Recommending body backs preliminary plat for Cassin Crossing, sends recommendation to city council

A recommending body for Kasson City voted to recommend approval of a preliminary plat for “Cassin Crossing,” a city-owned 44-acre parcel in southwest Kassin that the city proposes to divide into three lots, a presenter said at the public hearing.

Ian, a city planning staff member, told the meeting the parcel (listed in meeting materials as parcel number 24.0040.13 Hundred) sits next to the Windsor Court Manufactured Home Community and Maple Grove Cemetery and that the proposal would create three lots. One lot, labeled Lot 2 in the preliminary materials, is proposed as an expansion of the neighboring manufactured home community and would add about 85 units and a community center, Ian said. The southeast corner of the site contains a delineated wetland, and the applicant does not propose development in that area at this time.

The recommendation matters because the preliminary plat would allow the city to market or sell smaller, developable lots and because follow-up approvals — including a Planned Unit Development (PUD) and any rezoning required to move the project from the current development-holding district into an actionable zoning category — are still required. Those subsequent steps will include public hearings and technical reviews of utilities, access and environmental constraints.

At the hearing, Ian said access for the proposed expansion would use two points routed through private roads of the existing manufactured-home community to the adjacent public street. He said extending service to the western portion of the parcel would likely require acquisition of an intervening private parcel and new water main construction; the city is exploring grant funding to extend utilities and road infrastructure to serve future development. The city’s comprehensive plan was updated recently and designates the area as medium-density residential, Ian said, but any development still needs the PUD and zoning approvals from the city.

Two residents spoke during public comment. Robert Bonser, who gave his address as 24642422 Fortieth Avenue, asked about traffic and whether the additional traffic would be routed through the existing manufactured-home community. Ian confirmed the proposed points of access would be through the manufactured-home community’s private roads. Craig Hansen, who gave his address as 64628200 Fortieth Avenue, raised concerns about tile drainage lines that cross the wetland and asked that any future digging avoid damaging those tiles because of potential impacts to nearby farm fields. Hansen also asked about fencing along the cemetery boundary; Ian said fencing and other conditions would be considered during the PUD review and could be required as part of that approval.

Speakers and residents also asked about the accuracy of the GIS exhibit shown at the meeting; staff warned GIS display maps are not a substitute for a field survey and that the platting process includes more precise survey work.

The recommending body approved two routine items before and after the hearing. Members approved the previous meeting’s minutes by voice vote. After the public hearing, a motion to recommend approval of the preliminary plat for Cassin Crossing passed by voice vote; the recommendation will go to the Kasson City Council at its next meeting.

No formal PUD, site-plan or zoning approvals were granted tonight; those approvals remain prerequisites to construction. Ian and other staff said the developer (the current interested party is the owner/operator of the adjacent manufactured-home community) must return with PUD submissions and obtain required permits before building moves forward. The city indicated it prefers not to retain the parcel long-term and will continue marketing if the current transaction does not close.