CY11-26

Request of ISG, on behalf of the owner, Snell Real Estate, LLC, for a preliminary plat review of Snell Addition. The subject properties are described as Lots 3, 4, and 5, Block 1, Menard Addition; except a portion of Lot 5, Block (1900 and 1990 Madison Avenue).
 

The applicant is ISG, on behalf of the property owner, Snell Real Estate, LLC. 

The applicant has requested the review of Snell Addition preliminary plat. 

The subject properties are addressed at 1900 and 1990 Madison Avenue, and are legally described as Lots 3, 4, and 5, Block 1, Menard Addition; except a portion of Lot 5, Block. 

The property is the location of Snell Motors and the Snell Motors Carwash. 

The properties are zoned B-3, Highway Commercial District. 

There are no known environmentally sensitive areas on the site. 

The subject site will continue to be served by public utilities. 

The City Code pertaining to the B-3, Highway Business District, may be viewed at the following link. 

https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTVCODI_DIV8HIBUDI

The Site Plan and Traffic Review Committee met on March 10, 2025, and submitted the following comments. 

1. The applicant shall be aware that their stormwater charge will be recalculated at the time of final plat.
2. The applicant shall be aware that standard lot easements shall be included on the new lots within the proposed plat.
3. The applicant shall provide private utility easements and a shared access easement for the shared driveway area. 
4. The applicant shall be aware that the City’s Critical Link Sidewalk Plan shows a sidewalk along the west side of Haefner Drive. Future reconstruction of Haefner Drive will require the installation of the sidewalk unless determined by the City Engineer that the sidewalk is infeasible.
5. If not already complete, the applicant shall log into the City’s online portal and make a notification fee payment.
6. Applicant shall be aware that if future separate ownership of either parcel is anticipated, additional review and consideration will be necessary.
7. Signage at each site will need to conform with the applicable standards based on any new/revised frontages.

ISG, on behalf of the owner, Snell Real Estate, LLC, is requesting a preliminary plat review of Snell Addition. The subject properties are described as Lots 3, 4, and 5, Block 1, Menard Addition; except a portion of Lot 5, Block (1900 and 1990 Madison Avenue).

The applicant is seeking a preliminary plat review for Snell Addition, a 10.23 acre subdivision. The intent of the replat is to amend the existing property lines of the three current parcels to better coincide with the location of current structures. The plat consists of one block  that contains two lots: Lot 1, which is 9.15 acres that contains the current dealership building and parking lot areas, and Lot 2, which is 1.07 acres that contains the current car wash structure and associated areas.

Standard city and private utility easements in conformance with Mankato City Code Chapter 10 have been provided where feasible.

Staff respectfully submits the following findings of fact:

1. General Requirements
   1. The site is an existing commercial complex and changes to the existing development are not proposed at this time.
   2. Because site improvements are not currently proposed, a drainage study has not been submitted to verify compliance. If future site modifications occur, a drainage plan will need to be submitted.
   3. The site provides existing storm connections.
2. Streets
   1. The street right-of-way widths are in line with the existing street right-of-way widths. No changes are proposed. 
   2.  Future reconstruction of Haefner Drive will require the installation of the sidewalk unless determined by the City Engineer that the sidewalk is infeasible.
3. Easements
   1. The plat provides the standard easements required in Chapter 10 of the Mankato City Code where currently feasible. 
4. Block Standards
   1. The blocks within the subdivision were designed for the intended end use as a commercial lot. 
5. Lot Standards
   1. The lots within the subdivision are intended for commercial uses and are designed to accommodate the existing use of the site. 
6. Public Sites and Open Spaces
   1. Becuase the property was previously platted no parkland dedication is due at this time. 

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

1. Any revised or new signage at each site will need to conform with the applicable standards based on any new/revised frontages.
2. The applicant shall dedicate private utility easements on the property in conformance with Chapter 10 of the Mankato City Code if needed.