CY42-26

Request of Jones Haugh & Smith, with permission of the property owner, Scott Brown, for a final plat review of Metcon Addition, and a conditional use permit to allow a wetland replacement on the subject site. 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 Final Plat review of Metcon Addition, and a Conditional Use Permit to allow for wetland replacement on the subject site.

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. 

At the August 26th, 2026, Planning Commission Meeting, the applicant received a recommendation to rezone the Subject Property to M-1, Light Industrial District and B-3, Highway Business District.

The Preliminary Plat of Metcon Addition and Rezoning of the Subject Property to a mix of M-1, Light Industrial and B-3, Highway Business Districts was reviewed by the Planning Commission at their August 26th, 2026, meeting and recommended for approval. 

Environmentally Sensitive Areas, Wetlands: Three wetland basins are present on the subject property. The preliminary plat represented 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 provided wetland application documentation for removal of said wetlands. Until such time as all required documentation has been provided and the TEP has completed their review of the proposal, the wetlands delineated onsite shall not be permitted to be impacted by the applicant. 

The applicant, Jones Haugh & Smith, with permission of the property owner, Scott Brown, is requesting a Final Plat review of Metcon Addition, and a Conditional Use Permit to allow for replacement of three wetlands located within the subject site.

Final Plat:
The applicant has submitted a request for a Final 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 Final Plat contains two Outlots that will be platted during the development of those lots and one block. Block 1 contains 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.

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.

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. 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 states that Met-Con is planning to construct an office and shop on Lot 2.

Payment In Lieu of Parkland Dedication:
The subdivision has not designated 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 fee in the specified amount determined by an analysis based on the City's Section 10–2193 Standards. Payment will be due prior to affixing signatures to the final plat of the subject property.

As the proposed subdivision depicts one block and two Outlots, only the block shall be subject to the parkland dedication at this time. At the time that Outlot A is platted for development, it shall be subject to the parkland dedication standards. 

Wetland Replacement:
Three wetland basins are present on the subject property. 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 intends to seek replacement of all three wetlands located within the subject property, as each wetland would be permanently impacted by the proposed development. The three wetlands, identified as Seasonal Flood Basins within a farm field, total approximately 18,792 Sq. Ft. or 0.4314 acres in area:

• Basin 1 is approximately 6,262 Sq. Ft. in area and is located in the path of the proposed Ponderosa Ct roadway. 
• Basin 2 is approximately 2,811 Sq. Ft. in area and is located in the proposed Lot 1 site. 
• Basin 3 is approximately 9,719 Sq. Ft. in area and is located along the boundary of the proposed Lots 2 & 3. 

The applicant is requesting sequencing flexibility to allow for impacts on the wetlands in order to construct the development as proposed.  It is the applicant's intention to replace the impacted wetlands by purchasing wetland bank credits. In total, 0.4314 acres will be impacted and 0.8628 (a rate of 2:1) acres of wetland credits will be purchased. The SWC  wetland credits will be purchased from a Wetland Bank located within Blue Earth County, specifically the Wetland Bank Account #1804, an account owned by "Guentzel Family Farms", which is located within the same major water shed (#28), and in Bak Service Area #9.