Hastings Planning Commission Meeting – October 21, 2025

The Hastings Planning Commission met on Tuesday, October 21, 2025, at 4:00 PM at the Hastings Municipal Airport. The meeting included two public hearings on the Middle School Redevelopment Project (Plan Modification and Rezoning), both of which failed to receive a recommendation due to concerns about financial feasibility and reliance on public funding. The commission also approved the Final Plat for the Ponderosa Park Subdivision. The meeting adjourned at 5:23 PM.

Consent Calendar

• Approval of Minutes (September 16, 2025): Approved unanimously (7-0).

Public Comments & Testimony

• Tom Genung (902 E 7th St, Hastings): Expressed support for both the Plan Modification (2025-495) and the Rezoning (2025-496), citing the importance of preserving historic buildings and appreciation for the public hearing process.
• Randy Chick (520 W 1st St, Hastings, representing the Community Redevelopment Authority): Presented the developer’s proposal for the Middle School Redevelopment Project, including funding sources, timeline, and the need for TIF and grants. He also addressed questions about project feasibility and occupancy rates later in the meeting.

Discussion Items

• 2025-495 – Plan Modification to Redevelopment Area #1 for the Middle School Redevelopment Project:

  • Staff (City Planner Ember Batelaan) recommended approval, noting the project would revitalize a vacant building since 2016 and that without TIF the project is not economically feasible. The property (approx. 1.69 acres at NE of N Lincoln Ave and W 5th St) would increase from $215,000 current value to $9.5 million after development, generating $220,000 in annual tax revenue after 15 years. The agenda incorrectly listed the location as West 6th Street; staff corrected it to West 5th Street.
  • Commissioners discussed concerns: Craig Hubbard questioned the 0.72% return on investment, heavy reliance on public funding (over $5 million in grants, loans, TIF), concentration of projects under one developer, and risk to taxpayers if the project fails. He noted the median household income in Hastings is $61,202 and questioned affordability of proposed rents ($1,300–$1,400/month). Jody Stutzman praised developer Dave Rippe’s personal investment and urged support. Joe Kindig abstained due to personal relationships with involved families. Shawn Rossi supported the project as a community investment. Greg Sinner asked about structural condition of the old building.
  • Vote: Motion to recommend approval failed 4-2-1 (Ayes: Stutzman, Sinner, Lewis, Rossi; Nays: Adler, Hubbard; Abstain: Kindig). The item will go to the City Council without a recommendation from the Planning Commission.

• 2025-496 – Rezoning from C-2 Central Business District to RP-3 Multiple-Family Residential Planned District:

  • Staff recommended approval with the condition of construction as proposed, as the rezoning would allow residential use on the first floor and bring the existing building into conformance. The property is in a downtown commercial land use category, which the comprehensive plan does not support for residential, but staff argued the project revitalizes a long-vacant building.
  • Public testimony was the same as above (Chick and Genung in favor).
  • Commissioners reiterated concerns similar to those on the previous item. Hubbard provided a written list of reasons: heavy reliance on public funding, questionable financial feasibility, concentration of projects under one developer, risk to taxpayers, and diversion of scarce public resources from other priorities. Shannon Adler agreed, citing taxpayer perception and overemphasis on housing. Rossi disagreed, arguing TIF is an investment and that nicer housing attracts people.
  • Vote: Motion to recommend approval failed 4-2-1 (same breakdown as 2025-495). The item will also go to the City Council without a recommendation.

• After the votes, City Attorney Jesse Oswald requested context for the City Council: Hubbard read his letter; Adler elaborated; Rossi countered; Sinner noted the discussion would be forwarded.

• Mayor Beckby later asked Randy Chick about occupancy and TIF failure risk: Chick provided data: Pioneer Trails Flats has 98.6% occupancy; Hangar 55 (55+ units) takes 18–36 months to lease; new 22-unit building has 21 of 22 leased; state-wide housing shortage persists. He explained that in case of project failure, the bank (first position) would take over, and the CRA and HEDC loans are second/third position; only one previous TIF project failed, and the bank resolved it without loss to the city.

Key Outcomes

• Plan Modification 2025-4 (Middle School Redevelopment): Motion to recommend approval failed (4-2-1). The application will proceed to the Hastings City Council without the Planning Commission’s recommendation.
• Rezoning 2025-496 (C-2 to RP-3): Motion to recommend approval failed (4-2-1). The application will also go to the City Council without recommendation.
• Final Plat for Ponderosa Park Subdivision (2025-497): Approved unanimously (7-0). The plat splits the parcel into three lots with public access, conforming to the comprehensive plan and zoning.
• Staff Reports: Kevin Kubo reported progress on Tommy’s Car Wash (over-excavating), Les Schwab Tire (sewer/water in), Cedar Park and D Street (street construction next), and Trailside Village (four units set, open house today). Anthony Murphy noted Fire Prevention Month activities.
• Next Meeting: Seven items are scheduled for the November meeting.