CY08-26

Request of ISG, on behalf of the owner, Front Street Plaza, LLC, for preliminary plat review of Front Street Place subdivision. The subject properties are described as, Parcel 1: Lots 1, 2, 3, 13, 14 and 15 of Auditor's Plat No. 5 Mankato with exceptions; AND, Parcel 2: Easterly 157 feet of the northerly 22 feet of Lot 4 and also the easterly 143 feet of the middle 22 feet of said Lot 4 in Block 1, Warren's Addition to Mankato; otherwise also described as Lot 4 of Auditor's Plat No. 17 and light well on Lot 5 of said Auditor's Plat No. 17; AND,  Parcel 3: Outlot B, Pike Street Subdivision No. 3, City of Mankato, Blue Earth County, Minnesota; AND, Parcel 4: Lots 5 and 6, and the vacated alley adjacent thereto, of Auditor's Plat No. 17, Rearrangement of part of Auditor's Plat No. 5, City of Mankato; AND, Parcel 5: Lot Twelve (12), Auditor's Plat #17, Re-Arrangement of part of Auditor's Plat #5, except: All that part of Lot No. 12 lying East of Southerly extension of Westerly line of Lot No. 8, both of said lots being in the City of Mankato and according to Auditor's Plat #17; AND, Parcel 6: That part of Lot Sixteen (16), Auditor's Plat #17, Rearrangement of Auditor's Plat #5, and Lot Twenty-one (21), Auditor's Plat #17, Re-Arrangement of Part of Auditor's Plat #5, according to the Plat thereof; AND, Parcel 7: the Westerly 48 feet of the following described parcel: The Easterly 140 feet of Lots 9 and 10 of Auditor's Plat No. 5, Mankato, of Block 84, Bruner's Plat of Mankato, Lot 1 and part of Lot 2 of Van Brunt's North Row, Block 2 of Oakwood Addition to Mankato, and Block 1 Warrens Addition to Mankato, said tract of land fronting on Front Street in said City 38 feet and extending along Liberty Street a distance of 140 feet and being rectangular in form; AND, Parcel 8: Lot 7, Auditor's Plat No.17, Rearrangement of Part of Auditor's Plat No. 5; AND, Parcel 9: Lot Eight (8), Auditor's Plat No.17, Rearrangement of Part of Auditor's Plat No. 5 and Part of Lots Nine (9) and Ten (10) Auditor's Plat No. 5 and a part of Lot Twelve (12) Auditor's Plat No.17 and All that part of Lot 9 according to Auditor's Plat No. 5 lying West of the southerly extension of the westerly line of Lot No. 8, according to Auditor's Plat No. 17; AND, Parcel 10: The Easterly 92 feet of the following described parcel: The Easterly 140 feet of Lots 9 and 10 of Auditor's Plat No. 5, Mankato, of Block 84, Bruner's Plat of Mankato, Lot 1 and part of Lot 2 of Van Brunt's North Row, Block 2 of Oakwood Addition to Mankato, and Block 1 Warrens Addition to Mankato, said tract of land fronting on Front Street in said City 38 feet and extending along Liberty Street a distance of 140 feet and being rectangular in form; AND, Parcel 11: Outlot A, Warren Street Subdivision; AND, Parcel 12: Outlot A, Pike Street Subdivision No. 3, City of Mankato; AND, Parcel 13: part of Lot 14, Auditor's Plat No. 5, on file and of record with the Blue Earth County Recorder, described as: Commencing at the southeasterly corner of Lot 5, Block 9, City of Mankato by E.D. Bruner, according to the plat thereof on file and of record with the Blue Earth County Recorder, all being in City of Mankato, Blue Earth County, Minnesota  (All those lands lying between Warren Street, South Front Street, Liberty Street and Riverfront Drive).

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

The applicant is ISG on behalf of the owner, Front Street Plaza, LLC. 

The applicant is seeking a preliminary plat review of Front Street Plaza subdivision.

The plat combines 13 existing, underlying lots that are located in the block that is bordered by Front Street, Liberty Street, Riverfront Drive and Warren Street.

The new Block 1 has two lots, 1B, which is .15 acres and Lot 1A which is 2.35 acres. Also included in the plat are 3 areas proposed for right-of-way totaling .11 acres.
 

The development is proposed to occur on the city block between Riverfront Dr. and Front St. and Warrent St. and Liberty St. 

The subject properties are described as, Parcel 1: Lots 1, 2, 3, 13, 14 and 15 of Auditor's Plat No. 5 Mankato with exceptions; AND, Parcel 2: Easterly 157 feet of the northerly 22 feet of Lot 4 and also the easterly 143 feet of the middle 22 feet of said Lot 4 in Block 1, Warren's Addition to Mankato; otherwise also described as Lot 4 of Auditor's Plat No. 17 and light well on Lot 5 of said Auditor's Plat No. 17; AND,  Parcel 3: Outlot B, Pike Street Subdivision No. 3, City of Mankato, Blue Earth County, Minnesota; AND, Parcel 4: Lots 5 and 6, and the vacated alley adjacent thereto, of Auditor's Plat No. 17, Rearrangement of part of Auditor's Plat No. 5, City of Mankato; AND, Parcel 5: Lot Twelve (12), Auditor's Plat #17, Re-Arrangement of part of Auditor's Plat #5, except: All that part of Lot No. 12 lying East of Southerly extension of Westerly line of Lot No. 8, both of said lots being in the City of Mankato and according to Auditor's Plat #17; AND, Parcel 6: That part of Lot Sixteen (16), Auditor's Plat #17, Rearrangement of Auditor's Plat #5, and Lot Twenty-one (21), Auditor's Plat #17, Re-Arrangement of Part of Auditor's Plat #5, according to the Plat thereof; AND, Parcel 7: the Westerly 48 feet of the following described parcel: The Easterly 140 feet of Lots 9 and 10 of Auditor's Plat No. 5, Mankato, of Block 84, Bruner's Plat of Mankato, Lot 1 and part of Lot 2 of Van Brunt's North Row, Block 2 of Oakwood Addition to Mankato, and Block 1 Warrens Addition to Mankato, said tract of land fronting on Front Street in said City 38 feet and extending along Liberty Street a distance of 140 feet and being rectangular in form; AND, Parcel 8: Lot 7, Auditor's Plat No.17, Rearrangement of Part of Auditor's Plat No. 5; AND, Parcel 9: Lot Eight (8), Auditor's Plat No.17, Rearrangement of Part of Auditor's Plat No. 5 and Part of Lots Nine (9) and Ten (10) Auditor's Plat No. 5 and a part of Lot Twelve (12) Auditor's Plat No.17 and All that part of Lot 9 according to Auditor's Plat No. 5 lying West of the southerly extension of the westerly line of Lot No. 8, according to Auditor's Plat No. 17; AND, Parcel 10: The Easterly 92 feet of the following described parcel: The Easterly 140 feet of Lots 9 and 10 of Auditor's Plat No. 5, Mankato, of Block 84, Bruner's Plat of Mankato, Lot 1 and part of Lot 2 of Van Brunt's North Row, Block 2 of Oakwood Addition to Mankato, and Block 1 Warrens Addition to Mankato, said tract of land fronting on Front Street in said City 38 feet and extending along Liberty Street a distance of 140 feet and being rectangular in form; AND, Parcel 11: Outlot A, Warren Street Subdivision; AND, Parcel 12: Outlot A, Pike Street Subdivision No. 3, City of Mankato; AND, Parcel 13: part of Lot 14, Auditor's Plat No. 5, on file and of record with the Blue Earth County Recorder, described as: Commencing at the southeasterly corner of Lot 5, Block 9, City of Mankato by E.D. Bruner, according to the plat thereof on file and of record with the Blue Earth County Recorder, all being in City of Mankato, Blue Earth County, Minnesota  (All those lands lying between Warren Street, South Front Street, Liberty Street and Riverfront Drive).

The property currently has a mix of commercial, retail, and residential units. 

The property is zoned CBD-F, Central Business District-Fringe. 

The site falls within FEMA's "Catastophic Levee Failure" ESA Zone.

The property is currently served by public utilities. 

The City Code pertaining to the CBD-F, Central Business District-Fringe may be viewed at the following link:

https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTVCODI_DIV5CCEBUDIIN
 

The Site Plan Review Committee met on February 10th, 2026, and submitted the following comments: 

1. The applicant shall provide an anticipated loading dock schedule, taking into account the proximity to the Public Safety Center. 
2. The applicant shall be aware that there are currently seven utility accounts associated with these lots. The City of Mankato prefers that these accounts be consolidated into a single account. 
3. The applicant shall submit a Stormwater Drainage report.
4. The applicant shall submit a Traffic Impact Study.
5. The applicant shall be aware that all existing unused utility water and sanitary sewer services shall be capped/abandoned at the city main.
6. The applicant will be required to pay SAC and WAC connection charges.
7. The applicant shall be aware that the plan to abandon 127”, 72”, & 48” Storm lines running through site shall be in development plans.
8. The applicant shall work with the City of Mankato to further coordinate/consider the current outlot conversation to right of way as well as the right of way along Riverfront Drive and dedication of right of way area for an additional sidewalk along this corridor. These items shall be further clarified and defined prior to the submission of additional zoning applications. 
9. The applicant shall provide a status update on the unassigned parcel located within the proposed platting area. 
10. The applicant shall pay notification fees and any outstanding fees in the online portal, if not already complete. 

The applicant is seeking a preliminary plat review of the Front Street Plaza subdivision. The purpose of the plat is to combine thirteen existing parcels into one block, totaling 2.5 acres. 

The new block will have two lots, 1A which is 2.35 acres and 1B which is .15 acres. Also included in the plat are 3 areas proposed for right-of-way totaling .11 acres. The block is bordered by Front Street, Liberty Street, Riverfront Drive, and Warren Street. 

The property is located within FEMA's "Catastrophic Levee Failure" ESA Zone. 

The property is currently served by public infrastructure. The applicant will need to cap/abandon any unused utility water and sanitary sewer services at the main. 

The plans for redevelopment propose a new mixed-use building to include a coffee shop, a restaurant, and retail spaces on the main level. Residential units are proposed on the upper floors. A stand-alone office building is planned at the corner of Riverfront Dr. and Warren St. A three-story parking ramp is proposed along Riverfront Dr. that will serve the mixed use development.  

Access to the site will be provided from Warren Street and Liberty Street. 

Staff submits the following findings: 

1. General Requirements
   1. The site is designed in conformance with the existing location and width of streets, the general drainage situation, lot sizes and arrangement. 
   2. A drainage study will need to be submitted to prove compliance with the City drainage requirements. 
2. Streets
   1. The street right-of-way widths conform to the standards listed in Chapter 10 of the Mankato City Code. 
3. Easements
   1. The preliminary plat provides standard easements required in Chapter 10 of the Mankato City Code. 
4. Block Standards
   1. The blocks within the subdivision were designed around the existing corridors. 
5. Lot Standards
   1.  The lots are designed in conformance with the standards set forth in Chapter 10. 
6. Public Sites and Open Spaces
   1. The property was previously platted. Therefore, no parkland dedication or payment-in-lieu of parkland dedication is required.

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

1. The applicant shall be a willing petitioner when any intersection improvements are proposed on adjacent roads. 
2. The applicant shall submit a stormwater drainage report. 
3. The applicant shall submit a Traffic Impact Study. 
4. The applicant shall be required to pay SAC and WAC connections. 
5. The applicant shall be aware that the plan to abandon 127”, 72”, & 48” Storm lines running through site shall be in development plans.