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AGENDA RECOMMENDATION |
Public Hearings 6.C.
City Council Regular Meeting
- Meeting Date:
- 09/11/2023
Agenda Item:
Resolution amending the Land Use Plan by adopting the Jefferson Quarry Redevelopment Plan (900 Cleveland Street); by request of Pentagon Materials.
Recommendation/Action(s):
At the July 26, 2023 meeting, the Planning Commission recommended the adoption of the resolution approving the Jefferson Quarry Redevelopment Plan.
Summary:
Pentagon Acquisition, LLC has requested consideration for the adoption of the Jefferson Quarry Plan, an area-wide planning study or small area plan. The purpose of a small area plan is to conduct redevelopment planning for areas with brownfield sites that may be more difficult to develop than traditional greenfield development opportunities.
Pentagon Acquisition, LLC is requesting consideration for the inclusion of the Jefferson Quarry study as a plan component to the City of Mankato's Land Use Plan. The applicant has recently completed an updated plan for the Jefferson Quarry area, which includes the property within the City of Mankato south of Highway 14 east of the Minnesota River. The study area, the Jefferson Quarry, is a 54-acre site with riverfront access that has historically been a quarry and mined for dimensional stone, construction aggregates and silica sand, but the mine has not been active since 2017 when the City instructed the prior owner to cease mining activities after a blast impacted the adjacent neighborhood.
The Quarry has reached the end of its useful life and the private property owners, Pentagon Materials, intend to redevelop the property. The adoption of a small area plan allows the property owner to continue redevelopment efforts for the site, while providing flexibility on the site for interim uses while redevelopment efforts are underway. Because the redevelopment process for such a property may take a considerable amount of time, the applicant may request flexibility to allow for short-term/interim uses on the property during the redevelopment process.
The applicant held a series of information meetings with the adjacent property owners to discuss the redevelopment of the property. The open houses occurred in May, June, and October 2022. In addition to the open houses, the City of Mankato did conduct an online engagement on Every Voice Mankato platform.
The plan suggested several implementation strategies, including feasibility studies and additional traffic analysis. The concept plan that was submitted shows a mix of mixed-use (retail/residential), high density residential, and low density residential. The plan also shows areas of parks and open space. The plan will provide flexibility in the development of the area and encourage mixed-use development when feasible. If mixed-use development is determined to be not feasible, the applicant requests the flexibility to allow for industrial uses, as currently allowed on-site and by the current Land Use Plan, subject to the review of City Council.
Because the small area plan is conceptual, investigation of redevelopment considerations such as utilities, access, and environmental considerations were explored. However, the exploration was prepared for this high-level study and further detailed analysis will be required at the time of an official land use amendment formally recognizing the finalized plans.
Adoption of the plan will not change the land use classification of the property but will rather guide the land use process moving forward. In order to amend the land use classification, the applicant will be required to conduct additional study related to the use, traffic, environmental factors, hold additional engagement with the community members in the area in the area, and have a concept plan in place to move the project forward.
Per the City Charter, upon receipt from the City Manager of a proposed comprehensive plan or proposed modification of the existing plan, the Council shall refer such proposal to the City Planning Commission, which shall within a time specified by the Council report its recommendations thereon. The Planning Commission reviewed the proposal at the July 26, 2023, meeting and recommended approval of the proposed plan. After receipt of the recommendations of the Planning Commission, the City Council established September 11, 2023, as the date of public hearing during their August 14, 2023, meeting.
Pentagon Acquisition, LLC is requesting consideration for the inclusion of the Jefferson Quarry study as a plan component to the City of Mankato's Land Use Plan. The applicant has recently completed an updated plan for the Jefferson Quarry area, which includes the property within the City of Mankato south of Highway 14 east of the Minnesota River. The study area, the Jefferson Quarry, is a 54-acre site with riverfront access that has historically been a quarry and mined for dimensional stone, construction aggregates and silica sand, but the mine has not been active since 2017 when the City instructed the prior owner to cease mining activities after a blast impacted the adjacent neighborhood.
The Quarry has reached the end of its useful life and the private property owners, Pentagon Materials, intend to redevelop the property. The adoption of a small area plan allows the property owner to continue redevelopment efforts for the site, while providing flexibility on the site for interim uses while redevelopment efforts are underway. Because the redevelopment process for such a property may take a considerable amount of time, the applicant may request flexibility to allow for short-term/interim uses on the property during the redevelopment process.
The applicant held a series of information meetings with the adjacent property owners to discuss the redevelopment of the property. The open houses occurred in May, June, and October 2022. In addition to the open houses, the City of Mankato did conduct an online engagement on Every Voice Mankato platform.
The plan suggested several implementation strategies, including feasibility studies and additional traffic analysis. The concept plan that was submitted shows a mix of mixed-use (retail/residential), high density residential, and low density residential. The plan also shows areas of parks and open space. The plan will provide flexibility in the development of the area and encourage mixed-use development when feasible. If mixed-use development is determined to be not feasible, the applicant requests the flexibility to allow for industrial uses, as currently allowed on-site and by the current Land Use Plan, subject to the review of City Council.
Because the small area plan is conceptual, investigation of redevelopment considerations such as utilities, access, and environmental considerations were explored. However, the exploration was prepared for this high-level study and further detailed analysis will be required at the time of an official land use amendment formally recognizing the finalized plans.
Adoption of the plan will not change the land use classification of the property but will rather guide the land use process moving forward. In order to amend the land use classification, the applicant will be required to conduct additional study related to the use, traffic, environmental factors, hold additional engagement with the community members in the area in the area, and have a concept plan in place to move the project forward.
Per the City Charter, upon receipt from the City Manager of a proposed comprehensive plan or proposed modification of the existing plan, the Council shall refer such proposal to the City Planning Commission, which shall within a time specified by the Council report its recommendations thereon. The Planning Commission reviewed the proposal at the July 26, 2023, meeting and recommended approval of the proposed plan. After receipt of the recommendations of the Planning Commission, the City Council established September 11, 2023, as the date of public hearing during their August 14, 2023, meeting.