Ordinance approving the rezoning property from T-Transition to B-1, Community Business District, O-R, Office Residential District, R-4, Multiple Family Dwelling District, and R-2, One- and Two-Family Dwelling District and a resolution approving the Final Plat of Mesenbrink Subdivision; by request of Mesenbrink Construction & Engineering, Inc.

At the November 20, 2024, meeting, the Planning Commission recommended the adoption of an ordinance rezoning the property and a resolution of approving the final plat with the following findings:

The Planning Commission found that the rezoning of the plat from T-Transition to Community Business District, OR, Office Residential, and R-2, One- and Two- Family Dwelling District, is in the best interest and promotes the health and welfare of the community, and is in conformity with the comprehensive plan of and for the City. 

The Planning Commission submitted the following findings of fact for the 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 drainage study has been submitted to verify compliance with the City drainage requirements.
   3. The site provides storm drains and stormwater ponds that outlet into the adjacent Public Water. A condition is included herein that requires that a Public Waters Work Permit is required to verify that the rate of discharge is acceptable for the proposed outfall and at the rates and volumes allowed by the MS4 permit.
   4. On-site wetlands have been delineated, and will be required to be avoided or approval in place for replacement prior to submittal for a final plat. 
2. Streets
   1. The street right-of-way widths conform to the standards listed in Chapter 11 of Mankato City Code by meeting the right-of-way standards.
   2. The applicant will be dedicating the required land for the Hoffman Road extension as well as the land for the adjacent township roads. All other access corridors within the development are proposed to be private.
3. Easements
   1. The preliminary plat provides the standard easements required in Chapter 11 of the Mankato City Code.
   2. An existing Northern Natural Gas easement traverses the site, which is proposed to remain. 
4. Block Standards
   1. The blocks within the subdivision were designed for the intended end use as residential and commercial lots.
5. Lot Standards
   1. The lots within the subdivision are intended for residential and commercial 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.
   3. The concept plan for the residential areas achieves larger lot sizes that will address corner lot requirements.  
6. Public Sites and Open Spaces
   1. The applicant will be making a $176,193 payment-in-lieu of parkland dedication. The Parks and Open Space Plan shows the area near the public water as open space, which will be maintained as such. The area will be served by a community park to be located in the Groh Farm Subdivision, which falls in the area delineated by the Parks and Open Space Plan in need of a park. 

Mesenbrink Construction & Engineering, Inc. is requesting the rezoning of the subject property from T-Transition to B-1, Community Business District, O-R, Office Residential District, R-4, Multiple Family Dwelling District, and R-2, One-and Two-Family Dwelling District and for an amended Preliminary Plat and Final Plat review of Mesenbrink Subdivision.

Previous Approvals 
In early 2023, the City of Mankato received a development proposal, known as Mesenbrink Mixed-use Development Project, located on an approximately 105-acre parcel in Blue Earth County, Minnesota (which has been annexed into the City of Mankato). The proposed project would construct a new mixed-use development consisting of retail space, apartment units and single-family residential units. The area was previously subject to an environmental review for this area as part of the Greater East Mankato Infill Service District AUAR. The Greater East Mankato Infill Service District AUAR approval has expired, and therefore the applicant conducted the Environmental Assessment Worksheet (EAW). 
 
The EAW documented the purpose and need of the project along with the anticipated social, economic, and environmental effects. The EAW was made available for public and agency review beginning on February 7, 2023. In addition to the standard comment period, staff notified the adjacent property owners and rental properties of the EAW and held an open house on March 1, 2023, to gather additional comments.

An original electronic copy of the EAW is available for review at the City’s website at: https://www.mankatomn.gov/home/showpublisheddocument/12958/638107513590968202. 

The comment period ended on March 9, 2023. The applicant submitted responses to the comments submitted during the comment period of the EAW. The responses can be found in the Findings of Fact and Conclusions. The City Council adopted a resolution making a negative declaration on the need for an Environmental Impact Statement.

Following the EAW review, Mesenbrink Construction & Engineering, Inc. requested a Land Use Amendment to change the guided land use from Public/Semi-Public to Medium Density Residential to allow for a mixed-use development including single-family dwellings, apartment units, and commercial uses. The City Council approved the Land Use Plan amendment on July 24, 2023.

On April 8, 2024, the Mankato City Council approved the original preliminary plat.

A request for a conditional use permit to allow wetland sequencing and replacement was approved by City Council on August 12, 2024. 

Amended Preliminary and Final Plat
At the time of the preliminary plat, the applicant proposed a preliminary plat with only 2 blocks. The amended preliminary plat shows 3 blocks.

Block 1 is in the south-west corner of the plat along County State Aid Highway 12 and Hoffman Road and will be accessed via private road. Block 1 has 3 lots, Lot 1 is 2.59 acres, Lot 2 is 3.04 acres, and Lot 3 is 19.03 acres.

Block 2 is in the south-east corner of the plat and will have private road access off the extension of Hoffman Rd. Block 2 contains 1 lot that is 21.75 acres.

Block 3 is at the northeast corner of the plat and will have private road access off the extension of Hoffman Road. Block 3 has 1 lot that is 33.77 acres.
 
The final plat also shows a large wetland on the northern section of the plat. The wetlands that are shown within the blocks are wetlands that have not yet been replaced. However, as mentioned before, the project has been approved a wetland sequencing and replacement plan on August 12, 2024, by the City Council.

The plat also dedicates to the public Hoffman Road, which includes an area for storm water retention on the northern side of the subdivision. 
The applicant will enter into a subdivision agreement to address costs associated with utility and road extensions to the site.

Rezoning
This request also includes the rezoning of the subject areas. The property was officially annexed to the City of Mankato on June 5, 2024, and at the time of official annexation, properties are assigned a temporary zoning category of T-Transition. The applicant is now seeking the official zoning of the property in accordance with the underlying Land Use Plan.

Block 1, Lots 1 and 2 are proposed to have a B-1, Community Business District. Block 1, Lot 3 is proposed to OR, Office Residential zoning district. Blocks 2 and 3 are both proposed to be zoned R-2, One- and Two- Family Zoning district designation. 

Future required approvals 
Planned unit development will be required prior to construction.