CY19-26

Request of Brett Skilbred for an amended preliminary plat and final plat review of Quarry View Addition. The subject properties are described as Lots 1-6, Block 24, Germania Park Addition; Lots 1-8, Block 8 & Lots 1-2, Block 9, Columbia Park Addition; and the vacated portion of Lind Street.

The applicant is Brett Skilbred.

The applicant is seeking an amendment to the previously reviewed preliminary plat and a final plat review of Quarry View Addition.

The subject properties are described as Lots 1-6, Block 24, Germania Park Addition; Lots 1-8, Block 8 & Lots 1-2, Block 9, Columbia Park Addition; and all that part of Lind Street located west of 8th Avenue and between Block 8 & 9, Columbia Park Addition.

The properties are currently vacant land.

The subject properties are zoned R-3, Limited Multiple Dwelling District.

The subject property in question was recently reviewed for multiple Planning & Zoning Approval Items:

Vacation of a portion of Lind Street included within the proposed preliminary plat area was reviewed and recommended for approval by the Planning Commission at their February 25, 2026, meeting. The City Council approved this request at their March 23, 2026, meeting. 

Review of a Preliminary Plat of the subject property, known as Quarry View Addition, was reviewed and recommended for approval by the Planning Commission at their March, 25, 2026, meeting. The City Council is anticipated to act on this request at their April 11, 2026, meeting. This Preliminary Plat is now proposed to be amended as part of this request. 

The site contains bluff areas (area exceeding 17.6% slope). Proposed Preliminary Plat displays pit wall & 10' bluff setback. 
A recent evaluation determined there are no wetlands on site. 

Public utilities will be available to the subject property following completion of the Germania Park Phase 5 Capital Improvement Program (CIP) projects.

The applicant is seeking an amendment to the previously reviewed preliminary plat and a final plat review of Quarry View Addition. The subject properties are described as Lots 1-6, Block 24, Germania Park Addition; Lots 1-8, Block 8 & Lots 1-2, Block 9, Columbia Park Addition; and the vacated portion of Lind Street.

Previous Request:
Following Council approval of the vacation of a portion of Lind Street within the subject property on March 23, 2026, the Planning Commission reviewed and recommended for approval the Preliminary Plat known as Quarry View Addition on March 25, 2026. The City Council is anticipated to act on this request at their April 11, 2026, meeting. If approved, the conditions of approval included with the Preliminary Plat would remain in effect for the current request. The applicant will be required to record the Vacation of Lind Street prior to Planning Commission review and approval of the proposed Final Plat. 

The previously reviewed Preliminary Plat proposed a one-block subdivision that contained 2 lots, Lot 1A, and Lot 1B. Lot 1A was to be located on the northern side of the subdivision area and was 1.98 acres. Lot 1B was located on the southern portion of the proposal area and was 0.98 acres. During this review process, it was noted that no wetlands exist within the subject property and that there are areas that meet the Mankato City Code's definition of bluff within the proposed project area. 

Current Request:
The amended preliminary plat creates 12 individual lots within Block 1. The proposed Final Plat created an approximately 2.78-acre subdivision. As proposed, Lots 1-3 and Lots 5-12 are shown to each have a two-family dwelling, for a total of 22 residential units.

Lot 4 is currently not shown with a structure. However, based on the size and layout of the lot, future development may occur on this parcel. If it is the applicant's intention to preserve this area for open space, it should be platted as an Outlot rather than a Lot of record. 

The subject property is zoned as R-3, Limited Multiple Dwelling District and is subject to such standards. 

The proposed Preliminary Plat incorrectly states the minimum lot area for the Two-Family dwelling in R-3, Zoning District as 10,000 Sq. Ft. The applicant shall provide an updated Preliminary Plat that states the minimum lot area as 6,000 Sq. Ft., as stated in Mankato City Code Sec. 10-167. 

The currently proposed Final Plat does not contain a signature line for the Examiner of Title. As the subject property contains Torrens property, the plat must be reviewed and signed by the Examiner of Title for Blue Earth County. The applicant shall provide an updated Final Plat with all required signature lines. 

There is an existing sealed well on the subject property, located approximately within the boundaries of the proposed Lot 4. As stated by Blue Earth County, the applicant shall not disturb it during current and future development of the subject property. 

Lots & Block Standards:
The applicant proposed 12 individual lots, 11 of which are shown for residential development. 

In the R-3, Zoning District, the minimum lot area is 6,000 Sq. Ft. for one- & two-family developments. Proposed residential lots range in size, but all conform to the minimum requirement:

• The larger corner lots are proposed at 11,191 Sq. Ft in area (Lot 1 & 12).
• The northern lots are proposed at 9,513 Sq. Ft. in area (Lot 2 & 3).
• The central lots are proposed at 8,813 Sq. Ft. in area (Lot 5 & 6).
• The southern lots are proposed at 8,820 Sq. Ft. in area (Lots 7, 8, 9*, 10, & 11). 
• The "open space" lot is proposed to be 14,889 Sq. Ft. in area (Lot 4).

Lot 9 is unique to the development as it is divided into 9A & 9B. This is because the 9A portion is Abstract property and the 9B portion is Torrens property. Torrens and Abstract are two different ways of recording property records in the State of Minnesota. Torrens property has a Certificate of Title that gives conclusive proof of ownership with some exceptions. It consolidates records into a single document registered with the state. Abstract property, on the other hand, is recorded on individual Deeds separate from other documentation like mortgages and satisfactions. Because these systems operate in a very different manner, Blue Earth County must continue to record property records using the underlying system at the time of platting. In order to ensure these systems remain clear, property must be identified by its system, which necessitates that plats containing areas with differing systems are identified separately. Because of this, the split between the Abstract property, the northern lots, and the Torrens property, the southern lots, divide the proposed Lot 9 area in two. The proposed townhome unit that is divided between Lot 9A & 9B will be constructed across both Torrens & Abstract property, which will necessitate the future property owner to take extra steps in the recording process. 

In the R-3, Zoning District, the required setbacks for one- and two-family dwellings are defined around providing a: 25' front yard setback, 12.5' corner side yard setback, 6' side yard setback, and 25' rear yard setback. The proposed concept development appears to conform to the required setbacks. There is a maximum ground coverage of 35% of the lot area. This dictates the total area of structure that may be permitted on a lot. The proposed development does not appear to exceed the 35% maximum coverage. 
 
Proposed lots and blocks appear to conform to the Block & Lot standards of the Mankato City Code.

Easements: 
The Mankato City Code requires that every lot be platted to include standard drainage & utility easements. Each development shall include easements at least 20 feet wide centered on exterior lot lines and ten feet wide centered on interior lot lines. 

The proposed plats show the standard 10' drainage & utility easements along the front, corner-side, and a portion of the rear yards. The proposed easements must be depicted consistently across the entirety of the development. The standard 5' easements along the shared property lines are shown to only extend to the rear yard setbacks / bluff line. Code requires that the easement extend the full duration of the lot, even if there is reasonable doubt in the ability for easements to be utilized within the bluff/quarry area. The applicant shall provide updated plats depicting the code-required easements consistently throughout the subdivision. 

Note: The plat provided shows proposed property monument locations that do not accurately reflect the boundaries of a portion of the lots due to the extreme elevation change between the proposed build area and the quarry below, due to the pit/quarry wall. The Surveyor will be required to set monuments that accurately reflect the proposed lot locations. This may require that additional pins be set within the quarry area of these lots. 

Streets:
The proposed development is bounded by Cleveland Street, 8th Ave, Lind Street, and Harper Streets. The provided concept plan shows all proposed lots will be accessed from driveway connections to 8th Avenue. Note that 8th Ave is actively under construction as part of the Germania Park Phase 5 CIP Project and that occupation of the subject property will not be permitted until roadway improvements are fully completed. 

A portion of Lind Street located west of 8th Avenue was recently vacated and is included within the proposed plat area. 

Additionally, aerial imagery of the site shows that the Cleveland Street quarry access road encroaches into Lot 1, Block 1 of the proposed subdivision. The applicant shall modify this condition or provide an access agreement or easement that allows for continued access to the quarry through the subject property. 

Utilities: 
Private utility connections are proposed to be made to the public utilities within the 8th Ave ROW. These utilities will be available for connection following completion of the Germania Park Phase 5 Capital Improvement Program (CIP) projects. Occupancy of the subject property will not be permitted until completion of utility improvements associated with this CIP Project has ensured sufficient utility connections are available to the proposed development. 

Multiple private utilities were noted to be present within the subject property as part of previous approvals. The applicant shall work with the utility providers to vacate any existing utilities within the proposed development areas and dedicate any necessary easements to ensure continued service coverage. The applicant has already met with Xcel Energy to discuss overhead utility poles near the subject property. Xcel Energy and the applicant reached a verbal agreement that an existing span guy support pole on the west side of 8^th Ave may be relocated by moving that particular pole to the north, and adding a second span guy pole to the south that will give support to the line that runs to the east. Xcel noted that these poles will need to be on the lot lines, and may assist in distributing power to any proposed future development. 

The applicant proposes to utilize drainage facilities constructed south of the subject property within the Public ROW. The applicant shall work with the City Engineer on all proposed drainage improvements. Additionally, the applicant shall enter into a Subdivider's Agreement for any public improvements or improvements located in the public right of way. 

Public Sites & Open Spaces:
The applicant does not propose any public open spaces as part of the proposed subdivision. 

As the property was previously platted as part of Germania Park Addition and Columbia Park Addition, Parkland Dedication or payment-in-lieu-of Parkland Dedication is not required. 

The applicant has stated that they intend to maintain Lot 4 as an open space to be utilized by the neighborhood. As stated above, in the proposed plans, Lot 4 is currently not shown with a structure. However, based on the size and layout of the lot, future development may occur on this parcel. If it is the applicant's intention to preserve this area for open space, it should be platted as an Outlot rather than as a Lot of record. 

Environmentally Sensitive Areas:
A wetland analysis determined there are no existing wetlands on site. 

The City's environmentally sensitive areas map identified portions of the subject property as slope exceeding 17.6%. The subject property has been surveyed as part of the proposed development process. Two main areas of elevation change were identified in this process, the quarry wall and a man-made earthen berm. The applicant states that all identified bluff areas were man-made as part of the quarrying process. The applicant proposes to remove much of the berm as part of the site grading process. 

The proposed preliminary plat depicts the bluff line associated with the existing quarry wall. Structures will be required to be setback a minimum of 10' from the bluff line. Additionally, the applicant will be required to install safety fencing between the proposed development area and the quarry wall. 

Concept Plan:
The proposed concept plan shows 11 twin-home (also known as duplexes) buildings, for a total of 22 new dwelling units. The proposed concept depicts duplicate units arranged as two-story duplexes with horizontal siding and front pedestrian and garage entries. Each unit contains three bedrooms, two bathrooms, and a large single stall garage. A second-story deck is shown along the rear elevation of the proposed units.

Any proposed deck shall be subject to structural setbacks and lot coverage requirements. If duplexes are constructed without the deck, but with the intention of future deck expansion (i.e. installation of a ledger board), the proposed building shall be reviewed to ensure any proposed deck will meet lot coverage and setback requirements. 

In the future, if the applicant intends to rent the units, they will be restricted to Limited Occupancy only. Meaning that occupancy will be limited to two unrelated individuals of a family, as defined in the City of Mankato Rental Code (Chapter 7).

If the applicant proposes to construct any signage associated with the development, a sign permit shall be applied for and issued prior to installation. It is recommended that any proposed development signage be installed within shared common space to ensure continued maintenance access.

Blue Earth County Comment:
Blue Earth County (BEC) Staff provided feedback pertaining to the proposed Preliminary & Final Plats. BEC Staff asked for additional clarity regarding the bearings & distances defined by the plats and for clarification of the Lind Street Vacation status. These comments will be provided to the applicant as part of the Site Plan Review Comments.