HomeMy WebLinkAbout3 - Rezoning and Comp Plan Amendment - Mint - Schmitt Property
To: Planning Commissioners
From: John Hinzman, Community Development Director
Date: March 9, 2020
Item: Mint Development Company - Comprehensive Plan and Rezoning - 1190 County Road 47
Planning Commission Action Requested
Review and make recommendation to the City Council on the following actions as proposed by Mint
Development Co on an 11.33 acre property owned by Patrick Schmitt located at 1190 County Road
47:
1) Comprehensive Plan Amendment to change the Future Land Use Map designation to High
Density Residence from Low Density Residence.
2) Rezoning from A - Agriculture to R-4 High Density Residence.
Mint Development plans to acquire the property for construction of a senior housing facility with
up to 120 units. The application seeks a change in land use only. The Planning Commission would
review a separate application for Site Plan review detailing specific site improvements and impacts
prior to construction of the building.
BACKGROUND INFORMATION
Existing Condition
The property is relatively flat containing a mature tree line along the west and east perimeters.
Approximately 2/3rd of the site is located within the 100 year floodplain of the Vermillion River.
The Vermillion River trail is located along the eastern and northern property lines. Development
is planned on approximately three acres located at the southwest corner of the property.
Concept Plan for Development
Mint Development and Headwaters Development plan to construct a senior housing facility of up
to 120 units on the site. The facility would provide a continuum care for residents including
independent living, assisted living, and memory care. The building will likely be a multi-story
apartment building over a ground level parking garage. A children’s day care facility may also be
incorporated into the site. A concept plan for site development has been attached to this report.
Planning Commission Memorandum
Adjacent Zoning and Land Use
The following land uses abut the property:
Direction Use Comp Plan District Zoning District
North Vacant - Wooded -
Vermillion River Floodway
Floodplain Floodway
East Single Family Home Low Density Residential R-1 - Single
Family
South County Road 47 -
Riverwood Townhomes
Vermillion Shores Apt.
Medium Density
Residential
R-3 -
Medium\High
Density Res.
West Agriculture Low Density Residential A - Agriculture
Planning Committee of City Council
The Planning Committee of City Council (Chair Vaughan, Balsanek, and Leifeld) reviewed the
potential land use change and senior housing proposal on January 30, 2020 and were generally
supportive of the change.
Neighborhood Meeting
Mint Development held a neighborhood meeting on March 4, 2020 to discuss the proposal with
the neighborhood. Approximately ten residents were in attendance and discussed existing traffic
along County Road 47, proposed impact of development to traffic, tree removal, building height,
and change in land use.
Public Notification
Notification of the meeting was sent to all property owners within 350 feet of the proposed
property. Staff has not received any questions or comments as of this writing.
Difference between the Comprehensive Plan and Zoning
The Comprehensive Plan serves as a guiding document for future land use for the next 20 years
and includes a Future Land Use Map identifying desired land uses. The Zoning Ordinance is the
legal mechanism for regulating land use and includes the zoning map which identifies zoning
districts and permitted uses. The Future Land Use Map of the Comprehensive Plan is used to guide
decisions on rezonings.
Floodway and Floodplain
Portions of the site are identified
for flooding risk per the Flood
Insurance Rate Map as developed
by FEMA.
Areas north of the Floodway Line
have the most restrictive
prohibitions for building and site
grading. The Floodway is a distinct
zoning district on the zoning map
with very limited uses. Floodway
areas (northern ¼ of the site) are
not included in the rezoning
request.
Areas north of the 100 Year
Floodplain Line also have building
and site grading restrictions, but
land uses are regulated by the
underlying zoning district. Areas
within the 100 Year Floodplain (northern 2/3rd of the site) are not included in the Comprehensive
Plan Amendment.
Areas north of the 500 Year Floodplain Line do not have specific building or grading restrictions by
the City of Hastings.
COMPREHENSIVE PLAN AMENDMENT
Request
Change the Future Land Use designation of Low Density Residence to High Density Residence for
the subject property. The Future Land Use Map can be found on page 4-39 in Chapter 4 - Land
Use of the Draft 2040 Comprehensive Plan. The proposal amends the current Draft
Comprehensive Plan that is in the final stages of review by Metropolitan Council. The entire
Comprehensive Plan can be found at https://hastings2040plan.com/.
The property currently lies within both the Low Density Residence and Floodplain or Wetland
Protection future land use designations. The amendment to High Density Residence affects only
that area designated for low density residence (approximately 3.28 acres of the 11.33 total acres);
areas identified as Floodplain or Wetland Protection are not part of this amendment and would
remain unchanged.
Floodway Line
Floodplain Line (100 year)
Floodplain Line (500 year)
High Density Residence
High Density Residence is defined within the Comprehensive Plan as:
Small-lot detached houses, duplexes, townhouses. 4-, 6- and 8-unit buildings with individual
exterior entrances, and all forms of apartment buildings are included in this category, which
has been located where there is good traffic access, between Low-Density Housing and non-
residential land uses, and at high-amenity locations. The density is expected to be in the range
of 8 to 30 units per net acre with an average of 15. Includes places of worship.
2040 Comprehensive Plan
Review of Medium and High-Density Housing Applications
The Comprehensive Plan establishes the following factors in review of Medium and High-Density
Housing Applications:
• Adequate utility and street capacity
• The ability of a given area or neighborhood to absorb additional density
• Adequate access
• Proximity to services and employment opportunities
• Proximity to schools and natural amenities
• Compatibility with adjacent development
• Suitability of the site for construction
• Other matters of interest as determined by the City Council
Analysis
• The site is undeveloped and abuts undeveloped land to the west and floodplain to the
north.
• Areas to the south are developed as mid density townhomes.
• Two apartment buildings that are 4 stories in height (3 stories of apartments over at grade
parking) are located southeast of the site.
• The Vermillion River Trail is located between the site and the abutting single family home;
care must be taken during development of the site to provide adequate buffering.
• Although the site does not abut any other areas designated for High Density Development,
the site provides adequate space and ability to buffer affects from neighboring land uses.
RECOMMENDATION
Approval of the Comprehensive Plan Amendment is recommended subject to the following
conditions:
1) Conformance with the plans submitted with the Planning Commission Staff Report dated
March 9, 2020.
2) Approval of the Comprehensive Plan Amendment by Metropolitan Council.
REZONING
Request
Rezone property from A - Agriculture to R-4 - High Density Residence. The actions serve as an
amendment to Hastings City Code Chapter 155.01 - Official Zoning Map. The property currently
lies within both the A - Agriculture and Floodway zoning districts. The amendment to R-4 High
Density Residence affects only that area currently zoned A - Agriculture (approximately 8.37 acres
of the 11.33 total acres); areas zoned Floodway are not part of this amendment and would remain
unchanged.
R-4 High Density Zoning District
City Code Chapter 155.25 identifies the following uses within the R-4 District:
Uses permitted.
(1) Multiple-family and single-family dwellings when part of a PRD;
(2) Residential care facility, dependent and semi-independent, residential senior facility-
independent, dormitories, public and parochial schools and churches, fire stations,
professional offices, day care center, library, gift or craft shop and similar uses of a public
service nature;
(3) Accessory uses incidental to the foregoing principal uses such as private garages and
sheds;
(4) Home occupations in accordance with § 155.07; and
(5) Planned residential developments pursuant to § 155.07
Uses by special permit.
(1) Neighborhood commercial subject to the requirements of § 155.07.
(2) Towers as regulated by § 155.07. (Prior Code, § 10.14) Penalty, see § 10.99
R-4 Residential Density
The site would have an estimated maximum density of 145 housing units (17.4
dwelling units per acre x 8.37 acres). The R-4 Zoning District has a minimum lot size
of 2,500 s.f. A maximum residential density of 17.4 dwelling units per acre is allowed
within the district. The area outside the floodway to be rezoned R-4 is 8.37 acres.
Analysis
• The site is undeveloped and abuts undeveloped land to the west and floodplain to the
north.
• Areas to the south are developed as mid density townhomes.
• Two apartment buildings that are 4 stories in height (3 stories of apartments over at grade
parking) are located southeast of the site.
• The Vermillion River Trail is located between the site and the abutting single family home;
care must be taken during development of the site to provide adequate buffering.
• Although the site does not about any other areas zoned R-4, the site provides adequate
space and ability to buffer affects from neighboring land uses.
RECOMMENDATION
Approval of the Rezoning is recommended subject to the following conditions:
1) Conformance with the plans submitted with the Planning Commission Staff Report dated
March 9, 2020.
2) Approval of the Comprehensive Plan Amendment.
ATTACHMENTS
• Aerial Map
• Concept Plans
• Application
AERIAL MAP
30
.
0
'
18
.
0
'
24
.
0
'
24.0
'
SEN
I
O
R
FAC
I
L
I
T
Y
VER
M
I
L
L
I
O
N
R
O
A
D
2
4
.
0
'
3
6
.
0
'
2
4
.
0
'
1
8
.
0
'
62.3'
62
.
0
'
10
.
0
'
15
.
0
'
BELOW BUILDING
PARKING ACCESS
BELOW BUILDING
PARKING ACCESS
LOADING AREA
R
I
V
E
R
W
O
O
D
D
R
3
1
S
T
S
T
W
FOR REVIEW
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
76
7
E
U
S
T
I
S
S
T
R
E
E
T
,
S
U
I
T
E
1
0
0
ST
.
P
A
U
L
,
M
I
N
N
E
S
O
T
A
5
5
1
1
4
TE
L
.
N
O
.
(
6
5
1
)
6
4
5
-
4
1
9
7
FA
X
.
N
O
.
(
6
5
1
)
6
4
5
-
5
1
1
6
SE
N
I
O
R
L
I
V
I
N
G
FA
C
I
L
I
T
Y
FOR REVIEW
BUILDING A DATA SUMMARY
PARKING
REQUIRED PARKING
120 SPACES (@ 1 SPACE /
UNIT FOR RESIDENTIAL
SENIOR FACILITY)
PROPOSED PARKING (INTERNAL)UP TO 90 SPACES
PROPOSED PARKING (SURFACE LOT)72 SPACES
PROPERTY LINE
PROPOSED FENCE
SETBACK LINE
LEGEND
PROPERTY SUMMARY
TOTAL PROPERTY AREA ±11.34 AC.
BUILDING FOOTPRINT ±43,750 SF
TOTAL BUILDING AREA (4 STORIES)±175,000 SF
ZONING SUMMARY
EXISTING ZONING AGRICULTURAL
PROPOSED ZONING PUD (PLANNED UNIT
DEVELOPMENT)
BUILDING SETBACKS
FRONT = 20'; INTERIOR
SIDE = 24' (HALF THE
BUILDING HEIGHT);
REAR = 20'
NORTH
SI
T
E
C
O
N
C
E
P
T
EX-1
30.0'18.0'24.0'
2
4
.
0
'
SENIORFACILITY
V
E
R
M
I
L
L
I
O
N
R
O
A
D
24.0'36.0'24.0'18.0'62.3'62.0'10.0'15.0'BELOW BUILDINGPARKING ACCESS
B
E
L
O
W
B
U
I
L
D
I
N
G
P
A
R
K
I
N
G
A
C
C
E
S
S
L
O
A
D
I
N
G
A
R
E
A
±1,050 SF BUILDING WITHIN100-YR FLOODPLAIN±30,750 SF BUILDING WITHIN500-YR FLOODPLAIN
R
I
V
E
R
W
O
O
D
D
R
3
1
S
T
S
T
W
F
O
R
R
E
V
I
E
W
767 EUSTIS STREET, SUITE 100
ST. PAUL, MINNESOTA 55114
TEL. NO. (651) 645-4197
FAX. NO. (651) 645-5116
SENIOR LIVING
FACILITY
F
O
R
R
E
V
I
E
W
B
U
I
L
D
I
N
G
A
D
A
T
A
S
U
M
M
A
R
Y
P
A
R
K
I
N
G
R
E
Q
U
I
R
E
D
P
A
R
K
I
N
G
1
2
0
S
P
A
C
E
S
(
@
1
S
P
A
C
E
/
U
N
I
T
F
O
R
R
E
S
I
D
E
N
T
I
A
L
S
E
N
I
O
R
F
A
C
I
L
I
T
Y
)
P
R
O
P
O
S
E
D
P
A
R
K
I
N
G
(
I
N
T
E
R
N
A
L
)
U
P
T
O
9
0
S
P
A
C
E
S
P
R
O
P
O
S
E
D
P
A
R
K
I
N
G
(
S
U
R
F
A
C
E
L
O
T
)
7
8
S
P
A
C
E
S
P
R
O
P
E
R
T
Y
L
I
N
E
P
R
O
P
O
S
E
D
F
E
N
C
E
S
E
T
B
A
C
K
L
I
N
E
L
E
G
E
N
D
P
R
O
P
E
R
T
Y
S
U
M
M
A
R
Y
T
O
T
A
L
P
R
O
P
E
R
T
Y
A
R
E
A
±
2
.
7
4
A
C
.
B
U
I
L
D
I
N
G
F
O
O
T
P
R
I
N
T
±
4
3
,
3
5
0
S
F
T
O
T
A
L
B
U
I
L
D
I
N
G
A
R
E
A
(
4
S
T
O
R
I
E
S
)
±
1
7
3
,
4
0
0
S
F
Z
O
N
I
N
G
S
U
M
M
A
R
Y
E
X
I
S
T
I
N
G
Z
O
N
I
N
G
A
G
R
I
C
U
L
T
U
R
A
L
P
R
O
P
O
S
E
D
Z
O
N
I
N
G
P
U
D
(
P
L
A
N
N
E
D
U
N
I
T
D
E
V
E
L
O
P
M
E
N
T
)
B
U
I
L
D
I
N
G
S
E
T
B
A
C
K
S
F
R
O
N
T
=
2
0
'
;
I
N
T
E
R
I
O
R
S
I
D
E
=
2
4
'
(
H
A
L
F
T
H
E
B
U
I
L
D
I
N
G
H
E
I
G
H
T
)
;
R
E
A
R
=
2
0
'
N
O
R
T
H
SITE CONCEPT
E
X
-
1
1
0
0
-
Y
R
F
E
M
A
F
L
O
O
D
P
L
A
I
N
5
0
0
-
Y
R
F
E
M
A
F
L
O
O
D
P
L
A
I
N
V
E
R
M
I
L
L
I
O
N
R
I
V
E
R
F
L
O
O
D
W
A
Y