The property owners are seeking a Certificate of Compliance for the construction of a new 5,800-square-foot building within the Highway Gateway Overlay District. The subject property is identified as Lot 1, Block 1, Alexia Subdivision, Mankato, located at 1600 N. Victory Drive.

Site plans indicate that the 88-foot by 84-foot, 8-inch structure will be constructed on the northeastern portion of the property. The proposed use is a hair salon, which is a permitted use under current zoning regulations. Access to the property will be provided via a connection to St. Andrew’s Drive. The applicant will construct a temporary driveway and utilities until the full extension of St. Andrew’s Drive is completed.

The proposed development meets the off-street parking requirements outlined in the Mankato City Code. A total of 78 parking stalls will be provided, exceeding the required 74 stalls. Per City Code standards for beauty salons, parking requirements are calculated as follows: three spaces per operator station, one stall per 200 square feet of retail space, one stall per 200 square feet of general office space, and one stall per 200 square feet of treatment area. The proposed building includes 18 operator stations (requiring 54 stalls), 825 square feet of retail space (requiring 4.1 stalls), 1,123 square feet of general office space (requiring 5.6 stalls), and 1,950 square feet of treatment space (requiring 9.8 stalls).

Floor plans depict an entry/waiting/retail area, 18 operator stations, a shampoo area, 12 treatment rooms, a pedicure room, and public restrooms. Back-of-house areas include a laundry area, lockers, a break room, a private restroom, and a mechanical/electrical room. Offices are planned for both the main floor and a partial second floor.

The proposed exterior elevations incorporate aluminum cladding in a wood-tone finish, stone veneer, metal panels in two color variations, and dark bronze aluminum storefronts. Additional site features include a designated dumpster enclosure and a bike rack location. Lighting and signage details were not included in this submission.

1. The proposed development, including the implementation of the recommended conditions, conforms to the standards of the Highway Gateway Overlay District, as noted under Mankato City Code.
2. The proposed development conforms to the standards of Chapter 10 for the issuance of a certificate of design compliance.
3. The proposal does not interfere with or diminish the use of properties in the immediate vicinity.
4. The applicant is proposing to utilize efficiencies in development by connecting to public utilities, storm water, and access. There is a proposed temporary driveway that will accommodate access for clients and staff off the existing St. Andrews.
5. There are no known natural or environmental features on the site. 
6. The proposal will not jeopardize the public's health, safety, or general welfare. 

1. The applicant shall construct the building per the plans approved by the Mankato City Council. Minor modifications maybe made to the design based on the availability of product.
2. The applicant shall submit and record a maintenance plan for all private areas, utilities, ponds, and drives.  The document shall address financing of maintenance and replacement activities.
3. The dumpster enclosure shall be fully enclosed and be constructed of materials that are complimentary to the structure. The applicant shall prohibit outside storage of refuse or other debris.
4. The applicant shall provide bicycle parking per the standards set forth in Section 10.85 of the Mankato City Code.
5. The applicant shall provide a signage plan prior to installation and apply for a signage permit.
6. All new exterior light fixtures shall be of a full-cut, fully shielded style and meet Mankato City Code. Submitted photometric plans shall demonstrate lighting levels at or below the maximum of ½ foot candle at all property lines.
7. Landscaping shall be installed in accordance with Mankato City Code. A conforming landscaping plan shall be submitted for review and approval prior to installation. At a minimum, the plan shall include a vegetative screening, having an opacity of 80% or greater, along the parking areas on St. Andrews Dr. . that is in conformance with Section 10.48, Subsection 2, Subpart 5. In addition, landscaping shall be provided in conformance with Section 10.88. This shall include, but not be limited to, evergreen trees at a rate of 1 evergreen tree per 25 lineal feet of lot perimeter length and 1 shade tree per 50 lineal feet of lot perimeter length.
8. The applicant shall submit the final civil plans for Department of Public Works review. 
9. The private driveway, storm water facilities, and utilities will be maintained privately and may require replacement upon extension of St. Andrews Dr.