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HomeMy WebLinkAbout02/09/70CITY OF HASTINGS Office of ENGINEER HASTINC-S, ~F. SOTA, 550~3 MINUTES OF HASTINGS PLANNING COMMISSION MEETING HELD MONDAY, FEBRUARY 9, 1970 Those present: Mr. WaNt Petersen, Mr. Don Hallberg, Mr. Skip Soleim, Mr. Don Fluegel, Mr. Leonard Bauer, Mr. Arland Siebrecht Mr. Ed Fischer. Guests present: Mr. Jack Christenson, Mr. Lew Jaquis, Mr. Ben Sontag, Mr. and Mrs. Wallin, Mr. Fred Trautman, Mr. Joe Novak, Mr. Wallace Erickson, Mr. Don Hess, Mr. Sam Poppelton Mr. Greg Wollerming and a delegation of Marshan residents. The first item discussed was the minutes of the February 26, 1970 meeting which were approved as submitted. Mr. Don Hess of Midwest Planners presented the comprehensive plan for the Northwest Area development representing Mr. Leo Schumacher. Mr. Hess made a general review of the plan as submitted at the last Planning Commission Meeting to familiarize those members who were not present at the first meeting, with the proposed layout. He also revised the Northwest system layout to include an area for school construction located approximately on the north - south center line of Section 29 and south of 1st Street. This would be on the Dockstader property. Mr. Sam Poppelton reviewed the tax impact analysis of Imperial Estates upon the City of Hastings. It was pointed out that Mr. Schumacher now controls the 71 acres on which Imperial Estates plat has been given preliminary approval, and does have option on the Dockstader property. This would be approximately 110 acres of the 320 acres being considered by the comprehensive plan, that the density of mobile homes within the area proposed for mobile homes would be about six per acre and there would be about 240 mobile home units and a civic center for the Mobile Home Park. They also reviewed the pedestrian corridors within the area. Under the Tax Analysis, it was pointed out that the mobile home market would be for new family units, that the average on-site construction in 1969 within Hastings was $21, 580. with monthly payments of $231.00 per month. The mobile home market would allow new family units to pay for this first home at $171.00 per month. All persons present were given the prepared analysis relating the project tax impact. Mr. Poppelton pointed out that he used conservative figures for figuring the average mobile home cost and the average lot cost. The average total cost per dwelling being $11, 500.00. In the analysis there were comparisons between the property tax system on mobile homes versus the real estate tax on on-site constructions within the City. These costs were Minutes of Hastings Planning Commission meeting held Monday, February 9, 1970. l~age 2. related to the per pupil unit education costs and the average pupils per dwelling in a mobile home park related to R-1 Residential Areas. The report also gave additional data showing population growth and new housing units within the City Of Hastings. Also the average cost of new single family homes without land the average number of persons per occupied dwelling within Hastings, the average 1969 per household income and the 1969 school enrollment figures based on pupil units. A pupil unit being defined as an average pupil cost. The kindergarten student being equivalent to one-half pupil unit, grade school equal to one and high school students being equal to one and one-half pupil units. Mr. l~oppelton also stated that he would expect that within the next 7 years that the personal property tax would be replaced with a fixed foundation type home and a real estate tax base. They also stated that they could insure that the student per unit ratio would be maintained below the 5 figure as outlined by allowing children in only certain areas and certain management eucology w~thin the mobile home park. The next item of discussion was a prelinainary plat submitted by the Marshan Township Planning Commission represented by Mr. Greg Wollmering. The plat was furnished to the City Planning Commission for review because of its close proximity to the South Corporate Limits of the City of Hastings in the area between Cory Lane and T.H. 316 containing approximately 15 acres and some 50 lots. They did not have a topographic map of the area, but it was suggested that one could be obtained from Hastings Construction Co. The engineer was authorized to review the plat to evaluate the plat in writing, to furnish copies to our Planning Commission for review and submission to the Marshan Township Planning Commission. There was a presentation by Mr. Ben Sontag representing Hastings Industrial Development Corporation outlining their proposal for development and expansion of the Hastings Industrial Park. He emphasized the need to begin preparation of the Park so the Park is available for development immediately, that there is twelve acres presently available in their existing industrial park located behind the Smead Mfg. Co. on 1~.. 10th Street, but these parcels are quite small, and are not conclusive to the type of industry that is looking to relocate in Hastings. Mr. Sontag outlined the following needs: A comprehensive plan and engineering development and cost analysis for utilities, roadways and services, and that these figures should be available by the 1st of March, 1970. That an adequate sales team be developed, consisting of four people, each with a backup man to cover utilities, transportation, labor, plant sites and cost, taxes and finance and general Hastings services. Mr. Sontag stated that Mr. Orin Samstad is preparing a labor survey analysis. It was suggested by Mr. Siebrecht that he might contact Mr. Scott Harding and his high school class may be used for such a survey. Minutes of Hastings Planning Commission Meet ing held Monday, February 9, 1970. Page 3. Mr, $ontag also stated that the present industry within Hastings, both H. D. Hudson Mfg. Co. and Smead Mfg. Company are aware of the present labor survey program. Mr. Sontag stated they have four prospects for a plant site, one being interested by 1970 or 1971, another that would be interested within six months to one year and two other prospects which he regards as "not good" prospects, but by using a sales force, they may be induced to locate in Hastings. Mr. Hallberg stated that he thought it was important that a public relations program be established so a total community spirit would be formulated encouraging industry to develop in the area. Mr. Davidson suggested that the Hastings Industrial Corporation give some consideration to the low income housing availability along with their labor survey and relate to the Planning Commission their thoughts and ideas in regard to low income housing. It was also pointed out that the total community must sell the community and the assets of the Industrial Park. It was also brought out that rail is necessary and that in the proposed industrial park, rail will be available, not necessarily constructed at the time of the development. The next discussion related to legal and financial aspect of development. The City Attorney reviewed the methods, related the hazards of a public referendum vote to establish an Industrial Park, related the problem in regard to sale of land due to the fact that a law suit is pending which will establish the legality of the City or municipalities participating in development of Industrial Parks. The law suit pending is a result of a law suit entered into by the City of Pipestone, Minnesota. Mr. Fluegel also reviewed the 1967 and 1969 Bills established by the Legislature resulting in the original 110 acres and the 120 acres respectively. The next item on the agenda was the T.H. 61 - T.H. 55 by-passes. It was moved by Mr. Fischer, seconded by Mr. Fluegel that the City request a study 1. an alternate route west and south of the present route along a natural draw or ravine located west of Jacobs Avenue, 2. We request a study of the alternate route east and parallel to Jacobs Avenue and make use of Jacobs Avenue for a frontage road system for those parcels which are presently developed. 3. That a feasibility of an interchange on C.S..A.H. No. 48be given consideration and consideration also be given to the peripheral route or concentric ring highway system for the City of Hastings for future use at a time when dense development takes place from the center core area to the Highway System and beyond. It was moved by Mr. Fischer, seconded by Mr. Bauer that the Planning Minutes of Planning Commission Meeting held Monday, February 9, 1970 l°age 4. Con, mission go on record favoring the westerly by-pass route of T.H. 61. The Planning Commission Meeting was completed at approximately 10:30 1~.M. John Davidson, City ]Engineer MINUTE§ MA TIN E PLANNIN COMMISSION HELD MONDAY, FEBRUARY $~ }9?0 Members present: Wait Petersen, Leonard Bauer~ DonHaliberg~ Don Fluege[, Ed Fischer and Ar[and Siebrechto Others present: Mr. and Mrs, Wailln~ St,, Councilman ,lack Christenson~ City Engineer $ohn Davidson~ Mro Hess and Mr Poppelton of Midwest Planning with reference to the $churnacher Development, Lew Saquis, Councilman Joe Novak, Mr., Fred Trautmann, Councilman Gunderman~ Mr, 'Vern Davis, City. Clerk Wallace Erickson, Mr~ Orin Samstad~ Dr~ M, Co Humbert and Mr~ Ben Sontag, Minutes of the ~Ianuary 26, 1970 meeting were approved~ Mro Hess next addressed the group on the Schumacher project, Mr, Hess reviewed the general layout of the 320 acres as set forth at the last meeting. Referring to it as Alternate #1, he presented a layout with a revision to show an elementary school site south of the north line of the area in the approximate center with a park site of approximately 5, 5 acres running north and south from the easterly side of the school property to the railroad line. He also presented what he referred to as an$.-.lternate #2 with a mobile park, running north and soutk on both sides of the railway, and additional commercial alonE the north side of Highway #55 in a strip° He stated that although the concept covers 320 acres, Mr~ Schurnacher actually controls 70 plus acres and apparently has~ or feels he can acquire options on additional acreage° Councilman Soleim noted that 4th Street is vacated east of the subject tract. Mr~ Hess noted that he felt they had received favorable comment at th~ last meeting of the l~lan-i-g Commission° With reference to alternate number 2~ he stated that the proposal would have room for approximately 240 mobile units. Mr, Hess distributed a brochure on mobile home parks setting forth basic ideas and~ as an example, information with t~lot o£ another mobile park in another community/in which Midwest has been involved.. Mr. Poppelton next addressed the group on the tax impact of mobile homes~ He stated that the purpose for mobile home parks is to serve the "new family": Income of this group is similar to that of groups looking for single family houses but that the housing costs are now such that they are out of reach of this group in many cases, He stated that in 1969 average housing starts with $21~ 5000 00~ of which approximately $16, 000o 00 were for the structure° This eliminates the $7500~ 00 to $10~ 000o 00 income groups leaving the only solution as apartments and mobile homes° An average monthly payment on a mobile home as such as they are discussing would be $71.00 per month~ all inclusive. This would require an income of approximately $8~ 000.00 and would provide many of the benefits of single family home ownership~ He noted that presently, ~ Wheels'~ Minutes of Hastings Planning Corm~nission l~age 2~ on mobile homes are on the way out and further indicated that there is substantial liklihood that the ensuing State Legislatures will change the law so that mobile homes will be taxed as real estate° In an analysis handed out,~ it was noted that a park of the type under consldera~ion~ if the per pupil unit number stays below , 48~ would more than pay for its share of the school system° City Clerk Wallace Erickson commented that at the present time the City receives $1400o 00 and the School District $2° 000~ 00 from the State rebate on personal property tax applied to mobile homes, Further that the total real estate tax bill of the present mobile park was $2~ 562.00.,, Mr. Poppelton acknowledged that the mobile ,mit does not produce tax revenue equal to the single family unit° Representatives of the lVlarshan Township then met with the Commission? The purpose was to discuss the "Apache" plat between Malcolm Avenue {Cory Lane) and T~ FL $16o The platting encompasses approximately 15 acres In total, it vr~s noted that their need more land for a street along the north line of the township from l~lalcolm Avenue to T, H~ 316~ There was also a general discussion about lot size~ utility service, street design~ etc, The Planning Commission thanked the Marshan Board for acquainting the Commission with the proposed development and stated that the plat would be revised and comments made to the Board~ The next item of discussion was a meeting with the Hastings Industrial Development Corporation Board of Directorso Mr~ Ben Sontag~ President of that group addressed the Commission° He presented articles from the Minneapolis Star of ~ranuar¥ 15, 1970 and the St~ Paul Dispatch of February 1970 indicating that Hastings is in a very high tax category° The immediate purpose of the discussion was to discuss the development of the Industrial Parko The present Industrial Park near the Smead Plant has approximately 1Z acres capable of developing, as soon as service of utilities is provided~ To develop a new park; Mro Sontag said the following would be needed: 1. Engineering plan 2o Adequate sales team He also said that a labor survey would be desirable and that the development corporation is presently undertaking this projecto Mro ~ohn Davidson~ City Engineer~ inquired whether it would be desirable to allow low cost housing in the area to provide a labor supplyo It was generally felt that this question could not be answered at this time~ Mr~ Hallberg noted that it would be important in such a project to improve the communities attitude about the new business, etCo and this was ~enera[ly acknowledged to be a fact~ Mro Hal[berg also inquired why the present. 12 l[ The nex~ t0pie of' discussion was ~5,e I-[ighway 5g;.by~pass~ Mr, Waker l~etersen opened the comments by indicating that he felt the highway should be farther out, especially in the western area. A substantial discussion ensued leading to the following motion: Moved by lVlro Fischer, seconded by Mr. Fluege[ that we request the City Councit to ask the State and its Consultants to study the Highway 55 by~pass.~ Through the swail west of the .~ugustfne I-Iii! and looping south and southeast and then east to Highway Locating the hy~pass just east of Jacobs Street~ using Jaco~ as a westerly service road~ Study the feasibility of a third access at County Ayes~ all; Nays~ none~ After further discussion° there was a motion by Mr~ Fischer~ seconded by Mr. Bauer that the City Council go on record as favoring the westerly Highway 61 bypass as opposed to the easterly Highway 61 bypass~ The meeting was adjourned at lO:ZO P0 M~ Don Fluegel~ Secretary Hastings Planning Commission