Resolution approving Final Plat review of River Bluff Cottages, and for an amendment to the previously approved Planned Unit Development. The subject property is described as Outlot A, Sibley Parkway; by request of River Bluff Cottages, LLC.

At the June 26, 2024, meeting, the Planning Commission recommended the review of a preliminary and final plat of River Bluff Cottages, and for an amendment to the previously approved Planned Unit Development with the following findings:

Preliminary and final plat: 

1. General Requirements
   1. The site is designed in conformance with the location and widths of streets, the general drainage situation, lot sizes and arrangement. 
   2. A grading and drainage plan has been submitted for review by the public works staff. 
   3. The Minnesota River is located to the North of the subject property and there are no noted encroachments into the existing areas. 
2. Streets
   1. The applicant will not construct any new public streets, rather a driveway will provide access to the development from the already developed Sibley Parkway. 
   2. The applicant shall construct a private street to serve the subdivision and assign it the name "Rogers Trial". 
3. Easements
   1. The plat maintains the existing drainage, storm, dike and trail easements. 
   2. The plat provides the standard easements required in Chapter 11 of the Mankato City Code. 
4. Block Standards
   1. The proposed block layout conforms to the previously approved Sibley Parkway subdivision. 
5. Lot Standards 
   1. The subject parcel is not a corner lot and is not subject to extra width or depth for those purposes. 
   2. The proposed lot depicts a development that achieves a front yard setback of 30'. 
   3. The side lot lines are as established on the previous Sibley Parkway plat. 
   4. The subject development is a double frontage lot and is not, thus, subject to said standards. 
   5. The subject parcel conforms to the parking standards in Chapter 10 of the code. 
   6. The lot abuts a watercourse and drainage water and is designed to accommodate the existing easements which protect those areas. A condition is included with this approval that, prior to work occurring, the Army Corp of Engineers provide their consent to said development. 
6. Public Sites and Open Spaces 
   1. Open space was dedicated as part of the Sibley Parkway development. 

Planned Unit Development: 

1. The planned unit development satisfies the intent of the City of Mankato ordinance and does not jeopardize public health, safety, or welfare. 
2. The development of the planned unit development will conform to the approved development plan; including all proposed covenants, easements, conditions of approval, and other provisions relating to the bulk, location, and density of permitted structures, accessory structures, parking, and other public facilities. 
3. A condition is included with the approval that requires that all land shown on the approved development plan as common open space must be conveyed to trustees provided in the indenture establishing the association or similar organization for the maintenance of the planned unit development.
4. A condition of approval is included for the development of the open space for use of the residents, and no common open space may be put to any use not specified in the approved development plan.
5. The development identifies public benefits, which allows for flexibility from the 25% rental density ordinance. 

Riverbluff Cottages, LLC is requesting the review of a preliminary and final plat of River Bluff Cottages, and for an amendment to the previously approved Planned Unit Development.

Preliminary and Final Plat 

The proposed River Bluff Townhomes' subdivision contains one lot and one block. The parcel is 4.53 acres and is located between the Minnesota River and Sibley Parkway. No new public streets or right-of-way dedications are proposed. The parcel encompasses several existing easements for dike, storm, drainage, and trail purposes. These easements will remain on the subject parcel and the concept plans for 20 townhomes do not show encroachments into said easement areas.

The City's relief wells are noted on the plans and are covered with the existing easements on the site. 

Parkland dedication occurred during the platting of Sibley Parkway when Lot 1, Block 1 of Sibley Parkway was dedicated to the City of Mankato for open space purposes.

Planned Unit Development 

As part of the approval of the Sibley Parkway subdivision development, a planned unit development was required for development. The applicant is now requesting to amend the previously approved planned unit development. 

With the planned unit development, the applicant has requested flexibility from the 25% rental density ordinance for the proposed development and is requesting that the development is not subject to the City's rental density standard. Mankato City Code Section 5.42, Subd. 20 states that not more than twenty-five (25) percent (rounded up) of the lots on any block shall be eligible to obtain a rental license or to be licensed as a rental property. A planned unit development is intended to encourage the efficient use of land and resources, to promote greater efficiency in public and utility services and to encourage innovation in the planning and building of all types of development and, in exchange for providing public benefits, the Code allows flexibility. In this case, the proposed development provided the following:

• The proposed development preserves the characteristics of the surrounding developments. Adjoining the property to the south are existing single-family homes (R-2 single family homes) and adjoining the property to the north is the Minnesota River and to the east is an apartment building. 
• The proposed project is planned on re-developed property (formerly the Hanson Concrete Plant).
• The proposed project is near other residential zoning districts and is in line with the character of the City.
• The proposed development will create a pleasing environment for the surrounding neighborhoods. The proposed development is designed to provide the residents of the development with open space for gathering.  
• The proposed development will provide market-rate housing for the area. 
• The development is in line with the planned re-development of the former Hanson Concrete Plant. 

The applicant is proposing to construct 20 single family homes on the 4.53-acre parcel. The proposal achieves the required 2.0-acre minimum area required in Mankato City Code Section 10.93 for a planned unit development in the R-2 zoning district. The homes are proposed as slab-on-grade single family homes. 

The site plan shows 20 buildings sharing an access point on Sibley Parkway and sharing open and common areas within the development. A hammerhead turnaround area is shown on the easterly side of the subdivision where emergency vehicles and service vehicles will have sufficient room to maneuver around. As noted in the conditions, an updated truck turning movement will need to be provided with the building permit submittal. 

Parking standards for the proposed development achieve Mankato City Code requirements. Off-street parking for one-and-two family rental properties requires two parking stalls for each dwelling unit. Each proposed townhome includes two surface stalls and two stalls within the garage.

Floor plans submitted for the development show a first floor containing tandem parking garage space, mechanical room and storage, and stairs. The main floor shows the main entry area, living room area, a kitchen, bonus room, powder bathroom, closet space, and a staircase. The top floor shows three bedrooms, two bathrooms, laundry, and closet space. The plans also show a deck and a covered patio area below the deck. The deck and patio are not shown to encroach into the easement areas. 

Exterior finish renderings show vertical siding in a white color and a stone veneer. All exterior lighting shall achieve Mankato City Code criteria. 

The landscaping plan shows green space around the subject development. The plan proposes 20, 6' evergreen trees and 14, 2" sugar maple trees. Mankato City Code criteria for a planned unit development states that common open space within a planned unit development must be used for amenity or recreational purposes and that motor vehicle parking areas and traffic corridors shall not be considered an approved use of common open space. The uses authorized for the common open space must be approved to the scale and character of the planned unit development, and consider the planned unit development's size, density, topography, and number and type of structures to be provided. The Code goes on to clarify that the common open space must be suitably improved for its intended use. Common open space containing natural features worthy of preservation may be left unimproved. The development plan must coordinate the improvement of the common open space and the construction of the permitted structures within the planned unit development. Staff recommends that the easement areas be maintained in a natural state, prairie grass, or in a manner acceptable to the Army Corp of Engineers. Staff recommends that in the grassy open area of the development a sidewalk connection be made to the trail on Sibley Parkway and that a gazebo or other development gathering area, sized appropriately, for said development be incorporated for a gathering area for the planned unit development residents. 

As per the Mankato City Code for planned unit developments, all land shown on the approved development plan as common open space must be conveyed to trustees provided in the indenture establishing an association or similar organization for the maintenance of the planned unit development. Staff has recommended a condition which requires the documentation for the establishment of said association to be provided to the City at the time of building permit for the development. A recommendation has also been included that requests the submittal of a snow removal plan to demonstrate that the snow storage will not be placed in the fire truck turning area, nor will it be placed to potentially block access to the easement areas.