CY31-26

Request of ISG, on behalf of Mankato Surgery Center, for a preliminary and final plat review of Mankato Clinic Fifth Addition; for an amended planned unit development, PUD, to allow for a structure expansion and replatting of the existing planned unit development; and for a certificate of design compliance for a property located in the Highway Gateway Overlay District for an addition to an existing structure. The subject property is described as Lot 1, Block 1, Mankato Clinic Third Addition, and Lot 1, Block 1, Mankato Clinic Fourth Addition, City of Mankato, Blue Earth County (1411 Premier Drive). 

The anticipated date of City Council action is August 10, 2026.

The applicant is ISG on behalf of Mankato Surgery Center. 

The applicant is requesting a preliminary and final plat review of Mankato Clinic Fifth Addition; an amended planned unit development (PUD), to allow for a structure expansion and replatting of the existing planned unit development; and a certificate of design compliance for a property located in the Highway Gateway Overlay District to allow for an addition to an existing structure.

The subject property is located at 1411 Premier Drive and is legally described as Lot 1, Block 1, Mankato Clinic Third Addition, and Lot 1, Block 1, Mankato Clinic Fourth Addition, City of Mankato, Blue Earth County. 

The property is currently in use as the Mankato Surgery Center, a medical clinic.

The property is zoned O, Office District.

The following items pertain to previous Planned Unit Development actions taken on the Mankato Clinic / Wickersham Medical Campus:

CY 41-00: Mankato Clinic, LTD, requested annexation, a planned unit development, rezoning, and a final plat on November 6, 2000. These requests were presented to and approved by the City Council on this date.

CY 48-02: A Preliminary and Final Plat Review for Amended Planned Unit Development of the Wickersham Addition was presented to and approved by the City Council on October 9th, 2002.

CY 11-13: A resolution amending Planned Unit Development and approved Certificate of Design compliance and Vacating Utility easements for the expansion of Wickersham Health Campus was presented to the planning commission and approved on April 8th, 2013. A final plat review of Mankato Clinic Second Addition was also approved on this date. 

CY 25-24: A resolution amending the Planned Unit Development to allow for an approximately 5,000 square foot addition to an existing building within the medical campus and for a certificate of design compliance for the proposed modifications to the property located within the Highway Gateway Overlay District was approved by the Planning Commission on 06/26/2024 and was later approved by City Council on 07/08/2024. 
- The aspects of amendment CY36-24, were originally part of this item but were removed shortly before the Planning Commission meeting. 

CY 36-24: A resolution amending the Planned Unit Development to allow for a use to operate outside the completely enclosed structure for an outdoor physical therapy area at the existing building within the medical campus was approved by the Planning Commission on August 28, 2024, and was later approved by the City Council on September 9, 2024. 

There are no known environmentally sensitive areas on the current Mankato Surgery Center site, but multiple wetlands were delineated within boundary of the plat and approved for wetland replacement in 2023. These wetlands were/are located to the south of the Wickersham campus. 

The property is currently served by public utilities.

The City Code pertaining to the O, Office District may be viewed at the following link:
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTVCODI_DIV3FIDI

The Mankato City Code related to the Highway Gateway Overlay District, criteria can be found in Chapter 10, Division 9, as linked here:
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTVCODI_DIV9GTGAOVDI_SDIVHGHIGAOVDI

Mankato City Code Chapter 10. Article XII. Division 7. Provides standards for Planned Unit Developments (PUD). Linked Here:
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSDE_ARTXIISUDEREPL_DIV7PLUNDEPU

Mankato City Code Chapter 10. Article XI. Division 4. Provides standards for Planned Unit Developments. Linked Here:
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSDE_ARTXIADEN_DIV4PLUNDE

Mankato City Code section 10.98 Amendments, can be found at the following link: 
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTXADEN_S10.98AM 

Mankato City Code Chapter 10, Article XII, Division provides Design Standards for subdivisions that the subject property will be subject to at the time of replatting: 
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTXIISUDEREPL_DIV3DEST

 The Site Plan and Traffic Committee reviewed the request at their July 7, 2026, meeting and the following comments were provided. The applicant subsequently replied, as shown in the italics:

1. If not already done, the applicant shall log into the online portal and make notification payment. Applicant: Notification payment was made on 07/09/2026.
2. Rooftop mechanical screening shall conform to the Highway Gateway Overlay District standards. Mechanical Equipment screening materials must conform to Mankato City Code. Rooftop mechanical equipment shall conform to Sec.10-1745 of the Mankato City Code. Applicant: Rooftop mechanical equipment screening has been reviewed and will be designed to comply with the requirements of the Highway Gateway Overlay District and Section 10-1745 of the Mankato City Code. Screening materials and design will be incorporated into the construction documents to ensure rooftop mechanical equipment is fully screened from public view in accordance with the applicable code requirements. Anticipated metal panel is PAC-CLAD Box Rib-1 in Slate Gray.
3. Applicant shall clarify the proposed screening plan for the bulk oxygen tanks. Applicant: The tanks will be screened with materials and landscaping that are consistent with the project architecture and applicable City of Mankato requirements to minimize visibility from adjacent public rights-of-way and neighboring properties. The screen shall be constructed of Bok Modern mechanical screen fence with reveal pattern B21.1.
4. Applicant shall provide a snow storage/removal plan. Applicant: The D418 concrete curb and gutter included on the northern end of the parking lot is a drive-over style curb that was included in the plans to facilitate snow being plowed over it for storage in the greenspace behind the curb.
5. A signage management plan shall be maintained that addresses the total signage allowed on the property, the amount of signage that each tenant may use, and monument signage. Applicant: This property is occupied by a single tenant; therefore, a tenant signage allocation plan is not applicable. New building-mounted signage, compliant with the City of Mankato building and signage codes, will be installed at the patient pick-up entrance. No new monument signage is proposed as part of this project. The existing signage on the property will remain in compliance with the City's allowable signage requirements.
6. Does the applicant intend to install any new signage with the proposed project? Applicant: New building-mounted signage, compliant with the City of Mankato building and signage codes, will be installed at the patient pick-up entrance. No new monument signage is proposed as part of this project.
7. Applicant shall review the proposed landscaping plan for conformance with Mankato City Codes, particularly the landscaping & screening standards outlines in Chapter 10, Article X, Division 8: Applicant: See updated planting plan that includes additional plants intended to conform to the City’s landscaping and screening standards.
   1. Section 10-1740 – Perimeter Landscaping
   2. Section 10-1741 – Interior Landscaping
   3. Section 10-785 – Yards & setback
8. The applicant shall coordinate with the appropriate regulatory agencies, including the Minnesota Pollution Control Agency (MPCA), to determine conformance with state standards and applicable permit requirements associated with the above-ground liquid oxygen tank. Applicant: The applicant will coordinate with the appropriate regulatory agencies, including the Minnesota Pollution Control Agency (MPCA), as necessary to confirm compliance with all applicable state standards and permitting requirements associated with the proposed above-ground liquid oxygen tank. The applicant, design team, oxygen tank supplier, and installation contractor will also coordinate with the applicable authorities to ensure all required permits, setbacks, safety measures, and installation requirements are satisfied prior to installation.
9. There is no benchmark noted in the plan set; please add a benchmark location and elevation to the cover sheet of the plans. Applicant: Revised as requested.
10. Sheet C2-10 – Saw cuts shall be noted on the plan sheet. Applicant: The note below the removal legend on sheet C2-10 states pavement removals shall include full depth sawcut.
11. Sheet C2-10 – There at “x’s” on locations of existing trees but there are no annotations present next to them; a note shall be added if the intention is to remove the trees marked on the plan sheet. Applicant: The removal legend on sheet C2-10 identifies those as tree removal symbols.
12. Sheet C3-10 – Proposed Storm Pipes and Drainage Structure sizes and types shall be noted in the plan sheet. Applicant: Revised as requested.
13. Applicant shall confirm water is not trapped in parking addition along the east curb line on the north side, near ST-5. As depicted, curb line currently captures water. Applicant: Water is not trapped in that area. The curb is graded to drain to ST-3.
14. Applicant shall be advised a SWPPP and erosion control plan is required due to total disturbance area. Applicant: A SWPPP and erosion control plan will be prepared prior to submittal of MPCA Construction Stormwater permit and City of Mankato Land Disturbance permit applications and land disturbing activities.
15. Applicant shall clarify if the two proposed building additions are included in the impervious areas. Applicant: All building additions are included in the impervious areas. A third, small building addition has been added to the SE corner of the existing building that will replace an existing shed. The concrete area at the new patient pick-up area has been reduced to keep the total new and fully reconstructed impervious areas under one acre.
16. Prior to submission for a building permit the applicant shall provide a storm water management plan in accordance with City Standards and MS4 permit required due to the new impervious area measuring one acre in the Site Summary table on Sheet C0-10.  Applicant: The new and fully reconstructed impervious surface created by the project is 43,518 square feet, which is less than an acre (43,560 square feet). The table on sheet C0-10 has been updated to reflect plan revisions described above. It has also been updated to show (0.999 AC) to eliminate any confusion due to rounding.
17. The applicant shall be aware this falls under the Common Plan of Development rules and regulations defined under the Minnesota Pollution Control Agency (MPCA) as any contiguous area where multiple, separate land-disturbing activities occur under one overall plan.  If your individual project disturbs less than one acre, but is part of a larger plan that exceeds one acre, you are legally required to obtain a Construction Stormwater Permit. Applicant: Acknowledged. The project will disturb over one acre, and a Construction Stormwater Permit will be obtained prior to land disturbing activities. The project will create less than one acre of new and fully reconstructed impervious surfaces, so no permanent stormwater management is required.
18. Proposed building additions are subject to SAC & WAC connection charges based on the City of Mankato assessment policy and fee schedule. Applicant: Acknowledged.

The applicant is seeking a preliminary and final plat review of Mankato Clinic Fifth Addition; an amended planned unit development, to allow for a structure expansion and replatting of the existing planned unit development; and a certificate of design compliance for a property located in the Highway Gateway Overlay District, to allow for an addition to an existing structure.

History of the Mankato Clinic / Wickersham Medical Campus:

• CY 41-00: Mankato Clinic, LTD, requested annexation, a planned unit development, rezoning, and a final plat  of Mankato Clinic Addition on November 6, 2000. These requests were presented to and approved by the City Council.
  • At this time, the applicant presented multiple variations of future campus expansions. The report stated that, "the proposal is to construct a medical service campus that would eventually contain 260,555 square feet of building floor area." 
• CY 10-01: A Preliminary and Final Plat Review of Mankato First Addition, which was lot 1, block 1 of Mankato Clinic Addition.
• CY 48-02: A Preliminary and Final Plat Review and an Amended Planned Unit Development of Wickersham Addition was presented to and approved by the City Council on October 9th, 2002.
• CY 11-13: A preliminary plat of Mankato Clinic Second Addition, an Amendment to the Planned Unit Development, a Certificate of Design compliance, and Vacation of Utility easements for the expansion of Wickersham Health Campus was presented to the Planning Commission and approved on April 8th, 2013. A final plat review of Mankato Clinic Second Addition was also approved on the date of Council approval. 
  • The Mankato Surgery Center and Mankato Clinic buildings received notable additions at this time. 
• CY 21-13: A final plat of Mankato Clinic Third Addition and the vacation of various utility easements located within Mankato Clinic First Addition and Mankato Clinic Second Addition. It was approved by the Planning Commission on May 22, 2013, and by City Council on June 10, 2013.
• CY 17–18: A preliminary and final plat review of Mankato Clinic 4th Addition, a portion of Mankato Clinic 3rd Addition. It was approved by the Planning Commission on April 25, 2018, and by City Council on May 14, 2018.
  • This plat included dedication of the right-of-way for Premier Drive, which was extended from Augusta Drive to 227th Street at this time.
• CY 93-22: A certificate of design compliance to add a second level with a value of more than $500,000 to an existing structure located in the Highway Gateway Overlay District. Located within Mankato Clinic Fourth Addition (1421 Premier Dr). It was approved by the Planning Commission on October 26, 2022, and by City Council on November 14, 2022.
  • The footprint of the existing building was not proposed for expansion. Instead, an additional floor would be added over the existing Gillette Children's Health Center, which was constructed in 2013. The proposed expansion was designed to accommodate the Women's Health Clinic and include a redesigned parking area to add 109 new off-street parking stalls.
  • It is the understanding of City Staff that the work proposed with this CDC was not completed by the applicant. 
• CY 07-23: a wetland replacement within Mankato Clinic Fourth Addition. It was approved by the Planning Commission on March 22, 2023, and by City Council on April 10, 2023.
  • Replacement was approved for three wetland areas, two of which had been heavily impacted by construction activity onsite. 
• CY 25-24: A resolution amending the Planned Unit Development to allow for an approximately 5,000 square foot addition to an existing building within the medical campus and for a certificate of design compliance for the proposed modifications to the property located within the Highway Gateway Overlay District was approved by the Planning Commission on 06/26/2024 and was later approved by City Council on 07/08/2024.
  • The amendment allowed for a 1,900 square foot interior renovation of the existing clinical space, as well as an approximately 5,000 square foot addition on the northern side of the current Orthopedic and Fracture Clinic structure at 1431 Premier Drive.
• CY 36-24: A resolution amending the Planned Unit Development to allow for a use to operate outside the completely enclosed structure for an outdoor physical therapy area at the existing building within the medical campus was approved by the Planning Commission on August 28, 2024, and was later approved by the City Council on September 9, 2024. 
  • The amendment allowed for the creation of an 840 square foot outdoor area of synthetic turf that projected out of the Northeastern corner of the addition to the physical therapy area of the Orthopaedic and Fracture Clinic.

Preliminary & Final Plat:
The applicant is seeking a preliminary and final plat review of Mankato Clinic Fifth Addition, a one-block, two-lot subdivision. Lot One contains approximately 4.37 acres and is currently home to the Mankato Surgery Center. Lot Two contains approximately 17.38 acres and is home to the Mankato Clinic Children's Health Center. 

The subject property is currently platted as part of Mankato Clinic Third Addition and Mankato Clinic Fourth Addition. The proposed replatting is being requested in order to properly illustrate the proposed interrelationship of the existing Mankato Clinic properties within the greater Wickersham Campus site. The proposed plat realigns the southern lot boundary of lot 1, block 1, to allow for the proposed expansion. As more than two lot lines would need to be modified to meet this goal, the property must be replatted. 

The applicant does not intend for any additional easements or restrictive covenants to be dedicated alongside the plat.

Note that the Mankato Surgery Center property, the location of the proposed improvements, would be platted as Lot 1, Block 1, of Mankato Clinic Fifth Addition. 

Amendment to Planned Unit Development (PUD):
The applicant is seeking an amendment to the current Planned Unit Development (PUD) to allow for an expansion to the Mankato Surgery Center. 

The current Mankato Surgery Center is a freestanding outpatient surgical facility within the Wickersham Health Campus that specializes in same-day surgical and procedural services. The Center currently operates on a 6:00am - 4:30pm, Monday through Friday schedule and employs 51 staff. The applicant states that the proposed expansion to the facility is expected to support an increase to approximately 70 employees. 

The proposed project consists of five primary parts. The first is a structural expansion, which is being sought to accommodate two new operating rooms, enhanced prep and recovery spaces, and additional clinic support spaces. The addition will occur in three segments; a small 208 Sq. Ft. addition off the SE corner of the building, a 932 Sq. Ft. addition off the NE corner of the building, and a large 13,453 square foot expansion to the western extent of the stricture. The second is a 10,000 Sq. Ft. interior remodel of the existing Mankato Surgery Center to modernize existing areas to improve overall patient experience and functionality, as well as bring the facility in line with the currently understood best practices. The third aspect is the redirection of the existing frontage road from the northernmost Premier Drive Wickersham Campus entrance to the Mankato Surgery Center parking lot. The existing frontage road, which runs along the west side of the property parallel to Premier Drive, was constructed prior to that portion of Premier Drive and thusly served as the primary access to Mankato Clinic. With the extension of Premier Drive, the applicant feels that the frontage road is no longer needed to serve in such a capacity. Additionally, the applicant attests that rerouting the roadway would improve the safety of the northern Premier Drive entrance by eliminating traffic conflict points and simplifying site circulation. The fourth part is the expansion of the parking lot westward to create 24 additional parking stalls within the north side of the old frontage road. The applicant further specifies that there is an easement recorded on the Mankato Surgery Center Property that allowed for future expansion of parking along the duration of the frontage road. The applicant intends to construct this area of parking as well. The fifth and final aspect is the installation of a 1,000-liter above-ground Permacyl bulk oxygen tank installed along the NE side of the building to serve the facilities' medical oxygen needs.

The applicant states that the tank will be enclosed by a security fence and protective bollards and will be supplied by a microbulk delivery truck on a regular basis. The material of the security fence/enclosure is planned as a gray-colored bok modern screen panel.

The applicant has provided a partial site circulation plan that reflects turning movements for Mankato's largest fire engine. 

The applicant states that snow storage will occur onsite and will be stored to the north of the parking area.

Note that the applicant has provided two sets of plans with differing elements. With the applicant provided Site Plan Comment Responses, the applicant provided a partial set of amended plans that refect a reduction in the extent of the new patient pick-up area, removal of an existing shed, and installation of a small 208 square foot addition to replace the shed being removed. The applicant will be required to provide a complete set of updated plans that reflect the intended building condition of the site. A condition reflecting this determination has been included. 

Bulk oxygen stored in liquid (LOX) form is hazardous but is not considered a flammable or combustible liquid and thus does not fall under the criteria in Sec.10-1503 of the Mankato City Code. 

The applicant attests that all improvements that impact shared aspects of the Wickersham Campus have been agreed upon by all campus entities, i.e. the frontage road and parking modifications. 

Onsite Stormwater:
No existing stormwater treatment facilities are present onsite. Under the current condition, all stormwater accumulated onsite is drained directly into public stormwater facilities without onsite treatment. Per Minnesota Pollution Control Agency (MPCA) standards, the lack of permanent stormwater treatment systems onsite is not a conforming condition. The applicant states that, in total, the proposed project will result in installation of 0.999 acres of new and fully reconstructed impervious surfaces, a number which is less than the one acre benchmark. Due to the highly interrelated nature of the medical campus and the presence of historical long-term expansion plans on file with the City of Mankato, the applicant shall provide permanent onsite stormwater treatment facilities with sufficient capacity to account for all new and fully reconstructed impervious surfaces proposed onsite, per the City of Mankato MS4 standards and Grading Manual. Prior to submission of a building permit, the applicant shall provide a stormwater management plan in accordance with City Standards, an MS4 permit, and a Construction Stormwater Permit. The applicant shall coordinate with the City Public Works and Environmental Services Staff to ensure continued conformance. 

Future Stormwater Improvements:
Any future modification to the Wickersham/Mankato Clinic medical campus shall require the installation of permanent onsite stormwater treatment facilities which contemplate and account for all new or fully reconstructed impervious surfaces onsite. Associated stormwater improvements shall meet City of Mankato and State of Minnesota standards. 

Certificate of Design Compliance (CDC):
The applicant is requesting a Certificate of Design Compliance (CDC) to allow for expansion of an existing structure located within the Highway Gateway Overlay District. 

The applicant has provided exterior elevations, a floor plan, exterior renderings, and a digital material board. The proposed exterior materials appear to largely reflect the existing Wickersham Campus buildings. The proposed design shifts vertically in a few locations to allow for expanded window spaces, as the applicant seeks to increase natural light penetration into interior spaces in line with their desired best healthcare facility practices. 

Exterior materials include a combination of utility brick and EIFS to best match the existing facility, as well as glazing/glass, and aluminum composite metal paneling. The brick is proposed to differ in design from the existing brick of the campus, as they intend the brick to be banded in order to create a corbeling effect, which will increase the visual interest of the facade. The proposed design is punctuated with multiple areas of steel and glass canopies.

The applicant shows a large rooftop mechanical area with box ribbed metal panels to provide screening. The ribbed metal panels largely reflect the look of a typical corrugated metal panel, an appearance that has been determined to not align with the Highway Gateway Overlay District standards. Additionally, Mankato City Code Section 10–1745 states that rooftop mechanical equipment shall be completely screened to the full height of the equipment by a parapet wall or other screening structure constructed of the same or similar materials as the principal building facade. The principal building facade of the Mankato Surgery Center encompasses a combination of brick, stone, glazing, and minor elements of EIFS and composite metal paneling. The applicant shall provide updated mechanical screening materials that better reflect the principal facade of the building. A condition reflecting this determination has been included. 

As noted above, the applicant intends to reroute the existing frontage road and incorporate it into the parking lot. The applicant proposes to construct 24 new parking stalls north and west of the existing parking areas, as well as potentially construct an unspecified number of parking stalls along the frontage road, which would act as shared stalls with the Mankato Clinic facility to the SE. Note that the shared parking area was not included in the applicant's parking calculations, as a parking easement is already in place for this area. Additionally, the applicant shows the installation of seven bicycle parking stalls west of the building. 

The applicant proposes to install multiple areas of clustered landscaping on the Mankato Surgery Center property. In particular, the applicant proposes to install a line of trees and shrubs along the newly constructed parking area and to keep the existing trees along Premier Drive in place. The Mankato City Code requires that wherever a surface parking area faces a street frontage, like Premier Drive, the parking area must be screened from the street with a wall, fence, or hedge, to a minimum of four feet, not more than eight feet in height, nor less than 80 percent opaque. The applicant shall ensure that the proposed landscaping meets the screening height standards within one year of planting. Proposed landscaping primarily includes commercial cultivars and non-native botanicals.

Multiple utility pads are shown along the southwest extent of the building. The proposed plans show a small band of landscaping encompassing the public-facing elevations of the utility pads. The applicant shall ensure that plantings installed to serve as screening for mechanical equipment, shall provide sufficient screening perpetually through seasonal changes and changes in plant health. 

The applicant has provided a photometric plan and lighting fixture cutsheets, both of which appear to reflect conforming lighting levels/fixtures.

Staff respectfully submits the following findings of fact for the requested Preliminary Plat and Final Plat of Mankato Clinic Fifth Addition:

1. General Requirements
   1. The proposed Preliminary & Final Plat is a replat of Mankato Clinic Third Addition and Mankato Clinic Fourth Addition. 
   2. The site is designed in conformance with the location and width of streets, the general drainage situation, lot sizes and arrangement.
   3. A drainage study or stormwater management plan has not been provided at this time. A condition of approval denotes that this documentation must be provided by the applicant. 
2. Streets
   1. The applicant will not construct any new public streets; rather, multiple private driveways provide access to the development via Premier Drive. The applicant proposes the conversion of one such private driveway area into designated parking surfaces. 
   2. The property is served by two accesses from Premier Drive.
3. Easements
   1. The plat provides a continuation of the standard easements required per Mankato City Code and the continuation of all other underlying easements present. 
   2. Multiple private easements are present on the property, including parking easements with Mankato Clinic and OFC. 
4. Block Standards
   1. The blocks within the subdivision were designed for the intended end use as a shared medical campus.
5. Lot Standards
   1. The lots within the subdivision are intended for shared medical campus use.
   2. The lot boundaries of Lot 1 & Lot 2 are being updated to better reflect the current build conditions of the site.
   3. The concept plans submitted for the development depict expansions to the existing Mankato Surgery Center building and modifications to the existing parking and driving surfaces located on Lot 1, Block 1. 
6. Public Sites and Open Spaces
   1. The proposed subdivision was previously platted as part of multiple Mankato Clinic Additions. Payment-in-lieu of parkland dedication in the amount of $20,359.94 was previously paid for with the platting of Mankato Clinic Addition in 2000. 
   2. The proposed subdivision does not create or convey any public sites or permanent open space.

Staff respectfully submits the following findings of fact for the amendment to the Planned Unit Development:

1. The planned unit development satisfies the intent of the City's ordinance, when approved with the recommended conditions, and does not jeopardize public health, safety or welfare. 
2. The development for the planned unit development will conform to the approved development plan, including all proposed covenants, easements, conditions of approval, and other provisions relating onto the bulk, location, and density of permitted structures, accessory structures, parking, and other public facilities.
3. The Planned Unit Development in place, and its subsequent amendments, apply to the entirety of the Mankato Clinic / Wickersham Medical Campus as a whole.

Staff respectfully submits the following findings of fact for the Certificate of Design Compliance:

1. The property is located in the Highway Gateway Overlay District and the proposed value of the project exceeds $500,000.
2. The proposed development, with inclusion and implementation of the recommended conditions, conforms to the standards of the Highway Gateway Overlay District.
3. The design of building elevations conforms to the guidelines in the underlying districts as proposed. All sides of the building visible to the public will be treated consistently with the materials, color, scale, and architectural features of the existing buildings.

Staff recommends approval of the Preliminary Plat of Mankato Clinic Fifth Addition with the following condition:

1. Applicant shall provide updated plans, including a drainage study and stormwater management plan that reflect all planned onsite stormwater treatment improvements. Plans shall reflect conformance with City of Mankato MS4 standards, the City of Mankato Grading Manual, and Minn. R. 7090 ("Minnesota Rule 7090").

Based on conformance with the Preliminary Plat and its recommended condition, staff recommends approval of the Final Plat of Mankato Clinic Fifth Addition. 

Staff recommends approval of the Amended Planned Unit Development with the following conditions: 

1. Conditions and recommendations from all previously approved amendments to the Planned Unit Development shall continue to apply.
2. All future site improvements and modifications to building conditions shall continue to be reviewed and approved as amendments to the Planned Unit Development associated with the Mankato Clinic / Wickersham Medical Campus as a whole. 
3. All stormwater associated with new or fully reconstructed impervious surfaces proposed to be present onsite shall be treated by permanent onsite stormwater treatment improvements. The applicant shall coordinate with the Construction and Engineering Services and Environmental Services Staff to ensure conformance with state and local stormwater standards. 
4. Applicant shall provide updated plans that reflect all onsite stormwater treatment improvements. Plans shall reflect conformance with City of Mankato MS4 standards, the City of Mankato Grading Manual, and Minn. R. 7090 ("Minnesota Rule 7090").
5. Applicant shall provide fully updated plan sets that represent the current proposal. Including, but not limited to, updated Floor Plans, and Exterior Elevations.
6. Signage for the development shall conform to Mankato City Code standards and a sign permit shall be obtained for any proposed signage prior to fabrication and installation. 
7. All new and reconstructed parking and driving surfaces shall conform to the screening requirements set forth in Mankato City Code.
8. Landscaping shall be installed in accordance with Mankato City Code standards outlined in in Chapter 10, Article X, Division 8, and shall meet all height and opacity requirements within one year of installation. 
9. The applicant shall coordinate with the appropriate regulatory agencies, including the Minnesota Pollution Control Agency (MPCA), to ensure conformance with state standards and permit requirements associated with the above-ground liquid oxygen tank.
10. No outside storage shall be allowed on the subject property.
11. Applicant shall ensure clients of the Mankato Surgery Center have continuous access to the bicycle parking stalls provided on site. 
12. With the inclusion of this proposal, all future medical campus projects that create new or fully reconstruct existing impervious surfaces onsite, must meet City of Mankato and State of Minnesota MS4 standards, including, but not limited to, the onsite treatment of stormwater. 

Staff recommends approval of the Certificate of Design Compliance with the following conditions: 

1. All alterations and additions to existing elevations of the building shall be treated consistently with quality materials and finishes that achieve the standards of the Highway Gateway Overlay District.
2. Minor changes to the exterior materials due to product availability associated with this request may be authorized by the City Manager or designee. Changes must be similar to the original product, style, shape and color and subject to review and approval. 
3. Rooftop mechanical screening shall conform to Sec.10-1745 of the Mankato City Code and to the Highway Gateway Overlay District standards. All mechanical equipment located on the roof of any building exceeding six (6) feet in height, shall be completely screened to the full height of such equipment by a parapet wall or other screening structure constructed of the same or similar materials as the principal building facade.
4. All mechanical equipment located on the subject property shall be perpetually screened according to Mankato City Code Chapter 10. 
5. Dumpster enclosures shall be fully screened in conformance with Mankato City Code standards.