## MANKATO PLANNING COMMISSION Regular Meeting June 24, 2026 - 6:00 p.m. ## Intergovernmental Center ## Council Chambers **************************************** Any person speaking to the Commission shall give to the Secretary of the Commission the NAME and HOME ADDRESS of such person prior to speaking. **************************************** ## 1.CALL TO ORDER ## 2.APPROVAL OF AGENDA ## 3.APPROVAL OF MINUTES 1.Draft May 27, 2026, Planning Commission minutes ## 4.OLD BUSINESS ## 5.NEW BUSINESS 1. ## CY26-26 Request of ISG, on behalf of the owner, for a preliminary and final plat review of Hiniker Parkway Subdivision. The subject property is described as Lot 2, Block 1, Hiniker Pond Park; Outlots A, B, and C, Axis Subdivision, and that part of Government Lot Two (2), Section 1, Township 108 North, Range 27 West, described as follows: Commencing at the northeast corner of Government Lot Two (2) thence South 00 degrees, 2 minutes, 28 seconds East along the east line of Government Lot Two (2), a distance of 1159.22 feet to the point of beginning; thence due West 415 feet; thence due South 2 feet more or less to the Northerly boundary of Butterworth Street; thence easterly along the Northerly boundary of Butterworth Street, a distance of approximately 415 feet more or less to a point directly south of the point of beginning; thence northerly approximately 8.2 feet more or less to the point of beginning; All that part of Government Lot 2 in Section 1, Township 108 North, Range 27 West, described as: Commencing at a found iron pipe monument designating the Northeast Corner of Government Lot 2; thence South 88 degrees 46 minutes 20 seconds West (assumed bearing along the north line of Government Lot 2), a distance of 813.93 feet; thence (assumed bearing along the north line of Government Lot 2), a distance of 813.93 feet; thence South 01 degrees 13 minutes 40 seconds East, 182.13 feet; thence continuing South 01 degrees 13 minutes 40 seconds East, 17.87 feet; thence North 88 degrees 46 minutes 20 seconds East and parallel with the north line of Government Lot 2, a distance of 64.00 feet to the point of beginning of the tract to be described; thence South 74 degrees 40 minutes 42 seconds East, 90.04 feet; thence North 01 degrees 13 minutes 40 seconds West, 26.71 feet; thence South 88 degrees 46 minutes 20 seconds West and parallel with the north line of Government Lot 2, a distance of 89.86 feet to the point of beginning. The anticipated date of City Council action is July 13, 2026. 2. ## CY27-26 Request of Amanda Furnas of Mankato Chemical Health, with permission of the property owner, for a conditional use permit to allow a medical clinic in the R-1, one-family dwelling zoning district, to serve adults seeking treatment and support for substance use and co-occurring mental health concerns. The subject property is described as an approximately 1.77 acre parcel located in the west half of the southeast quarter of Section 17, Township 108 Range 26, Blue Earth County (114 Pohl Road). The anticipated date of City Council action is July 13, 2026. 3. ## CY28-26 Request of The Factor Group, with permission of the property owner, for a preliminary and final plat review of River Bluff Cottages, and for an amendment to a previously approved Planned Unit Development. The subject property is described as Outlot A, Sibley Parkway (Blue Earth County ## PID R010813101049). The anticipated date of City Council action is July 13, 2026. ## 6.MISCELLANEOUS ## 7.ADJOURNMENT ## Planning Commission Regular Meeting 3. 1. ## Meeting Date:06/24/2026 ## Title ## Draft May 27, 2026, Planning Commission minutes ## Attachments Draft May 26, 2026 PC minutes ## MINUTES ## Mankato Planning Commission May 27, 2026 - 6:00 p.m. ## IGC - Council Chambers ## 1.CALL TO ORDER Chair Zehnder called the meeting to order at 6:00 p.m. Commissioner’s Present: Chair Zehnder, Ms. Surdy, Mr. Dieken, Mr. Iddings, Mr. Wilke, Ms. Bigham. Staff Present: Mark Konz-Director of Planning and Development Services, Travis Johnson- Permit ## Technician, Brittany Mitchell-Planning Coordinator, Bennett Hanson-Planner, Molly Westman-Planning Coordinator, Ean Pringnitz-Community Development Intern. ## 2.APPROVAL OF AGENDA Mr. Dieken made a motion to approve the agenda. Mr. Wilke seconded the motion. The motion carried unanimously. ## 3.APPROVAL OF MINUTES Mr. Wilke made a motion to approve the minutes from April 22nd, 2026. Ms. Bigham seconded the motion. The motion carried unanimously. ## 4.OLD BUSINESS ## 5.NEW BUSINESS 1. ## CY22-26 Request of ISG, on behalf of the owner, Snell Real Estate, LLC, for a final 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 1 (1900 and 1990 Madison Avenue). Mr. Pringnitz respectfully submits the following findings of fact: ## General Requirements The site is an existing commercial complex and changes to the existing development are not proposed at this time. 1. 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. 2. The site provides existing storm connections.3. ## Streets The street right-of-way widths are in line with the existing street right-of-way widths. No changes are proposed. 1. Future reconstruction of Haefner Drive will require the installation of the sidewalk unless determined by the City Engineer that the sidewalk is infeasible. 2. ## Easements The plat provides the standard easements required in Chapter 10 of the Mankato City Code where currently feasible. 1. ## Block Standards The blocks within the subdivision were designed for the intended end use as a commercial lot.1. ## Lot Standards The lots within the subdivision are intended for commercial uses and are designed to accommodate the existing use of the site. 1. ## Public Sites and Open Spaces Because the property was previously platted, no parkland dedication is due at this time.1. Mr. Pringnitz reports that staff recommends approval of the final plat with the following conditions: Any revised or new signage at each site will need to conform with the applicable standards based on any new/revised frontages. 1. Any proposed modifications to existing site or building conditions shall trigger the requirement that all off-street parking and driving surfaces on the subject property be hard surfaced within one year of the proposed work occurring. 2. Any future reconstruction of Haefner Drive will require the installation of a sidewalk along its west side, as identified in the City's Critical Link Sidewalk Plan, unless the City Engineer determines installation to be infeasible. 3. Chair Zehnder opened the public hearing for comment. With no one wishing to speak, the public hearing was closed. Mr. Dieken made a motion to approve CY22-26. Mr. Wilke seconded the motion and passed unanimously. The anticipated date of City Council action will be June 8, 2026. 2. ## CY23-26 Request of Cherry Creek, Inc, on behalf of the owner, Scott and Charlie Trautman, for a conditional use permit to allow for a modification to the approved subdivision grading plan that will allow the construction of a patio home on a lot that was graded for a walkout basement, requiring fill in excess of 25 cubic yards to be moved into the property. The subject property is described as Lot 3, Block 1, Miller Creek 1st Addition, Mankato (112 Butler Falls Road). Mr. Hanson reports that staff respectfully submit the following findings of fact for the conditional use permit: Mankato City Code Section 10-1498. (substantial land alteration) requires that a Conditional Use Permit be obtained where the excavation, grading, and filling of any land would result in the movement of earth and materials in excess of 25 cubic yards and would significantly change the 1. movement of earth and materials in excess of 25 cubic yards and would significantly change the existing ground contour and existing drainage, or cause flooding or erosion. The proposed development results in the filling of land beyond 25 cubic yards and significantly alters the existing ground contours of the site. The request is in keeping with the comprehensive planning policies of the City, as the proposed use, a single-family residential dwelling, is not contemplated to change and is in keeping with the low-density residential use, as designated in the City of Mankato’s Zoning Map and Land Use Plan. 2. The proposal does not interfere with or diminish the use of property in the immediate vicinity. 3. The primary structure will be served by public facilities and services. 4. The proposal does not cause undue traffic congestion as no changes are proposed to the density of the property or the public street system. 5. There are no known historical or architectural resources on the site. 6. The site contains bluff and wetland areas as natural or environmental features on the site. With the recommended conditions, it is intended that impacts to these areas will be avoided and minimized. 7. It will not cause a negative cumulative effect and effect on the City as a whole. 8. To the extent known, the development, when considered with the recommended conditions, conforms with all other applicable regulations of the district, and other applicable ordinances. 9. The proposal will not jeopardize the public's health, safety, or general welfare.10. The applicant has provided a signed approval form from the adjacent property owner, Richard Wethe, to allow Cherry Creek Inc. and other employed subcontractors, access through the adjacent residential lots during construction of the home. 11. The applicant has made a request to Braun Intertec to provide additional geotechnical report information. The results of their geotechnical analysis will be provided to the City Engineer once completed. 12. Mr. Hanson reports that staff recommends approval of the requested conditional use permit with the following conditions: The applicant shall obtain a building permit prior to any work occurring on site. 1. The applicant shall install permanent code-compliant wetland signage along the wetland setback boundary prior to any work occurring on site. Applicant shall coordinate with City Staff to ensure signage installation compliance. 2. All proposed work shall remain a minimum of 16.5’ from the previously delineated wetlands. No work shall occur within the required wetland buffer. 3. For the duration of any construction activities on site, the bluff shall be physically represented on the property to ensure no impacts occur to the bluff or bluff setback area. 4. Maintenance of the property located between the retaining wall and adjacent lot will fully be the responsibility of the owners of the subject property. 5. An erosion control and turf establishment plan shall be provided with building permit application.6. The applicant shall continue to work with City of Mankato Engineering/Construction Services Staff to ensure code compliance throughout the entirety of the development process. 7. Mr. Wilke stated that he lives in the neighborhood and is familiar with the area. He questioned whether future homeowners proposing a similar patio home would be required to undergo the same review process, noting the significant amount of time and resources that have been invested in this request for a patio home. Mr. Konz stated that the original design of the subdivision included an approved grading plan. He explained that if a project conforms to the approved grading plan, no modification is required. Additionally, if a proposal conforms to the grading plan and involves less than 25 cubic yards of fill, a conditional use permit is not required. In this case, however, the proposal does not conform to the approved grading plan and exceeds 25 cubic yards of fill, which is why additional review is required. Mr. Konz added that this requirement exists for several reasons. He explained that one reason is to ensure that the first person to build within a subdivision does not end up with a bowl-shaped lot where subsequent homes are constructed at higher elevations, causing stormwater to drain onto the first property. He also noted that there are grading-related impacts on adjacent properties, as changes to landscaping or yard grading beyond what was originally approved could create drainage impacts on neighboring parcels. He added that the findings for this proposal are intended to ensure it does not negatively affect adjacent property owners, and because this request represents a deviation from the originally approved grading plan, it is required to go through the review process. Ms. Surdy questioned whether the fill was only located where the retaining walls are proposed. Mr. Hanson explained that the fill would be used around the foundation of the home, as well as in conjunction with the retaining wall, to ensure the project meets building code requirements. Gary Rudolf, Cherry Creek, Inc. Mr. Rudolf was present at the meeting as the applicant for this proposal. He explained that this proposal was the culmination of a long process for his clients. He stated that his clients had the opportunity to purchase several different lots throughout the community and noted that there were other homes near the proposed site that were developed as patio homes. As a result, once his clients became aware of this, everyone involved assumed that constructing a patio-style home on this lot would not require this type of process. Mr. Rudolf added that neither he nor his clients were aware of the extensive precautions required to ensure that stormwater runoff from the property remains on the property. He explained that Bolton & Menk prepared a grading plan to address these requirements and noted that soil boring was scheduled to take place the morning following the meeting to determine bearing capacity and ensure that appropriate fill material is used to minimize settling. He stated that every precaution is being taken to avoid impacts on neighboring properties and added that City of Mankato engineering staff have been instrumental in helping ensure this outcome. Mr. Rudolf further stated that his clients were very fond of the lot, its location, and the trees in the backyard, and were committed to building on the property. He added that they have no interest in including a basement in the proposed home. Mr. Dieken questioned how many cubic yards of fill would be required for the project. Mr. Rudolf explained that this determination would be made following the soil boring scheduled for the following day. He stated that, because the site had previously been developed, they conducted exploratory excavation several weeks earlier in an attempt to identify the existing soil conditions; however, the excavation did not provide sufficient information. He noted that it was unclear whether the soil currently on the site had been imported or was native to the property, and that the soil boring would be necessary to make that determination. Mr. Rudolf added that another consideration is the amount of weight exerted by the soil behind the proposed home. He explained that, to reduce this load, structural foam may be used beneath the fill material, with soil placed above it. He noted that whether this approach is necessary will be determined based on the results of the soil analysis and the composition of the existing soils. Chair Zehnder opened the public hearing for comment. With no one wishing to speak, the public hearing was closed. Ms. Surdy commented that, in her opinion, this was primarily a property owner issue, noting that this type of home could have been constructed on a different lot. She stated that she understood it was unfortunate for property owners to purchase a lot and later discover they are unable to build exactly what they had intended. However, she expressed concern that allowing property owners to make significant alterations to a site simply because they wish to build a particular type of home is not something the Planning Commission should routinely support. Mr. Wilke made a motion to approve CY23-26. The motion was seconded by Ms. Bigham. The motion passed on a vote of 5–1, with Ms. Surdy voting in opposition. The anticipated date of City Council action will be June 8, 2026. 3. ## CY24-26 Request of Bolton and Menk, on behalf of the owner, Old Town Riverfront Properties, LLC., for preliminary and final plat review of Eastwood Energy Center No. 7. The subject properties are described as Tract B, Registered Land Survey No. 175, (Blue Earth County ## PID R010903400026). Ms. Mitchell reports that staff submits the following findings: ## General Requirements: The site is designed in conformance with the location and width of streets, the general drainage location, lot sizes and arrangement. 1. A drainage study is being prepared and will be submitted to verify compliance with the City drainage requirements 2. The site will need to conform to the Common Plan of Development rules and regulations for stormwater. Applicant shall continue working with the City Engineer on design and requirements. 3. The uses identified conform to the zoning types of the parcels. 4. ## Streets: The street right-of-way widths conform to the standards listed in Chapter 10 of the Mankato City Code. 1. The proposed subdivision does not contain any new public streets. 2. ## Easements: The proposed preliminary plat provides the standard easements required in Chapter 10 of the Mankato City Code. 1. ## Block Standards: The blocks within the subdivision were designed for the intended end use as industrial lots. 1. ## Lot Standards: The lots within the subdivision are intended for industrial development. The lots are designed in conformance with the standards set forth in Chapter 10. 1. The concept plan for the industrial areas conforms to the minimum lot size requirements.2. ## Public Sites and Open Spaces: The applicant is not required to make a park dedication as the property was previously platted.1. Ms. Mitchell reports that staff recommends approving the preliminary and final plat with the following conditions: The applicant shall continue working with city staff regarding site design, drainage, and storm water management. 1. The applicant shall submit a traffic impact study for each buildout at the time of building permit. 2. The applicant shall provide an easement for the stormwater pond area and the shared drives for the subject property. 3. The applicant shall be required to pay water and sewer connection fees. 4. The applicant shall submit a plan reflecting that the wetlands have been investigated on the site.5. Alternately, the applicant shall provide the NOD demonstrating that no wetlands were found on the subject site. Chair Zehnder questioned whether the drainage pond had available capacity and, if the applicant intended to utilize any portion of that capacity, whether they would be required to provide sufficient stormwater retention elsewhere to offset the difference. Mr. Konz stated that the City of Mankato would allow credit for the stormwater pond capacity that was accounted for in the original design. However, if the proposed development exceeds the original assumptions due to the amount of impervious surface being created, the applicant will first need to demonstrate that adequate capacity remains available under the original buildout conditions. He added that any additional stormwater runoff generated beyond those assumptions would need to be addressed through additional on-site retention measures. Nate Myhra, Bolton & Menk. Mr. Myhra was present at the meeting to respond to any questions from the Commission. Ms. Surdy questioned whether any developments had been identified at this time. Mr. Myhra stated that the second lot is the only one not currently spoken for. He added that they are actively working on site designs for both Lot 1 and Lot 3. Ms. Surdy asked, regarding Lot 3, what the road shown along the rear of the lot near the pond was intended for. Mr. Myhra explained that the roadway was designed to accommodate semi-truck traffic on-site. . Chair Zehnder opened the public hearing for comment. With no one wishing to speak, the public hearing was closed. Mr. Dieken made a motion to approve CY24-26. The motion was seconded by Mr. Wilke and passed unanimously. The anticipated date of City Council action will be June 8, 2026. 4. ## CY25-26 Request of Brad Bass on behalf of Bridgewater Group, Inc., with permission of the property owner, Tom Yenish, for a conditional use permit to repurpose the Motel 6 structure to allow an assisted living/affordable housing with services facility serving elderly and disabled adults in the B-3, Highway Business District, and for a certificate of design compliance for exterior modifications in the Highway Gateway Overlay District. The subject property is described Lot 4, Block 1, Venstar Subdivision, Mankato (1731 Premier Drive). Mr. Hanson reports that staff respectfully submits the following findings of fact for the conditional use permit and the certificate of design compliance: The proposed use, an Assisted Living Facility (also known as congregate housing), is of similar character to other uses listed in the B-3 district. Apartments, which are also multifamily dwellings in nature, are conditional uses within the B-3 zoning district, and thus this proposal is considered a conditional use. 1. The request is in keeping with the comprehensive planning policies of the City as the underlying land use plan identifies this parcel as "Commercial", and in said land use district, residential uses similar in character to this use are identified in Code as a conditional use. 2. The proposal does not interfere with or diminish the use of property in the immediate vicinity. The applicant proposes only minor modifications to the exterior of the structure and the proposed alteration of use type should not fundamentally differ from the existing use. 3. The primary structure will continue to be served by public facilities and services, and no utility service provider changes are proposed with this proposal. 4. The proposal does not cause undue traffic congestion. No changes are proposed to the public street system or private parking/driving areas. The applicant has attested that no significant change with respect to trip generation, site operations and overall traffic impact to the area shall occur with the proposed reuse of the subject property. 5. There are no known historical or architectural resources on the site. 6. There are no known natural or environmental features on the site. 7. It will not cause a negative cumulative effect and effect on the City as a whole.8. The proposal will not jeopardize the public's health, safety, or general welfare. 9. To the extent known, the development, when considered with the recommended conditions, conforms with all other applicable regulations of the district, and other applicable ordinances. 10. The property is located in the Highway Gateway Overlay District and proposes exterior modifications to the existing structure. 11. The building elevations conform to the guidelines of the Highway Gateway Overlay District. The proposed project presents no modification to the exterior materials of the existing structure, only removal of signage and repainting of some surfaces. Existing exterior finishes include primarily EIFS, glass, and metal. All sides of the building visible to the public will be treated consistently with quality materials and finishes. 12. In the event that any future storage and maintenance building is proposed, it shall be excluded from this CUP / CDC review process and thus shall be independently reviewed for conformance. 13. Mr. Hanson reports that staff recommends approval of the requested conditional use permit and certificate of design compliance with the following conditions: Any proposed future storage & maintenance building shall meet Mankato City Code standards. As the applicant has not provided sufficient review materials prior to Planning Commission review of the request, the originally proposed future storage & maintenance building must be reviewed separately from the current request. 1. Any proposed future storage or maintenance building on site shall conform to the standards of the Highway Gateway Overlay District, including exterior finishes which are complementary to the exterior finishes utilized on the primary structure. 2. The proposed exterior “outdoor activity area” privacy fencing shall conform with Mankato City Code. A fence permit shall be obtained prior to installation of any fencing. 3. The gazebo shall be installed with a separate building permit and shall conform to Mankato City Code accessory structure standards. 4. The applicant shall obtain a sign permit for any desired site signage prior to fabrication and installation. 5. The applicant shall fully screen any existing or proposed mechanical equipment from public right-of-ways. 6. Bicycle parking achieving Mankato City Code standards will be required. A minimum of four off-street bicycle parking stalls shall be provided on site. 7. Due to the proposed change in use, a full code review for compliance with all applicable Minnesota Codes will be required. Plans submitted at the time of the building permit application shall be signed by a licensed architect. 8. The applicant shall agree to be a willing petitioner for any future sidewalk network improvements along the east side of Premier Drive. At such time as a sidewalk is constructed, a private sidewalk connection to the building shall be developed within the site. 9. Applicant shall coordinate with City of Mankato Construction Services Staff to determine code conformance of current accessible parking stalls. Any modification deemed necessary to achieve ADA compliant stalls shall be performed prior to unit occupancy. Additionally, any parking area shown to be non-compliant with current Mankato City Code standards, shall be updated to conform to code. 10. If the applicant intends to modify the existing exterior lighting, a Photometric Plan and Lighting cut sheets shall be provided that confirm compliance with full-cut, fully shielded fixture requirements and other applicable Mankato City Code standards. 11. If any existing landscaping will be modified or removed as part of this project, the applicant shall provide a landscaping plan that demonstrates conformance with Mankato City Code. 12. No outside storage shall be allowed on the subject property.13. All amenity spaces shall be completed prior to unit occupancy.14. The applicant shall be subject to SAC & WAC fees based on the City of Mankato assessment policy and fee schedule. 15. Ms. Surdy inquired whether a layout for the proposed storage building had been provided. Mr. Hason responded that no layout was included in the application and that the information shown was only a general description. He added that the only detail provided was dimensional information, and that no additional plans for the building have been submitted at this time. Ms. Surdy questioned the layout of the dining room and referenced the ratio of proposed rooms in relation to the dining room layout. She stated that the configuration appears to be limited with respect to the number of rooms that could be accommodated. Brad Bass, 4336 Linder Bay Ln. Mr. Bass was present at the meeting to address any questions from the commission members. He indicated that the suites are larger than those typically provided, which made the building suitable for the proposed use. Mr. Bass added that these are the types of suites commonly found in new construction. He referenced the property owner and noted that, during the original construction of the building, the owner incorporated several exceptional features, including accessibility and adaptive design for handicap accessibility. These features have allowed the building to be repurposed for the current proposed use without significant additional costs. He further explained that the exterior storage building was intended to provide functional storage space, as there are limited storage opportunities within the building and outdoor storage is not permitted. He noted that storage units would be available for residents behind the building, though certain items may not be suitable for outdoor storage. He concluded that while these elements were intended to be included in the submission, the drawings and supporting materials were not completed in time to be included. Mr. Iddings added that the building should be relatively easy to remodel based on its original construction. He stated that this would be a great addition to Mankato and expressed hope that the transition will proceed smoothly. Mr. Wilke thanked Mr. Bass for bringing the project forward and stated that it appears to be a great reuse of the property. He also expressed appreciation to the owner for the work that had been done with Motel 6. Ms. Bigham questioned if the expectation was for 60 people to be able to eat together. Mr. Bass indicated that the units would be single occupancy. He noted that potentially six of the units would be converted into community spaces for a variety of activities. He added that mealtimes would generally be staggered, such as 11:30 a.m. and 12:30 p.m., and that many residents would likely prefer to eat in their own suites. Mr. Dieken added that he was pleased to see the item move forward and stated that he believed it would be a positive addition to Mankato. Chair Zehnder opened the public hearing for comment. Tom Yenish. Mr. Yenish was present at the meeting as the current owner of the proposed building. He Tom Yenish. Mr. Yenish was present at the meeting as the current owner of the proposed building. He indicated that through further discussions with Mr. Bass and his team, he came to realize that the building was constructed in a manner that makes it a strong fit for the proposed use. He added that this would be a great addition to the area, noting its location, connectivity, and proximity to The Paw. He also stated that Motel 6 currently has a contract with The Paw requiring that all windows be closed by 8:00 p.m. He noted that, over the past three years of new ownership at The Paw, there have been no complaints. With no one wishing to speak, the public hearing was closed. Mr. Iddings made a motion to approve CY25-26. The motion was seconded by Mr. Wilke and passed unanimously. The anticipated date of City Council action will be June 8, 2026. ## 6.MISCELLANEOUS No Miscellaneous items. ## 7.ADJOURNMENT There being no further business, Ms. Surdy moved to adjourn the meeting. The motion was seconded by Mr. Wilke with all in favor. The meeting adjourned at 7:51 pm. ## MINUTES APPROVED. _______________________________________ ## Chair, Mankato Planning Commission Planning Commission Regular Meeting5. 1. ## Meeting Date:06/24/2026 ## Title ## CY26-26 Request of ISG, on behalf of the owner, for a preliminary and final plat review of Hiniker Parkway Subdivision. The subject property is described as Lot 2, Block 1, Hiniker Pond Park; Outlots A, B, and C, Axis Subdivision, and that part of Government Lot Two (2), Section 1, Township 108 North, Range 27 West, described as follows: Commencing at the northeast corner of Government Lot Two (2) thence South 00 degrees, 2 minutes, 28 seconds East along the east line of Government Lot Two (2), a distance of 1159.22 feet to the point of beginning; thence due West 415 feet; thence due South 2 feet more or less to the Northerly boundary of Butterworth Street; thence easterly along the Northerly boundary of Butterworth Street, a distance of approximately 415 feet more or less to a point directly south of the point of beginning; thence northerly approximately 8.2 feet more or less to the point of beginning; All that part of Government Lot 2 in Section 1, Township 108 North, Range 27 West, described as: Commencing at a found iron pipe monument designating the Northeast Corner of Government Lot 2; thence South 88 degrees 46 minutes 20 seconds West (assumed bearing along the north line of Government Lot 2), a distance of 813.93 feet; thence South 01 degrees 13 minutes 40 seconds East, 182.13 feet; thence continuing South 01 degrees 13 minutes 40 seconds East, 17.87 feet; thence North 88 degrees 46 minutes 20 seconds East and parallel with the north line of Government Lot 2, a distance of 64.00 feet to the point of beginning of the tract to be described; thence South 74 degrees 40 minutes 42 seconds East, 90.04 feet; thence North 01 degrees 13 minutes 40 seconds West, 26.71 feet; thence South 88 degrees 46 minutes 20 seconds West and parallel with the north line of Government Lot 2, a distance of 89.86 feet to the point of beginning. The anticipated date of City Council action is July 13, 2026. ## Applicant ISG, on behalf of the owner, is the applicant. ## Request The request is for the review of the preliminary and final plat of Hiniker Parkway Subdivision. ## Location The subject property is legally described as Lot 2, Block 1, Hiniker Pond Park; Outlots A, B, and C, Axis Subdivision, and that part of Government Lot Two (2), Section 1, Township 108 North, Range 27 West, described as follows: Commencing at the northeast corner of Government Lot Two (2) thence South 00 degrees, 2 minutes, 28 seconds East along the east line of Government Lot Two (2), a distance of 1159.22 feet to the point of beginning; thence due West 415 feet; thence due South 2 feet more or less to the Northerly boundary of Butterworth Street; thence easterly along the Northerly boundary of Butterworth Street, a distance of approximately 415 feet more or less to a point directly south of the point of beginning; thence northerly approximately 8.2 feet more or less to the point of beginning; All that part of Government Lot 2 in Section 1, Township 108 North, Range 27 West, described as: Commencing at a found iron pipe monument designating the Northeast Corner of Government Lot 2; thence South 88 degrees 46 minutes 20 seconds West (assumed bearing along the north line of Government Lot 2), a distance of 813.93 feet; thence South 01 degrees 13 minutes 40 seconds East, 182.13 feet; thence continuing South 01 degrees 13 minutes 40 seconds East, 17.87 feet; thence North 88 degrees 46 minutes 20 seconds East and parallel with the north line of Government Lot 2, a distance of 64.00 feet to the point of beginning of the tract to be described; thence South 74 degrees 40 minutes 42 seconds East, 90.04 feet; thence North 01 degrees 13 minutes 40 seconds West, 26.71 feet; thence South 88 degrees 46 minutes 20 seconds West and parallel with the north line of Government Lot 2, a distance of 89.86 feet to the point of beginning. ## Existing Land Use The property is the location of the future Hiniker Parkway street and also includes Hiniker Pond Park. ## Zoning The areas included in the plat are zoned R-3, limited multiple family dwelling district, and B-2, general business district. ## Environmentally Sensitive Areas There is the existing Hiniker Pond and associated wet areas located in the platted areas. ## Public Utilities The plat is being presented in order to accommodate a new city street. There are no structures proposed in conjunction with the platting. ## City Code Mankato City Code Chapter 10, Article XII pertaining to Subdivision and Development Regulations (Platting) can be found at this link: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTXIISUDEREPL ## Site Plan Review Comments The Site Plan and Traffic Advisory Committee reviewed the request at their June 9, 2026, meeting. The comments, along with the applicant's subsequent responses in italics, are below. If not already done, the applicant shall log into the online portal and make notification payment. ISG Response: Notification payment was paid on 06/10/2026. 1. Lot 2 shall be eliminated and added to Lot 1 Block 1. ISG Response: Noted, change made. 2. Applicant shall provide an exhibit clearly and visually identifying the proposed new right of way (i.e. Shading). ISG Response: Noted, submitted. 3. ## Review The City of Mankato is requesting a preliminary and final plat review of Hiniker Parkway Subdivision. The subject property is described as Lot 2, Block 1, Hiniker Pond Park; Outlots A, B, and C, Axis Subdivision, and that part of Government Lot Two (2), Section 1, Township 108 North, Range 27 West, described as follows: Commencing at the northeast corner of Government Lot Two (2) thence South 00 degrees, 2 minutes, 28 seconds East along the east line of Government Lot Two (2), a distance of 1159.22 feet to the point of beginning; thence due West 415 feet; thence due South 2 feet more or less to the Northerly boundary of Butterworth Street; thence easterly along the Northerly boundary of Butterworth Street, a distance of approximately 415 feet more or less to a point directly south of the point of beginning; thence northerly approximately 8.2 feet more or less to the point of beginning; All that part of Government Lot 2 in Section 1, Township 108 North, Range 27 West, described as: Commencing at a found iron pipe monument designating the Northeast Corner of Government Lot 2; thence South 88 degrees 46 minutes 20 seconds West (assumed bearing along the north line of Government Lot 2), a distance of 813.93 feet; thence South 01 degrees 13 minutes 40 seconds East, 182.13 feet; thence continuing South 01 degrees 13 minutes 40 seconds East, 17.87 feet; thence North 88 degrees 46 minutes 20 seconds East and parallel with the north line of Government Lot 2, a distance of 64.00 feet to the point of beginning of the tract to be described; thence South 74 degrees 40 minutes 42 seconds East, 90.04 feet; thence North 01 degrees 13 minutes 40 seconds West, 26.71 feet; thence South 88 degrees 46 minutes 20 seconds West and parallel with the north line of Government Lot 2, a distance of 89.86 feet to the point of beginning. The intent of the plat is to realign the current curved configuration of Hiniker Parkway right of way to be a straight street, and to provide an area for storm water retention ponding. The plat proposes one new lot in a one-block subdivision. Lot 1, Block 1, an area of 30.11 acres, is the location of the existing Hiniker Pond as well as a portion of a parcel, currently designated as Outlot B, Axis Subdivision, located to the west of Hiniker Parkway. The remaining 0.81 acre included in the new plat is proposed to be dedicated for right of way, which will accommodate a new street, Hiniker Parkway, and a stormwater retention pond. Standard drainage and utility easements are provided around the subject lot in conformance with Mankato City Code. Hiniker Parkway street improvements are planned for a 2027 construction project. ## Findings ## 1. General Requirements The site is designed in conformance with the existing location and widths of streets, the general drainage situation, lot sizes and arrangement. 1. A drainage study/stormwater management needs have been assessed by the City of Mankato to ensure a development conforming to the applicable standards. 2. 2. Streets The street right-of-way widths for the existing local street conform to the standards listed in Chapter 10 of Mankato City Code. Additional right of way areas are included in the plat to accommodate storm water retention ponds and additional right of way on Range Street. 1. 3. Easements The plat will provide standard easements required in Chapter 10 of the Mankato City Code prior to affixing signatures. 1. ## 4. Block Standards The block within the subdivision is designed around the existing condition and park configuration.  1. ## 5. Lot Standards The lot is designed to accommodate the existing configuration and is in conformance with the standards set forth in Chapter 10. 1. ## 6. Public Sites and Open Spaces The subject site includes Hiniker Pond Park and payment in lieu of parkland dedication will not be required. 1. ## Recommendation Staff recommends approval of the preliminary and final plat of Hiniker Parkway Subdivision. ## Attachments ## General Location Map ## Aerial Plan ## Preliminary Plat ## Preliminary Plat ## Final Plat ## Hiniker Parkway Right of Way areas exhibit ## Hiniker Plans This inf or ma ti o n is to be us ed f o r re fe re nce purpo se s o nly . The City o f Ma nka to do es no t gua rante e ac cura cy o f the ma ter ia l c o nta ine d he rei n a nd is no t res pons ible f o r mi sus e o r mis inte rpreta tio n. % ## Date: June 2026 Author : ## General Location Map This inf or ma ti o n is to be us ed f o r re fe re nce purpo se s o nly . The City o f Ma nka to do es no t gua rante e ac cura cy o f the ma ter ia l c o nta ine d he rei n a nd is no t res pons ible f o r mi sus e o r mis inte rpreta tio n. % ## Date: June 2026 Author : ## Aerial Map 32 34 ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## N20°38'13"E 80.00 ## N89°38'13"E 60.00 ## S89°39'01"W 229.99 ## S00°20'59"E 358.75 ## N01°38'13"E 160.00 ## N86°21'47"W 75.00 ## N62°21'47"W 85.00 ## N11°21'47"W 60.00 ## N89°21'47"W 140.00 ## S65°38'13"W 90.00 ## N69°21'47"W 200.00 ## S36°08'13"W 100.00 ## N58°21'47"W 140.00 ## N18°51'47"W 130.00 ## N18°33'13"E 882.60 ## L = 2 3 5 . 6 2 ## R = 5 0 . 0 0 ## Δ = 2 7 0 ° 0 0 ' 0 0 " ## C . ## B r g = ## S 4 5 ° 2 0'5 9 " ## EC . = 7 0 . 7 1 ## S00°20'59"E 2.00 ## S89°39'01"W 311.10 ## S89°39'01"W 353.33 ## S89°39'01"W 50.00 ## N00°22'35"W 2.00 ## N84°28'33"W 61.40 ## S00°20'59"E 153.67 ## N89°40'37"E 135.92 ## S00°20'59"E 286.64 ## S12°46'23"E 225.80 ## S33°15'53"E 140.10 ## N88°24'15"E 67.28 ## N00°51'47"W 187.52 ## Water's Edge 1/22/26 Elev=754.1 (NAVD88) ## HINIKER POND ## Water's Edge 2/3/26 Elev=754.1 (NAVD88) ## LOT 1 ## BLOCK 1 202 151 ## HINIKER ## PKWY ## NE Corner ## Gov't Lot 2 Sec. 1-108-27 ## E. Line ## Gov't Lot 2 ## S00°20'59"E 1159.57 S00°02'28"E 1159.22 (deed) ## S01°35'27"E 182.13 S01°13'40"E (deed) ## S01°13'40"E (deed) N01°13'40"W (deed) ## S88°24'15"W 814.26 S88°46'20"W 813.93 (deed) ## S75°02'29"E 343.63 ## S01°35'27"E 26.71 ## N88°24'33"E 149.99 ## S01°35'27"E 17.87 ## S75°02'29"E 41.24 ## N85°47'13"E 167.01 ## N77°46'22"E 228.20 ## N57°17'19"E 64.80 ## S01°35'27"E 228.60 292.01 ## Water's Edge 1/22/26 Elev=754.1 (NAVD88) 18 98 ## L = 1 6 0 ## Δ = 2 2 ° 1 5 ' 3 0 " ## L=44 ## Δ=6°03'52" 91 82 ## HINIKER ## PKWY ## HINIKER ## PARKWAY ## HINIKER PKWY ## S33°14'51"E 2.04 480 ## N56°14'39"E 68.14 ## N71°30'22"E 138.05 ## S56°32'33"W 201.33 ## RANGE ## STREET ## W ## W ## W ## W ## LOT 1 ## HINIKER ## PARKWAY ## N89°40'37"E 135.92 ## S00°20'59"E 153.67 ## N84°28'33"W 61.40 ## S89°39'01"W 311.10 202 151 ## S89°39'01"W 353.33 ## N00°22'35"W 2.00 ## N89°39'01"E 414.42 ## HINIKER ## POND 8.2± (deed) West 415 (deed) East 415± (deed) ## N'ly LineButterworth Street ## S. Line ## Outlot B, Axis ## HINIKER ## PARKWAY ## HINIKER PKWY ## L = 1 6 0 . 0 9 ## R = 1 1 9 . 8 3 ## Δ = 7 6 ° 3 2 ' 3 9 " ## L=52.83 R=59.83 ## Δ=50°35'25" ## L = 1 6 7 . 2 2 ## R = 1 2 5 . 1 7 ## Δ = 7 6 ° 3 2 ' 3 9 " ## L = 8 7 . 0 6 ## R = 6 5 . 1 7 ## Δ = 7 6 ° 3 2 ' 3 9 " 60.00 ## S00°20'59"E8.28 ## S00°20'59"E21.33 ## S00°20'59"E 21.33 ## POB ## BLOCK 1 ## W ## W ## W ## W ## W 64.00 85.99 ## S01°35'27"E 182.13 S01°13'40"E (deed) ## S01°35'27"E 17.87 ## S01°35'27"E 26.71 ## N88°24'33"E 149.99 ## S74°20'05"E 90.04 N01°13'40"W (deed) N88°46'20"E (deed) ## S01°13'40"E (deed) ## S88°46'20"W 89.86 (deed) S74°40'42"E (deed) ## HINIKER POND ## POB ## W 18 ## L = 4 4 ## Δ = 6 ° 0 3 ' 5 2 " 52 ## S33°14'51"E 2.04 ## S00°20'59"E 286.64 ## HINIKER ## PKWY 480 ## W ## W ## W ## W ## W ## N33°15'53"W 140.10 292.01 51.62 ## HINIKER POND 98 ## HINIKER PKWY ## L = 1 6 0 ## Δ = 2 2 ° 1 5 ' 3 0 " ## N20°25'41"E 59.87 ## L=35.30 ## R=475.00 ## Δ=4°15'28" ## C.Brg=N33°45'05"W ## C.=35.29 ## N56°14'39"E 68.14 ## S56°32'33"W 201.33 ## RANGE ## STREET ## 33609 PPLAT ## DATE ## REVISION SCHEDULE ## DESCRIPTION ## BY ## SHEET ## TITLE ## PROJECT ## PROJECT NO.FILE NAMEDESIGNED BYORIGINAL ISSUE DATEDRAWN BYCLIENT PROJECT NO.REVIEWED BY DWG LOCATION: S:\PROJECTS\33000 PROJ\33600-33699\33609 HINIKER PARKWAY-MANKATO MN\33609 PRODUCTION FILES\33609 CIVIL 3D\SURVEY PRODUCTION DWGS\33609 PPLAT.DWG SAVED BY: KENT.HAYS ## THIS DOCUMENT IS THE PROPERTY OF ## I & S GROUP, ## INC. ## AND MAY NOT BE USED, COPIED OR DUPLICATED ## WITHOUT PRIOR WRITTEN CONSENT.© 2024 ## I & S GROUP, INC. 3 ## OF 1 -5/26/26 25-33609 ## XX-XX ## SHEET TITLE 300 PROJ. NO (no year) ## XX-XX ## MANKATO ## MINNESOTA ## PRELIMINARY ## PLAT 0 ## SCALE IN FEET 100 200 ## KH ------ ## HINIKER ## PARKWAY ## CITY OF ## MANKATO ## EXISTING LEGAL DESCRIPTION: (per client) Lot 2, Block 1, Hiniker Pond Park, City of Mankato, Blue Earth County, Minnesota. ## AND Outlots A, B and C, Axis, City of Mankato, Blue Earth County, Minnesota. ## AND That part of Government Lot Two (2), Section 1, Township 108 North, Range 27 West, described as follows: Commencing at the northeastcorner of Government Lot Two (2) thence South 00 degrees, 2 minutes, 28 seconds East along the east line of Government Lot Two (2), adistance of 1159.22 feet to the point of beginning; thence due West 415 feet; thence due South 2 feet more or less to the Northerly boundaryof Butterworth Street; thence easterly along the Northerly boundary of Butterworth Street, a distance of approximately 415 feet more or less toa point directly south of the point of beginning; thence northerly approximately 8.2 feet more or less to the point of beginning. ANDAll that part of Government Lot 2 in Section 1, Township 108 North, Range 27 West, described as: Commencing at a found iron pipe monument designating the Northeast Corner of Government Lot 2; thence South 88 degrees 46 minutes 20 seconds West (assumed bearing along the north line of Government Lot 2), a distance of 813.93 feet; thence South 01 degrees 13 minutes 40seconds East, 182.13 feet; thence continuing South 01 degrees 13 minutes 40 seconds East, 17.87 feet; thence North 88 degrees 46 minutes20 seconds East and parallel with the north line of Government Lot 2, a distance of 64.00 feet to the point of beginning of the tract to bedescribed; thence South 74 degrees 40 minutes 42 seconds East, 90.04 feet; thence North 01 degrees 13 minutes 40 seconds West, 26.71 feet; thence South 88 degrees 46 minutes 20 seconds West and parallel with the north line of Government Lot 2, a distance of 89.86 feet tothe point of beginning. ## HINIKER PARKWAY SUBDIVISION ## Iron Monument Found ## LEGEND ## I HEREBY CERTIFY THAT THIS SURVEY, PLAN, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED LAND SURVEYOR UNDER THE LAWS OF THE STATE OFMINNESOTA. ## DATE ## LIC. NO. 6/17/26 61565 ## RYAN E. KOTTHOFF ## SEE ## DETAIL B ## DETAIL D 1"=60' ## SEE ## DETAIL D ## DETAIL A 1"=40' ## SEE ## DETAIL A ## BENCHMARK: Top nut fire hydrant located on south side of West Lind Street, 75'± west of Range Street. Elev=769.79 ## (NAVD88)FLOOD ZONE: The surveyed premises shown on this survey map is in Flood Zone X (areas of 0.2% annual chance flood; areas of 1% annual chance flood with average depths of less that 1 foot or with drainage areas less than 1 square mile; and areas protected by levees from 1% annual chance flood), according to Flood Insurance Rate Map Community Panel Nos. 27013C0084F & 27013C0092F, published by the Federal EmergencyManagement Agency, effective date February 22, 2024.NOTES: 1. Orientation of this bearing system is based upon the plat of Axis. 2. Proposed site improvements are shown in orange on this sheet. ## DETAIL C 1"=40' ## SEE ## DETAIL C ## DETAIL ## B 1"=50' ## KH ## Removed Lot 2, Block 1 6/15/26 ## KH ## Added D & U Easements 6/17/26 32 34 ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## N20°38'13"E 80.00 ## N89°38'13"E 60.00 ## S89°39'01"W 229.99 ## S00°20'59"E 358.75 ## N01°38'13"E 160.00 ## N86°21'47"W 75.00 ## N62°21'47"W 85.00 ## N11°21'47"W 60.00 ## N89°21'47"W 140.00 ## S65°38'13"W 90.00 ## N69°21'47"W 200.00 ## S36°08'13"W 100.00 ## N58°21'47"W 140.00 ## N18°51'47"W 130.00 ## N18°33'13"E 882.60 ## L = 23 5 . 6 2 ## R = 5 0 . 0 0 ## Δ = 2 7 0 ° 0 0 ' 0 0 " ## C . ## B r g = ## S 4 5 ° 2 0 ' 5 9 " ## E ## C . = 7 0 . 7 1 ## S00°20'59"E 2.00 ## S89°39'01"W 311.10S89°39'01"W 353.33 ## S89°39'01"W 50.00 ## N00°22'35"W 2.00 ## N84°28'33"W 61.40 ## S00°20'59"E 153.67 ## N89°40'37"E 135.92 ## S00°20'59"E 286.64 ## S12°46'23"E 225.80 ## S33°15'53"E 140.10 ## N88°24'15"E 67.28 ## N00°51'47"W 187.52 ## Water's Edge 1/22/26 Elev=754.1 (NAVD88) ## HINIKER POND ## Water's Edge 2/3/26 Elev=754.1 (NAVD88) ## LOT 1 ## BLOCK 1 202 151 ## HINIKER ## PKWY ## NE Corner ## Gov't Lot 2 Sec. 1-108-27 ## E. Line ## Gov't Lot 2 ## S00°20'59"E 1159.57 S00°02'28"E 1159.22 (deed) ## S01°35'27"E 182.13 S01°13'40"E (deed) ## S01°13'40"E (deed) N01°13'40"W (deed) ## S88°24'15"W 814.26 S88°46'20"W 813.93 (deed) ## S75°02'29"E 343.63 ## S01°35'27"E 26.71 ## N88°24'33"E 149.99 ## S01°35'27"E 17.87 ## S75°02'29"E 41.24 ## N85°47'13"E 167.01 ## N77°46'22"E 228.20 ## N57°17'19"E 64.80 ## S01°35'27"E 228.60 292.01 ## Water's Edge 1/22/26 Elev=754.1 (NAVD88) 18 98 ## L = 1 6 0 ## Δ = 2 2 ° 1 5 ' 3 0 " ## L=44 ## Δ=6°03'52" 91 82 ## HINIKER ## PKWY ## HINIKER ## PARKWAY ## HINIKER PKWY ## S33°14'51"E 2.04 480 ## N56°14'39"E 68.14 ## N71°30'22"E 138.05 ## S56°32'33"W 201.33 ## RANGE ## STREET ## W ## W ## W ## W ## W ## N33°15'53"W 140.10 292.01 51.62 ## HINIKER POND 98 ## HINIKER PKWY ## L = 1 6 0 ## Δ = 2 2 ° 1 5 ' 3 0 " ## N20°25'41"E 59.87 ## L=35.30 ## R=475.00 ## Δ=4°15'28" ## C.Brg=N33°45'05"W ## C.=35.29 ## N56°14'39"E 68.14 ## S56°32'33"W 201.33 ## RANGE ## STREET ## WAT ## WAT ## W ## W ## W ## W ## LOT 1 ## HINIKER ## PARKWAY ## N89°40'37"E 135.92 ## S00°20'59"E 153.67 ## N84°28'33"W 61.40 ## S89°39'01"W 311.10 202 151 ## S89°39'01"W 353.33 ## N00°22'35"W 2.00 ## N89°39'01"E 414.42 ## HINIKER ## POND 8.2± (deed) West 415 (deed) East 415± (deed) ## N'ly Line ## Butterworth Street ## S. Line ## Outlot B, Axis ## HINIKER ## PARKWAY ## HINIKER PKWY ## L = 1 6 0 . 0 9 ## R = 1 1 9 . 8 3 ## Δ = 7 6 ° 3 2 ' 3 9 " ## L=52.83 R=59.83 ## Δ=50°35'25" ## L = 1 6 7 . 2 2 ## R = 1 2 5 . 1 7 ## Δ = 7 6 ° 3 2 ' 3 9 " ## L = 8 7 . 0 6 ## R = 6 5 . 1 7 ## Δ = 7 6 ° 3 2 ' 3 9 " 60.00 ## S00°20'59"E 8.28 ## S00°20'59"E 21.33 ## S00°20'59"E 21.33 ## POB ## BLOCK 1 ## W ## W ## W ## W ## W 64.00 85.99 ## S01°35'27"E 182.13 S01°13'40"E (deed) ## S01°35'27"E 17.87 ## S01°35'27"E 26.71 ## N88°24'33"E 149.99 ## S74°20'05"E 90.04 N01°13'40"W (deed) N88°46'20"E (deed) ## S01°13'40"E (deed) ## S88°46'20"W 89.86 (deed) S74°40'42"E (deed) ## HINIKER POND ## POB ## W 18 ## L = 4 4 ## Δ = 6 ° 0 3 ' 5 2 " 52 ## S33°14'51"E 2.04 ## S00°20'59"E 286.64 ## HINIKER ## PKWY 480 ## 33609 PPLAT ## DATE ## REVISION SCHEDULE ## DESCRIPTIONBY ## SHEET ## TITLE ## PROJECT ## PROJECT NO. ## FILE NAME ## DESIGNED BY ## ORIGINAL ISSUE DATE ## DRAWN BY ## CLIENT PROJECT NO. ## REVIEWED BY ## DWG LOCATION: S:\PROJECTS\33000 PROJ\33600-33699\33609 HINIKER PARKWAY-MANKATO MN\33609 PRODUCTION FILES\33609 CIVIL 3D\SURVEY PRODUCTION DWGS\33609 PPLAT.DWG ## SAVED BY: ## KENT.HAYS ## THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, ## INC. AND MAY NOT BE USED, COPIED OR DUPLICATED ## WITHOUT PRIOR WRITTEN CONSENT. ## © 2024 I & S GROUP, INC. 3 ## OF 2 - 5/26/26 25-33609 ## XX-XX SHEET TITLE 300 PROJ. NO (no year) XX-XX ## MANKATOMINNESOTA ## PRELIMINARY ## PLAT 0 ## SCALE IN FEET 100200 ## KH --- --- ## HINIKER ## PARKWAY ## CITY OF ## MANKATO ## HINIKER PARKWAY SUBDIVISION ## I HEREBY CERTIFY THAT THIS SURVEY, PLAN, OR REPORT WAS ## PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A ## DULY LICENSED LAND SURVEYOR UNDER THE LAWS OF THE STATE OF ## MINNESOTA. ## DATE ## LIC. NO. 6/17/2661565 ## RYAN E. KOTTHOFF ## SEE ## DETAIL B ## SEE ## DETAIL A ## DETAIL C 1"=40' ## SEE ## DETAIL C ## EXISTING LEGAL DESCRIPTION: (per client) Lot 2, Block 1, Hiniker Pond Park, City of Mankato, Blue Earth County, Minnesota. ## AND Outlots A, B and C, Axis, City of Mankato, Blue Earth County, Minnesota. ## AND That part of Government Lot Two (2), Section 1, Township 108 North, Range 27 West, described as follows: Commencing at the northeast corner of Government Lot Two (2) thence South 00 degrees, 2 minutes, 28 seconds East along the east line of Government Lot Two (2), a distance of 1159.22 feet to the point of beginning; thence due West 415 feet; thence due South 2 feet more or less to the Northerly boundary of Butterworth Street; thence easterly along the Northerly boundary of Butterworth Street, a distance of approximately 415 feet more or less to a point directly south of the point of beginning; thence northerly approximately 8.2 feet more or less to the point of beginning. ## AND All that part of Government Lot 2 in Section 1, Township 108 North, Range 27 West, described as: Commencing at a found iron pipe monument designating the Northeast Corner of Government Lot 2; thence South 88 degrees 46 minutes 20 seconds West (assumed bearing along the north line of Government Lot 2), a distance of 813.93 feet; thence South 01 degrees 13 minutes 40 seconds East, 182.13 feet; thence continuing South 01 degrees 13 minutes 40 seconds East, 17.87 feet; thence North 88 degrees 46 minutes 20 seconds East and parallel with the north line of Government Lot 2, a distance of 64.00 feet to the point of beginning of the tract to be described; thence South 74 degrees 40 minutes 42 seconds East, 90.04 feet; thence North 01 degrees 13 minutes 40 seconds West, 26.71 feet; thence South 88 degrees 46 minutes 20 seconds West and parallel with the north line of Government Lot 2, a distance of 89.86 feet to the point of beginning. ## DETAIL A 1"=40' ## BENCHMARK: Top nut fire hydrant located on south side of West Lind Street, 75'± west of Range Street. Elev=769.79 ## (NAVD88) ## FLOOD ZONE: The surveyed premises shown on this survey map is in Flood Zone X (areas of 0.2% annual chance flood; areas of 1% annual chance flood with average depths of less that 1 foot or with drainage areas less than 1 square mile; and areas protected by levees from 1% annual chance flood), according to Flood Insurance Rate Map Community Panel Nos. 27013C0084F & 27013C0092F, published by the Federal Emergency Management Agency, effective date February 22, 2024. ## NOTES: 1. Orientation of this bearing system is based upon the plat of Axis. 2. Proposed site improvements are shown in orange on this sheet. ## DETAIL ## B 1"=50' ## DETAIL D 1"=60' ## SEE ## DETAIL D ## Iron Monument Found ## LEGEND ## KHRemoved Lot 2, Block 1 6/15/26 ## KH ## Added D & U Easements 6/17/26 32 34 ## BENCHMARK HYDRANT ## TNFH = 769.79 ## G ## SAN ## SAN ## SAN ## SAN ## SAN ## SAN ## SAN ## WAT ## WAT ## MB ## G ## U ## OHL ## OHL > > > > > > > > ## I ## I ## I ## I ## I ## I ## I ## I ## I >> >> >> >> >> >> ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## U ## U ## U ## WAT ## WAT ## WAT ## STM ## STM ## STM ## STM ## SAN ## SAN ## SAN ## SAN ## SAN ## UE ## UE ## UE ## UE ## UE ## UE ## WAT ## WAT ## EM ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## G ## UE ## X ## UE ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## OHL ## OHL ## OHL ## OHL ## V ## W ## W ## W ## W ## W ## STM ## STM ## STM ## Water's Edge 1/22/26 Elev=754.1 (NAVD88) ## HINIKER POND ## Water's Edge 2/3/26 Elev=754.1 (NAVD88) ## Dock ## LOT 1 ## BLOCK 1 ## HINIKER ## PKWY ## Water's Edge 1/22/26 Elev=754.1 (NAVD88) ## HINIKER ## PKWY ## HINIKER ## PARKWAY ## HINIKER PKWY ## RANGE ## STREET ## 33609 PPLAT ## DATE ## REVISION SCHEDULE ## DESCRIPTION ## BY ## SHEET ## TITLE ## PROJECT ## PROJECT NO.FILE NAMEDESIGNED BYORIGINAL ISSUE DATEDRAWN BYCLIENT PROJECT NO.REVIEWED BY DWG LOCATION: S:\PROJECTS\33000 PROJ\33600-33699\33609 HINIKER PARKWAY-MANKATO MN\33609 PRODUCTION FILES\33609 CIVIL 3D\SURVEY PRODUCTION DWGS\33609 PPLAT.DWG SAVED BY: KENT.HAYS ## THIS DOCUMENT IS THE PROPERTY OF ## I & S GROUP, ## INC. ## AND MAY NOT BE USED, COPIED OR DUPLICATED ## WITHOUT PRIOR WRITTEN CONSENT.© 2024 ## I & S GROUP, INC. 3 ## OF 3 -5/26/26 25-33609 ## XX-XX ## SHEET TITLE 300 PROJ. NO (no year) ## XX-XX ## MANKATO ## MINNESOTA ## PRELIMINARY ## PLAT 0 ## SCALE IN FEET 100 200 ## KH ------ ## HINIKER PARKWAY SUBDIVISION ## LEGEND > >> ## I ## UE ## OHLUTV ## W ## X ## MB ## EM ## U ## G ## Bituminous Surface ## Concrete Surface ## Existing Building ## Gravel Surface ## Riprap Sanitary Sewer LineSanitary Sewer Line per City MappingStorm Sewer LineStorm Sewer Line per City Mapping ## Water LineWater Line per City Mapping ## Underground Electric LineUnderground Television Line ## Overhead Utility Line ## Building Canopy Or Deck Line ## Water's EdgeTreeline ## Fence ## Iron Monument Found ## Electric MeterUtility VaultLight Pole ## Transformer ## Utility PedestalUtility Pole/Guy Wire ## Curb Stop ## Hydrant ## Water Valve ## Manhole/Catch BasinFlared End Section/ApronMailboxPost ## Sign ## Coniferous Tree ## Deciduous Tree ## Stump ## Rock/BoulderUtility Marker ## V ## I HEREBY CERTIFY THAT THIS SURVEY, PLAN, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED LAND SURVEYOR UNDER THE LAWS OF THE STATE OFMINNESOTA. ## DATE ## LIC. NO. 6/17/26 61565 ## RYAN E. KOTTHOFF ## HINIKER ## PARKWAY ## CITY OF ## MANKATO ## SANSTMWAT ## OWNERS / DEVELOPERS: ## SURVEYOR: ## City of Mankato ## ISG 10 Civic Center Plaza 115 E. Hickory Street Suite 300 Mankato, MN 56001 Mankato, MN 56001 (507)-387-8600 (507)-387-6651 ## AREA TABLE: Lot 1, Block 1 = 30.11 acresRight of Way = 0.81 acres Total = 30.92 acres ## EXISTING PROPERTY: ## ZONED: R-3 (Limited Multiple Dwellings) (per City of Mankato website) ## Setbacks Front - 25 feetRear - One and two-family dwellings 25 feet All other principal buildings and uses: 25 percent of lot depth, provided the yard is a minimum of 25 feet or a maximum of 75 feet. Side - One and two-family dwellings 6 feet All other principal buildings and uses: ten percent of lot width, provided the side yard is a minimum of 10 feet or a maximum of 30 feet. ## BENCHMARK: Top nut fire hydrant located on south side of West Lind Street, 75'± west of ## Range Street.Elev=769.79 (NAVD88)FLOOD ZONE: The surveyed premises shown on this survey map is in Flood Zone X (areasof 0.2% annual chance flood; areas of 1% annual chance flood with averagedepths of less that 1 foot or with drainage areas less than 1 square mile; andareas protected by levees from 1% annual chance flood), according to Flood ## Insurance Rate Map Community Panel Nos. 27013C0084F & 27013C0092F, published by the Federal Emergency Management Agency, effective dateFebruary 22, 2024.NOTES: 1. Orientation of this bearing system is based upon the plat of Axis. 2. Snow and ice were present on this site during the field survey and may have made some physical features not visible. 3. Proposed site improvements are shown in orange on this sheet. ## KH ## Removed Lot 2, Block 1 6/15/26 ## KH ## Added D & U Easements 6/17/26 ## FINAL PLAT FOR REVIEW ## HINIKER PARKWAY SUBDIVISION ## SHEET 1 OF 2 SHEETS ## JOB # 33609 DATE: 6/15/26 ## SURVEYOR'S CERTIFICATE I, Ryan E. Kotthoff, do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been or, will be correctly set within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public ways are shown and labeled on this plat. Dated this _______ day of ___________________, 20_____. ___________________________________________ ## Ryan E. Kotthoff, Licensed Land SurveyorMinnesota License No. 61565 ## State of MinnesotaCounty of Blue Earth This instrument was acknowledged before me on _______________________, 20_____ by Ryan E. Kotthoff, Licensed Land Surveyor. ___________________________________________ ## Kent A. HaysNotary Public, MinnesotaMy Commission Expires Jan. 31, 2030 MANKATO PLANNING COMMISSIONBe it known that on this _______ day of _____________________, 20_____, the Planning Commission of the City of Mankato did duly review this plat of ## HINIKER PARKWAY SUBDIVISION . ___________________________________________ ___________________________________________ Chair Person SecretaryCITY COUNCIL, CITY OF MANKATO, MINNESOTA This plat of ## HINIKER PARKWAY SUBDIVISION , was approved and accepted by the City Council of the City of Mankato, Minnesota at a regular meeting thereof held this _______ day of ___________________, 20_____, and said plat is in compliance with the provisions of Minnesota Statutes, Section 505.03, Subd. 2.___________________________________________ ___________________________________________ Mayor Clerk ## TITLE OPINION I, ______________________________________ , Licensed Attorney, State of Minnesota, do hereby certify that the owners as indicated hereon represent all ownership interest in the land encompassed by this plat. ___________________________________________ ## Licensed AttorneyBLUE EARTH COUNTY PROPERTY AND ENVIRONMENTAL RESOURCES I hereby certify that there are no delinquent taxes and/or delinquent special assessments, that the current taxes have ben paid and that the transfer has been entered on the land described herein on the _______ day of ___________________, 20_____. ___________________________________________ ## Blue Earth County Property and Environmental Resources Director ## COUNTY RECORDER, BLUE EARTH COUNTY, MINNESOTA I hereby certify that this plat of ## HINIKER PARKWAY SUBDIVISION was filed in the office of the County Recorder for public record on this _______ day of ___________________, 20_____, at _______ o'clock _____.M. and was duly filed in Book _______ of Plats, page _______, as Document No. ______________________.___________________________________________ ## Blue Earth County, County Recorder KNOW ALL PERSONS BY THESE PRESENTS: That the City of Mankato, a Minnesota municipal corporation, owner of the following described property: Lot 2, Block 1, Hiniker Pond Park, City of Mankato, Blue Earth County, Minnesota. ## AND Outlots A, B and C, Axis, City of Mankato, Blue Earth County, Minnesota. ## AND That part of Government Lot Two (2), Section 1, Township 108 North, Range 27 West, described as follows: Commencing at the northeast corner of Government Lot Two (2) thence South 00 degrees, 2 minutes, 28 seconds East along the east line of Government Lot Two (2), a distance of 1159.22 feet to the point of beginning; thence due West 415 feet; thence due South 2 feet more or less to the Northerly boundary of Butterworth Street; thence easterly along the Northerly boundary of Butterworth Street, a distance of approximately 415 feet more or less to a point directly south of the point of beginning; thence northerly approximately 8.2 feet more or less to the point of beginning. ANDAll that part of Government Lot 2 in Section 1, Township 108 North, Range 27 West, described as: Commencing at a found iron pipe monument designating the Northeast Corner of Government Lot 2; thence South 88 degrees 46 minutes 20 seconds West (assumed bearing along the north line of Government Lot 2), a distance of 813.93 feet; thence South 01 degrees 13 minutes 40 seconds East, 182.13 feet; thence continuing South 01 degrees 13 minutes 40 seconds East, 17.87 feet; thence North 88 degrees 46 minutes 20 seconds East and parallel with the north line of Government Lot 2, a distance of 64.00 feet to the point of beginning of the tract to be described; thence South 74 degrees 40 minutes 42 seconds East, 90.04 feet; thence North 01 degrees 13 minutes 40 seconds West, 26.71 feet; thence South 88 degrees 46 minutes 20 seconds West and parallel with the north line of Government Lot 2, a distance of 89.86 feet to the point of beginning. Has caused the same to be surveyed and platted as ## HINIKER PARKWAY SUBDIVISION and does hereby dedicate to the public, for public use, the public ways and/or the drainage and utility easements as created by this plat. In witness whereof said City of Mankato, a Minnesota municipal corporation, has caused these presents to be signed by its proper officer this _______ day of ___________________, 20_____. __________________________________________ __________________________________________ Mayor City Manager State of ____________________________County of ____________________________ This instrument was acknowledged before me on _______________________, 20_____ by ________________________________, Mayor of the City of Mankato, and by ________________________________, City Manager, of City of Mankato, a Minnesota municipal corporation. __________________________________________(sign)__________________________________________(print) ## Notary Public ___________________________My Commission Expires ________________ ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## N20°38'13"E 80.00 ## N89°38'13"E 60.00 ## S89°39'01"W 229.99 ## S00°20'59"E 358.75 ## N01°38'13"E 160.00 ## N86°21'47"W 75.00 ## N62°21'47"W 85.00 ## N11°21'47"W 60.00 ## N89°21'47"W 140.00 ## S65°38'13"W 90.00 ## N69°21'47"W 200.00 ## S36°08'13"W 100.00 ## N58°21'47"W 140.00 ## N18°51'47"W 130.00 ## N18°33'13"E 882.60 ## L = 2 3 5 . 6 2 ## R = 5 0 . 0 0 ## Δ = 2 7 0 ° 0 0 ' 0 0 " ## C . ## B r g = ## S 4 5 ° 2 0 '5 9 " ## EC . = 7 0 . 7 1 ## S00°20'59"E 2.00 ## S89°39'01"W 311.10 ## S89°39'01"W 353.33 ## S89°39'01"W 50.00 ## N00°22'35"W 2.00 ## N84°28'33"W 61.40 ## S00°20'59"E 153.67 ## N89°40'37"E 135.92 ## S00°20'59"E 286.64 ## S12°46'23"E 225.80 ## S33°15'53"E 140.10 ## N88°24'15"E 67.28 ## N00°51'47"W 187.52 ## Water's Edge 1/22/26 Elev=754.1 (NAVD88) ## HINIKER POND ## Water's Edge 2/3/26 Elev=754.1 (NAVD88) ## LOT 1 ## BLOCK 1 202.46 150.87 ## HINIKER ## PKWY ## NE Corner ## Gov't Lot 2 Sec. 1-108-27 ## E. Line ## Gov't Lot 2 ## S00°20'59"E 1159.57 S00°02'28"E 1159.22 (deed) ## S01°35'27"E 182.13 S01°13'40"E (deed) ## S01°13'40"E (deed) N01°13'40"W (deed) ## S88°24'15"W 814.26 S88°46'20"W 813.93 (deed) ## S75°02'29"E 343.63 ## S01°35'27"E 26.71 ## N88°24'33"E 149.99 ## S01°35'27"E 17.87 ## S75°02'29"E 41.24 ## N85°47'13"E 167.01 ## N77°46'22"E 228.20 ## N57°17'19"E 64.80 ## S01°35'27"E 228.60 292.01 ## Water's Edge 1/22/26 Elev=754.1 (NAVD88) ## S00°20'59"E 18.45 ## N41°23'25"W 98.00 ## L = 1 6 0 . 0 6 ## R = 4 1 2 . 0 0 ## Δ = 2 2 ° 1 5 ' 3 0 " ## L=43.61 ## R=412.00 ## Δ=6°03'52" 91.26 82.48 ## HINIKER ## PKWY ## HINIKER ## PARKWAY ## HINIKER PKWY ## S33°14'51"E 2.04 ## S00°20'59"E 480.46 10 10 ## Drainage & Utility ## Easement ## RANGE ## STREET ## N56°14'39"E 68.14 ## N71°30'22"E 138.05 ## S56°32'33"W 201.33 1/2" Iron 1/2" Iron ## PLS 13144 1/2" Iron ## 1/2" Iron Square ## 1/2" Iron Square 1/2" Iron ## 1/2" Iron Square 1/2" Iron 1/2" Iron 1/2" Iron ## PLS 43110 ## 1/2" Iron PLS 43110 (3) 1/2" Iron ## PLS 43110 1/2" Iron ## PLS 43110 1/2" Iron 1/2" Iron ## PLS 43110 1/2" Iron 3/4" Iron 1/2" Iron ## PLS 41820 1/2" Iron ## PLS 41820 1/2" Iron 1/2" Iron 1/2" Iron 1/2" Iron 1/2" Iron ## PLS 13114 1/2" Iron ## PLS 43110 ## Drainage & Utility ## Easement ## Drainage & Utility ## Easement 10 10 10 ## W ## W ## W ## W ## W ## S33°15'53"E 140.10 292.01 51.62 37.78 102.32 ## HINIKER POND ## N41°23'25"W 98.00 ## L = 1 6 0 . 0 6 ## Δ = 2 2 ° 1 5 ' 3 0 " ## LOT 1 ## HINIKER PKWY ## N20°25'41"E 59.87 ## L=35.30 ## R=475.00 ## Δ=4°15'28" ## C.Brg=N33°45'05"W ## C.=35.29 ## RANGE ## STREET 1/2" Iron ## PLS 43110 ## N56°14'39"E 68.14 ## S56°32'33"W 201.33 ## W ## W ## W ## W ## HINIKER ## PARKWAY ## N89°40'37"E 135.92 ## S00°20'59"E 153.67 ## N84°28'33"W 61.40 ## S89°39'01"W 311.10 202.46 150.87 ## S89°39'01"W 353.33 ## N00°22'35"W 2.00 ## N89°39'01"E 414.42 ## HINIKER ## POND 8.2± (deed) West 415 (deed) East 415± (deed) ## N'ly LineButterworth Street ## S. Line ## Outlot B, Axis ## HINIKER ## PARKWAY ## HINIKER PKWY ## L = 1 6 0 . 0 9 ## R = 1 1 9 . 8 3 ## Δ = 7 6 ° 3 2 ' 3 9 " ## L=52.83 R=59.83 ## Δ=50°35'25" ## L = 1 6 7 . 2 2 ## R = 1 2 5 . 1 7 ## Δ = 7 6 ° 3 2 ' 3 9 " ## L = 8 7 . 0 6 ## R = 6 5 . 1 7 ## Δ = 7 6 ° 3 2 ' 3 9 " 60.00 ## S00°20'59"E8.28 ## S00°20'59"E 21.33 ## S00°20'59"E 21.33 480.46 10 ## Drainage & Utility ## Easement ## BLOCK 1 ## LOT 1 1/2" Iron ## PLS 43110 1/2" Iron ## PLS 43110 1/2" Iron 1/2" Iron ## PLS 43110 1/2" Iron 3/4" Iron 1/2" Iron ## PLS 41820 1/2" Iron ## PLS 41820 1/2" Iron 1/2" Iron ## PLS 43110 ## POB ## W ## W ## W ## W ## W 64.00 85.99 ## S01°35'27"E 182.13 S01°13'40"E (deed) ## S01°35'27"E 17.87 ## S01°35'27"E 26.71 ## N88°24'33"E 149.99 ## S74°20'05"E 90.04 N01°13'40"W (deed) N88°46'20"E (deed) ## S01°13'40"E (deed) ## S88°46'20"W 89.86 (deed) S74°40'42"E (deed) ## HINIKER POND ## POB ## LOT 1 1/2" Iron ## 1/2" Iron Square 1/2" Iron ## S75°02'29"E 41.24 ## 1/2" Iron Square 18.45 ## L = 4 3 . 6 1 ## Δ = 6 ° 0 3 ' 5 2 " 52.06 ## S33°14'51"E 2.04 ## S00°20'59"E 286.64 ## HINIKER ## PKWY 480.46 ## LOT 1 1/2" Iron PLS 43110 (3) 0 ## SCALE IN FEET 100 200 ## Iron Monument FoundIndicates 1/2" DIA. Iron Monument ## Set With Plastic Cap Marked By ISG, PLS No. 61565 to be set before time of recording. ## Indicates 1/2" DIA. Iron Monument ## Set With Plastic Cap Marked By ISG, PLS No. 61565 to be set within one year of recording. ## LEGEND ## DETAIL ## B 1"=50' ## SEE ## DETAIL B ## DETAIL D 1"=60' ## SEE ## DETAIL D ## DETAIL A 1"=40' ## SEE ## DETAIL A ## ONSITE BENCHMARK: Top nut fire hydrant located on south side of West Lind Street, 75'± west of Range Street. Elev=769.79 (NAVD88)OFFSITE BENCHMARK: ## MnDOT monument VALVE MN013. Elev=783.92 (NAVD88) Drainage and Utility Easements are shown thus: Being 5 feet in width and adjoining lot lines and being 10 feet in width and adjoining right - of - way lines and rear lot lines, unless otherwise indicated on the plat. 10 10 10 5 5 ## Drainage andUtility EasementLines ## Lot Lines ## Right-of-Way Line ## DETAIL C 1"=40' ## SEE ## DETAIL C ## FINAL PLAT FOR REVIEW ## HINIKER PARKWAY SUBDIVISION ## SHEET 2 OF 2 SHEETS ## JOB # 33609 DATE: 6/17/26 ## SE 1/4 SEC. 1, TWP. 108, RGE. 27 ## SITE ## VICINITY MAP ## (NOT TO SCALE) ## Blue Earth County, Minnesota ## N ## NW 1/4 ## SE 1/4 ## NE 1/4 ## SE 1/4 ## SE 1/4 ## SE 1/4 ## SW 1/4 ## SE 1/4 ## Lind Street ## U. S. Hwy No. 169 ## Butterworth ## Street ## Range St. ## Hiniker Pkwy. 32 34 ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## N20°38'13"E 80.00 ## N89°38'13"E 60.00 ## S89°39'01"W 229.99 ## S00°20'59"E 358.75 ## N01°38'13"E 160.00 ## N86°21'47"W 75.00 ## N62°21'47"W 85.00 ## N11°21'47"W 60.00 ## N89°21'47"W 140.00 ## S65°38'13"W 90.00 ## N69°21'47"W 200.00 ## S36°08'13"W 100.00 ## N58°21'47"W 140.00 ## N18°51'47"W 130.00 ## N18°33'13"E 882.60 ## L = 2 3 5 . 6 2 ## R = 5 0 . 0 0 ## Δ = 2 7 0 ° 0 0 ' 0 0 " ## C . ## B r g = ## S 4 5 ° 2 0'5 9 " ## E ## C . = 7 0 . 7 1 ## S00°20'59"E 2.00 ## S89°39'01"W 311.10 ## S89°39'01"W 353.33 ## S89°39'01"W 50.00 ## N00°22'35"W 2.00 ## N84°28'33"W 61.40 ## S00°20'59"E 153.67 ## N89°40'37"E 135.92 ## S00°20'59"E 286.64 ## S12°46'23"E 225.80 ## S33°15'53"E 140.10 ## N88°24'15"E 67.28 ## N00°51'47"W 187.52 ## Water's Edge 1/22/26 Elev=754.1 (NAVD88) ## HINIKER POND ## Water's Edge 2/3/26 Elev=754.1 (NAVD88) ## LOT 1 ## BLOCK 1 202 151 ## HINIKER ## PKWY ## NE Corner ## Gov't Lot 2 Sec. 1-108-27 ## E. Line ## Gov't Lot 2 ## S00°20'59"E 1159.57 S00°02'28"E 1159.22 (deed) ## S01°35'27"E 182.13 S01°13'40"E (deed) ## S01°13'40"E (deed) N01°13'40"W (deed) ## S88°24'15"W 814.26 S88°46'20"W 813.93 (deed) ## S75°02'29"E 343.63 ## S01°35'27"E 26.71 ## N88°24'33"E 149.99 ## S01°35'27"E 17.87 ## S75°02'29"E 41.24 ## N85°47'13"E 167.01 ## N77°46'22"E 228.20 ## N57°17'19"E 64.80 ## S01°35'27"E 228.60 292.01 ## Water's Edge 1/22/26 Elev=754.1 (NAVD88) 18 98 ## L = 1 6 0 ## Δ = 2 2 ° 1 5 ' 3 0 " ## L=44 ## Δ=6°03'52" 91 82 ## HINIKER ## PKWY ## HINIKER ## PARKWAY ## HINIKER PKWY ## S33°14'51"E 2.04 480 ## N56°14'39"E 68.14 ## N71°30'22"E 138.05 ## S56°32'33"W 201.33 ## RANGE ## STREET ## W ## W ## W ## W ## W ## N33°15'53"W 140.10 292.01 51.62 ## HINIKER POND 98 ## HINIKER PKWY ## L = 1 6 0 ## Δ = 2 2 ° 1 5 ' 3 0 " ## N20°25'41"E 59.87 ## L=35.30 ## R=475.00 ## Δ=4°15'28" ## C.Brg=N33°45'05"W ## C.=35.29 ## N56°14'39"E 68.14 ## S56°32'33"W ## RANGE ## STREET ## W ## W ## W ## W ## LOT 1 ## HINIKER ## PARKWAY ## N89°40'37"E 135.92 ## S00°20'59"E 153.67 ## N84°28'33"W 61.40 ## S89°39'01"W 311.10 202 151 ## S89°39'01"W 353.33 ## N00°22'35"W 2.00 ## N89°39'01"E 414.42 ## HINIKER ## POND 8.2± (deed) West 415 (deed) East 415± (deed) ## N'ly LineButterworth Street ## S. Line ## Outlot B, Axis ## HINIKER ## PARKWAY ## HINIKER PKWY ## L = 1 6 0 . 0 9 ## R = 1 1 9 . 8 3 ## Δ = 7 6 ° 3 2 ' 3 9 " ## L=52.83 R=59.83 ## Δ=50°35'25" ## L = 1 6 7 . 2 2 ## R = 1 2 5 . 1 7 ## Δ = 7 6 ° 3 2 ' 3 9 " ## L = 8 7 . 0 6 ## R = 6 5 . 1 7 ## Δ = 7 6 ° 3 2 ' 3 9 " 60.00 ## S00°20'59"E8.28 ## S00°20'59"E21.33 ## S00°20'59"E 21.33 ## POB ## BLOCK 1 ## W ## W ## W ## W ## W 64.00 85.99 ## S01°35'27"E 182.13 S01°13'40"E (deed) ## S01°35'27"E 17.87 ## S01°35'27"E 26.71 ## N88°24'33"E 149.99 ## S74°20'05"E 90.04 N01°13'40"W (deed) N88°46'20"E (deed) ## S01°13'40"E (deed) ## S88°46'20"W 89.86 (deed) S74°40'42"E (deed) ## HINIKER POND ## POB ## W 18 ## L = 4 4 ## Δ = 6 ° 0 3 ' 5 2 " 52 ## S33°14'51"E 2.04 ## S00°20'59"E 286.64 ## HINIKER ## PKWY 480 ## 33609 PPLAT ## DATE ## REVISION SCHEDULE ## DESCRIPTION ## BY ## SHEET ## TITLE ## PROJECT ## PROJECT NO.FILE NAMEDESIGNED BYORIGINAL ISSUE DATEDRAWN BYCLIENT PROJECT NO.REVIEWED BY DWG LOCATION: S:\PROJECTS\33000 PROJ\33600-33699\33609 HINIKER PARKWAY-MANKATO MN\33609 PRODUCTION FILES\33609 CIVIL 3D\SURVEY PRODUCTION DWGS\33609 PPLAT.DWG SAVED BY: KENT.HAYS ## THIS DOCUMENT IS THE PROPERTY OF ## I & S GROUP, ## INC. ## AND MAY NOT BE USED, COPIED OR DUPLICATED ## WITHOUT PRIOR WRITTEN CONSENT.© 2024 ## I & S GROUP, INC. 1 ## OF 1 ---/--/-- 25-33609 ## XX-XX ## SHEET TITLE 300 PROJ. NO (no year) ## XX-XX ## MANKATO ## MINNESOTA ## RIGHT OF WAY ## EXHIBIT 0 ## SCALE IN FEET 100 200 ## KH ------ ## HINIKER ## PARKWAY ## CITY OF ## MANKATO ## EXISTING LEGAL DESCRIPTION: (per client) Lot 2, Block 1, Hiniker Pond Park, City of Mankato, Blue Earth County, Minnesota. ## AND Outlots B and C, and part of vacated Hiniker Parkway, Axis, City of Mankato, Blue Earth County, Minnesota. ## AND That part of Government Lot Two (2), Section 1, Township 108 North, Range 27 West, described as follows: Commencing at the northeastcorner of Government Lot Two (2) thence South 00 degrees, 2 minutes, 28 seconds East along the east line of Government Lot Two (2), adistance of 1159.22 feet to the point of beginning; thence due West 415 feet; thence due South 2 feet more or less to the Northerly boundaryof Butterworth Street; thence easterly along the Northerly boundary of Butterworth Street, a distance of approximately 415 feet more or less toa point directly south of the point of beginning; thence northerly approximately 8.2 feet more or less to the point of beginning. ANDAll that part of Government Lot 2 in Section 1, Township 108 North, Range 27 West, described as: Commencing at a found iron pipe monument designating the Northeast Corner of Government Lot 2; thence South 88 degrees 46 minutes 20 seconds West (assumed bearing along the north line of Government Lot 2), a distance of 813.93 feet; thence South 01 degrees 13 minutes 40seconds East, 182.13 feet; thence continuing South 01 degrees 13 minutes 40 seconds East, 17.87 feet; thence North 88 degrees 46 minutes20 seconds East and parallel with the north line of Government Lot 2, a distance of 64.00 feet to the point of beginning of the tract to bedescribed; thence South 74 degrees 40 minutes 42 seconds East, 90.04 feet; thence North 01 degrees 13 minutes 40 seconds West, 26.71 feet; thence South 88 degrees 46 minutes 20 seconds West and parallel with the north line of Government Lot 2, a distance of 89.86 feet tothe point of beginning. ## HINIKER PARKWAY SUBDIVISION ## I HEREBY CERTIFY THAT THIS SURVEY, PLAN, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED LAND SURVEYOR UNDER THE LAWS OF THE STATE OFMINNESOTA. ## DATE ## LIC. NO. 61565 ## RYAN E. KOTTHOFF ## DETAIL ## B 1"=50' ## SEE ## DETAIL B ## DETAIL D 1"=60' ## SEE ## DETAIL D ## DETAIL A 1"=40' ## SEE ## DETAIL A ## BENCHMARK: Top nut fire hydrant located on south side of West Lind Street, 75'± west of Range Street. Elev=769.79 ## (NAVD88)FLOOD ZONE: The surveyed premises shown on this survey map is in Flood Zone X (areas of 0.2% annual chance flood; areas of 1% annual chance flood with average depths of less that 1 foot or with drainage areas less than 1 square mile; and areas protected by levees from 1% annual chance flood), according to Flood Insurance Rate Map Community Panel Nos. 27013C0084F & 27013C0092F, published by the Federal EmergencyManagement Agency, effective date February 22, 2024.NOTES: 1. Orientation of this bearing system is based upon the plat of Axis. 2. Proposed site improvements are shown in orange on this sheet. ## DETAIL C 1"=40' ## SEE ## DETAIL C ## Iron Monument Found ## LEGEND ## Existing Right of WayProposed Right of Way ## HINIKER PARKWAY ## W. RIVER LANE ## (BY OTHERS) ## RANGE STREET ## PROPOSED INFILTRATION BASIN ## TOP = 763.2 ## 100-YR HWL = 762.29 ## CULVERT = 761.2 ## BOTTOM = 760.2 ## SUBDRAIN = 758.7 ## BENCHMARK HYDRANT ## TNFH = 767.33 ## BENCHMARK POND DISK 767.14 ## X ## X ## X ## X ## X ## XX ## X ## X ## X ## G ## X ## X ## X ## XX ? ? >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> ## Gas Easement ## Per B277, P919 20 ## Utility Easement ## Per Butterworth's Second Addition ## Street & Utility Easement ## Per T14803 & B198, P589 40 ## BUTTERWORTH ST ## US HIGHWAY 169 (SOUTH BOUND) ## US HIGHWAY 169 (NORTH BOUND) ## EXISTING BUILDING ## EXISTING BUILDING ## EXISTING BUILDING ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## EXISTING BUILDING >> ## WEST LIND STREET ## TRUNK HIGHWAY 169 12+91 0+001+002+00 3+004+00 5+00 6+00 7+00 8+00 9+00 10+00 11+00 12+00 15+00 16+00 17+00 18+00 19+00 20+00 20+27 25+00 26+00 27+0027+00 >> >>>>>> >> >> >> >> >> >> >> ## FBO ## FBOFBO ## FBOFBOFBOFBO ## FBO ## FO ## FO >> >> 761 762 763 764 765 765 765 765 765 766 766 767 767 764 766 767 768 765 766 764 765 766 ## PC ## PC ## PC ## PC ## PC ## PC ## PC ## PC ## PC ## PC ## PC ## PC ## PC ## PC ## PC ## PC ## PC ## PC ## PC ## PC ## PC ## PCPCPC ## PC ## PC ## PC ## PCPCPC ## PC ## PC ## PC ## PC ## PC ## PC ## PC ## PC ## PC ## PC ## PC ## PC ## PC ## PC ## PC ## PC ## EXISTIING BUILDING ## FFE = 768.25 ## NO PARKING ## NO PARKING ## NO PARKING ## 26886 SWPPP ## DATE ## REVISION SCHEDULE ## DESCRIPTIONBY ## SHEET ## TITLE ## PROJECT ## WITHOUT PRIOR WRITTEN CONSENT. ## INC. AND MAY NOT BE USED, COPIED OR DUPLICATED ## THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, ## PROJECT NO. ## FILE NAME ## DESIGNED BY ## ORIGINAL ISSUE DATE ## DRAWN BY ## CLIENT PROJECT NO. ## REVIEWED BY ## FILE LOCATION: S:\PROJECTS\26000 PROJ\26800-26899\26886 RANGE STREET APARTMENTS-MANKATO MN\26886 CIVIL-SURVEY\PUBLIC STREET PLANS\CIVIL PRODUCTION DRAWINGS\26886 SWPPP.DWG ## 47OF 10 11206 03/10/26 22-26886 ## 10 SWPPP 300 33609 10 ## MANKATOMINNESOTA ## SWPPP 0 ## SCALE IN FEET 50100 ## LHH/BJK ## LHH/NJH/BJK ## NJH ## LIC. NO.DATE ## PROFESSIONAL ENGINEER UNDER THE LAWS OF THE ## STATE OF MINNESOTA. ## I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR ## REPORT WAS PREPARED BY ME OR UNDER MY DIRECT ## SUPERVISION AND THAT I AM A DULY LICENSED ## NATHAN J. HERMER 03/10/26 54848 ## HINIKER PARKWAY ## CITY OF ## MANKATO ## EROSION CONTROL LEGEND ## SYMBOLDESCRIPTION ## PERIMETER CONTROL ## STORM DRAIN INLET PROTECTION ## STABILIZED CONSTRUCTION EXIT ## PROPOSED DRAINAGE ARROW ## EXISTING CONTOUR (MINOR INTERVAL) ## EXISTING CONTOUR (MAJOR INTERVAL) ## PROPOSED CONTOUR (MINOR INTERVAL) ## PROPOSED CONTOUR (MAJOR INTERVAL) ## PERIMETER CONTROL CAN BE SILT FENCE OR SEDIMENT CONTROL LOG. ## SEE SITE RESTORATION PLAN FOR FINAL TURF ESTABLISHMENT. ## NOTE: SWPPP COVERAGE INCLUDES ELECTRIC, GAS, TELEPHONE, AND CABLE INSTALLATION. EACH ## COMPANY OR THEIR SUBCONTRACTOR IS RESPONSIBLE TO FOLLOW THE REQUIREMENTS OF THIS ## SWPPP INCLUDING PROVIDING THEIR OWN RESTORATION IF INSTALLATION OCCURS AFTER PRIMARY ## INSTALLATION OF SEEDING/SODDING/MULCHING DURING CONSTRUCTION OF EACH UTILITY. ## PC 101 100 101 100 ## EROSION CONTROL ## BLANKET CATEGORY 20 32 34 ## PROPOSED INFILTRATION ## BASIN ## BOTTOM = 757.50 ## TOP = 759.00 ## EOF = 758.65 ## EM ## X ## X ## X ## X ## X ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## BUTTERWORTH STREET ## R5' ## R5' ## R55' ## R5' ## R5' ## R5' ## R5' ## R15' ## R5' ## R69' ## R65' ## R21' ## R54.67' 9' ## (TYP) ## ST-1 ## FES-1 ## R7' ## R28' ## R28' 18.5' ## (TYP) 26' ## (TYP) 6' ## (TYP) 8' ## (TYP) 29' 11.39' 6' ## (TYP) 8' ## (TYP) 9' ## (TYP) ## R18' ## R250' ## R13' ## 33422-C3-SITE ## DATE ## REVISION SCHEDULE ## DESCRIPTIONBY ## SHEET ## TITLE ## PROJECT ## PROJECT NO. ## FILE NAME ## DESIGNED BY ## ORIGINAL ISSUE DATE ## DRAWN BY ## CLIENT PROJECT NO. ## REVIEWED BY ## DWG LOCATION: S:\PROJECTS\33000 PROJ\33400-33499\33422 HINIKER PARKING LOT RECONSTRUC-MANKATO MN\33422 PRODUCTION FILES\33422 CIVIL 3D\PRODUCTION DWGS\33422-C3-SITE.DWG ## SAVED BY: ## BILL.KARELS ## SHEET NOT VALID UNLESS THIS TEXT IS COLOR. 47 39 11207 03/10/26 25-33422 ## 39 SITE PLAN 300 33422 39 ## MANKATOMINNESOTA ## SITE PLAN 0 ## SCALE IN FEET 2040 ## BJK ## BJK ## NJH ## LIC. NO.DATE ## PROFESSIONAL ENGINEER UNDER THE LAWS OF THE ## STATE OF MINNESOTA. ## I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR ## REPORT WAS PREPARED BY ME OR UNDER MY DIRECT ## SUPERVISION AND THAT I AM A DULY LICENSED ## NATHAN J. HERMER 03/19/26 54848 ## CITY OF ## MANKATO ## HINIKER POND ## PARK PARKING ## LOT ## THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, ## INC. AND MAY NOT BE USED, COPIED OR DUPLICATED ## WITHOUT PRIOR WRITTEN CONSENT. ## © 2024 I & S GROUP, INC. ## PAVEMENT LEGEND ## SYMBOLDESCRIPTION ## BITUMINOUS PAVEMENT ## CONCRETE WALK ## THICKENED EDGE CONCRETE ## WALK ## REVERSE PITCH CONCRETE ## CURB AND GUTTER ## EXISTING TREES TO ## REMAIN (TYP) ## 4" DIAGONAL ## NO PARKING STRIPPING (TYP) ## (2' BETWEEN DIAGONAL STRIPES) ## 4" WIDE WHITE SOLID ## STALL STRIPPING (TYP) ## BITUMINOUS PAVEMENT (TYP) ## BIKE RACK ## (CAP. 7) ## BITUMINOUS TRAIL (TYP) ## PROPERTY LINE ## B6 18 CONCRETE CURB ## AND GUTTER (TYP) ## B6-18 CURB & GUTTER (TYP) ## D4-12 CONCRETE ## CURB AND GUTTER ## REVERSED PITCH CONCRETE ## CURB AND GUTTER (TYP) ## NO PARKING SIGN ## ACCESSIBLE PARKING SIGN ## NO PARKING SIGN ## ACCESSIBLE PARKING SIGN ## 8' CURB TAPER ## 9' CURB TAPER ## CURB TRANSITION ## CURB TRANSITION ## PROPERTY LINE ## 20' ADA DROPOFF ## ACCESSIBLE PARKING SIGN ## THICKENED EDGE ## CONCRETE WALK ## B-STYLE MODIFIED CURB AND GUTTER ## (TYP) (SEE DETAIL) ## CONCRETE WALK (TYP) 03/19/26 ## ADDENDUM #1BJK ## PROPOSED BUILDING ## FFE = 768.25 ## FUTURE DEVELOPMENT ## NO PARKING ## NO PARKING ## NO PARKING ## HINIKER PARKWAY ## W. RIVER LANE ## (BY OTHERS) ## RANGE STREET ## PROPOSED INFILTRATION BASIN ## TOP = 763.2 ## 100-YR HWL = 762.29 ## CULVERT = 761.2 ## BOTTOM = 760.2 ## SUBDRAIN = 758.7 ## U ## U ## BENCHMARK HYDRANT ## TNFH = 767.33 ## BENCHMARK POND DISK 767.14 ## X ## X ## X ## X ## X ## XX ## X ## X ## X ## U ## U ## G ## X ## X ## X ## XX ? ? >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> ## Gas Easement ## Per B277, P919 20 ## Utility Easement ## Per Butterworth's Second Addition ## U ## Street & Utility Easement ## Per T14803 & B198, P589 40 ## BUTTERWORTH ST ## US HIGHWAY 169 (SOUTH BOUND) ## US HIGHWAY 169 (NORTH BOUND) ## EXISTING BUILDING ## EXISTING BUILDING ## EXISTING BUILDING ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## EXISTING BUILDING >> ## WEST LIND STREET ## TRUNK HIGHWAY 169 12+91 0+001+002+00 3+004+00 5+00 6+00 7+00 8+00 9+00 10+00 11+00 12+00 15+00 16+00 17+00 18+00 19+00 20+00 20+27 25+00 26+00 27+0027+00 >> >>>>>> >> >> >> >> >> >> >> ## FBO ## FBOFBO ## FBOFBOFBOFBO ## FBO ## FO ## FO >> >> 764 765 765 765 766 766 767 767 767 767 766 768 765 766 766 767 765 766 764 765 767 768 768 768 767 764 764 764 764 765 765 766 766 767 761 761 762 763 767 ## 26886 GRADE ## DATE ## REVISION SCHEDULE ## DESCRIPTIONBY ## SHEET ## TITLE ## PROJECT ## WITHOUT PRIOR WRITTEN CONSENT. ## INC. AND MAY NOT BE USED, COPIED OR DUPLICATED ## THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, ## PROJECT NO. ## FILE NAME ## DESIGNED BY ## ORIGINAL ISSUE DATE ## DRAWN BY ## CLIENT PROJECT NO. ## REVIEWED BY ## FILE LOCATION: S:\PROJECTS\26000 PROJ\26800-26899\26886 RANGE STREET APARTMENTS-MANKATO MN\26886 CIVIL-SURVEY\PUBLIC STREET PLANS\CIVIL PRODUCTION DRAWINGS\26886 GRADE.DWG ## 47OF 19 11206 03/10/26 22-26886 ## 19 OVERALL GRADING PLAN 300 33609 19 ## MANKATOMINNESOTA ## OVERALL ## GRADING PLAN 0 ## SCALE IN FEET 50100 ## LHH/BJK ## LHH/NJH/BJK ## NJH ## LIC. NO.DATE ## PROFESSIONAL ENGINEER UNDER THE LAWS OF THE ## STATE OF MINNESOTA. ## I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR ## REPORT WAS PREPARED BY ME OR UNDER MY DIRECT ## SUPERVISION AND THAT I AM A DULY LICENSED ## NATHAN J. HERMER 03/10/26 54848 ## HINIKER PARKWAY ## CITY OF ## MANKATO ## EXISTING CONTOUR (TYP) ## PROPOSED CONTOUR (TYP) ## EXISTING APARTMENT CONTOUR (TYP) ## R/W ## R/W ## PROPERTY LINE (TYP) ## R/W ## R/W ## GRADING LEGEND ## EXISTING CONTOUR (MINOR INTERVAL) ## EXISTING CONTOUR (MAJOR INTERVAL) ## PROPOSED CONTOUR (MINOR INTERVAL) ## PROPOSED CONTOUR (MAJOR INTERVAL) ## GENERAL GRADING NOTES ## PROPOSED CONTOURS SHOW FINISHED GRADE ELEVATIONS. BUILDING PAD AND PAVEMENT HOLD ## DOWNS ARE NOT INCLUDED. WHEN CONSTRUCTING BUILDING PADS WITH A HOLD DOWN, GRADE ## AREAS TO ENSURE POSITIVE BUILDING PAD DRAINAGE. 101 100 101 100 32 34 ## PROPOSED INFILTRATION ## BASIN ## BOTTOM = 757.50 ## TOP = 759.00 ## EOF = 758.65 ## EX MH ## R=766.45 ## EM ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## OHL ## OHL ## OHL ## OHL ## OHL ## X ## X ## X ## X ## X ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## UE ## I ## BUTTERWORTH STREET 760 761 762 763 764 765 766 766 755 756 757 758 759 760 761 762 763 764 765 766 767 767 767 768 769 769 760 761 762 763 764 765 766 767 767 758 759 760 765 766 767 768 -3.6% -1.9% -1.1% -1.1% -2.5% -1.7% -2.4% -4.3% -3.1% -1.4% -2.4% -1.2% -21.6% -2.4% 767.07 ## MATCH 768.02 767.93 768.76 768.72 768.70 768.64 767.95 767.98 768.00 767.90 767.78 767.88 767.96 768.05 768.61 768.49 768.37 767.61 767.44 767.35 767.52 767.85 767.91 767.99 767.90 767.64 767.09 767.27 767.40 767.17 766.91766.51 766.11 766.44 763.24 762.38 760.05 764.74 764.82 764.66 764.99 766.98 764.87 767.36 767.55 767.46 767.51 767.39 767.70 767.61 767.75 767.83 767.41 767.76 767.44 767.44 767.43 767.42 767.64 767.57 767.67 767.36 767.28 767.30 767.24 768.36 ## HP 767.48 ## LP 766.77 ## MATCH 767.10 767.52 768.44 768.31 767.76 767.56 767.68 767.80 767.99 767.77 766.54 767.19 761.14 760.81 760.17762.59766.35766.02 767.14 767.10 767.03 766.42766.29 766.95 ## MATCH 767.80 767.71 767.58 767.22 767.31 768.24 766.46 ## MATCH 767.83 763.61 763.49 767.32 760.88 759.19 ## MATCH 759.11 ## MATCH 767.04 ## MATCH 767.47 ## MATCH 767.39 ## MATCH 767.33 767.41 760.76 760.23 760.62 760.50 760.35 767.31 760.98 761.35 ## ST-1 ## FES-1 768.28 768.06 767.74 768.15 767.83 767.02 766.15 766.71 766.57766.44766.30766.17766.03 767.13 767.09 767.03 767.46 767.41 768.58 768.57 768.48 768.47 768.47 768.49 768.45 759.00 758.65 758.65 759.00 758.74 758.68 758.63 759.01 760.68 767.90 767.91 763.18 763.06 763.15 759.68 759.80 764.95 765.04 766.10 766.17 764.97 764.78 766.86 767.31 ## 33422-C4-GRADE ## DATE ## REVISION SCHEDULE ## DESCRIPTIONBY ## SHEET ## TITLE ## PROJECT ## PROJECT NO. ## FILE NAME ## DESIGNED BY ## ORIGINAL ISSUE DATE ## DRAWN BY ## CLIENT PROJECT NO. ## REVIEWED BY ## DWG LOCATION: S:\PROJECTS\33000 PROJ\33400-33499\33422 HINIKER PARKING LOT RECONSTRUC-MANKATO MN\33422 PRODUCTION FILES\33422 CIVIL 3D\PRODUCTION DWGS\33422-C4-GRADE.DWG ## SAVED BY: ## BILL.KARELS ## SHEET NOT VALID UNLESS THIS TEXT IS COLOR. 47 41 11207 03/10/26 25-33422 ## 41 GRADING PLAN 300 33422 41 ## MANKATOMINNESOTA ## GRADING PLAN 0 ## SCALE IN FEET 2040 ## BJK ## BJK ## NJH ## LIC. NO.DATE ## PROFESSIONAL ENGINEER UNDER THE LAWS OF THE ## STATE OF MINNESOTA. ## I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR ## REPORT WAS PREPARED BY ME OR UNDER MY DIRECT ## SUPERVISION AND THAT I AM A DULY LICENSED ## NATHAN J. HERMER 03/19/26 54848 ## CITY OF ## MANKATO ## HINIKER POND ## PARK PARKING ## LOT ## THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, ## INC. AND MAY NOT BE USED, COPIED OR DUPLICATED ## WITHOUT PRIOR WRITTEN CONSENT. ## © 2024 I & S GROUP, INC. ## GRADING LEGEND ## EXISTING CONTOUR (MINOR INTERVAL) ## EXISTING CONTOUR (MAJOR INTERVAL) ## PROPOSED CONTOUR (MINOR INTERVAL) ## PROPOSED CONTOUR (MAJOR INTERVAL) ## PROPOSED SPOT ELEVATION ## PROPOSED TOP BACK OF CURB SPOT ELEVATION ## PROPOSED TOP OF RETAINING WALL (T/W) AND ## BOTTOM OF RETAINING WALL (B/W) ## SURFACE GRADE / DIRECTION ## GENERAL GRADING NOTES ## PROPOSED CONTOURS SHOW FINISHED GRADE ELEVATIONS. BUILDING PAD AND PAVEMENT HOLD ## DOWNS ARE NOT INCLUDED. WHEN CONSTRUCTING BUILDING PADS WITH A HOLD DOWN, GRADE ## AREAS TO ENSURE POSITIVE BUILDING PAD DRAINAGE. 101 100 101 100 ## XXX.XX ## XXX.XX ## XXX.XX T/W ## XXX.XX FG ## -X.X% ## ADA ACCESSIBILITY LEGEND ## ACCESSIBLE PARKING / LANDING AREA ## (MAXIMUM 2.00% SLOPE IN ALL DIRECTIONS) ## ACCESSIBLE RAMP ## (SLOPE GREATER THAN 5.00%, LESS THAN 8.33%) 03/19/26 ## ADDENDUM #1BJK ## EXISTIING BUILDING ## FFE = 768.25 ## NO PARKING ## NO PARKING ## NO PARKING ## HINIKER PARKWAY ## W. RIVER LANE ## (BY OTHERS) ## RANGE STREET ## PROPOSED INFILTRATION BASIN ## TOP = 763.2 ## 100-YR HWL = 762.29 ## CULVERT = 761.2 ## BOTTOM = 760.2 ## SUBDRAIN = 758.7 ## EX CB ## T/C=764.95 ## I= N/A (24" RCP) NE ## I= N/A (24" RCP) SW ## OHL ## OHL ## OHL ## OHL ## OHL ## OHL ## OHL ## OHL ## OHL ## OHL ## OHL ## OHL ## OHL ## OHL ## OHL ## OHL ## OHL ## OHL ## EX MH ## R=766.02 ## I= 759.48 (12" PVC) S ## I= 759.35 (12" PVC) N ## U ## U ## EX SAN MH ## R=764.46 ## I=755.98 (10" PVC) W ## I=757.94 (10" PVC) S ## I=757.92 (10" PVC) E ## BENCHMARK HYDRANT ## TNFH = 767.33 ## EX MH ## R=764.30 ## I= NA/ (N/A) N ## I= N/A (60" RCP) E ## I= N/A (60" RCP) W ## BENCHMARK POND DISK 767.14 ## EX SAN MH ## R=763.30 ## I=754.59 (10" PVC) W ## I=754.59 (10" PVC) E ## EX CB ## T/C=762.85 ## I=758.18 (12" PVC) S ## I=757.83 (18" RCP) N ## EX STM MH ## R=762.76 ## I=757.43 (18" RCP) N ## I=757.19 (18" RCP) S ## EX SAN MH ## R=764.04 ## I= N/A (12" PVC) SE ## I= N/A (12" PVC) NW ## OHL ## X ## X ## X ## X ## X ## XX ## X ## X ## X ## OHL ## U ## U ## OHL ## OHL ## EX SAN MH ## R=764.87 ## I= N/A (12" PVC) SE ## I= N/A (12" PVC) NW ## EX CB ## T/C=764.95 ## I= N/A (24" RCP) NE ## G ## X ## X ## X ## XX ## EX SAN MH ## R=765.53 ## I=757.24 (10" PVC) W ## I=757.23 (10" PVC) E ## EX CB ## R=763.10 ## I=758.70 (12" PVC) S ## I=758.33 (18" RCP) N ## EX MH ## R=763.42 ## I=756.47 (10" PVC) W ## I=756.44 (10" PVC) S ## I=756.42 (10" PVC) E ## EX STM MH ## R=763.35 ## I=758.13 (18" RCP) S ## I=757.74 (21" RCP) N ## I= N/A (60" RCP) E ## I= N/A (60" RCP) W ? ? > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > ## I ## I ## I ## I ## I ## I ## I ## I ## I ## I ## I ## I ## I ## I ## I ## I ## I ## I ## I ## I ## I ## I ## I >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> ## EX CB ## R=764.91 ## I= N/A (N/A) S > > > ## Gas Easement ## Per B277, P919 20 ## Utility Easement ## Per Butterworth's Second Addition ## EX CB ## R=765.64 ## I= 757.59 (24" RCP) SE ## I= 757.59 (24" RCP) NW ## I= 758.98 (24" RCP) SW ## U ## G ## G ## G ## G ## G ## G ## G ## G ## G ## G ## G ## G ## G ## G ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## I ## I ## I ## I ## I ## I ## I ## I ## I ## I ## I ## I ## I ## I ## I ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## UTV ## Street & Utility Easement ## Per T14803 & B198, P589 40 ## BUTTERWORTH ST ## US HIGHWAY 169 (SOUTH BOUND) ## US HIGHWAY 169 (NORTH BOUND) ## EXISTING BUILDING ## EXISTING BUILDING ## 12" PVC SANITARY ## EXISTING BUILDING ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## 60" RCP STORM ## 8" PVC SANITARY ## 8" PVC WATERMAIN ## EXISTING BUILDING ## HINIKER POND >> ## I ## I ## I ## I ## I ## I ## I ## I ## WAT ## OHL ## OHL ## OHL ## OHL ## OHL ## WEST LIND STREET ## TRUNK HIGHWAY 169 12+91 0+001+002+00 3+004+00 5+00 6+00 7+00 8+00 9+00 10+00 11+00 12+00 15+00 16+00 17+00 18+00 19+00 20+00 20+27 25+00 26+00 27+0027+00 >> >>>>>> >> >> >> >> >> >> >> ## FBO ## FBOFBO ## FBOFBOFBOFBO ## FBO ## FO ## FO >> ## ST-4 ## ST-8 ## ST-3A ## ST-7 ## ST-3 ## P-5 (18") ## P-4 (18") ## P-3 (24") ## P-3A (18") ## P-8 (15") ## P-7 (15") ## P-7A (12") ## ST-7A ## P-3B (12") ## ST-3B ## ST-2 ## P-2A (12") ## ST-2A ## P-9 (15") ## ST-9 ## P-10 (15") ## ST-10 ## P-10A (12") ## P-11 (12") ## ST-11 ## P-1A (12") ## ST-1A ## ST-6 ## P-2 (12") ## ST-5A ## P-5A (12") ## ST-5 ## P-1 (21") ## ST-1 ## P-5B (15") ## 26886 UTILITY ## DATE ## REVISION SCHEDULE ## DESCRIPTIONBY ## SHEET ## TITLE ## PROJECT ## WITHOUT PRIOR WRITTEN CONSENT. ## INC. AND MAY NOT BE USED, COPIED OR DUPLICATED ## THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, ## PROJECT NO. ## FILE NAME ## DESIGNED BY ## ORIGINAL ISSUE DATE ## DRAWN BY ## CLIENT PROJECT NO. ## REVIEWED BY ## FILE LOCATION: S:\PROJECTS\26000 PROJ\26800-26899\26886 RANGE STREET APARTMENTS-MANKATO MN\26886 CIVIL-SURVEY\PUBLIC STREET PLANS\CIVIL PRODUCTION DRAWINGS\26886 UTILITY.DWG ## 47OF 12 11206 03/10/26 22-26886 ## 12 OVERALL UTLITY PLAN 300 33609 12 ## MANKATOMINNESOTA ## OVERALL UTLITY ## PLAN 0 ## SCALE IN FEET 50100 ## LHH/BJK ## LHH/NJH/BJK ## NJH ## LIC. NO.DATE ## PROFESSIONAL ENGINEER UNDER THE LAWS OF THE ## STATE OF MINNESOTA. ## I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR ## REPORT WAS PREPARED BY ME OR UNDER MY DIRECT ## SUPERVISION AND THAT I AM A DULY LICENSED ## NATHAN J. HERMER 03/10/26 54848 ## HINIKER PARKWAY ## CITY OF ## MANKATO ## R/W ## R/W ## PROPERTY LINE (TYP) ## R/W ## R/W 32 34 ## PROPOSED INFILTRATION ## BASIN ## BOTTOM = 757.50 ## TOP = 759.00 ## EOF = 758.65 ## EX MH ## R=766.45 ## EM ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## UE ## OHL ## OHL ## OHL ## OHL ## OHL ## X ## X ## X ## X ## X ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## W ## UE ## I ## BUTTERWORTH STREET ## EX STM MH ## R=766.66 ## EX SAN MH ## R=766.49 ## WAT ## WAT ## STM ## STM ## STM ## STM ## STM ## STM ## STM ## STM ## STM ## STM ## STM ## STM ## SAN ## SAN ## SAN ## SAN ## SAN ## SAN ## SAN ## SAN ## SAN ## SAN ## SAN ## WAT ## WAT ## WAT ## WAT ## WAT ## WAT ## WAT ## WAT ## WAT ## WAT ## BUTTERWORTH STREET ## FES-1 ## I=757.50 P-1 18'x 15" @ 0.52% ## ST-1 ## T/C=760.17 ## I=757.59 (15'') P-1 ## GL=759.67 ## STORM DRAIN FES ## SCHEDULE ## APRON ## NO. ## FES-1 ## APRON ## SIZE (IN) 16 ## APRON ## MATERIAL ## CS ## INVERT ## ELEVATION 757.50 ## PIPE ## NO. ## P-1 ## STORM DRAIN STRUCTURE SCHEDULE ## STRUCTURE ## NO. ## ST-1 ## STRUCTURE ## TYPE ## MANKATO STD CB NO 3 ## STRUCTURE ## SIZE (IN) 24 Ø ## STRUCTURE ## MATERIAL ## PVC ## CASTING ## NEENAH R-3067-VB ## STRUCTURE HEIGHT ## (LN FT) 2.58 ## * TOP OF CASTING ## ELEVATION 760.17 ## GUTTERLINE (GL) ## ELEVATION 759.67 ## OUTLET ## INVERT 757.59 ## OUTLET ## PIPE ## P-1 ## * TOP OF CASTING ELEVATIONS ON CURB STYLE CATCH BASINS = TOP BACK OF CURB BOX, NOT GUTTER ELEVATION ## STORM DRAIN PIPE SCHEDULE ## PIPE ## NO. ## P-1 ## DRAIN ## FROM ## ST-1 ## INLET ## ELEVATION 757.59 ## DRAIN ## TO ## FES-1 ## OUTLET ## ELEVATION 757.50 ## PIPE ## SIZE (IN) 16 ## MATERIAL ## PP ## PIPE ## CLASS ## PP ## PIPE ## GRADE 0.52% ## PIPE ## LENGTH (FT) 1815 15 ## 33422-C3-UTILITY ## DATE ## REVISION SCHEDULE ## DESCRIPTIONBY ## SHEET ## TITLE ## PROJECT ## PROJECT NO. ## FILE NAME ## DESIGNED BY ## ORIGINAL ISSUE DATE ## DRAWN BY ## CLIENT PROJECT NO. ## REVIEWED BY ## DWG LOCATION: S:\PROJECTS\33000 PROJ\33400-33499\33422 HINIKER PARKING LOT RECONSTRUC-MANKATO MN\33422 PRODUCTION FILES\33422 CIVIL 3D\PRODUCTION DWGS\33422-C3-UTILITY.DWG ## SAVED BY: ## BILL.KARELS ## SHEET NOT VALID UNLESS THIS TEXT IS COLOR. 47 40 11207 03/10/26 25-33422 ## 40 UTILITY PLAN 300 33422 40 ## MANKATOMINNESOTA ## UTILITY PLAN 0 ## SCALE IN FEET 2040 ## BJK ## BJK ## NJH ## LIC. NO.DATE ## PROFESSIONAL ENGINEER UNDER THE LAWS OF THE ## STATE OF MINNESOTA. ## I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR ## REPORT WAS PREPARED BY ME OR UNDER MY DIRECT ## SUPERVISION AND THAT I AM A DULY LICENSED ## NATHAN J. HERMER 03/10/26 54848 ## CITY OF ## MANKATO ## HINIKER POND ## PARK PARKING ## LOT ## THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, ## INC. AND MAY NOT BE USED, COPIED OR DUPLICATED ## WITHOUT PRIOR WRITTEN CONSENT. ## © 2024 I & S GROUP, INC. ## SUBDRAIN CLEANOUT (TYP) ## 6" PERFORATED ## HDPE SUBDRAIN ## LIGHT POLE (TYP) ## I=755.00 ## INSTALL CONCRETE HEADWALL ## (SEE DETAIL) ## I=755.20 ## I=755.74 ## ADJUST MANHOLES ## 6" HDPE SUBDRAIN ## Planning Commission Regular Meeting 5. 2. ## Meeting Date:06/24/2026 ## Title ## CY27-26 Request of Amanda Furnas of Mankato Chemical Health, with permission of the property owner, for a conditional use permit to allow a medical clinic in the R-1, one-family dwelling zoning district, to serve adults seeking treatment and support for substance use and co-occurring mental health concerns. The subject property is described as an approximately 1.77 acre parcel located in the west half of the southeast quarter of Section 17, Township 108 Range 26, Blue Earth County (114 Pohl Road). The anticipated date of City Council action is July 13, 2026. ## Applicant Amanda Furnas of Mankato Chemical Health, with permission of the property owner, is the applicant. ## Request The applicant is seeking a conditional use permit to operate a medical clinic in the R-1, one family dwelling, zoning district. ## Location The subject property is located at 114 Pohl Road and is legally described that part of the West half of the Southeast Quarter of Section 17, Township 108 North, Range 26 West, described as follows: Commencing at the point of intersection of the West line of said Southeast Quarter with the South line of Glenwood Avenue in the City of Mankato; thence South 53 degrees, 17 minutes East along the South line of Glenwood Avenue; a distance of 116.4 feet; thence South 64 degrees 11 minutes East along the South line of Glenwood Avenue; a distance of 207.4 feet to a place of beginning; thence continuing along the same line, a distance of 270 feet to the center line of the “Pohl” road, thence South 6 degrees 39½ minutes West along said center line a distance of 362.4 feet; thence North 81 degrees 47 minutes West, a distance 203.4 feet; thence due North parallel with the West line of said Southeast Quarter, a distance of 448.5 feet to the place of beginning. . ## Existing Land Use Hope Interfaith Center, a church and spiritual center, will remain in the building and continue operating until August 1, 2026. ## Zoning The subject property is zoned R-1, one-family dwelling district. ## Environmentally Sensitive Areas The northern portion of the subject property contains bluffs, ravines, woodlands, and a stream. ## Public Utilities The property is served by public utilities, which will continue. ## City Code Mankato City Code Chapter 10, Article XI, Division 3 can be found at this link: Mankato City Code Chapter 10, Article XI, Division 3 can be found at this link: ## Site Plan Review Comments The Site Plan and Traffic Advisory Committee review the request at their June 9, 2026 meeting and provided the following comments: a.    If not already done, the applicant shall log into the online portal and make notification payment. b.    The applicant shall provide a site plan demonstrating compliance with the parking requirements of the Mankato City Code. c.    The parking lot shall be restriped in accordance with City Code and the City’s standard parking plate 2700A, and, depending upon the number of parking stalls, at least one accessible stall will have to be installed if spaces are 25 each or below. Two accessible stalls will have to be installed if there are over 25 parking stalls present. d.    The applicant shall be subject to SAC & WAC connection charges based on the City of Mankato assessment policy and fee schedule. e.    The applicant shall provide a floor plan that shows the entire building, updated to show how each space in the building will be used. A floor plan that City staff was able to locate has been sent to the applicant but it should be updated to reflect accurate usage of the space. f.    Please update your narrative to include the following: Updated narrative information on the Hope Interfaith Center use of space. The applicant has been provided the current file information. The information should be updated to allow accurate assessment of how these two uses will work concurrently. 1. How many employees will be reporting to work at this location. 2. Will all work/services/activities associated with the health clinic occur indoors? 3. g.    The applicant shall provide a refuse plan. If garbage/trash bins will be stored outdoors, it shall be in a dumpster enclosure achieving Mankato City code, and a permit is required prior to installation. h.    A sign permit will be required prior to the installation of any signage. i.    Prior to the installation of any new exterior lighting, the applicant shall provide for review and approval the lighting cut sheets and a photometric plan for any new exterior light fixtures. All fixtures will be required to achieve Mankato City Code, which includes full-cut, fully shielded style, and the lighting levels at the property line shall not exceed ½ foot candle. j.    The applicant will be required to demonstrate conformance with the following screening requirement and, if fencing is used to achieve, a permit will be required prior to installation: Off-street parking areas for more than four vehicles shall be effectively screened by a fence or densely planted hedge on each side of a parking area that adjoins or faces any property located in a residential district, unless such property is developed with a nonresidential use. Such fence or hedge shall be not less than four feet nor more than eight feet in height, nor be less than 80 percent opaque. If plant material is used to satisfy this screening requirement, opacity shall be effective within one year of the construction of the parking lot. Such screen shall be maintained in a good and sightly condition. k.    The proposed fence shown on the site plan must be 10’ back from the bluff line, and a permit shall be obtained prior to the installation of any fencing. ## Review The applicant, Amanda Furnas of Mankato Chemical Health, with permission of the property owner, is seeking a conditional use permit to allow the operation of a licensed outpatient Substance Use Disorder (SUD) treatment center, Mankato Chemical Health, at 114 Pohl Road, a property zoned R-1, one family dwelling district. ## Proposal According to the applicant's narrative, the proposed use will occupy the premises currently used by Hope Interfaith Center, which provides spiritual services, counseling and small gatherings at the property. Hope Interfaith Center will remain in the building and continue to utilize the space until August 1, 2026. The request seeks to operate a licensed Outpatient Substance Use Disorder (SUD) treatment center, Mankato Chemical Health. The use will not be a residential program and no one will live on the property. The narrative explains that there will be 6–8 staff members who will be working at the facility. The use will provide professional healthcare services to adults seeking treatment and support for substance use and co-occurring mental health concerns. Services are proposed to be delivered by licensed and credentialed professionals in a structured outpatient setting. Services proposed to be offered at this location may include the following: Comprehensive substance use assessments Individual counseling Group counseling (Mon, Tues, Thurs, 8:30 - 12:30 and 4:30 - 8:30 p.m.) ## Intensive Outpatient Programming (IOP) Relapse prevention education Family education and support Coordination with medical and psychiatric providers Medication management partnerships with qualified providers Holistic services such as mindfulness, nutrition education, acupuncture and wellness-based recovery support The applicant's narrative states that the facility will be licensed by the Minnesota Department of Human Services under Minnesota Statutes Chapter 245G. The operation will serve adults receiving outpatient treatment services for substance use and mental health disorders. The hours of operation are primarily weekday business hours, with some early morning or evening appointments as needed. A recommended condition of approval is included herein that provides guidance on the expectations of hours of operation for the proposed clinical use. Six to eight Licensed Alcohol and Drug counselors (LADC), mental health professionals, and administrative staff will be working at the facility during operating hours, and not more than four staff members will be onsite at any given time. The applicant has stated that the maximum client capacity at any given time is 10, and a condition is included herein to this end. All clients attending this location will have scheduled appointments. Services are proposed to occur in private offices and group rooms in a quiet clinic environment. However, the applicant plans to use the outdoor space for groups and activities, none of which will occur after dark in the evenings. A recommended condition of approval is included herein that all functions related to the operation of the use be operated entirely within a completely enclosed structure to minimize incompatibility with the adjacent properties. Outdoor business operations, including group activities, are not recommended. Methadone and Suboxone medications will not be disbursed from this clinic. Zoning and Code standard The property located at 114 Pohl Road is zoned R-1, one-family dwelling district. Mankato City Code outlines that within the R-1 zoning district, "hospitals and medical clinics" are considered conditional uses. Other conditional uses identified in the Code as applicable to the R-1 district include bed and breakfast residences, campgrounds in public parks, cemeteries, crematories and mausoleums, child daycare facilities, churches, congregate housing, golf and country clubs, government institutions, municipal buildings, museums and libraries, nursing homes and similar institutions, and other residential, institutional, or government services uses determined by the planning agency to be of the same general character as the permitted and conditions uses and found not to be determinantal to existing uses and the general public health, safety and welfare. The Code provided definition of a clinic is, " a place used for the diagnosis and treatment of sick, ailing, infirm, injured persons, and those persons who are in need of medical attention. Overnight care facilities are not provided at the clinic. " The definition of hospital in the Code is, "an institution providing health services for human in-patients and medical or surgical care for the sick or injured. The term "hospital" includes related facilities such as laboratories, outpatient departments, training facilities, central service facilities, staff offices, and overnight accommodations for patients." The proposed use, a Substance Use Disorder clinic, fits within the definition as provided by the Mankato City Code for a clinic. ## Site Plan A site plan has been provided and limited site improvements are proposed. The applicant's submitted information states that the exterior work will include the construction of a fence along the westerly line and a fence between the north end of the structure connecting to the existing gazebo. To achieve the Code, the fence will need to be out of the bluff and the bluff setback. A construction permit will be necessary prior to installation of fencing, and a recommended condition of approval is included herein to this end. The exterior of the facility is proposed to be painted white with black window accents and black gutters and cedar accents, and stucco repair is planned. There are no design criteria applicable to this site. Therefore, there are no zoning code-related issues related to the proposed exterior structure improvements. The site plan identifies 16, 9' X 20' existing parking stalls, and bicycle parking on the site. The required vehicle parking for a clinic is one space per 250 square feet of floor area, plus one per staff member. The plans indicate that the structure is 3,000 square feet and thus 12 parking stalls are required for the floor area, plus spaces for staffing. The applicant has indicated that there will be no more than 4 staff onsite at any given time, and thus the proposal meets the Code criteria by providing 16 parking stalls. A recommended condition is included herein that the parking standards shall be achieved, and that staff be limited to available parking or additional Code-compliant parking be added to achieve the required parking for a clinic space. Additionally, a condition is included herein that, prior to occupancy, all parking spaces shall be striped in accordance with the City of Mankato parking standards. The parking lot will need to be screened in accordance with the Mankato City Code, which requires that off-street parking areas for more than four vehicles be effectively screened by a fence or densely planted hedge on each side of the parking lot that adjoins or faces any property located in a residential district. The code further states that the fence or hedge must be not less than four feet nor more than eight feet in height, nor shall the screen be less than 80 percent opaque. The parking lot is currently bordered on the westerly and southern sides by existing vegetation. A recommended condition is included herein that the applicant provide a screening plan and that it be implemented prior to operations beginning at the subject site. Upgrades to lighting are indicated in the submitted materials. If new exterior lighting is installed, the light fixtures will be required to achieve Mankato City Code requirements of full-cut, fully shielded style and a photometric plan demonstrating no more than 1/2 foot candle lighting level at the property lines will need to be submitted for review and approval. A recommended condition is included here to this end. The applicant has indicated that the signage will be in the same place as the current signage. A sign permit will be required prior to any sign modifications and a recommended condition is included herein. The property is currently served by residential garbage bins, and the applicant intends to continue with this refuse service. All garbage and recycling bins will be required to meet the Mankato City Code, which requires a gated opaque fence or wall of sufficient height to completely screen the containers from view by all adjoining property and streets. Alternately, the refuse bins may be stored indoors. ## Traffic The applicant has provided traffic data that indicates 22 AM peak hour trips are expected and 17 PM peak hour trips are expected, and a total of 47 average daily traffic trips generated. The applicant's traffic information further outlines the following: •    Traffic is concentrated during scheduled appointment and group times. •    Peak-hour traffic is only 22 trips. •    Daily site-generated traffic is approximately 47 trips. •    Traffic volumes are comparable to a small professional office or counseling center. •    No heavy truck traffic is anticipated. •    Most vehicles remain parked during treatment sessions, reducing turnover and circulation. •    There is adequate parking for these trips. The City's traffic engineer has reviewed the submitted trip generation information and finds that the addition of these trips is not anticipated to be of concern. The peak hour trips are very low and the existing roadways of Pohl and Glenwood are both well below their planning level road capacity ADT, Average Daily Trips, of 8,500 vehicles per day (ADT of Pohl is 4016; ADT of Gelnwood is 6,076). The subject site is served by Pohl Road, a roadway with a functional classification of minor collector, and by Glenwood, a roadway having a minor arterial functional classification. Like most jurisdictions in the United States, the City of Manakto's streets have been categorized in order to better understand how they serve motor vehicle traffic. Each road's classification has been determined based on the American Association of State Highway and Transportation Officials (AASHTO). This roadway classification system helps determine how the road and network needs to be treated to handle the traffic volumes and other conflicts that may arise. In this case, given the minor arterial and minor collector classifications, the adjacent roadway networks are configured adequately to serve the low peak hour trips, as compared to a local roadway classification. The site is served by pedestrian sidewalk connections from both Pohl Road and Glenwood. A bus stop is located near the intersection of Balcerzak Drive and Pohl Road near Fire Station 3. This is approximately one-quarter of a mile away from the subject site and sidewalks provide pedestrian corridors from the transit stop to the subject property. The sidewalk connection from the bus facility is located on the westerly side of Pohl Road, providing direct access from the bus stop to the subject site, and decreasing potential pedestrian crossing demand on Pohl Road. While the applicant indicates that no heavy truck traffic is anticipated at the site, a recommended condition is included herein that requires the applicant to prepare a plan for review and approval of staff prior to occupancy that contemplates onsite loading related to pick up/drop off of clients and queuing and site deliveries. The plans should address general site deliveries, and should provide a plan for pick-up/drop-off of clients. Stacking and queuing that blocks existing parking stalls and double-parking will be prohibited. ## Noise The applicant's narrative indicates that noise and activity will be 'minimal' as services are proposed to occur in private offices and group rooms in a quiet, clinical environment. However, the applicant outlines a desire to use the outdoor space for groups and activities, but provides that none of these are planned to occur after dark in the evenings. A recommended condition is included herein that limits clinical activities to inside a completely enclosed structure to minimize noise and minimize potential incompatibility with adjacent residential properties. Floor plans No interior changes are proposed related to the floor plans. The first floor plan shows two offices, a reception area, a group room, restrooms and two porch areas. Second floor plans show 4 office spaces and a bathroom. Property values Concerns have been presented from adjacent property owners and neighbors regarding property values as a result of the placement of this facility. The applicant has provided information pertaining to Substance Use Disorder Treatment Centers and Residential Property Values. The provided information is a peer reviewed study published in the American Journal of Health Economics. The key findings are that, "treatment centers tend to locate in lower-value neighborhoods, which can make it appear that they reduce property values. However, after controlling for the location selection effect using a spatial difference-in-differences model, found no evidence that substance use disorder treatment centers influence residential property values." The provided information states, "Overall, our findings suggest anecdotal claims that SUDTCs [Substance Use Disorders Treatment Centers] reduce property values are potentially overstated." Blue Earth County has been consulted on information pertaining to property values in this scenario. Typically, values are not impacted because of adjacent uses. However, data for this particular use has not been evaluated, and there is not an example available to compare this specific use to. Neighborhood feedback Letters from adjacent residential properties have been received and are attached to this report. A recommended condition of approval is included herein that requires that a complaint hotline/local access contact phone number be provided for use by the neighborhood. This recommendation outlines that the number should be provided prior to the granting of occupancy for the space and the contact should be local, and should be able to respond in the event that questions or concerns arise, including off-hours. ## Findings Staff respectfully submits the following findings of fact. The use, a medical clinic, is one of the conditional uses listed in R-1, one family dwelling district. 1. The request is in keeping with the comprehensive planning policies of the city as identified uses and policies associated with each use are outlined. 2. The proposed use, when considered with the recommended conditions, does not interfere with or diminish the use of property in the immediate vicinity. 3. The property is currently served by public facilities and services. 4. The proposed use does not cause undue traffic congestion. 5. There are no known historical or architectural resources associated with the site.  6. There are no impacts to natural or environmental features and a recommended condition of approval ensures that new fencing achieves the code standards for bluffs/ravines. 7. The proposal will not cause a negative cumulative effect, when considered in conjunction with the cumulative effect of various special uses of all types on the immediate neighborhood, and the effect of the proposed type of conditional use upon the city as a whole. The current structure is a minimum of 100' from any adjacent residential dwelling. The existing street network, pedestrian corridors, access to transit facilities, in conjunction with the proposed conditions of approval outlined herein, are elements to minimize effects on the immediate neighborhood. 8. The proposal complies with all other applicable regulations of the district in which it is located and other applicable ordinances. 9. The proposal will not jeopardize the public's health, safety, or general welfare, and conditions of approval are outlined here to address operational issues that may present themselves with the proposed use. 10. ## Recommendation Staff recommends approval of the conditional use permit to allow the operation of an outpatient Substance Use Disorder treatment center clinic with the following conditions: Prior to the installation of fencing, a construction permit shall be in place. Fencing shall achieve all Code requirements including, but not limited to, bluff setbacks. 1. The use shall be operated in its entirety within a completely enclosed structure, including all group activities. Exterior operations are prohibited. 2. All new exterior lighting shall meet the Mankato City Code. Fixtures shall be full-cut, fully shielded style. Fixture cut sheets and photometric plan shall be provided for review and approval of City Code requirements prior to fixture installation. 3. Prior to the fabrication, installation or modification of any signage, a sign permit shall be obtained. 4. All refuse and recyclable material containers shall meet Mankato City Code standards. If a dumpster enclosure is desired, a construction permit shall be obtained prior to installation. 5. Staffing at the clinic shall be limited to available parking. 6. Prior to occupancy, the parking lot shall be striped in accordance with the City of Mankato standard parking plates. 7. Prior to occupancy, a parking lot screening plan that meets the Mankato City Code shall be submitted for review and approval by City staff. Screening will be required to achieve the Code criteria. 8. All appointments shall be pre-scheduled and drop-in clients are prohibited. 9. Staff shall be onsite during clinic operations. 10. Only the clinical services outlined herein are allowed with this conditional use permit. Those include: comprehensive substance-use assessments, individual counseling, group counseling limited to a group size of no more than 10 clients at any given time (Mon, Tues, Thurs, 8:30 - 12:30 and 4:30 - 8:30 p.m.), Intensive Outpatient Programming (IOP), Relapse prevention education, family education and support, coordination with medical and psychiatric providers, medication management partnerships with qualified providers, and holistic services such as mindfulness, nutrition education, acupuncture and wellness-based recovery support. Any changes in the proposed usage, including, but not limited to, operational offerings, to the proposed business plan and property usage as outlined herein will require additional review and approval by way of an amended conditional use permit. 11. Activities associated with the Substance Use Disorder Treatment clinic operation will be limited to Monday through Friday, from 8:00 a.m. to 8:30 p.m. 12. Clients associated with the Substance Use Disorder Treatment clinic operation will be limited to a maximum of 10 clients at any given time, and the total occupants/visitors will be limited to the available, onsite parking. 13. A plan shall be submitted for review and approval of staff prior to occupancy of the facility that contemplates onsite loading related to pick up/drop off of clients and queuing and site deliveries. The plans should address general site deliveries, and should provide a plan for pick-up/drop-off of clients. 14. In-patient or residential components related to the proposed use are not allowed with this approval. 15. A complaint hotline/local emergency contact phone number shall be provided prior to occupancy. The emergency contact should be local, and should be able to respond in the event that questions or concerns arise, including off-hours. 16. The facility shall be and remain licensed by the State of Minnesota through Minnesota Statute 245G. If licensing ceases or operations change, additional review and consideration of the conditional use permit will be required. A copy of the State-issued license shall be provided to the City prior to occupancy. 17. ## Attachments ## General Location Map ## Aerial Plan ## Site Plan Plans - general site information ## Floor Plans ## Narrative Traffic Information from applicant Property Value information from applicant ADA information from applicant Neighbor feedback letter - Lencowski Neighbor feedback letter - Fox Taylor ## Neighbor Feeback letter - Botten ## Neighbor Feedback letter - Soule ## Neighbor Feedback Letter - Starkey ## Neighbor Feedback Letter - Windisch McKillip This inf or ma ti o n is to be us ed f o r re fe re nce purpo se s o nly . The City o f Ma nka to do es no t gua rante e ac cura cy o f the ma ter ia l c o nta ine d he rei n a nd is no t res pons ible f o r mi sus e o r mis inte rpreta tio n. % ## Date: June 2026 Author : ## General Location Map This inf or ma ti o n is to be us ed f o r re fe re nce purpo se s o nly . The City o f Ma nka to do es no t gua rante e ac cura cy o f the ma ter ia l c o nta ine d he rei n a nd is no t res pons ible f o r mi sus e o r mis inte rpreta tio n. % ## Date: June 2026 Author : ## Aerial Map ## Traffic InformaƟon: ## Period Inbound Trips Outbound Trips Total Trips AM Peak Hour 14 8 22 PM Peak Hour 8 9 17 Midday/Other 4 4 8 Daily Total 26 21 47  AM Peak Hour: 22 trip ends (14 entering, 8 exiting)  PM Peak Hour: 17 trip ends (8 entering, 9 exiting)  Average Daily Traffic Generated: 47 trip ends For a Conditional use permit application, 47 daily trips is generally considered very low traffic generation. To put that in perspective, many uses that are commonly permitted in residential areas—such as churches, daycare centers, professional offices, community centers, and healthcare clinic— which Mankato Chemical Health falls under as a “clinic”. Most often, the other businesses mentioned generate substantially more traffic, particularly during peak periods. I would like to emphasize the following:  Traffic is concentrated during scheduled appointment and group times.  Peak-hour traffic is only 22 trips.  Daily site-generated traffic is approximately 47 trips.  Traffic volumes are comparable to a small professional office or counseling center.  No heavy truck traffic is anticipated.  Most vehicles remain parked during treatment sessions, reducing turnover and circulation.  There is adequate parking for these trips. ## Property Values Information: ## Substance Use Disorder Treatment Centers and Residential Property Values ## Authors: ##  Brady P. Horn ##  Aakrit Joshi ##  Johanna Catherine Maclean Published in: American Journal of Health Economics, pages 185–221. (2021) ## Peer Reviewed Study ## DOI: 10.1086/713033. Key finding: The authors found that treatment centers tend to locate in lower-value neighborhoods, which can make it appear that they reduce property values. However, after controlling for that location- selection effect using a spatial difference-in-differences model, they found no evidence that substance use disorder treatment centers influence residential property values. ## Facility Type Research Findings Outpatient treatment center (clients attend sessions and leave) No demonstrated impact on surrounding property values in the strongest available studies. (NBER) Residential/inpatient rehab facility (clients live onsite) Some studies have found reductions in nearby property values, particularly for larger residential facilities and opioid-specific treatment centers. (Scholars Commons) Cite: Horn, B.P., Joshi, A., & Maclean, J.C. (2021). Substance Use Disorder Treatment Centers and Residential Property Values. American Journal of Health Economics, 7(2), 185–221. ## Americans with Disabilities Act (ADA) Considerations: Individuals receiving treatment for substance use disorders are afforded protections under federal civil rights laws, including the Americans with Disabilities Act (ADA). Individuals who are in recovery, participating in treatment, or have a history of substance use disorder are recognized as individuals with disabilities under these laws. The proposed facility will provide outpatient counseling, education, relapse prevention services, peer recovery support, and other evidence-based treatment services licensed through the Minnesota Department of Human Services under Chapter 245G. The facility is intended to improve public health outcomes by providing access to treatment and recovery resources within the local community. Federal law requires local governments to evaluate land use applications based on objective land-use criteria and substantial evidence. Decisions regarding treatment facilities may not be based on stereotypes, stigma, or generalized fears regarding individuals seeking recovery services. Courts have consistently held that community opposition alone is not sufficient grounds to deny a permit when concerns are unsupported by factual evidence. The proposed use is compatible with the existing character of the property. The site has historically operated as a church and community gathering place, supporting significant public assembly, traffic, parking demands, and institutional use. The transition to a licensed outpatient treatment facility represents a continuation of community-serving activities while maintaining the existing building and site improvements. The facility is expected to generate predictable and managed traffic patterns during standard business hours. Unlike periodic large gatherings historically associated with church functions, outpatient services are delivered through scheduled appointments and structured programming, resulting in a controlled flow of visitors throughout the day. Mankato Chemical Health is committed to compliance with all applicable ADA accessibility requirements. Existing and future site improvements will provide accessible parking, accessible routes, accessible building entrances, and accessible restroom facilities to ensure equal access for all participants and visitors. Approval of this Conditional Use Permit would further improve public health objectives by increasing access to treatment services, reducing barriers to recovery, and allowing individuals with disabilities related to substance use disorders to receive services within their own community. The proposed use is consistent with the goals of promoting health, safety, and welfare while preserving the character of the surrounding neighborhood. 1 ## Westman, Molly ## From:Amy Lencowski <rubey_kay@yahoo.com> Sent:Tuesday, June 16, 2026 4:32 PM ## To:Westman, Molly ## Cc:Laven, Mike; Mettler, Kevin; Melby-Kelley, Jenn; Hatanpa, Jessica; Dieken, Dennis; ## McLaughlin, Michael; Massad, Najwa; Sharon Taylor ## Subject:Opposition to CUP Request for 114 Pohl Road This Message has originated outside your organization. ## To the Members of the Planning Commission and City Council, Please accept this email as part of the public record regarding the Conditional Use Permit request for 114 Pohl Road. I have lived in my home since October 2015. My husband and I chose this neighborhood because of its quiet residential character. My husband grew up in the Twin Cities metro area, while I am originally from Sleepy Eye, and Mankato felt like the perfect compromise – a city large enough to offer opportunities and amenities, yet small enough to maintain the sense of community and peaceful atmosphere we both valued. When we purchased our home, we did so with the understanding that we were investing in an R-1 one-family residential neighborhood where that character would be protected and preserved. I want to be clear that my opposition to this Conditional Use Permit is not opposition to addiction treatment or mental health services. These services are important and needed in our community. My concern is whether this particular use is appropriate in an R-1 residential district. The proposal before you is not simply a continuation of the current use of the property. It is a licensed outpatient Substance Use Disorder treatment center and medical clinic serving adults with substance use and co-occurring mental health concerns. While the existing church use is primarily limited to weekends and community gatherings, the proposed use introduces weekday business operations, client appointments, increased traffic, expanded parking demands, and other activities that are fundamentally different from the character of a residential neighborhood. I am also concerned about the precedent this approval could set. The R-1 zoning district exists to protect neighborhoods like ours from uses that are more appropriately located in commercial, office, or medical districts. Once exceptions are routinely granted, residents may understandably question whether the protections of residential zoning will continue to mean what they have historically meant. There are commercial and medical areas throughout Mankato that are designed to accommodate clinics and treatment facilities. These areas already provide the infrastructure, parking, traffic patterns, and surrounding land uses that are better suited to this type of operation. For all of these reasons, I respectfully but firmly urge the Planning Commission and City Council to reject and deny the Conditional Use Permit request for Mankato Chemical Health at 114 Pohl Road. I believe this proposed use is incompatible with the intended purpose of an R-1 one-family residential district and would alter the character of the neighborhood that residents like myself have invested in and relied upon for years. I ask that the City preserve the integrity of this residential neighborhood and deny this application. Caution: Think Security – This email originated from an external source. Be cautious with any links or attachments. 2 Thank you for your time and consideration. ## Sincerely, ## Amy Lencowski Resident since 2015 ## Public Comment Opposing Conditional Use Permit ## Property: 114 Pohl Road, Mankato, MN ## Applicant: Mankato Chemical Health ## To the Members of the Mankato Planning Commission: ## Dear Mankato Planning Commission, We are writing to respectfully oppose the request for a Conditional Use Permit to allow Mankato Chemical Health to operate an intensive outpatient substance use disorder and co-occurring mental health concerns treatment center at 114 Pohl Road. We are submitting a written letter to the Mankato Planning Commission as we are unable to attend the public hearing due to previously scheduled engagements. While we strongly support access to substance use disorder and mental health treatment services—and actively contribute time and financial support annually toward those efforts in our community—we believe the proposed location is not appropriate for the reasons outlined below. ## 1. Incompatibility with Residential Zoning The subject property is situated within an established residential neighborhood consisting of retirees, young professionals, working families, families with young children, and places of worship. Introducing a commercial healthcare operation, specifically consisting of an intensive outpatient substance use disorder and co-occurring mental health concerns treatment center, into this setting is not consistent with the intended residential character of the area and represents a significant departure from its current use. ## 2. Nature of the Proposed Use and Neighborhood Fit This proposal is not simply for a general office or low-impact business. It is specifically for a substance use disorder treatment center serving individuals with co-occurring mental health concerns, which by its nature involves a higher level of sensitivity, oversight, and operational complexity. While these services are necessary and valuable to the broader community, this type of operation is more appropriately located in areas designed to accommodate healthcare services—where there is proper infrastructure, separation from dense residential living, and proximity to other medical or support resources. Even beyond general commercial use concerns, the presence of a facility serving individuals dealing with active substance use and co-occurring mental health challenges introduces heightened considerations related to safety, supervision, and neighborhood stability. These factors are not consistent with the expectations residents reasonably have for a residential neighborhood environment. ## 3. Traffic and Safety Concerns Pohl Road already experiences notable traffic volume, and the proposed operating hours of approximately 8:30 a.m. to 8:30 p.m. (current listed hours on their website) extend well beyond typical residential activity patterns. The nature of the proposed services suggests a steady flow of clients throughout the day and evening, increasing traffic at an already busy intersection. Increased traffic, combined with the intensity of the proposed use, raises concerns about overall neighborhood safety—particularly for families with young children. ## 4. Change in Neighborhood Character The current use of the property generates minimal traffic and only occasional, small gatherings. Transitioning to a professional healthcare facility of this type would significantly increase activity levels and materially alter the character of the neighborhood. Residents chose this neighborhood with the expectation of a residential environment, not one that includes daily operations of a specialized treatment center. ## 5. Availability of More Appropriate Locations There are numerous vacant and available commercial spaces throughout Mankato and North Mankato that are specifically zoned and designed for professional healthcare services. These locations offer appropriate infrastructure, parking, accessibility, and separation from residential homes. ## 6. Limited Expansion of Community Benefit The application notes that the proposed use would “promote public health and safety by expanding access to treatment and recovery services.” However, Mankato Chemical Health already operates within the Greater Mankato area. This appears to be a relocation rather than an expansion, and therefore does not meaningfully increase overall access to services within the community. ## 7. Impact on Property Values and Neighborhood Appeal The introduction of a commercial treatment facility—particularly one addressing substance use disorder and co-occurring mental health concerns—may negatively influence property values and deter prospective buyers. For many, the presence of such a facility in a residential neighborhood may be a significant factor when considering whether to move into the area. 8. Appropriateness of Location We respectfully question why a residential neighborhood has been selected for this type of operation when more suitable, commercially zoned locations exist. We want to reiterate our strong support for substance use disorder and mental health treatment services and the important role they play in the community. However, not every location is appropriate for every type of use. For the reasons outlined above—particularly the mismatch between the intensity and nature of this specific service and the surrounding residential environment—we respectfully request that the Planning Commission deny the Conditional Use Permit for 114 Pohl Road. Thank you for your time and consideration. ## Sincerely, ## Devon and Rebecca Soule ## 201 Pohl Rd ## To: ## The City of Mankato ## And ## Molly Westman 6/16/2026 ## REGARDING: MANKATO CHEMICAL HEALTH By allowing the Mankato Chemical Health to open in our neighborhood,the city is creating serious concerns for the residents. Increased negative traffic could compromise pedestrian safety, particularly for children and families. There are also questions regarding zoning compliance and the compatibility of this business with the character of our residential area. Additionally, many homeowners are concerned about the potential impact on property values and overall quality of life.We urge the city to carefully consider these issues before approving or allowing this operation to proceed. ## Jessica Windisch ## 105 Eastwood Drive ## Mankato,MN 56001 The city’s decision to possibly let this commercial business into a residential neighborhood raises significant concerns,including: Potential violations of the city’s zoning code and land-use regulations. Increased traffic and safety risks, for residents,pedestrians, and children. Negative impacts on the character of the neighborhood. Potential effects on nearby properties. Concerns regarding equal enforcement of city ordinances. I respectfully request that the city: Review the approval or authorization granted for this property. Explain how the current use complies with applicable zoning regulations. Provide copies of any permits, variances, conditional use permits, or other approvals issued. Take appropriate enforcement action if violations are found. Residents expect city officials to apply zoning laws fairly and consistently. I ask that this matter be investigated promptly and that the city provide a written response explaining its position and any actions that will be taken. ## Samuel Mckillip ## 105 Eastwood Drive ## Mankato,MN ## Planning Commission Regular Meeting 5. 3. ## Meeting Date:06/24/2026 ## Title ## CY28-26 Request of The Factor Group, with permission of the property owner, for a preliminary and final plat review of River Bluff Cottages, and for an amendment to a previously approved Planned Unit Development. The subject property is described as Outlot A, Sibley Parkway (Blue Earth County ## PID R010813101049). The anticipated date of City Council action is July 13, 2026. ## Applicant The applicant is The Factor Group on behalf of the property owner. ## Request River Bluff Cottages, LLC. is seeking approval of a preliminary and final plat for River Bluff Cottages, which is a one lot, one block subdivision located along Sible Parkway near the northern end of Rogers Street. The lot is 4.53 acres and received approval in 2022, and 2024. The previous approvals, as with the current submission, contained 20 units of residential development. The applicant is also seeking an amended planned unit development which allows a common, private driveway, among other considerations. Updates to the current submission for the planned unit development include updates to the architectural plans, updated engineering including a grading plan, stormwater memo, updated drainage and other updated development details. ## Location The subject property is described as Outlot A, Sibley Parkway (Blue Earth County PID R010813101049). ## Existing Land Use The subject property is an undeveloped outlot. ## Zoning The property is zoned R-2, One- and two-Family dwelling district. ## Environmentally Sensitive Areas The Minnesota River is located to the north of the subject property. ## Public Utilities The site has access to public utilities via Sibley Parkway and Rogers Street. ## City Code Mankato City Code pertaining to the R-2, One and Two Family Dwelling District may be viewed at the following link: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTIIREDI_DIV4OMIDWDI Mankato City Code section 10.93 Planned Unit Developments, can be found at the following link: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTXADEN_S10.93PLUNDE Mankato City Code section 10.98 Amendments, can be found at the following link: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTXADEN_S10.98AM ## Site Plan Review Comments The Site Plan and Traffic Advisory Committee met on June 9, 2026, and submitted the following comments: If not already done, the applicant shall log into the online portal and make notification payment.1. The applicant shall be advised that water and sewer connection fees will apply at a rate of one connection fee per dwelling unit, for a total of twenty (20) connection fees. 2. The applicant shall provide a utility plan showing sanitary sewer and watermain.3. The applicant shall provide a SWPPP.4. Applicant shall show access route to the “potential snow storage area”. 5. Applicant shall clarify the impact to the existing drainage swale along the right of way/back of sidewalk.6. Applicant shall be aware that redevelopment within the City of Mankato still constitutes a water quality requirement in accordance with the City Grading Manual and MS4 permit. 7. Applicant shall be aware that historical imagery indicates that this site was a material stockpile location. Curve numbers should be slightly reduced to a high-end of 91 in accordance with SCS methodology for aggregate surfacing/stockpiles. 8. The applicant will be required to pay SAC & WAC connection charges based on the City of Mankato assessment policy and fee schedule.9. The applicant shall be advised that parking will not be permitted on the private street. Appropriate signage indicating the parking restriction shall be installed and maintained in perpetuity. 10. A residential amenity intended to serve families and residents of all ages shall be provided as part of the development.11. The applicant shall ensure that fire hydrant coverage is provided in accordance with applicable State of Minnesota requirements and fire code standards.12. The applicant shall provide a storm water management plan that follows current MPCA and local MS4 requirements.13. The applicant shall be aware that all conditions from the previous approvals shall apply and are as follows: The proposed buildings shall be constructed as approved.a. The development’s rental licenses will be limited occupancy; occupancy will be limited to a family or no more than 2 unrelated adults.b. Applicants shall receive approval from the Army Corp of Engineers for the project prior to the submission of a building permit for the project.c. The easement areas shall be clearly delineated onsite by a surveyor licensed to do work in the State of Minnesota, and protected using BMP’s. BMP’s shall be in place prior to construction occurring and a pre-construction meeting with the developer, contractor and City staff will be required prior to construction occurring. d. The private driveway/street shall be given the name "Rogers Trail" for addressing purposes. The applicant shall install private signage to the specifications provided by the City of Mankato, and the signage shall be installed prior to the issuance of a building permit and shall remain in place and be verified on the final certificate of occupancy. e. The proposed hammer-head areas shall be clearly identified as a fire access way only and shall be clearly designated as a no-parking area.f. Applicant shall provide a refuse plan for the subdivision.g. The applicant shall provide a snow removal plan. If snow storage is proposed onsite, the plan should depict snow storage areas not in the hammerhead or truck turning area nor in the easement areas. h. A sidewalk trail connection and a gazebo or other similar gathering feature be included in the planned unit development as an amenity.i. All exterior light fixtures shall achieve Mankato City Code lighting standards including, but not limited to, full-cut fully shielded light fixtures and a photometric plan shall be submitted demonstrating no more than 1/2 foot candle lighting levels at the property line. j. All land shown on the approved development plan as common open space must be conveyed to trustees provided in the indenture establishing an association or similar organization for the maintenance of the planned unit development. Applicant shall submit documentation of said association to the City at the time of request for the first building permit for the development. k. Prior to occupancy, the applicant shall obtain rental licenses for each unit intended for rental purposes.l. Applicant will need to submit a turning wheel radius for emergency vehicles at the time of building permit submittal.m. 14. ## Review River Bluff Cottages, LLC. is seeking approval of a preliminary and final plat for River Bluff Cottages, which is a one-lot, one-block subdivision located along Sible Parkway near the northern end of Rogers Street. The lot is 4.53 acres and received approval in 2022 and 2024. ## Preliminary and Final Plat The proposed River Buff Town Homes subdivision contains one lot and one block. The parcel is 4.53 acres and is located between the Minnesota River and Sibley Parkway. No new public street or right-of-way dedication is proposed with the plat. The parcel encompasses several existing easements for dike, storm, drainage, and trail purposes. These easements will remain on the subject parcel and the concept plans for 20 town homes do not show encroachments into said easement areas. The City's relief wells are noted on the plans and are covered with the existing easements on the site. The applicant is also seeking an amended planned unit development which allows a common, private driveway, among other considerations. Updates to the current submission for the planned unit development include updates to the architectural plans, updated engineering including a grading plan, stormwater memo, updated drainage and other updated development details. ## Planned Unit Development A planned unit development is intended to encourage the efficient use of land and resources, to promote greater efficiency in public and utility services and to encourage innovation in the planning and building of all types of development and, in exchange for providing public benefits, the Code allows flexibility. In this case, the applicant's narrative states, the proposed development provided the following public benefit: The proposed development preserves the characteristics of the surrounding developments. The proposed project is planned on undeveloped property (which was formerly the Hanson Concrete Plant). The proposed project will create a pleasing environment for the surrounding neighborhoods. The proposed development is designed to provide the residents of the development with open space for gathering. The proposed development will provide market rate housing for the area. The twin homes are proposed as slab-on-grade, attached, one-family dwellings. Rental will be limited to a family or 1–2 unrelated individuals. Parking standards for the proposed development meet the Mankato City Code. Off-street parking for one-and-two-family rental properties requires 2 parking stalls for each dwelling unit. Each proposed town home includes a single garage as well as a driveway area behind the garage that could be utilized for parking. Floor plans submitted for the development show a main level which includes the garage, foyer, bathroom and two bedrooms. The upper level floor plan shows a primary suite, kitchen, dining, living room and laundry. An upper level deck is also provided. Exterior finishes for the units show a combination of vertical and horizontal siding with accent shakes in the gable areas of each unit. A landscaping plan shows green space around the individual units and has provided the required tree plantings to meet the Mankato City Code. A gazebo will be provided on site for residents. Staff recommends that the easement areas be maintained in a natural state or in a manner acceptable to the Army Corp of Engineers. It is recommended that a sidewalk connection be made to the trail on Sibley Parkway. The applicant has stated that the refuse for the development will be kept in individual containers at each unit. A snow storage plan has been submitted. ## Findings Staff respectfully submits the following findings of fact for the preliminary and final plat: Staff respectfully submits the following findings of fact for the preliminary and final plat: ## General Requirements The site is designed in conformance with the location and width of streets, the general drainage situation, lot sizes and arrangement.1. A grading and drainage plan has been submitted for review by the City Engineer. 2. The Minnesota River is located to the north of the subject property and there are no noted encroachments into the existing easement areas. 3. 1. ## Streets The applicant will not construct any new public streets. Rather, a driveway will provide access to the development from the already developed Sibley Parkway. 1. The applicant shall construct a private street to serve the subdivision and assign it the name "Rogers Trail".2. 2. ## Easements The plat maintains the existing drainage, storm, dike and trail easements. 1. The plat provides the standard easements required in Chapter 10 of the Mankato City Code.2. 3. ## Block Standards The proposed block layout conforms to the previously approved Sibley Parkway subdivision. 1. 4. Lot Standards. The proposed lot depicts a development that achieves a front yard setback of 30'. 1. The side lot lines are as established on the previous Sibley Parkway plat. 2. The subject development is not a double frontage lot and is not, thus, subject to said standards. 3. The subject parcel conforms to the parking standards in Chapter 10 of the code. 4. The lot abuts a watercourse and drainage way and is designed to accommodate the existing easements which protect those areas. A condition is included with this approval that, prior to work occurring, the Army Corp of Engineers must provide their consent to said development. 5. 5. ## Public Sites and Open Spaces Open space was dedicated as part of the Sibley Parkway development. 1. 6. Staff respectfully submits the following findings of fact for the planned unit development: The planned unit development satisfies the intent of the City of Mankato ordinance and does not jeopardize public health, safety, or welfare. 1. The development of the planned unit development will conform to the approved development plan; including all proposed covenants, easements, conditions of approval, and other provisions relating to the bulk, location, and density of permitted structures, accessory structures, parking, and other public facilities. 2. A condition is included with the approval that requires that all land shown on the approved development plan as common open space must be conveyed to trustees provided in the indenture establishing the association or similar organization for the maintenance of the planned unit development. 3. A condition of approval is included for the development of the open space for the use of the residents.4. ## Recommendation Staff recommends the approval of the preliminary plat and final plat. Staff recommends approval of a planned unit development with the following conditions: The applicant shall continue to work with staff regarding any engineering-related items.1. The proposed buildings shall be constructed as approved.2. The rental licenses will be limited occupancy; occupancy will be limited to a family or no more than 2 unrelated adults.3. Applicants shall receive approval from the Army Corp of Engineers for the project prior to the submission of a building permit for the project. 4. The easement areas shall be clearly delineated onsite by a surveyor licensed to do work in the State of Minnesota, and protected using BMP’s. BMP’s shall be in place prior to construction occurring and a pre-construction meeting with the developer, contractor and City staff will be required prior to construction occurring. 5. The private driveway/street shall be given the name "Rogers Trail" for addressing purposes. The applicant shall install private signage to the specifications provided by the City of Mankato, and the signage shall be installed prior to the issuance of a building permit and shall remain in place and be verified on the final certificate of occupancy. 6. The proposed private drive and hammerhead areas shall be clearly identified as a fire access way only and shall be clearly designated as a no-parking area. 7. The applicant shall provide a snow removal plan. If snow storage is proposed onsite, the plan should depict snow storage areas not in the hammerhead or truck turning area nor in the easement areas. 8. A sidewalk trail connection and a gazebo or other similar gathering feature be included in the planned unit development as an amenity.  9. All land shown on the approved development plan as common open space must be conveyed to trustees provided in the indenture establishing an association or similar organization for the maintenance of the planned unit development. Applicant shall submit documentation of said association to the City at the time of request for the first building permit for the development. 10. ## Attachments ## General Location Map ## Aerial Plan ## Preliminary Plat ## Final Plat ## Grading and Site Plan ## Architectural Plans ## Drainage Report ## Vehicle Movement Plan ## Rendering ## Project Narrative ## Site Plan Response Letter This inf or ma ti o n is to be us ed f o r re fe re nce purpo se s o nly . The City o f Ma nka to do es no t gua rante e ac cura cy o f the ma ter ia l c o nta ine d he rei n a nd is no t res pons ible f o r mi sus e o r mis inte rpreta tio n. % ## Date: June 2026 Author : ## General Location Map This inf or ma ti o n is to be us ed f o r re fe re nce purpo se s o nly . The City o f Ma nka to do es no t gua rante e ac cura cy o f the ma ter ia l c o nta ine d he rei n a nd is no t res pons ible f o r mi sus e o r mis inte rpreta tio n. % ## Date: June 2026 Author : ## Aerial Location Map ## SAN MH ## RIM=775.5 ## I=764.3 ## SAN MH ## RIM=776.4 ## I=766.7 ## SAN MH ## RIM=774.4 ## I=761.2 ## SAN MH ## RIM=773.5 ## I=760.9 ## SAN MH ## RIM=773.0 ## I=760.8 > > > > > > > > > > ## STORM MH ## RIM=775.0 ## I=768.1 ## 12" SANITARY SEWER ## 12" SANITARY SEWER ## 12" SANITARY SEWER ## 12" SANITARY SEWER >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> ## 18" STORM SEWER > ## 10" WATERMAIN ## 10" WATERMAIN ## 60" STORM SEWER ## 60" STORM SEWER ## 8" WATERMAIN ## 8" WATERMAIN ## BENCH MARK ## TOP OF HYDRANT ## ELEV.=778.0 ## (CITY DATUM) ## WV ## WV ## CONCRETE CURB AND GUTTER ## CONCRETE CURB AND GUTTER ## CONCRETE CURB AND GUTTER ## CB ## RIM=772.7 ## I=763.3 ## CB ## RIM=774.6I=768.8 ## CB ## RIM=774.8I=770.4 ## CB ## RIM=773.3 ## I=763.1 >> >> >> >> >> ## 24" STORM SEWER ## 24" STORM SEWER > ## APPROX. WATER ## SERVICE ## CONCRETE WALK ## CONCRETE WALK ## CONCRETE WALK ## CONCRETE WALK ## CONCRETE CURB AND GUTTER ## CONCRETE CURB AND GUTTER ## CB ## RIM=773.5 ## I=763.6(ICE) ## LP ## TREE ## TREE ## TREE ## TREE ## LP ## TREE ## TREE ## TREE ## TREE ## TREE ## RELIEF WELL ## RIM=789.4 ## RELIEF WELL ## RIM=780.5 ## RELIEF WELL ## RIM=782.8 ## RELIEF WELL ## RIM=779.6 ## STORM MH ## RIM=780.5 ## RELIEF WELL ## RIM=775.0 ## CB ## RIM=774.4 ## I=763.3 ## CB ## RIM=773.1 ## I=758.9(ICE) ## CB ## RIM=773.5 ## I=762.0(ICE) ## STORM MH ## RIM=780.9 ## CONC. ## CONC. ## CB ## CB >> >> >> >> >> ## 12" STORM SEWER >> >> >> >> >> >> >> >> >> ## 21" STORM SEWER ## 21" STORM SEWER >> >> >> >> >> ## 24" STORM SEWER ## TELE.PED. ## T.V. PED ## CONCRETE CURB AND GUTTER ## APPROX. ## SEWER ## SERVICE >> >> >> >> >> >> >> >> >> ## BITUMINOUS TRAIL ## BITUMINOUS TRAIL ## BITUMINOUS TRAIL ## BITUMINOUS TRAIL ## BITUMINOUS TRAIL 771 772 772 773 773 773 773 774 774 774 774 775 775 775 775 775 775 776 776 776 777 777 777 778 778 778 778 779 779 780 780 780 780 780 781 781 781 781 781 781 782 782 782 782 782 783 783 784 784 785 785 785 785 785 785 785 786 786 787 787 788 788 789 789 790 790 790 790 790 790 790 791 791 791 792 ## STORM MH ## RIM=773.7 ## I=763.0 ## I=764.3 ## I=765.0 ## CB ## RIM=776.8 ## I=773.3(ICE) ## CB ## RIM=776.6 ## I=771.4(ICE) ## LP ## MINNESOTA RIVER ## WATER'S EDGE MINNESOTA RIVER ## PERPETUAL TRAIL EASEMENT ## (EXHIBIT B - TRACT 6) DOC # 28400 ## PERPETUAL TRAIL EASEMENT ## (EXHIBIT B - TRACT 6) DOC # 28400 ## PERPETUAL DIKE, STORM, & ## DRAINAGE FACILITY EASEMENT ## DOC # 28400 ## PERPETUAL DIKE, STORM, & ## DRAINAGE FACILITY EASEMENT ## DOC # 28400 ## C ROGERS ## L ## STREET ## C SIBLEY PARKWAY ## L ## PERPETUAL DIKE, ## STORM, & DRAINAGE ## FACILITY EASEMENT ## PERPETUAL DIKE, STORM & ## DRAINAGE FACILITY EASEMENT ## DOC# 28400 ## PERPETUAL DIKE, STORM & ## DRAINAGE FACILITY EASEMENT ## DOC# 28400 10' 10' ## A=14.50 ## C°=03°03'55" ## N 10°47'52" E - 262.87 ## N 29°47'47" E - 88.98 ## N 78°09'35" E - 280.58 ## S 69°50'44" E - 75.58 ## N 41°37'04" E - 97.23 ## S 10°25'44" W - 183.00 ## C SIBLEY PARKWAY ## L ## LOT 1 ## BLOCK 1 ## 4.53 ACRES ## N 89°27'36" E 20.29 ## N 10°41'54" E 551.21 ## L = 1 5 6 . 7 7 ## R = 1 1 1 3 4 . 1 6 ## Δ = 0 ° 4 8 ' 2 4 " ## S 02°22'54" E 20.00 ## L = 1 4 5 . 4 8 ## R = 1 1 1 1 4 . 1 6 ## Δ = 0 ° 4 5 ' 0 0 " ## S 01°37'54" E 20.00 ## L = 9 0 . 3 8 ## R = 1 1 0 9 4 .1 6 ## Δ = 0 ° 2 8 ' 0 0 " ## N 01°09'54" W 124.61 ## N 10°25'44" E 216.98 ## N 08°06'56" W 51.30 ## L = 7 . 6 4 ## R = 3 3 4 . 3 1 ## Δ = 1 ° 1 8 ' 3 3 " ## N 81°53'04" E 124.67 ## L = 1 2 9 . 3 0 ## R = 3 6 5 . 0 7 ## Δ = 2 0 ° 1 7 ' 3 6 " ## N 61°35'28" E 75.88 ## L = 1 3 1 . 8 2 ## R = 2 7 1 . 0 0 ## Δ = 2 7 ° 5 2 ' 0 8 " ## PERPETUAL DIKE, STORM, & ## DRAINAGE FACILITY EASEMENT ## DOC # 28400 52.2 18.0 ## DECK ## DECK ## DECK ## DECK ## DECK ## DECK 52.5 18.0 ## DECK ## DECK ## DECK ## DECK ## DECK ## DECK ## DECK ## DECK 29.7 29.7 25.0 22.0 25.0 ## DECK ## DECK ## DECK ## DECK ## DECK ## DECK 53.7 78.9 25.0 22.0 43.0 22.0 43.0 22.0 43.0 25.0 22.0 22.0 43.0 22.0 43.0 22.0 43.0 150.6 71.0 52.0 ## 1960 PREMIER DRIVE ## MANKATO, MINNESOTA 56001 (507) 625-4171 H:\DEMARSCO_PR\0M3127432\CAD\C3D\127432_V_PLAT.dwg 5/26/2026 11:12 AM ## ©Bolton & Menk, Inc. 2026, All Rights Reserved ## FOR: ## DRAWN BY:FIELD BOOK:JOB NUMBER: ## R ## PRELIMINARY PLAT/PUD PLAN ## MANKATO, MINNESOTA ## OUTLOT A, SIBLEY PARKWAY ## RIVER BLUFF TOWNHOMES, LLC ## DEMARS CONSTRUCTION ## 0M3.127432 ## NPM ## R ## SCALE IN FEET 04080 ## UTILITY & SITE DATA All Zoning, Setback, and Flood Zone information was obtained from the City of Mankato Code. For detailed zoning information and specific interpretation of code requirements, contact the City of Mankato. ## ZONING: ## Subject property - M-2 Heavy Industrial District ## Proposed to Re-zone to R-2, One- and Two-Family Dwelling District ## SETBACKS: ## Front Main and Accessory Building 30 feet Parking Areas 30 feet ## Side Main and Accessory Buildings 6 feet Parking Areas 3 feet ## Rear Main and Accessory Building 25% of the lot depth (min. 25 feet to max. 75 feet) Parking Areas 3 feet Lot Area (minimum) = 8,000 sq.ft. for each unit over 6 units. Lot Width (minimum) = 60 feet Ground Coverage by all structures (maximum) = 30% Building Height (maximum) = 35 feet (main) & 20 feet (accessory) _____________________________________ ## Michael M. Eichers ## License Number 46564 ## SURVEYOR'S CERTIFICATION I hereby certify that this survey, plan, or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. ________________ ## Date 05/26/2026 ## RIVER BLUFF COTTAGES ## PROJECT INFORMATION Lot Size = 197,327 sqft (4.53 acres) Required Lot Area = 144,000 sq.ft. (6,000 sqft per dwelling unit) Lot Coverage by all Structures = 9.3% (18,320 sqft) Units per acre = 4.42 units per acre Building Height = 27'-4" Parking Stalls Provided = 40 (2 surface stalls per unit plus a garage stall for 1 additional vehicles) ## MINNESOTA RIVER ## WATER'S EDGE MINNESOTA RIVER ## PERPETUAL TRAIL EASEMENT ## (EXHIBIT B - TRACT 6) DOC # 28400 ## PERPETUAL TRAIL EASEMENT ## (EXHIBIT B - TRACT 6) DOC # 28400 ## PERPETUAL DIKE, STORM, & ## DRAINAGE FACILITY EASEMENT ## DOC # 28400 ## PERPETUAL DIKE, STORM, & ## DRAINAGE FACILITY EASEMENT ## DOC # 28400 ## C ROGERS ## L ## STREET ## C SIBLEY PARKWAY ## L ## PERPETUAL DIKE, ## STORM, & DRAINAGE ## FACILITY EASEMENT ## PERPETUAL DIKE, STORM & ## DRAINAGE FACILITY EASEMENT ## DOC# 28400 ## PERPETUAL DIKE, STORM & ## DRAINAGE FACILITY EASEMENT ## DOC# 28400 10' 10' ## A=14.50 ## C°=03°03'55" ## N 10°47'52" E - 262.87 ## N 29°47'47" E - 88.98 ## N 78°09'35" E - 280.58 ## S 69°50'44" E - 75.58 ## N 41°37'04" E - 97.23 ## S 10°25'44" W - 183.00 ## C SIBLEY PARKWAY ## L ## LOT 1 ## BLOCK 1 ## 4.53 ACRES ## N 89°27'36" E 20.29 ## N 10°41'54" E 551.21 ## L = 1 5 6 . 7 7 ## R = 1 1 1 3 4 . 1 6 ## Δ = 0 ° 4 8 ' 2 4 " ## S 02°22'54" E 20.00 ## L = 1 4 5 . 4 8 ## R = 1 1 1 1 4 . 1 6 ## Δ = 0 ° 4 5 ' 0 0 " ## S 01°37'54" E 20.00 ## L = 9 0 . 3 8 ## R = 1 1 0 9 4 .1 6 ## Δ = 0 ° 2 8 ' 0 0 " ## N 01°09'54" W 124.61 ## N 10°25'44" E 216.98 ## N 08°06'56" W 51.30 ## L = 7 . 6 4 ## R = 3 3 4 . 3 1 ## Δ = 1 ° 1 8 ' 3 3 " ## N 81°53'04" E 124.67 ## L = 1 2 9 . 3 0 ## R = 3 6 5 . 0 7 ## Δ = 2 0 ° 1 7 ' 3 6 " ## N 61°35'28" E 75.88 ## L = 1 3 1 . 8 2 ## R = 2 7 1 . 0 0 ## Δ = 2 7 ° 5 2 ' 0 8 " ## PERPETUAL DIKE, STORM, & ## DRAINAGE FACILITY EASEMENT ## DOC # 28400 ## FIELD BOOK:JOB NUMBER:DRAWN BY: ## BOLTON & MENK, INC. ## THIS PLAT PREPARED BY ## OFFICIAL PLAT COPY ## RIVER BLUFF COTTAGES 0M3.127432H:\DEMARSCO_PR\0M3127432\CAD\C3D\127432_V_PLAT.dwg 5/25/2026 8:30 AM ## R ## SCALE IN FEET 04080 ## PENDING FINAL REVIEW ## FINAL PLAT (05-25-2026) ## LEGEND ## 3/4" IRON PIPE MONUMENT SET ## MARKED BY LIC. NO. 46564 ## MONUMENT FOUND ## LOT LINES ## RIGHT-OF-WAY LINE ## BEING 5 FEET IN WIDTH AND ADJOINING ## LOT LINES AND BEING 10 FEET IN ## WIDTH AND ADJOINING RIGHT-OF-WAY ## LINES, UNLESS OTHERWISE INDICATED ## ON THE PLAT. 5' 5' 10' ## LINES ## EASEMENT ## & UTILITY ## DRAINAGE ## INSTRUMENT OF DEDICATION KNOW ALL PERSON BY THESE PRESENT: That River Bluff Cottages, LLC, a Minnesota limited liability company, owners of the following described property to wit: Outlot A, Sibley Parkway, according to the plat thereof on file and of record with the Blue Earth County Recorder. Containing 4.53 acres. Has caused the same to be surveyed and platted as RIVER BLUFF COTTAGES, and does hereby dedicate to the public for public use the drainage and utility easements as created by this plat. In witness whereof said River Bluff Cottages, LLC, a Minnesota limited liability company, has caused these present to be signed by its proper officer this _____________ day of _______________ , 2026. ## River Bluff Cottages, LLC _____________________________________ Max DeMars, chief manager ## NOTARY CERTIFICATES ## State of Minnesota ## County of Blue Earth The foregoing instrument was acknowledged before me this ___________ day of ______________ , 2026 by Max DeMars, Chief Manager of River Bluff Cottages, LLC, a Minnesota limited liability company. _____________________________________ _______________________ , Notary Public ## Notary Public-Minnesota, ## My Commission Expires _______________ ## SURVEYOR'S CERTIFICATE I, Michael M. Eichers, do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been, or will be correctly set within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public ways are shown and labeled on this plat. Dated this ________ day of _________________ , 2026. _____________________________________ ## Michael M. Eichers, Licensed Land Surveyor ## Minnesota License No. 46564 ## State of Minnesota ## County of Blue Earth The foregoing Surveyor's Certificate was acknowledged before me this ____ day of __________________ , 2026, by Michael M. Eichers, a Licensed Land Surveyor. _____________________________________ ## Nathan P Myhra, Notary Public ## Notary Public-Minnesota ## My Commission Expires Jan. 31, 2028 ## APPROVALS Be it known that on this the ____ day of __________ , 202__ , the Planning Commission of the City of Mankato did duly review this plat of RIVER BLUFF COTTAGES. __________________________ _____________________________________ Chair person: Secretary: Be it known that on this the ____ day of ___________ , 202__ , the City Council of the City of Mankato did duly approve this plat of ## RIVER BLUFF COTTAGES. __________________________ _____________________________________ Mayor: Clerk: ## TITLE OPINION I, Stacey Jones, Licensed Attorney, State of Minnesota, do hereby certify that the owner as indicated hereon represents all ownership interest in the land encompassed by this plat. _____________________________________ ## Stacey Jones, Licensed Attorney ## BLUE EARTH COUNTY PROPERTY AND ENVIRONMENTAL RESOURCES I hereby certify that there are no delinquent taxes and/or delinquent special assessments, that the current taxes have been paid and that the transfer has been entered on the land described herein on the _____ day of __________________ , 2026. _____________________________________ ## Blue Earth County Property and ## Environmental Resources Director ## COUNTY RECORDER I hereby certify that this instrument was filed in my office for record on this, the ____ day of _______________ , 2026, at ___o'clock, _.m., and that it was duly recorded on __________ Plats, Number ___________. _____________________________________ ## County Recorder ## Horizontal Datum: 1986 County Coordinate System (Based on the final plat of Sibley Parkway) 0+00 1+00 2+00 ## BP: 0+00.00 ## PC: 1+08.08 ## PT: 1+42.99 ## EP: 2+00.00 9+00 10+00 11+00 ## BP: 9+00.00 ## PC: 9+55.98 ## PT: 10+13.93 ## EP: 11+00.00 3+00 4+00 5+00 6+00 7+00 8+00 ## BP: 3+00.00 ## PC: 4+77.08 ## PT: 5+10.78 ## EP: 8+00.00 >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> ## SIBLEY PARKWAY ## ROGERS ## STREET ## ROAD CENTERLINE ## ALIGNMENT ## ENTRANCE ## ALIGNMENT ## HAMMERHEAD ## TURNAROUND ## ALIGNMENT ## UNIT 1 ## GFE=782.0 ## UNIT 7 ## GFE=781.7 ## UNIT 2 ## GFE=782.0 ## UNIT 3 ## GFE=782.0 ## UNIT 4 ## GFE=782.3 ## UNIT 5 ## GFE=782.6 ## UNIT 6 ## GFE=783.0 ## UNIT 8 ## GFE=781.4 ## UNIT 9 ## GFE=781.0 ## UNIT 10 ## GFE=780.6 ## UNIT 11 ## GFE=780.2 ## UNIT 12 ## GFE=779.9 ## UNIT 13 ## GFE=779.6 ## UNIT 14 ## GFE=779.3 ## UNIT 15 ## GFE=781.4 ## UNIT 16 ## GFE=781.0 ## UNIT 17 ## GFE=780.6 ## UNIT 18 ## GFE=780.2 ## UNIT 19 ## GFE=779.9 ## UNIT 20 ## GFE=779.6 ## TIE-IN AT DIKE EASEMENT ## TIE-IN AT DIKE EASEMENT ## TIE-IN AT DIKE EASEMENT ## TIE-IN AT DIKE EASEMENT ## TIE-IN AT DIKE EASEMENT ## TIE-IN AT DIKE EASEMENT 6.20% 8.88% 9.09% 8.07% 8.84% 11.46% 4.52% 15.69% 7.23% 11.26% 10.80% 6.88% 12.63% 11.23% ## B618 DWY CURB ## B618 DWY CURB ## B618 DWY CURB ## B618 DWY CURB ## RELIEF WELL ## RELIEF WELL ## RELIEF WELL ## RELIEF WELL ## RELIEF WELL 780 779 778 780 777 778 779 780 781 782 778 779 777 778 776 781 782 780 781 780 776 777 778 779 775 774 775 776 780 779 781 781 781 780 776 777 778 779 ## DATELIC. NO. ## I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED ## BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ## PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. ## SHEET Bolton & Menk, Inc. 2024 ## , All Rights Reserved c ## H:\DEMARSCO_PR\0M3127432\CAD\C3D\127432C301.dwg ## 5/24/2024 10:41:43 AM ## DESIGNED ## DRAWN ## CHECKED ## CLIENT PROJ. NO. ## ISSUED FORDATENO. ## R ## 1960 PREMIER DRIVE ## MANKATO, MINNESOTA 56001 Phone: (507) 625-4171 ## Email: Mankato@bolton-menk.com www.bolton-menk.com ## ALEC W. PIETZ, P.E. ## 59617XX/XX/XXXX ## RIVER BLUFF TOWNHOMES, LLC ## RIVER BLUFF TOWNHOMES ## AWP ## AWP ## NM ## 0M3.127432 ## NOT FOR ## CONSTRUCTION ## C3.01 ## GRADING PLAN ## CENTERLINE & TOWNHOME GRADING OVERVIEW ## FEETSCALE 025 50 ## HORZ. ## R ## LEGEND ## GENERAL DRAINAGE DIRECTION, ## MIN 1.0% IN BETWEEN TOWNHOMES ## CURB NOTE: ## B618 CURB AND GUTTER IS PROPOSED FOR THE ## ROADWAY, DRIVEWAY KNOCKDOWN IS DENOTED AS ## "B618 DWY CURB" ON THE PLAN FOR BOUNDING ## AREA. THE DROPPED CURB HEIGHT CAN BE CARRIED ## THROUGH BETWEEN DRIVEWAYS. ## Stormwater Memorandum Date: May 28, 2024 ## To: Michael McCarty, P.E. – City of Mankato ## Cc: Mark Konz – City of Mankato ## From: Alec Pietz, P.E. – Senior Project Engineer ## Subject: River Bluff Townhomes ## River Bluff Townhomes, LLC ## BMI Project No.: 0M3.127432 ## I. Project Introduction The following memorandum provides a summary and analysis of the hydrology and stormwater management for the proposed River Bluff Townhomes in Mankato, Minnesota. The proposed project includes the construction of pavement and infrastructure to accommodate townhome buildings. The project is located along Sibley Parkway on the south side of the Minnesota River. The property contains numerous dike and drainage easements with a major storm sewer system present and was a former industrial laydown property that has since undergone reclamation prior to this proposed development. The SCS TR-20 hydrology method was utilized in Autodesk Storm and Sanitary Analysis (SSA) 2019 for the project. NOAA Atlas 14 rainfalls for Mankato, Minnesota and MSE 3 distribution curves were used to develop rainfall events. Although additional storm events were used in the stormwater modeling, the 2-yr (2.87”), 5-yr (3.61”), 10-yr (4.29”), and 100- yr (7.21”) events are reported for relevant data in this report. This project was designed in accordance with the City of Mankato Grading Manual. The location of the project is illustrated by the attached Figure 1. ## II. Existing Conditions Figure 2 shows the existing drainage patterns and characteristics. The property currently exists as a grass lot with a total approximate drainage area of 4.7 acres that discharges by overland flow to storm sewer within dike and drainage easements and some to adjacent property to the east. As mentioned, the property was historically an impervious industrial laydown site prior to reclamation and for the purposes of this report is the basis of existing conditions. The existing peak flow rates for this drainage area are: ## Existing Condition Peak Flow Rates (cfs) Location 2-yr 5-yr 10-yr 100-yr ## ADJ CB 1.14 1.44 1.72 2.90 ## EX CB 1 9.65 12.21 14.56 24.56 ## EX CB 2 2.27 2.88 3.43 5.79 ## EX CB 3 3.78 4.78 5.70 9.63 ## EX CB 4 1.30 1.64 1.96 3.31 Total 18.14 22.95 27.37 46.19 The proposed development must not exceed these peak rates. ## III. Proposed Development As previously mentioned, the proposed development includes site improvements that will accommodate new townhome buildings. These improvements greatly reduce the pre-reclamation impervious area. Due to an abundance of elevation difference throughout the site, a 100-year storm is conveyed in the proposed storm sewer. Peak flows from the site for the design storms were modeled and are tabulated below: ## Proposed Condition Peak Flow Rates (cfs) Location 2-yr 5-yr 10-yr 100-yr ## ADJ CB 0.37 0.56 0.74 1.54 ## EX CB 1 (OVERLAND) 1.11 1.64 2.13 4.32 ## EX CB 1 (STORM ## CONNECTION) 5.84 7.77 9.36 12.40 ## EX CB 2 1.14 1.71 2.26 4.71 ## EX CB 3 2.08 3.07 4.03 8.23 ## EX CB 4 0.58 0.86 1.13 2.33 Total 11.12 15.61 19.65 33.53 Existing Peak Rate 18.14 22.95 27.37 46.19 The proposed peak flows do not exceed the overall existing peak rate along with each individual location. Figure 3 attached with this memo shows the drainage areas and routing throughout the site. Erosion and sediment control best management practices will be implemented as shown in the Erosion & Sediment Control Plan in the construction documents to mitigate construction stormwater runoff and potential pollution. These will be in conformance with the City of Mankato Grading Manual. Please review the provided information and Civil construction documents and feel free to contact Alec Pietz, P.E. at Alec.Pietz@bolton-menk.com or 507-625-4171 ext. 3310. ## PROJECT ## LOCATION ## SIBLEY PARKWAY ## ROGERS STREET ## US HWY 169 / MN TH 60 ## RIVERFRONT DRIVE ## MINNESOTA RIVER ## H:\DEMARSCO_PR\0M3127432\CAD\C3D\FIGR-127432-LOCATION.dwg ## 5/27/2024 9:27:11 AM ## R ## RIVER BLUFF TOWNHOMES ## RIVER BLUFF TOWNHOMES, LLC ## FIGURE 1 - PROJECT LOCATION ## MAY 2024 ## R ## FEETSCALE 0300 600 ## HORZ. > > > > > > > > > > > > > >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> l l l l l l l > l l l l l l l l l l l l l l l l >> >> >> >> >> >> l >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> 780 776 777 778 779 781 777 778 775 774 776 777 778 780 778 779 785 790 781 782 783 784 786 787 788 789 775 780 785 790 773 774 776 777 778 779 781 782 783 784 786 787 788 789 791 775 774 776 771 772 773 774 ## ADJ CB ## EX CB 1 ## EX CB 2 ## EX CB 3 ## EX CB 4 ## TO EX CB 1 ## A= 2.61 AC ## CN= 98.00 ## TOC= 10 MIN ## TO EX CB 2 ## A= 0.59 AC ## CN= 98.00 ## TOC= 8 MIN ## TO EX CB 3 ## A= 0.95 AC ## CN= 98.00 ## TOC= 8 MIN ## TO EX CB 4 ## A= 0.31 AC ## CN= 98.00 ## TOC= 7 MIN ## TO ADJ CB ## A= 0.28 AC ## CN= 98.00 ## TOC= 7 MIN ## H:\DEMARSCO_PR\0M3127432\CAD\C3D\FIGR-127432-EX_HYDRO.dwg ## 5/27/2024 9:25:45 AM ## R ## RIVER BLUFF TOWNHOMES ## RIVER BLUFF TOWNHOMES, LLC ## FIGURE 2 - EXISTING HYDROLOGY ## MAY 2024 ## R ## FEETSCALE 030 60 ## HORZ. ## NOTE: ## THE EXISTING SITE HAS HISTORICALLY BEEN AN INDUSTRIAL LAYDOWN AREA THAT ## WAS IMPERVIOUS PRIOR TO A RECLAMATION PROJECT. THE IMPERVIOUS ## CONDITION OF THE SITE WAS UTILIZED FOR THE STUDY OF EXISTING HYDROLOGY. > > > > > > > > > > > > > >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> l l l l l l l > l l l l l l l l l l l l l l l l >> >> >> >> >> >> l >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> 785 790 781 782 783 784 786 787 788 789 775 780 785 790 773 774 776 777 778 779 781 782 783 784 786 787 788 789 791 771 772 773 774 >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> ## EX CB 1 ## NEGLIGIBLE ## DRAINAGE AREA, ## ROUTED TO 7 7 8 6 5 ## 1A ## 1B 1 3 2 4 ## 12" STM ## 12" STM ## 12" STM ## 15" STM ## 12" STM ## 15" STM ## 18" STM ## 15" STM ## 15" STM ## ADJ CB ## EX CB 2 ## EX CB 3 ## EX CB 4 ## TO EX CB 2 ## A= 0.57 AC ## CN= 80.00 ## TOC= 8 MIN ## TO EX CB 3 ## A= 0.99 AC ## CN= 81.32 ## TOC= 9 MIN ## TO EX CB 4 ## A= 0.27 AC ## CN= 80.00 ## TOC= 7 MIN ## TO ADJ CB ## A= 0.18 AC ## CN= 80.00 ## TOC= 7 MIN ## TO EX CB 1 ## A= 0.51 AC ## CN= 81.81 ## TOC= 8 MIN ## TO CB 3 ## A= 0.15 AC ## CN= 89.94 ## TOC= 7 MIN ## TO CB 4 ## A= 0.95 AC ## CN= 82.07 ## TOC= 9 MIN ## TO CB 8 ## A= 0.12 AC ## CN= 81.45 ## TOC= 7 MIN ## SIBLEY PARKWAY ## TO CB 6 ## A= 0.16 AC ## CN= 94.01 ## TOC= 7 MIN ## TO CB 1B ## A= 0.46 AC ## CN= 94.96 ## TOC= 8 MIN ## TO CB 1A ## A= 0.34 AC ## CN= 93.63 ## TOC= 8 MIN ## H:\DEMARSCO_PR\0M3127432\CAD\C3D\FIGR-127432-PROP_HYDRO.dwg ## 5/27/2024 9:54:52 AM ## R ## RIVER BLUFF TOWNHOMES ## RIVER BLUFF TOWNHOMES, LLC ## FIGURE 3 - PROPOSED HYDROLOGY ## MAY 2024 ## R ## FEETSCALE 030 60 ## HORZ. ## WHEEL ## BASE END ## SIBLEY PARKWAY ## S ## EXISTING HYDRANT ## PROPOSED HYDRANT ## PROPOSED HYDRANT ## HYDRANT PULL ## (MAXIMUM 300-FT) ## SNOW STORAGE ## SNOW STORAGE ## SNOW STORAGE ## H:\DEMARSCO_PR\0M3127432\CAD\C3D\FIGR-127432-TURNING_MOVEMENT.dwg ## 6/15/2026 10:07:24 AM ## R ## River Bluff Cottages ## Mankato, Minnesota ## Turning Movement, Snow Management, and Hydrant Coverage June 2026 ## R ## FEETSCALE 025 50 ## HORZ. ## ENTRY MOVEMENT ## REVERSE MOVEMENT ## EXIT MOVEMENT ## LEGEND ## SNOW MANAGEMENT NOTES: ## ·ADDITIONAL ACCESSIBLE GREEN SPACES ## MAY BE UTILIZED FOR SNOW STORAGE ## ·STORED SNOW MAY BE SUBJECT TO ## OFF-SITE HAULING, AS NECESSARY ## HYDRANT COVERAGE NOTE: ## A MAXIMUM PULL LENGTH OF 300-FT IS SHOWN ## FROM HYDRANTS. INDIVIDUAL PULLS FROM ## HYDRANTS THAT ARE REDUNDANT MAY NOT BE ## SHOWN TO CERTAIN UNITS THAT ARE LOGICALLY ## WITHIN RANGE OF HYDRANT COVERAGE. D e v e l o p m e n t O p p o r t u n i t y | M a n k a t o M i n n e s o t a | 2 0 2 5 June 15, 2026 The following responses are provided on behalf of River Bluff Cottages, LLC in response to comments received from the City of Mankato Site Plan and Traffic Advisory Committee. ## A. Notification Payment: Comment: Applicant shall log into the online portal and make notification payment. Response: Noted. The ownership entity will complete the required notification payment through the City's online portal. ## B. Water and Sewer Connection Fees Comment: The applicant shall be advised that water and sewer connection fees will apply at a rate of one connection fee per dwelling unit, for a total of twenty (20) connection fees. Response: Noted. ## C. Utility Plan Comment: The applicant shall provide a utility plan showing sanitary sewer and watermain. Response: Refer to Sheets C4.01 through C4.03. ## D. SWPPP Comment: The applicant shall provide a SWPPP. Response: Refer to Sheets C2.01 through C2.06. ## E. Snow Storage Access Comment: Applicant shall show access route to the potential snow storage area. Response: Access will be provided from the private roadway. Tree placement and spacing will be reevaluated as necessary to improve accessibility. ## F. Existing Drainage Swale Comment: Applicant shall clarify the impact to the existing drainage swale along the right-of- way/back of sidewalk. Response: Refer to Sheets C3.01 through C3.04. In the southwest portion of the project, the area functions primarily as embankment grading extending from Sibley Parkway into the project site. Minimal impacts are anticipated. Existing drainage patterns will be maintained and upstream flow will not be obstructed. ## G. Water Quality Requirements Comment: Redevelopment within the City of Mankato constitutes a water quality requirement in accordance with the City Grading Manual and MS4 permit. Response: Noted. Water quality requirements will be incorporated into the final design in accordance with City standards. ## H. Curve Number Assumptions Comment: Historical imagery indicates the site was previously used as a material stockpile location. Curve numbers should be reduced accordingly. Response: Noted. ## I. SAC & WAC Charges Comment: The applicant will be required to pay SAC and WAC connection charges. Response: Noted. ## J. Private Street Parking Restrictions Comment: Parking will not be permitted on the private street. Response: Appropriate signage identifying parking restrictions will be incorporated into the plans. ## K. Residential Amenity Comment: A residential amenity intended to serve families and residents of all ages shall be provided. Response: The development will include an on-site gazebo to provide a gathering space for residents. ## L. Fire Hydrant Coverage Comment: The applicant shall ensure fire hydrant coverage is provided in accordance with applicable State of Minnesota requirements and fire code standards. Response: Refer to the utility plans. Two proposed hydrants are provided within the development, and one existing hydrant is located near the Sibley Parkway and Rogers Street intersection. A fire coverage exhibit will be provided during permitting. ## M. Stormwater Management Plan Comment: The applicant shall provide a stormwater management plan that follows current MPCA and local MS4 requirements. Response: Noted. Stormwater management requirements will be incorporated into the final design and submitted in accordance with applicable standards. ## N. Previous Approval Conditions The applicant acknowledges that all conditions associated with previous approvals remain applicable to the development and will continue to be addressed through final design, permitting, and construction. These conditions include, but are not limited to: i. Construction in accordance with approved plans. ii. Rental occupancy limitations. iii. Army Corps of Engineers approvals as required. iv. Easement protection and BMP implementation. v. Rogers Trail private street naming and signage requirements. vi. Fire accessway and no-parking designations. vii. Refuse management requirements. viii. Snow management requirements. ix. Sidewalk/trail connection and residential amenity requirements. x. Exterior lighting compliance. xi. Common area ownership and maintenance requirements. xii. Rental licensing requirements. xiii. Emergency vehicle turning-radius requirements. Respectfully submitted, ## Joe Richter Authorized Development Representative ## Factor Development River Bluff Cottages, LLC ## 1409 North Riverfront Drive ## O: 507-304-7600 ## C: 651-216-8983