Resolutions approving the Final Plat of River Bluff Cottages and for an amendment to a previously approved Planned Unit Development (Outlot A, Sibley Parkway); by request of The Factor Group.

Adoption of the attached resolutions. At the June 24, 2026, meeting, the Planning Commission recommended approval of the preliminary plat, final plat, and the planned unit development. 

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 Sibley Parkway near the northern end of Rogers Street. Additionally, the applicant is seeking approval of a planned unit development. 

The lot is 4.53 acres and received previous approvals in 2022 and 2024. The plat is being reviewed due to the expiration of the previous approvals.

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 no more than 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. 

The Planning Commission reviewed the item at the June 24, 2026, meeting, and recommended approval of the plat and amended planned unit development.