CY34-24

Request of ISG with permission of the property owner(s) for an amendment to the previously approved preliminary plat of Hotel Mankato Redevelopment plat and for final plat approval for Hotel Mankato Redevelopment plat. The subject properties are described as Lot 1, Block 1, Key City Renewal Fifth Addition; and, the easterly 102.5 feet of the Northerly 23 feet of Lot 9 and the Easterly 102.5 feet of Lot 10, Block 14, City of Mankato; and All that part of the north – south running alley dedicated in Block 14, Map of Mankato, according to the recorded plat thereof, lying north of the Westerly extension of the north line of Lot 7, Block 14, Map of Mankato, according to the recorded plat thereof, City of Mankato, Blue Earth County, Minnesota, EXCEPT the west half of said alley adjacent to Lots 3 and 4, Block 14, Map of Mankato; and, The Westerly 55 feet of the Northerly 99 feet of Lots 9 and 10, Block 14, Map of Mankato; and, Commencing at the Southwest Corner of Lot 9, Block 14, Map of Mankato, on the east line of the alley running on the west side of said Lot 9, running thence in a southeasterly direction and at right angles with said alley 55 feet, thence in a northeasterly direction and at right angles with said last mentioned line 33 feet; thence in a northwesterly direction and at right angles with last described line 55 feet and thence in a southwesterly direction and at right angles with said last described line 33 feet to the place of beginning; and, Lot 8, Block 14, Map of Mankato, except the Southerly 6 feet of the Easterly 60 feet; and, The Southerly 43 feet of the Easterly 102 1/2 feet of Lot 9, Block 14, Map of Mankato; and, Beginning at the Southwesterly corner of Lot 8, Block 14, Map Of Mankato, according to the recorded plat thereof; thence easterly 66.00 feet along the southerly line of said Lot 8 to a point on the northerly extension of the westerly line of Lot 4, Spencer's Subdivision Of Lots 6 And 7 In Block 14 Mankato, according to the recorded plat thereof; thence southerly along said northerly extension 12.00 feet to the northwesterly corner of said Lot 4; thence westerly along the westerly extension of the northerly line of said Lot 4 to the westerly line of said Block 14; thence northerly along the westerly line of said Block 14 to the point of beginning; and, All that part of the 12.00 foot alley dedicated per the Spencer's Subdivision Of Lots 6 And 7 In Block 14 Mankato, according the recorded plat (alley being now vacated per recorded document 600CR931) described as follows: Being bound on the west by the northerly extension of the west line of Lot 4 of said Spencer's Subdivision; and, Being bound on the east by a line being 60.00 feet west of the northerly extension of the easterly line of said Spencer's Subdivision (101 E. Main, 121 and 123 E. Main, and 118 S. 2nd Street).

The anticipated date of City Council action is September 9, 2024. 

The applicant is ISG, with the permission of the property owner. 

The applicant is seeking review of an amendment to the preliminary plat of Hotel Mankato Redevelopment, and final plat review and approval for Hotel Mankato Redevelopment. 

The redevelopment project encompasses properties addressed as 101 E. Main Street, 118 S. Second Street,  and 121 and 123  E. Main Street. The vacation portion of the request also includes property adjacent to 117 S. Front Street and 119 S. Front Street. The subject properties are legally described as Lot 1, Block 1, Key City Renewal Fifth Addition; and, the easterly 102.5 feet of the Northerly 23 feet of Lot 9 and the Easterly 102.5 feet of Lot 10, Block 14, City of Mankato; and All that part of the north – south running alley dedicated in Block 14, Map of Mankato, according to the recorded plat thereof, lying north of the Westerly extension of the north line of Lot 7, Block 14, Map of Mankato, according to the recorded plat thereof, City of Mankato, Blue Earth County, Minnesota, EXCEPT the west half of said alley adjacent to Lots 3 and 4, Block 14, Map of Mankato; and, The Westerly 55 feet of the Northerly 99 feet of Lots 9 and 10, Block 14, Map of Mankato; and, Commencing at the Southwest Corner of Lot 9, Block 14, Map of Mankato, on the east line of the alley running on the west side of said Lot 9, running thence in a southeasterly direction and at right angles with said alley 55 feet, thence in a northeasterly direction and at right angles with said last mentioned line 33 feet; thence in a northwesterly direction and at right angles with last described line 55 feet and thence in a southwesterly direction and at right angles with said last described line 33 feet to the place of beginning; and, Lot 8, Block 14, Map of Mankato, except the Southerly 6 feet of the Easterly 60 feet; and, The Southerly 43 feet of the Easterly 102 1/2 feet of Lot 9, Block 14, Map of Mankato; and, Beginning at the Southwesterly corner of Lot 8, Block 14, Map Of Mankato, according to the recorded plat thereof; thence easterly 66.00 feet along the southerly line of said Lot 8 to a point on the northerly extension of the westerly line of Lot 4, Spencer's Subdivision Of Lots 6 And 7 In Block 14 Mankato, according to the recorded plat thereof; thence southerly along said northerly extension 12.00 feet to the northwesterly corner of said Lot 4; thence westerly along the westerly extension of the northerly line of said Lot 4 to the westerly line of said Block 14; thence northerly along the westerly line of said Block 14 to the point of beginning; and, All that part of the 12.00 foot alley dedicated per the Spencer's Subdivision Of Lots 6 And 7 In Block 14 Mankato, according the recorded plat (alley being now vacated per recorded document 600CR931) described as follows: Being bound on the west by the northerly extension of the west line of Lot 4 of said Spencer's Subdivision; and, Being bound on the east by a line being 60.00 feet west of the northerly extension of the easterly line of said Spencer's Subdivision. 

The redevelopment site consists of the former City Center Hotel property and the Landmark building. The project also includes a portion of the to-be vacated public alley. 

The subject properties are zoned CBD-C, Central Business District Core. 

The Planning Commission reviewed the preliminary plat, the alley vacation, a conditional use permit and a certificate of design compliance at their June 26, 2024 meeting. Final action on that request occurred at the August 12, 2024 City Council meeting. 

There are no known environmentally sensitive areas on the site. 

The site is currently served by public utilities and the proposed redevelopment will continue the use public infrastructure. 

Mankato City Code Chapter 11 provides standards for Subdivision and Development Regulations (platting). 

The Site Plan and Traffic Advisory Committee reviewed the item at their August 13, 2024 meeting and provided the following comment. The applicant's response is also included. 

1. Applicant shall address storm sewer in vacated alley. Information on the intention with this shall be provided for review and approval of the City’s Engineering Department. Applicant's response: ISG and the City Engineering department have discussed the storm sewer within the vacated alley. A manhole will be constructed south of the vacated alley in public right-of-way. The proposed storm sewer lead going north will be private and the proposed lead going east will be on city property.

ISG, on behalf of the property owner Hotel Mankato, LLC, is requesting the review of an amended preliminary plat for Hotel Mankato Redevelopment, and review of the final plat.

The property proposed for redevelopment is bordered by S. 2nd Street, E. Main Street and South Riverfront Drive. The current addresses associated to the plat are 101 E. Main Street, 121 and 123 E Main Street, and 118 S. 2nd Street. 

An amended preliminary plat and the proposed final plat of Hotel Mankato Redevelopment has been presented for consideration. The amendment to the preliminary plat and the final plat is consistent with the original in the creation of a one lot, one block subdivision. However, the amendment makes provisions for the applicant obtaining a 7.5’ strip of the vacated alley from the adjacent property owner and this area is now included in the proposed plats.
 
The previously reviewed and approved hotel development project is consistent with the prior approvals, and the only request with this submission is for the amendment to the preliminary plat, and consideration of the final plat.

The proposed subdivision combines the underlying 9 parcels along with the vacated alley into a new one-lot, one block subdivision that encompasses 2.05 acres. 
 

Staff submits the following findings in relation to the amended preliminary plat and the final plat: 

1. General Requirements
   1. The site is designed in conformance with the location and widths of streets as no changes are proposed to the streets, the general drainage situation, lot sizes and arrangement.
   2. Drainage study information has been submitted to the City Engineer to verify compliance with the City drainage requirements, and recommended conditions of approval are included for the preliminary plat relative to the drainage and storm sewer system. 
2. Streets
   1. There are no proposed changes to the public street width or public road right of way associated with the proposed plat.
   2. The applicant has received approval for the vacation of a portion of the existing public alley that traverses the proposed development property. 
3. Easements
   1. The preliminary plat does not dedicate new easements as the buildings and structures encompass a large portion of the lot to the property line in several locations.
   2. The existing private telephone easement on the subject site will be vacated privately by the easement holder. 
   3. The other existing easements on the site are proposed to remain.  
4. Block Standards
   1. The one block, one lot subdivision within the subdivision was designed for the intended end use as an urban redevelopment that includes two hotels.
5. Lot Standards
   1. The lots within the subdivision are intended for central business district core development. The lots are designed in conformance with the standards set forth in Chapter 10.
   2. The concept plans submitted for the commercial development depict areas for off-street parking and conditions are included with the approvals that require participation in the Downtown Parking District. The current request reduces the parking by 100 stalls from the previous approval. 
   3. The concept plans submitted for the redevelopment project show off-street parking, loading and other such areas to satisfy the requirements of Chapter 10 of the Mankato City Code, which includes participation in the Downtown Parking District for the required parking not provided on the development site.    
6. Public Sites and Open Spaces
   1. The applicant will not be paying a parkland dedication fee because all parcels within the plat have previously been platted. 

Staff recommends approval of the preliminary plat with the following conditions: 

1. Drainage from the city-owned parking lot will need to be routed in such a way that lies within the parcel that it serves or in a public right-of-way. 
2. Storm sewer facilities with in the area of vacation become property of the petitioner. 

Based on conformance with the conditions of approval for the preliminary plat, staff recommends approval of the final plat.