HomeMy WebLinkAboutPRC Packet-2024.2.21 City of Hastings
Parks & Recreation
920 W 10th Street ▪ Hastings, MN 55033 ▪ Ph: 651-480-6175 ▪ www.hastingsmn.gov
Parks & Recreation Commission Agenda
Wednesday, February 21, – 6:00 PM
City Hall – Council Chambers
I. Call to Order 6:00 p.m.
a. Determination of Quorum
II. Park Dedication 6:05 p.m.
a. Walden Addition – Land Equity Development
III. Department Updates 6:30 p.m.
Next Meeting: Wednesday, March 20th at 6:00pm
All times are approximate
Park and Recreation
Commission Memorandum
To: Park and Recreation Commission
From: John Hinzman, Community Development Director
Date: February 21, 2024
Item: Park Dedication – Walden Addition – Land Equity Development
Commission Action Requested
Review the method of park dedication for the potential development of Walden Addition,
containing 454 housing units including single family, twin home, townhome, apartments
and senior housing as proposed by Land Equity Development. The 70.98 acre property is
generally located east of TH 316 and Michael Avenue.
Previous Commission Action
On September 14, 2021 the Parks and Recreation Commission reviewed land dedication
requirements for a 157 lot single family subdivision on the site. The Commission
recommended cash in lieu of land to satisfy park dedication requirements. Because of the
change in the type and number of units the Commission is asked to review.
Planning Committee of City Council
The Planning Committee of City Council (Chair Fox, Folch, and Leifeld) reviewed the
plan for development at its January 30, 2024 meeting. As part of the discussion they
asked that the method of park dedication be reviewed by the Parks and Recreation
Commission in light of the changes and to determine if any physical land or facilities
should be dedicated instead of taking the complete cash in lieu of land amount.
Existing Condition
Approximately 53.43 acres of the site is presently cultivated for agriculture and relatively
flat and treeless. The eastern 17.55 acres of the property slopes down to the Sand Coulee.
Development is limited to the upland area and the developer is seeking to transfer the
Sand Coulee area to the MN DNR for further protection.
Proposed Condition
Construction of 454 housing units within two phases as follows:
Phase 1
Townhomes 59 units
Twinhomes 54 units
Senior 24 units
Active Adult 36 units
Assisted Living 60 units
Apartments 170 units
TOTAL PHASE 1 403 units
Phase 2
Single Family 51 units
Adjacent Uses
The following uses abut the proposed park dedication
North Single Family Residential – South Pines
East Rural Residential – Marshan Township
South Rural Residential – Marshan Township
West TH 316 – Hope Lutheran Church
PARK DEDICATION REQUIREMENTS
Comprehensive Plan
The 2040 Planned and Existing Parks and Trails Map is depicted below:
SITE
LOCATION
Subdivision Ordinance
City Code Chapter 154.07 establishes public land dedication requirements for subdivision
of land. All property subdivisions resulting in the addition of buildable lots are subject to
dedication requirements. The obligation can be fulfilled in the following ways:
1) Physical land dedication
2) Payment of cash in lieu of land
3) A combination of land dedication and cash.
Option - Physical Land Dedication
Physical land dedication would yield as 33.6 acres of Park Land as follows:
Walden - Physical Land Dedication
Total Park Acres 700
Total Population 22,303
Acres per person 0.031
Persons Per household 2.37
Acres per household 0.074
Number of Units 454
Total Land Dedication (acres) 33.60
1) All or part of the land has been previously designated as open space, park
land, or trailway in the Comprehensive Plan.
Analysis:
• The eastern Sand Coulee area is proposed for protection. The
Comprehensive Plan also identifies a portion of the Greenway Loop trail
(depicted in red on the comprehensive park plan map) within the Sand
Coulee.
• A trail is proposed along TH 316 (depicted in blue and black) consistent
with the Park Plan.
• The Comprehensive Plan indicates future construction of a linking trail
(depicted in black) along the southern border of the property between TH
316 and the Sand Coulee. This trail segment is not included in the plans.
• The Comprehensive Plan does not identify any further park land within
the property.
2) A need for additional parks or recreational facilities will be generated by the
development.
Analysis:
• The development is projected to add 454 housing units in a variety of
densities.
• The proposed number of units is greater than anticipated in the
Comprehensive Plan.
• Future residents will include span from small children to seniors.
• The developer is proposing many trails.
• The concept plan identifies park amenities including pickle ball courts,
dog park and apartment swimming pool.
• The distance to Tuttle Park (abutting to the north) ranges from 450 feet to
0.5 mile. South Pines Park is located across TH 316 northwest of the site
and is between 0.25 and 0.75 miles from proposed housing.
• Neighborhood parks should be no greater than 0.5 miles from a
development.
3) The land adjoins an existing park or school open space property.
Analysis: The land does not adjoin an existing park or school open space
property.
4) The land could serve as a buffer between commercial\industrial property and
residential.
Analysis: The land does not abut commercial\industrial property.
5) The land contains or abuts unique topographical features.
Analysis: The property includes 17.55 acres of the sand coulee, a unique
topographical feature that is proposed for protection.
6) Sand Coulee Land as Park Dedication.
Analysis: Only buildable land shall be considered for physical land dedication
under the subdivision ordinance. The Sand Coulee area has not been identified
for future development. Staff does not recommend use of Sand Coulee land to
satisfy park dedication requirements.
7) Credit for Construction of Park Facilities
Analysis: Should the developer constructed amenities such as trails, dog park,
pickle ball courts, and swimming pool be credited towards park dedication
requirements? Amenities should only be credited if they are available to the
general public, they cannot be private amenities. Must be public in perpetuity as
well.
8) Amount of Land for Physical Park Dedication
Analysis: If physical land was a portion of the park dedication, our
Comprehensive Plan would guide us towards at least 5 acres to develop a
neighborhood park within the site, that would reduce the amount of cash in lieu
requirement.
9) Development Impact on Existing Parks
Analysis: The nearest neighborhood Park is Tuttle Park to the north. It would
likely see an increase in use from the residents of Walden.
Option - Cash in Lieu of Land
Payment of cash in lieu of land is based upon the number and density of residential
development to be constructed. A total cash payment of $1,199,800 would be required
at the time of Final Plat based on the following calculation:
Unit Type Number Fee per Unit Total Fees
Townhomes 59 units $3,200 $ 188,800.00
Twinhomes 54 units $3,200 $ 172,800.00
Senior 24 units $3,200 $ 76,800.00
Active Adult 36 units $3,200 $ 115,200.00
Assisted Living 60 units $2,100 $ 126,000.00
Apartments 170 units $2,100 $ 357,000.00
Single Family 51 units $3,200 $ 163,200.00
TOTAL 454 units $ 1,199,800.00
Attachments
• Location Map
• Development Plan
LOCATION MAP