Resolution approving a Planned Unit Development for a residential development containing 122 residential slab-on-grade dwellings (Lot 1, Block 2, and Lot 1, Block 3, Mesenbrink Subdivision); by request M & J Property Holdings, LLC.

At the April 22, 2026, meeting, the Planning Commission recommended approval of the planned unit development.

M & J Holdings, LLC is seeking a planned unit development for the construction of 122 residential slab-on-grade dwellings. The subject properties are described as Lot 1, Block 2, and Lot 1, Block 3, Mesenbrink Subdivision (Blue Earth County PID R010915400007 and R010915400006). The applicant has informally named this proposed development, "Aveyda Preserve".

Previous Approvals:
In early 2023, the City of Mankato received a development proposal, known as Mesenbrink Mixed-use Development Project, located on an approximately 105-acre parcel. The proposed project would construct a new mixed-use development consisting of retail space, apartment units and single-family residential units. The area was previously subject to an environmental review as part of the Greater East Mankato Infill Service District AUAR. This approval has expired, and therefore the applicant conducted the Environmental Assessment Worksheet (EAW).

The EAW documented the purpose and need of the project along with the anticipated social, economic, and environmental effects. An original electronic copy of the EAW is available for review on the City’s website. The City Council adopted a resolution making a negative declaration on the need for an Environmental Impact Statement.

Following the EAW review, Mesenbrink Construction & Engineering, Inc. requested a Land Use Plan Amendment (LUPA) to change the guided land use from Public/Semi-Public to Medium Density Residential to allow for a mixed-use development including single-family dwellings, apartment units, and commercial uses. At the time, the City’s Land Use Plan showed the area to be guided as Public/Semi-Public. The City Council approved the LUPA on July 24, 2023.

Succeeding approval of the LUPA, Mesenbrink applied for preliminary plat review of Mesenbrink Subdivision. City Council approved the preliminary plat on April 8, 2024. In tandem with the preliminary plat approval, the subject property was annexed into the City of Mankato from Mankato Township. Mankato Township approved the annexation on April 17, 2024, and the City Council approved the annexation on May 13, 2024, with the subject property being officially annexed into the City on June 5, 2024.

Due to the presence of numerous wetlands within the subject property, Mesenbrink requested a conditional use permit to allow wetland sequencing and replacement. This request included approval for permanent impacts to 7.10 acres of wetland across 12 wetland basins on the subject property. This request was approved by City Council on August 12, 2024.

The most recent series of approvals included an amendment to the previously approved preliminary plat to modify the proposed lot/block layout, review of the final plat of Mesenbrink Subdivision as three blocks and large areas of public right-of-way, and rezoning of the subject property from T-Transition to various commercial and residential zoning districts. These requests were approved by City Council on December 9. 2024. Note that, with this approval, it was defined that any proposed future development shall require a planned unit development.

The development of the subject property necessitated the extension of Hoffman Road eastward. As part of the approval process, Mesenbrink was required to provide a subdivision agreement that depicted the construction of public improvements required to extend City roadway and utility infrastructure to serve the subject property.

Current Request:
The properties to be included in the new planned unit development (PUD) are located in Mesenbrink Subdivision, and are platted lots identified as Lot 1, Block 2 and Lot 1, Block 3, located on 64.94 acres and consist entirely of property zoned R-2, One- and Two-Family Dwelling District. A portion of the property is also located within and subject to the Shoreland Overlay District. Specifically, this Shoreland area is the extent of the planned unit development that is located within 1,000 feet of the Ordinary High Water Level of the Public Water identified as "Unnamed Lake 07007100" by the Minnesota DNR. The applicant states that the proposed planned unit development was prepared using the DNR's Residential Planned Unit Development guidelines.

The proposed development area is located in the easterly extent of the City of Mankato and is positioned just east of CSAH No. 12 (589th Avenue) and occupies two areas immediately north and south of the new portion of Hoffman Road.

The property is proposed to be developed with 88 single-family homes and 34 single-family attached homes, for a total of 122 slab-on-grade homes. The applicant has divided plans for the development into two separate civil plan sets (North and South). The North lot includes all the property north of Hoffman Road and features 34 slab-on-grade style single-family homes. The South lot comprises all the property south of Hoffman Road and incorporates 54 slab-on-grade single-family homes as well as 34 slab-on-grade single-family attached homes.

The applicant has stated that they do not intend to provide a phasing plan, as all private drives within the planned unit development will be installed immediately. The applicant intends homes to be constructed individually in a custom manner, based on demand. Predicated on the declared intent of the applicant, the developer will be required to install all utility and roadway infrastructure as well as landscaping prior to issuance of a Certificate of Occupancy.

Access to the development will be from the newly extended portion of Hoffman Road, with a proposed private drive, identified as "Meridian Trail", intersecting Hoffman Road roughly north to south and proving access into both areas. A second private access drive, shown as "Aveyda Bend Trail" is also proposed along the south side of Hoffman Road, just to the east of the proposed Meridian Trail. All roadways within the development will remain private and be maintained by the owner’s and/or association.

The applicant is working with staff to modify proposed road designations in order to comply with the City's roadway naming standards and ensure operational development addressing.

The applicant does not propose any pedestrian networks or connections within the development. The applicant stated that the proposed private drives are intended to serve the pedestrian and vehicle circulation throughout the development. Note that the extent of the Hoffman Road right-of-way directly adjacent to the development includes sidewalks along both frontages. This will allow potential residents access to the City sidewalk and trail system east of the subject property.

The applicant has provided an exhibit demonstrating emergency vehicle turning movements throughout the development. The exhibit shows successful turning movements throughout most of the planned drives, with the exception of the cul-de-sac. The applicant states that they will provide updated geometry for the cul-de-sac so that turning movements can be completed successfully within the bounds of the private drive. To ensure continual emergency vehicle access, all portions of the private roadways that do not maintain a continuous 20' wide drive lane (minimum of a 20'-wide drive lane, excluding roadway areas occupied by parked vehicles), shall be clearly identified as fire access ways and shall be clearly designated as no-parking areas. The applicant shall work with Public Safety to determine emergency vehicle access requirements and shall coordinate with staff to ensure compliant signage.

The applicant is proposing to construct 122 single-family and single-family-attached homes on 64.94-acres. This far exceeds the required 2.0-acre minimum area required in Mankato City Code Section 10-1912 for a planned unit development in the R-2 zoning district. The proposed development is divided into two parcels. Section 10-134 of the Mankato City Code sets the minimum lot area for one-family and one-family-attached dwelling units at 6,000 Sq. Ft. The North lot is approximately 43.19 acres (Est. 1,881,356 Sq. Ft.) in area and is proposed to contain 34 single-family homes. Based on the minimum lot requirement of the R-2, zoning district, the South parcel may have a maximum of 157 units. Based on the minimum lot requirement of the R-2, zoning district, the North parcel may technically have a maximum of 313 units. The South parcel is approximately 21.75 acres (Est. 947,430 Sq. Ft.) in area and is proposed to contain 88 single-family / single-family attached units. Based on the minimum lot requirement of the R-2, Zoning District, the South parcel may technically have a maximum of 157 units.

Parking standards for the proposed development appear to achieve Mankato City Code requirements, which requires two off-street parking stalls for each dwelling unit (minimum dimensions of 8' x 18' per stall). Plans appear to show designated garage and driveway areas for each proposed single-family & attached single-family dwelling unit. As the subject property, composed of single-family attached & detached units, is located in the R-2, Zoning District, any future rental properties would be Limited Occupancy Rentals and thus also required to provide two off-street parking stalls per dwelling unit. The applicant has confirmed their understanding of this expectation.