The applicant, APX Construction Group, is seeking review for a planned unit development for a multi-family development that would include the construction of three buildings (84 units). The applicant has also requested a modification to the City's rental density map in conjunction with the requested planned unit development.

The subject properties are located on the eastern side of Pohl Road. A new access point will be added to access the development. As previously stated, the development will include 84 homes. This equates to approximately 7.2 units per acre, which aligns with the medium density residential standards which states 7-10 units per acre. The R-2, One- and Two- Family Dwelling District would be considered medium density residential.

The existing stormwater pond will be redesigned to accommodate on-site stormwater treatment. The Wetland Technical Evaluation Panel (TEP) reviewed the proposed project and stated that the smaller pond was originally created for stormwater purposes and modification is allowed. At the Planning Commission meeting, concerns were raised related to the removal of trees on the north side of the property, staff did contact the design engineer to determine if modifications could be made to the site to preserve trees on the northern side of the expand pond and the applicant responded, “the general intent of the project is to closely match the existing grade adjacent to the property line and basin within the 15-foot-wide basin access. Effort can be made to save as many trees as realistically possible in this area, but some are bound to require removal. New, albeit less mature trees are also proposed along the eastern edge of the stormwater basin.”

The existing wetland area, also reviewed by the TEP, located on the eastern side of the property (east of the pond) is not proposed to be impacted and a 16.5’ setback will be established around the wetland area per Mankato City Code requirements.

Floor plans show one two-story building and two three-story buildings with a mix of 2-bedroom unit configurations. Interior amenity spaces are provided and include a gym, study rooms, and gathering spaces for the development, and are located within Building A. Proposed finishes on the structures are shown to be a mix of siding materials in earth-toned colorways. Building heights are proposed to be 35' or less, which conforms to the district standards.

Another concern expressed at the meeting was parking. Based on Mankato City Code requirements, 126 parking stalls are required for the proposed townhomes and 138 have been provided on site.

In terms of site amenities, a dog run and patio area are shown along Pohl Road. Bike racks are provided at each building location.

Landscaping will be required to meet Mankato City Code Chapter 10.

The applicant has requested to amend the rental density map for the City of Mankato to include this area to make the entirety of the subdivision not subject to the 25% rental density requirement as part of the Planned Unit Development consideration. The properties are zoned R-2-, One- and Two-Family Dwelling District and any occupancy at the development will be restricted to Limited Occupancy.

The Planning Commission made a recommendation to allow the rental of the properties in conjunction with the planned unit development request. The properties will still be subject to the rental occupancy restrictions of not more than two unrelated persons or members of a family.

Strategic Plan and Housing Needs Analysis:

The development proposal is in keeping with the comprehensive planning policies of the City because Housing is listed as Goal #1 in the Mankato Strategic Plan. Creating diverse types of housing is listed as a goal in the strategic plan.

Additionally, the Mankato Housing Needs Analysis documents the need for 1,224 Market Rate units. The study clearly identifies the need to provide density flexibility. In this development, the density conforms to the Medium Density Residential standards, but flexibility is needed preserve the wetland area.