CY07-26

Request of ERM, on behalf of the CenterPoint Energy, for a preliminary plat review of CNP Mankato First Addition. The subject property is described as part of the South Half of the Northwest Quarter of Section 5, Township 108 North, Range 26 West; AND, part of the South Half of the Northwest Quarter of Section 5, Township 108 North, Range 26 West; AND, a tract of land located in the South Half of the Northwest Quarter of Section 5, Township 108 North, Range 26 West; AND, part of a parcel lying within the Southeast Quarter of the Northwest Quarter, Section 5, Township 108 North, Range 26 West, all located in the City of Mankato, Blue Earth County (2400 N. Riverfront Drive, BE County PID’s R010905176004, R010905176003, R010905176002, R010905176001).

The anticipated date of City Council action will be March 9, 2026. 

The applicant is ERM, on behalf of CenterPoint Energy.
 

The applicant is requesting a preliminary plat review of CNP Mankato First Addition.
 

The subject property is described as part of the South Half of the Northwest Quarter of Section 5, Township 108 North, Range 26 West; AND, part of the South Half of the Northwest Quarter of Section 5, Township 108 North, Range 26 West; AND, a tract of land located in the South Half of the Northwest Quarter of Section 5, Township 108 North, Range 26 West; AND, part of a parcel lying within the Southeast Quarter of the Northwest Quarter, Section 5, Township 108 North, Range 26 West, all located in the City of Mankato, Blue Earth County (2400 N. Riverfront Drive / BEC PID’s R010905176004, R010905176003, R010905176002, R010905176001).

The subject property is currently in use by CenterPoint Energy Minnesota, for an industrial use. The subject property also includes a portion of agricultural land used for row cropping.
 

The subject property is currently zoned M-2, Heavy Industrial District.

There are multiple wetlands located on the subject property. A wetland was delineated along the southern property boundary. A second wetland is centrally located on the southern half of the site. This wetland is located directly east of the railroad track where it terminates on the property. The third wetland was delineated along the southwestern property boundary, just north of the railroad track as shown on the proposed preliminary plat.
 

The subject property is currently served by public utilities.

Mankato City Code related to subdivisions can be found in Chapter 10, Article XII at this link: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTXIISUDEREPL

The Site Plan and Traffic Committee reviewed the request at their February 10, 2026, meeting and the following comments were provided. The applicant subsequently replied, as shown in the italics:

1. Payment in lieu of parkland dedication, in the amount of $45,973, shall be submitted prior to affixing signatures to a final plat for the subject property. Applicant Response: CenterPoint acknowledges the parkland dedication fee and will proceed with payment prior to affixing signatures to the final plat. CenterPoint is interested in understanding the details of how this fee was calculated. 
2. Applicant shall provide a preliminary plat demonstrating classification and dimensions of easements for the subject property. Response: the requested preliminary plat demonstrating the classification and dimensions of easements for the subject property is attached. CenterPoint proposes a 10-ft drainage and utility easement parallel and adjacent to the parcel boundary. Refer to updated preliminary plat dated February 16, 2026.
3. The Applicant shall be aware that all parking and driving surfaces shall meet Mankato City Code requirements. Response: CenterPoint acknowledges this requirement and will ensure that all parking and driving surfaces are designed and constructed in compliance with Mankato city code.
4. The Applicant shall be aware that no additional addresses will be assigned if the building is not occupied. Response: CenterPoint acknowledges this requirement and does not anticipate any change, as no additional addresses will be requested or required.
5. The Applicant shall be aware that the increase in stormwater square footage will result in increased billing, which will take effect at the time of final plat approval. Response: CenterPoint acknowledges this requirement and understands that the increase in stormwater square footage will result in increased billing.
6. The city Grading Manual does not specifically address solar array sites, however, past regional precedence suggests that stormwater and drainage requirements follow the MPCA’s Fact sheet on stormwater guidance for solar farm projects as baseline design criteria. In addition to this, treatment of impervious surfaces must be accounting for 1.1” in accordance with the City’s MS4. It should be noted that vegetated strips under the solar panels can lead to an “exclusion or credit” towards water quality requirements. Response: CenterPoint acknowledges this requirement. The project will follow MPCA solar site stormwater guidance, incorporate the city’s 1.1-inch treatment requirements, and evaluate vegetated panel areas for potential water quality credits
7. Applicant shall expand upon the Utility Plan narrative in the application to further define operation and calculate estimated discharges on a daily and monthly basis. Response: The previously provided utility plan narrative has been updated accordingly:

• Estimated Daily Water Use: 2 gallons/min × 60 minutes/hour × 24 hours/day = 2,880 gallons/day
• Estimated Daily Wastewater Discharge: 1 gallon/min × 60 minutes/hour × 24 hours/day = 1,440 gallons/day
• Estimated Monthly (30-day) Water Use: 2,880 gallons/day × 30 days = 86,400 gallons/month
• Estimated Monthly (30-day) Wastewater Discharge: 1,440 gallons/day × 30 days = 43,200 gallons/month

8. Application notes that proposed building roof drainage will be routed to storm sewer however no storm sewer is observed to be shown in the plans. Response: The proposed building roof drainage will be routed to ground and sheet flow overland to adjacent upland grass areas. The building roof drainage will not be routed to the storm sewer.
9. Applicant will be required to pay SAC and WAC connection charges. Response: CenterPoint acknowledges this requirement and will pay the applicable SAC and WAC connection charges.
10. Applicant shall pay notification fees and any outstanding fees in the online portal, if not already complete. Response: CenterPoint acknowledges these requirements and will ensure all notification and outstanding fees are paid through the online portal.

The applicant, ERM, on behalf of CenterPoint Energy, is requesting preliminary plat approval of CNP Mankato First Addition. The subdivision encompasses the existing subject property addressed as 2400 N. Riverfront Drive and currently in use as CenterPoint Energy Minnesota. The proposed subdivision area also includes a portion of agricultural land currently used for row cropping.
 
The subject property is legally described as part of the South Half of the Northwest Quarter of Section 5, Township 108 North, Range 26 West; AND, part of the South Half of the Northwest Quarter of Section 5, Township 108 North, Range 26 West; AND, a tract of land located in the South Half of the Northwest Quarter of Section 5, Township 108 North, Range 26 West; AND, part of a parcel lying within the Southeast Quarter of the Northwest Quarter, Section 5, Township 108 North, Range 26 West, all located in the City of Mankato, Blue Earth County (2400 N. Riverfront Drive / BEC PID’s R010905176004, R010905176003, R010905176002, R010905176001)
 
The preliminary plat proposes the creation of a one-lot, one-block subdivision containing approximately 14.83 acres. As the property is currently unplatted, subdivision approval is required to bring the parcels into conformance with City subdivision regulations and to support current and future development on the site. There are no new public dedications proposed with the plat.

The proposed preliminary plat depicts 10' standard drainage and utility easement around the subject parcel. All private easements, including access easements, shall be included on the preliminary plat and this requirement is included as a recommended condition of approval. Additionally, an amended preliminary plat should include a Minnesota Department of Transportation access control line to the plat, clarification of ownership of the southwesterly area of the parcel and clarification of the area along Riverfront Drive where the current fence/parking lot is shown.
 


As the property is currently served by public utility infrastructure, the applicant does not propose any additional public utility connections.

The proposed preliminary plat shows multiple wetlands located on the subject property. The applicant has received a Notice of Decision for a "no-loss" decision under Minnesota Rule 8420.0415. Subpart A. Based on this finding, the proposal will not impact existing wetlands located on the subject property.

Access to the site will not be modified, as access will continue to be provided via Riverfront Drive. Any additional or modified access points will be subject to review and approval by the Minnesota Department of Transportation, Blue Earth County, and the City of Mankato.

The applicant is seeking to plat the subject property in order to further develop the property in two phases, with a solar farm and a green hydrogen production and storage facility. The hydrogen energy facility, designated as phase II, is proposed to be located just north of the existing facility and will operate as a peak power plant that will provide 1-megawatt of energy. The 1-megawatt solar farm shown in the concept plan is proposed to be constructed to the west of the existing development as part of phase I. 

Because the property was never platted previously, parkland dedication or payment in lieu of parkland dedication is required.

The staff recommend the following findings:

General Requirements:

1. The site is designed in conformance with the location and width of streets, the general drainage location, lot sizes and arrangement.
2. The site provides storm drains and stormwater ponds that outlet into the city's stormwater facilities at the rates and volumes allowed by the MS4 permit.

Streets:

3. The site is surrounded by an existing street network and no new dedication is proposed.

Easements:

1. The proposed preliminary plat provides ten feet wide easements around the subject site for public drainage and utilities ts required in Chapter 10 of the Mankato City Code.
2. The plat shall be updated to include all private easements upon the subject site. 

Block Standards:

1. The lot within the subdivision is intended for industrial development. The lot is designed in conformance with the standards set forth in Chapter 10.
2. The concept plan for the industrial areas demonstrates adequate size to allow off-street parking, loading areas and such other facilities as are required to satisfy the requirements of chapter 6, and further review and consideration will be required for any site improvements proposed at the subject property. 

Public Sites and Open Spaces:

1.  The subdivision is not designated as 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 of $45,973

Staff recommends approving the preliminary plat with the following conditions:

1. Payment in lieu of parkland dedication, in the amount of $45,973, shall be submitted prior to affixing signatures to a final plat for the subject property.
2. No additional addresses will be assigned if the building is not occupied.
3. An increase in stormwater square footage will result in increased billing, which will take effect at the time of final plat approval.
4. The applicant will be required to pay Sanitary Access Connection and Water Access Connection charges.
5. The applicant shall include all private easements and additional requested updates on an amended preliminary plat for review with the final plat submission.