CY32-25

Request of Leo A. Daly, with permission of the property owner, for a preliminary and final plat review of BCA Southern Regional Office and Laboratory Subdivision, Blue Earth County. The subject property is described as Outlot A, Blue Earth County Justice Center Subdivision, Blue Earth County (Blue Earth County PID R010915200011).  

The anticipated date of City Council action is August 11, 2025. 

 

The applicant is Leo A. Daly, with permission of the property owner. 

The applicant is requesting review of the preliminary and final plat of BCA Southern Regional Office and Laboratory Subdivision. 

The subject property is described as Outlot A, Blue Earth County Justice Center Subdivision, and is identified as Blue Earth County Parcel Identification Number R010915200011).  

The property is currently vacant. 

The property is zoned B-3, Highway Commercial. 

There are no known environmentally sensitive areas on the site. 

Public utilities will be provided to serve the site. 

Mankato City Code Chapter 10, Article XII relating to Subdivision and Development Regulation (Platting) can be found at this link: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSDE_ARTXIISUDEREPL

The Site Plan and Traffic Advisory Committee reviewed the request at their July 8, 2025 meeting and provided the following comments. The applicant's subsequent responses are also included in italics. 

1. Original Comment: The applicant shall be aware that connection fees will apply and will be determined by City of Mankato Public Works. 
   Applicant's response: Acknowledged. 
2. Original Comment: The applicant shall be aware that this location has been assigned the address of 2350 Bassett Dr. Applicant's response: Acknowledged. 
3. Original Comment: The State of MN will need to enter into a sub-division agreement with the City of Mankato or amend the existing agreement. Applicant's response: A draft of this was submitted with the prelim plat and is in the process of being executed.
4. Original Comment: The signature blocks on the plat shall be updated to reflect the City of Mankato as the Board. Here is an example of a recent plat with signatory blocks. Applicant's response: Acknowledged. Please see the attached updated Draft Final Plat with amended signature blocks as requested.
5. Original Comment: The plans shall be updated to include the standard utility/drainage easements around the entire subject site. Applicant's response: Acknowledged. The utility easement has been indicated in the Draft Final Plat document (attached) and all final documents issued for construction will be updated to include this easement as well, and for final record.
6. Original Comment: Applicant shall make the notification fee payment in the online portal, if not already complete. Applicant's response: Payment has been made and receipt provided on Wednesday July 9 by the City of Mankato.

The item was also reviewed at the June 8, 2025 Site Plan and Traffic Advisory meeting and the following comments were provided. 

1. The property will have a Bassett Drive address. Addressing will occur with the submittal of the final plat.
2. The applicant shall consider platting panhandle that runs along Bassett Drive to Carver Drive as a separate lot in the event that ownership change is request in the future. It may be necessary that future access to property to the west access through this area.
3. An updated subdivision agreement shall address the modification to the street and change in ownership.
4. No permits will be issued until roads are completed that will accommodate emergency vehicles.
5. Applicant shall be aware that water and sewer access connection charges will apply at time of permitting. Fees are based on residential equivalent units and shall be billed based on the City of Mankato fee schedule.
6. General note: if not already complete, please log into the online portal and make notification fee payment.

 

The applicant is requesting a preliminary and final plat review of BCA Southern Regional Office and Laboratory Subdivision, Blue Earth County.

The subject property is described as Outlot A, Blue Earth County Justice Center Subdivision, Blue Earth County, and has the Blue Earth County parcel identification number R010915200011. The subject property is currently part of Blue Earth County Justice Center Subdivision and is designated as an Outlot. For development purposes, platting is necessary. Wetlands were identified on the Blue Earth County Justice Center Subdivision plat, and there are no wetlands on the parcels proposed with the current BCA Southern Regional Office and Laboratory Subdivision plat. 

The proposed plat of BCA Southern Regional Office and Laboratory Subdivision, Blue Earth County shows a new one-lot, one-block subdivision and an outlot. Lot 1, Block 1, contains an area that is approximately 280' X 888', totaling approximately 5.7 acres. The platted Lot One, Block 1 area is rectangular. A 10' drainage and utility easements have been provided on the subject Lot. 

The plat also contains a pan-handle-shaped projection along the already dedicated Bassett Drive corridor. The pan-handle segment, an area approximately 398 feet by approximately 17 feet, is proposed as an outlot, Outlot A, as was requested by the City for potential future access purposes. 

There are no new public dedications proposed with the plat. The 100' right of way necessary for the extension of Bassett Drive was previously dedicated in the Blue Earth County Justice Department plat. With development of the subject parcel, Bassett Drive and the necessary utility infrastructure, will be extended to the easterly line of the new subdivision. The applicant has provided a draft of a subdividers agreement that addresses the public improvements. The agreement is currently being reviewed by the City and Blue Earth County, who is the property owner to the south of the subject site and party to the subdivision agreement. 

The concept plans submitted with the application show a new, approximately 34,200 square-foot structure identified as the Bureau of Criminal Apprehension, located centrally on the lot.

Because the property was previously platted, payment in lieu of parkland dedication is not required. 

Staff respectfully submits the following findings of fact:

1. General Requirements
   1. The subdivided site will be used for commercial purposes as a regional Bureau of Criminal Apprehension, BCA, facility. 
   2. Drainage for the development of the public street is being accommodated as part of the public street project.  Drainage and storm water management for Lot One, Block 1 of the development, will be required to conform to City drainage requirements. Concept plans for the future site development show private biofiltration ponds on  Lot 1, Block 1. 
   3. The site provides storm connections. 
   4. On-site wetlands are not shown on the plat. 
2. Streets
   1. New streets are not being dedicated with the subject plat. The street right-of-way widths from the previously approved Blue Earth County Justice Center plat are in line with the existing street right-of-way widths for a minor arterial street at 100 feet, which is consistent with the current corridor width of Bassett Drive. 
3. Easements
   1. The plat provides drainage and utility easements of 10' around the subject site.
4. Block Standards
   1. The blocks within the subdivision were designed for the intended end use as commercial property. The proposed Lot 1, Block 1 achieves the Block standard as it is approximately 889 feet, which is less than the maximum block length of 1,200 feet. 
5. Lot Standards
   1. The lot within the subdivision is intended for commercial use and provides an adequate size to allow off-street parking, loading and other facilities for the intended end use.  
   2. The outlot contained within the platted area will be reserved for future possible access connection to the northerly property.
6. Public Sites and Open Spaces
   1. The applicant will not be required to pay a payment-in-lieu of parkland dedication fee as the subject parcel has previously been platted. 

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

1. An updated Subdivider's agreement will be required for the public infrastructure improvements.  
2. Outlot A shall be available in the event future access is necessary as property to the west/north develops. 
3. The applicant will be subject to connection fees for sanitary sewer and water connections.  Fees shall be calculated based on the assessment policy and fee schedule.

Based on conformance with the recommendations in the preliminary plat review, staff recommends approval of the final plat.