Resolution approving a Land Use Plan Amendment to change the guided land use from Light Industrial to Medium Density Residential. The subject properties are described as part of Blocks 7-10, Columbia Park Addition, City of Mankato, and Part of Blocks 23-24, Germania Park Add, City of Mankato (8^th Avenue located between Harper Street and Cleveland Street); by request of Brett Skilbred, with permission of the Pentagon Acquisition, LLC.

Adoption of the attached resolution.

Brett Skilbred, with permission of Pentagon Acquisition, LLC, property owners, has applied for a Land Use Plan amendment to change the guided land use from Light Industrial to Medium Density Residential.

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. After receipt of the recommendations of the Planning Commission, the Council will hold a public hearing on the proposed comprehensive plan or modifications thereof and shall thereafter adopt it by resolution with or without amendment.

The Mankato City Council on February 24, 2025, recommended that the Planning Commission review the proposed land use plan amendment at the regular Planning Commission Meeting on March 26, 2025.  Land Use Plan Request
The properties included in the request are owned by Pentagon Acquisition, and are described as Lots 1-6, Block 24, Lot 1, Block 9, Columbia Park Addition, Lots 1-8, Block 8, Columbia Park Addition, Lots 9-15, Block 7, Columbia Park Addition, Lot 4, Block 10, Columbia Park Addition, City of Mankato. The properties are located on 8^th Avenue in the Germania Park neighborhood between Harper and Cleveland Avenue. This application request seeks to change the underlying land use for only those properties owned by Pentagon Acquisitions. 

The proposed amendment seeks to change the guided land use designation from Light Industrial to Medium Density Residential, allowing for the construction of single-family dwellings, either attached or detached. This change was considered during the review of the Jefferson Quarry Redevelopment Plan, which envisioned the area as a transitional zone between existing single-family homes and future quarry-related uses. The City Council reviewed and approved the Jefferson Quarry Redevelopment Plan on September 11, 2023.

The Jefferson Quarry Redevelopment Plan process fulfills the neighborhood engagement requirements outlined in the City of Mankato's Land Use Plan amendment process. Through the small area plan, three open houses were held in May 2022, June 2022, and October 2022. One of the findings generated based on the feedback from engagement was that a buffer containing lower-density development compatible with the single-family neighborhood was desired at the location proposed with this land use plan amendment. The preliminary concepts outlined in the Quarry Plan also highlighted the need for alternative housing options, including different mixes of apartments and townhomes. The Jefferson Quarry plan states that the housing type could include both affordable and market-rate housing and that future development would be heavily dependent on the market. 

With this proposal, the applicant indicates that there are two types of developments, each compatible with the land use amendment request and with the previously approved Jefferson Quarry Redevelopment Plan. The first is proposed along the western side of 8th Avenue. The developer has stated that this area will be targeted for attached single-family twin homes and will be included in a future planned unit development zoning request that intends to support density, spacing, and green space. Also, the land use plan request includes several individual parcels on the east side of 8th Avenue matching the original subdivision lot lines. These may be sold individually as conforming lots to include single-family homes or may be part of a larger planned unit development lot with twin homes like what is proposed on the west side of 8th Avenue. The applicant indicates that either way, the development will be marketed as affordable owner-occupied single-family homes with prices targeting buyers with income at or below 115% of the AMI, area median income or statewide median income. It is anticipated that the developer(s) will keep rental options open in the event that home sales are not feasible. The income limits for home buyers (and renters, if necessary) in the development are driven by a combination of the redevelopment plan, the desire of the landowner and developer(s), as well as potential funding source restrictions. While


the plans indicate that the development of the area will be affordable single-family residential. As future plans solidify, additional rezoning, platting, and planned unit development will be required. 

Below are the goals identified in the City's Land Use Plan. The applicant's narrative describes the Amendment request from Light Industrial to Medium Density Residential and provides the following responses to said goals. 

1. Retain and enhance the character and quality of established areas and revitalize, rehabilitate or redevelop areas where such improvement is required or requested.
 
Response: The area was never really established although included in two subdivisions. Instead, it was connected to the quarry by ownership and remained largely vacant and undeveloped.

2. Promote adequate housing alternatives for all income levels and age groups.
 
Response: The proposed medium-density residential development will provide below-market affordable housing alternatives to the existing single-family adjacent to the site. The housing will be available for all age groups and demographics.
 
3. Encourage the orderly growth of the community.
 
Response: The development of this site creates a buffer of medium-density single-family homes to separate the neighborhood from Jefferson Quarry as identified in the Stantec development plan. 
 
4. Promote infill development for the purpose of obtaining the maximum utilization of existing infrastructure.
 
Response: The request to develop the subject site would utilize existing and planned infrastructure as well as fill the development gap between the Germania Park Neighborhood and Jefferson Quarry. 
 
5. Promote the preservation of ravines, bluff lines, wetlands, woodlands and other environmentally sensitive areas.
 
Response: The current bluff line created by previous mining in the quarry is currently overgrown and unsafe. The proposed development will delineate and beautify the bluff line while utilizing future common area maintenance funds to design, implement, and maintain a safety system.

6. Encourage landscaping and the attractive design of public and private developments.
Response: A detailed landscape plan will be provided with subsequent required applications to show compliance with the City’s landscaping and buffer standards. The developer also recognizes the benefit to their residents and adjacent properties by providing a nicely designed site.

7. Promote complementary land uses and minimize incompatible land uses.
Response: The proposed change of land use from industrial to residential would support the proposed medium density development. It would also provide a more natural transition of uses from the largely single-family homes in Germania Park to the adjacent future development of Jefferson Quarry. 

8. Promote efficient use of municipal services.

Response: City utilities are located adjacent to the proposed development and there is a planned Community Improvement Project (Germania Park Phase 5) for their extension through the site. Additionally, the proposed site is in a neighborhood already served by municipal buses, snow removal, and maintenance services, among others.

9. Designate adequate vacant land to allow for the growth of residential, commercial, and industrial areas.

Response: The development of this largely vacant land supports the growing demand for residential units, particularly affordable single-family homes.

10. Promote the orderly extension of streets and the development of pedestrian/bike corridors.

Response: 8th Ave is currently unimproved and unpaved. This development supports the Germania Phase 5 CIP which will improve and pave 8th Ave. Additionally, the development will promote a connection to the existing pedestrian/bike corridor adjacent to the quarry along the Minnesota River.

11. Stabilize property values by promoting the application of effective land use controls and development standards.

Response: New investment in the Germania Park Neighborhood will support and potentially improve existing property values. The proposed residential homes will align with existing neighborhood density and building standards.

12. Encourage and promote innovations in development techniques in order to obtain maximum livability and excellence in planning and design for all new developments.

Response: The proposed development has the opportunity to showcase excellence in planning and design to obtain maximum livability by promoting the following innovations in development techniques: coordinated planning of public/private improvements, in-fill of vacant areas in proximity to municipal park and trail amenities, financial support of projects to meet identified community needs, and leveraging existing neighborhood resources like Grace Baptist Church to support the needs of future area residents including after school programs, mentoring, education, and daycare.

13. Promote, maintain, and preserve parks and open space.

Response: N/A - this site is not designated as a public park or open space. The site will provide open green space and designated areas for its residents. It will also support the connection between the existing neighborhood park and the future amenities and connections included in the future development of the Jefferson Quarry.

Traffic Trip Generation Memorandum
The applicant has submitted a Trip Generation Memorandum prepared by a professional engineer, which analyzes the traffic and trip generation associated with the proposed development. Because specific development plans for the area are still being developed, the plan contemplates scenarios for 36 single-family attached homes or 20 single-family detached homes.  

The report provides a Trip General Summary Comparison that states if the proposed development consists of 36 single-family attached homes, it is estimated to generate approximately 224 total site trips on the roadway network during a typical 24-hour period. Of the daily traffic volume, it is anticipated that 13 trips (3 entering and 10 exiting) will occur during the weekday AM peak hour and 18 trips (10 entering and 8 exiting) will occur during the weekday PM peak hour.

The report goes on to state that if the proposed development consists of 20 single-family detached homes (assuming 60-ft lots), it is estimated to generate approximately 230 total site trips on the roadway network during a typical 24-hour period. Of the daily traffic volume, it is anticipated that 17 trips (4 entering and 13 exiting) will occur during the weekday AM peak hour and 22 trips (14 entering and 8 exiting) will occur during the weekday PM peak hour.
 
The report further finds that the daily traffic volume generated by the proposed development for either type of land use option is expected to be below the thresholds required for a Traffic Impact Study (TIS) based on the Minnesota Department of Transportation (MnDOT) Access Manual.

The Trip Distribution for the proposed development indicates that site trips will be provided 40% from the north from 3rd Avenue and 60% from the south from 3rd Avenue. Trip ingress and egress to the specific site utilizes the existing neighborhood street network including Cleveland, Harper and Lind. Any future changes to the street network included in the traffic memorandum, such as modifications to Cleveland, Harper or Lind, will require a re-evaluation of the traffic impact information provided. Any costs associated with said changes will be those of the applicant or successors, and a recommended condition is included pertaining to as much. 

The memorandum concludes that, "based on the low trip-generation potential for either land-use option, and alternative routes provided to access the site, it is expected that the development will have minimal impacts on the surrounding roadway network." Although minimal impacts from the proposed development are anticipated, a more in-depth traffic study would be necessary to determine if the proposed development would introduce any need for intersection geometry or traffic control improvements." For this reason, a recommended condition of approval is that as plans have solidified, and with subsequent future zoning requests, a more in-depth traffic study be provided at the time of application submission to assess the need for intersection geometry or traffic control improvements associated with the subject development. 


Planning Commission Review
At the Planning Commission meeting, there was feedback related to concerns over storm water issues in this area. The issues addressed are unrelated to the current project and are being evaluated with the next phase of the Germania Park construction project. The applicant’s storm water requirements will be addressed during the future reviews and approvals related to the project and listed below.

In accordance with Mankato's City Charter, on February 24, 2025, the Mankato City Council referred the Land Use Plan request to the Planning Commission for review and consideration. The Commission is required to review the proposal and submit its recommendations to the Council. Following the Planning Commission's review and with their recommendation, the City Council will conduct a public hearing before adopting the proposed plan or modifications by resolution, with or without amendments.

Prior to any future development, the applicant will be required to submit zoning requests for rezoning of the subject parcels. The applicant may also seek approvals for platting, planned unit development requests, and vacation of unused right-of-way.