HomeMy WebLinkAbout3 - Comp Plan Amendment - Summergate-Best
To: Planning Commissioners
From: John Hinzman, Community Development Director
Date: November 22, 2021
Item: Comprehensive Plan Amendment #2021-36 - Extension of MUSA Boundary - NE Corner
of TH 316 & Michael Avenue - Summergate Properties
Planning Commission Action Requested
Review and make recommendation to the City Council on the attached amendment to the 2040
Comprehensive Plan extending the Metropolitan Urban Service Area (MUSA) Boundary to
incorporate approximately 71.9 acres of land currently within Marshan Township. The area is
coterminous with a request for annexation of the property into the City of Hastings.
BACKGROUND
2040 Comprehensive Plan
The Comprehensive Plan serves as a roadmap for the future development of Hastings. The Plan
establishes goals and objectives to guide future development decisions relating to land use and
development. The 2040 Plan was adopted by the City Council in 2020 and is updated every ten
years. The full Comprehensive Plan is hosted on our website at https://www.hastingsmn.gov/city-
government/city-departments/planning-zoning/planning-documents/comprehensive-plan.
Difference between the Comprehensive Plan and Zoning
The Comprehensive Plan serves as a guiding document for future land use 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.
Existing Condition
The western 2/3rds of property is flat, treeless and currently cultivated. A treeline exists along
the eastern 1/3 where the grade drops into a native prairie area that is adjacent to the Hastings
Sand Coulee Scientific and Natural Area (SNA) owned and protected by the Minnesota DNR.
Planning Commission Memorandum
Conceptual Plan for Development
Summergate has submitted a conceptual plan for development of 159 single family homes on the
site. The plan is consistent with the Low Residential Land Use Category of the Comprehensive
Plan. Areas located within the sand coulee (east end of development) would remain undeveloped.
Future Land Use Actions
The Planning Commission would review applications for rezoning, preliminary plat, and final plat
in the future. Future land use actions would be preceded by another public hearing notice.
Adjacent Zoning and Land Use
The following land uses abut the properties:
Direction Use Comp Plan District Zoning District
North Single Family Residential
Hastings Sand Coulee SNA
Low Residential
Upland Conservation
R-1 Single Family
A - Agriculture
East Marshan Township
Large Lot Rural Housing
Marshan Township Marshan Township
South Marshan Township
Large Lot Rural Housing
Marshan Township Marshan Township
West TH 316 - Red Wing Blvd
Hope Lutheran Church
Agriculture
Marshan Township Marshan Township
Public Notification
Notification of the meeting was sent to all property owners within 350 feet of the proposed
property. As of the writing of this report no comments have been received.
Metropolitan Urban Service Area (MUSA)
The MUSA boundary is established as part of the Comprehensive Plan to identify areas that are
presently served by municipal sanitary services (city sewer) and those that are planned for future
extension of municipal services. Metropolitan Council requires an amendment to the
Comprehensive Plan to extend the MUSA Boundary.
The property is identified for “Stage 2 Development” on the Development Staging Plan Map. Stage
2 Development identifies growth areas that presently abut the City limits and would require
annexation.
Analysis
The proposal is consistent with planned growth and utility extension:
• Property is guided for Low Residential development. Conceptual plans for development
are consistent with the Low Residential category.
• The Development Staging Map of the Comp Plan identifies the area for future MUSA Extension
ATTACHMENTS
• Location Map
• Comprehensive Plan Amendment
LOCATION MAP
