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HomeMy WebLinkAbout6 - Concept Plan Review - Walden at Hastings Planning Commission To: Planning Commission From: John Hinzman, Community Development Director Date: February 27, 2023 Item: Concept Plan Review: Walden at Hastings - Land Equity - Best Property Commission Action Requested Review the Walden at Hastings concept plan of 71 acres by Land Equity Development on land owned by Best Development Company LLC. Development includes a variety of residential densities including single family, twin home, townhome, and apartments. The property is generally located east of Redwing Blvd and Michael Avenue in Marshan Township. While no formal action is requested comments from the Commission will be used to guide future land use submittals. Annexation Application An application to annex the property was submitted by the previous developer Summergate in November 2021 to subdivide the property into 160 single family lots. The City Council held a public hearing and reviewed the request in January, 2022 and tabled the request on February 7, 2022 upon the cancellation of the development contract by Summergate. The City Council is scheduled to continue review of the annexation application at its March 6, 2023 meeting. Neighborhood Meeting Land Equity held a neighborhood meeting on January 26, 2023. The City provided a mailing list to all property owners within 350 feet of the property. Approximately 15-20 people attended the meeting. Neighbors shared concerns about the number and location of rental units, project phasing, public vs private amenities, effect on TH 316 traffic, and effect on South Pines Park Planning Committee of City Council The Planning Committee of City Council (Chair Fox, Folch, and Leifeld) reviewed the proposal at its January 30, 2023 meeting. Committee Members generally supported the plan and discussed the following: • Site access at Highway 316 and Michael; want to ensure problems are not created that were recently solved with the reconstruction further north. • Mitigate noise from TH 316 through use of berming or buffering. • Role of the association in maintenance; which areas and items will the association maintain. • Ensure there is adequate parking for guests in the twin and townhome areas. • Developer seeks to sell land within Sand Coulee to DNR; no development to take place within it. • Proposed rental rates are high; is there a market in Hastings? • Future park needs will need further review. Subject Property The majority of the property is agricultural. The eastern 17 acres contains wooded slopes and is part of the Sand Coulee and is not planned for development. The property is guided for Low Density residential development within the 2040 Comprehensive Plan and is designated for municipal service extension (City Sewer and Water) within the planned Metropolitan Urban Service Area (MUSA) Plan. The Comprehensive Plan would need to be amended to change the land use designation from Low Density to Medium Density to accommodate the proposed development plan. The following abuts the site Use Zoning Comp Plan North Single Family Residential South Pines Development R-1 - Low Density Residence Low Density Residential East Marshan Township Sand Coulee and Rural Residential Marshan Township South Marshan Township Rural Wooded Land Marshan Township West TH 316 - Redwing Blvd South Pines Development Hope Lutheran Church R-1 - Low Density Residence Marshan Township Low Density Residential & Institutional Proposed Improvement Land Equity proposes the development of Walden at Hastings a residential development of mixed densities including single family, twin home, townhome, and apartments. Concept Plans indicate the development of over 450 housing units. Land Equity has stated the development would be constructed as a rental community. Environmental Assessment Worksheet (EAW) The number of residential units triggers completion of an EAW to determine environmental impacts and whether a more encompassing Environmental Impact Statement (EIS) should be completed. The applicant will prepare the initial EAW draft for City review. The EAW form consists of 20 questions to determine if the project will have significant environmental impacts. In addition to the legal purpose of the EAW in determining the need for an EIS, the EAW also provides permit information, informs the public about the project, and helps identify ways to protect the environment. The EAW is not meant to approve or deny a project, but instead act as a source of information to guide other approvals and permitting decisions. Land Use Approvals Development of Walden at Hastings will include a number of land use actions by the Planning Commission, Parks and Recreation Commission, and City Council. Most land use approvals would also include a public hearing mailed to all property owners within 350 feet of the development. In general approvals would include: • Annexation of Property • Review of the EAW • Comprehensive Plan Amendment, Rezoning, and Development Plan • Preliminary Plat of entire property • Final Plat and Site Plan for individual components Initial Review Comments The Development Review Committee (staff committee consisting of Planning, Engineering, Building, Fire, and Parks) reviewed the concept on December 6, 2022. Please see the attached review letter for further information. Analysis • Site Design - Land Equity has employed the services of the Rick Harrison Design Studio to master plan the development. Harrison has designed countless subdivisions throughout the US and is a pioneer in innovative design methods to provide greater development connectivity, efficiency, and value. • Comprehensive Plan Amendment. The 2040 Comp Plan would need to be amended from Low Density Residential to Medium Density Residential to accommodate development. Does the proposed increase in housing density meet the needs of Hastings? • Need for Affordable Housing and Townhome Options. Many of the newly constructed single family detached homes in Hastings are not affordable to Hastings residents. It has been over 15 years since a new attached townhome development has been constructed. • Rental Housing. Developer proposes most housing units to be rented instead owner occupied. This is a new concept for Hastings. The Council and public will likely have questions pertaining to the valuation of the project, effect on neighboring property owners, overall maintenance, and potential for individual home ownership in the future. • Market for Development and Phasing of Construction. What is the market for this many development units and how will project be phased? • Existing Abutting Development. The proposal abuts the existing single family neighborhood of South Pines. How does the development impact existing development? Attachments: • Location Map • Concept Plan • Development Review Committee Comment Letter LOCATION MAP 2 9 4 .5 1 ' 241.48' 2 4 .00 ' 2 4 . 0 0 ' 2 4 . 0 0 ' 2 4 . 0 0 ' 2 4 . 0 0 ' 2 4 . 0 0 '24 .00 '2 4 .0 0'24 .00 ' 2 4.0 0 ' 2 4.0 0 ' 9 9 .0 0 ' 9 9 .0 0 ' 2 4 . 0 0 ' 9 9 .0 0 ' 2 4 . 0 0 ' 9 9 .0 0 ' 2 4 . 0 0 ' 9 9 .0 0 ' 2 4 . 0 0 ' 9 9 .0 0 ' 2 4 . 0 0 ' 1 0 6 . 0 0 ' 1 0 0 .5 4 ' 2 4.0 0 ' 9 9 .8 5 ' 2 4.0 0 ' 1 0 3 . 8 4 ' 2 4 . 0 0 ' 2 4 . 0 0 ' 2 4 . 0 0 ' 2 4 . 0 0 ' 2 4 . 0 0 ' 1 .7 6'2 4.0 0 ' 1 1 2 .9 9 ' 9 9 . 0 0 ' 2 4.0 0 ' 9 9 . 0 0 ' 2 4.0 0 '2 4.0 0 ' 9 9 . 0 0 ' 2 4.0 0 '2 4.0 0 ' 1 9 0 . 3 3 ' 9 9 . 0 0 ' 2 4.0 0 ' 2 4.0 0 ' 3 2 1 .6 3 ' 5 1 . 6 3 ' 9 9 . 0 0 ' 2 4 .0 0 '2 4 .0 0 ' 9 9 . 0 0 ' 9 9 .0 0 ' 9 9 .0 0 ' 2 4 . 0 0 ' 9 9 .0 0 ' 2 4 . 0 0 ' 9 9 .0 0 ' 2 4 . 0 0 ' 9 9 .0 0 ' 2 4 . 0 0 ' 9 9 .0 0 ' 2 4 . 0 0 '2 4 .0 0 ' 9 9 . 0 0 ' 2 4 .0 0 ' 9 9 . 0 0 ' 2 4 .0 0 '2 2 .7 6 ' 9 9 . 0 0 ' 2 4 .0 0 ' 9 9 . 0 0 ' 2 4 .0 0 '4 3 .8 8 ' 9 9 . 0 0 ' 2 4 .0 0 ' 9 9 . 0 0 ' 6 7 .3 3 '25 3 .7 7 ' 2 8 8.2 6' 8 9 .8 3 ' 7 2 . 9 2 ' 2 4 0 . 0 0 ' 7 0 7 .0 1 ' 7 3 . 8 9 ' 8 7 .7 2 ' 2 4 .0 0 ' 2 3 1 .4 6 ' 1 0 4 . 6 2 ' 2 4 .0 0 ' 1 0 6 . 4 8 ' 7 0 . 0 0 ' 1 0 1 . 3 2 '2 4 .0 0 ' 1 1 0 . 9 4 ' 6 0 2 .8 8 ' 1 0 0 . 9 0 ' 2 4 .0 0 ' 19 5 .6 7 ' 1 1 2 . 0 7 ' 2 4 .0 0 ' 3 .64 ' 1 2 8 .7 5 ' 35 .9 3 ' 1 0 3 . 3 4 ' 2 4 .0 0 ' 1 0 9 . 9 3 ' 2 4 .0 0 ' 5 .6 3 ' 1 3 0 .5 7 ' 4 4 6 .6 8 ' 7 0 .0 0 ' 1 0 6 . 8 2 ' 2 4 .0 0 ' 2 4 .0 0 ' 1 0 6 . 4 1 ' 1 66.1 0' 1 0 9 . 4 5 ' 2 4 .0 0 ' 1 0 3 . 7 2 ' 1 1 1 . 2 2 ' 2 4 .0 0 ' 1 0 1 . 8 5 ' 2 4 .0 0 ' 6 1 .1 5 ' 2 4 .0 0 ' 2 4 .0 0 ' 11.80' 1 0 2 . 4 7 ' 2 4 .0 0 ' 1 0 6 . 6 4 ' 11.80' 1 0 5 . 1 4 ' 2 4 .0 0 ' 1 0 3 . 9 1 ' 1 0 6 . 9 5 ' 41.80' 2 4 .0 0 ' 1 0 1 . 9 9 ' 9 9 .7 7 ' 2 3 7 .6 9 ' 1 0 7 . 9 3 ' 2 4 .0 0 ' 2 4 .0 0 ' 1 0 0 . 8 8 ' 2 0 .2 6 ' 11.80' 1 3 8 . 4 1 ' 7 5 .8 3 ' 1 0 8 . 0 6 ' 2 4 .0 0 ' 2 4 .0 0 ' 1 4 .6 2 ' 1 0 0 . 5 9 ' 9 3 . 5 9 ' 6 7 .5 3 ' 7 0 .6 0 ' 2 3 .9 1 ' 1 0 7 . 3 6 ' 2 4 .0 0 ' 2 4 .0 0 ' 1 0 1 . 1 0 ' 1 0 5 . 8 1 ' 2 4 .0 0 ' 1 0 2 . 4 2 ' 7 0 .0 0 ' 1 1 8 . 1 0 ' 1 0 3 . 4 2 ' 2 4 .0 0 ' 1 0 4 . 5 6 ' 1 1 8 . 3 9 ' 7 5 .8 3 ' 2 4 .0 0 ' 1 0 0 . 1 7 ' 6 6 .1 2 ' 2 4 .0 0 ' 1 0 7 . 5 2 ' 2 4 .0 0 ' 1 1 0 . 3 5 ' 2 4 .0 0 ' 1 0 7 . 8 1 ' 2 4 .0 0 ' 1 0 6 . 1 0 ' 2 4 .0 0 ' 7 0 .0 0 ' 1 1 2 . 4 7 ' 112.15'2 4 .0 0 ' 1 0 3 . 4 4 ' 125.83' 6 7 .4 7 ' 1 1 5 . 4 1 ' 7 3 .8 9 ' 2 4 .0 0 ' 1 0 2 . 3 5 ' 2 4 .0 0 ' 1 1 6 . 6 6 ' 2 4 .0 0 ' 1 0 2 . 8 0 ' 2 4 .0 0 ' 1 1 6 . 2 6 ' 7 0 .0 0 ' 2 4 .0 0 ' 2 4 .0 0 ' 1 0 4 . 8 0 ' 7 3 .3 5 ' 1 1 4 . 1 8 ' 1 20.09' 1 9 7 .6 3 ' 2 4 .0 0 ' 7 0 .0 0 ' 116.63'2 4 .0 0 ' 1 0 8 . 3 8 ' 4 0 . 9 0 ' 1 1 0 . 4 0 ' 2 4 .0 0 ' 1 1 3 . 5 8 ' 3 9 .8 4 ' 1 0 4 . 8 7 ' 2 4 .0 0 ' 120.75' 7 2 .9 2 ' 4 1 .1 5 ' 1 2 0 . 4 8 ' 2 4 .0 0 ' 106.44' 7 2 .9 6 ' 9 7 . 4 9 ' 7 0 .0 0 ' 6 3 .0 0 ' N 2 3 °0 0 '0 0 " W N 6 0 ° 0 0 ' 0 0 " E 8 5 . 4 4 ' 2 4 .0 0 ' S 5 1 ° 0 0 ' 0 0 " W 9 6 . 4 9 ' 6 1 .8 6' N 5 0 ° 0 0 ' 0 0 " E 9 4 . 4 2 ' 7 4 .8 6 ' S 6 6 ° 0 0 ' 0 0 " W 1 0 0 . 7 1 ' 6 5 .1 7 '117.79' S 7 2 °0 0 '0 0 " W 8 9 . 0 7 ' 5 5 . 3 1 ' 7 5 .4 8 ' 51.52' 7 . 5 0 ' 5 5 .4 1 ' N 4 4 ° 0 0 ' 0 0 " E 8 6 . 1 9 ' 7 0 .0 0 ' 100.35'4 5 .0 0 ' 4 9 . 9 1 ' 2 9 . 0 5 ' 4 5 .0 0 ' 5 4 . 8 2 ' 3 3 . 6 1 ' 8 2 . 2 5 ' 1 1 2 . 2 0 ' 1 5 6 .3 8 ' N 8 9 °3 0 '0 0 " E 1 5 1 .6 3 ' 4 5 .0 0 ' 5 2 . 3 8 ' 8 0 .8 3 '8 1 .3 9 ' 6 .2 1 ' 9 8 . 4 2 ' 7 0 .0 0 ' 7 2 .8 8 ' 3 2 .9 8 ' 6 . 9 2 ' 1 3 3 . 2 8 ' 7 7 . 6 8 ' N 6 3 ° 0 0 ' 0 0 " E 1 3 0 . 7 2 ' 4 5 .0 0 ' S 2 1 ° 0 0 ' 0 0 " W 9 8 . 0 5 ' 4 7 .1 3 ' N 5 4 °0 0 '0 0 " W 5 9 . 3 1 ' S 6 1 °0 0 '0 0 " E 1 2 0 .2 7 ' 4 1 . 3 8 ' 2 9 .4 1 ' 1 3 5 . 2 0 ' N 4 7 ° 3 0 ' 0 0 " E 1 3 7 . 8 9 ' 3 1 .7 4 ' 7 8 . 0 1 ' 1 7 9 . 2 5 ' 2 4 .2 0 ' 9 0 .8 9 ' S 6 0 °0 0 '0 0 " E 7 0 .0 0 ' S 8 ° 0 0 ' 0 0 " W 3 7 . 0 3 ' S 7 4 °0 0 '0 0 " E 1 0 7 .9 7 ' 1 9 .9 9 '1 4 . 9 5 ' 1 0 0 . 5 8 ' 7 6 .2 5 ' S 6 6 °0 0 '0 0 " E 8 9 .6 9 ' 5 1 .5 2 ' S 2 4 ° 0 0 ' 0 0 " W 1 1 3 . 1 0 ' 9 9 .9 0 ' 2 5 . 7 4 ' 1 9 .2 5 ' 4 9 . 4 3 ' N 3 4 ° 3 0 ' 0 0 " E 1 3 7 . 5 4 ' 8 7 .6 3 ' 8 0 .9 1 ' 2 4 . 3 5 ' S 3 8 ° 3 5 ' 2 2 " W 1 1 7 . 1 1 ' 6 0 .8 8 ' 3 .8 1 ' 1 0 7 . 2 2 ' 1 5 . 7 6 ' N 1 4 ° 0 0 ' 0 0 " E 7 0 .0 0 ' 6 7 . 9 2 ' 1 1 4 . 7 8 ' 6 0 . 4 6 ' 4 2 .1 4 ' 9 2 .1 4 ' 3 2 . 6 5 ' 3 3 .2 9 ' N 2 0 ° 0 0 ' 0 0 " E 1 2 9 . 3 0 ' 8 9 .1 5 ' 3 1 4 .9 6 ' 8 0 . 3 8 '3 4 .8 8 ' S 6 7 ° 5 9 ' 1 9 " W 1 1 1 . 5 8 ' 7 3 .6 2 ' N 4 9 °0 0 '0 0 " W 3 3 .5 0 ' 7 .7 4 ' 9 4 . 0 5 ' 1 2 .4 5 ' 7 0 .0 0 ' 1 2 4 . 2 8 ' 9 4 . 9 0 ' 3 4 .1 9 ' 1 3 1 . 1 9 ' 3 4 .1 3 ' 7 0 .0 0 ' 3 5 . 0 7 ' N 6 ° 3 0 ' 0 0 " E 1 1 5 . 2 9 ' 6 5 . 7 5 '3 5 .3 2 ' 1 2 0 . 0 1 ' 1 0 1 .3 2 ' 1 1 4 . 1 3 '1 1 0 .8 4 ' 3 3 .2 8 ' 7 0 . 0 0 ' 70.00' 3 3 .2 8 ' 7 0 . 0 0 ' N 6°00'00" W 117.90' 8 3 .1 1 ' N 5 6 °3 9 '1 0 " W 52.44' N 6 1 °5 8 '4 8 " W 7 4 .4 1 ' 2 6 .2 1 '24.06' S 8 6 °0 0 '0 0 " W 3 2 .8 8 ' N 7 2 °0 0 '0 0 " W 4 6 .2 7 ' 9 .4 7 ' N 6 7 °0 0 '0 0 " W 6 2 .8 0 ' S 4 7 °0 0 '0 0 " E 1 4 3 .4 3 ' 45.85'45.00' N 7 8 °3 0 '0 0 " E 9 9 .2 6 ' 3 4 .1 1 ' 2 2 .6 5 ' 4 5 . 0 0 ' 1 5 .0 9 ' 4 5 . 0 0 ' 3 2 2 . 7 6 ' 1 6 1 . 7 6 ' 1 4 0 . 4 6 ' 1 3 2 .7 5 ' 5 4 . 3 2 ' 1 6 6 . 1 4 ' 3 3 .7 8 ' 3 2 . 5 9 ' N 1 9°3 0'00 " W 1 3 8.2 1 ' N 2 4 ° 0 0 ' 0 0 " E 3 9 . 8 1 ' 1 0 9 .5 6 ' N 3 8 °0 4 '4 2 " W 1 0 3 .2 2 ' 58.36'14.00' N 8 1 °0 0 '0 0 " W 1 1 1 .2 8 ' 31.29'57.12' S 8 5 °3 0 '0 0 " W 9 0 .7 4 ' 56.08' N 8 7 °3 0 '0 0 " W 9 0 .7 7 ' 48.87' 9 5 .1 7 ' N 8 5 °0 0 '0 0 " W 342.23' N 3 8 °0 0 '0 0 " W 1 2 5 .4 6 ' 2 3 .3 0 '2 6 .9 5 ' 4 6 .0 8 ' N 5 7 °0 0 '0 0 " W 1 0 9 .9 1 ' 6 2 . 6 8 ' 1 8 0 .4 1 ' 4 4 .3 2 '9 4 .6 3 ' N 2 3 °0 0 '0 0 " W34.0 0 ' 4 5 .0 0 ' 5 7 . 0 2 ' 4 2 .4 0 ' 3 2 .8 9 ' 47 .3 6 ' 4 7 .8 6 ' N 2 2 °0 0 '00 " W 11 2 .4 1' 9 .73 ' 4 5 . 0 0 ' 7 8 .1 7 ' 1 8 8 . 2 3 ' 4 8 .2 2 ' 8 0 .3 7 ' 7 0 .5 8 ' 4 5 . 0 0 ' 4 8 .4 8 ' N 22 °0 0 '0 0 " W 1 2 0 .71 ' 4 9 .4 3 ' 3 5 . 7 1 ' 5 2 .0 6 ' S 7 ° 0 0 ' 0 0 " W 8 5 . 4 0 ' 4 4 . 8 5 ' 4 5 . 0 0 ' S 5 2 °0 0 '0 0 " E 8 9 .2 8 ' 3 3 .1 5 ' 5 2 . 8 5 ' 6 9 .6 0 ' 1 3 . 5 3 ' 3 1 .3 2 ' N 0 ° 3 0 ' 0 0 " E 1 0 6 . 3 1 ' 6 0 .7 8 ' 3 3 . 7 4 ' 4 5 . 0 0 ' S 5 7 °0 0 '0 0 " E 8 6 .2 0 ' N 3 8 °0 0 '0 0 " W 1 0 7 .8 8 ' 6 9 . 9 1 ' N 3 4 ° 1 7 ' 4 0 " E 6 1 . 3 2 ' 7 7 .5 7 ' 1 3 6 .8 6 ' 2 8 .9 2 ' 5 2 . 6 2 ' N 7 0 ° 1 1 '4 5 " E 5 0 . 4 4 ' N 14°0 0'00" W 114.8 0' 6 4 . 5 5 ' 2 4.82 '32.71' 5 9 . 3 8 ' 1 3 2 .7 6 ' N 11°00'00" W 96.88' 6 5 .8 9 ' N 6 6 °0 0 '0 0 " W 9 3 .4 0 ' 2 0 .5 0 ' N 2 1 ° 0 0 ' 0 0 " E 1 0 0 . 1 8 ' N 3 1 °5 4 '5 6 " W 1 1 4 .2 8 ' 5 0 . 5 8 ' 6 4 .0 1 ' 3 7 .1 3 '1 0 .7 1 ' 5 1 . 8 0 ' 4 8 .0 8 ' N 6 6 °0 0 '0 0 " W N 2 4 ° 0 0 ' 0 0 " E 9 4 . 4 4 ' N 3 2 °3 0 '0 0 " W 9 8 .5 3 ' 4 5 . 0 0 ' S 2 0°0 0 '00 " E 8 9 .7 1 ' 6 8 .4 0 ' 4 3 .7 0 ' 5 3 .6 2 ' 4 1 . 1 0 ' 4 1.6 0' 4 5 .0 0 ' 5 3 .0 3 ' 2 6 .9 8 ' N 4 ° 0 0 ' 0 0 " E 9 2 . 3 8 ' 1 2 1 .1 9 ' 1 0 .9 7 ' 4 5 .0 0 ' 4 2 . 7 3 ' 4 2 . 7 6 ' 4 5 .0 0 ' S 0 ° 0 0 ' 0 0 " E 9 5 . 7 1 ' S 7 3 °1 1 '0 5 " E 7 8 .8 3 ' 4 5 .0 0 '4 2.2 6' 4 2 . 5 9 ' 4 5 .0 0 ' 7 8 .6 2 ' S 8 3 °0 0 '0 0 " WN 1 7°0 0'00" W 92.0 8'4 5 . 0 0 ' 4 2 .0 7 ' S 2 1 ° 0 0 ' 0 0 " W 8 7 . 2 9 ' 6 7 .5 0 ' 2 0 .8 6 ' 5 7 . 7 6 ' 4 4 . 9 7 ' 4 5 .0 0 ' 4 1 .4 2 ' 4 5 . 0 0 ' 4 2 . 6 5 ' 45.00' 4 1 .1 5 ' 4 5 . 0 0 ' 4 1 .3 2 ' 4 5 . 0 0 ' N 3 7 °0 0 '0 0 " W 8 7 .9 8 ' 7 8 . 7 6 ' N 5 1 ° 5 0 ' 2 9 " E 1 2 .6 8 ' S 4 1 ° 0 0 ' 0 0 " W 9 5 . 8 5 ' S 3 2 °0 0 '0 0 " E 7 7 .5 5 ' S 6 1 ° 0 0 ' 0 0 " W 8 8 . 6 4 ' 5 3 .8 3 ' N 5 7 °0 0 '0 0 " W 1 0 1 .0 7 ' 2 2 . 5 8 ' N 7 8 °0 0 '0 0 " W 9 0 .9 9 ' 6 3 . 9 9 ' S 8 2 °0 0 '0 0 " W 9 2 .3 6 ' 7 6 . 8 5 ' S 3 ° 0 0 ' 0 0 " W 2 7 . 5 4 ' 24.67'24 .0 5 '2 4 .3 6 '2 3 .9 4 ' 7 8 . 9 9 ' Δ = 1 0 ° 0 2 ' 4 5 " R = 5 0 0 . 0 0 ' 8 7 . 6 7 ' 1 2 4 . 5 1 ' 7 7 . 8 0 ' 1 6 .7 0 ' 7 4 . 3 4 ' 4 1 .4 5 ' 2 4 .2 4 '2 4 .4 3 '2 4 .0 2 '2 4 .0 5 '2 4 .1 4 ' 2 4 .1 1 ' 7 4 .4 3 'R =1 6 0 .0 0 '6 8 .0 5 ' Δ =2 4 °2 2 '1 1 " 0 .2 0 ' 7 7 . 0 5 ' 2 1 9 . 0 8 ' 0 .7 7 ' R = 4 0 0 . 0 0 ' 2 7 1 . 5 4 ' Δ = 3 8 ° 5 3 ' 4 4 " Δ = 7 3 ° 5 0 ' 1 8 " R = 20 0 . 0 0 ' 2 5 7 . 7 4 ' 6 1 .6 7 ' 9 9 . 3 6 ' 2 4 .0 5 ' 3 7 4 .8 0 ' 2 3 .4 9 ' R =3 9 0 .0 0 ' 3 6 0 .9 2 ' Δ =5 3 °0 1 '2 6 " 3 4 7 .0 4 ' 2 4 .1 4 ' 2 4 .1 5 '2 4 .0 7 ' 2 4 .0 7 ' 8 5 . 1 0 ' 1 9 7 . 0 4 ' 2 4 .1 5 '2 4 .1 6 ' 2 4 .0 7 '2 4 .0 8 ' 2 4 .0 2 '2 4 .0 3 ' 2 4 .0 0 ' 2 0 6 .2 8 ' 2 4 .0 0 ' R =3 4 0 .0 0 ' 1 9 7 .5 6 ' Δ =3 3 °1 7 '3 3 " 1 8 8 .8 5 ' 2 4 .0 1 '2 4 .0 1 ' 2 4 .0 5 '2 4 .0 4 ' 2 4 .1 2 '2 4 .1 0 ' 2 4.2 2 '2 4 .1 8 ' 2 4 .3 8 '2 4 .4 5 ' 2 4 .1 5 '2 4 .1 8 ' 2 4 .0 3 '2 4 .0 4 ' 2 4 .0 1 '2 4 .0 1 ' 2 4 .0 9 '24 .0 9 ' 2 4 .2 7 '2 4 .3 0 ' 2 2 .5 0 ' 2 4 .5 6 '2 4 .6 3 ' 2 4 .9 8 '2 5.1 1 ' 5 6 .1 5 ' 6 9 .3 2 ' 63.28' 7 6 .7 6 ' 3 0 . 1 6 ' 5 2 .9 9 ' 7 8.31'37.41'81.25' 1 6 .3 3 ' 54 .8 2 ' 3 5 .4 9 ' 3 6 7 .6 0 ' 7 5 . 0 7 ' 3 5 .7 3 ' Δ =9 5 °1 8 '4 4 " R =3 1 0 .0 0 '5 15 .6 9 '10.69' 8 7.09' Δ =1 0 3 °0 8 '1 6 " R =2 2 0 .0 0 ' 3 96 .0 2 ' 3 1 4 .1 4 ' 8 4 .5 0' 3 9 .3 5 ' 6 8 .5 9 '3 0 .1 6 ' 107.46' 8 6 . 3 1 ' 6 8.68 ' 6 8 .6 6 ' 26 . 1 4 ' 2 6 .1 5 ' 2 5 .5 9 ' 3 2 .5 0 ' 3 3 .7 8 ' 61 .9 0 '5 4 .4 2 '6 4 .8 3 ' 9 8 .17' 6 9 .3 3 ' 5 9 .1 6 ' 6 8 .8 9 ' 1 0 0 .6 0 ' 6 6 .9 8 ' 3 2 .1 3' 4 5 .8 3 '6 0 .6 6 ' Δ =1 6 °3 6 '1 2 " R =1 ,2 0 0 .0 0 ' 3 4 7. 7 4' 5 2 .9 8 ' 1 5 .6 0 ' 2 .7 7 ' 5 1 .4 3 ' 5 7 .0 6 ' Δ = 3 7 ° 3 7 ' 3 5 " R = 3 8 0 . 0 0 ' 2 4 9 . 5 5 ' 8 .4 6 ' 3 1 . 4 7 ' 7 .8 6 ' 5 1 .8 2 ' 6 9 . 5 1 ' 4 8 . 4 8 ' 1 2 .1 6 ' 6 2 . 6 4 ' 4 7 .7 2' 3 7 . 3 3 ' 1 1 .2 9 ' 5 8.7 0 ' 8 8 .1 1 ' 3 5 . 9 2 ' 6 1 . 7 9 ' 4 9 . 3 2 ' 5 1 .0 1 ' 3 5 . 7 8 ' 5 0 .31' R =4 0 0 .0 0 ' 1 0 8 .5 5 ' Δ =1 5 °3 2 '5 5 " 4 6 .5 0 ' 6 1 . 9 9 ' 1 5 . 3 7 ' 5 9 . 7 4 ' 3.9 3 ' 8 1 . 1 5 ' 8 1 . 7 1 ' 6 5 . 1 4 ' 5 8 .8 4 ' 7 4 . 1 6 ' 1 1 . 5 9 ' 6 1 . 6 5 ' 5 4 .99' R = 2 0 0 . 0 0 ' 2 1 2 .2 9 ' Δ = 6 0 ° 4 8 '5 6" Δ = 3 8 ° 1 9 '4 0 " R = 3 1 0 . 0 0 ' 207. 3 7 ' 4 0 . 4 5 ' 2 7 . 5 6 ' 3 8 . 1 5 ' 3 . 0 3 ' 4 7 . 1 2 ' 7 5 .7 1 ' 4 6 . 9 8 ' 4 9 . 9 5 ' 27 .7 2 ' 2 6 . 6 2 ' 1 3 . 2 5 ' 3 8 . 0 6 ' 1 3 . 3 7 ' 1 9 . 2 7 ' 8 3 .97' 5 3 . 6 8 '34.1 1 '1 2 2 . 2 1 ' 5 6 . 3 4 ' 5 1 . 2 5 ' 7 5 .5 2 ' 4 4 . 7 1 ' 5 2 .1 2 ' 1 6 .8 8 ' 4 2 .0 1 ' 7 . 4 4 ' 3 0 .5 8 ' 3 6 . 1 3 ' 2 9 .6 6 ' R = 3 0 0 . 0 0 ' 3 8 3 . 1 3 ' Δ = 7 3 ° 1 0 ' 2 1 " 3 0 .5 1 ' 3 0 . 5 2 ' 2 9 .5 9 ' 3 0 . 6 6 ' 2 9 .8 9 ' 3 0 . 1 1 ' 2 9 .8 8 ' 3 0 . 8 5 ' 29 .8 4' 1 1 1 1 1 10 10 10 10 11 11 11 11 12 12 12 13 13 14 15 16 17 18 19 22 2 2 2 3 3 3 3 3 4 4 4 4 4 5 5 5 5 6 6 6 6 7 7 7 7 8 8 8 8 9 9 9 9 A c t i v e A d u l t A s s i s t e d L i v i n g Do g Pa r k G re a t R i ve r R o ad Le n g t h o f P u b l i c S t r e e t C e n t e r l i n e = 2 , 6 9 5 ' P R E S E R V E 76 4 , 0 2 9 . 9 f t ² (1 7 . 5 3 9 7 1 3 a c r e s ) 1" = 80 feet December 6, 2022 RE: Development Review Committee Review - Concept Plan - Land Equity Concept Plan - Best Property - TH 316 The Development Review Committee met today to review your concept plan for a mixed use residential development. City Staff included: John Hinzman Community Dev. Dir. 651-480-2378 jhinzman@hastingsmn.gov Justin Fortney City Planner 651-480-2381 jfortney@hastingsmn.gov Ryan Stempski PW Director\City Engineer 651-480-2368 rstempski@hastingsmn.gov John Caven Assistant City Engineer 651-480-2369 jcaven@hastingsmn.gov Travis Dunn Building Official 651-480-2375 tdunn@hastingsmn.gov Al Storlie Fire Marshall 651-480-6155 astorlie@hastingsmn.gov Jamie Stevens Fire Inspector 651-480-6158 jstevens@hastingsmn.gov. Chris Jenkins Parks and Rec Director 651-480-6176 cjenkins@hastingsmn.gov Below are items discussed at the meeting along with other preliminary comments: 1) Sequence of Land Use Approvals - The following path for land use approvals is recommended. a) Pre-Application • Neighborhood Meeting • Meeting with Planning Committee of City Council b) 1st Round - Initial Review • Annexation - Continuation of the existing tabled application. • Environmental Assessment Worksheet - The number of housing triggers completion of an EAW with review and submittal by the City or Township. • Comprehensive Plan Amendment - Change the Future Land Use from Low Residential to Medium Residential • Park Dedication - Meet with Parks and Recreation Commission to determine method of park dedication which may include physical land dedication, construction of facilities, or payment of cash in lieu of land. c) Second Round - Approval of overall Site Development • Rezoning - Rezone Property to R-3 Medium Residential • Planned Residential Development - Hastings’ version of a PUD. • Preliminary and Final Plat - Prefer Preliminary Plat to encompass entire site. Various phases can be separate Final Plat applications. See Plat Handout • Development Plan Approval (Optional) - Concept Plan approval for the entire site that establishes certain parameters for future components pertaining to uses, density, parking, landscaping, architecture, phasing plan, etc. Future Plat and Site Plan components are compared against the Development Plan to more efficient approvals. d) Third Round - Individual Components • Site Plan - All buildings over three attached units require Site Plan approval. See Site Plan Handout • Variance - Variance necessary for any cul-de-sacs exceeding 500 feet. • Shoreland Management Permits (if applicable) 2) City Code - Please find the following links to the City Code: a) Chapter 152 - Stormwater Management - Link to proposed ordinance update b) Chapter 153 - Shoreland Management c) Chapter 154 - Subdivision Code d) Chapter 155 - Zoning Code - which includes the following: • 155.51 - Site Plan Procedure • 155.52 - Architectural Standards • 155.53 - Landscape Standards • 155.53.5 - Exterior Lighting 3) Shoreland Management Regulations - The Sand Coulee Flowage traverses the eastern end of the site. Development activities within 300 feet of the Flowage are subject to Shoreland Management Rules of the City Code. 4) MN Dot Review - Plans have been sent to MN Dot to review potential roadway accesses to TH 316 and any intersection improvements. Western entrance with cut across may warrant further traffic analysis – movements in this area may be dangerous in peak hour if vehicles are queueing. MNDOT approval required for allowance of second entrance. Is spacing sufficient? Do turn lanes need to be added? 5) Traffic Study - A traffic study will need to be completed as part of the EAW. 6) People Movement Plan - Mississippi River Regional Trail should continue along TH 316 via connection from adjoining northern subdivision. Please see People Movement Plan for further information. 7) Multiple Family Facilities - Please clarify the number of units in each building. 8) Senior Living Facilities - Please clarify whether buildings will be independent living or dependent living facilities 9) Parking for Apartments - Will apartment and senior living building incorporate underground parking? 10) Overflow Parking for Townhomes - Narrow streets combined with shorter distances between driveway entrances to the street will limit the availability for on street parking for overflow events. 11) Electrical Vehicle Charging - Will the site include any EV charging facilities. 12) Rental - Proposal for most (or all) of the subdivision to be rented instead owner occupied is a new concept for Hastings. The Council and public will likely have questions pertaining to the valuation of the project, effect on neighboring property owners, overall maintenance, and potential for individual home ownership in the future. 13) Homes abutting North Property Line - Existing single family homeowners that abut the north property line will scrutinize the type, value, and visibility of proposed homes that will abut their backyards. 14) Private versus Public Facilities - Wanting to understand high level anticipated long term maintenance split public versus private and what the association would be taking care of. Items include a) Ownership Split of Streets/Trails/Utilities/Ponds/Green Space (Such as landscaped cul de sac areas) b) How will landscaped center islands be protected/cleaned from snow plowing and storage 15) Development Plans for Sand Coulee - Clarify any trail or public access to the Sand Coulee area. 16) Sidewalk Meander - Proposed meandering sidewalk\trails along streets appear to extend beyond the public ROW and may impact the parking of vehicles within driveways. Further information is needed to ensure maintenance\ownership if outside ROW and limit impact to parking of driveway vehicles. 17) Stormwater Irrigation - Could water collected via stormwater treatment be used for irrigation. 18) Lift Station - Site is served by an existing sanitary sewer lift station. The number of proposed units will likely require the lift station to be upgraded. 19) Utility Connections - There was discussion of utility connections following the trail which meanders in and out of properties, applicant should clarify their intention here as this does not sound like an industry standard. Curb boxes for example should be placed at the right of way line regardless of trail location. 21) Access Alignment - East/west access through middle of multi-unit buildings does not appear to align safely with parkway entrance on west half of development. 22) Association Maintenance - How will the associations from adjacent phases/areas be operated together as one central entity? Currently have problems in other developments where separate associations are formed in one common development, City becomes inserted between as moderator. 23) Building Permit Checklist - Further information on building code requirements and checklists can be found here 24) SAC Determination - Please contact Metropolitan Council for a SAC Determination. Combined City\Met Council SAC\WAC is $5,500 per unit. 25) Solid Waste and Recycling - Please see Dakota County Ordinance 110 for further information on recycling requirements. Please contact me with any questions at (651) 480-2378 or jhinzman@hastingsmn.gov. Sincerely, CITY OF HASTINGS John Hinzman, AICP Community Development Director Encl.