CY36-25

Request of Wrestling Brotherhood, with permission of the property owner, for a rezone of the subject properties from M-1, Light Industrial, to R-3, Limited Multiple Dwelling. The subject properties are described as Lots 3, 4, 5, Block 16, Mankato City, Blue Earth County (Blue Earth County PID R010907206004, R010907206005, R010907206006, 1416, 1420, 1430 2^nd Avenue).

The anticipated date of City Council action is September 8, 2025. 

The applicant is Wrestling Brotherhood, with permission of the property owner. 

The applicant is seeking a rezoning of the subject parcel from the current M-1, Light Industrial, to R-3, Limited Multiple Dwelling District. 

The subject properties are located at 1416, 1420, and 1430 2^nd Avenue. 

The two northerly properties are currently vacant and were the previous location of a bar. The southerly property has an existing residential house. 

The properties are currently zoned M-1, Light Industrial. 

There are no known environmentally sensitive areas on the site. 

With development, the subject sites will be required to be served by public utilities. 

Mankato City Code related to the R-3 zoning districts can be found here: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSDE_ARTIIREDI_DIV5LIMUDWDI 

Mankato City Code related to Amendments can be found: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSDE_ARTXIADEN_DIV9AM

The Site Plan and Traffic Advisory Committee reviewed the request at their July 8, 2025 meeting and provided the following comments: 

1. The applicant shall be aware that existing connections will need to be capped if PVC. If not PVC, then it must be removed from the main.
2. The applicant shall be aware that the 3 addresses for the existing homes will be retired. The address for this location will be 1422 2^nd Ave.
3. The applicant shall be aware that with the increase in the impervious area, they are encouraged to install stormwater infrastructure to reduce direct runoff to adjacent ROW from the parking lot. Existing storm sewers exist on Spruce Street, portions of 2^nd Ave and the adjacent alley.
4. The applicant shall confirm that roof drainage design does not require storm sewer for plumbing code purposes.
5. The Applicant shall be aware that a curbing complying with the Mankato City Code (6”) is required by code for parking lots in accordance with Mankato City Code.
6. The applicant shall provide clarity on how the building will be used and if public events will take place.
7. The applicant shall be aware that any future use/reuse of the property shall conform to the standards of the R-3 zoning district.
8. Applicant shall make the notification fee payment on the online portal, if not already complete.
9. The applicant shall provide a submittal that contains cohesive plans. As presently submitted, there is an architectural plan that appears to demonstrate different setbacks and information than the provided civil plans. The unified site plan should include accurate setbacks which include a front, and corner side yard, side yard and rear yard and must include the building dimensions, lot size, lot summary information for the proposed site such as structure and parking coverage in the yards, parking information, proposed zoning, etc. Note plans C3-10, and Concept 1.
10. Applicant shall provide lot summary information relating to structure coverage in the R-3 district, accurate setbacks, and parking in required yard coverage as required in the R-3 district.
    1. Code reference: Not more than 35 percent of the front, corner side yard, or rear yard setbacks shall be hard surfaced or used for driveways or unenclosed motor vehicle parking. Motor vehicle parking shall not be allowed in the required side yard setback.
    2. Code reference: Every corner lot shall provide a required front yard and a corner side yard on the secondary street side of the lot. The width of the corner side yard shall not be less than one-half the distance of the required front yard depth requirement for the lot. The corner side yard shall extend from the front to the rear of the lot along the secondary side street. No building shall be allowed in the corner side yard, and the restrictions on parking in the front yard shall apply to parking in the corner side yard. Corner lots in the B-3 district shall provide a corner side yard equal to the dimensions of the required front yard.
    3. Code reference: The sum total of ground area that may be covered by all structures located on a zoning lot in the R-3 district shall not exceed 35 percent of the lot area. Accessory buildings shall occupy not more than 50 percent of the total area of a required rear yard.
11. Applicant shall provide a site plan that accurately reflects the site setbacks. Specifically, where is the rear yard setback?
    1. Code reference: R-3 Rear yard setback: All other principal buildings and uses: 25 percent of lot depth, provided the yard is a minimum of 25 feet or a maximum of 75 feet.
12. Applicant shall confirm the location of the sight triangle relative to the parking spaces: Code reference: Sec. 10-1618: The location of parking spaces and internal driveways shall conform to the stated setbacks and ground coverages for impervious surfaces contained in each zoning district. Parking areas shall be designed so as to avoid parked vehicles encroaching into required yards. Parking shall not be located in the required sight triangle as defined by section 5-20.
13. Applicant shall provide detail on the proposed usage of the structure. Code outlines the conditional uses in this R-3 district as the following, “Golf courses, country clubs, and private recreational uses, all noncommercial.” Will the proposed use be non-commercial in nature? If so, please describe in narrative form. Or, if the request is seeking some other conditional use permit category, that should be provided along with the detail for that request.
14. There are no bleachers shown on the floor plan. Is the intention to host scrimmages, meets, tournaments, etc. where spectators will be attending? Or, will this facility only be used for training purposes? If so, the parking should be revised to reflect as much and the narrative provided should reflect how the facility will be used.
15. Applicant shall clarify the intention of the overhead door. Will outdoor activities be occurring with the proposed use, and/or will the door be opened during operations?
16. Applicant shall verify that all noise generated from the proposed development conforms to Minnesota Rule 7030 related to noise.
17. Applicant shall conform to the franchise coloring standards in building color selection.
18. The applicant shall combine the lots into one zoning lot. If this can be done by a parcel combination with Blue Earth County, that will achieve the intent of a zoning lot. If not, the applicant shall submit documentation that creates one zoning lot.
19. The applicant shall provide a landscaping plan that achieves Mankato City Code. For example, as currently submitted the required trees are shown in the public right of way, .
20. If exterior lighting is proposed, the applicant shall provide a lighting plan conforms to Mankato City Code including light fixture cut sheets.
21. The applicant shall provide a refuse plan for the site. If anything besides inside refuse storage is proposed, a dumpster enclosure achieving Mankato City Code will be required and this shall be included on an updated plan.
22. The applicant shall provide bicycle parking in accordance with Mankato City Code.

Wrestling Brotherhood, with permission of the property owner, is requesting a rezone of the subject properties from M-1, Light Industrial, to R-3, Limited Multiple Dwelling.

The subject properties are located at 1416, 1420, and 1430 2nd Avenue and are legally described as Lots 3, 4, 5, Block 16, Mankato City, Blue Earth County. The northern two lots are currently vacant, and the existing house on the southerly lot will be removed as redevelopment of the site proceeds. 

With this request, the applicant is proposing to rezone the subject properties from the current M-1, Light Industrial, zoning classification to R-3, Limited Multiple Dwelling district. 

The R-3 zoning district is intended to provide for medium-density residential development. The redevelopment or infill development within existing established neighborhoods shall ensure that buildings are compatible in mass and scale with those of buildings adjacent to the proposed development and maintain the traditional scale of buildings as seen along the street. Permitted uses within the R-3 district include dwellings, parks, playgrounds, tennis courts, swimming pools, and schools. Conditional uses in the R-3 district include, but are not limited to, child day care facilities, churches, golf courses, country clubs, and private recreational uses - all noncommercial, hospitals and medical clinics, nursing homes and similar institutions, etc. The applicant intends to utilize the subject properties as a wrestling facility. This use in the R-3 district will require further zoning review and consideration. 

The rezoning to R-3 will be consistent with the current zoning classification across the alley to the west, which is R-3, Multiple Family Dwelling District. Zoning of the property located in the block to the north of the subject sites is R-1, one-family dwelling district. The property located to the northeast of the subject is zoned M-1, Light Industrial. The zoning district of property directly to the south of subject properties is M-1, Light Industrial, and is used as a single-family dwelling. The properties located across 2nd Street to the east of the subject site are zoned M-1, Light Industrial and R-T, Residential Transition, and the uses in that block include a parking lot, dwellings and related accessory-type uses. 

The rezoning request is consistent with the recently amended Land Use Plan request that changed the guided land use for the subject parcel from Light Industrial to Medium Density Residential. In accordance with Mankato's City Charter, on April 28, 2025, the Mankato City Council referred the Land Use Plan request which sought to change the previous land use of the parcel from Light Industrial to Medium Density Residential to the Planning Commission for review and consideration. The Planning Commission reviewed the Land Use Plan change proposal on May 28, 2025, and submitted its recommendations to the Council. The City Council conducted a public hearing and adopted the Land Use Plan amendment changing the underlying Land Use from Light Industrial to Medium Density Residential on July 14, 2025.


 

Staff respectfully submits the following findings regarding the proposed rezone from M-1, Light Industrial, to R-3, Limited Multiple Family Residential. 

1. The rezoning from M-1, Light Industrial, to R-3,Limited Multiple Dwelling District is consistent with the goals, objectives, and policies of the comprehensive land use plan, as adopted and amended from time to time by the City Council. 
2. The rezoning is compatible with the overall character of existing development in the immediate vicinity of the affected property. 
3. The proposed R-3 zoning classification is consistent with adjacent properties in the immediate vicinity. 
4. The proposed rezoning will not interfere with or diminish the use of property in the immediate vicinity.
5. The properties will continue to be served with public utilities. 

Staff recommends approval of the rezoning of the subject parcels from M-1, Light Industrial, to R-3, Limited Multiple Family Residential.