CY21-25

Request of Wrestling Brotherhood, with permission of the property owner, for a Land Use Plan amendment to change the guided land use from Light Industrial to Medium Density Residential. The subject properties are described as Lots 3, 4, 5, Block 16, Mankato City, Blue Earth County (Blue Earth County PID R010907206004, R010907206005, R010907206006, 1416, 1420, 1430 2^nd Avenue).  

The anticipated date of City Council action is July 14, 2025. 
 

The applicant is Wrestling Brotherhood, with permission of the property owner. 

Request of Wrestling Brotherhood, with permission of the property owner, for a Land Use Plan amendment to change the guided land use from Light Industrial to Medium Density Residential. 

The subject properties are described as Lots 3, 4, 5, Block 16, Mankato City, Blue Earth County (Blue Earth County PID R010907206004, R010907206005, R010907206006, 1416, 1420, 1430 2^nd Avenue).  

The current land use is light industrial. 

Th current zoning is M-1 Light Industrial. 

There are no known environmentally sensitve areas on the site. 

The site is serviced by public utilities. 

Mankato Charter section 9.03 - Implementation of the Comprehensive Plan - outlines the process for amendments to the City's Land Use Plan. The link can be found here: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH_CH9PL_S9.03IMCOPL 

The site plan review committee reviewed the request on May 13, 2025 and submitted the following comments: 

1. Applicant shall be aware that if they are going to increase impervious surface storm water calculations shall be provided. In addition, utility service is to be disconnected at the main if no longer used.
2. Applicant shall be aware that potential utility service fees may be assessed depending on what address is put with property.
3. Applicant shall provide an updated traffic study that conforms to the standards. Applicant has already been notified of said requirement.
4. The request will require additional review and approval by way of future zoning submission. Future requests shall include, but are not limited to, rezone, possible replat, possible conditional use permit or other requests that are applicable to the proposed project.

Wrestling Brotherhood, with the consent of the property owners, are requesting a land use plan amendment to reclassify the designated land use from Light Industrial to Medium Density Residential. 

Land use 
The City of Mankato Land Use Plan is utilized for guiding and accomplishing a coordinated, adjusted, and harmonious development of the city and its environs which will, in accordance with present and future needs, best promote health, safety, order, and general welfare. As a guideline, the Land Use Plan is not a zoning document. The policies, goals, and objectives are to be complementary to the City of Mankato Comprehensive Plan and the City of Mankato Strategic Plan. The Land Use Plan is intended to promote efficiency and economy in the process of development, including, among other things, adequate provision for traffic; the promotion and protection of environmentally sensitive areas, distribution of population, providing housing alternatives; the promotion of good civic design and arrangement; efficient expenditure of public funds; and the adequate provision of public utilities and other public requirements.

There are two components to the land use plan, which are the text and the map.  The text provides the policies, goals, and objectives. In addition to the policies, goals, and objectives, the Land Use Plan includes location criteria for each of the land use classifications.
 
The proposed land use changes should address the items listed in the land use plan under the policies, goals, and objectives.  For this request, the applicant is proposing to change the property which has the land use classification from Light Industrial to Medium Density Residential. 

Proposal 
The proposed amendment seeks to change the land use to facilitate the development of a wrestling facility. According to the applicants' narrative, the proposed wrestling facility will house a gymnasium for classes and training for participants. There are three subject parcels are west of 2nd Avenue, not of Maxfleld Street, and south of Spruce Street. Together, the three parcels are 0.72 acres. The intended development will have access to and from the site along Spruce Street and 2nd Avenue. 

To engage the community, the applicants hosted a neighborhood meeting on March 31st, 2025 and on April 3rd, 2025. Meeting notices were sent out to property owners within 500 feet of the site with a 10-day notice given. In total, 3 attendees signed in at the meeting. According to the narrative, there was no negative feedback received. 

In accordance with Mankato's City Charter on April 28, 2025, the Mankato City Council referred the Land Use Plan amendment request to the Planning Commission for review and consideration. The Commission is responsible for evaluating the proposal and submitting its recommendations to the Council.

A traffic study was submitted showing that the proposed use of the property will have minimal impact on the surrounding roadwork network as there is low trip generation potential and alternative routes to access the site. 

The applicant submitted the following responses to the land use amendment request from Light Industrial to Medium Density Residential, which is in alignment with the goals as demonstrated below: 

1. Retain and enhance the character and quality of established areas and revitalize, rehabilitate or redevelop areas where such improvement is required or requested. 
   • The proposed wrestling facility will enhance the surrounding area by introducing a high-quality, community-oriented use that aligns with residential development patterns. The project supports reinvestment and revitalization of an underutilized site, promoting long-term neighborhood stability. 
2. Promote adequate housing alternatives for all income levels and age groups. 
   • While the proposed use is not housing, it complements nearby residential areas by providing recreational opportunities, helping to make the surrounding neighborhoods more attractive to a diverse range of families. 
3. Encourage the orderly growth of the community.
   • The proposed use supports orderly growth by aligning land use with current and anticipated community needs, especially the growing demand for community and recreational facilities. 
4. Promote infill development for the purpose of obtaining the maximum utilization of existing infrastructure. 
   • The site is currently served by existing municipal infrastructure, including roads, water, and sewer. By reusing this property for a community facility, the amendment promotes infill development and the efficient use of public services. 
5. Promote preservation of ravines, bluff lines, wetlands, woodlands and other environmentally sensitive areas. 
   • The site is not located within or adjacent to any environmentally sensitive areas. Any site planning will comply with local environmental regulations, and stormwater management practices will be implemented to preserve the site. 
6. Encourage landscaping and the attractive design of public and private developments. 
   • The proposed facility will incorporate site landscaping and building design that enhances the area's aesthetic appeal, ensuring compatibility with adjacent uses and contributing positively to neighborhood character. 
7. Promote complementary land uses and minimize incompatible land uses. 
   • An athletic facility is a low-intensity use that complements nearby residential neighborhoods. The amendment would minimize land use conflicts and buffer residential areas from industrial uses. 
8. Promote efficient use of municipal services
   • By utilizing existing municipal services such as water, sewer, and road infrastructure, the proposal contributes to cost-effective urban development without the need for significant new public investments. 
9. Designate adequate vacant land to allow for the growth of residential, commercial, and industrial areas. 
   • This amendment reflects a balanced approach to land use planning by transitioning a portion of underutilized industrial land to residential-compatible use, responding to current community needs while maintaining capacity for future industrial growth elsewhere in the city. 
10. Promote the orderly extension of streets and the development of pedestrian/bike corridors. 
    • The project will encourage safe access and mobility through pedestrian-friendly site design, potentially linking with existing or planned pedestrian and bike corridors. 
11. Stabilize property value by promoting the application of effective land use controls and development standards. 
    • Reclassifying this site to Residential and introducing a community-use facility will stabilize and likely increase nearby property values by reducing industrial adjacency and promoting a well-maintained, purpose-driven site that serves local families. 
12. Encourage and promote innovations in development techniques in order to obtain maximum livability and excellence in planning and design for all new developments. 
    • The facility represents an innovative reuse of industrial land for a community amenity, fostering livability, wellness, and positive development outcomes. 
13. Promote, maintain, and preserve parks and open space. 
    • While not a traditional park, the proposed use will provide recreational opportunities. 

Moving forward 

In accordance with Mankato's City Charter, on April 28, 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, conditional use permit requests, and any other applicable zoning requests.

 

City staff submitted the following findings of fact: 

1. Promote adequate low and medium-density housing for all income levels and age groups. The proposed use is not a housing project, however it is a recreational use. 
2.  Support the goals and objectives of Mankato Area Transportation and Planning Study and the parks and open space plan. The site is served by city transportation via flex routes and mobility rides. The area is currently served by Bienapfl Park. 
3. Retain and enhance the character and quality of established residential neighborhoods and revitalize, rehabilitate, or redevelop those neighborhoods where such improvements are needed. The applicant is proposing to redevelop a currently vacant lot which in the past was used as a restaurant and bar. 
4. Encourage and promote innovations in development techniques in order to obtain maximum livability and excellence in planning and design for all new developments. The applicant is proposing a recreational facility that is innovative to the area as it is redeveloping a currently vacant lot. 
5. Provide pedestrian connectivity between neighborhoods and destination points. There is no proposed sidewalk that is planned in the area according to the City of Mankato trail and sidewalk plan. 
6. Facilitate neighborhood commercial node development. The proposed use of the property is private recreational use. 

In order for the development to better conform to the goals of the Land Use Plan and Strategic Plan for the City of Mankato the Land Use Plan is recommended the following: 

1. Any future approvals shall be completed in conformance with the permitting requirements such as rezoning, and conditional use permit reviews, and other applicable zoning reviews