CY15-25

Request of Archer-Daniels Midland Company for the preliminary plat review of ADM Mankato First Addition. The subject property is described as part of the Northwest Quarter of the Southwest Quarter of Section 5 and that part of the North Half of the Southeast Quarter of Section 6, all in Township 108 North Range 26 West, Blue Earth County; part of Block 7, Mankato Industrial Acres; Lots 5, 6, 7 of Block 4 and a part of Block 7, Mankato Industrial Acres Subdivision; Lots 2, 3, 4, Block 4, Mankato Industrial Acres, Tracts A, B, and C, RLS No. 105; Lot 1, Block 4, Industrial Acres subdivision, all in the city of Mankato (2019 3^rd Avenue, etal, Blue Earth County PID R010906427006, R010906277004, R010906426007, R010906426006, R010906426001, etal).

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

The applicant is Archer-Daniels Midland Company. 

The applicant is requesting the review of the ADM Mankato First Addition preliminary plat. 

The subject property is located on the eastern side of 3rd Avenue and is addressed as 2019 3rd Avenue. It is generally described as part of the Northwest Quarter of the Southwest Quarter of Section 5 and that part of the North Half of the Southeast Quarter of Section 6, all in Township 108 North Range 26 West, Blue Earth County; part of Block 7, Mankato Industrial Acres; Lots 5, 6, 7 of Block 4 and a part of Block 7, Mankato Industrial Acres Subdivision; Lots 2, 3, 4, Block 4, Mankato Industrial Acres, Tracts A, B, and C, RLS No. 105; Lot 1, Block 4, Industrial Acres subdivision, all in the city of Mankato. 

The property is currently used for industrial purposes and no changes to the current uses are proposed. 

The subject properties are zoned M-2, Heavy Industrial. 

The property was evaluated for wetlands as part of the platting property, and the delineated wetlands are shown on the plat. 

The subject site is served by public utilities. 

Chapter 11 of Mankato City Code provides Subdivision and Development Regulations (Platting) and the link can be found here: 

https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH11SUDEREPL

The Site Plan and Traffic Advisory Committee reviewed the request at their March 11, 2025 meeting and provided the following comments. The applicant's subsequent responses are also provided.  

1. If not already complete, the applicant shall access the eportal and make payment for the notifications sent to the adjacent properties.   Applicant's response: DONE
2. The applicant will be required to make a payment in lieu of parkland dedication for the previously unplatted areas. Please provide the area of the unplatted portion contained in the proposal. Applicant's response: Noted.  Please advise what this payment amount will be.
3. The applicant shall dedicate all standard easements around the entirety of the lot.  Applicant's response:The current submitted plat has proposed dedicated easements around the entire lot where it is feasible for any utilities to be placed.  I don’t think it is in the best interest of the owner to introduce new dedicated easements where physical above ground obstructions are already built.  Those would just introduce encroachment issues.   Please advise specifically where the City believes easements could be dedicated where they aren’t already proposed.
4. The applicant shall work with the City of Mankato Engineering Department to determine what, if anything, will be necessary for the current encroachments located within the Mill Street/Lind Street right of way area.  Applicant's response: Owner is open to working with the City on issues.
5. The applicant shall be agreeable to future temporary access easements for the future reconstruction of the 3^rd Avenue corridor.  Applicant's response: Owner is open to discussing the granting of temporary easements to the City.

Archer-Daniels Midland Company is requesting the review of the preliminary plat review of ADM Mankato First Addition. The subject property is described as part of the Northwest Quarter of the Southwest Quarter of Section 5 and that part of the North Half of the Southeast Quarter of Section 6, all in Township 108 North Range 26 West, Blue Earth County; part of Block 7, Mankato Industrial Acres; Lots 5, 6, 7 of Block 4 and a part of Block 7, Mankato Industrial Acres Subdivision; Lots 2, 3, 4, Block 4, Mankato Industrial Acres, Tracts A, B, and C, RLS No. 105; Lot 1, Block 4, Industrial Acres subdivision, all in the city of Mankato (2019 3rd Avenue, etal, Blue Earth County PID R010906427006, R010906277004, R010906426007, R010906426006, R010906426001, etal).

The site is the location of an existing industrial manufacturing facility and changes are not proposed in conjunction with this plat. On June 13, 2022 the City Council approved a conditional use permit to allow a building expansion to accommodate a new boiler system at the subject property. One of the conditions of approval in the approving resolution for the project was that the unplatted portions of the property be platted in accordance with Mankato City Code.  

As such, the property owner has submitted the preliminary plat for ADM Mankato First Addition. The plat combines several existing underlying parcels into a new one-block subdivision. Within that block, there are three lots: 1A, 1B, and 1C. The desired intent is to have a one-lot, one-block subdivision, but because of the titling of the underlying parcels being both abstract and Torrens, the lots have all been given a Lot 1 designation as well as a letter to distinguish their underlying titling designation. 

The total area included in ADM Mankato First Addition plat is 36.02. Lot 1A is a Torrens property and encompasses 5.52 acres. Lot 1B is also a Torrens property and encompasses 3.90 acres. Lot 1C is an abstract property and encompasses 26.06 acres. The area for Third Avenue dedication totals 0.54 acres. 

On the northern side of the plat, Mill Street, otherwise known as Lind Street, and Second Avenue will remain. The plat also dedicates 33’ for the eastern side for the remainder of the 3rd Avenue corridor.    

An irregular polygon-shaped parcel on the southwestern side of the subject property is excluded from the plat. Through the platting process, this parcel has been determined to be excluded from the applicant's legal descriptions, and not in the applicant's ownership. 

As required by the platting process, the applicant conducted a wetland delineation. Four wetlands were found, and they are identified on the site are shown on the plat. 

A payment in lieu of parkland dedication will be required for all previously unplatted parcels in the proposed ADM Mankato First Addition plat. The payment for payment in lieu of parkland dedication will be $78,180. 

There are several existing non-conforming scenarios shown in the presented documentation. Future redevelopment of the site will require that the current conditions be brought into conformance with the current codes. In addition to the site non-conformities, there are encroachments shown on the northern side of the property in the Mills Street, AKA Lind Street, and the Second Avenue right of way areas. The Site Plan and Traffic Advisory provided a comment that the applicant should work with the Engineering department to obtain any necessary authorization for those existing encroachments. The applicant acknowledged the comment and a condition representing this is recommended. 

Standard City easements in conformance with Mankato City Code Chapter 11 have been provided where feasible. In locations where it has been noted to be not feasible to provide easements because of the current conditions, the applicant has indicated that, upon redevelopment, they are amenable to future dedications as may be necessary and in conformance with Code standards. A recommended condition is included that addresses this scenario. The existing conditions information also shows several private easements on the subject site. 
 

Staff respectfully submits the following findings of fact:

1. General Requirements
   1. The site is an existing manufacturing complex and changes to the existing development are not proposed at this time. In the future, as redevelopment or future improvements to the site occur, the site will be required to be brought into conformance.
   2. Because site improvements are not currently proposed, a drainage study has not been submitted to verify compliance with the City drainage requirements. At such time as future site modifications occur, drainage, as would be applicable with a future improvement, will be required. 
   3. The site provides existing storm connections. In the future, if redevelopment or additional site infrastructure is proposed, stormwater will need to be provided in conformance with City Codes and as allowed by any required MS4 permit.
   4. On-site wetlands have been delineated and are shown on the plat. 
2. Streets
   1. The street right-of-way widths are in line with the existing street right-of-way widths along the 3rd Avenue Corridor. No changes are proposed to the Mills Street, AKA Lind Street, and Second Avenue right of ways. 
3. Easements
   1. The plat provides the standard easements required in Chapter 11 of the Mankato City Code where currently feasible. As future development on the site occurs where not currently feasible to dedicate easement because of current conditions, dedication of standard easements will be necessary.
4. Block Standards
   1. The blocks within the subdivision were designed for the intended end use as an industrial lot. Changes to the current use of the site are not proposed. 
5. Lot Standards
   1. The lots within the subdivision are intended for industrial uses and are designed to accommodate the existing use of the site. 
   2. Concept plans have not been submitted for the industrial development as redevelopment is not proposed.
6. Public Sites and Open Spaces
   1. The applicant will be required to make a payment in lieu of parkland dedication based on the 2025 values. 

Staff recommends approval of the preliminary plat with the following conditions: 

1. The applicant shall work with the City of Mankato Engineering Department to determine what, if anything, will be necessary for the current encroachments located within the Mill Street/Lind Street right of way area. 
2. The applicant shall dedicate easements on the property in conformance with Chapter 11 of the Mankato City Code. Where current conditions restrict the ability to provide standard easements, upon redevelopment or future improvements in the subject areas, the applicant and any future successors shall provide said easements. 
3. Payment in lieu of parkland dedication in the amount of $78,180 will be required prior to affixing signatures on the final plat.