HomeMy WebLinkAboutX-C-01 Adopt Hwy 55 and Jacob Avenue Growth Area Plan
City Council Memorandum
To: Mayor Fasbender & City Councilmembers
From: Alex Menke, Economic Development Coordinator
John Hinzman, Community Development Director
Date: March 17, 2025
Item: Adopt Plan: Highway 55 and Jacob Growth Area Plan
Council Action Requested:
Adopt the attached Highway 55 and Jacob Growth Area Plan. A simple majority is
necessary for action.
Background Information:
The Plan presents a vision for future development for over 400 acres on the western edge
of the City. This is not a plan for the City to actively seek annexation, but one that
prepares the City when individual property owners decide to develop their land and
request annexation.
The Plan follows consultation with property owners, public comment, and joint meeting
review by the Council and Planning Commission.
Advisory Commission Discussion:
The Planning Commission voted 6-0 to recommend adoption of the plan at the March 10,
2025 meeting with limited discussion.
Council Commission Discussion:
N\A
Attachments:
• Planning Commission Memo
• Highway 55 and Jacob Growth Area Plan
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Planning Commission Memorandum
To: Hastings Planning Commission
From: Alex Menke, Economic Development Coordinator
Date: March 10, 2025
Item: Recommend Highway 55 + Jacob Avenue Small Area Plan for Adoption by City
Council
Planning Commission Action Requested:
The Planning Commission is asked to review and recommend adoption of the Highway
55 + Jacob Avenue Small Area Plan to the City Council.
Background Information:
In 2024, Staff was contacted by multiple property owners that had land holdings just
outside of the western limit of the City. They expressed interest in developing but wanted
to know what type of developments the City wanted to see in the area. This led to Staff
executing a contract with HKGi to create a concept area plan for just over 400 acres of
undeveloped land surrounding Highway 55 and Jacob Avenue. This is not a plan for the
City to actively seek annexation, but one that prepares the City when individual
property owners decide to develop their land and request annexation.
The plan was grounded in market realities through an economic analysis performed by
LOCi consulting. This gives us confidence that the proposed designs have a high
likelihood of success should landowners decide to develop their properties. In addition to
the economic realities, the infrastructure layout was a large consideration as well.
Another subcontractor, SEH, analyzed our current and future infrastructure plans to
identify what capacities exist today to service development needs and what would need to
be done to “unlock” the development potential of the entire study area.
Using the economic and infrastructure analyses as a foundation, HKGi was able to use
those to put together a draft layout of proposed land uses in the area. After two workshop
sessions with Planning Commission and City Council, the draft plan was then made
available for comment by the public by means of an interactive website that collected
feedback. These comments were reviewed and synthesized and are available in the report.
The final proposed design envisions an extension of the Commercial corridor along
Highway 55 with a small Mixed-Use area and flex Employment area interspersed.
Surrounding the Commercial areas are a mix of housing uses of varying densities, from
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single family detached to multi-family apartments. In addition, there are considerations of
siting new parks and trails that link with existing systems.
The estimated timeframe for the entire study area to be developed is on the scale of 25 –
30 years and is heavily dependent on the development interests of existing property
owners and the availability of City utility infrastructure.
Attachments:
• Small Area Plan
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1 ACKNOWLEDGEMENTS
HWY 55+JACOB AVEGROWTH AREA PLAN
City of Hastings, Minnesota
March 17th, 2025
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2 HWY 55+JACOB AVEGROWTH AREA PLAN
01 PROJECT OVERVIEW 5
Introduction 5
The Planning Process 6
Assemble the Master Plan 6
Converge on a Preferred Plan 6
Understand the Context 6
Explore Alternatives 6
Confirm Project Objectives 6
02 BACKGROUND INFORMATION 9
Existing Conditions Mapping 9
Existing Land Use 10
Future Land Use (2040 Comprehensive Plan) 11
Land Suitability 12
Infrastructure Considerations 13
Market Scan 16
Key Market Findings 17
Market Recommendations 17
Stakeholder Engagement 18
Property Owner Engagement 18
Community Engagement 19
CONTENTS
03 RECOMMENDATIONS 21
Project Concepts 21
Preferred Concept 22
Proposed Land Uses 24
Proposed Park/Trail/Open Space + Stormwater
Improvements 25
Proposed Transportation 26
Sanitary Sewer Improvements 27
Watermain 28
04 IMPLEMENTATION 29
Keys to Implementation 29
Patience 29
Commitment 30
Financial Reality 30
Strategic Investments 30
Coordination Efforts 31
City of Hastings 31
Business and Property Owners 31
Planning Commission and City Council 31
Community-At-Large 31
Phasing 32
Immediate Availability 32
Next Phase 32
Long-Term Phase 32
05 APPENDIX 33
Market Analysis Presentation 33
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3 ACKNOWLEDGEMENTS
ABOUT
The Highway 55 and Jacob Avenue Growth Area Plan (GAP) focuses on a portion of land west of the
current City of Hastings boundary. The study area is focused around the intersection of Highway 55
and Jacob Avenue, stretching north to 140th Street East, and south past 150th Street East (near the
Heritage Ridge Neighborhood). Much of the land area is undeveloped, or in larger rural residential
land use with a few homesteads and small businesses.
TIMELINE
CITY COUNCIL
• Mary Fasbender, Mayor
• DawnMarie Vihrachoff
• Mya Beck
• Lisa Leifeld
• Tim Lawrence
• Angie Haus
• Dave Pemble
ACKNOWLEDGEMENTS
CITY PLANNING STAFF
• Justin Fortney, City Planner
• John Hinzman, Community
Development Director
• Alex Menke, Economic
Development Coordinator
CONSULTING TEAM
• SEH | Engineering
• Loci Consulting | Market Scan/Analysis
• HKGi | Planning and Design
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4 HWY 55+JACOB AVEGROWTH AREA PLAN
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5 PROJECT OVERVIEW
PROJECT OVERVIEWINTRODUCTION
The project study area encompasses approximately
400 acres, within Nininger Township; focused
around the intersection of Highway 55 and Jacob
Avenue, which includes several properties under
different private ownerships. Much of the land
area is undeveloped, or partially developed within
larger rural residential land uses including a few
homesteads and small businesses.
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6 HWY 55+JACOB AVEGROWTH AREA PLAN
Evaluating options
for land use and
development
patterns for the
remaining parcels
of land that have
yet to develop
Planning park/
trail/open space
patterns that serve
the study area and
potentially areas
beyond
Incorporating
storm water
management
solutions
Evaluating ways of
providing access
to remaining
parcels of land
Ensuring a
financially
and feasible
development
solution
UNDERSTAND THE CONTEXTDuring this phase of the project a base of common understanding including existing land use and physical conditions, planned improvements, and an understanding of historical planning for the focus area CONFIRM PROJECT OBJECTIVESThis project phase involved working to respond to both the needs and wants of all involved parties, balancing opinions and perspectives on both variable/subjective and non-variable components. Multiple staff, stakeholder, and community engagement opportunities were tailored to receive feedback.
EXPLORE ALTERNATIVESThe consulting team will explore up to three alternative site plan concepts with differentiating focuses. Site plans were evaluated based on access and circulation, infrastructure needs, land use impacts, and financial and market feasibility.
CONVERGE ON A PREFERRED PLANThe design team will work through a process to evaluate and converge on a preferred plan direction.
ASSEMBLE THE MASTER PLANBased on the technical review of the alternatives and the engagement process, a master plan report was prepared for consideration by the City of Inver Grove Heights.
THE PLANNING PROCESS
The purpose of this plan is to help the City understand development implications and outline a feasible development plan
for the project area. The City aims to balance property owner desires with a strategic growth planning approach utilizing the
information compiled and analyzed throughout the project.
Key elements involved in this study included expanding on previous planning efforts such as the People Movement
Plan (2021), 2040 Comprehensive Plan, and the current Zoning Ordinance. A market analysis and community
engagement were facilitated throughout the process to inform the study that led to the creation of development
concepts and final recommendations for the project area.
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7 PROJECT OVERVIEW
Figure 1.1 People Movement Plan Network Graphic
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8 HWY 55+JACOB AVEGROWTH AREA PLAN
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9 BACKGROUND INFORMATION
BACKGROUND INFORMATIONEXISTING CONDITIONS MAPPING
This particular area was selected because of policy guidance from the 2040 Comprehensive Plan to understand where and
how much land might be needed for future growth. Highway 55 and Jacob Ave are the main western corridors into the
City and the planning process includes market analysis and preparing concept designs to supplement the guidance of the
comprehensive plan.
The study and preparation of this growth area plan is important to ensure the following:
• Focus on growth opportunities toward the west and south to reduce pressure on the sensitive resources on the eastern
side of the community.
• Carefully plan for contiguous properties on the western fringe of the City perimeter within the major roadway corridors.
• Plan for and confine urban growth over the 2018-2040 time period to the area just west of Jacob Avenue on the west,
just north of 170th Street on the south.
• Solidify the City’s rational and position on land use and urban design to build consensus and guide land owners and
developers.
• Grow by investing in carefully planned areas by providing attractive public amenities and protecting environmental
resources.
Figure 2.1 Site Boundary Map
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10 HWY 55+JACOB AVEGROWTH AREA PLAN
0 0.25 0.50.13 Miles
Legend
Study Area
Hastings City Limits
Existing Land Use
Agriculture
Agriculture Preserve
Agriculture Green Acres
Residential
Commercial
Commercial - Preferred
Institutional - School
Much of the land is currently zoned agricultural,
which supports large areas of land dedicated
to farming and homesteads. The three main
agricultural land use categories listed: Agriculture,
Agriculture Green Acres, and Agriculture
Preservation are used to differentiate and provide
tax relief for qualifying farmland. Property owners
must meet specific qualifications for the Agriculture
Green Acres and Agriculture Preservation programs
to limit market value increases that would impact
property taxes due to development pressure. With
the majority of the project area currently designated
to agricultural use presents a favorable “blank slate” or
“green field” opportunity for potential development
driven by property owner or market interests.
EXISTING LAND USE
Figure 2.2 Property Ownership Map
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11 BACKGROUND INFORMATION
On the other hand, future land use, as established by the 2040 Comprehensive Plan, illustrates
a generalized pattern envisioned for Hastings and its surrounding area. This growth area plan
communicates refined desired development types, potential land uses, and identifies suitable
infrastructure needs on a more detailed scale for this project area based on the future land use
map.
FUTURE LAND USE (2040 COMPREHENSIVE PLAN)
Figure 2.3 Future Land Use Map
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12 HWY 55+JACOB AVEGROWTH AREA PLAN
Analyzing the current land topography can help
identify if and where there are any development
constraints. The slopes (contours) throughout the
project study area indicate that there is generally
a consistent grade throughout many of the
parcels. With the most notable grade changes
located North of Highway 55. This area may be
a strong potential for utility upgrades, such as a
water tower, sanitary sewer treatment facility, and
additional infrastructure placement. Landscape and
soil data reveal no designated sensitive areas or
habitats, with most land identified as upland soils-
cropland, indicating minimal constraints for future
development.
LAND SUITABILITY
Figure 2.4 Land Suitability Map
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13 BACKGROUND INFORMATION
INFRASTRUCTURE CONSIDERATIONS
Future development will drive increased infrastructure needs, particularly for stormwater, sanitary sewer treatment, and
water services, which the City intends to monitor and maintain. An engineering analysis, provided by SEH evaluated the
contours, and ensured alignment with Dakota County and MnDNR watershed maps to identify grade breaks where each
type of infrastructure could be located and serve for future development.
STORMWATER
Potential stormwater flow directions
and proposed ponding areas are
highlighted at the lowest elevation
points (2-3 feet). Actual BMPs and
pond sizes would be determined
when a formal development plan
is submitted. Locations are based
on pre-development low points
and are for reference only. The
map depicts a heat layer overlaid
with contours showing elevation
differences. No storm structures or
pipes are included in this analysis at
this time, as this is also development-
dependent.
Figure 2.5 Stormwater Map
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14 HWY 55+JACOB AVEGROWTH AREA PLAN
Figure 2.6 Water Main Map
WATER MAIN
The 2040 Comprehensive Plan identifies a future water tower and looped water main, with
additional pipe loops for the next contiguous 40-acre areas to be developed. The proposed
water tower location is flexible but should be established within the highest contour in
the area. The proposed water tower should proceed development in order to establish
sufficient pressure and dire flows for the project area prior to development. There are three
connections to the existing water main system which are shown at 1st Street W, 4th St W, and
15th St W on the map above. The entire study area is assumed to be part of a future high-
pressure zone.
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15 BACKGROUND INFORMATION
SANITARY SEWER
As for sanitary sewer there are several points in the policy
guidance from the 2040 Comprehensive Plan that provide
the layout and routes of the main trunk lines and potential
upgrades to inform this project study area. Key areas include:
• Jacob Ave upgraded to a General Sieben Lift Station,
continuing northeast to the treatment facility.
• A small portion of the area NE of the Jacob/Highway 55
intersection may be served by extending the 4th St. W.
sanitary sewer west to the ridgeline. This would be based
on development type, intensity, and elevations.
?ØA@
4TH ST W
GENERAL
SIEBEN
DR
WYN
D
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A
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HILL
DR
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GREYSTONERD
RO
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WA
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HIGHWAY 55
15TH ST W
TIERNEYDR
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A
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SE
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14TH ST W
SUNSETDR
CARLETON
DR
OAKHILLDR
NORTHRIDGEDR
CARRIAGE HILLCT
DELLRIDGECT
OC
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L
L
D
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SOUTH FRONTAGE RD
CA
R
L
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T
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PL
14THCTW
FAL LBROOKEDR
UNNAMED
ST
RIDGEPOIN
T
E
D
R
BRANDLEWOODCT
COB B LESTONE CT
150TH STE
NORTH FRONTAGE RD
140TH ST E
PR
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N
G
L
E
C
T
WOODCLIFFE TRL
WESTPO
IN
TEDR
ER
I
C
K
S
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D
R
13THSTW
MARKET BLVD
JA
C
O
B
A
V
E
145TH ST E
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Legend
Sanitary Districts
North West
West Central
Sewer Manholes
Lift Station
Sewer Gravity Main
Minor Watersheds
Major Watershed
StudyArea
Hastings City Limits
10' Contours
Proposed Sanitary Features
Lift Station
Manhole
Proposed Sanitary Lines
Gravity Main
Force Main
Figure 2.7 Sanitary Sewer Map
• The area NW of Jacob/Highway 55, has
higher elevations, therefore, using a
lift station and force main to push past
the intersection is recommended. An
alternative route could follow low points
and connect at Highway 55, west of
Jacob Ave.
• The area south of Highway 55 follows low
points with two trunk lines collecting at
the upgraded General Sieben Lift Station.
?ØA@
4TH ST W
GENERAL
SIEBEN
DR
WYN
D
H
A
M
HIL
L
DR
STEEPLE LN
GREYSTONERD
RO
S
E
WA
Y
HIGHWAY 55
15TH ST W
TIERNEYDR
SIE
R
R
A
DR
SE
T
O
N
CT
14TH ST W
SUNSETDR
CARLETON
DR
OAKHILLDR
NORTHRIDGEDR
CARRIAGE HILLCT
DELLRIDGECT
OC
O
N
N
E
L
L
D
R
SOUTH FRONTAGE RD
CA
R
L
E
T
O
N
PL
14THCTW
FAL LBROOKEDR
UNNAMED
ST
RIDGEPOIN
T
E
D
R
BRANDLEWOODCT
COB B LESTONE CT
150TH STE
NORTH FRONTAGE RD
140TH ST E
PR
I
N
G
L
E
C
T
WOODCLIFFE TRL
WESTP
O
INTEDR
ER
I
C
K
S
O
N
D
R
13THSTW
MARKET BLVD
JA
C
O
B
A
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145TH ST E
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Dakota County, Maxar
F 0 0.25 0.50.13 Miles
Legend
Sanitary Districts
North West
West Central
Sewer Manholes
Lift Station
Sewer Gravity Main
Minor Watersheds
Major Watershed
StudyArea
Hastings City Limits
10' Contours
Proposed Sanitary Features
Lift Station
Manhole
Proposed Sanitary Lines
Gravity Main
Force Main
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16 HWY 55+JACOB AVEGROWTH AREA PLAN
MARKET SCAN
This section summarizes the findings and recommendations from the market analysis prepared by Loci Consulting. The
full market analysis can be found in the document appendix. The analysis guided the growth area concept maps and land
use planning by evaluating demographics, market trends, site constraints, traffic patterns, land use demands, and more.
Understanding market elements and changes helps identify key trends, opportunities, and challenges for current and future
economic conditions in Hastings.
The primary market area (PMA) is within a 15-minute drive radius of the project area, highlighting economic activity in
Hastings and nearby areas. Using Census data and stakeholder insights, projections were made to 2029.
Hastings’ development progression and potential for economic opportunities are detailed in the strengths and weaknesses
table below, followed by key findings and recommendations.
WEAKNESSES
The larger parcels could have longer development
timelines
Jacob Avenue is currently unpaved which could be
viewed as an added expense and there is limited
connectivity to County Road 46
Development areas further south and north of
Highway 55 are not favorable for commercial
Interchange at County Road 46 and Highway 52 is
more intuitive for traffic flow than Highway 55 and
Highway 52 near growth area
STRENGTHS
Large, vacant parcels create an open opportunity for
adaptable development
Highway 55 is a direct connection and gateway to Hastings
and the metro
Existing (unpaved) County Road 46 along Jacob Ave shows
potential for future connectivity
Recent housing on the edge of the city limits near growth
area poses natural residential expansion
Growth area could be a gateway district into Hastings
Existing strong retail node along Highway 55, high school,
and Dakota County Government Center poses opportunities
for higher density residential development
The land mass in the growth area offers opportunities for
buffering along residential uses
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for HKGi and the City of HastingsSeptember 4, 2024 11
Primary Market Area (PMA) for the HWY 55 & Jacob Ave Growth Area
Cities and townships included:
Hastings
Nininger township
Coates
Douglas township
Empire township
Hampton
Hampton township
Marshan township
HWY 55 + Jacob Ave
Source: ESRI; Maxfield Research Inc.; LOCi Consulting LLC
Miesville
New Trier
Ravenna township
Rosemount
Vermillion
Vermillion township
Welch township
Primary Market Area
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17 BACKGROUND INFORMATION
KEY MARKET FINDINGS
Considering Hastings' current assets and market conditions, unveiled that accommodating for residential,
commercial, and industrial uses align with market trends.
RESIDENTIAL
• Overall, the growth area would work well for residential development.
• Absorption of single-family dwellings and townhomes has been steady, despite
market swings, interest rate spikes, etc.
• Developers have brought several new rental projects to the market, where
absorption has been strong.
RESTAURANT AND RETAIL
• Retail would work well at parcels immediately adjacent to the Highway 55
and Jacob Ave intersection and related uses nearby.
• Overall, the market for retail, or draw for retail development, has been slow
in the Primary Market Area
INDUSTRIAL
• Sites closer to County Road 46 outside of the Growth Area are better
candidates sites for industrial.
MARKET RECOMMENDATIONS
• Focus initial development on residential projects closer to but not immediately adjacent to the
Highway 55 and Jacob Ave intersection and city boundaries.
• Guide parcels immediately adjacent to the the Highway 55 and Jacob Ave intersection for retail
development.
• Look for opportunities to develop higher density residential uses closer to existing and
planned commercial areas.
• Improve Jacob Ave to enhance connectivity through the project area.
• Understand that project area as a long-term buildout - 20+ years.
• Take the opportunity to preserve and develop trail and park systems through the project area.
• Expect near-term industrial demand to be maintained by planning for additional available
industrial parcels in the existing business park.
• Plan for long-term industrial development to occur outside of the growth area on parcels
immediately adjacent to County Road 46.
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18 HWY 55+JACOB AVEGROWTH AREA PLAN
STAKEHOLDER ENGAGEMENT
PROPERTY OWNER ENGAGEMENT
The scale of this growth area plan allows for a more focused approach on targeted stakeholders. All property
owners within the project area were contacted and encouraged to participate, helping to inform them of the
market impacts that feed into the land use concepts being developed for the phasing and design of the project
area including roadways, utilities, traffic, and other infrastructure needs. The property ownership map helps
understand property owner goals and opens a cooperative dialogue with the City.
Figure 2.1 Property Ownership Map
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19 BACKGROUND INFORMATION
• Mixed reactions regarding attracting businesses and expanding employment opportunities to drive job creation and
economic activity.
• A prominent need for affordable housing options, but concerns were raised that more mixed-use and high-density
housing could disadvantage the community. There is a desire to maintain the small-town feel, with a preference for
single-family homes and neighborhoods with nearby parks.
• Questions and concerns were mentioned about the location of future water towers and treatment facilities, and how
future development would impact water pressure issues.
• An emphasis on preserving natural resources, incorporating more trail connections and maintaining the current
agricultural land use to continue to allow for hunting and farming.
• Suggestions for improving traffic management and road safety, as development would increase traffic.
678
Total Site Visits
553
Individual Visitors
86
Total Contributions
49
IndividualContributors
Project website leading to online social map for community engagement opportunities
COMMUNITY ENGAGEMENT
Public engagement was also conducted to gauge community feedback on the proposed concept direction of this growth
area. A public project website was created to provide background information, status updates, and mapping activities,
ensuring consistent input was gathered to inform the development of the growth area plan. Key takeaways from the
community engagement include:
* Full list of comments can be found on the City’s project webpage
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20 HWY 55+JACOB AVEGROWTH AREA PLAN
We need to attract and support businesses as they’re a primary driver of job creation, tax revenue, and overall economic activity. Without a healthy business landscape, Hastings will struggle to expand and improve its quality of life for residents.
I think all of this is great! Hastings needs to expand commercially and the need for AFFORDABLE housing is a necessity! This all looks great to me!
The best way to preserve our natural resources is to maintain the current land use. Landowners throughout Nininger Township are protecting our soil and water through modern agricultural practices, including both livestock and crop production. This approach also supports ample wildlife habitats across the township. Commercial and residential expansion would jeopardize these efforts.
This is land that needs to stay land we need to leave Hastings alone the small town is what we love about it
Why is there a commercial area being added in residential?Hastings already has a Downtown, midtown, Westview, south the town on 316, and at Highway 55 and General Sieben. Add a commercial on Highway 55
Expanding out into this area would be detrimental to the farms and wildlife in the area. Hastings is a smaller city, it does not need to expand this much into farmland.
This intersection is a scary one to turn left on (55 to Jacob), especially heading as the hill partially blocks your view. Turning onto 55 People unfortunately speed along this road as well. There would need to be some sort of plan other than a stop sign for this and any potential future intersections.
More parks! Consider adding a few more - even in commercial areas to boost appeal and value of the area. It provides a green space for people to relax, exercise, and socialize.
Add bike trail/sidewalk from High school west on 140th, north on Jacob, bridge/tunnel under 132nd ST E (to eliminate crossing of busy road), and route to connect to the Mississippi River Regional Trail at 125th ST E/Isadore Ave. This will provide a safe route to school if the area north of 140th becomes more heavily residential.
I would be interested in seeing a trail system as well in this area to connect the valley. It would allow a safe area for pedestrians, as well as encouraging tree preservation in the area. There would be potential for the trail to connect to the trail along the Vermillion river.
Based on the current plan, this area will increase traffic to several quiet streets as it appears to be one of the 3 entrances into this new “neighborhood”. This is unwelcome. Preserve the small town feel of Hastings. Also, the HDR and MDR are plentiful in this town. If there is expansion that needs to happen, single family homes with decent yards will be attractive rather than more apartments and townhomes.Will Jacob Ave be paved all the way through (55 to 46)? Who will pay for this? Should keep area rural. If not, how will you make the folks that this will impact whole? Seems only input from major land owners are considered. What about those who are minor land owners? I have read that it will not be “imminent domain” but it might as well be when you take away the rural area from those who choose to live here.
There was a 20 year plan at some point that had a “494”type loop for traffic heading to redwing or the island. With the significant developments happening in East Rosemount. High likely hood of increased traffic through town. Good for business, but congestion is already an issue. Either design it to accommodate through traffic. Or to discourage it as a short cut to CR46/47.
I love the idea of a park here - Hastings needs more parks!This should be a through street that is paved all of the way down Jacob Ave to 46 to ease the pressure on General Sieben and Vermillion\61 through town. This will allow people going to the cities or to completely bypass downtown and residential streets. A roundabout on 46 and 55 is highly recommended at Jacob Ave. Then a bypass from 46 to 61 and 316 is needed.
“Concerns“Ideas“I Like ThisComment Categories:
SOCIAL MAP SNAPSHOT
Below is a high-level snapshot of select comments received on the project social map. A more comprehensive list of community
comments received can be found on the City’s project webpage.
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21 RECOMMENDATIONS
RECOMMENDATIONSPROJECT CONCEPTS
The project concepts are the staple of this growth area plan. This visual plan details
the consensus of land use, infrastructure needs, public amenities, and more built from
this planning process. Three concepts were developed and narrowed down to one
preferred concept based on feedback from staff, stakeholders, and the community.
While this preferred plan doesn’t not necessarily define the exact development patterns
and specific sites that will develop in the future. It will help the city guide any decision
making and potential development projects that come forward to align as closely as
possible to this desired planning direction.
Buffer/Stormwater (SW)
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22 HWY 55+JACOB AVEGROWTH AREA PLAN
PREFERRED CONCEPT
The preferred concept emphasizes incorporating mostly low-density
residential development to maintain Hastings’ small town character.
Commercial concentration is featured as recommended from the market
analysis to be located along Highway 55 and Jacob Ave, the key thoroughfares
of this project area. Minimal high-density residential areas are identified on
specific sites near the commercial land uses to support the housing need and
provide foot traffic for the commercial areas. While medium-density residential
areas buffer both the commercial and high-density residential uses from the
low-density residential areas to reduce the impact of these use intensities
and maintain the area’s intended character. Some commercial areas highlight
opportunities for potential mixed-use to allow flexibility for multiple land uses
either horizontal or vertical to accommodate market demands. There was also
intentional acknowledgement to showcase an area reserved for employment-
based industrial jobs, allowing for sufficient building square footage flexibility
if needed.
Additionally, the concept map demonstrates areas best supported for parks,
open spaces, and stormwater locations to capture the suburban-urban park
feel of this growth area. This design incorporates the People Movement
Plan (2021) trail connections, favored transportation routes, and offers
ideas for landscape buffering, creating a well-planned and protective urban
environment that reflects the community’s desires and character.
Medium Density Residential (MDR)
Low Density Residential (LDR)
High Density Residential (HDR)
Mixed Use (MU)
Precedent Images
Commercial (C)
Vertical Mixed Use (MU)Tech/Employment
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Figure 3.1 Preferred Concept
LAND USE ACERAGE % OF TOTAL LAND AREA
Low Density Residential (LDR)+/- 290 Acres 47%
Medium Density Residential (MDR)+/- 55 Acres 9%
High Density Residential (HDR)+/- 25 Acres 4%
Commercial (C)+/- 155 Acres 25%
Existing School Property +/- 7 Acres 7%
Employment +/- 35 Acres 6%
Utility +/- 6 Acres 1%Park (NPSA)
Table 3.1 Preferred Concept Land Use Table
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24 HWY 55+JACOB AVEGROWTH AREA PLAN
PROPOSED LAND USES
As the market scan indicated, the predominate land use in the growth area at
nearly 50% is low-density residential. Single family homes are typical within the
low-density residential category of land use and are shown both north and south
of Highway 55. Along the Highway 55 corridor commercial uses are identified to
take advantage of the traffic and visibility form the major roadway. High density
residential and medium density residential surround the commercial areas. The
plan also identifies two areas for neighborhood parks south of Highway 55.
Two unique opportunities are identified in the land use plan. The first is a
mixed-use area in the northeast quadrant of the Highway 55 and Jacob Avenue
intersection. Here vertical and or horizontally mixed residential and commercial
uses would exist in a tighter, more urban, and walkable development pattern.
Secondly, an area of employment is identified in the northwest quadrant of
the Highway 55 and Jacob Avenue intersection. Here, there is an opportunity
to develop more of a tech/flex development for employment more of a critical
mass of jobs with a higher jobs per square foot. This area is a gateway to the
community and the plan envisions more of a higher quality architecture for the
buildings in this area. The plan also suggests that areas in the quadrant may
have the ability to flex between commercial and employment uses based on
market conditions.
City ofHastings
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LEGEND
Medium Density Residential (MDR)
High Density Residential (HDR)
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Commercial/Retail (C)
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Neighborhood ParkSearch Area (NPSA)
Tree Preservation onSlopes
School Property
Study Area Boundary
Commercial/Employment
Employment
Figure 3.2 Land Use Diagram
Precedent Images
Tech/Employment
Commercial (C)
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25 RECOMMENDATIONS
Figure 3.3 Parks, Trails, Open Space + Stormwater Diagram
PROPOSED PARK/TRAIL/OPEN SPACE +
STORMWATER IMPROVEMENTS
The network of parks trails and opens spaces for the growth area are
highlighted above. Two neighborhood parks are planned south of
Highway 55 to support the surrounding development. Additionally, a
small neighborhood green is envisioned to provide opens space needs
for the mixed-use area in the NW quadrant of Highway 55 and Jacob
Avenue. The collector roadway network throughout the development
provides the network of trails to connect people to parks and other
destinations, as well as tie back to the Scenic Circuit trail loop throughout
Hastings. On the far western edge of the growth area steeper
topography exists along a broad valley. The plan envisions preservation
of natural resources and vegetation along the steep slopes, integrating a
multi-use trail along the lower sections of the preserve and connecting
this trail to neighborhood parks and underneath of Highway 55 with a
grade separated trail crossing of the busy roadway.
Stormwater treatment approach responds to the existing topography on
the site and seeks to balance development phasing with an incremental
approach to stormwater ponds. The plan shows approximate locations
for stormwater treatment based on property ownership, planned
roadways, and anticipated land uses.
Greenway
Connections
with Stormwater
Treatment
Neighborhood
Park
While the study area doesn’t have a regional, state, or greenway trail in direct proximity, the City of Hastings has a number of
them within and surrounding its boundaries that pose a unique
opportunity for future connections. The City’s 10-mile Scenic
Loop (established in the City of Hasting’s People Movement Plan)
is close to the project site, and links up with many of these other trail systems.
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26 HWY 55+JACOB AVEGROWTH AREA PLAN
PROPOSED TRANSPORTATION
Highway 55
Highway 55 is a state highway with jurisdictional
control by MNDOT. The plan anticipates a full
movement access intersection at Highway 55 and
Jacob Avenue as well as ¾ access intersections
approximately ¼ mile east and west of Jacob
Avenue. These ¾ access points allow for
controlled left turns into commercial development
but prohibit left turn movements out of the
development areas for safety reasons. The 3/4
access movements are desired, but are pending
MNDOT approval. Additionally, the plan anticipates
the extension of the 4-lane section of Highway 55
near General Seiben Drive to extend further west as
development occurs in this area over time.
Jacob Avenue
Jacob Avenue plays an important role both local
and regional transportation patterns. Regionally,
this north/south corridor connects Highway 55 to
County Road 46 to the south, and overtime will
help alleviate traffic on General Sieben Drive. The
section above illustrates how this roadway would
be designed to accommodate the traffic volumes,
provide left turn lanes and landscape medians, and
include multi-use trails and sidewalks for cyclists
and pedestrians.
16’ Driving Lane & Shoulder10’ Sidewalk 20’ Median/Turn Lane
ROW 95 -100’
10’ Blvd 10’ Blvd 10’ Sidewalk16’ Driving Lane & Shoulder
Figure 3.5 Jacob Ave Section
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The extension of 1st Street W. (north of the High School), 4th Street W. (south of the High School), the South Frontage
Road (behind Cub Foods), 15th Street, and Northridge Drive at the very south of the growth area provide additional east/
west connections and create the framework collector roadways for the growth area. Each of these roadways would have
sidewalks and multi-use trails to support multi-modal activity. Additional north/south collector sized roadways are planned
to connect the ¾ intersections of Highway 55 through the commercial development area and to connect to other east/west
collector roadways to create multiple circulation routes for traffic.
Figure 3.4 Transportation Diagram
*3/4 Access or Roundabout Access Pending MnDOT Approval
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27 RECOMMENDATIONS
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SANITARY SEWER IMPROVEMENTSIMMEDIATE AVAILABILITY
• The area identified for immediate development, as shown
on the previous map, can connect to the existing sanitary
sewer system in one of three areas.
-Proposed connection 1 would be at the 4th Street
Connection (1), at the east side of the proposed study
area limits. Proposed development will need to
consider downstream capacity as part of that planning
effort. The proposed sanitary sewer could be extended
to serve the majority of the area east of Jacob Avenue
between Highway 55 and 4th St W. The intent of this
connection point is to show that it is possible serve a
smaller scale development area separated from the
remainder of the sewershed area by the existing ridge
immediately to the west.
-Proposed connection 2 would be a connection at either
South Frontage Road (2A) or 13th St W (2B), at the
east side of the proposed study area limits. No current
modeling information is available for the downstream
sanitary system in this area. The proposed sanitary
sewer could be extended to temporarily serve a small
area east of Jacob Avenue between 150th St. E and
14th St. W, pending modeling analysis. At some point
during area development and trunk sewer construction,
flows would be bulkheaded and rerouted south with
the trunk sewer to eliminate prolonged impacts to
the 13th street sewer caused by initial development. It
should be noted that this sewer is privately owned and
maintained and that the comprehensive plan did not
anticipate extending sewer from this area.
-Proposed connection 3 would be a connection at 14th
St W (3A), 15th St W (3B), or a combination of both,
at the east side of the proposed study area limits.
Based on existing system analysis done by WSB for the
Augustine property, the downstream system has 300
REU capacity remaining downstream. The proposed
sanitary sewer could be extended to serve the area east
of Jacob Avenue between 150th St E and 14th St W.
• The sanitary system developed during this phase would
serve as the basis for the following phase of development.
Figure 3.6 Sanitary Sewer Diagram
NEXT PHASE
• After review of existing contours and connectivity to the current sanitary system, this area is proposed to be served
with a gravity sewer system. The majority of this area is separated from the downstream area by higher elevation
topography. This downstream end of the system would be served by a lift station at a location similar to what is shown
in the map where wastewater would be pumped to the next downstream manhole in the sanitary sewer system.
LONG-TERM PHASE
• The long-term phase development, as it relates to sanitary sewer, would need to be completed between the upgraded
General Sieben lift station north to the first phase sanitary sewer system where flow could be switched based on
planning and depth of this phase of the trunk sanitary sewer. A secondary trunk sanitary sewer would extend west
and north from the upgraded General Sieben lift station (4) in order to capture flows from the remaining areas to
be serviced. As noted in the 2020 Comprehensive Sanitary Sewer Plan, additional analysis is required to determine
available downstream interceptor capacity needs along with any upsizing needs.
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28 HWY 55+JACOB AVEGROWTH AREA PLAN
WATERMAINIMMEDIATE AVAILABILITY
• As shown in the figure, it is recommended that the initial water main loops are constructed as shown. It is recommended
that a 0.5 MG High Zone Tower and a High Zone Booster Station precedes construction of any water main in the first phase
of development. While a small portion of development may occur in the northeast quadrant of the highway 55/Jacob Ave.
intersection presently, the addition of the water tower will unlock further development by supplying the necessary water
pressure and fire flows. A proposed 10-inch connection is shown near the 4th St W water tower as well as at 15th St W.
NEXT PHASE
• Next Phase water main loops would be constructed during the next phase of development and include northern loops and
10” connection as shown in the figure.LONG-TERM PHASE
• Long-term water main construction would coincide with sanitary trunk sewer construction in the remaining development
areas as noted in the figure.
?ØA@
Text
CONNECT TOEXISTING 10"WATER MAIN
CONNECT TOEXISTING 18"WATER MAIN
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PROPOSED 0.5 MGHIGH ZONE TOWER
4TH STREETWATER TOWER
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Figure 3.7 Watermain Diagram
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CONNECT TOEXISTING 10"WATER MAIN
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29 IMPLEMENTATION
IMPLEMENTATIONKEYS TO IMPLEMENTATION
Successfully realizing the vision for this growth area plan involves several key factors, regardless of any of the property
development timeline or form it will likely span many years to decades. This plan will likely need updates or decision making
should adjust to changes in market conditions, consumer preferences, land ownership, and broader community goals.
However, it is crucial to outline the vision from short-term opportunities that could compromise the long-term goals.
With the planning outlined in this growth area plan, consistent policy implementation of previous planning efforts, and
commitment to the vision, future development will naturally reach successes. This section provides an overview of the roles,
actions, and investments required to achieve the full build-out of the growth area.
PATIENCE
Transformation of the Highway 55 + Jacob Avenue Growth Area Plan will not be
implemented overnight. The time-frame for implementation reflects its evolutionary
nature, looking forward over a period of years. The desired change often requires the
patience to wait for the right things to happen, rather than making changes simply to be
seen as doing something.
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30 HWY 55+JACOB AVEGROWTH AREA PLAN
COMMITMENT
Commitment to the growth area and patience go hand-in-hand. This study does more
Than simply seek to attract new development to shovel ready sites in the City of
Hastings, it provides a road map to enhance the entire growth area. Commitment to
the Growth Area Plan means the willingness to actively promote public and private
investments that align with the objectives of the study. It also requires the willingness
by decision makers to deter developments which do not meet the objectives of the
Growth Area Plan. Not all of these decisions will be easy or will they occur exactly as
analyzed in this document.
FINANCIAL REALITY
Implementing the Growth Area Plan requires careful investment of public funds, but
the private side of the financial equation must not be overlooked. New development
and existing businesses will pay for their portion of the improvements called for in the
plan. The Growth Area Plan seeks to balance the investment in public initiatives with
the creation of a financial environment that sustains successful businesses and strong
neighborhoods.
STRATEGIC INVESTMENTS
If financial support for the plan was unlimited, the need for strategic decisions would
be less important. With limited funds, every expenditure is crucial. It is not possible
to immediately undertake all of the initiatives described in the Growth Area Plan.
Needs and opportunities not contemplated in the plan may arise in the future. Every
investment must be evaluated for its impact on enhancing the overall growth area.
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31 IMPLEMENTATION
BUSINESS AND PROPERTY OWNERS
While the City influences the physical setting, the HWY 55 + Jacob Ave Growth Area Plan
will become a place for commercial, employment, and mixed residential uses. Property
owners interested in development will determine the type of retail, employment, and
residential developments that meet the land use guidance provided in the growth area
plan. Property owners will decide how to approach development of their property and
carry forward their proposal to the City of Hastings.
CITY OF HASTINGS
The ultimate responsibility for implementing the recommendations of Growth Area Plan
rests with the City of Hastings. The Planning Commission and City Council will provide
direction on staff resources, review proposed development projects, and approve public
investments. Responsibility for managing on-going development in the growth area will
primarily fall on the Planning, Engineering, and Parks and Recreation Departments.
COORDINATION EFFORTS
While the City’ initiated this plan and its primary goal is to ensure this plan is properly implemented it should not be the
sole responsibility of the City. There are many other authorities and resources that will need to be involved to undertake
the actions prescribed in the plan. Achieving this will require ongoing collaboration of both public and private stakeholders
including:
PLANNING COMMISSION AND CITY COUNCIL
The Planning Commission has the lead responsibility for evaluating the application of
land use controls needed to implement the growth area plan. The Planning Commission
advises the City Council on issues involving the establishment of and compliance with the
Comprehensive Plan and the zoning, subdivision, shoreland, tree preservation, and sign
ordinances. The Planning Commission also reviews residential, commercial, and industrial
development proposals and makes recommendations to the City Council according to the
goals and objectives of the Comprehensive Plan.
COMMUNITY-AT-LARGE
The community of Hastings must stay involved as development continues over time. The
community must work together with decision-makers and provide the necessary input
on any new development proposals. The community should provide comment on
whether the proposed project meets the vision set forth in the growth area plans while
respecting existing land owners’ desires. Ultimately, the community must:
• Provide a singular focus for the plan. The knowledge gained from the planning process
will allow members of the community to comment on development proposals efficiently
and effectively.
• Continue public involvement. Continue to attend public meetings, or provide comments
and suggestions to proposals as they come forward.
The City Council sets the foundation for implementing the growth area plan consistent
with the overall mission of the City. While other bodies play key roles in the implementation
process, important development powers reside with the City Council. Among the powers
that may be needed to undertake public initiatives in the growth area are:
• Allocate money in the annual budget to capital improvements.
• Approve the establishment of potential tax increment financing (TIF) districts.
• Levy of special assessments for public improvements.
• Issuance of general obligation bonds to finance development and improvement projects.
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32 HWY 55+JACOB AVEGROWTH AREA PLAN
PHASING
The ultimate phasing of development in this area will be dependent on a variety of factors based on the specific geographic
location that development is projected to happen in the near term and a number of infrastructure improvements that will
need to be made in this area to allow development to occur. Individual projects will have their own lateral infrastructure
improvements such as local roads, water, sanitary sewer and storm sewer systems.
?ØA@
CONNECTION 1
CONNECTION 2A
CONNECTION 2B
CONNECTION 3A
CONNECTION 3B
4TH ST W
GENERALSIEBENDR
TIERNEY DR
WYN
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Dakota County, Maxar
F 0 0.25 0.50.13 Miles
Legend
Sanitary Districts
North West
West Central
Sewer_Manholes
Lift Station
Sewer Gravity Main
Sewer_Force_Main
Minor Watersheds
Major Watershed
StudyArea
Hastings City Limits
10' Contours
Proposed Sanitary Features
Lift Station - Next Phase
Lift Station - Long-Term Phase
Manhole - Immediate Availability
Manhole - Next Phase
Manhole - Long-Term Phase
Proposed Force Main - NextPhase
Proposed Force Main - Long-Term Phase
Proposed Gravity Main -Immediate Availability
Proposed Gravity Main - NextPhase
Gravity Main - Long-Term Phase
Immediate Availability
Long Term Phase
Next Phase
IMMEDIATE
AVAILABILITY
• Commercial/Mixed Use area north
of Hwy. 55
• Some Commercial and up to
approximately 300 units of
residential south of Hwy. 55
NEXT PHASE
• Sanitary sewer upgrade is needed
along with extension of trunk sewer
to the north from the southern
boundary of the St. Elizabeth Ann
Seton Catholic Church site as well
as a lift station to General Sieben
Drive. This will open up a larger
portion of the southern half of the
growth area
LONG-TERM PHASE
• Sanitary sewer lift station and force
main on the north side of Hwy. 55
will be needed to pump back to the
previous phase
• Additional Water Tower needed
with development in this area
Figure 4.1 Phasing Diagram
?ØA@
CONNECTION 1
CONNECTION 2A
CONNECTION 2B
CONNECTION 3A
CONNECTION 3B
4TH ST W
GENERALSIEBEN
DR
TIERNEY DR
WYN
D
H
A
M
HILL
DR
STEEPLE LN
GREYSTONERD
ROSE
WAY
HIGHWAY 55
15TH ST W
SIERRADR
CARLETONDR
OAKHILLDR
NORTHRIDGEDR
CARRIAGE HILLCT
DELLRIDGECT
SOUTHFRONTAGERD
CA
R
L
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T
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PL
14THCTW
FAL LBROOKEDR
UNNAMED
ST
RIDGEPOIN
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BRANDLEWOODCT
COBBLEST O N E C T
150TH STE
NORTH FRONTAGE RD
140TH ST E
PR
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WOODCLIFFE TRL
WESTPOINTEDR
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Dakota County, Maxar
F 0 0.25 0.50.13 Miles
Legend
Sanitary Districts
North West
West Central
Sewer_Manholes
Lift Station
Sewer Gravity Main
Sewer_Force_Main
Minor Watersheds
Major Watershed
StudyArea
Hastings City Limits
10' Contours
Proposed Sanitary Features
Lift Station - Next Phase
Lift Station - Long-Term Phase
Manhole - Immediate Availability
Manhole - Next Phase
Manhole - Long-Term Phase
Proposed Force Main - NextPhase
Proposed Force Main - Long-Term Phase
Proposed Gravity Main -Immediate Availability
Proposed Gravity Main - NextPhase
Gravity Main - Long-Term Phase
Immediate Availability
Long Term Phase
Next Phase
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33 IMPLEMENTATION
APPENDIXMARKET ANALYSIS PRESENTATION
Market Analysis for theHWY 55 + Jacob Ave Growth Area Plan
Prepared for HKGi and the City of Hastings
September 4, 2024
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for HKGiand the City of HastingsSeptember 4, 2024 2
Key Findings and Recommendations
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34 HWY 55+JACOB AVEGROWTH AREA PLAN
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for HKGi and the City of HastingsSeptember 4, 2024 3
Key Findings and Recommendations from the Market Analysis
Focus initial development on residential projects closer to
but not immediately adjacent to the Highway 55 and Jacob Ave intersection
Set aside parcels immediately adjacent to the intersection for retail development
Look for opportunities to develop higher density residential
uses nearer to existing and planned commercial areas
Improve Jacob Ave to enhance connectivity through the site
Plan for long-term buildout of area—20+ years
Take opportunity to develop trail and park system through the area
Expect near-term industrial demand to be satisfied by available industrial parcels in the existing business park
Plan for long-term industrial development to occur outside of the Growth Area on parcels immediately adjacent to County Road 46
Recommendations
Residential
Overall, the site would work well for residential development
Absorption of single-family/townhomes has been steady,
despite market swings, interest rate spikes, etc.
Developers have brought several new rental projects to the market, but absorption has been strong
Restaurant and Retail
Retail would work well at parcels immediately adjacent to
the Highway 55 and Jacob Ave intersection
Retail absorption has been slow in the PMA
Industrial
Sites closer to County Road 46 outside of the Growth Area are better candidates for industrial
Key Findings
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for HKGi and the City of HastingsSeptember 4, 2024 4
Demand Estimates for HWY 55 + Jacob Ave Growth Area
Density 2025-2030 2030-2040
Single-Family Homes 3.0 units per acre 140 – 150 units47.0 – 50.0 acres 170 – 180 units57.0 – 60.0 acres
Townhomes
and
Twinhomes
12.0 units per
acre
60 – 70 units
5.0 – 6.0 acres
75 – 85 units
6.3 – 7.0 acres
Apartments 25.0 units per
acre
140 – 150 units
5.6 – 6.0 acres
170 – 180 units
6.8 – 7.2 acres
Restaurant
and
Retail
10,000 sq. ft. per
acre
15,000 – 20,000 sq. ft.
1.5 – 2.0 acres
18,000 – 24,000 sq. ft.
1.8 – 2.4 acres
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35 IMPLEMENTATION
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for HKGi and the City of HastingsSeptember 4, 2024 5
Market Analysis for HWY 55 + Jacob Ave Growth Plan
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for HKGi and the City of HastingsSeptember 4, 2024 6
Market Analysis for HWY 55 + Jacob Ave Growth Area Plan
Purpose
Provide market analytics to guide HWY 55 + Jacob Ave Growth Area Plan
Market Analysis
Single-family homes
Townhomes and twinhomes
Multifamily apartment buildings
Restaurant and retail space
Industrial and office
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36 HWY 55+JACOB AVEGROWTH AREA PLAN
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for HKGi and the City of HastingsSeptember 4, 2024 7
HWY 55 + Jacob Ave Area Defined
The red boundary marks the
study area on the edge of the
city of Hastings
HWY 55 + Jacob Ave Growth Area
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for HKGi and the City of HastingsSeptember 4, 2024 8
Site Analysis: Traffic Counts in and near HWY 55 + Jacob Ave Area
Highway 55, east of the
HWY 55 + Jacob Ave Area:
14,900 vehicles per day
Highway 55, east of the
HWY 55 + Jacob Ave Area:
12,200 vehicles per day
Source: ESRI; LOCi Consulting LLC
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37 IMPLEMENTATION
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for HKGi and the City of HastingsSeptember 4, 2024 9
Site Analysis: HWY 55 + Jacob Ave Growth Area
Strengths
Large, vacant parcels create open
opportunity for development
Highway 55 provides excellent
connectivity to Minneapolis and
southeastern suburbs
Existing (unpaved) connectivity to County Road 46 along Jacob Ave.
New housing growth already on the
edge of the development
Could be gateway district to
Hastings
Close to strong retail node along
Highway 55, and high school and Dakota County Government Center
Deeper development creates buffered opportunities for residential
Weaknesses
Size means longer development timeline
Jacob Avenue is currently
unpaved–connectivity to
County Road 46 is limited
Deeper areas of development
south and north of Highway
55 are not good for
commercial
Interchange at County Road 46 and Highway 52 is more intuitive than Highway 55 and Highway 52
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for HKGi and the City of HastingsSeptember 4, 2024 10
Drive-Time Rings around HWY 55 + Jacob Ave Area
Primary Market Area (PMA) is
generally defined using a 15-minute
drive time
For residential demand, it is assumed that 10% of demand would come from outside of the PMA
For retail demand, it is estimated that 20% of retail spend generated within the PMA is lost to retailers
outside of the PMA (often called
“leakage”)
HWY 55 + Jacob Ave
Source: ESRI; LOCi Consulting LLC
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38 HWY 55+JACOB AVEGROWTH AREA PLAN
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for HKGi and the City of HastingsSeptember 4, 2024 11
Primary Market Area (PMA) for the HWY 55 & Jacob Ave Growth Area
Cities and townships included:
Hastings
Nininger township
Coates
Douglas township
Empire township
Hampton
Hampton township
Marshan township
HWY 55 + Jacob Ave
Source: ESRI; Maxfield Research Inc.; LOCi Consulting LLC
Miesville
New Trier
Ravenna township
Rosemount
Vermillion
Vermillion township
Welch township
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for HKGi and the City of HastingsSeptember 4, 2024 12
Demographics: Population and Population Growth
The population of the PMA
is about 64,000 in 2024
The city of Hastings
population is about 22,000
The population growth rate of the PMA overall is higher than city of Hastings, the Metro Area, and the state
1 Population and Population Growth
Census Census Estimate Forecast
2010 2020 2024 2029 2010-2024 2024-2029
Trade Area 55,912 60,578 63,608 68,380 0.9%1.5%
Drive Time Ring Areas
5-Minute Drive Time 10,900 10,605 10,620 10,544 -0.2%-0.1% 10-Minute Drive Time 23,668 23,685 24,030 24,821 0.1%0.6% 15-Minute Drive Time 52,228 56,066 58,674 61,994 0.8%1.1%
Comparison Areas
City of Hastings 22,176 22,154 22,477 23,149 0.1%0.6%Dakota County 398,552 439,882 453,908 466,612 0.9%0.6%Twin Cities Metro Area 3,333,633 3,690,261 3,790,663 3,894,503 0.9%0.5%United States 308,745,538 331,449,281 338,440,954 344,873,411 0.7%0.4%
* Twin Cities Metro Area is Minneapolis-St. Paul-Bloomington CBSA..
Source: US Census Bureau; ESRI; LOCi Consulting LLC
Annual Growth Rate
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39 IMPLEMENTATION
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for HKGi and the City of HastingsSeptember 4, 2024 13
Demographics: Households and Household Growth
The PMA has about 24,000 households in 2023
The PMA is projected to add
about 1,700 new households
Based on the drive-time
rings, higher growth is
projected in areas of the
PMA farther from the site
2 Households and Household Growth
Census Census Estimate Forecast
2010 2020 2024 2029 2010-2024 2024-2029
Trade Area 20,511 22,617 23,626 25,356 1.0%1.4%
Drive Time Ring Areas
5-Minute Drive Time 4,410 4,495 4,484 4,470 0.1%-0.1%
10-Minute Drive Time 9,284 9,653 9,780 10,126 0.4%0.7%
15-Minute Drive Time 19,945 21,706 22,519 23,747 0.9%1.1%
Comparison Areas
City of Hastings 8,737 9,129 9,260 9,584 0.4%0.7%
Dakota County 152,060 168,008 173,920 179,637 1.0%0.6%Twin Cities Metro Area 1,293,601 1,434,315 1,479,626 1,530,379 1.0%0.7%United States 116,716,292 126,817,580 130,716,571 134,930,577 0.8%0.6%
* Twin Cities Metro Area is Minneapolis-St. Paul-Bloomington CBSA..
Source: US Census Bureau; ESRI; LOCi Consulting LLC
Annual Growth Rate
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for HKGi and the City of HastingsSeptember 4, 2024 14
Demographics: Long-Term Population, Household, and Employment
Projections
3 Long-Term Population, Household, and Employment Projections
Census Census Estimate Forecast2020203020402050 2020-2030 2030-2040 2040-2050
Population
Primary Market Area 60,317 68,030 71,690 80,281 7,713 3,660 8,591
City of Hastings 22,154 23,567 24,655 26,523 1,413 1,088 1,868
Households
Primary Market Area 22,517 25,893 27,904 31,382 3,376 2,011 3,478
City of Hastings 9,129 9,843 10,485 11,330 714 642 845
Employment
Primary Market Area 16,791 21,385 23,945 28,472 4,594 2,560 4,527
City of Hastings 6,972 8,187 8,581 9,027 1,215 394 446
* Proposed Forecasts issued 8/12/2024.
Source: Metropolitan Council; LOCi Consulting LLC
Projected Change
Metropolitan Council
has preliminary
estimates available for
projected population,
households, and
employment, 2020 to
2050
Growth is projected to
slow somewhat
between 2030-2040
Demand forecasts account for this projected slow down
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40 HWY 55+JACOB AVEGROWTH AREA PLAN
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for HKGi and the City of HastingsSeptember 4, 2024 15
Demographics: Consumer Expenditure
4 Consumer Spending in Retail Categories In the PMA
Estimate Forecast Growth202420292024-2029
Apparel and Accessories $69,222,656 $75,136,782 $5,914,126
Electronics $50,075,747 $54,190,779 $4,115,032
Pets $29,658,589 $32,153,026 $2,494,437
Toys $5,267,924 $5,699,239 $431,315Sporting Goods $9,998,444 $10,929,136 $930,692Books$3,979,168 $4,300,033 $320,865Groceries$208,329,641 $225,591,017 $17,261,376Restaurants$116,188,807 $126,227,831 $10,039,024Liquor$18,714,001 $20,275,280 $1,561,279
Pharmacy $21,036,827 $22,712,446 $1,675,619
Furniture and Home Improvement $79,702,968 $86,507,498 $6,804,530
Household and Personal Care $42,109,235 $45,616,318 $3,507,083
Total $654,284,007 $709,339,384 $55,055,377
* Data is shown in 2024 Dollars, adjusted from ESRI projection. ESRI assumes 2.5% inflation.
Source: US Census Bureau; ESRI; LOCi Consulting LLC
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for HKGi and the City of HastingsSeptember 4, 2024 16
Demographics: Grocery and restaurants are projected to see the highest growth
5 Forecasted Growth in Consumer Spending in the PMA, 2024-2029
* Data is shown in 2024 Dollars, adjusted from ESRI projection. ESRI assumes 2.5% inflation.
Source: US Census Bureau; ESRI; LOCi Consulting LLC
$0 $5,000,000 $10,000,000 $15,000,000 $20,000,000 $25,000,000
Apparel and Accessories
Electronics
Pets
Toys
Sporting Goods
Books
Groceries
Restaurants
Liquor
Pharmacy
Furniture and Home Improvement
Household and Personal Care
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41 IMPLEMENTATION
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for HKGi and the City of HastingsSeptember 4, 2024 17
Building Permits: Hastings is averaging 114 housing unit permits and three commercial building permits per year since 2019
6 Building Permit in the City of Hastings, 2019-2023
2019 2020 2021 2022 2023
Total Housing Units 74 21 40 228 207
Single-Family Structures 14 21 39 33 23
Townhomes and Twinhomes 0 0 0 0 2 Multifamily Units 60 0 1 195 182
Commercial Buildings 1 2 3 5 2
Source: Minnesota Department of Labor and Industry; LOCi Consulting LLC
0
50
100
150
200
250
2019 2020 2021 2022 2023
Total Housing Units Commercial Buildings
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for HKGi and the City of HastingsSeptember 4, 2024 18
Residential Market: With rising interest rates, existing home sales have cooled slightly in Hastings, following national trends
7 Residential Real Estate Transactions in Hastings
Source: Multiple Listing Service; LOCi Consulting LLC
416 425 434 406 325
2019 2020 2021 2022 2023
8 Median Sales Price of Home Sales in Hastings
*2024 YTD is rolling 12-months from Julty 2024.
Source: Multiple Listing Service; LOCi Consulting LLC
$244,000 $260,000 $295,000 $311,150 $295,000 $330,000
2019 2020 2021 2022 2023 2024 YTD
9 Average Days on the Market for Home Sales in Hastings
*2024 YTD is rolling 12-months from Julty 2024.
Source: Multiple Listing Service; LOCi Consulting LLC
45 45
20 22 31 32
2019 2020 2021 2022 2023 2024 YTD
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42 HWY 55+JACOB AVEGROWTH AREA PLAN
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for HKGi and the City of HastingsSeptember 4, 2024 19
Residential Market: Recently Marketing or Sold For-Sale Home Developments in the PMA
Source: MLS, websites, interviews, LOCi Consulting LLC
Development Units Square
Footage
Price Points Estimated Units per Acre
Heritage Ridge
Single-Family &Detached Townhomes2021
79 (50 sold)1,296 – 3,354 $391,900 - 584,900 3.0
(26.6-acre development)
Villas at Pleasant
Detached Townhomes
2021
32 (25 Sold)1,418 - 2,832 $500,000+3.2
(9.9-acre development)
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for HKGi and the City of HastingsSeptember 4, 2024 20
Residential Market: New rental product developed in the market has
pushed the vacancy rate up, but rents are still seeing growth
10 Vacancy Rates for Market-Rate Rental Housing in the PMA
* Data is Q1 2018 to Q2 2024
Source: CoStar; LOCi Consulting LLC
11 Average Rent for Market-Rate Rental in the PMA
* Data is Q1 2018 to Q2 2024
Source: CoStar; LOCi Consulting LLC
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43 IMPLEMENTATION
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for HKGi and the City of HastingsSeptember 4, 2024 21
Residential Market: The PMA has seen an average rental unit absorption of about 60 units per year since 2018
12 Annual Aborption of Units for Market-Rate Rental in the PMA
* Data is Q1 2018 to Q2 2024
Source: CoStar; LOCi Consulting LLC
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for HKGi and the City of HastingsSeptember 4, 2024 22
Residential Market: Recently Constructed Rental in the PMA—Since 2019
Source: Websites, interviews, Costar, LOCi Consulting LLC
Development Units Vacancies Square
Footages
Rents Estimated Units per Acre
Current 33325 33rd St W
2024
216 16 530 - 1,195 $1,230 - 2,248 20.0(10.8-acre development)
Isabelle Flats Apartments
412 3rd St. E. 2024
89 25 555 - 1,114 $1,177 - 2,035 27.8(3.2-acre development)
Vermillion Shores II
950 31st St. W.2020
60 0 750 - 1,157 $995 - 1,495 10.9
(5.48-acre development)
Voyager Estates2400 Voyageur Parkway2019
88 4 973 – 1,285 $946 - $2,000 18.6(4.74-acre development)
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44 HWY 55+JACOB AVEGROWTH AREA PLAN
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for HKGi and the City of HastingsSeptember 4, 2024 23
Retail Market: Vacancy rates for retail are generally higher than the Metro Area
(6.3% vs. 2.5%) and absorption over the last 10 years has been relatively flat
14 Average Lease and Vacancy Rates for Retail Space in the PMA
* Data is Q1 2018 to Q2 2024. Rents are average for NNN leases.
Source: CoStar; LOCi Consulting LLC
15 Net 12-Month Absorption for Retail Space in the PMA
* Data is Q1 2018 to Q2 2024
Source: CoStar; LOCi Consulting LLC
Restaurants and Retail Businesses in the Hastings Area
HWY 55 + Jacob Ave Growth Area
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45 IMPLEMENTATION
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for HKGi and the City of HastingsSeptember 4, 2024 25
Retail Market: New Retail Constructed in Hastings since 2014
Development Year Built Square
Footage
Acreage Floor Area
Ratio
1726 Vermillion St – Kentucky Fried Chicken 2023 2,500 0.67 0.09
1217 Vermillion St—Jersey Mike’s 2022 2,000 0.31 0.15
1465 N Frontage Rd—Aspen Dental 2018 4,513 0.64 0.16
1316 S Frontage Rd—Auto Zone 2015 6,587 1.03 0.15
1630 Vermillion St—Kwik Trip 2015 7,846 0.95 0.19
1411 Vermillion St—CVS 2014 13,225 1.77 0.17
Source: Costar, Dakota County GIS, websites, interviews, LOCi Consulting LLC
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for HKGi and the City of HastingsSeptember 4, 2024 26
Industrial Market: Vacancy rates are very low in the PMA. Lower rents show increasing distribution uses. Absorption has averaged 18K sf per year (2014+)
16 Average Lease and Vacancy Rates for Industrial Space in the PMA
* Data is Q1 2018 to Q2 2024. Includes industrial and flex space. Average rents are NNN.
Source: CoStar; LOCi Consulting LLC
17 Net 12-Month Absorption for Industrial Space in the PMA
* Data is Q1 2018 to Q2 2024. Includes industrial and flex space.
Source: CoStar; LOCi Consulting LLC
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46 HWY 55+JACOB AVEGROWTH AREA PLAN
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for HKGi and the City of HastingsSeptember 4, 2024 27
Industrial Market: New Industrial and Flex Constructed in the PMA since 2021
Source: Costar, Dakota County GIS, websites, interviews, LOCi Consulting LLC
Development Year Built Square Footage Acreage Floor Area Ratio
3855 145th St E, Rosemount - FedEx 2024 548,000 97.05 0.13
12335 Margo Ave S, Hastings 2023 14,976 2.5 0.14
16555 Clayton Ave E, Rosemount 2023 36,728 20.39 0.04
3180 165TH St E, Rosemount 2023 28,800 10.02 0.07
523 31st St E, Hastings 2021 5,000 1.33 0.09
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for HKGi and the City of HastingsSeptember 4, 2024 28
Appendix: Demand Estimates
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47 IMPLEMENTATION
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for the City of HastingsSeptember 4, 2024
A.1 For-Sale Housing Demand in the Growth Area, 2024 to 2029
Households in 2024
Households in 2029
Projected growth of the market
Estimated percentage that will choose new for-sale housing
Units needed to meet demand from household growth in the PMA
Estimated number of households that own in the PMA in 2024
Pct. that will seek new for-sale housing between 2024 and 2029
Pct. that will choose new for-sale housing
Units needed to meet demand from turnover in PMA
Estimated demand from outside PMA
Total Demand for For-Sale Housing in the PMA
Units needed in the PMA
Estimated demand in the Growth Area
Source: LOCi Consulting LLC
Demand in the PMA by Housing Type 1 Single-Family Townhomes
70%30%
1,416 607
Demand from Outside the PMA
10%
2,022
10%
61142
10%
1. Based on distribution of MLS listed new construction sold between 2020 and 2024.
Demand from For-Sale Housing Turnover in the PMA
82%
1,426
25,356
1,730
Capturable by Growth Area
Demand from Household Growth in the PMA
19,479
20%
10%
394
23,626
A.2 Rental Housing Demand in the Growth Area, 2024 to 2029
Households in 2024
Households in 2029
Projected growth of the market
Estimated percentage that will choose new rental housing
Units needed to meet demand from household growth in the PMA
Estimated number of households that rent in the PMA in 2024
Pct. that will seek new rental housing between 2024 and 2029
Pct. that will choose new for-sale housing
Units needed to meet demand from turnover in PMA
Estimated demand from outside PMA
Total Demand for For-Sale Housing in the PMA
Estimated demand in the Growth Area
Source: LOCi Consulting LLC
10%
146
Capturable by Growth Area
10%
1,460
20%
1,010
Demand from Outside the PMA
304
Demand from For-Sale Housing Turnover in the PMA
10,718
47%
25,356
1,730
18%
Demand from Household Growth in the PMA
23,626
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for the City of HastingsSeptember 4, 2024
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48 HWY 55+JACOB AVEGROWTH AREA PLAN
A.3 Retail Space Demand in the Growth Area, 2024-2029
Increase in Consumer Demand in 2023 Dollars, 2023 to 2028
Percent of Consumer Demand Spent at Brick and Mortar Retail
Demand from Brick-and-Mortar Retail in PMA
Minus Leakage Sales to Outside of the PMA (Net of E-Commerce Sales)
Equals Consumer Demand for Retail Sales in PMA
Divided by Average Sales per Square Foot $450 -$550
Equals Demand for New Retail Space in PMA 68,000 -83,000
Estimated Percentage Capturable by Downtown Newport 20%-25%Equals Demand for New Retail Space in Downtown Newport 13,600 -20,750
Source: ESRI; LOCi Consulting LLC
$55,055,377
20%
$37,437,600
85%
$46,797,000
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for the City of HastingsSeptember 4, 2024
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for HKGi and the City of HastingsSeptember 4, 2024 32
Data Resources and Study Limitations
The data in this preliminary market analysis are compiled from a
variety of sources, including interviews with city officials, property
managers, and real estate salespeople, along with secondary
demographic, economic, and competitive resources. Sources are
identified in the tables and figures.
LOCi Consulting believes that these sources are reliable.
However, there is no way to authenticate this data and
information. LOCi Consulting does not guarantee the data and
assumes no liability for any errors in fact, analysis, or judgement.
The data in this analysis includes the most recent information
available at the time of this analysis.
The findings, conclusions, and recommendations in this demand
analysis are based on the best judgements and analysis at the
time of the study. LOCi Consulting makes no guarantees or
assurances that the projections or conclusions will be realized as
stated.
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49 IMPLEMENTATION
HWY 55 + Jacob Ave Growth Area Plan Market AnalysisPrepared for HKGi and the City of HastingsSeptember 4, 2024 33
Contact Information:
Grant Martin
Principal
LOCi Consulting LLC
651-888-8464
grant@lociconsult.com
https://www.lociconsult.com/
Services:
•Market studies
•Demographic analysis
•Customer segmentation
•Market identification
•Market sizing
•Competitive analysis
•Geographic Information Systems (GIS)
and site selection
•Data analytics
Thank you!
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