Resolutions approving Final Plat review of Metcon Addition, and Conditional Use Permit to allow a wetland replacement on the subject site (Southwest Quarter of Section 11, Township 108 North Range 26 West, Blue Earth County); by request of Jones Haugh & Smith, with permission of the property owner, Scott Brown.

At the Planning Commission meeting on September 23, 2026, the Planning Commission recommended the adoption of the resolutions approving the final plat and the wetland sequencing and replacement plan.

The applicant, Jones Haugh & Smith, with permission from the property owner, Scott Brown, has submitted a request for Final Plat approval for Metcon Addition and a Conditional Use Permit (CUP) to allow replacement of three wetlands located within the proposed development area.

Final Plat
The applicant is seeking approval of the Final Plat for Metcon Addition. The plat establishes a new public cul-de-sac, identified as “Ponderosa Court,” creates a public stormwater retention pond within Outlot B, and illustrates a potential future extension of Evergreen Drive.

The Final Plat consists of two Outlots and one Block. Block 1 contains three proposed lots: Lot 1, which encompasses 1.64 acres. Lot 2 contains 2.41 acres. Lot 3 is depicted as 2.00 acres

Outlot A is located on the west side of Ponderosa Court and is proposed for future Highway Commercial zoning. As an Outlot, it will require future subdivision prior to development. Outlot B covers the southwest corner of the plat and is intended to serve
as a public stormwater pond. A development agreement will address conditions for construction of the stormwater improvements and the dedication of Outlot B to the City following completion of the stormwater improvements.

Lots 1 and 2 will have access from Ponderosa Court. A secondary access point is conceptually planned to connect Lot 2 (and shared with Lot 3) to Adams Street. Access to County State Aid Highways 12 and 17 (Madison Avenue) remains restricted per the previously approved right-of-way plats.

The applicant is required to construct a dedicated turn lane on Adams Street to serve Ponderosa Court. The right-of-way will maintain the existing dedicated bike lane, and a sidewalk will be installed along the full length of Ponderosa Court.

Evergreen Drive is being platted on the eastern boundary of the subdivision. Although not planned for construction at this time, Evergreen Drive will provide a future access alternative should Adams Street access be reduced. A condition requires the applicant to serve as a willing petitioner for full roadway improvements to Evergreen Drive if operational or safety concerns arise at the CSAH 12/Adams Street or Ponderosa Court/Adams Street intersections. 

All proposed lots contain standard and expanded utility and drainage easements, including easements necessary for onsite stormwater swales. Additional easements are included along the perimeter of Outlot A.

The three lots have been rezoned to Light Industrial. The applicant indicates that Met-Con intends to construct an office and shop on Lot 2.

Payment In Lieu of Parkland Dedication:
The subdivision does not designate an area for park or playground use in accordance with the City’s Comprehensive Plan. In lieu of dedicating land, the subdivider must pay a parkland dedication fee as required by Section 10-2193 of the City Code. The Blue Earth County Assessor is conducting a valuation analysis to determine the required payment, which will be due prior to or at the time of final plat signature.

Only the Block (containing the three lots) is subject to parkland dedication requirements at this time. Outlot A will be subject to parkland dedication standards when it is platted for development in the future.

Wetland Replacement:
Three wetland basins are present within the development area—two within Block 1 and one within Ponderosa Court/Outlot A. Their locations prevent implementation of the proposed subdivision without permanent impact. The applicant therefore intends to remove the wetlands and purchase replacement credits from a certified wetland bank.
 
The wetlands, classified as seasonal flood basins within a farm field, total approximately 18,792 square feet (0.4314 acres):

• Basin 1: 6,262 sq. ft., located within the proposed Ponderosa Court right-of-way
• Basin 2: 2,811 sq. ft., located within proposed Lot 1
• Basin 3: 9,719 sq. ft., located along the shared boundary of proposed Lots 2 and 3

The applicant is requesting sequencing flexibility and proposes to replace the wetlands by purchasing 0.8628 acres of wetland bank credits (2:1 replacement ratio). Credits will be purchased from Wetland Bank Account #1804 (Guentzel Family Farms), located within Blue Earth County, Major Watershed #28 and Bank Service Area #9.

The Technical Evaluation Panel (TEP) reviewed the wetland replacement proposal at its September 16, 2026, meeting and provided comments requiring revisions and with the revisions, recommended that the replacement may proceed. The applicant has since submitted an updated wetland replacement plan to the TEP.