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, 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. 

Mankato City Code Chapter 10, Article XII, provides Design Standards for subdivisions that the subject property will be subject to at the time of platting: 
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTXIISUDEREPL_DIV3DEST

Mankato City Code Chapter 10, Article XI, Division 9, provides standards for rezoning petitions:
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTXIADEN_DIV9AM

The Mankato City Code related to B-3, Highway Business District zoning criteria, can be found in Chapter 10, Article V, Division 8, as linked here: 
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTVCODI_DIV8HIBUDI 

Mankato City Code Chapter 10. Article VII. Division 3. Provides standards for the M-1 Light Industrial District. Linked Here:
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSDE_ARTVIIINDI_DIV3LIINDI

The Site Plan and Traffic Committee reviewed the request at their August 11, 2026, meeting and the following comments were provided. The applicant subsequently replied, as shown in the italics:

1. Applicants shall provide a narrative describing the intended use and access plans for the proposed lots. Applicant: "Outlot A is proposed to be divided into 4 lots for Highway Business, and Block 1 is to be divided into 3 lots for Light Industrial use.  Met-Con is planning to construct an office and shop on Lot 2.  Access for each lot will be driveways up to 32’ wide per lot, with location to be determined for each site.  A second access from Adams is planned to serve Lot 2 and Lot 3."
2. Applicants shall be aware that the Conditional Use Permit to allow for Wetland Replacement shall be submitted in-tandem with the submission of the Final Plat review request. Applicant: "Noted."
3. Applicant shall modify the proposed preliminary plat to designate the proposed stormwater pond as Outlot B and encompass the pond within a drainage easement. The stormwater pond shall then be improved privately by the applicant and then conveyed to the City of Mankato under the conditions of the Subdivision Agreement. Any necessary access area needed to ensure City Staff access through private property to the pond shall be recorded in stormwater & access easement. Applicant: "Preliminary Plat updated as directed."
4. A Development Agreement will be required to be executed between the City and Developer. The agreement shall address any proposed public improvements or private improvements within the Public Way. Applicant: "Understood."
5. Applicants shall be aware that no parking will be allowed along either side of the roadway and cul-de-sac. The applicant shall install no-parking signage in coordination with City Staff. Applicant: "Understood."
6. The applicant shall be aware that the platted Outlot A shall only be improved upon replatting of the Outlot into lots & blocks. Applicant: "Understood."
7. The existing field entrance and culverts along north side of Madison Avenue (CSAH 17) are requested to remain in place for purposes of future pond access for maintenance and cleaning by City of Mankato. Applicant: "Understood.  Entrances will remain in place unless directed by Blue Earth County."
8. Applicants shall account for existing wetland and localized depression storage areas, including associated overland flow routing, within the existing conditions analysis and hydrologic modeling. Applicant: "Stormwater model updated as directed.  Revised Drainage Memorandum to be included with re-submittal."
9. Applicants shall revise the existing watershed delineation and drainage analysis to reflect that a portion of the northwest site currently drains toward Adams Street and does not discharge to the depressional area or existing trail culvert. Applicant: "Follow-up conversations with Kasey Burns indicated that this direction is no longer required."
10. Applicants shall preserve the existing drainage separation provided by the trail embankment and demonstrate that proposed site improvements do not alter this drainage boundary. Applicant: "Follow-up conversations with Kasey Burns indicated that this direction is no longer required."
11. Applicant shall demonstrate through hydrologic and hydraulic analyses that proposed discharge rates do not exceed flows currently conveyed by the existing trail culvert under comparable design conditions. Applicant: "Follow-up conversations with Kasey Burns indicated this is no longer a requirement. Updated stormwater model and Drainage Memo show the design reduces flow rates reaching and discharging under CSAH 12."
12. Applicants shall provide a Drainage and Utility Easement (D&U Easement) encompassing the full extent of all proposed rear-lot swales to ensure adequate access for drainage conveyance, maintenance, and long-term operation. Applicant: "Easements expanded as directed."
13. Applicants shall be aware that this site stormwater discharge may require a permit and approval from Blue Earth County. Applicant: "Noted.:
14. Applicants shall provide maintenance access, 1:6 slope of flatter, to basin bottom. Applicant: "Grading revised as directed."
15. There is a deferred assessment for R43.09.11.300.021 as noted below.  These amounts don’t include interest.  
    1. $81,662.62 – Deferred until annexation and plat per Subdividers Agreement. Applicant: No Response
    2. $198,558.92 - Deferred until annexation and plat per Subdividers Agreement. Applicant: No Response
16. Applicant agrees to petition for a full roadway improvement of Evergreen Drive for a connection to Madison Avenue if the CSAH 12/Adams St or Ponderosa Court/Adams St intersection results in operational or safety issues. Applicant: "We agree to this with 2 conditions: 1) Developer will contribute the current easement for the improvements at no cost in exchange for no future assessments to our property. 2) City to allow Lot 3 and the existing easement to be used to develop an industrial outside storage (IOS) lot until such time that Evergreen is constructed."
17. Applicant shall be advised that no additional access to Adams Street will be allowed beyond the two noted in the Met-Con Development Traffic Study dated June 3, 2026. Applicants shall verify proposed lot lines of Preliminary Plat conform with the accesses noted in the above-mentioned traffic study. Applicant: "Agreed."

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:
The applicant has submitted a request for a preliminary plat review of the Metcon Addition. The plat creates a new public cul-de-sac, identified as “Ponderosa Court”, a new retention pond within Outlot B, and depicts a potential future extension of Evergreen Drive.

The proposed Plat is a one-block lot. The site contains two outlots that will be platted during the development of those lots. Block 1contains three new lots. Lot 1 is proposed to contain 1.64 acres. Lot 2 is proposed to contain 2.41 acres. Lot 3 is proposed to contain 2.00 acres of area.

Access to Lots 1 and 2 will be via a connection to the newly proposed Ponderosa Court. Conceptually, a second access to Lot 2 will be via a connection to Adams Street.  The proposed second access would be shared with Lot 3.  Access is restricted to County State Aid Highway 12 and County State Aid Highway 17/Madison Avenue.

In addition to Ponderosa Court, the applicant is proposing to install a dedicated turn lane on Adams Street to serve Ponderosa Court. The right-of-way will also include a continuation of the existing dedicated bike lane. The applicant has provided a sidewalk network along the full duration of Ponderosa Court.

Evergreen Drive is being platted on the eastern side of the subdivision.  This access will not be constructed at this time but will provide access to the subdivision if the level of County State Aid Highway 12/Adams Street access is reduced. A condition has been included, which states that the applicant shall be a willing petitioner for full roadway improvement of Evergreen Drive, particularly if the CSAH 12/Adams Street or Ponderosa Court/Adams Street intersection results in operational or safety issues.

Each lot also contains utility and drainage easements.

The applicant proposes to zone these three lots for light industrial uses. The applicant states that Met-Con is planning to construct an office and shop on Lot 2.

Outlots:
On the western side of the newly created Ponderosa Court is Outlot A, which the applicant proposes to zone for Highway Commercial use. As an Outlot, Outlot A will require future subdivision prior to development occurring. Outlot B is proposed to encompass the south-west corner of the subdivision and will serve as the location of a public stormwater pond. A development agreement will be drafted to outline the intended development conditions of the stormwater pond. The agreement shall also ensure that once the required stormwater improvements have been completed, Outlot B will be dedicated to the City for use as a public stormwater pond.

Rezoning:
The subject property was recently annexed into the City of Mankato. 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. The parcels on the eastern side of Ponderosa Court are proposed to be M-1, Light Industrial District, and the Outlots on the western side of Ponderosa Court are 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.” This request is guided by the City of Mankato’s future land use map.
 

Staff respectfully submits the following findings of fact for the requested Preliminary Plat of Metcon Addition:

1. General Requirements
   1. The site is designed in conformance with the location and width of streets, the general drainage situation, lot sizes and arrangement.
   2. Concept plans for the future site development show the dedication of a public stormwater pond located within Outlot B.
   3. The site provides storm drains and stormwater facilities that outlet into the city's stormwater facilities at the rates and volumes allowed by the MS4 permit.
   4. Three onsite wetlands are shown on the plat. The applicant intends to seek replacement of the existing wetlands.
   5. Drainage study information has been submitted to the City Engineer to verify compliance with the City drainage requirements.
2. Streets
   1. The street right-of-way widths conform to the standards outlined in Chapter 10 of Mankato City Code. 
   2. The applicant proposes to construct a new public roadway identified as "Ponderosa Court".
   3. The applicant proposes to dedicate a portion of the subject property as Right-of-Way for the future extension of “Evergreen Drive”. 
   4. The applicant proposes to modify the existing condition of the adjacent Adams Street Right-of-Way, by constructing a dedicated right turn lane for Ponderosa Court. 
   5. The existing dedicated bike lanes along Adams Street will remain in place.
   6. Only one private access shall be permitted off of Adams St. The applicant intends to construct a singular shared access for lots 2 & 3. All other accesses will be restricted to Ponderosa Ct or the future Evergreen Dr.
3. Easements
   1. The preliminary plat provides the standard drainage & utility easements required in Chapter 10 of the Mankato City Code. 
   2. Drainage and utility easements are provided to encompass the full extent of all proposed rear-lot swales to ensure adequate access for drainage conveyance, maintenance, and long-term operation.
4. Block Standards
   1. The blocks within the subdivision were designed for the intended end use as light industrial uses.
   2. At a future date, Outlot A is intended to be platted into four commercial lots.
   3. Outlot B will be dedicated as a public stormwater pond.
5. Lot Standards
   1. The lots are designed in conformance with the standards set forth in Chapter 10. 
   2. The lots within the subdivision are intended for light industrial development. 
   3. The concept plan for the industrial areas demonstrates adequate areas to allow off-street parking, loading areas and such other facilities. Further review and consideration will be required for any site improvements proposed at the subject property.
6. Public Sites and Open Spaces
   1. The subdivision has not designated an area for parkland or public open space in the comprehensive development plan.
   2. The applicant will be required to make a payment-in-lieu of parkland dedication, as the subject parcel has not previously been platted. The amount of this fee will be determined in conformance with Mankato City Code standards and payment will be due prior to affixing signatures to the Final Plat.

Staff respectfully submits the following findings of fact for the rezoning of the subject property:

1. The subject property was recently annexed into the City of Mankato and therefore bares the assigned zoning designation of T, Transition District.
2. The rezoning from T, Transition, to B-3, Highway Business & M-1, Light Industrial, is consistent with the goals, objectives, and policies of the comprehensive land use plan, as adopted and amended from time to time by the City Council. 
3. 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.
4. The proposed B-3 Highway Business District zoning classification is consistent with adjacent properties in the immediate vicinity and compatible with the overall character of existing development. Adjacent properties are zoned B-3, Highway Business District
5. The proposed M-1 Light Industrial zoning classification is consistent with adjacent properties in the immediate vicinity and compatible with the overall character of existing development. A portion of properties located to the north and west are zoned as M-1, Light Industrial.
6. The proposed rezoning will not interfere with or diminish the use of property in the immediate vicinity.
7. The applicant proposed to extend municipal water, sanitary, and stormwater facilities from the adjacent ROW into the proposed subdivision.
8. There are deferred assessments on file for the subject property (R43.09.11.300.021). 

Staff recommends approval of the Preliminary Plat of Metcon Addition with the following conditions:

1. The applicant shall dedicate, on the final plat, the right of way area for Ponderosa Court, according to the size standards as reviewed and approved by the City's engineer.
2. The applicant shall execute a subdivision agreement with the City, prior to affixing signatures to the final plat, that outlines the terms of the agreement for proposed and future public stormwater, infrastructure, and utility elements.
3. The applicant shall make a payment in lieu of parkland dedication accordance with Mankato City Code. Payment shall be provided prior to, or in conjunction with, affixing signatures on the final plat. 
4. In tandem with submittal of the request to review the Final Plat, the applicant shall apply for a Conditional Use Permit to allow for Wetland Replacement. Wetland replacement shall occur at a ratio of 2:1.
5. Applicant shall agree to be a willing petitioner for a full roadway improvement of Evergreen Drive for a connection to Madison Avenue if the CSAH 12/Adams St or Ponderosa Court/Adams St intersection results in operational or safety issues.
6. The applicant shall coordinate with City of Mankato staff to determine addressing for the proposed subdivision.
7. A singular private access shall be permitted off of Adams Street. The subdivision shall be served primarily by access from Ponderosa Court and the future Evergreen Drive.
8. The stormwater pond proposed on Outlot B shall be improved privately and dedicated to the public. .
9. No parking will be permitted along the Ponderosa Court roadway and cul-de-sac. The applicant shall install no-parking signage in coordination with City Staff.
10. Any boulevard trees impacted by the proposed development shall be replaced per Mankato City Code Standards, at a ratio of 2:1.
11. Development of Outlot A shall only be permitted upon replatting of the Outlot into lots & blocks.
12. The existing field entrance and culverts along the north side of Madison Avenue (CSAH 17) shall remain in place for purposes of future pond access for maintenance and cleaning by the City of Mankato.
13. Applicants shall provide a Drainage and Utility Easement encompassing the full extent of all proposed rear-lot swales to ensure adequate access for drainage conveyance, maintenance, and long-term operation.
14. The applicant shall work with Blue Earth County to ensure any necessary approval or permit for the proposed site stormwater discharge has been received prior to work occurring.

Staff recommends approval of the rezoning of the subject property from T- Transition to M-1, Light Industrial and B-3, Highway Business zoning districts.