Resolution approving the Final Plat of Wolfe Addition No. 2; rezoning for Wolfe Addition No. 2 from T, Transition, to R-2, One and Two Family Dwelling District and B-3, Highway Commercial; and a Planned Unit Development for Wolf Pointe Townhomes. The subject property is described as Outlots A & B, Wolfe Addition, according to the plat thereof on file and of record with the Blue Earth County Recorder, containing 47.08 acres; by request of of Deep Valley Holdings, LLC. 

At the July 27, 2022, meeting, the Planning Commission recommended adoption of the following: Ordinance rezoning Block 2, Block 1, and Outlot A from T-Transition to R-2, One- and Two-Family Dwelling District; Ordinance rezoning Block 1, Block 3, Block 4, Outlot B from Transition to B-3, Highway Business District; and Resolution approving the final plat. 

The applicant is requesting a review of the final plat of Wolfe Addition No. 2; rezoning for Wolfe Addition No. 2 from T, Transition, to R-2-, One- and Two-Family Dwelling District and B-3, Highway Commercial; and a Planned Unit Development for Wolf Pointe Townhomes. The subject property is described as Outlot A, Wolfe Addition.

Final Plat
The final plat is reflective of the preliminary plat. Lots, 1, 2, and 3, Block 2 have been reduced in size to provide for Outlot A to cover the storm ponds on site and address the ownership of the pond property, which was a condition of approval for the preliminary plat.

The wetlands have been delineated. Notice of Decision was sent on July 8, 2022. The TEP found that 3 wetlands on site were not incidental and would require sequencing and replacement prior to wetland impacts.

There are wetlands on site, the applicant is in the process of submitting a wetland sequencing and replacement plan. 

Road networks
Access to utilities is to be provided through existing and planned road networks. Excel Drive, which bisects the southern portion of the site, then turns east and proceeds to the northeastern corner of the lot where it meets at a four-way with Power Drive, Dogleg Street, and Fieldcrest Drive will serve as a utility easement. Turnberry Drive in the southwestern corner of the lot will also serve as a pathway for utilities on site. 
Access to the site will predominantly be through North Victory Drive to the South, and through Power Drive to the East. 

The preliminary plat was reviewed by the planning commission on June 22, 2022, and was approved with the following conditions:

1. The applicant shall provide an analysis of public utility demand. The information shall include the average and peak demand.

Utility analysis will be submitted to public works for review prior to issuance of a building permit.

2. The applicant shall provide a hydraulic report in conformance with the grading manual.

The hydraulic report will be submitted to public works prior to review.

3. The applicant shall construct Excel Drive from Fieldcrest Drive to Victory Drive.

The subdivision agreement will address timing and costs for improvements within the subdivision.

4. The applicant shall coordinate with adjacent property owners and the City of Mankato to develop a plan for deferred assessments for the construction of Turnberry Drive. 

The subdivision agreement will address timing and costs for improvements within the subdivision. The final portion of Turnberry drive will not be constructed until the property to the West petitions for annexation and the improvement of the road . 

5. The proposed ponds should be located on separate outlots and publicly owned.

The ponds are located in outlots and will be dedicated to the city.

6. The applicant shall provide continuous lighting on Excel Drive and Turnberry Drive in the commercial areas. The lighting in the residential areas shall meet the city lighting standards for residential neighborhoods.    

The lighting improvements will be designed per city standards.

7. The applicant shall provide a wetland delineation and all wetlands proposed for replacement shall be fully replaced prior to construction within the subdivision beginning.

The applicant has submitted a wetland delineation and will be submitting it for sequencing and replacement of the wetlands. 

8. The applicant shall obtain a planned unit development, final plat, and rezoning prior to any construction beginning on the site. At the time of planned unit development submission, the applicant shall provide a narrative detailing the public benefits of the planned unit development as noted in the Mankato City Code.

The items listed have been submitted in conjunction with the final plat. 

9. The applicant shall make a payment-in-lieu of parkland dedication in the amount of $59,115.

A payment in lieu of parkland dedication shall be made prior to the city of Mankato affixing signatures to the final plat.

Rezoning
The land use plan amendment for the subject property from commercial to medium density residential was approved by the city council at their April 11, 2022, meeting. As the property is now designated on the land use plan as medium density residential, rezoning the property from T-transition to R-2 one and two-family dwelling district would be in keeping with the land use plan.

Planned Unit Development
The applicant is requesting a planned unit development in the R-2 zoning district which consists of 116 units of slab-on-grade twin homes, 58 two-unit dwellings. Additionally, the applicant is requesting that the development not be subject to the 25% rental density. The occupancy shall still adhere to the standards of the R-2 zoning district; family-traditional or family-functional.

The minimum lot size for a planned unit development is 2 acres for the R-2 zoning district. The proposed lot meets the required lot size. The land use plan identifies the area for medium density residential and specifies 7-10 units per acre as medium density. The proposed plan of 116 units is divided into 42 units on Lot 1, Block 1 (4.08 acres) Wolfe Addition No. 2, and 74 units on Lot 1, Block 2 (9.15) of Wolfe Addition No. 2. This provides 116 units on 13.23 acres which is a total density of 8.77 units per acre for the grouped housing development.

The number of principal structures that may be constructed within a planned unit development is determined by dividing the net acreage of the project by the required lot area per unit for the zoning district. The net area of Lot 1, Block 1 is 177,724.8 square feet (4.08 acres) and the net area of Lot 1, Block 2 is 398,574 square feet (9.15 acres). The minimum lot size in the R-2 one and two-family dwelling district is 8,000 square feet for two-family dwellings. This would allow up to 22 two-family dwellings and a total of 44 units on Lot 1, Block 1 and 49 two-family dwellings and a total of 99 units on Lot 1, Block 2.

Planned unit developments are offered flexibility in exchange for providing public benefits. The proposed project would provide a variety of housing types for the area. North of the property is a low-density residential development consisting of single family detached homes, east of the property is M-1 light industrial uses, the land to the south and is identified as commercial on the land use plan.