## SITE PLAN AND TRAFFIC ADVISORY REVIEW COMMITTEE ## Internal Staff Meeting ## Minnesota Valley Room, First Floor, Intergovernmental Center **************************************** ## 1.SITE PLAN ITEMS 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). 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). 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). 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). 5. ## CY26-26 Request of Brian Sarff for the vacation of the eastern 120 feet of Ridgewood Street. The subject area is described as the east 120’ of Ridgewood Street lying north of Lot 28, Sunset View Addition, and lying south of Lot 97 and Vacated Alley, Oak Knoll, according to the plats on files and record with the Blue Earth County Recorder. (405 Ridgewood Street). ## 2.TRAFFIC ITEMS 1.Adams Street speed limit 2.Balcerzak Drive stop sign 3.Muriefield yield sign ## Site Plan and Traffic Advisory Review Committee 1. 1. ## Meeting Date:05/12/2026 ## Title ## 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). ## Applicant The applicant is ISG, on behalf of the property owner, Snell Real Estate, LLC. ## Request The applicant has requested the review of Snell Addition final plat. ## Location The subject properties are addressed at 1900 and 1990 Madison Avenue, and are legally described as Lots 3, 4, and 5, Block 1, Menard Addition; except a portion of Lot 5, Block 1. ## Existing Land Use The property is the location of Snell Motors and the Snell Motors Carwash. ## Zoning The properties are zoned B-3, Highway Commercial District. ## Environmentally Sensitive Areas There are no known environmentally sensitive areas on the site. ## Public Utilities The subject site will continue to be served by public utilities. ## Review ISG, on behalf of the owner, Snell Real Estate, LLC, is requesting 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). The applicant is seeking a final plat review for Snell Addition, a 10.23 acre subdivision. The intent of the replat is to amend the existing property lines of the three current parcels to better coincide with the location of current structures. The plat consists of one block that contains two lots: Lot 1, which is 9.15 acres that contains the current dealership building and parking lot areas, and Lot 2, which is 1.07 acres that contains the current car wash structure and associated areas. Standard city and private utility easements in conformance with Mankato City Code Chapter 10 have been provided where feasible. A private access agreement has been provided allowing for continued vehicle access from Haefner Drive to the dealership and car wash properties. The intent of this easement is to ensure continuous private access for both proposed lots if the lots were to ever be sold and operated on a separate basis. The noted easement is 30ft across centered on the proposed property line between lot 1 & lot 2, so that a 15-foot easement is maintained on each side of the property line. The access easement location is not intended to correspond with any physical improvements to the property, as the easement lines up with the existing private driveway surfaces. ## Attachments ## General Location Map ## Aerial final plat final plat w/ aerial ## Easement Exhibit Easement agreement 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: March 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: March 2026 Author : ## Aerial Map • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • ## L = 55. 6 0 ## R = 6 8 6 4 4 . 9 4 • • = 0 •• 0 24 7 " ## CBr g = ## S 89••3 7 ' 3 2 ## W ## C.=5 5 . 60 • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • 7 4 . 5 5 3 0 5 . 4 7 • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • ## SE Corner Lot 5, Block 1 ## Menard Addition ## POB Exception ## S. Line - Lot 5 0 ## SCALE IN FEET 60120 ## DETAIL 1"=20' ## SEE DETAIL ## LEGEND ## Iron Monument Found ## Indicates 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 ## Indicates Mag Nail Set ## Access Control Line Orientation of this bearing system is based upon the plat of Menard Addition. ## FINAL PLAT FOR REVIEW ## INSTRUMENT OF DEDICATION KNOW ALL PERSONS BY THESE PRESENTS: That Snell Real Estate, LLC , a Minnesota limited liability company, owner of the following described property: Lots Three (3), Four (4) and Five (5), Block One (1), Menard Addition to the City of Mankato, according to the recorded ## plat thereof, Blue Earth County, Minnesota ## EXCEPT That part of Lot 5, Block 1, Menard Addition, according to the recorded plat thereof, City of Mankato, Blue Earth County, Minnesota, described as: Beginning at the Southeast corner of said Lot 5; thence South 89 degrees 26 minutes 30 seconds West along the south line of said Lot 5, a distance of 46.49 feet; thence North 39 degrees 44 minutes 22 seconds East, a distance of 60.17 feet to the easterly line of said Lot 5; thence southerly a distance of 46.53 feet along a nontangential curve to the right having a radius of 440.74 feet, a central angle of 6 degrees 02 minutes 57 seconds and a 46.51 foot chord which bears South 9 degrees 55 minutes 50 seconds East to the point of beginning. Has caused the same to be surveyed and platted as SNELL ADDITION and does hereby dedicate to the public, for public use, the drainage and utility easements as created by this plat. In witness whereof said Snell Real Estate, LLC , a Minnesota limited liability company, has caused these presents to be signed by its proper officer this _______ day of ___________________, 20_____. ## Signed: Snell Real Estate, LLC __________________________________________ State of ____________________________ County of ____________________________ This instrument was acknowledged before me on _______________________, 20_____ by ________________________________, _______________________, of Snell Real Estate, LLC , a Minnesota limited liability company. __________________________________________(sign) __________________________________________(print) ## Notary Public ___________________________ ## My Commission Expires ________________ ## 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 Surveyor ## Minnesota License No. 61565 ## State of Minnesota ## County of Blue Earth This instrument was acknowledged before me on _______________________, 20_____ by Ryan E. Kotthoff, Licensed Land Surveyor. ___________________________________________ ## Kent A. Hays ## Notary Public, Minnesota ## My Commission Expires Jan. 31, 2030 ## MANKATO PLANNING COMMISSION Be it known that on this _______ day of _____________________, 20_____, the Planning Commission of the City of Mankato did duly review this plat of SNELL ADDITION. ___________________________________________ ___________________________________________ Chair Person Secretary ## CITY COUNCIL, CITY OF MANKATO, MINNESOTA This plat of SNELL ADDITION, 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, Kimberly A. Literovich, 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. ___________________________________________ ## Kimberly A. Literovich, 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 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 SNELL ADDITION 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 ## SW 1/4 SEC. 10, TWP. 108, RGE. 26 ## (NOT TO SCALE) ## Blue Earth County, Minnesota ## S89°36'08"W 380.02 ## L = 5 5 . 6 0 ## R = 6 8 6 4 4 . 9 4 ## Δ = 0 ° 0 2 ' 4 7 " ## C . ## B r g = ## S 8 9 ° 3 7 ' 3 2 " ## W ## C . = 5 5 . 6 0 ## N45°03'51"W 140.81 ## L = 1 5 2 . 1 0 ## R = 3 1 0 . 7 2 ## Δ = 2 8 ° 0 2 ' 5 1 " ## S27°51'56"E 110.20 ## S00°10'55"W 555.55 ## N89°36'08"E 445.11 ## N00°10'55"E 855.37 ## N89°36'08"E 218.00 ## N59°53'19"E 85.00 ## N00°10'55"E 136.02 ## S39°54'00"W 60.33 ## L = 1 1 7 . 0 1 ## R = 4 4 0 . 7 4 ## Δ = 1 5 ° 1 2 ' 4 1 " ## Utility Easement ## Per Menard Addition ## 1" Iron Pipe ## 1/2" Iron Pipe ## 1" Iron Pipe ## 1" Iron Pipe ## 1" Iron Pipe ## 1" Iron Pipe ## 1/2" Iron Pipe ## PLS 19789 ## 1/2" Iron Pipe ## PLS 19789 ## 3/4" Iron Pipe 84.95 25.25 ## Utility and Access Easement ## Per Menard Addition ## Utility and Access Easement ## Per Menard Addition 2 1 ## BLOCK 1 855.28 (plat) 445.00 (plat) 10 10 10 10 10 ## Drainage & Utility Easement ## Drainage & UtilityEasement 10 1010 74.55 305.47 10 10 ## Drainage & UtilityEasement ## Drainage & UtilityEasement 20 ## L = 4 6 . 6 4 ## R = 4 4 0 . 7 4 ## Δ = 6 ° 0 3 ' 4 5 " ## C . ## B r g = ## S 0 9 ° 3 7 ' 2 2 " ## E ## C . = 4 6 . 6 1 ## S89°36'08"W 46.49 ## N39°54'00"E 60.33 ## L=46.53 Δ=6°02'57" ## C.Brg=S09°55'50"W C.=46.51 (deed) ## SE Corner ## Lot 5, Block 1Menard AdditionPOB ## Exception ## S. Line - Lot 5 ## E'ly Line - Lot 5 N39°44'22"E 60.17 (deed) S89°26'30"W (deed) 10 10 10 0 ## SCALE IN FEET 60 120 ## DETAIL 1"=20' ## SEE DETAIL ## LEGEND ## 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 ## Indicates Mag Nail Set ## Access Control Line Orientation of this bearing system is based upon the plat of Menard Addition. ## FINAL PLAT FOR REVIEW ## SNELL ADDITION ## JOB # 33975 DATE: 4/21/26 ## INSTRUMENT OF DEDICATION KNOW ALL PERSONS BY THESE PRESENTS: That Snell Real Estate, LLC , a Minnesota limited liability company, owner of the following described property: Lots Three (3), Four (4) and Five (5), Block One (1), Menard Addition to the City of Mankato, according to the recorded ## plat thereof, Blue Earth County, Minnesota ## EXCEPT That part of Lot 5, Block 1, Menard Addition, according to the recorded plat thereof, City of Mankato, Blue Earth County, Minnesota, described as: Beginning at the Southeast corner of said Lot 5; thence South 89 degrees 26 minutes 30 seconds West along the south line of said Lot 5, a distance of 46.49 feet; thence North 39 degrees 44 minutes 22 seconds East, a distance of 60.17 feet to the easterly line of said Lot 5; thence southerly a distance of 46.53 feet along a nontangential curve to the right having a radius of 440.74 feet, a central angle of 6 degrees 02 minutes 57 seconds and a 46.51 foot chord which bears South 9 degrees 55 minutes 50 seconds East to the point of beginning. Has caused the same to be surveyed and platted as ## SNELL ADDITION and does hereby dedicate to the public, for public use, the drainage and utility easements as created by this plat. In witness whereof said Snell Real Estate, LLC , a Minnesota limited liability company, has caused these presents to be signed by its proper officer this _______ day of ___________________, 20_____.Signed: Snell Real Estate, LLC __________________________________________ State of ____________________________ County of ____________________________ This instrument was acknowledged before me on _______________________, 20_____ by ________________________________, _______________________, of Snell Real Estate, LLC , a Minnesota limited liability company. __________________________________________(sign)__________________________________________(print) ## Notary Public ___________________________My Commission Expires ________________ ## 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, willbe 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 COMMISSION Be it known that on this _______ day of _____________________, 20_____, the Planning Commission of the City ofMankato did duly review this plat of ## SNELL ADDITION . ___________________________________________ ___________________________________________ Chair Person SecretaryCITY COUNCIL, CITY OF MANKATO, MINNESOTA This plat of ## SNELL ADDITION , 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 theprovisions of Minnesota Statutes, Section 505.03, Subd. 2. ___________________________________________ ___________________________________________ Mayor Clerk ## TITLE OPINION I, Kimberly A. Literovich, 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. ___________________________________________ ## Kimberly A. Literovich, 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 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 ## SNELL ADDITION 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 ## SW 1/4 SEC. 10, TWP. 108, RGE. 26 ## SITE ## VICINITY MAP ## (NOT TO SCALE) ## Blue Earth County, Minnesota ## N ## NW 1/4 ## SW 1/4 ## NE 1/4 ## SW 1/4 ## SE 1/4 ## SW 1/4 ## SW 1/4 ## SW 1/4 Adams St. Haefner Dr. Madison Ave. Lake Rd. ## MN TH No. 22 ## Fern ## EASEMENT AGREEMENT This Easement Agreement (the "Agreement") is made and entered into this ___ day of __________, 2026, by Snell Real Estate, L.L.C., a Minnesota Limited Liability Company (the “Company”) as both Grantor and Grantee hereunder. ## RECITALS A. WHEREAS, The Company is the owner of certain real property located in the City of Mankato, Blue Earth County, Minnesota, legally described as Lot 1, Block 1, Snell Addition, according to the recorded plat thereof (hereinafter referred to as "Snell 1”); and B. WHEREAS, The Company is also the owner of certain real property located in the City of Mankato, Blue Earth County, Minnesota, legally described as Lot 2, Block 1, Snell Addition, according to the recorded plat thereof (hereinafter referred to as "Snell 2”); and C. WHEREAS, The Company, acting as both grantor and grantee under this Easement Agreement, desires to establish mutual easements for access purposes over and across portions of the respective parcels, such that each parcel benefits from access rights across the other, for the beneficial use of both Snell 1 and Snell 2 parcels. NOW, THEREFORE, in consideration of the mutual covenants and agreements contained herein, the Company agrees as follows: 1. Grant of Easement. The Company, hereby establishes for itself, its successors, and assigns, for their use, and use by their respective agents, employees, tenants, contractors, customers and invitees (“Permittees”), mutual and respective perpetual, non-exclusive easements for access purposes over and across the following described portions of Snell 1 and Snell 2 (the "Easement Area"): 4902-2795-1522, v. 1 a. Legal Description of Easement Area: All that part of Lot 1 and Lot 2, Block 1, Snell Addition, according to the recorded plat thereof, City of Mankato, Blue Earth County, Minnesota, described as follows: Beginning at the northeast corner of said Lot 2; thence South 27 degrees 51 minutes 56 seconds East (assumed bearing) on the east line of said Lot 2, a distance of 15.01 feet; thence South 59 degrees 53 minutes 19 seconds West, 88.39 feet; thence South 89 degrees 36 minutes 08 seconds West, 214.70 feet; thence North 00 degrees 23 minutes 52 seconds West, 30.00 feet; thence North 89 degrees 36 minutes 08 seconds East, 206.75 feet; thence North 59 degrees 53 minutes 19 seconds East, 81.61 feet to the east line of said Lot 1; thence South 27 degrees 51 minutes 56 seconds East on said east line, 15.01 feet to the point of beginning. 2. Purpose of Easement. The Easement Area shall be used solely for access purposes, including ingress and egress by vehicles, as necessary for the benefit of the Company, its successors, assigns, and permittees. 3. Easement Area Maintenance and Repair. All maintenance, repair, improvements, replacements, and snow plowing to or for the Easement Area shall be completed (or arranged to be completed) by the Company, and successor owners of Snell 1. The Company, and successor owners of Snell 1, shall keep and maintain the Easement Area in good operating condition, and in a good state of repair, and in a manner that will ensure the provision of safe access for all Users and emergency vehicles. All maintenance, repair, replacements, and improvements of the Easement Area shall be performed in accordance with the standards set forth in applicable local ordinances, any other applicable statutes and laws, and generally accepted maintenance practices. The maintenance and repair obligations shall include but not be limited to the following: (a) Driving Surface. Maintaining the asphalt surface in a smooth and evenly covered condition, including without limitation, replacement of base, resurfacing, and seal coating; (b) Debris and Snow. Periodic removal of all debris, refuse, ice and snow, to the extent necessary to keep the Easement Area in good, clean and safe condition; and (c) Damage or Destruction. If the Easement Area is damaged or destroyed by any cause whatsoever, whether insured or uninsured, the Company, and successor owners of Snell 1, shall repair or restore the Easement Area with all due diligence. 4. Sharing of Maintenance and Repair Costs. All costs and expenses incurred by the Company, and successor owners of Snell 1, in performing its duties under Section 2 shall be allocated by the Company, and successor owners of Snell 1, and borne by Snell 1, with Snell 2 contributing its apportioned share. 4902-2795-1522, v. 1 5. Non-Interference. Use of the Easement Area by owner of Snell 1 or owner of Snell 2 shall not unreasonably interfere with use of the Easement Area by the other owner for access purposes. 6. Binding Effect and Covenants Running with the Land. This Agreement and the easements granted herein shall run with the land and shall be binding upon and inure to the benefit of the Company and its successors and assigns. 7. Merger Not Intended. Common ownership of any part of the subject parcels shall not cause this Agreement to be extinguished by operation of merger. 8. No Public Dedication. Nothing in this Agreement shall be deemed to be a gift or dedication of any portion of the Easement Area to the general public, or for any public use or purpose whatsoever. No rights, privileges or immunities of any Party hereto shall inure to the benefit of any third-party person, nor shall any third-party person be deemed to be a beneficiary of any of the provisions contained herein. 9. Recording. This Agreement shall be recorded in the Office of the County Recorder for Blue Earth County, Minnesota. 10. Governing Law. This Agreement shall be governed by and construed in accordance with the laws of the State of Minnesota. 11. Severability. If any term or provision of this Agreement shall, to any extent, be held invalid or unenforceable, the remaining terms and provisions of this Agreement shall not be affected thereby, but each remaining term and provision shall be valid and enforced to the fullest extent permitted by law. 12. Amendment or Modification. This Agreement constitutes the entire agreement, any of the rights and easements created hereby may be terminated or amended only by a written instrument and duly executed by the Company its successors, or assigns. 13. Entire Agreement. This Agreement constitutes the entire understanding of the Company with respect to the subject matter hereof and supersedes all prior agreements, representations, or understandings, whether written or oral. [Signature Pages to Follow] 4902-2795-1522, v. 1 IN WITNESS WHEREOF, the undersigned have caused this Agreement to be made of as of the day and year first above written. ## GRANTOR AND GRANTEE: Snell Real Estate, L.L.C. By: ___________________________ Name: ________________________ Title: _________________________ ## ACKNOWLEDGMENT ## STATE OF MINNESOTA ) ) ss. ## COUNTY OF ) The foregoing instrument was acknowledged before me this ___ day of_______, 2026, by ______________ of Snell Real Estate, L.L.C., a limited liability company under the laws of Minnesota. ____________________________________ ## Notary Public ## THIS INSTRUMENT WAS DRAFTED BY: ## Kimberly A. Literovich ## Blethen Berens ## 100 Warren Street, Suite 400 ## Mankato, MN 56001 (507) 345-1166 ## Site Plan and Traffic Advisory Review Committee 1. 2. ## Meeting Date:05/12/2026 ## Title ## 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). ## Applicant The applicant is Cherry Creek, Inc., on behalf of the property owner, Scott and Charlie Trautman. ## Request The applicant is seeking 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. ## Location The subject property is described as Lot 3, Block 1, Miller Creek 1st Addition, Mankato (112 Butler Falls Road). ## Existing Land Use The property is the location of an existing undeveloped residential lot. ## Zoning The property is zoned R-1, One-Family Dwelling District. ## Environmentally Sensitive Areas The site includes environmentally sensitive areas, including slopes/bluffs as well as a wetland, creek/freshwater pond that traverses the western portion of the subject lot. The applicant provided Survey & Site Plan depicts the Bluff Line and 10' bluff setback. Provided plans do not depict the wetland boundary or 16.5' wetland boundary setback. ## Public Utilities Public utilities are available to the subject property from Butler Falls Rd with private connections to the lot. A stormwater main & outlet with riprap is present along the southern property boundary that drains the surface water of the surrounding area into the adjacent creek. ## City Code Mankato City Code Chapter 10, Article II, Division 3, relating to R-1, One-Family Dwelling District standards can be found at this link: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTIIREDI_DIV3OMIDWDI Mankato City Code Chapter 10, Article X, Division 2, Sec. 10-1499 related to Environmentally sensitive areas - slopes can be found here: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSDE_ARTXSTGEAP_DIV2SPPRAPSPPECOUS_S10-1499ENSEARLO Mankato City Code Chapter 10, Article XI, Division 3, relating to Conditional Use Permits can be found at this link: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSDE_ARTXIADEN_DIV3COUSPE Mankato City Code Section 10-1498. relating to Substantial Land Alteration can be found at this link: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTXSTGEAP_DIV2SPPRAPSPPECOUS_S10-1498SULAAL ## Review Cherry Creek, Inc., on behalf of the owner, Scott and Charlie Trautman, is requesting 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 located at 112 Butler Falls Rd and is legally described as Lot 3, Block 1, Miller Creek 1st Addition, Mankato, MN 56001. 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 existing ground contour and existing drainage, or cause flooding or erosion. Per Section 10-1498, subd b, a conditional use permit would not be required for subdivisions or development projects with an approved grading/drainage plan, which would typically apply to the subject property, as Miller Creek 1st Addition has an approved grading & drainage plan on file with the City. But the approved grading & drainage plans on file with the City differs from the proposed scope of work, as the approved plans state that the subject property was designed for a walk-out or look-out structure only. As the applicant proposes to construct a slab-on-grade single-family home, substantial modifications to the ground contour/grading of the lot would be required for the proposed home style. Additionally, these grading alterations would notably alter the drainage condition of the lot and differ from the proposed drainage condition depicted in the approved Miller Creek 1st Addition drainage plan. Because of these circumstances, the conditional use permit requirement is requested to allow for construction of the proposed single-family dwelling in the manner desired by the applicant. The subject property is currently a vacant residential lot with a stormwater main with riprap. The applicant intends to develop a single-family dwelling on the subject property and has provided plans with that intent in mind. The applicant provided Site & Grading Plan shows significant alteration to the existing ground contours, which the applicant intends to accomplish by bringing a substantial amount of fill. The proposed grading changes will notably impact the existing site drainage. The proposed drainage (indicated as standalone arrows on the plan), shows that the proposed development will drain the eastern portion of the property to Butler Falls Road, and the central and western portions of the property to the Drainage & Utility Easement areas along the south & west property boundaries. The proposed concept plan & exterior rendering shows a proposed 2,214.3 Sq. Ft. slab-on-grade single-family home with a 669.8 Sq. Ft. attached garage, front stoop, and elevated rear yard deck. Additionally, a two-tiered retaining wall is shown along the northwest dwelling boundary with steps. This retaining wall is proposed in order to ensure that the proposed site drainage remains on-site and does not impact adjacent residential lots. Of note, the site includes environmentally sensitive areas, including slopes/bluffs as well as a wetland (a creek/freshwater pond) that traverses the western portion of the subject lot. The applicant provided Survey & Site Plan depicts the Bluff Line and 10' bluff setback and shows that the proposed plan conforms with this setback. During construction of proposed site improvements, the bluff shall be physically represented on the subject property to ensure no impacts to the bluff area shall occur as a result of the proposed project. Provided plans do not depict the wetland boundary or 16.5' wetland boundary setback. The applicant has provided a narrative, stating that they acknowledge that the property was developed to accommodate the construction of walk out basement unit, and that however, the property owners desire to build a slab-on-grade patio home instead. The applicant states that they understand this proposal will require more fill than allowed through building permit approval. The narrative expresses that the grading plan developed by Bolton & Menk shows the proposed water flow indicators showing that all rainfall will remain on the existing property and no tree removal or grading to be done in the bluff area. The applicant also notes that the content of the exterior rendering, specifically the plantings and retaining walls, are conceptual at this point, as no specific selections of materials or plants have been made by the owners. ## Attachments ## General Location Map ## Aerial ## Site Plan & Grading Plan ## Survey with Plans ## Exterior Rendering ## Narrative 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: May 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: May 2026 Author : ## Aerial Map >> >> >> >> ## CB ## C ## RIP RAP ## BUTLER FALLS ROAD ## 10' BLUFF SETBACK ## BLUFF LINE ## BLUFF LINE ## 25' REAR YARD SETBACK ## 6' SIDE YARD SETBACK ## 30' FRONT YARD SETBACK ## 10' DRAINAGE & UTILITY EASEMENT ## 30' DRAINAGE & UTILITY EASEMENT 15.0' 985 990 995 982 983 984 986 987 988 989 991 992 993 994 996 996 996 997 997 990 995 988 989 991 992 993 994 996 996 996 997 997 997 998 998 985 984 986 987 30.0' 6.0' 15.2' 83.7' 990 989 988 ## S 68°54'59" E 171.57 ## N 20°55'38" E 100.00 ## N 68°54'59" W 169.06 ## S 10°06'05" W 49.71 ## N 33°57'54" E 52.52 ## 7:1 SLOPE ## 4:1 SLOPE ## 3:1 SLOPE ## 7:1 SLOPE ## GARAGE ## GARAGE FLOOR ## ELEV.=999.20 ## HOUSE ## MAIN FLOOR ## ELEV.=999.20 ## PROPOSED ## DECK ## PROPOSED ## DRIVEWAY ## 4.5% SLOPE 998.7 998.7 996.2 996.2 998.7 998.7 ## TOP NUT ON THE ## HYDRANT ## ELEV.=998.87 998.7 ## 3.0' HOLD DOWN FROM ## TOP OF FOUNDATION ## **NO GRADING OR TREE CLEARING ALLOWED IN THE BLUFF AREA** 996.7 996.7 ## RETAINING WALL 998.7 998.5 992.0 996.3 ## 1960 PREMIER DRIVE ## MANKATO, MN 56001 (507) 625-4171 ## R H:\CHERRYCR_PR\25X141594000\CAD\C3D\141594V_SITE_4.dwg 4/9/2026 12:46 PM ## ©Bolton & Menk, Inc. 2026, All Rights Reserved ## JOB NUMBER:FIELD BOOK:DRAWN BY: ## FOR: ## PROPOSED GRADING PLAN ## MANKATO, MINNESOTA ## LOT 3, BLOCK 1, MILLER CREEK 1ST ADDITION ## 112 BUTLER FALLS ROAD ## CHERRY CREEK, INC. 25.141594.000 ## NPM ## R ## SURVEYOR'S CERTIFICATION _______________________________ ## Michael M. Eichers ## License Number 46564 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 11/26/2025 ## AND OFFSETS AS SHOWN. ## SET AT BUILDING CORNERS ## INDICATES FLAGGED NAILS ## INDICATES DRAINAGE ## DIRECTION. ## MONUMENTS FOUND. ## INDICATES IRON PIPE 1000.00 ## INDICATES PROPOSED SPOT ELEVATION ## (PROPOSED GRADES ARE BASED FROM THE ## WENCK ASSOCIATES APPROVED GRADING PLAN) ## SCALE IN FEET 02550 ## HOUSE ELEVATION DATA: ## -HOUSE TYPE = SLAB ON GRADE ## -LOT TYPE = WALKOUT/LOOKOUT ## -BASEMENT WALL HEIGHT = NA ## -PROPOSED GARAGE FLOOR ELEV. = 999.20 ## -PROPOSED TOP OF BLOCK ELEV. = 999.20 ## -PROPOSED LOWEST FLOOR ELEV. = 999.20 ## -LOWEST FOUNDATION OPENING ELEV. = 999.20 ## NOTES: ## -DRIVEWAY SLOPE = 4.5% ## TOPOGRAPHIC SURVEY DATA PROVIDED BY ## MADSEN LAND SURVEYING. SURVEY DATA ## COLLECTED ON NOVEMBER 21, 2025. ## REVISED GRADING PLAN April 9, 2026 I HEREBY CERTIFY THAT THIS PLAN, SURVEY, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONAND THAT I AM A DULY LICENSED LAND SURVEYOR UNDERTHE LAWS OF THE STATE OF MINNESOTA. ## BEN MADSEN, L.S. 50875 DATE: 12-15-2025 ## FOR: GARY RUDOLPH ## FILE NO. 25330 ## SURVEYED BY: K.V. DRAWN BY: K.V. ## COORDINATE SYSTEM: 0 10 20 1" = 20' ## BLUE EARTH COUNTY(2011 ADJ) PAGE: 1 of 1 ___________________ ## MONUMENT FOUND OR SET PREVIOUSLY ## MONUMENT SET, 1/2" X 24 CAPPED REBAR (507) 235-3780 ## 318 EAST BLUE EARTH AVENUEFAIRMONT, MINNESOTA 56031 ## SURVEY OF LOT 3, BLOCK 1, MILLER CREEK 1ST ADD., ## CITY OF MANKATO, BLUE EARTH COUNTY, MINNESOTA ## WWW.MADSENLANDSURVEYING.COM ## BOUNDARY LINESECTION/BLOCK LINEROAD RIGHT OF WAY LINE ## FENCE LINE ## SET HUB & TACK ## SET SPIKE AT BUILDING CORNER ## R ## I ## P ## R ## A ## P ## N 6 8 ° 5 4 ' 3 5 " ## W ## N 3 3 ° 5 7 ' 2 8 " ## E ## N 1 0 ° 0 7 ' 1 4 " ## E ## S 6 8 ° 5 4 ' 3 1 " ## E 3 1 . 4 3 1 3 7 . 6 3 ## N 2 0 ° 5 5 ' 3 8 " ## E 1 4 3 . 8 2 2 7 . 7 6 ## N 3 3 ° 5 7 ' 2 8 " ## E ## S 2 0 ° 5 5 ' 3 8 " ## W ## N 2 0 ° 5 5 ' 3 8 " ## E 4 3 . 7 8 1 0 0 . 0 0 1 0 2 . 5 8 ## S ## U ## R ## V ## E ## Y ## T ## R ## A ## V ## E ## R ## S ## E ## L ## I ## N ## E - - 5 2 . 5 2 - - - - 4 9 . 7 1 - - - - 1 6 9 . 0 6 - - - - 1 7 1 . 5 8 - - ( ## P - 1 6 9 . 0 6 ) ( ## P - 4 3 . 7 8 ) - - 1 0 0 . 0 0 - - 5 6 . 6 7 1 7 . 0 0 2 2 . 0 0 2 9 . 0 0 1 2 . 4 7 4 . 2 9 1 2 . 4 7 2 . 7 1 2 4 . 7 1 8 . 2 3 2 . 5 0 9 . 8 3 2 . 5 0 2 3 . 6 7 5 . 0 0 1 2 . 0 0 4 4 . 0 0 1 0 ' ## U ## T ## I ## L ## I ## T ## Y ## E ## A ## S ## E ## M ## E ## N ## T ## WATER CURB BOX ## F ## L ## A ## T ## C ## U ## R ## B ## F ## L ## A ## T ## C ## U ## R ## B 6 ' 1 5 . 3 3 ' 2 5 ' ## B ## U ## I ## D ## L ## I ## N ## G ## S ## E ## T ## B ## A ## C ## K ## L ## I ## N ## E ## B ## U ## T ## L ## E ## R ## F ## A ## L ## L ## S ## R ## O ## A ## D ## N ## L ## I ## N ## E ## L ## O ## T 3 , ## B ## L ## O ## C ## K 1 ## S ## L ## I ## N ## E ## L ## O ## T 3 , ## B ## L ## O ## C ## K 1 ## B ## L ## O ## C ## K 1 ## W ## L ## I ## N ## E ## L ## O ## T 3 , ## B ## L ## O ## C ## K 1 ( ## P - 1 0 0 . 0 0 ) ( ## P - 1 7 1 . 5 7 ) ( ## P - 5 2 . 5 2 ) ( ## P - 4 9 . 7 1 ) ( ## P - 1 0 0 . 0 0 ) ( ## P - 1 0 0 . 0 0 ) ## PROPOSED ## GARAGE ## 669.8 SQ FT ## FOUND IRON PIPE 6 0 ' 6 0 ' ## E ## A ## S ## T ## E ## R ## L ## Y ## L ## I ## N ## E ## O ## F ## D ## R ## A ## I ## N ## A ## G ## E ## A ## N ## D ## U ## T ## I ## L ## I ## T ## Y ## E ## A ## S ## E ## M ## E ## N ## T ## T ## O ## P ## O ## F ## B ## L ## U ## F ## F ## L ## I ## N ## E ## S ## U ## R ## V ## E ## Y ## T ## R ## A ## V ## E ## R ## S ## E ## L ## I ## N ## E ## SURVEYORS NOTE: THE WESTERLY PART OF THE LOT 3, BLOCK 1, IS AFFECTED ## BY WET LAND, HOWEVER THE ## WET LAND IS NOT DELINEATED WITH ANY DOCUMENTATION. ## FOR THE PURPOSE OF THIS ## SURVEY THE WET LAND IS NOT SHOWN. THIS NOTE IS TO A ## DVISE ANY PERSON REVIEWING ## THAT THIS LOT IS AFFECTED BY WET LAND, PLEASE INQUIR ## E SAID WET LAND LOCATION FROM ## CITY OF MANKATO ZONING OR GIS/MAPPING. ## P ## A ## T ## I ## O ## S ## T ## O ## O ## P ## H ## E ## A ## D ## W ## A ## L ## L ## LOT 3 ## 16504 SQ FT ## 0.38 ACRES ## 2214.3 SQ FT ## HOUSE ## LOT 2 ## LOT 4 ## WATER CURB BOX ## T-PED ## ELECTRIC STUBS 6 ' ## B ## U ## I ## L ## D ## I ## N ## G ## S ## E ## T ## B ## A ## C ## K ## L ## I ## N ## E 3 0 ' ## B ## U ## I ## L ## D ## I ## N ## G ## S ## E ## T ## B ## A ## C ## K ## L ## I ## N ## E 1 5 ' ## U ## T ## I ## L ## I ## T ## Y ## E ## A ## S ## E ## M ## E ## N ## T ## A ## N ## D ## B ## U ## I ## L ## D ## I ## N ## G ## S ## E ## T ## B ## A ## C ## K ## L ## I ## N ## E 1 5 ' ## U ## T ## I ## L ## I ## T ## Y ## E ## A ## S ## E ## M ## E ## N ## T ## L ## I ## N ## E 1 5 . 3 3 ' 3 0 ' ## P ## R ## O ## P ## O ## S ## E ## D ## D ## R ## I ## V ## E ## W ## A ## Y 3 2 . 1 9 ' ## PROPOSED 1 4 ' 5 8 . 0 6 ' 9 8 5 9 9 0 9 9 5 ## F ## O ## U ## N ## D ## I ## R ## O ## N ## P ## I ## P ## E ## C ## A ## T ## C ## H ## B ## A ## S ## I ## N ## F ## O ## U ## N ## D ## I ## R ## O ## N ## P ## I ## P ## E ## F ## O ## U ## N ## D ## I ## R ## O ## N ## P ## I ## P ## E ## REV 11-05-2025 - ADDED NOTE AND LABLE FOR D&U EASE ## MENT ALONG WESTERLY SURVEY TRAVERSE LINE ## REV 12-15-2025 - UPDATED LAYOUT TO NEW PLANS ## R ## E ## V ## I ## S ## I ## O ## N ## T ## A ## B ## L ## E ## N ## U ## M ## B ## E ## R ## D ## A ## T ## E ## R ## E ## V ## I ## S ## E ## D ## B ## Y ## D ## E ## S ## C ## R ## I ## P ## T ## I ## O ## N ## SHEET: ## SCALE: ## D ## R ## A ## W ## I ## N ## G ## S ## P ## R ## O ## V ## I ## D ## E ## D ## B ## Y : ## DATE: 4/21/2026 ## C h a r l i e & ## S c o t t ## T r a u t m a n 1 1 2 ## B u t l e r ## F a l l s ## R d ## M a n k a t o , ## M ## N ## CHERRY CREEK, INC. 1650 TULLAMORE STREETMANKATO, MN 56001PHONE: (507) 386-1699 ## P r o j e c t ## S i t e : 1 1 2 ## B u t l e r ## F a l l s ## R d ## M a n k a t o , ## M ## N 5 6 0 0 1 ## SCALE: ## 1/8" = 1 FT ## DRAWN BY: Cherry Creek Inc. ## 1650 Tullamore St, Ste 100 ## Mankato MN April 24, 2026 ## Conditional Use Permit Request This is a request for a conditional use permit required by City Code Section 10-1498. This code states that if the proposed grading results in moving more than 25 cu yds of fill that deviates from the original grading plan submitted and approved. ## Legal Description: ## Address: 112 Butler Falls Rd Lot 3, Block 1, Miller Creek 1st Add., City of Mankato, Blue Earth County, Minnesota Specific Alteration Required and Reason: This property was developed with the intent to accommodate the construction of walk out basement concept home. However, the owners wish to build a slab on grade patio home instead. Although this is a deviation from the original design of this development, it is not unique, in that there are two homes on this same creek bed already built just the street in the cul-de-sac that are also slab on grade patio homes. As was the case with the other homes that are already built, this type of construction will require more fill than is allowed in the code. We have submitted a grading plan developed by Nate Myhra at Bolten & Menk to Cory Bienfang, City of Mankato Engineer, for his approval. Per his last communication with us, we have met all his concerns about proper drainage and grading requirements. We have attached the following documentation to support this request: 1. Map showing existing topography developed by Madsen Surveying a licensed surveyor in the ## State of Minnesota 2. Map showing proposed grading plan developed by Nate Myhra of Bolten & Menk showing all alterations that are proposed and water flow indicators showing that all rainfall will remain on the existing property and no tree removal or grading to be done in the bluff area. 3. 3-D renderings of the proposed home and grading as called for in the proposed grading plan. All plantings and retaining walls are conceptual at this point as no specific selections of materials or plants have been made by the owners. Site Plan and Traffic Advisory Review Committee1. 3. ## Meeting Date:05/12/2026 ## Title ## 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). ## Applicant The applicant is Bolton and Menk, on behalf of the owner, Old Town Riverfront Properties, LLC. ## Request The applicant is seeking the preliminary and final plat review of Eastwood Energy Center No. 7. The proposed plat creates a one block subdivision with three new lots, where one large lot is presently located. Lot 1 is 8 acres; Lot 2 is 4.40 acres and Lot 3 is 6.0 acres. ## Location The property is currently addressed as 1751 Energy Rd. ## Existing Land Use The land is currently vacant. ## Zoning The property is zoned M-1, Light Industrial District. ## Environmentally Sensitive Areas The Environmentally Sensitive Areas Map indicates that there are no known environmental conditions on the property. Blue Earth Pond South is located to the east of the subject property. ## Public Utilities City services have been extended to the site via connections to Energy Drive. ## City Code The City Code pertaining to the M-1, Light Industrial District may be viewed at the link below: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTVIIINDI_DIV3LIINDI ## Review The applicant Bolton and Menk, is seeking the preliminary and final plat review of Eastwood Energy Center No. 7. Previously created by an registered land survey. The proposed plat creates a one block subdivision with three new lots, where one large lot is presently located. Lot 1 is 8 acres; Lot 2 is 4.40 acres and Lot 3 is 6.0 acres. The developer wishes to create a three lot plat to create new building sites for two identified future tenants. Stormwater will need to be handled on site for each building constructed. ## Attachments ## General Location Map ## Aerial Map ## Preliminary Plat ## Final Plat ## Concept Plan 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: May 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: May 2026 Author : ## Aerial Map ## C D.N.R. SAKATAH SINGING HILLS TRAIL ## L ## ENERGY DRIVE 1 ## 8.00 ACRES 3 ## 6.00 ACRES 2 ## 4.40 ACRES ## BLOCK 1 80.00 80.00 565.00 15.72 236.63 281.00 723.42 809.33 48.77 262.50 78.10 ## L=32.64 ## R=100.00 ## Δ=18°42'07" ## S 70°48'19" W 202.13 ## N 16°28'51" W 517.63 ## N 16°08'33" W 580.72 ## N 73°51'27" E 544.88 ## S 54°31'24" E 207.53 ## S 35°28'36" W 195.00 ## S 54°31'24" E 300.11 ## S 35°33'57" E 389.37 ## S 00°09'37" W 359.06 ## S 89°30'26" W 517.89 ## PERMANENT DRAINAGE ## & UTILITY EASEMENT ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## C ## C ## C ## C ## C ## C ## C ## C ## C ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## X ## X ## X ## X ## X ## X ## X ## X ## CLVT ## S ## H ## S ## S ## D ## H ## C ## D ## S ## S ## S ## CO ## CLVT >> >> >> >> >> >> >> >> >> >> >> >> >> ## D ## D >> >> >> >> >> >> >> >> >> >> >> >> >> > > ## S > > > ## S > > > > > ## S > > > > > ## S > ## S ## S l l l l l l l l l l l l l l l l l ll l ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## C ## C ## C ## C ## C ## C ## C ## C ## C ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## X ## X ## X ## X ## X ## X ## X ## X ## BENCH MARK ## TOP NUT HYDRANT ## ELEV.= 1011.16' ## BENCH MARK ## TOP NUT HYDRANT ## ELEV.= 1008.73' ## BENCH MARK ## TOP NUT HYDRANT ## ELEV.= 1011.42' ## BENCH MARK ## TOP NUT HYDRANT ## ELEV.= 1010.56' ## NO ## PARKING ## ENVENTIS ## NO ## PARKING ## NO ## PARKING ## BENCH MARK ## TOP NUT HYDRANT ## ELEV.= 1008.90' ## POWER ATHLETICS ## CONCRETE ## CONCRETE ## BITUMINOUS ## BITUMINOUS ## BITUMINOUS ## EDGE OF WATER ## EDGE OF WATER ## EDGE OF WATER ## EDGE OF WATER ## CHAINLINK FENCE ## CHAINLINK FENCE ## BITUMINOUS ## CONCRETE ## CONCRETE ## CONCRETE ## CONCRETE ## ENERGY DRIVE ## BITUMINOUS ## ENERGY DRIVE ## BITUMINOUS ## ENERGY DRIVE ## BITUMINOUS ## CONCRETE ## CONCRETE ## CONCRETE ## CONCRETE ## CONCRETE ## CONCRETE ## CONCRETE ## CONCRETE ## F ## F ## F ## F ## F ## F ## F ## F ## F ## F ## F ## F ## H ## F ## F ## F ## F ## F ## F ## F ## F ## F ## F ## H ## C ## 1960 Premier Drive ## Mankato, MN 56001 Phone: (507) 625-4171 H:\OLDTOWRP_PR\26X143058000\CAD\C3D\143058_V_PLTF.dwg 4/27/2026 12:11 PM ## ©Bolton & Menk, Inc. 2026, All Rights Reserved ## FOR: ## DRAWN BY:FIELD BOOK:JOB NUMBER: ## PRELIMINARY PLAT ## MANKATO, MINNESOTA ## TRACT B, REGISTERED LAND SURVEY NO. 175 ## OLD TOWN RIVERFRONT PROPERTIES, LLC ## 26X.143058.000 ## NPM ## R ## R ## SCALE IN FEET 0100200 ## EASTWOOD ENERGY CENTER NO. 7 ## (MINNESOTA COUNTY COORDINATE SYSTEM - ## BLUE EARTH COUNTY ZONE - HARN NAD83 - 1996) ## BASIS OF BEARINGS ## 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 ## (SHOWN AS PER THE PLAT OF CIRCLE ## SEVEN SUBDIVISION.) ## SURVEYOR'S CERTIFICATION _____________________________________ ## Michael M. Eichers ## License Number 46564 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 04/27/2026 ## 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-1, Light Industrial District ## SETBACKS: ## Front Main and Accessory Building 30 feet ## Parking or Storage Areas15 feet ## Side Main and Accessory Buildings 15 feet Parking or Storage Areas 6 feet ## Rear Main and Accessory Building None ## Parking AreasNone Lot Area = 7,000 sq.ft. Lot Width (minimum) = 100 feet Max. Ground Coverage by all Structures = 75% ## C D.N.R. SAKATAH SINGING HILLS TRAIL ## L ## ENERGY DRIVE 1 ## 8.00 ACRES 3 ## 6.00 ACRES 2 ## 4.40 ACRES ## BLOCK 1 80.00 80.00 565.00 15.72 236.63 281.00 723.42 809.33 48.77 262.50 78.10 ## L=32.64 ## R=100.00 ## Δ=18°42'07" ## S 70°48'19" W 202.13 ## N 16°28'51" W 517.63 ## N 16°08'33" W 580.72 ## N 73°51'27" E 544.88 ## S 54°31'24" E 207.53 ## S 35°28'36" W 195.00 ## S 54°31'24" E 300.11 ## S 35°33'57" E 389.37 ## S 00°09'37" W 359.06 ## S 89°30'26" W 517.89 ## PERMANENT DRAINAGE ## & UTILITY EASEMENT ## FIELD BOOK:JOB NUMBER:DRAWN BY: ## BOLTON & MENK, INC. ## THIS PLAT PREPARED BY ## OFFICIAL PLAT COPY ## EASTWOOD ENERGY CENTER NO. 7 ## 26X.143058.000 ## R ## SCALE IN FEET 0100200 H:\OLDTOWRP_PR\26X143058000\CAD\C3D\143058_V_PLTF.dwg 4/27/2026 12:15 PM ## LEGEND ## CENTRAL ANGLE ## RADIUS LENGTH ## ARC DISTANCE ## INDICATES ## INDICATES ## INDICATES ## Δ=90°00'00" ## R=100.00' ## L=100.00' ## CHORD LENGTHINDICATESC=100.00' ## CHORD BEARINGINDICATESCB=N 90°00'00"E ## BASIS OF BEARINGS ## (AS PER THE FINAL PLAT OF REGISTERED ## POINT OF CURVATUREINDICATESPC ## POINT OF TANGENCYINDICATESPT ## LAND SURVEY NO. 175) ## POINT OF REVERSE CURVEINDICATESPRC ## PENDING FINAL REVIEW ## FINAL PLAT ## LEGEND ## 3/4" IRON PIPE MONUMENT SET ## MARKED BY LIC. NO. 46564 ## MONUMENT FOUND ## Horizontal Datum: HARN 1996 County Coordinate System ## 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 PERSONS BY THESE PRESENT: Old Town Riverfront Properties, LLC, a Minnesota limited liability company, owner of the following described property: Tract B, Registered Land Survey No. 175, according to the plat thereof on file and of record with the Blue Earth County Registrar of Titles. Containing ??? acres. Has caused the same to be surveyed and platted as EASTWOOD ENERGY CENTER NO. 7 and does hereby dedicate to the public for public use the drainage and utility easements as created by this plat. In witness whereof said Old Town Riverfront Properties, LLC, a Minnesota limited liability company, has caused these presents to be signed by its proper officer this _______ day of ____________________ , 2026. ## Old Town Riverfront Properties, LLC _____________________________________ By: Ryan Evenson, Manager. ## NOTARY CERTIFICATES ## State of Minnesota ## County of Blue Earth The foregoing instrument was acknowledged before me this _____ day of ____________ , 2026 by Ryan Evenson, Manager of Old Town Riverfront Properties, 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 __________ , 2026, the Planning Commission of the City of Mankato did duly review this plat of ## EASTWOOD ENERGY CENTER NO. 7. __________________________ _____________________________________ Chair person: Secretary: Be it known that on this the ____ day of ___________ , 2026, the City Council of the City of Mankato did duly approve this plat of EASTWOOD ## ENERGY CENTER NO. 7. __________________________ _____________________________________ Mayor: Clerk: ## TITLE OPINION I, _________________________ , 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. _____________________________________ ___________________ , Licensed Attorney ## TAXPAYER SERVICES DEPARTMENT 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. _____________________________________ ## Taxpayer Services Director ## REGISTRAR OF TITLES 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 ___________. _____________________________________ ## Registrar of Titles (04-27-2026) ## C D.N.R. SAKATAH SINGING HILLS TRAIL ## L ## ENERGY DRIVE 1 ## 8.00 ACRES 3 ## 6.00 ACRES 2 ## 4.40 ACRES ## BLOCK 1 80.00 80.00 565.00 15.72 236.63 281.00 723.42 809.33 48.77 262.50 78.10 ## L=32.64 ## R=100.00 ## Δ=18°42'07" ## S 70°48'19" W 202.13 ## N 16°28'51" W 517.63 ## N 16°08'33" W 580.72 ## N 73°51'27" E 544.88 ## S 54°31'24" E 207.53 ## S 35°28'36" W 195.00 ## S 54°31'24" E 300.11 ## S 35°33'57" E 389.37 ## S 00°09'37" W 359.06 ## S 89°30'26" W 517.89 ## PERMANENT DRAINAGE ## & UTILITY EASEMENT ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## C ## C ## C ## C ## C ## C ## C ## C ## C ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## X ## X ## X ## X ## X ## X ## X ## X ## CLVT ## S ## H ## S ## S ## D ## H ## C ## D ## S ## S ## S ## CO ## CLVT >> >> >> >> >> >> >> >> >> >> >> >> >> ## D ## D >> >> >> >> >> >> >> >> >> >> >> >> >> > > ## S > > > ## S > > > > > ## S > > > > > ## S > ## S ## S l l l l l l l l l l l l l l l l l ll l ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## C ## C ## C ## C ## C ## C ## C ## C ## C ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## E ## X ## X ## X ## X ## X ## X ## X ## X ## BENCH MARK ## TOP NUT HYDRANT ## ELEV.= 1011.16' ## BENCH MARK ## TOP NUT HYDRANT ## ELEV.= 1008.73' ## BENCH MARK ## TOP NUT HYDRANT ## ELEV.= 1011.42' ## BENCH MARK ## TOP NUT HYDRANT ## ELEV.= 1010.56' ## NO ## PARKING ## ENVENTIS ## NO ## PARKING ## NO ## PARKING ## BENCH MARK ## TOP NUT HYDRANT ## ELEV.= 1008.90' ## POWER ATHLETICS ## CONCRETE ## CONCRETE ## BITUMINOUS ## BITUMINOUS ## BITUMINOUS ## EDGE OF WATER ## EDGE OF WATER ## EDGE OF WATER ## EDGE OF WATER ## CHAINLINK FENCE ## CHAINLINK FENCE ## BITUMINOUS ## CONCRETE ## CONCRETE ## CONCRETE ## CONCRETE ## ENERGY DRIVE ## BITUMINOUS ## ENERGY DRIVE ## BITUMINOUS ## ENERGY DRIVE ## BITUMINOUS ## CONCRETE ## CONCRETE ## CONCRETE ## CONCRETE ## CONCRETE ## CONCRETE ## CONCRETE ## CONCRETE ## F ## F ## F ## F ## F ## F ## F ## F ## F ## F ## F ## F ## H ## F ## F ## F ## F ## F ## F ## F ## F ## F ## F ## H ## C ## ENERGY DRIVE ## PERMANENT DRAINAGE & ## UTILITY EASEMENT ## PROP. PHASE 1 ## BUILDING ## 36,195 SF ## 15' BUILDING SETBACK, TYP. ## 6' PARKING SETBACK, TYP. ## 6' PARKING SETBACK, TYP. ## 15' BUILDING SETBACK, TYP. ## 15' PARKING SETBACK, TYP. ## 30' BUILDING SETBACK, TYP. ## 9', TYP. 44' ## 20', TYP. 240.5' 150.5' 43 46 30' 80' 158.75' 24' 30' 84' ## FUTURE PHASE 2 ## CONSTRUCTION ## 50,000 SF ## WB-67 - Interstate Semi-Trailer ## ENERGY DRIVE 16 15 16 16 15 15 18 ## 6' PARKING SETBACK, TYP. ## 15' BUILDING SETBACK, TYP. ## 15' PARKING SETBACK, TYP. ## 30' BUILDING SETBACK, TYP. 26' 22' 20' 20' 20' 30' 35' 30' ## 5', TYP. ## 9', TYP. ## 20', TYP. 19' 9' 18' 30' 65' 120' 27' ## 6' PARKING SETBACK, TYP. ## 15' BUILDING SETBACK, TYP. 30' 30' ## 24' ADDITIONAL ACCESS ## WB-67 - Interstate Semi-Trailer ## PROPROSED ## BUILDING ## 40,000 SF ## 1960 Premier Drive ## Mankato, MN 56001 Phone: (507) 625-4171 H:\OLDTOWRP_PR\26X143058000\CAD\C3D\143058_V_PLTF.dwg 4/28/2026 11:47 AM ## ©Bolton & Menk, Inc. 2026, All Rights Reserved ## FOR: ## DRAWN BY:FIELD BOOK:JOB NUMBER: ## CONCEPT PLAN ## MANKATO, MINNESOTA ## TRACT B, REGISTERED LAND SURVEY NO. 175 ## OLD TOWN RIVERFRONT PROPERTIES, LLC ## 26X.143058.000 ## NPM ## R ## R ## SCALE IN FEET 0100200 ## EASTWOOD ENERGY CENTER NO. 7 ## (MINNESOTA COUNTY COORDINATE SYSTEM - ## BLUE EARTH COUNTY ZONE - HARN NAD83 - 1996) ## BASIS OF BEARINGS ## 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 ## (SHOWN AS PER THE PLAT OF CIRCLE ## SEVEN SUBDIVISION.) ## SURVEYOR'S CERTIFICATION _____________________________________ ## Michael M. Eichers ## License Number 46564 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 04/27/2026 ## 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-1, Light Industrial District ## SETBACKS: ## Front Main and Accessory Building 30 feet ## Parking or Storage Areas15 feet ## Side Main and Accessory Buildings 15 feet Parking or Storage Areas 6 feet ## Rear Main and Accessory Building None ## Parking AreasNone Lot Area = 7,000 sq.ft. Lot Width (minimum) = 100 feet Max. Ground Coverage by all Structures = 75% ## Site Plan and Traffic Advisory Review Committee 1. 4. ## Meeting Date:05/12/2026 ## Title ## 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). ## Applicant The applicant is Brad Bass on behalf of Bridgewater Group, Inc., with permission of the property owner, Tom Yenish. ## Request The applicant is seeking a conditional use permit to allow the repurposing of the Motel 6 structure into an assisted living/affordable housing with services facility serving elderly and disabled adults in the B-3, Highway Business District, and a certificate of design compliance to allow exterior modifications in the Highway Gateway Overlay District. ## Location The subject property is located at 1731 Premier Drive and is legally described as Lot 4, Block 1, Venstar Subdivision, Mankato, MN 56001. ## Existing Land Use The property is currently in operation as a 66-unit "Motel 6" hotel. ## Zoning The property is zoned B-3, Highway Business District. ## Environmentally Sensitive Areas There are no known environmentally sensitive areas on the subject property. ## Public Utilities The property is currently served by public utilities. ## Review The applicant is seeking a Conditional Use Permit to allow an Assisted Living Facility in the B-3, Highway Commercial, zoning district, and a Certificate of Design Compliance for exterior façade changes in the Highway Gateway Overlay District. The applicant is proposing to utilize the current three-story Motel 6 hotel building located at 1731 Premier Drive to provide affordable residential housing with assisted living services on the property. The proposed business is identified as "Bridgewater", which provides assisted living care and similar services within Blue Earth County. Motel 6’s current 66 hotel room units will be modified into approximately 60 affordable housing units to serve disabled adults and the elderly. In order to modify the existing hotel, interior changes to the facility will include the addition of a licensed commercial kitchen and dining facilities to provide meals and eating spaces for residents. The provided narrative explains that the suites within the building offer a larger living area for residents not found in traditional congregate housing settings, that suites range in size, and that they can be easily adapted to provide for changes needed whilst aging in place. The applicant attests that the physical condition of the property is exceptional, as a less than 10-year-old building. They state, due to this exceptional condition, reuse of the hotel into an assisted living facility would be compatible and highly cost-efficient. The applicant intends to broadly maintain the existing mechanical equipment, air exchange units, elevator, fire alarms and automated sprinkler systems as well as the flooring, interior paint, fixtures, and furnishings. The applicant explained that they traditionally provide furniture and bedding for their tenants, and that the condition of the existing furnishings would align well with this practice. The applicant has indicated that the facility will be a "Congregate Care Facility" / "Assisted Living Facility". Mankato City Code Section 10-2 defines "Congregate Housing" as: "a residential facility for four or more elderly persons (aged 60 years or older) within which are provided living and sleeping facilities, meal preparation, laundry services, and room cleaning. Such facilities may also provide other services, such as transportation for routine social and medical appointments, and counseling. The term "congregate housing" may also be referred to as an assisted living facility", which appears to apply to the proposed reuse of the subject property. The facility will provide board and lodge, nursing, and activities of daily living within a smoke-free facility. The applicant attests that they intend to provide the following list of services at the proposed assisted living facility: (EW) Elderly Waiver, (CADI) Community Access for Disability Inclusion Waiver, 24-hour care givers, on staff nursing services, 24-hour on call nursing services, pendant call light system, 3 meals and 2 snacks per day, and assistance in activities of daily living (ADL’s), Including but not limited to: ## Dressing, Bathing, Grooming, Toileting, Walking, Transfers, and Mobility Assistance ## Medication Management ## Diabetic Care- Insulin Assistance and Glucose Monitoring ## Basic wound care, CPAP/BIPAP Assistance ## Weight and Vital Checks Safety and Wellness checks as needed ## Dedicated space for: PT/OT/Speech Therapy ## Daily in house Activities program including Scheduled Community Outings ## Transportation Management ## Laundry & Housekeeping In order to reuse the existing hotel for Congregate Housing (aka an Assisting Living Facility), the applicant proposes to modify the existing interior spaces to better suit the intended use. On the first/ground floor, the applicant proposes to remodel the shared common spaces and staff spaces. This will involve demoing the existing restrooms, vending area, and two existing hotel suites in order to construct a commercial kitchen and resident dining space. The proposed 1st floor shows 16 resident suites/units, a unisex bathroom, a commercial kitchen with a walk-in freezer & dry storage, an open dining space, large laundry room, office spaces, and a lobby area. Resident suites/units are shown to largely remain in their current state, with a singular small living/sleeping space and a full bathroom. No kitchen space will be provided within the units themselves. Access to the upper floors will continue to be provided with an elevator and two stairwells. The second and third floors are largely similar layouts and will primarily remain as is. The second floor is proposed to contain 24 residential units, as well as a small laundry room and office spaces. The third floor is proposed to comprise of 25 residential suites and a small office space. Exterior modifications include removal of the current Motel 6 marquee and replacement of the current red color of the building with brown. In addition, the applicant intends to provide a partially enclosed outdoor greenspace on the subject property, which will be designed and built to include privacy fencing, gardens, sitting areas with a gazebo, and picnic tables. A separate outdoor designated smoking area will be provided on site. The existing property includes a covered front entry / vehicle loading area, perimeter and interior landscaping, a The existing property includes a covered front entry / vehicle loading area, perimeter and interior landscaping, a trash enclosure, and a private sidewalk network. The private sidewalk network has an existing connection to the public trail along Highway 22 as well as a private connection to the sidewalk network for the property located to the south (known as "The Paw"). Notably, the proposed site plan appears to show the addition of a sidewalk along the north side of the existing parking lot. Existing landscaping will remain and continue to provide screening for the parking areas. An existing refuse enclosure is located within the property and existing exterior lighting will be retained. Existing refuse enclosure is constructed of colored rock-faced CMU & EverGrain composite boards mimicking weathered wood. For the purposes of calculating off-street parking requirements, the proposed use would continue to be defined as "Congregate Housing", which requires one-half space per dwelling unit. With a proposed unit count of 60, only 30 off-street parking stalls would be required. The existing/proposed 78 off-street stalls exceed the minimum parking requirement. If not existing, bicycle parking achieving Mankato City Code standards will be required. Based on the number of off-street automobile spaces, a minimum of four off-street bicycle parking stalls shall be provided on site. The existing Motel 6 monument sign located along Premier Drive is intended to be reused by the proposed facility. Sign permits will be required prior to installation, and all signage must comply with Code standards. The applicant has provided a Narrative. Within this narrative, the applicant states that they currently provide 100% waivered services in Blue Earth and Nicollet County. The applicant intends to be licensed through the Minnesota Department of Health as an Assisted Living Facility. They assert that they will only provide permanent housing options and will not provide transitional housing at this property. They also note that all residents and employees must have a background study prior to residency or employment within the organization. ## Certificate of Design Compliance: The subject property is located within the Highway Gateway Overlay District and alterations to the building facades are proposed. Exterior work will be limited to removal of the current Motel 6 marquee and repainting of the current red portions of the building with a neutral brown color. Existing exterior elevations consist primarily of EIFS, and the applicant does not propose any modifications to the exterior finishes at this time. ## Future Building: The provided site plan includes a proposed 40' x 60' "future storage and maintenance building" to be located in the area of the existing truck parking stalls. The applicant has not provided plans for the proposed future building. ## Use: The subject property is located within the B-3, Highway Business District. The current use of the property as a hotel is considered a Permitted Use in the B-3 Zoning District, but the proposed Congregate Housing use is not listed as either a permitted or conditional use in the B-3 Zoning District. The applicant has attested that the proposed use is of the same general character as a multifamily development, as the use is similar in manner to other high density residential developments. In the B-3, such residential uses are considered Conditional Uses, but are subject to specific standards, as outlined in Mankato City Code Section 10-659. Mankato City Code allows, with a Conditional Use Permit, for "Other commercial and residential uses determined by the planning agency to be of the same general character as the permitted and conditional uses above and found not to be detrimental to existing uses and to the general public health, safety, and welfare". The applicant has provided the following statement describing how they believe the proposed Assisted Living Facility is of the same general character as a multifamily use in the B-3 Zoning District: "The recent building of Multifamily Housings near the subject property has created a residential hub that is growing rapidly. The increased volume of residential activity in and around the property offers a multifamily environment that our residents can thrive from. The area surrounding the parcel are properties with local business’ providing individual based services. The nearby businesses are focused on personal use and geared towards personal activities such as pet services, personal storage options, shopping, and convenience options such as Kwik Trip. Our residents can directly benefit from the surrounding services offered nearby. Bridgewater will offer a community-based service which will complement the neighborhood for seniors who may need assistance. The property lends itself to provide affordable housing options for individuals needing Assisted Living. Location is close to healthcare, emergency services, transportation services, local shopping and entertainment/restaurants, and multifamily neighborhoods. Location provides good local employment opportunities for health care employees offering both part time and full time (long term care) career opportunities". Note that, if the proposed Congregate Housing use is to be considered to be of the same general character as multifamily (apartment) uses in the B-3, the City of Mankato may determine that the proposed project be subject to the additional standards outlines in Mankato City Code Section 10-659. This proposal seeks consideration for a conditional use permit allowed based on the determination that the proposed use is of the same general character as other conditional uses allowed in the B-3 zoning district. ## Letters of Support: The applicant has provided two letters of support for the proposed project from Blue Earth County Staff. These staff include Erika Sletten, Blue Earth County Human Services Supervisor and Lynnsey Standahl, Blue Earth County Adult & Disability Services Supervisor. Both County staff attest that the proposed Assisted Living Facility targeting low income and disabled individuals is greatly needed and that completion of the proposed project would directly benefit the residents of Blue Earth County. In line with these statements, the City of Mankato 2025 Comprehensive Housing Needs Analysis underpins the testament that the proposed facility supports a specific housing needed within the Greater Mankato Area. ## Attachments ## General Location Map ## Aerial ## Site Plan ## Floor Plans ## Exterior Rendering ## Narrative ## Letters of Support - BEC 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: May 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: May 2026 Author : ## Aerial Map ## Bridgewater of Mankato Bridgewater of Mankato is family owned and operated by Brad and Heather Bass. Services have included Adult Foster Care, Adult Day Care Services, Dementia care, Ventilator Care, Independent Housing with Services, Assisted Living services and Senior Cooperative Housing developments throughout MN and WI. Brad and Heather have provided senior services in Blue Earth County for nearly 30 years. ## SUMMARY: We intend on purchasing the Motel 6 located at 1731 Premier Dr Mankato Mn 56001. Our proposal is to expand our current operations in Mankato and repurpose the Motel 6 ‘s current 66 units to approximately 60+ aSordable housing units to serve the elderly and disable adults. Motel 6 is Currently ZONED B-3. We are requesting a conditional use permit to provide aSordable residential housing with services and assisted living services on the property. A licensed commercial kitchen and dining center will be added to provide meals, in addition to an outdoor greenspace on the interior of the property. We are also requesting a Certificate of Design Compliance for the exterior color changes to the building. We will be removing the Motel 6 Marquee and color scheme (RED) to a more neutral residential brown to match neighboring structures and developments. We will re-use the existing monument sign to identify Bridgewater. Bridgewater will provide board & lodge, nursing, and activities of daily living. We currently provide 100% waivered services with an increasingly higher demand in Blue Earth and Nicollet County. We will be licensed through the MN Dept. of Health as an Assisted Living Facility. We oSer permanent housing options, we do not provide transitional housing. All residents and employees must have a background study prior to residency or employment within our organization. Na#onal Criminal Database check, Na#onal Sex Offender Registry, MN BCA (Bureau of Criminal Apprehension), and also a MN State Court check. ## Criminal Check w/MN State Court: ## SSN Trace ## OFAC Watchlist ## National Sex Offender Registry (50 State) ## National Criminal SuperSearch* ## MN BCA Criminal Check ## MN State Court (87 county) ## Criminal Check w/Evictions and MN State Court: ## SSN Trace ## OFAC Watchlist ## National Sex Offender Registry (50 State) ## National Criminal SuperSearch* ## MN BCA Criminal Check ## MN State Court (87 county) ## National Court Evictions ## Services Provided: ## (EW) Elderly Waiver ## (CADI) Community Access for Disability Inclusion Waiver 24 Hour Care givers ## On StaS Nursing Services 24 Hour on call nursing services Pendant call light system 3 meals and 2 snacks per day Assistance in activities of daily living (ADL’s) Including but not limited to: ## Dressing, Bathing, Grooming, Toileting, Walking, Transfers, and Mobility assistance ## Medication Management ## Diabetic Care- Insulin Assistance and Glucose Monitoring ## Basic wound care, CPAP/BIPAP Assistance ## Weight and Vital Checks Safety and Wellness checks as needed ## Dedicated space for: PT/OT/Speech Therapy ## Daily in house Activities program including Scheduled Community Outings ## Transportation Management ## Laundry & Housekeeping ## Smoke Free Facility Condition of the Property The condition of the property is exceptional. The cost per unit to repurpose the existing space vs to build new is 50% less in todays’ building market. Motel 6 is less than 10 yrs old. It is energy eSicient and fully up to code with the highest life safety options – all mechanicals, air exchange units, elevator, fire alarms and automated sprinkler systems are in pristine condition. The interior flooring, paint, fixtures, and furnishings are like new and have been very well maintained. Many elders who we serve do not have good furniture or bedding which we traditionally will provide. The suites within the building oSer a larger living area for residents not found in traditional congregate housing settings. Suites range in sizes and can be easily adaptable to provide for changes needed while aging in place. Outdoor greenspace areas will be designed and built to include privacy fencing, gardens, sitting areas with a Gazebo, and picnic tables. Designated smoking areas will be provided. Why we feel this can meet the B-3 conditional permit use The recent building of Multifamily Housings near the subject property has created a residential hub that is growing rapidly. The increased volume of residential activity in and around the property oSers a multifamily environment that our residents can thrive from. The area surrounding the parcel are properties with local business’ providing individual based services. The nearby business’ are focused on personal use and geared towards personal activities such as pet services, personal storage options, shopping, and convenience options such as Kwik Trip. Our residents can directly benefit from the surrounding services oSered nearby. Bridgewater will oSer a community based service which will complement the neighborhood for seniors who may need assistance. The property lends itself to provide aSordable housing options for individuals needing Assisted living. Location is close to healthcare, emergency services, transportation services, local shopping and entertainment/restaurants, and multifamily neighborhoods. Location provides good local employment opportunities for health care employees oSering both part time and full time (long term care) career opportunities. ## Site Plan and Traffic Advisory Review Committee 1. 5. ## Meeting Date:05/12/2026 ## Title ## CY26-26 Request of Brian Sarff for the vacation of the eastern 120 feet of Ridgewood Street. The subject area is described as the east 120’ of Ridgewood Street lying north of Lot 28, Sunset View Addition, and lying south of Lot 97 and Vacated Alley, Oak Knoll, according to the plats on files and record with the Blue Earth County Recorder. (405 Ridgewood Street). ## Applicant The applicants are Brian Sarff and Mary Kaus. ## Request The request is for the vacation of a portion of the currently platted Ridgewood Street. ## Location The area proposed for vacation is flanked on the north by the property addressed as 111 Dell Avenue and on the south by the property addressed as 405 Ridgewood Street. ## Existing Land Use The property is a platted, unimproved right-of-way. There is a paved accessway for 405 Ridgewood that occupies a segment of the area proposed for vacation. ## Zoning The subject property is zoned R-1, one family dwelling district. ## Environmentally Sensitive Areas There are both bluffs and woodlands located in the proposed vacation area. ## Public Utilities There is a public water line located in the proposed vacation area. ## Review Brian Sarff and Mary Kaus have petitioned for the vacation of the eastern 120 feet of Ridgewood Street. The subject area is legally described as the east 120’ of Ridgewood Street lying north of Lot 28, Sunset View Addition, and lying south of Lot 97 and Vacated Alley, Oak Knoll, according to the plats on files and record with the Blue Earth County Recorder. The vacation area is flanked on the northern by the property addressed as 111 Dell Avenue and on the southern side by the property addressed as 405 Ridgewood Street. The vacation exhibit presented shows the vacation of the eastern approximately 120 lineal feet of Ridgewood Drive, and area approximately 6,025 square feet. The street area proposed for vacation is a 50' wide right of way, consisting of 33' dedicated on the recorded plat of Oak Knoll subdivision and 17' dedicated on the Sunset View Addition subdivision plat. The current terminus of the proposed vacation area is property owned by the City of Mankato, known as "Rasmussen Woods". The applicant has sent the vacation request to the utility companies. Of the utility companies responding, the City of Mankato is the only respondent representing utilities in this location. There is an existing watermain located in the proposed vacation area. The City engineer has reviewed the request and indicated that a 20' easement over the line will be sufficient for the water line. The applicant has provided a draft document representing the proposed easement area. The applicant has provided a document representing that, upon vacation, they will work with the adjacent property owner to have that portion of the vacated street transferred to their ownership. The applicant intends to construct an accessory structure in the general area of the vacation request, but outside of the proposed easement area. ## Attachments ## General Location Map ## Aerial Plan ## Vacation Area Map ## Utility Company Responses Transfer Agreement between neighbors 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: May 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: May 2026 Author : ## Aerial Map ## Site Plan and Traffic Advisory Review Committee 2. 1. ## Meeting Date:05/12/2026 ## Title Adams Street speed limit ## Attachments ## Memo Adams Street Speed ## Mr. Joh Harrenstein March 21, 2019 Page 1 ## City of Mankato, MN ## 10 Civic Center Plaza ## PO 3368 Mankato, MN 56002-3368. ## MEMORANDUM Date: 5/12/2026 ## To: Site Plan and Traffic Advisory Committee ## From: Joe Smith, PE – Assistant City Engineer ## Maury Hooper, PE – Traffic Engineer ## Subject: Resolution for Directing Traffic Control Signage ## Adams Street (Segment Between Trunk Highway 22 and CSAH 12) Engineering staff recommend installing additional 30 MPH (R2‑1) speed limit signs along Adams Street between Trunk Highway 22 and CSAH 12. Two new signs should be placed on new supports at the approximate locations shown in Figure 1 to reinforce the posted speed limit and improve driver awareness. The recommendation follows concerns from Mankato Public Safety about speeding along Adams Street and feedback via enforcement efforts on the potential benefit of providing additional signing along this segment. Staff concurs that additional signage at strategic locations could improve compliance and reinforce the regulatory speed limit. ## Mr. Joh Harrenstein March 21, 2019 Page 2 ## City of Mankato, MN ## 10 Civic Center Plaza ## PO 3368 Mankato, MN 56002-3368. Figure 1 ## Site Plan and Traffic Advisory Review Committee 2. 2. ## Meeting Date:05/12/2026 ## Title Balcerzak Drive stop sign ## Attachments Balcerzak drive stop sign memo Supplemental information ## Mr. Joh Harrenstein March 21, 2019 Page 1 ## City of Mankato, MN ## 10 Civic Center Plaza ## PO 3368 Mankato, MN 56002-3368. ## MEMORANDUM Date: 5/12/2026 ## To: Site Plan and Traffic Advisory Committee ## From: Joe Smith, PE – Assistant City Engineer ## Maury Hooper, PE – Traffic Engineer ## Subject: Resolution for Directing Traffic Control Signage ## Balcerzak Drive and Pohl Road Intersection Engineering staff recommend installing supplemental left side STOP (R1‑1) signs on the 40 mph approaches of Balcerzak Drive at the intersection of Pohl Road. The signs will be mounted on an additional support to ensure proper placement and visibility. This recommendation responds to a citizen concern about intersection and pedestrian safety. A review of crash history indicates an ongoing concentration of right‑angle crashes associated with the higher speed, stop‑controlled movements on Balcerzak Drive’s multilane approach. A supplemental left-side STOP sign will improve visibility of the STOP control condition across all approach lanes and reinforce driver expectancy, consistent with MUTCD and FHWA guidance for enhanced signing at stop-controlled intersections. These supplemental stop signs are being paired with enhanced “zebra style” crosswalks to further enhance visibility and safety in the summer of 2026. In the long term, the Balcerzak Drive Corridor Study recommends significant changes to the intersection that includes a single approach lane and reconfiguration of the existing intersection to a roundabout to improve safety and operations. ## REVIEW: ## Intersection control: All-Way STOP• Two crossing are marked, but two are not.• Balcerzak geometry- two approach lanes on east and west approaches (Balzerzak transitions to 3- lane as it approaches Victory. • ## Speed: Balcerzak 40 MPH, Pohl 30 MPH• Pohl has on-road bike lanes. Balcerzak has "share the road"• Intersection has lighting at and near the intersection.• CRASHES: high number of right angle for a STOP controlled intersection.• ## ADT: 9358 Balcerzak, 4605 Pohl.• The Nov 2025 Balcerzak Drive Corridor Study recommends revising cross-section to one lane each direction and reconfiguring the intersection at Pohl to a roundabout (MAPO ICE) • ## Summary and Recommendations: The crash review indicates that right angle crashes are still occurring despite having all-way stop control. Since the intersection is controlled by an All-Way STOP, requesting additional enforcement seems appropriate since vehicle have to violate the STOP to get into a right angle crash. ## Incremental Improvements: All crosswalks should be marked (versus only two - current conditions), Hi-visibility zebra style walks are recommended given the proximity of the parks and the higher speed approaches of Balcerzak. • If right angle crashes persist, left side STOP signs installation is recommended on Balcerzak approaches.• Long term: Balcerzak should be considered for a four to three conversion during the next maintenance overlay or seal coat as the ADT is well below the capacity of the three lane, this could also facilitate an E-W bike lane (current signed share the road), influence speeds and improve safety along the segment. ## Recomme ndations f... ## Balcerzak and Pohl Intersection -Ped Safety Monday, January 12, 2026 7:55 AM ## City of Mankato Page 1 ## Crash_Deta il_-_Short... ## Crash_Sum mary_202... ## City of Mankato Page 2 ## Site Plan and Traffic Advisory Review Committee 2. 3. ## Meeting Date:05/12/2026 ## Title Muriefield yield sign ## Attachments Mauiefield Yield sign memo Supplemental information ## Mr. Joh Harrenstein March 21, 2019 Page 1 ## City of Mankato, MN ## 10 Civic Center Plaza ## PO 3368 Mankato, MN 56002-3368. ## MEMORANDUM Date: 5/12/2026 ## To: Site Plan and Traffic Advisory Committee ## From: Joe Smith, PE – Assistant City Engineer ## Maury Hooper, PE – Traffic Engineer ## Subject: Resolution for Directing Traffic Control Signage ## Pinehurst Drive and Muriefield Drive Intersection Engineering staff recommend installing YIELD (R1‑2) signs on the eastbound and westbound approaches of Muriefield Drive at the intersection of Pinehurst Drive. The signs will be mounted on new supports to ensure proper placement and visibility. This recommendation is in response to multiple citizen concerns about safety and lack of control at the intersection. Staff field reviews identified challenging sightlines particularly between northbound and westbound movements, which are further complicated by the vertical profile and alignment deflection of Pinehurst Drive at the intersection. Based on field observations, installing YIELD signs for Muriefield Drive is anticipated to improve safety and operations at the intersection. ## Traffic Request P... ## Google Link: https://maps.app.goo.gl/1Zb29vVMKfRebhzx9 ## In-Place Signing August 2025: Based on intersection volume and crash history at this intersection, no changes to existing intersection control are warranted at this time. 8/7/2025 ## UPDATED: March 2026 Two additional CSRs received by the city led to further evaluation, staff conducted field visits to evaluate approach sight lines at the posted speeds and identified challenging sightlines which are likely the source of the ongoing concern, particularly between northbound through vehicles and westbound approach vehicles. Based on the field observations, yield signs for both eastbound and westbound approach would likely improve the intersection observations and address resident concerns. STOP/YIELD sign request -Pinehurst/Muriefield Dr. (complete) Thursday, August 7, 2025 3:44 PM ## City of Mankato Page 1 ## REVIEW SUMMARY: Key considerations: Vehicle/bicycle/pedestrian volume ○ Number and angle of approach ○ Approach speed (30 mph all approaches) ○ Sight distance○ Reported crash history ○ Review of how similar intersection in the area are signed by the city. ○ • 2022 ADT volume was available via MnDOT's Traffic Mapping Application. Entering 2025 intersection volume (all approaches) is approximately 440 (assuming 5% growth applied to 2022 to get to 2025), which is well short of the 2000 vehicles entering per day recommended by the MUTCD when considering assignment of right-of-way with YIELD or STOP signs. • • In this vicinity, it appears that the city has generally installed signage where a clear functional class or (major/minor) street relationship exists. As an example, the municipal streets are signed with YIELD or STOP signs as they intersect with Augusta Dr a higher functioning Municipal State Aid Street (MSAS 157). Pinehurst Drive and Muriefield Drive are both Municipal Streets serving similar size residentials areas with similar ADT coming to/from north and east. • The intersection has a street light in the SW corner.• ## City of Mankato Page 2 The intersection has a street light in the SW corner.• A crash history review from MnCMAT2 indicate that there have been zero (0) crashes in the last five-years (2021-2025) • The Pinehurst Drive approach from the north does have an angle of approximately 20 degrees, which may be a contributing factor for the request, but does not present itself as an issue based on reported crashes. • There is a sidewalk on the east side of Pinehurst and south side of Muriefield, however, there is not a high pedestrian generator that may need additional consideration (e.g., school or park). • ## City of Mankato Page 3