Resolutions approving a Conditional Use Permit to allow self-service storage units in the M-1, Light Industrial District and amending the planned unit development to allow shared utilities and roadway network (1151-1261 Station Trail); by request of AJK Mankato Holdings, LLC.

At the February 25, 2026, meeting, the Planning Commission recommended approval of the conditional use permit and planned unit development. 

AJK Mankato Holdings, LLC, is requesting a conditional use permit to allow the development of self-service storage units within the M-1 Light Industrial zoning district. In addition, the applicant seeks approval for a Planned Unit Development (PUD) to provide shared flexibility for multiple buildings, utilities, and a roadway network that will serve the proposed development.

Project Background
The subject property was previously reviewed for annexation, final plat approval, rezoning, and a conditional use permit during the July 2025 Planning Commission cycle and subsequently received City Council approval. Due to the availability of utility services, the property owner revised the original proposal by replacing commercial condominium units, which would have required water and sanitary sewer connections, with self-service storage units that do not require individual utility hookups. This change reflects the applicant’s intent to adapt the development to existing infrastructure conditions without altering other aspects of the initially proposed Planned Unit Development.

The initial phase of development will include construction of the two six-unit buildings in tandem with the Rickway Carpet Building. The applicant has assured that phased development will be coordinated to maintain adequate site circulation and hydrant coverage throughout the property.
 
CUP
The proposed project involves the construction of 412 self-service storage units, organized into 14 separate buildings and completed in three phases. This development is associated with the previously approved Rickway Carpet office, showroom, and warehouse building located to the north. The applicant does not generally intend to amend the approved plans for the Rickway Carpet facility; rather, the modification pertains to the transition from previously proposed commercial condominium units to self-service storage units. Three building types are proposed: two six-unit buildings with larger storage spaces, eight multi-sided buildings containing numerous standard sized units, and four single-sided buildings with additional units of the same design. The applicant now seeks a conditional use permit to allow self-service storage units within the M-1 Light Industrial District, where such use is permitted only by conditional approval.

The proposal includes continuation of previously approved plans for a warehouse, office, and showroom for Rickway Carpet, along with a trash storage building on the northern portion of the property. On the central and southern portions of the property, the applicant proposes 14 self-service storage buildings arranged around shared internal drive lanes and parking areas.

Exterior elevations for the six-unit buildings have been provided. These structures will face inward towards the property with striped parking stalls along the front of each building. Proposed finishes include insulated metal wall panels, stone wainscoting, pre-finished metal roof panels, and metal overhead garage doors. Floor plans indicate slab-on-grade construction for each unit, with large overhead doors, front entry doors, and rear access doors. As self-service storage facilities, these units will not include water or sewer connections.

Parking for the development: A total of 224 parking stalls are required for the full planned unit development; the proposed 282 stalls exceed the minimum required stalls. Turning movement diagrams for the City of Mankato’s ladder fire truck have been provided to demonstrate adequate emergency access.

Planned Unit Development
The Planned Unit Development request seeks flexibility for shared infrastructure, including utilities and roadway networks, to support both the self-service storage facilities and the Rickway Carpet building. The proposed PUD encompasses 13.39 acres and will include private drive lanes subject to a maintenance agreement. This agreement will address snow removal, landscaping, common area upkeep, as well as the future replacement of private roads, stormwater facilities, and utilities. Designated snow storage areas are shown along the eastern and southern boundaries of the storage area. Certificates of occupancy will not be issued until all parking, drive surfaces, shared utilities, and stormwater facilities are completed and approved, and roadway improvements for Station Trail are finalized.

Utility service for the Rickway Carpet building will temporarily connect to the public water main along 227th Street via a private connection. This private main will loop through the storage units to provide hydrant coverage. Permanent utility services will become available only when adjacent properties develop and existing services are extended from the south and west. The applicant intends to connect to municipal utilities when they become available. The Rickway Carpet building will utilize a temporary septic system constructed in coordination with Blue Earth County. Stormwater will be managed through on-site retention ponds that discharge into the adjacent ditch system.

Site access will initially occur via 227th Street, as previously conditioned. This access is temporary because Blue Earth County plans to limit access along 227th Street in this area. At such time when adjacent properties to the west develop, access will be modified to connect through the new subdivision and the temporary 227th St access will be removed in coordination with Blue Earth County. The applicant shows the proposed future westward connection on the provided plans.