Set May 12, 2025, as the date of public hearing to review a Land Use Plan amendment to change the guided land use from Light Industrial to Medium Density Residential. The subject properties are described as part of Blocks 7-10, Columbia Park Addition, City of Mankato, and Blocks 23-24, Germania Park Add, City of Mankato (8^th Avenue in Germania Park neighborhood between Harper and Cleveland Avenue); by request of Brett Skilbred. 

At the March 26, 2025, meeting, the Planning Commission recommended setting the date of hearing for the proposed Land Use Plan Amendment.

Brett Skilbred, with permission of properties owned by Pentagon Acquisition, LLC, has requested to set the date of hearing for a Land Use Plan amendment to change the guided land use from Light Industrial to Medium Density Residential.

Per the City Charter, upon receipt from the City Manager of a proposed comprehensive plan or proposed modification of the existing plan, the Council shall refer such a proposal to the City Planning Commission, which shall, within a time specified by the Council, report its recommendations thereon. After receipt of the recommendations of the Planning Commission, the Council will hold a public hearing on the proposed comprehensive plan or modifications thereof and shall thereafter adopt it by resolution with or without amendment.

The Mankato City Council on February 24, 2025, recommended that the Planning Commission review the proposed land use plan amendment at the regular Planning Commission Meeting on March 26, 2025, which has occurred. 
Land Use Plan Request
The properties included in the request are owned by Pentagon Acquisition, and are described as Lots 1-6, Block 24, Lot 1, Block 9, Columbia Park Addition, Lots 1-8, Block 8, Columbia Park Addition, Lots 9-15, Block 7, Columbia Park Addition, Lot 4, Block 10, Columbia Park Addition, City of Mankato. The properties are located on 8^th Avenue in the Germania Park neighborhood between Harper and Cleveland Avenue. This application request seeks to change the underlying land use for only those properties owned by Pentagon Acquisitions. 

The proposed amendment seeks to change the guided land use designation from Light Industrial to Medium Density Residential, allowing for the construction of single-family dwellings, either attached or detached. This change was considered during the review of the Jefferson Quarry Redevelopment Plan, which envisioned the area as a transitional zone between existing single-family homes and future quarry-related uses. The City Council reviewed and approved the Jefferson Quarry Redevelopment Plan on September 11, 2023.

The Jefferson Quarry Redevelopment Plan process fulfills the neighborhood engagement requirements outlined in the City of Mankato's Land Use Plan amendment process. Through the small area plan, three open houses were held in May 2022, June 2022, and October 2022. One of the findings generated based on the feedback from engagement was that a buffer containing lower-density development compatible with the single-family neighborhood was desired at the location proposed by this land use plan amendment. The preliminary concepts outlined in the Quarry Plan also highlighted the need for alternative housing options, including different mixes of apartments and townhomes. The Jefferson Quarry plan states that the housing type could include both affordable and market-rate housing and that future development would be heavily dependent on the market. 

With this proposal, the applicant indicates that there are two types of developments, each compatible with the land use amendment request and with the previously approved Jefferson Quarry Redevelopment Plan. The first is proposed along the western side of 8th Avenue. The developer has stated that this area will be targeted for attached single-family twin homes and will be included in a future planned unit development zoning request that intends to support density, spacing, and green space. Also, the land use plan request includes several individual parcels on the east side of 8th Avenue matching the original subdivision lot lines. These may be sold individually as conforming lots to include single-family homes or may be part of a larger planned unit development lot with twin homes like what is proposed on the west side of 8th Avenue. The applicant indicates that either way, the development will be marketed as affordable owner-occupied single-family homes with prices targeting buyers with income at or below 115% of the AMI, area median income or statewide median income. It is anticipated that the developer(s) will keep rental options open in the event home sales are not feasible.
The income limits for homebuyers (and renters, if necessary) in the development are driven by a combination of the redevelopment plan, the desire of the landowner and developer(s), as well as potential funding source restrictions. While the plans indicate that the development of the area will be affordable single-family residential, as future plans solidify, additional rezoning, platting, and planned unit development will be required. 

Traffic Trip Generation Memorandum

The applicant has submitted a Trip Generation Memorandum prepared by a professional engineer, which analyzes the traffic and trip generation associated with the proposed development. Because specific development plans for the area are still being developed, the plan contemplates scenarios for 36 single-family attached homes or 20 single-family detached homes.  

The report provides a Trip General Summary Comparison that states if the proposed development consists of 36 single-family attached homes, it is estimated to generate approximately 224 total site trips on the roadway network during a typical 24-hour period. Of the daily traffic volume, it is anticipated that 13 trips (3 entering and 10 exiting) will occur during the weekday AM peak hour and 18 trips (10 entering and 8 exiting) will occur during the weekday PM peak hour.

The report goes on to state that if the proposed development consists of 20 single-family detached homes (assuming 60-ft lots), it is estimated to generate approximately 230 total site trips on the roadway network during a typical 24-hour period. Of the daily traffic volume, it is anticipated that 17 trips (4 entering and 13 exiting) will occur during the weekday AM peak hour and 22 trips (14 entering and 8 exiting) will occur during the weekday PM peak hour.
 
The report further finds that the daily traffic volume generated by the proposed development for either type of land use option is expected to be below the thresholds required for a Traffic Impact Study (TIS) based on the Minnesota Department of Transportation (MnDOT) Access Manual.

The Trip Distribution for the proposed development indicates that site trips will be provided 40% from the north from 3rd Avenue and 60% from the south from 3rd Avenue. Trip ingress and egress to the specific site utilizes the existing neighborhood street network including Cleveland, Harper and Lind. Any future changes to the street network included in the traffic memorandum, such as modifications to Cleveland, Harper or Lind, will require a re-evaluation of the traffic impact information provided. Any costs associated with said changes will be those of the applicant or successors, and a recommended condition in included pertaining to as much. 

The professionally prepared memorandum concludes that, "based on the low trip generation potential for either land-use option, and alternative routes provided to access the site, it is expected that the development will have minimal impacts on the surrounding roadway network. Although minimal impacts from the proposed development are anticipated, a more in-depth traffic study would be necessary to determine if the proposed development would introduce any need for intersection geometry or traffic control improvements." For this reason, a recommended condition of approval is that as plans have solidified, and with subsequent future zoning requests, a more in-depth traffic study be provided at the time of application submission to assess the need for intersection geometry or traffic control improvements associated with the subject development. 

Moving forward

In accordance with Mankato's City Charter, on February 24, 2025, the Mankato City Council referred the Land Use Plan request to the Planning Commission for review and consideration. The Commission reviewed the request at their March 26, 2025 meeting, and has provided a recommendation of approval with conditions. Following the Planning Commission's review and with their recommendation, the City Council will conduct a public hearing before adopting the proposed plan or modifications by resolution, with or without amendments.

Prior to any future development, the applicant will be required to submit zoning requests for rezoning of the subject parcels, vacation of any desired area, platting, planned unit development requests, and any other applicable zoning requests.