 .4 5 '
2 4 .2 4 '2 4 .4 3 '2 4 .0 2 '2 4 .0 5 '2 4 .1 4 '
2 4 .1 1 '
7 4 .4 3 'R =1 6 0 .0 0 '6 8 .0 5 '
Δ =2 4 °2 2 '1 1 "
0 .2 0 '
7
7
.
0
5 '
2
1
9
.
0
8
'
0 .7 7 '
R
=
4
0
0
.
0
0
'
2
7
1
.
5
4
'
Δ
=
3
8
°
5
3
'
4
4
"
Δ
=
7
3
°
5
0
'
1
8
"
R
=
20
0
.
0
0
'
2
5
7
.
7
4
'
6 1 .6 7 '
9
9
.
3
6
'
2 4 .0 5 '
3 7 4 .8 0 '
2 3 .4 9 '
R =3 9 0 .0 0 '
3 6 0 .9 2 '
Δ =5 3 °0 1 '2 6 "
3 4 7 .0 4 '
2 4 .1 4 '
2 4 .1 5 '2 4 .0 7 '
2 4 .0 7 '
8
5
.
1
0
'
1
9
7
.
0
4
'
2 4 .1 5 '2 4 .1 6 '
2 4 .0 7 '2 4 .0 8 '
2 4 .0 2 '2 4 .0 3 '
2 4 .0 0 '
2 0 6 .2 8 '
2 4 .0 0 '
R =3 4 0 .0 0 '
1 9 7 .5
6
'
Δ =3 3 °1 7 '3 3 "
1 8 8 .8 5 '
2 4 .0 1 '2 4 .0 1 '
2 4 .0 5 '2 4 .0 4 '
2 4 .1 2 '2 4 .1 0 '
2 4.2 2 '2 4 .1 8 '
2 4 .3 8 '2 4 .4 5 '
2 4 .1 5 '2 4 .1 8 '
2 4 .0 3 '2 4 .0 4 '
2 4 .0 1 '2 4 .0 1 '
2 4 .0 9 '24
.0 9 '
2 4 .2 7 '2 4 .3 0 '
2 2 .5 0 '
2 4 .5 6 '2 4 .6 3 '
2 4 .9 8 '2 5.1 1 '
5 6 .1 5
'
6 9 .3 2 '
63.28'
7 6 .7 6 '
3
0
.
1
6
'
5 2 .9 9 '
7 8.31'37.41'81.25'
1 6 .3 3 '
54 .8 2 '
3 5 .4 9 '
3 6 7 .6 0 '
7
5
.
0
7
'
3 5 .7 3 '
Δ =9 5 °1 8 '4 4 "
R =3 1 0 .0 0 '5 15 .6 9 '10.69'
8 7.09'
Δ =1 0 3 °0
8
'1 6 "
R =2 2 0 .0 0 '
3 96 .0 2 '
3 1 4 .1 4 '
8 4 .5 0'
3 9 .3 5 '
6 8 .5
9 '3 0 .1 6 '
107.46'
8
6
.
3
1
'
6 8.68 '
6 8 .6 6 '
26
.
1
4
'
2 6 .1 5 '
2
5
.5
9
'
3
2
.5
0
'
3 3 .7 8 '
61 .9 0 '5 4 .4 2 '6 4 .8 3 '
9 8 .17'
6 9 .3
3 '
5 9 .1 6 '
6 8 .8 9 '
1 0 0 .6 0 '
6 6 .9 8 '
3 2 .1 3'
4 5 .8 3 '6 0 .6 6 '
Δ =1 6 °3 6 '1 2 "
R =1 ,2 0 0 .0 0 '
3 4 7.
7 4'
5 2 .9 8 '
1 5 .6 0 '
2 .7 7 '
5 1 .4 3 '
5 7 .0 6 '
Δ
=
3
7
°
3
7
'
3
5
"
R
=
3
8
0
.
0
0
'
2
4
9
.
5
5
'
8 .4 6 '
3
1
.
4
7
'
7 .8 6 '
5 1 .8 2 '
6
9
.
5
1
'
4
8
.
4
8
'
1 2 .1 6 '
6
2
.
6
4
'
4 7 .7 2'
3
7
.
3
3
'
1 1 .2 9 '
5 8.7
0
'
8 8 .1 1 '
3
5
.
9
2
'
6
1
.
7
9
'
4
9
.
3
2
'
5 1 .0 1 '
3
5
.
7
8
'
5 0 .31'
R =4 0 0 .0 0 '
1 0 8 .5 5 '
Δ =1 5 °3 2 '5 5 "
4 6 .5 0 '
6
1
.
9
9
'
1
5
.
3
7
'
5 9 .
7 4 '
3.9
3
'
8
1
.
1
5
'
8
1
.
7
1
'
6
5
.
1 4
'
5
8
.8
4
'
7
4
.
1
6
'
1
1
.
5 9
'
6
1
.
6
5
'
5
4
.99'
R
=
2
0
0
.
0
0
'
2
1
2
.2
9
'
Δ
=
6
0
°
4
8
'5
6"
Δ
=
3
8
°
1
9
'4
0
"
R
=
3
1
0
.
0
0
'
207.
3
7
'
4
0
.
4
5
'
2
7
.
5
6
'
3
8
.
1
5
'
3
.
0
3
'
4
7
.
1
2
'
7
5
.7
1
'
4
6
.
9
8
'
4
9
.
9
5
'
27
.7
2
'
2
6
.
6
2
'
1
3
.
2
5
'
3
8
.
0
6
'
1
3
.
3
7
'
1
9
.
2
7
'
8
3
.97'
5
3
.
6
8
'34.1
1
'1
2
2
.
2
1
'
5
6
.
3
4
'
5
1 .
2
5 '
7 5
.5 2 '
4
4
.
7
1
'
5 2 .1 2 '
1 6 .8 8 '
4 2 .0 1 '
7
.
4
4
'
3 0 .5 8 '
3
6
.
1
3
'
2 9 .6
6 '
R
=
3
0
0
.
0
0
'
3
8
3
.1
3
'
Δ
=
7
3
°
1
0
'
2
1
"
3 0 .5 1 '
3
0
.
5
2
'
2 9 .5 9 '
3
0
.
6
6
'
2 9 .8 9 '
3
0
.
1
1
'
2 9 .8 8 '
3
0
.
8
5
'
29 .8 4'
1
1
1
1
1
10
10
10
10
11
11
11
11
12 12
12
13
13
14
15
16
17
18
19
22
2
2
2
3
3
3
3
3
4
4
4 4
4
5
5
5
5
6
6
6
6
7
7
7
7
8
8
8
8
9
9
9
9
A c t i v e A d u l t
A
s
s
i
s
t
e
d
L
i
v
i
n
g
Do
g
Pa
r
k
G re
a
t R
i ve
r R
o ad
Le
n
g
t
h
o
f
P
u
b
l
i
c
S
t
r
e
e
t
C
e
n
t
e
r
l
i
n
e
=
2
,
6
9
5
'
P
R
E
S
E
R
V
E
76
4
,
0
2
9
.
9
f
t
²
(1
7
.
5
3
9
7
1
3
a
c
r
e
s
)
1" = 80 feetX-C-01(a,b)
Best Property Annexation– Walden at Hastings
Comments from Neighbors
City Council Meeting – March 6, 2023
Betsy Winter – February 27, 2023
Hello,
I’m inquiring about the Walden of Hastings housing development being looked at for construction of
450 rentals on 316 and Michael Ave. Can you tell me if this will be section 8 housing with this
development. Also, how would these residents get in and out of this development only using Michael
Ave and 316?
Thank you in advance.
Betsy Winter
Resident of South Pines II
Steven and Tammy Engstrom – February 5, 2023
See attached letter
X-C-01(a,b)
X-C-01(a,b)
X-C-01(a,b)
X-C-01(a,b)
X-C-01(a,b)
X-C-01(a,b)
December 6, 2022
RE: Development Review Committee Review - Concept Plan - Land Equity Concept
Plan - Best Property - TH 316
The Development Review Committee met today to review your concept plan for a mixed
use residential development. City Staff included:
John Hinzman Community Dev. Dir. 651-480-2378 jhinzman@hastingsmn.gov
Justin Fortney City Planner 651-480-2381 jfortney@hastingsmn.gov
Ryan Stempski PW Director\City Engineer 651-480-2368 rstempski@hastingsmn.gov
John Caven Assistant City Engineer 651-480-2369 jcaven@hastingsmn.gov
Travis Dunn Building Official 651-480-2375 tdunn@hastingsmn.gov
Al Storlie Fire Marshall 651-480-6155 astorlie@hastingsmn.gov
Jamie Stevens Fire Inspector 651-480-6158 jstevens@hastingsmn.gov.
Chris Jenkins Parks and Rec Director 651-480-6176 cjenkins@hastingsmn.gov
Below are items discussed at the meeting along with other preliminary comments:
1) Sequence of Land Use Approvals - The following path for land use approvals is
recommended.
a) Pre-Application
• Neighborhood Meeting
• Meeting with Planning Committee of City Council
b) 1st Round - Initial Review
• Annexation - Continuation of the existing tabled application.
• Environmental Assessment Worksheet - The number of housing triggers
completion of an EAW with review and submittal by the City or
Township.
• Comprehensive Plan Amendment - Change the Future Land Use from
Low Residential to Medium Residential
• Park Dedication - Meet with Parks and Recreation Commission to
determine method of park dedication which may include physical land
dedication, construction of facilities, or payment of cash in lieu of land.
c) Second Round - Approval of overall Site Development
• Rezoning - Rezone Property to R-3 Medium Residential
• Planned Residential Development - Hastings’ version of a PUD.
X-C-01(a,b)
• Preliminary and Final Plat - Prefer Preliminary Plat to encompass entire
site. Various phases can be separate Final Plat applications. See Plat
Handout
• Development Plan Approval (Optional) - Concept Plan approval for the
entire site that establishes certain parameters for future components
pertaining to uses, density, parking, landscaping, architecture, phasing
plan, etc. Future Plat and Site Plan components are compared against the
Development Plan to more efficient approvals.
d) Third Round - Individual Components
• Site Plan - All buildings over three attached units require Site Plan
approval. See Site Plan Handout
• Variance - Variance necessary for any cul-de-sacs exceeding 500 feet.
• Shoreland Management Permits (if applicable)
2) City Code - Please find the following links to the City Code:
a) Chapter 152 - Stormwater Management - Link to proposed ordinance
update
b) Chapter 153 - Shoreland Management
c) Chapter 154 - Subdivision Code
d) Chapter 155 - Zoning Code - which includes the following:
• 155.51 - Site Plan Procedure
• 155.52 - Architectural Standards
• 155.53 - Landscape Standards
• 155.53.5 - Exterior Lighting
3) Shoreland Management Regulations - The Sand Coulee Flowage traverses the
eastern end of the site. Development activities within 300 feet of the Flowage are
subject to Shoreland Management Rules of the City Code.
4) MN Dot Review - Plans have been sent to MN Dot to review potential roadway
accesses to TH 316 and any intersection improvements. Western entrance with
cut across may warrant further traffic analysis – movements in this area may be
dangerous in peak hour if vehicles are queueing. MNDOT approval required for
allowance of second entrance. Is spacing sufficient? Do turn lanes need to be
added?
5) Traffic Study - A traffic study will need to be completed as part of the EAW.
6) People Movement Plan - Mississippi River Regional Trail should continue along
TH 316 via connection from adjoining northern subdivision. Please see People
Movement Plan for further information.
7) Multiple Family Facilities - Please clarify the number of units in each building.
8) Senior Living Facilities - Please clarify whether buildings will be independent
living or dependent living facilities
X-C-01(a,b)
9) Parking for Apartments - Will apartment and senior living building incorporate
underground parking?
10) Overflow Parking for Townhomes - Narrow streets combined with shorter
distances between driveway entrances to the street will limit the availability for on
street parking for overflow events.
11) Electrical Vehicle Charging - Will the site include any EV charging facilities.
12) Rental - Proposal for most (or all) of the subdivision to be rented instead owner
occupied is a new concept for Hastings. The Council and public will likely have
questions pertaining to the valuation of the project, effect on neighboring property
owners, overall maintenance, and potential for individual home ownership in the
future.
13) Homes abutting North Property Line - Existing single family homeowners that
abut the north property line will scrutinize the type, value, and visibility of
proposed homes that will abut their backyards.
14) Private versus Public Facilities - Wanting to understand high level anticipated
long term maintenance split public versus private and what the association would
be taking care of. Items include
a) Ownership Split of Streets/Trails/Utilities/Ponds/Green Space (Such as
landscaped cul de sac areas)
b) How will landscaped center islands be protected/cleaned from snow
plowing and storage
15) Development Plans for Sand Coulee - Clarify any trail or public access to the
Sand Coulee area.
16) Sidewalk Meander - Proposed meandering sidewalk\trails along streets appear to
extend beyond the public ROW and may impact the parking of vehicles within
driveways. Further information is needed to ensure maintenance\ownership if
outside ROW and limit impact to parking of driveway vehicles.
17) Stormwater Irrigation - Could water collected via stormwater treatment be used
for irrigation.
18) Lift Station - Site is served by an existing sanitary sewer lift station. The number
of proposed units will likely require the lift station to be upgraded.
19) Utility Connections - There was discussion of utility connections following the
trail which meanders in and out of properties, applicant should clarify their
intention here as this does not sound like an industry standard. Curb boxes for
example should be placed at the right of way line regardless of trail location.
X-C-01(a,b)
21) Access Alignment - East/west access through middle of multi-unit buildings does
not appear to align safely with parkway entrance on west half of development.
22) Association Maintenance - How will the associations from adjacent phases/areas
be operated together as one central entity? Currently have problems in other
developments where separate associations are formed in one common
development, City becomes inserted between as moderator.
23) Building Permit Checklist - Further information on building code requirements
and checklists can be found here
24) SAC Determination - Please contact Metropolitan Council for a SAC
Determination. Combined City\Met Council SAC\WAC is $5,500 per unit.
25) Solid Waste and Recycling - Please see Dakota County Ordinance 110 for
further information on recycling requirements.
Please contact me with any questions at (651) 480-2378 or jhinzman@hastingsmn.gov.
Sincerely,
CITY OF HASTINGS
John Hinzman, AICP
Community Development Director
Encl.
X-C-01(a,b)