HomeMy WebLinkAbout3 - Comp Plan Amendment and Rezoning - 117 22nd St W
To: Planning Commissioners
From: Justin Fortney, City Planner
Date: March 11, 2022
Item: Public Hearing - Comprehensive Plan Amendment and Rezoning - 117 22nd St W - Rosa
Castro
Planning Commission Action Requested
Hold a Public Hearing, review, and make recommendation to the City Council on the following
actions as proposed:
1) Comprehensive Plan Amendment to change the Future Land Use Map designation from
Commercial to Medium Density Residential
2) Rezoning from C, Commercial to R-3, Medium-High Density Residence.
BACKGROUND INFORMATION
Existing Condition
The property recently had a single-family home demolished to prepare for the construction of a
duplex.
Adjacent Zoning and Land Use
The following land uses abut the property:
Direction Use Comp Plan District Zoning District
North Applebee’s Commercial C-3
East Las Margarita’s Commercial C-3
South Small apartment Medium Density
Residential
R-3 -
Medium\High
Density Res.
West Small apartment Medium Density
Residential
C-3
Planning Commission Memorandum
Difference between the Comprehensive Plan future land use 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.
Public Notification
Notification of the meeting was sent to all property owners within 350 feet of the proposed
property and newspaper. Staff has not received any questions or comments as of this writing.
COMPREHENSIVE PLAN AMENDMENT
Request
Change the Future Land Use designation of Commercial to Medium Density Residential for the
subject property. It is fairly common to see amendments to the future land use designations and
rezoning along Vermillion Street. The mostly commercial corridor often requires amendments due
to the narrow commercial corridor and close proximity of residential uses. This is a long-standing
development pattern.
The owners of Las Margarita’s had at one time planned to extend their parking lot to this property.
After they purchased additional property to the south, expansion to the west was no longer
necessary.
Analysis
• The site is no longer intended to be incorporated into a larger commercial project.
• The site is too small for a stand alone commercial and has marginal access and visibility.
• The site has been cleared of a residential house, which somewhat protected it from being
utilized as a standalone commercial use.
• The parcel is adjacent to more residential properties than commercial.
Vermillion Street Corridor Plan
• The Plan doesn’t identify the subject or adjacent parcels as having any unique
opportunities for redevelopment.
• The Vermillion River District identifies multi-family and residential uses as appropriate for
the district.
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
April 11, 2022.
2) Approval of the Comprehensive Plan Amendment by Metropolitan Council.
REZONING
Request
Rezone property from C, Commercial to R-3, Medium-High Density Residence. The actions serve as an
amendment to Hastings City Code Chapter 155.01 - Official Zoning Map.
155.30 C-3 Community Regional Commerce
1. Intent. The intent of this chapter in establishing a community-regional commerce district is
in recognition of the existing downtown commercial development and of the need for its
future expansions, rehabilitation and redevelopment.
2. Uses Permitted.
1. Commercial establishments including, but not limited to, the following:
1. Retail and service establishments excluding automobile repair;
2. Offices;
3. Entertainment and amusement services; and
4. Lodging services including hotel and motel.
2. Public and semi-public buildings;
3. Private clubs;
4. Residential dwellings provided they are located above the first floor level;
5. Automobile parking lots;
6. Churches; and
7. Accessory uses incidental to the foregoing principal uses.
3. Uses By Special Permit.
1. Automobile service stations and motor vehicle repair and wash;
2. Small animal clinics, excluding establishments with outside runs and non-patient
overnight boarding;
3. Towers as regulated by § 155.07; and
4. Residential dwellings on the first floor level provided the dwelling is accessory to a
commercial use, less than 50% of the first level floor area and is located in the rear
of the building with a separate outside entrance. (Prior Code, § 10.20A) Penalty, see
§ 10.99
5. Dairies and Creameries
6. Brew Pub
7. Brewery Taproom, provided that a minimum 20 percent of the floor area devoted to
use as retail sales and a brewery production and distribution area up to 7,500 square
feet.
8. Microdistillery with Cocktail Room, provided that a minimum 20 percent of the floor
area is devoted to use as retail sales and a microdistillery production and distribution
area up to 7,500 square feet.
9. Conversion of existing building space of no greater than 10,000 s.f. into a restaurant,
tavern, or lounge per Section 155.09, Subd. F.6.
155.24 R-3 Medium-High Density Residence
1. Intent. The intent of this chapter in establishing a moderate high density residential district
is in recognition of the growing demand for rental housing in Hastings and of the desire to
provide for multi-family housing upon fairly sizeable tracts of land, thereby allowing
increased design flexibility and a more compatible land use development pattern.
2. 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;
5. Planned residential developments pursuant to § 155.07; and
6. Keeping chickens pursuant to 91.02.
3. Uses By Special Permit.
1. Neighborhood commercial subject to the requirements of § 155.07. (Am. Ord. 501,
passed 8-18-2003)
2. Towers as regulated by § 155.07.
Due to zoning restrictions and size of the subject parcel, a single-family home, twin home,
townhome, or duplex could be built on the property. A duplex is proposed.
Analysis
• The ¼ acre site is the typical size of a single or two-family parcel.
• The property has historically been used for a residential home.
• The property is adjacent to other residential uses zoned R-3.
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
April 11, 2022.
2) Approval of the Comprehensive Plan Amendment.
ATTACHMENTS
• Aerial Map
• Photo of the former home on the subject parcel
AERIAL MAP
Former house, now demolished