CY28-26

Request of The Factor Group, with permission of the property owner, for a preliminary and final plat review of River Bluff Cottages, and for an amendment to a previously approved Planned Unit Development. The subject property is described as Outlot A, Sibley Parkway (Blue Earth County PID R010813101049).

The anticipated date of City Council action is July 13, 2026. 

The applicant is The Factor Group on behalf of the property owner. 

River Bluff Cottages, LLC. is seeking approval of a preliminary and final plat for River Bluff Cottages, which is a one lot, one block subdivision located along Sible Parkway near the northern end of Rogers Street.

The lot is 4.53 acres and received approval in 2022, and 2024.

The previous approvals, as with the current submission, contained 20 units of residential development.

The applicant is also seeking an amended planned unit development which allows a common, private driveway, among other considerations. Updates to the current submission for the planned unit development include updates to the architectural plans, updated engineering including a grading plan, stormwater memo, updated drainage and other updated development details.
 
 

The subject property is described as Outlot A, Sibley Parkway (Blue Earth County PID R010813101049).

The subject property is an undeveloped outlot. 

The property is zoned R-2, One- and two-Family dwelling district. 

The Minnesota River is located to the north of the subject property. 

The site has access to public utilities via Sibley Parkway and Rogers Street. 

Mankato City Code pertaining to the R-2, One and Two Family Dwelling District may be viewed at the following link:
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTIIREDI_DIV4OMIDWDI

Mankato City Code section 10.93 Planned Unit Developments, can be found at the following link: 
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTXADEN_S10.93PLUNDE 

Mankato City Code section 10.98 Amendments, can be found at the following link: 
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTXADEN_S10.98AM 

The Site Plan and Traffic Advisory Committee met on June 9, 2026, and submitted the following comments: 
 

1. If not already done, the applicant shall log into the online portal and make notification payment.
2. The applicant shall be advised that water and sewer connection fees will apply at a rate of one connection fee per dwelling unit, for a total of twenty (20) connection fees.
3. The applicant shall provide a utility plan showing sanitary sewer and watermain.
4. The applicant shall provide a SWPPP.
5. Applicant shall show access route to the “potential snow storage area”. 
6. Applicant shall clarify the impact to the existing drainage swale along the right of way/back of sidewalk.
7. Applicant shall be aware that redevelopment within the City of Mankato still constitutes a water quality requirement in accordance with the City Grading Manual and MS4 permit. 
8. Applicant shall be aware that historical imagery indicates that this site was a material stockpile location. Curve numbers should be slightly reduced to a high-end of 91 in accordance with SCS methodology for aggregate surfacing/stockpiles.
9. The applicant will be required to pay SAC & WAC connection charges based on the City of Mankato assessment policy and fee schedule.
10. The applicant shall be advised that parking will not be permitted on the private street. Appropriate signage indicating the parking restriction shall be installed and maintained in perpetuity.
11. A residential amenity intended to serve families and residents of all ages shall be provided as part of the development.
12. The applicant shall ensure that fire hydrant coverage is provided in accordance with applicable State of Minnesota requirements and fire code standards.
13. The applicant shall provide a storm water management plan that follows current MPCA and local MS4 requirements.
14. The applicant shall be aware that all conditions from the previous approvals shall apply and are as follows:
    1. The proposed buildings shall be constructed as approved.
    2. The development’s rental licenses will be limited occupancy; occupancy will be limited to a family or no more than 2 unrelated adults.
    3. Applicants shall receive approval from the Army Corp of Engineers for the project prior to the submission of a building permit for the project.
    4. The easement areas shall be clearly delineated onsite by a surveyor licensed to do work in the State of Minnesota, and protected using BMP’s. BMP’s shall be in place prior to construction occurring and a pre-construction meeting with the developer, contractor and City staff will be required prior to construction occurring.
    5. The private driveway/street shall be given the name "Rogers Trail" for addressing purposes. The applicant shall install private signage to the specifications provided by the City of Mankato, and the signage shall be installed prior to the issuance of a building permit and shall remain in place and be verified on the final certificate of occupancy.
    6. The proposed hammer-head areas shall be clearly identified as a fire access way only and shall be clearly designated as a no-parking area.
    7. Applicant shall provide a refuse plan for the subdivision.
    8. The applicant shall provide a snow removal plan. If snow storage is proposed onsite, the plan should depict snow storage areas not in the hammerhead or truck turning area nor in the easement areas.
    9. A sidewalk trail connection and a gazebo or other similar gathering feature be included in the planned unit development as an amenity.
    10. All exterior light fixtures shall achieve Mankato City Code lighting standards including, but not limited to, full-cut fully shielded light fixtures and a photometric plan shall be submitted demonstrating no more than 1/2 foot candle lighting levels at the property line.
    11. All land shown on the approved development plan as common open space must be conveyed to trustees provided in the indenture establishing an association or similar organization for the maintenance of the planned unit development. Applicant shall submit documentation of said association to the City at the time of request for the first building permit for the development.
    12. Prior to occupancy, the applicant shall obtain rental licenses for each unit intended for rental purposes.
    13. Applicant will need to submit a turning wheel radius for emergency vehicles at the time of building permit submittal.

River Bluff Cottages, LLC. is seeking approval of a preliminary and final plat for River Bluff Cottages, which is a one-lot, one-block subdivision located along Sible Parkway near the northern end of Rogers Street.

The lot is 4.53 acres and received approval in 2022 and 2024.

Preliminary and Final Plat
The proposed River Buff Town Homes subdivision contains one lot and one block. The parcel is 4.53 acres and is located between the Minnesota River and Sibley Parkway. No new public street or right-of-way dedication is proposed with the plat. The parcel encompasses several existing easements for dike, storm, drainage, and trail purposes. These easements will remain on the subject parcel and the concept plans for 20 town homes do not show encroachments into said easement areas. The City's relief wells are noted on the plans and are covered with the existing easements on the site. 

The applicant is also seeking an amended planned unit development which allows a common, private driveway, among other considerations. Updates to the current submission for the planned unit development include updates to the architectural plans, updated engineering including a grading plan, stormwater memo, updated drainage and other updated development details.

Planned Unit Development

A planned unit development is intended to encourage the efficient use of land and resources, to promote greater efficiency in public and utility services and to encourage innovation in the planning and building of all types of development and, in exchange for providing public benefits, the Code allows flexibility. In this case, the applicant's narrative states, the proposed development provided the following public benefit:

• The proposed development preserves the characteristics of the surrounding developments.
• The proposed project is planned on undeveloped property (which was formerly the Hanson Concrete Plant).  
•  The proposed project will create a pleasing environment for the surrounding neighborhoods. The proposed development is designed to provide the residents of the development with open space for gathering. 
• The proposed development will provide market rate housing for the area.  

The twin homes are proposed as slab-on-grade, attached, one-family dwellings. Rental will be limited to a family or 1–2 unrelated individuals.

Parking standards for the proposed development meet the Mankato City Code. Off-street parking for one-and-two-family rental properties requires 2 parking stalls for each dwelling unit. Each proposed town home includes a single garage as well as a driveway area behind the garage that could be utilized for parking. 

Floor plans submitted for the development show a main level which includes the garage, foyer, bathroom and two bedrooms. The upper level floor plan shows a primary suite, kitchen, dining, living room and laundry. An upper level deck is also provided. 

Exterior finishes for the units show a combination of vertical and horizontal siding with accent shakes in the gable areas of each unit. 

A landscaping plan shows green space around the individual units and has provided the required tree plantings to meet the Mankato City Code. A gazebo will be provided on site for residents. Staff recommends that the easement areas be maintained in a natural state or in a manner acceptable to the Army Corp of Engineers. It is recommended that a sidewalk connection be made to the trail on Sibley Parkway.

The applicant has stated that the refuse for the development will be kept in individual containers at each unit. 

A snow storage plan has been submitted. 
 

Staff respectfully submits 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 width of streets, the general drainage situation, lot sizes and arrangement.
   2. A grading and drainage plan has been submitted for review by the City Engineer. 
   3. The Minnesota River is located to the north of the subject property and there are no noted encroachments into the existing easement areas. 
2. Streets
   1. The applicant will not construct any new public streets. Rather, a driveway will provide access to the development from the already developed Sibley Parkway. 
   2. The applicant shall construct a private street to serve the subdivision and assign it the name "Rogers Trail".
3. Easements
   1. The plat maintains the existing drainage, storm, dike and trail easements. 
   2. The plat provides the standard easements required in Chapter 10 of the Mankato City Code.
4. Block Standards
   1. The proposed block layout conforms to the previously approved Sibley Parkway subdivision. 
5. Lot Standards. 
   1. The proposed lot depicts a development that achieves a front yard setback of 30'. 
   2. The side lot lines are as established on the previous Sibley Parkway plat. 
   3. The subject development is not a double frontage lot and is not, thus, subject to said standards. 
   4. The subject parcel conforms to the parking standards in Chapter 10 of the code. 
   5. The lot abuts a watercourse and drainage way and is designed to accommodate the existing easements which protect those areas. A condition is included with this approval that, prior to work occurring, the Army Corp of Engineers must provide their consent to said development.
6. Public Sites and Open Spaces
   1. Open space was dedicated as part of the Sibley Parkway development. 

Staff respectfully submits the following findings of fact for the planned unit development: 

1. The planned unit development satisfies the intent of the City of Mankato ordinance and does not jeopardize public health, safety, or welfare. 
2. The development of the planned unit development will conform to the approved development plan; including all proposed covenants, easements, conditions of approval, and other provisions relating to the bulk, location, and density of permitted structures, accessory structures, parking, and other public facilities. 
3. A condition is included with the approval that requires that all land shown on the approved development plan as common open space must be conveyed to trustees provided in the indenture establishing the association or similar organization for the maintenance of the planned unit development.
4. A condition of approval is included for the development of the open space for the use of the residents.

 

Staff recommends the approval of the preliminary plat and final plat.

Staff recommends approval of a planned unit development with the following conditions:

1. The applicant shall continue to work with staff regarding any engineering-related items.
2. The proposed buildings shall be constructed as approved.
3. The rental licenses will be limited occupancy; occupancy will be limited to a family or no more than 2 unrelated adults.
4. Applicants shall receive approval from the Army Corp of Engineers for the project prior to the submission of a building permit for the project. 
5. The easement areas shall be clearly delineated onsite by a surveyor licensed to do work in the State of Minnesota, and protected using BMP’s. BMP’s shall be in place prior to construction occurring and a pre-construction meeting with the developer, contractor and City staff will be required prior to construction occurring.
6. The private driveway/street shall be given the name "Rogers Trail" for addressing purposes. The applicant shall install private signage to the specifications provided by the City of Mankato, and the signage shall be installed prior to the issuance of a building permit and shall remain in place and be verified on the final certificate of occupancy.
7. The proposed private drive and hammerhead areas shall be clearly identified as a fire access way only and shall be clearly designated as a no-parking area.
8. The applicant shall provide a snow removal plan. If snow storage is proposed onsite, the plan should depict snow storage areas not in the hammerhead or truck turning area nor in the easement areas. 
9. A sidewalk trail connection and a gazebo or other similar gathering feature be included in the planned unit development as an amenity.  
10. All land shown on the approved development plan as common open space must be conveyed to trustees provided in the indenture establishing an association or similar organization for the maintenance of the planned unit development. Applicant shall submit documentation of said association to the City at the time of request for the first building permit for the development.