5.1.
Planning Commission Regular Meeting
- Meeting Date:
- 05/27/2026
Title
| CY22-26 |
Request of ISG, on behalf of the owner, Snell Real Estate, LLC, for a final plat review of Snell Addition. The subject properties are described as Lots 3, 4, and 5, Block 1, Menard Addition; except a portion of Lot 5, Block 1 (1900 and 1990 Madison Avenue).
The anticipated date of City Council action will be June 8, 2026.
The anticipated date of City Council action will be June 8, 2026.
Applicant
The applicant is ISG, on behalf of the property owner, Snell Real Estate, LLC.
Request
The applicant has requested the review of Snell Addition final plat.
Location
The subject properties are addressed at 1900 and 1990 Madison Avenue, and are legally described as Lots 3, 4, and 5, Block 1, Menard Addition; except a portion of Lot 5, Block 1.
Existing Land Use
The property is the location of Snell Motors and the Snell Motors Carwash.
Zoning
The properties are zoned B-3, Highway Commercial District.
Environmentally Sensitive Areas
There are no known environmentally sensitive areas on the site.
Public Utilities
The subject site will continue to be served by public utilities.
City Code
The City Code pertaining to the B-3, Highway Business District, may be viewed at the following link.
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTVCODI_DIV8HIBUDI
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTVCODI_DIV8HIBUDI
Site Plan Review Comments
The Site Plan and Traffic Review Committee met on May 12, 2026, and submitted the following comments.
- The applicant shall be aware that the stormwater charge will be recalculated upon review and approval of the final plat.
- Applicant Response: Thank you, noted.
- The applicant shall be aware that the City’s Critical Link Sidewalk Plan identifies a sidewalk along the west side of Haefner Drive. Future reconstruction of Haefner Drive will require installation of the sidewalk unless the City Engineer determines the sidewalk to be infeasible.
- Applicant Response: Thank you, noted.
- If not already completed, the applicant shall log into the City’s online portal and submit the notification fee payment.
- Applicant Response: Thank you, noted.
- The applicant shall be aware that if separate ownership of either parcel is anticipated in the future, additional review and consideration will be required.
- Applicant Response: Thank you, noted.
- Signage at each site shall conform to the applicable standards based on any new or revised frontages.
- Applicant Response: Thank you, noted.
- Any proposed modifications to existing site or building conditions shall trigger the requirement that all off-street parking and driving surfaces on the subject property be hard surfaced within one year of the proposed work occurring.
- Applicant Response: Thank you, noted.
- If not already done, the applicant shall log into the online portal and make notification payment.
- Applicant Response: Notification fee was paid on 05/12/2026.
Review
ISG, on behalf of the owner, Snell Real Estate, LLC, is requesting a final plat review of Snell Addition. The subject properties are described as Lots 3, 4, and 5, Block 1, Menard Addition; except a portion of Lot 5, Block 1(1900 and 1990 Madison Avenue).
The applicant is seeking a final plat review for Snell Addition, a 10.23 acre subdivision. The intent of the replat is to amend the existing property lines of the three current parcels to better coincide with the location of current structures. The plat consists of one block that contains two lots: Lot 1, which is 9.15 acres that contains the current dealership building and parking lot areas, and Lot 2, which is 1.07 acres that contains the current car wash structure and associated areas.
Standard city and private utility easements in conformance with Mankato City Code Chapter 10 have been provided where feasible.
The applicant is seeking a final plat review for Snell Addition, a 10.23 acre subdivision. The intent of the replat is to amend the existing property lines of the three current parcels to better coincide with the location of current structures. The plat consists of one block that contains two lots: Lot 1, which is 9.15 acres that contains the current dealership building and parking lot areas, and Lot 2, which is 1.07 acres that contains the current car wash structure and associated areas.
Standard city and private utility easements in conformance with Mankato City Code Chapter 10 have been provided where feasible.
A private access agreement has been provided allowing for continued vehicle access from Haefner Drive to the dealership and car wash properties. The intent of this easement is to ensure continuous private access for both proposed lots if the lots were to ever be sold and operated on a separate basis. The noted easement is 30ft across centered on the proposed property line between lot 1 & lot 2, so that a 15-foot easement is maintained on each side of the property line. The access easement location is not intended to correspond with any physical improvements to the property, as the easement lines up with the existing private driveway surfaces.
Findings
Staff respectfully submits the following findings of fact:
- General Requirements
- The site is an existing commercial complex and changes to the existing development are not proposed at this time.
- Because site improvements are not currently proposed, a drainage study has not been submitted to verify compliance. If future site modifications occur, a drainage plan will need to be submitted.
- The site provides existing storm connections.
- Streets
- The street right-of-way widths are in line with the existing street right-of-way widths. No changes are proposed.
- Future reconstruction of Haefner Drive will require the installation of the sidewalk unless determined by the City Engineer that the sidewalk is infeasible.
- Easements
- The plat provides the standard easements required in Chapter 10 of the Mankato City Code where currently feasible.
- Block Standards
- The blocks within the subdivision were designed for the intended end use as a commercial lot.
- Lot Standards
- The lots within the subdivision are intended for commercial uses and are designed to accommodate the existing use of the site.
- Public Sites and Open Spaces
- Because the property was previously platted, no parkland dedication is due at this time.
Recommendation
Staff recommends approval of the final plat with the following conditions:
- Any revised or new signage at each site will need to conform with the applicable standards based on any new/revised frontages.
- Any proposed modifications to existing site or building conditions shall trigger the requirement that all off-street parking and driving surfaces on the subject property be hard surfaced within one year of the proposed work occurring.
- Any future reconstruction of Haefner Drive will require the installation of a sidewalk along its west side, as identified in the City's Critical Link Sidewalk Plan, unless the City Engineer determines installation to be infeasible.