CY40-26

Request of Jones Haugh & Smith, with permission of the property owner, Scott Brown, for a preliminary plat review of Metcon Addition, and for the rezone of the subject property from T, Transition, to B-3, Highway Business and M-1, Light Industrial zoning district. The subject property is described as That part of the Southwest Quarter of Section 11, Township 108 North Range 26 West, Blue Earth County, Minnesota, described as: commencing at the southwesterly corner of Parcel D of Blue Earth County Highway Right of Way Plat No. 27, on file and of record with the Blue Earth County Recorder; thence South 52 degrees 36 minutes 53 seconds East, (Minnesota County Coordinate System - Blue Earth County Zone - HARN NAD83 - 1996), along the southerly line of said Parcel D, 196.59 feet to the point of curvature of a circular curve to the left; thence southeasterly, along said southerly line, along a 500.00 foot radius curve, central angle = 01 degrees 42 minutes 19 seconds, an arc distance of 14.88 feet; thence South 00 degrees 22 minutes 32 seconds East, not radially to said curve, 763.46 feet to the point of beginning, said point being on a circular curve which center of radius bears South 28 degrees 10 minutes 32 seconds West; thence northwesterly, along a 283.15 foot radius curve, central angle = 28 degrees 33 minutes 27 seconds, an arc distance of 141.13 feet to the point of tangency of said curve; thence South 89 degrees 37 minutes 06 seconds West, along the tangent of said curve, 371.30 feet to the point of curvature of a circular curve to the right; thence northwesterly, along a 320.00 foot radius curve, central angle = 56 degrees 19 minutes 18 seconds, an arc distance of 314.56 feet to the point of tangency of said curve; thence North 34 degrees 03 minutes 36 seconds West, along the tangent of said curve, 25.30 feet; thence North 10 degrees 56 minutes 24 seconds East, 70.71 feet to a point on the southeasterly line of Parcel C of said Blue Earth County Highway Right of Way Plat No. 27; thence South 55 degrees 56 minutes 24 seconds West, along said southeasterly line and along the southeasterly line of Parcel B of said Blue Earth County Highway Right of Way Plat No. 27, 192.96 feet to the point of curvature of a circular curve to the left; thence southwesterly, along said southeasterly line, along a 971.35 foot radius curve, central angle = 49 degrees 57 minutes 56 seconds, an arc distance of 847.08 feet to the most northerly corner of Parcel K1 of Blue Earth County Highway Right of Way Plat No. 30, on file and of record with the Blue Earth County Recorder; thence South 44 degrees 41 minutes 23 seconds East, not radially to said curve, along the northerly line of said Parcel K1; a distance of 118.21 feet; thence South 89 degrees 27 minutes 10 seconds East, along said northerly line, 376.49 feet; thence North 89 degrees 37 minutes 28 seconds East, along said northerly line, 366.29 feet to the northeasterly corner of said Parcel K1; thence North 00 degrees 18 minutes 44 seconds West, 245.61 feet; thence North 89 degrees 37 minutes 06 seconds East, 366.00 feet; thence South 00 degrees 18 minutes 44 seconds East, 245.65 feet to the northwest corner of Parcel K2 of said Blue Earth County Highway Right of Way Plat No. 30; thence North 89 degrees 37 minutes 28 seconds East, along the north line of said Parcel K2, a distance of 33.00 feet; thence North 00 degrees 18 minutes 44 seconds West, 585.65 feet; thence North 89 degrees 37 minutes 06 seconds East, 135.35 feet; thence North 00 degrees 22 minutes 32 seconds West, 45.55 feet to the point of beginning; Excepting therefrom all of Freyberg Addition, Blue Earth County, Minnesota (Blue Earth County PIDR430911300021).

The applicant is Jones Haugh & Smith, with permission of the property owner, Scott Brown.

The applicant is seeking a preliminary plat review of Metcon Addition, and the rezoning of the subject property from T, Transition, to B-3, Highway Business and M-1, Light Industrial zoning district.

The subject property is located at Blue Earth County PID R430911300021 and is legally described as: That part of the Southwest Quarter of Section 11, Township 108 North Range 26 West, Blue Earth County, Minnesota, described as: commencing at the southwesterly corner of Parcel D of Blue Earth County Highway Right of Way Plat No. 27, on file and of record with the Blue Earth County Recorder; thence South 52 degrees 36 minutes 53 seconds East, (Minnesota County Coordinate System - Blue Earth County Zone - HARN NAD83 - 1996), along the southerly line of said Parcel D, 196.59 feet to the point of curvature of a circular curve to the left; thence southeasterly, along said southerly line, along a 500.00 foot radius curve, central angle = 01 degrees 42 minutes 19 seconds, an arc distance of 14.88 feet; thence South 00 degrees 22 minutes 32 seconds East, not radially to said curve, 763.46 feet to the point of beginning, said point being on a circular curve which center of radius bears South 28 degrees 10 minutes 32 seconds West; thence northwesterly, along a 283.15 foot radius curve, central angle = 28 degrees 33 minutes 27 seconds, an arc distance of 141.13 feet to the point of tangency of said curve; thence South 89 degrees 37 minutes 06 seconds West, along the tangent of said curve, 371.30 feet to the point of curvature of a circular curve to the right; thence northwesterly, along a 320.00 foot radius curve, central angle = 56 degrees 19 minutes 18 seconds, an arc distance of 314.56 feet to the point of tangency of said curve; thence North 34 degrees 03 minutes 36 seconds West, along the tangent of said curve, 25.30 feet; thence North 10 degrees 56 minutes 24 seconds East, 70.71 feet to a point on the southeasterly line of Parcel C of said Blue Earth County Highway Right of Way Plat No. 27; thence South 55 degrees 56 minutes 24 seconds West, along said southeasterly line and along the southeasterly line of Parcel B of said Blue Earth County Highway Right of Way Plat No. 27, 192.96 feet to the point of curvature of a circular curve to the left; thence southwesterly, along said southeasterly line, along a 971.35 foot radius curve, central angle = 49 degrees 57 minutes 56 seconds, an arc distance of 847.08 feet to the most northerly corner of Parcel K1 of Blue Earth County Highway Right of Way Plat No. 30, on file and of record with the Blue Earth County Recorder; thence South 44 degrees 41 minutes 23 seconds East, not radially to said curve, along the northerly line of said Parcel K1; a distance of 118.21 feet; thence South 89 degrees 27 minutes 10 seconds East, along said northerly line, 376.49 feet; thence North 89 degrees 37 minutes 28 seconds East, along said northerly line, 366.29 feet to the northeasterly corner of said Parcel K1; thence North 00 degrees 18 minutes 44 seconds West, 245.61 feet; thence North 89 degrees 37 minutes 06 seconds East, 366.00 feet; thence South 00 degrees 18 minutes 44 seconds East, 245.65 feet to the northwest corner of Parcel K2 of said Blue Earth County Highway Right of Way Plat No. 30; thence North 89 degrees 37 minutes 28 seconds East, along the north line of said Parcel K2, a distance of 33.00 feet; thence North 00 degrees 18 minutes 44 seconds West, 585.65 feet; thence North 89 degrees 37 minutes 06 seconds East, 135.35 feet; thence North 00 degrees 22 minutes 32 seconds West, 45.55 feet to the point of beginning; Excepting therefrom all of Freyberg Addition, Blue Earth County, Minnesota.

The subject property is currently an undeveloped agricultural field.

Following the recent annexation into the City of Mankato, the subject property has been zoned T- Transition District. 

Environmentally Sensitive Areas, Wetlands: Three wetland basins are present on the subject property. The preliminary plat represents the locations of these wetlands. Two wetlands are present within the proposed Block 1 and one wetland is located within Ponderosa Court & Outlot A. Due to the location of these wetlands, the applicant would be unable to construct the proposed subdivision as intended. It is the applicant's intent to remove these wetlands and purchase wetland replacement credits from a wetland bank.

The applicant has not provided wetland documentation allowing for removal of said wetlands. Until such time as all required documentation has been provided, the wetlands delineated onsite shall not be permitted to be impacted by the applicant. 

The applicant proposes to extend utilities to the subdivision via existing services located within Adams Street. The utility plan provided shows that Ponderosa Court shall act as the primary utility corridor into the subdivision. 

The applicant proposed to construct an onsite stormwater pond within the subdivision. 

The applicant, Jones Haugh & Smith, with permission of the property owner, Scott Brown, is requesting a preliminary plat review of Metcon Addition, and the rezoning of the subject property from T, Transition, to B-3, Highway Business and M-1, Light Industrial zoning district.

Preliminary Plat:
Jones Haugh Smith, with permission of the property owner, Scott Brown, has submitted a request for a preliminary plat review of Metcon Addition. The plat creates a new public cul-de-sac, identified as “Ponderosa Court”, a new retention pond within the Public Right-of-Way, and depicts a potential future extension of Evergreen Drive. The proposed Plat is a one block, one Outlot subdivision. Block 1, located on the eastern side of the newly created Ponderosa Court, contains three new lots. Lot 1 is proposed to contain 1.64 acres of area with a 118.59’ frontage along Ponderosa Ct. Access to Lot 1 will come from Ponderosa Ct and will not be permitted from Madison Ave. Lot 1 includes two significant 60’ & 40’ portions of Drainage & Utility easements. Lot 2 is proposed to contain 2.41 acres of area with a frontage exceeding 300’ along Ponderosa Ct. Access to Lot 2 will be limited to Ponderosa Ct and no access shall be permitted from Adams St. Lot 2 includes two 30’ portions of Drainage & Utility easements. Lot 3 is proposed to contain 2.00 acres of area. Access for Lot 3 has not been indicated. 

The applicant proposes to zone these three lots for industrial uses. On the western side of the newly created Ponderosa Court is one Outlot, Outlot A, which will require future subdivision prior to development occurring. The applicant proposes to zone Outlot A for Highway Commercial uses.

Access & Right-of-Way:
The applicant proposes to install a dedicated turn lane on Adams St to serve Ponderosa Court, with continuation of the existing dedicated bike lane. Ponderosa Court is intended to serve as the access point for the subdivision. The applicant has provided a sidewalk network along the full duration of Ponderosa Court.

The applicant shall dedicate the eastern 66’ of the subdivision for the Evergreen Drive ROW, including the 33’ strip between the DCJK LCC Parcel and the adjacent Turner Property. Evergreen Drive is shown as a north-south connection from Adams Street to Madison Avenue. Evergreen Drive is not intended to be improved at this time, as insufficient Right-of-Way is currently available for the roadway. The existing stretch of Evergreen Drive is present on the south side of Madison Avenue and roughly aligns with the proposed ROW.

As a County Road, Blue Earth County limits access onto Madison Avenue. It proposed plat represents the Controlled Access limitations depicted on Blue Earth County's ROW plat. Due to the presence of the controlled access, potential roadway access from the subdivision onto Madison Avenue & CSAH 12 is strictly limited. Existing access along the north side of Madison Avenue shall be removed with the proposed project. The intended connection of Adams Street to Madison Avenue has not yet been determined, but dependent on the determination, Ponderosa Ct may be modified as a right-in, right-out. 

Stormwater Pond:
The applicant proposes to construct a new wet retention pond within the Public Right-of-Way within the Southwestern corner of the subdivision. In order to provide continuous connection from the Right-of-Way dedicated for Ponderosa Ct and the stormwater pond Right-of-Way, a narrow strip of ROW has been proposed between the cul-de-sac and pond. 

Rezoning:
The subject property was recently annexed into the City of Mankato. The applicant is seeking to zone the parcels. The parcels on the eastern side of Ponderosa Court are proposed to be M-1, Light Industrial District, and the Outlot on the western side of Ponderosa Court is proposed to be zoned B-3, Highway Business District. The proposed zoning is consistent with the underlying land use plan which shows the parcels as, “Highway Commercial,” and “Industrial Commercial.”

The purpose of the rezoning request is to allow for the development and operation of three industrial lots and potential future commercial lots. Following annexation into the City of Mankato, the property is assigned to the T, Transition District, a designation that does not allow for new development until rezoning occurs. Therefore, the applicant requests the property be rezoned to a mixture of M-1, Light Industrial and B-3, Highway Business Zoning Districts. This request is guided by the City of Mankato’s future land use map.

The proposed rezoning is consistent with the underlying land uses, as the subject property is designated as a mixture of Highway Commercial and Industrial Commercial land uses. The western portion of the property along CSAH 12 is designated as Highway Commercial, whilst the eastern portion of the property is designated for Industrial Commercial use.

The proposed rezoning is consistent with the B-3, Highway Business District, as it aligns with the zoning of the parcels located to the Northeast and South of the subject property. The proposed rezoning is also consistent with the M-1, Light Industrial District zoning, as City of Mankato parcels located within the nearby Industrial Commercial land use area are also zoned M-1.