CY42-26

Request of Jones Haugh & Smith, with permission of the property owner, Scott Brown, for a final plat review of Metcon Addition, and a conditional use permit to allow a wetland replacement on the subject site. The subject property is described as That part of the Southwest Quarter of Section 11, Township 108 North Range 26 West, Blue Earth County.

The anticipated date of City Council action is October 13, 2026. 

The applicant is Jones Haugh & Smith, with permission of the property owner, Scott Brown.

The applicant is seeking a Final Plat review of Metcon Addition, and a Conditional Use Permit to allow for wetland replacement on the subject site.

The subject property is located at Blue Earth County PID R430911300021 and is legally described as: That part of the Southwest Quarter of Section 11, Township 108 North Range 26 West, Blue Earth County, Minnesota, described as: commencing at the southwesterly corner of Parcel D of Blue Earth County Highway Right of Way Plat No. 27, on file and of record with the Blue Earth County Recorder; thence South 52 degrees 36 minutes 53 seconds East, (Minnesota County Coordinate System - Blue Earth County Zone - HARN NAD83 - 1996), along the southerly line of said Parcel D, 196.59 feet to the point of curvature of a circular curve to the left; thence southeasterly, along said southerly line, along a 500.00 foot radius curve, central angle = 01 degrees 42 minutes 19 seconds, an arc distance of 14.88 feet; thence South 00 degrees 22 minutes 32 seconds East, not radially to said curve, 763.46 feet to the point of beginning, said point being on a circular curve which center of radius bears South 28 degrees 10 minutes 32 seconds West; thence northwesterly, along a 283.15 foot radius curve, central angle = 28 degrees 33 minutes 27 seconds, an arc distance of 141.13 feet to the point of tangency of said curve; thence South 89 degrees 37 minutes 06 seconds West, along the tangent of said curve, 371.30 feet to the point of curvature of a circular curve to the right; thence northwesterly, along a 320.00 foot radius curve, central angle = 56 degrees 19 minutes 18 seconds, an arc distance of 314.56 feet to the point of tangency of said curve; thence North 34 degrees 03 minutes 36 seconds West, along the tangent of said curve, 25.30 feet; thence North 10 degrees 56 minutes 24 seconds East, 70.71 feet to a point on the southeasterly line of Parcel C of said Blue Earth County Highway Right of Way Plat No. 27; thence South 55 degrees 56 minutes 24 seconds West, along said southeasterly line and along the southeasterly line of Parcel B of said Blue Earth County Highway Right of Way Plat No. 27, 192.96 feet to the point of curvature of a circular curve to the left; thence southwesterly, along said southeasterly line, along a 971.35 foot radius curve, central angle = 49 degrees 57 minutes 56 seconds, an arc distance of 847.08 feet to the most northerly corner of Parcel K1 of Blue Earth County Highway Right of Way Plat No. 30, on file and of record with the Blue Earth County Recorder; thence South 44 degrees 41 minutes 23 seconds East, not radially to said curve, along the northerly line of said Parcel K1; a distance of 118.21 feet; thence South 89 degrees 27 minutes 10 seconds East, along said northerly line, 376.49 feet; thence North 89 degrees 37 minutes 28 seconds East, along said northerly line, 366.29 feet to the northeasterly corner of said Parcel K1; thence North 00 degrees 18 minutes 44 seconds West, 245.61 feet; thence North 89 degrees 37 minutes 06 seconds East, 366.00 feet; thence South 00 degrees 18 minutes 44 seconds East, 245.65 feet to the northwest corner of Parcel K2 of said Blue Earth County Highway Right of Way Plat No. 30; thence North 89 degrees 37 minutes 28 seconds East, along the north line of said Parcel K2, a distance of 33.00 feet; thence North 00 degrees 18 minutes 44 seconds West, 585.65 feet; thence North 89 degrees 37 minutes 06 seconds East, 135.35 feet; thence North 00 degrees 22 minutes 32 seconds West, 45.55 feet to the point of beginning; Excepting therefrom all of Freyberg Addition, Blue Earth County, Minnesota.

The subject property is currently an undeveloped agricultural field.

Following the recent annexation into the City of Mankato, the subject property was zoned to T- Transition District. 

The Mankato City Council approved a request to rezone the subject property to M-1, Light Industrial District and B-3, Highway Business District at their September 14, 2026, meeting. 

The Preliminary Plat of Metcon Addition and Rezoning of the Subject Property to a mix of M-1, Light Industrial and B-3, Highway Business Districts was reviewed by the Planning Commission at their August 26th, 2026, meeting and recommended for approval. The City Council adopted an ordinance rezoning the subject property at their September 14, 2026, meeting.  

The Technical Evaluation Panel (TEP) reviewed the wetland replacement plan for Metcon Addition at their September 16, 2026, meeting. The TEP provided a series of comments to the applicant and requested that updates be made by the applicant. The applicant provided an updated version of the wetland replacement plan to the TEP on September 18, 2026. Any future TEP recommended alterations to the plan shall be directed to the applicant. 

Environmentally Sensitive Areas, Wetlands: Three wetland basins are present on the subject property. The preliminary plat represented the locations of these wetlands. Two wetlands are present within the proposed Block 1 and one wetland is located within Ponderosa Court & Outlot A. Due to the location of these wetlands, the applicant would be unable to construct the proposed subdivision as intended. It is the applicant's intent to remove these wetlands and purchase wetland replacement credits from a wetland bank.

The applicant has provided wetland application documentation for removal of said wetlands. Until such time as all required documentation has been provided and the TEP has completed their review of the proposal, the wetlands delineated onsite shall not be permitted to be impacted by the applicant. 

The applicant proposes to extend utilities to the subdivision via existing services located within Adams Street. The utility plan provided shows that Ponderosa Court shall act as the primary utility corridor into the subdivision. 

The applicant proposed to construct an onsite stormwater pond within the subdivision. 
 

Mankato City Code Chapter 10, Article XII, provides Design Standards for subdivisions that the subject property will be subject to at the time of platting: 
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTXIISUDEREPL_DIV3DEST

The Mankato City Code related to B-3, Highway Business District zoning criteria, can be found in Chapter 10, Article V, Division 8, as linked here: 
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTVCODI_DIV8HIBUDI 

Mankato City Code Chapter 10. Article VII. Division 3. Provides standards for the M-1 Light Industrial District. Linked Here:
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSDE_ARTVIIINDI_DIV3LIINDI

Mankato City Code section 10.82, Subd.11 provides wetland standards: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTIXSTGEAP_S10.82SPPRAPSPPECOUS

Minnesota Rule Chapter 8420, Wetland Conservations, provides regulatory guidance on wetland evaluations: https://www.revisor.mn.gov/rules/8420/

The Site Plan and Traffic Committee reviewed the request at their September 8, 2026, meeting and the following comments were provided. The applicant subsequently replied, as shown in the italics:

1. If not already complete, the applicant shall log in to the online portal and make notice fee payments. Applicant: "Acknowledged."
2. The applicant shall make a payment in lieu of parkland dedication accordance with Mankato City Code. Payment in lieu of parkland dedication for Outlot A shall occur at the time of platting of the Outlot into lots & blocks. Payment shall be provided prior to, or in conjunction with, affixing signatures on the final plat. Applicant: "Acknowledged."
3. The applicant shall execute a subdivision agreement with the City, prior to affixing signatures to the final plat, that outlines the terms of the agreement for proposed and future public stormwater, infrastructure, and utility elements. Applicant: "Acknowledged."
4. The stormwater pond proposed on Outlot B shall be improved privately and dedicated to the public. This shall be defined within the subdivision agreement. Applicant: "Acknowledged."
5. The applicant shall coordinate with Kurt Klinder, of the City of Mankato, to determine addressing for the proposed subdivision. Applicant: "Acknowledged."
6. The applicant shall work with Blue Earth County to ensure any necessary approval or permit for the proposed site stormwater discharge has been received prior to work occurring. Applicant: "Acknowledged."
7. Applicants shall formally replace wetlands prior to submitting for a building permit or starting any work in the subject development area. Applicant: "Acknowledged."
8. The applicant shall review and confirm scale of Final Plat. Final Plat scale verified as correct on attached updated version.
9. The wider D&U Easement to the east of the basin (Outlot B) is dimensioned as 3600.00’ on the Preliminary Plat. Please correct. Applicant: "Dimension updated."
10. Emergency Overflow Elevation listed as 1015.5 in plans, but 1015 in drainage report memorandum. Please correct. Applicant: "Elevation corrected within attached Drainage Memo version."
11. Please provide assumed impervious coverage of each lot (i.e., 80%) as context to the drainage report. This will streamline acceptance of regional basin to satisfy treatment requirements in future building permits to develop these lots. Applicant: "The entire development was assumed to be 72% Impervious as Urban Industrial (72% Impervious per HydroCAD). This includes all rights of way and Outlots. Accounting for the hard surfaces within Ponderosa Court, removing the stormwater pond Outlot, and redistributing the design hard surface areas across the lots would result in an available impervious surface coverage of 90% for the lots."
12. A Development Agreement will be required to be executed between the City and Developer. The agreement shall address any proposed public improvements or private improvements within the Public Way. Applicant: "Acknowledged."
13. Until such time as the Wetland Credits have been purchased, the wetland areas shall remain fully represented as delineated boundaries on the Final Plat. Applicant shall provide an updated Final Plat depicting the specified boundaries. Applicant: "Updated Final Plat showing the delineated boundaries attached."
14. The existing field approach off of CSAH 17 was constructed for agricultural access. With the change in land use, we anticipate an occasional need to access the pond for maintenance. This access is to be only used for pond or other maintenance related activities with the change in use of the parcel. Any other types of use will result in the removal of the access. No construction or other traffic shall use the access or park in the County ROW. Applicant: "Acknowledged."
15. An engineer’s estimate for the public improvements is necessary for the subdividers agreement. This should be provided no later than Thursday, September 10 if the applicant desires to have the subdividers agreement included in the upcoming review cycle. Applicant: "Engineer’s Estimate previously emailed to Molly Westman on September 10th."
16. The City of Mankato TEP, Technical Evaluation Panel, will review the wetland portion of the request at their meeting on Wednesday, September 16 during a meeting starting at 1:00pm. Applicant: "Acknowledged."

The applicant, Jones Haugh & Smith, with permission of the property owner, Scott Brown, is requesting a Final Plat review of Metcon Addition, and a Conditional Use Permit to allow for replacement of three wetlands located within the subject site.

Final Plat:
The applicant has submitted a request for a Final plat review of the Metcon Addition. The plat creates a new public cul-de-sac, identified as “Ponderosa Court”, a new retention pond within Outlot B, and depicts a potential future extension of Evergreen Drive.

The proposed Final Plat contains two Outlots and a Block. Block 1 contains three new lots. Lot 1 is proposed to contain 1.64 acres. Lot 2 is proposed to contain 2.41 acres. Lot 3 is proposed to contain 2.00 acres of area.

On the western side of the newly created Ponderosa Court is Outlot A, which the applicant proposes to zone for Highway Commercial use. As an Outlot, Outlot A will require future subdivision prior to development occurring. Outlot B is proposed to encompass the south-west corner of the subdivision and will serve as the location of a public stormwater pond. A development agreement will be drafted to outline the intended development conditions of the stormwater pond. The agreement shall also ensure that once the required stormwater improvements have been completed, Outlot B will be dedicated to the City for use as a public stormwater pond.

Access to Lots 1 and 2 will be via a connection to the newly proposed Ponderosa Court. Conceptually, a second access to Lot 2 will be via a connection to Adams Street.  The proposed second access would be shared with Lot 3.  Access is restricted to County State Aid Highway 12 and County State Aid Highway 17/Madison Avenue.

In addition to Ponderosa Court, the applicant is proposing to install a dedicated turn lane on Adams Street to serve Ponderosa Court. The right-of-way will also include a continuation of the existing dedicated bike lane. The applicant has provided a sidewalk network along the full duration of Ponderosa Court.

Evergreen Drive is being platted on the eastern side of the subdivision.  This access will not be constructed at this time but will provide access to the subdivision if the level of County State Aid Highway 12/Adams Street access is reduced. A condition has been included, which states that the applicant shall be a willing petitioner for full roadway improvement of Evergreen Drive, particularly if the CSAH 12/Adams Street or Ponderosa Court/Adams Street intersection results in operational or safety issues. The proposed ROW width of Evergreen Drive shall be sixty-six feet (66'). 

Each lot proposed contains standard utility and drainage easements as well as expanded drainage and utility easements to serve stormwater swales located on the lots. Easements have also been proposed along the boundaries of Outlot A. 

The applicant rezoned these three lots for light industrial uses. The applicant states that Met-Con is planning to construct an office and shop on Lot 2.

Payment In Lieu of Parkland Dedication:
The subdivision has not designated an area for a playground or park in the comprehensive development plan. The owner or subdivider, in lieu of property dedication, shall provide a payment in lieu of parkland dedication fee in the specified amount determined by an analysis based on the City's Section 10–2193 Standards. In accordance with these standards, the Blue Earth County assessor is evaluating the value of the subject property to determine the appropriate payment amount. Payment will be due in conjunction with or prior to affixing signatures to the final plat of the subject property.

As the proposed subdivision depicts one block and two Outlots, only the block shall be subject to the parkland dedication standards at this time. At the time that Outlot A is platted for development, it shall be subject to the parkland dedication standards and the fee shall then be paid prior to recording of the plat. 

Wetland Replacement:
Three wetland basins are present on the subject property. Two wetlands are present within the proposed Block 1 and one wetland is located within Ponderosa Court & Outlot A. Due to the location of these wetlands, the applicant would be unable to construct the proposed subdivision as intended without permanently impacting these wetlands. It is the applicant's intent to remove these wetlands and purchase wetland replacement credits from a wetland bank.

The applicant intends to seek replacement of all three wetlands located within the subject property, as each wetland would be permanently impacted by the proposed development. The three wetlands, identified as Seasonal Flood Basins within a farm field, total approximately 18,792 Sq. Ft. or 0.4314 acres in total area:

• Basin 1 is approximately 6,262 Sq. Ft. in area and is located in the path of the proposed Ponderosa Ct roadway. 
• Basin 2 is approximately 2,811 Sq. Ft. in area and is located in the proposed Lot 1 site. 
• Basin 3 is approximately 9,719 Sq. Ft. in area and is located along the boundary of the proposed Lots 2 & 3. 

The applicant is requesting sequencing flexibility to allow for impacts to the wetlands in order to construct the development as proposed. It is the applicant's intention to replace the impacted wetlands by purchasing wetland bank credits. In total, 0.4314 acres will be impacted and 0.8628 (a rate of 2:1) acres of wetland credits will be purchased. The SWC wetland credits will be purchased from a Wetland Bank located within Blue Earth County, specifically the Wetland Bank Account #1804, an account owned by "Guentzel Family Farms", which is located within the same major watershed (#28), and in the same Bank Service Area (#9). 

The Technical Evaluation Panel (TEP) reviewed the wetland replacement plan for Metcon Addition at their September 16, 2026, meeting. The TEP provided a series of comments to the applicant and requested that updates be made by the applicant. An updated report has been received by the TEP. 

Staff respectfully submits the following findings of fact for the requested Final Plat of Metcon Addition:

1. General Requirements
   1. The site is designed in conformance with the location and width of streets, the general drainage situation, lot sizes and arrangement.
   2. Concept plans for the future site development show the dedication of a public stormwater pond located within Outlot B.
   3. The site provides storm drains and stormwater facilities that outlet into the city's stormwater facilities at the rates and volumes allowed by the MS4 permit.
   4. Three onsite wetlands are shown on the plat. The applicant has requested replacement of these existing wetlands.
   5. Drainage study information has been submitted to the City Engineer to verify compliance with the City drainage requirements.
2. Streets
   1. The street right-of-way widths conform to the standards outlined in Chapter 10 of Mankato City Code. 
   2. The applicant proposes to construct a new public roadway identified as "Ponderosa Court".
   3. The applicant proposes to dedicate a portion of the subject property as Right-of-Way for the future extension of “Evergreen Drive”. 
   4. The applicant proposes to modify the existing condition of the adjacent Adams Street Right-of-Way, by constructing a dedicated right turn lane for Ponderosa Court. 
   5. The existing dedicated bike lanes along Adams Street will remain in place.
   6. Only one private access shall be permitted off of Adams St. The applicant intends to construct a singular shared access for lots 2 & 3. All other accesses will be restricted to Ponderosa Ct or the future Evergreen Dr.
   7. Outstanding Deferred Assessments are present on the Subject Property. 
3. Easements
   1. The preliminary plat provides the standard drainage & utility easements required in Chapter 10 of the Mankato City Code. 
   2. Drainage and utility easements are provided to encompass the full extent of all proposed rear-lot swales to ensure adequate access for drainage conveyance, maintenance, and long-term operation.
4. Block Standards
   1. The blocks within the subdivision were designed for the intended end use as light industrial uses.
   2. At a future date, Outlot A is intended to be platted into four commercial lots.
   3. Outlot B will be dedicated as a public stormwater pond.
5. Lot Standards
   1. The lots are designed in conformance with the standards set forth in Chapter 10. 
   2. The lots within the subdivision are intended for light industrial development. 
   3. The concept plan for the industrial areas demonstrates adequate areas to allow off-street parking, loading areas and such other facilities. Further review and consideration will be required for any site improvements proposed at the subject property.
6. Public Sites and Open Spaces
   1. The subdivision has not designated an area for parkland or public open space in the comprehensive development plan.
   2. The applicant will be required to make a payment-in-lieu of parkland dedication, as the subject parcel has not previously been platted. The amount of this fee will be determined in conformance with Mankato City Code standards and payment will be due prior to or in conjunction with affixing signatures to the Final Plat.
   3. At this time, payment in lieu of parkland dedication shall not include the proposed Outlot A. Payment in lieu of parkland dedication shall be required prior to affixing signatures to any final plat which defines Outlot A into Lots & Blocks. 

Staff respectfully submits the following findings of fact for the requested Wetland Replacement:

1. The Technical Evaluation Panel (TEP) recommended approval of the wetland replacement plan following the finalization of updates requested at their September 16, 2026, meeting. 
2. The applicant proposed to permanently impact 0.4314 acres of wetland area. 
3. Wetland sequencing and replacement plan decisions under Minnesota Rules, Parts 8420.0520 through 8420.0550, are considered as Conditional Uses per Mankato City Code Section 10-1500. 
4. The proposed replacement site is in the same major watershed and in the same bank service area. 
5. The request does not interfere with or diminish the use of property in the immediate vicinity. The wetlands being removed from the subject development are predominantly classified as seasonal wetlands and the removal of the wetlands from the subject development is not anticipated to interfere with the use of the property in the immediate vicinity. 
6. The new development will be adequately served by public facilities and services, which is the applicant's stated reasoning for replacement of the wetlands.
7. The new development is not anticipated to cause undue traffic congestion, and the removal of the wetlands is necessary in order to construct the necessary street network to serve the proposed development and for reasonable use of the proposed industrial lots.
8. The wetland replacement will not cause a negative cumulative effect, when considered in conjunction with the cumulative effect of various special uses of all types on the immediate neighborhood, and the effect of the proposed type of conditional use upon the City as a whole.
9. There are no known significant historical and architectural resources associated with the wetland replacement.
10. The wetland replacement request complies with Minnesota Rule 8420. 
11. The request is in keeping with the comprehensive planning policies of the City. 
12. The proposed wetland replacement will not jeopardize the public's health, safety, or general welfare.
13. To the extent known, the development, when considered with the recommended conditions, conforms with all other applicable regulations of the district, and other applicable ordinances. 

Based on conformance with the conditions of the Preliminary Plat, Staff recommends approval of the Final Plat.

Staff recommends approval of the Conditional Use Permit to allow Wetland Replacement for 0.4314 acres of wetland impacts with the following conditions:

1. Wetland replacement shall occur at a ratio of 2:1.
2. No wetland impacts shall occur until documentation of the official bank purchase has occurred and has been provided to City Staff in its complete state. 
3. Applicant shall make any additional requested alterations to the Wetland Replacement Application and return an updated copy to the TEP for review.